Location is almost everything for a four-bedroom house set on an elevated site of over two acres with panoramic views over Dublin Bay in Howth. Sonas, Windgate Road, Baily, is to be auctioned by J B Kelly on July 13th and has a guide price of £1.2 million. The exterior of the house - built in the 1960s - is somewhat dated although there is a more modern extension at one side.

However, the setting with sweeping views to the front and a backdrop of heath and gorse on the Ben of Howth to the rear, is hard to beat and lends itself to a great deal of privacy. The house has a series of arched windows designed to make the most of the views and there is a patio wrapping itself around the house.

The main living areas are very well maintained. An entrance porch leads into a spacious reception hall which does not have a lot of light.

Off the hall is a lounge with a feature fireplace in the middle of the room and picture windows with commanding views. The room is decorated in a light pastel shade and has access to the patio outside.

The lounge leads into a diningroom at the opposite side of the house which has a view towards the gorse hill. The room is long with distinctive striped wallpaper and a low tongue-and-groove pine ceiling.

This room leads into a kitchen which is smaller than expected, when compared with the other rooms, but has a range of oak cupboards with integrated oven, hob and stainless-steel sink. It has room for a table and a breakfast bar and it leads into a family room with another view of the sea. New owners could combine the two rooms, achieving a sea view in the kitchen as well.

All the reception rooms lead into each other and out to the garden, making them attractive for entertaining on a fairly grand scale.

The bedroom wing is at the opposite side of the house and has its own inner hall. The main bedroom is a double and overlooks the sea. It has a large mirrored dressing area attached, as well as a splendid tiled bathroom, with steps leading up to a whirlpool bath.

The decor here is of burgundy and white tiles and includes two wash-hand basins and a shower but it has frosted glass on the window, despite the possible views. Two other double bedrooms have fitted wardrobes. One is attached to a small utility area and there is a single bedroom as well as a separate shower room. An extensive attic running the width of the house has a window.

Outside, the acreage is divided between a sloping lawn to the front and the hill to the back, which provides a wind shelter. There are some trees, and shrubbery, as well as the extensive paved patio. There is ample room for parking and gates into the property on both sides of the house.