Blackrock: €2.65m At 31 Waltham Terrace, to be auctioned by Sherry Fitzgerald on September 30th with guide of €2.65 million, there is certainly much to "see beyond" - estate agent parlance for property that has seen better days.

But while the five-bedroom semi-detached house is in poor condition, it is immediately obvious that it would make a wonderful family home for those with money to invest. Built in 1836, it is one of the largest on the road, at 356sq m (3,830sq ft) and with a garden of almost quarter of an acre.

Waltham Terrace is a quiet, chic location off the lower end of Mount Merrion Avenue and is one of the most attractive roads in the area. Entering the house on the first floor from granite steps typical of its villa style, one is first struck by the 15ft ceilings in the hall and reception rooms to either side. The decoration may be faded but the proportions of these rooms are uplifting and several features remain intact. The hall, with dated 1970s panelling, shouldn't distract a potential purchaser from imagining the grace this room might regain.

The same applies elsewhere: there are three bedrooms on the first floor return and a further two on the top floor next to a bathroom and study. At garden level are another study, bathroom and family room. On the garden level return are a kitchen and breakfastroom, livingroom and various sculleries. The layout is incidental, however: what new owners will buy is essentially a beautiful architectural shell, on a prestigious site, that will need total rejuvenation and reorganisation.