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8 Royal Lodge Mews, Off Purdysburn Road, Belfast, BT8 7YT

Offers Over £850,000
  • status Sale
  • bedrooms 5 Bedrooms
  • receptions 3 Receptions
  • style Detached
  • Price Offers Over £850,000
  • Style Detached
  • Bedrooms 5
  • Receptions 3
  • Heating OFCH
  • EPC Rating D58 /D66
  • Status Sale
Kirby O'Connor - Assoc RICS GOC Estate Agents Office: 028 9066 2366 DDI: 02890662366
Kirby O'Connor


Presenting this beautiful and imposing detached family villa in the popular Royal Lodge development with its lush gardens & trees, in the suburbs of South Belfast within easy reach of the outer ring, Saintfield Road and a short walking distance to Cairnshill Park & Ride.

The area is well served with local schools such as St Itas Primary School and Lagan College. Royal Lodge is conveniently close to amenities such as Tesco Extra Supermarket, Shaws Bridge, Lagan Valley Regional Park, Saintfield Road Shops/Restaurants, and Forestside Shopping Centre (with works currently underway to add a new food village).

The property itself commands impressive accommodation circa 3,000 sq ft in size with high ceilings downstairs, three+ reception rooms, modern luxury kitchen open plan to dining/ living areas & a separate utility room/downstairs cloakroom on the ground floor, upstairs there are five double bedrooms including a recently refurbished master ensuite & main bathroom.

Also, there is a value added potential to add Ensuite & Walk-in Wardrobe in the largest Bedroom. In addition, the house offers a significant potential of basement extension, this is because the house is built with basement in mind, there is circa 6 ft of headroom built into the basement.

The property is complimented with Oil Fired & Pressurised Central Heating System & high output Myson double convector radiators throughout the house, Aluminium Frame Sliding Doors, Double Glazed Timber Frame Windows and Vertical Blinds fitted throughout.

Occupying a prime cul-de-sac suite within the development, the property benefits from a west facing rear garden orientation, raised decking across the rear of the house, offers unparalleled panoramic 180° views over Belfast City and the Cave Hill Mountains with sunset views on sunny days and snow-covered landscape views on snowy days.

Viewing of this exquisite property is essential to fully appreciate what it offers and the potentials.


  • Detached Family Villa and Forever Home
  • Five Double Bedrooms (with potential to add additional Ensuite & Walk-in Wardrobe) in the Largest Bedroom
  • Master Bedroom With Recently Refurbished Ensuite Bathroom
  • Three + Reception Rooms, Aluminium Frame Double Sliding Doors
  • Luxury Kitchen Open Plan to Dining / Living Areas
  • Utility Room / Downstairs Cloakroom with Views
  • High Ceilings Downstairs. Burglar Alarm System
  • Integral Double Garage with Belfast Sink and Cold/Hot Water
  • Oil Fired Central Heating System and Large Unvented Pressurised HW Cylinder along with High Output Double Radiators throughout
  • Double Glazed Timber Frame Windows and Vertical Blinds throughout
  • Excellent Parking at The Front Driveway with Remote Controlled Electric Gate Leading to Additional/Secure Parking Area to the Side
  • Amazing 180° Views Over Belfast City

Room Details

  • ENTRANCE DOOR/PORCH: 9' 1" X 6' 10" (2.77m X 2.08m)

    Granite threeway steps leading to the front door. Tiled Porch.  Corniced High Ceiling. Double Glazed Side Panels.
  • ENTRANCE HALL: 16' 2" X 10' 9" (4.93m X 3.28m)

    Corniced High Ceiling and Ceiling Rose.  Solid Wooden Flooring.  Understairs built in Storage.
  • FAMILY ROOM: 13' 11" X 10' 8" (4.24m X 3.25m)

    Cornicing and Ceiling Rose. Marble Fireplace, Marble inset and Hearth with matching over Mantle with Gas Fire. Solid Wood Flooring. Three Panel Window.
  • LOUNGE/DINING 28' 2" X 13' 3" (8.59m X 4.04m)

    Corniced High Ceiling and Ceiling Rose. Marble Fireplace and Hearth with Open Fire. Aluminium Frame Double Sliding Doors with open aspect views, leading to Decking and Lawns beyond, overlooking the Rear Garden.
  • LIVING ROOM: 13' 11" X 12' 0" (4.24m X 3.66m)

    High Ceiling and Ceiling Rose. Solid Wood Flooring. Three Panel Bay Window with Views, overlooking the Decking and the Rear Garden. Recessed Low Voltage Lighting
  • DINING AREA: 11' 5" X 9' 6" (3.48m X 2.90m)

    Open plan to Living Area and Kitchen, “Reynaers” Aluminium Frame Double Sliding Patio Doors with Views leading to Decking and Lawns beyond, overlooking the Rear Garden. Polished Tiled Flooring. Recessed Low Voltage Lighting.
  • LUXURY KITCHEN: 13' 8" X 11' 4" (4.17m X 3.45m)

    Extensive range of Quality High and Low Level Units. Bosch 5 Ring Hob, Built in “Neff” Twin Ovens and Matching Stainless Steel Triple Cooker Hood, “Neff” Integrated Dishwasher, Siemens Soft closing Integrated Fridge. ”Blanco” Twin White Sinks and Cutlery Drawer. Large Breakfast Bar with Ample Leg Room, Marble Work Top. Polished Tiled Flooring. Three Panel Window with Views. Recessed Low Voltage Lighting.
  • UTILITY ROOM: 11' 5" X 9' 2" (3.48m X 2.79m)

    Range of Low Level Units. Freezer, Washing Machine, Tumble Dryer. Polished Tiled Flooring. Three Panel Window with Views. Access to Garage.
  • CLOAKROOM: 4' 9" X 4' 1" (1.45m X 1.24m)

    Cloakroom comprising of corner low flush WC and Corner Wash Hand Basin. Polished Tiled Flooring. Two Panel Window with Views.

    Stairs lead up to mid level landing and the Minstrel Gallery area overlooking the Hall.
  • MINSTREL GALLERY LANDING: 27' 1" X 6' 1" (8.25m X 1.85m)

    Large Arched Window. Built in airing storage cupboard. Loft Hatch with Timber Folded Ladder to floored Attic with Lighting.
  • BEDROOM: 13' 10" X 13' 2" (4.22m X 4.01m)

    Built in Wardrobes. Three Panel Window.
  • BATHROOM: 10' 3" X 9' 1" (3.12m X 2.77m)

    White Bathroom Suite comprising panelled bath and shower attachment. Low flush WC.  Pedestal Wash Hand Basin.  Shower Cubicle. Electric "Mira Sport" shower.  Fully Tiled Walls. Recessed Low Voltage Lighting. Extractor Fan. Three Panel Window.
  • PRINCIPAL BEDROOM; 17' 4" X 11' 6" (5.28m X 3.51m)

    Three Panel Window. Recessed Low Voltage Lighting. Leading to Ensuite.
  • ENSUITE: 8' 2" X 9' 2" (2.49m X 2.79m)

    Comprising of Recently Refurbished White Suite. Walk in Double Shower with 10mm Screen, Feature Wall Tiles with overhead Rain Shower and Shower Attachment. Large Bath Tub with 3-Hole Rotate Bath Tap and Pull Out Shower Handle Mixer. Low flush WC. Large Vanity Unit and Basin Sink with Pull Out Rotate Spout Spray Mixer Tap and Heated Overhead Mirror. Fully Tiled. Two Panel Window. Recessed Low Voltage Lighting.
  • BEDROOM: 14' 5" X 11' 6" (4.39m X 3.51m)

    Built in Wardrobes. Three Panel Window with Views.
  • BEDROOM: 10' 7" X 10' 3" (3.23m X 3.12m)

    Laminate Wooden Flooring. Three Panel Window.
  • BEDROOM:(Potential to add Ensuite & Walk-in Wardrobe) 25' 7" X 17' 3" (7.80m X 5.26m)

    Laminate Wooden Flooring. Large Three Panel Window with Views plus a Two Panel Window.

    Front Garden and Remote Controlled Electric Gates leading to Secure Parking Area to the side of House. Brick Paved Driveway to the Front. Wrap Around Rear Decked Areas and Gardens in Lawns. Outside Lights and Tap. All enclosed with Fencing. The house offers a significant potential of basement extension, this is because the house is built with basement in mind, there is circa 6 ft of headroom built into the basement.
  • DOUBLE GARAGE: 18' 6" X 16' 11" (5.64m X 5.16m)

    Twin up and over Doors. Light and Power. Boiler room. Belfast Sink, Hot and Cold Taps. Built in Lower Level Units for Storage. Sealed Floor and Pressurised Water System.
  • STORAGE ROOM: 16' 11" X 15' 3" (5.16m X 4.65m)

    Floored area with Light, Power and Heating. Two Panel Window.


Show Map

* Click boxes to display surrounding locations


Driving along Purdysburn Road in South Belfast, turn into Royal Lodge Road and drive right into the Mews. Number 8 is at the end of the cul de sac.

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Disclaimer: The following calculations act as a guide only, and are based on a typical repayment mortgage model. Financial decisions should not be made based on these calculations and accuracy is not guaranteed. Always seek professional advice before making any financial decisions.

Advice on Stamp Duty

Advice on Stamp Duty

Stamp Duty Land Tax is a percentage paid on the purchase of a home or non-residential property to the Inland Revenue.  You usually pay Stamp Duty Land Tax (SDLT) on increasing portions of the property price above £125,000 when you buy residential property, eg a house or flat.

There are different rules if you’re buying your first home and the purchase price is £500,000 or less.

Use the SDLT calculator to work out how much tax you’ll pay.

Rates if you’re buying your first home

You can claim a discount (relief) so you don’t pay any tax up to £300,000 and 5% on the portion from £300,001 to £500,000.

You’re eligible if:

·you, and anyone else you’re buying with, are first-time buyers

·you complete your purchase on or after 22 November 2017

If the price is over £500,000, you follow the rules for people who’ve bought a home before.

Rates if you’ve bought a home before

Freehold sales and transfers

You can also use this table to work out the SDLT for the purchase price of a lease (the ‘lease premium’).

Property or lease premium or transfer value                                              SDLT rate

Up to £125,000                                                                                                Zero
The next £125,000 (the portion from £125,001 to £250,000)                       2%
The next £675,000 (the portion from £250,001 to £925,000)                       5%
The next £575,000 (the portion from £925,001 to £1.5 million)                    10%
The remaining amount (the portion above £1.5 million)                              12%


If you buy a house for £275,000, the SDLT you owe is calculated as follows:

  • 0% on the first £125,000 = £0
  • 2% on the next £125,000 = £2,500
  • 5% on the final £25,000 = £1,250
  • Total SDLT = £3,750

New leasehold sales and transfers

When you buy a new residential leasehold property you pay SDLT on the purchase price of the lease (the ‘lease premium’) using the rates above.
If the total rent over the life the lease (known as the ‘net present value’) is more than £125,000, you also pay SDLT of 1% on the portion over £125,000 - unless you buy an existing (‘assigned’) lease.

You can work out how much SDLT you’ll pay for your new residential lease using HMRC’s:

Higher rates for additional properties

You’ll usually have to pay 3% on top of the normal SDLT rates if buying a new residential property means you’ll own more than one.

Use the SDLT calculator to work out how much tax you’ll pay.  You may not have to pay the higher rates if you exchanged contracts before 26
November 2015. 

If you’re replacing your main residence

You won’t pay the extra 3% SDLT if the property you’re buying is replacing your main residence and that has already been sold.  If there’s a delay selling your main residence and it hasn’t been sold on the day you complete your new purchase:

  • you’ll have to pay higher rates because you own 2 properties
  • you may be able to get a refund if you sell your previous main home within 36 months
  • There are special rules if you own property with someone else or already own a property outside England, Wales and Northern Ireland.
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