12 Glandore Avenue, Blackrock Road, Cork City, Co. CorkT12K3C4
€400,000
4 Bed~6 Bath~210 m²~BER G
What you'll like:
- Desirable suburban location: Situated in Blackrock, one of Cork Citys most sought-after residential suburbs, offering excellent long-term capital appreciation and lifestyle appeal for future buyers.
- Dual unit potential: Full planning permission secured for both upgrading the existing dwelling and constructing an additional attached end-of-terrace home, maximizing development flexibility.
- Generous final sizing: The combined approved layout provides substantial living space across two separate residences, creating multiple exit strategies for investors and owner-occupiers alike.
- Established planning permission: Planning reference 2543944 from Cork City Council is already in place, significantly reducing pre-development timelines and administrative hurdles for immediate construction.
- Vacant property grants: The property appears to qualify for substantial Vacant and Derelict Property Refurbishment Grants, offering up to seventy thousand euros to offset initial renovation costs.
- Energy upgrade support: Potential access to SEAI home energy upgrade grants exceeding twenty thousand euros provides financial assistance to elevate thermal performance beyond the current rating.
- Private outdoor space: Both the existing dwelling and the proposed new-build benefit from dedicated private enclosed rear gardens, enhancing liveability and market appeal for families.
- Proximity to amenities: Located close to scenic river walks, Blackrock Village, local schools, and major shopping centers, ensuring strong tenant or buyer demand upon completion.
- Strong transport links: Convenient access to Cork City Centre and Mahon Point Shopping Centre makes this location exceptionally attractive for commuters and urban professionals.
- Builder investment opportunity: Ideal project size for small-to-medium developers looking to execute a quick turnaround build-and-sell strategy in a proven high-demand neighborhood.
- Versatile end use: Buyers can choose to live in one unit while selling or renting the second unit, generating an immediate supplementary income stream or family compound.
- Existing structure baseline: Features an existing footprint measuring approximately seventy-eight square meters, providing a foundational starting point for the approved architectural expansion.
- Clear architectural scope: Approved plans involve a clear scope of works including the demolition of an inferior rear extension and construction of a modern two-storey addition.
- En-suite bedroom designs: Both completed properties are planned to feature two en-suite bedrooms overhead, matching modern tenant expectations and maximizing rental yields.
- Generous ground-floor living: Approved layouts emphasize expansive entry-level living areas, catering to contemporary lifestyle preferences for open-plan kitchen and dining zones.
- Established residential setting: Located within a settled residential avenue surrounded by established homes, minimizing neighborhood uncertainty during the construction phase.
- Site clearance included: Granted permission covers all associated site works, drainage connections, and landscaping, streamlining the logistical requirements for the main contractor.
- Professional agent representation: Listed through an established local negotiator, facilitating straightforward communication and transparent handling of the initial purchase transaction.
- High structural upside: Extensive modernization required offers a blank canvas to incorporate premium finishes, commanding higher end-market sale values upon project completion.
- Scalable capital commitment: At an asking price of four hundred thousand euros, the entry threshold allows room for heavy development expenditure while remaining commercially viable.
But keep in mind:
- Extremely poor energy rating: Currently holds a BER rating of G, indicating severe thermal inefficiency and requiring comprehensive intervention before comfortable habitation is possible.
- Heavy capital expenditure: Substantial funding will be required beyond the initial purchase price to execute the granted planning permission, demolition, and total renovation works.
- Construction cost inflation: Buyers must budget carefully for prevailing high material and labor costs in the construction sector, which could impact projected profit margins.
- Grant approval uncertainty: Qualification for vacant property and SEAI grants is subject to formal application and strict eligibility criteria, so buyers should not rely on them unconditionally.
- Complex project management: Managing demolition, extensive remodeling, and a new-build attachment simultaneously requires significant expertise and oversight to avoid costly delays.
- Party wall considerations: Constructing an attached end-of-terrace new build immediately adjacent to the existing structure may introduce complex boundary and structural party wall agreements.
- Utility connection challenges: Upgrading the site from a single dwelling to two separate units will necessitate verifying capacity and securing new utility connections from providers.
- Drainage and infrastructure: Buyers should independently verify the adequacy of existing public drainage connections to ensure they can support the increased load of two dwellings.
- Planning compliance risks: All conditions attached to planning reference 2543944 must be strictly adhered to, and failure to comply could result in enforcement notices from the council.
- Temporary living inconvenience: The scale of the approved works means the property is entirely uninhabitable in its current state, requiring alternative accommodation during the build.
- Contingency budget necessity: Unforeseen structural issues during the demolition of the rear extension could inflate costs, necessitating a robust financial contingency buffer.
- Local market fluctuations: Relying on future resale values in Blackrock exposes the developer to market volatility over the typical duration of the construction lifecycle.
- Financing complexities: Securing development finance for a G-rated property with extensive construction requirements can be more challenging and expensive than standard residential mortgages.
- Timeline extension hazards: Delays in contractor availability or material supply chains could extend holding costs and reduce the overall return on investment for the project.
- Superficial current space: The existing seventy-eight square meter layout is currently compact and functionally obsolete, offering zero near-term utility prior to capital investment.
- Neighborhood disruption: Construction activities for a new-build and major extension may cause friction with immediate neighbors on Glandore Avenue if not managed carefully.
- Specialist contractor requirement: Executing a dual-purpose project involving historic remodeling and new construction requires experienced professionals rather than general handymen.
- Environmental and waste disposal: Demolition works will generate significant construction waste, requiring licensed removal and adherence to local environmental disposal regulations.
- Insurance requirements: Specialized builder's risk and structural renovation insurance policies will be mandatory during the works, adding to the overall pre-development overhead.
- Due diligence imperative: Buyers must conduct thorough title and structural surveys to identify any hidden legal or physical encumbrances before committing to the purchase.
Price positioning
?
- The asking price of €400,000 appears balanced as an entry point because it packages a prime residential development opportunity in a sought-after suburb with secured planning permission for multiple units.
- Valuation signals are driven by the potential gross floor area of over 200 square metres across two units, though heavily offset by a very poor G building energy rating requiring extensive capital expenditure.
- Strong support for this valuation comes from available vacant property refurbishment grants and energy upgrade subsidies, which can significantly mitigate the heavy upfront construction and modernization costs.
- Potential risks that could undermine the asking price include unexpected structural remediation expenses, construction inflation, and delays in executing the complex dual-unit renovation and new-build project.
Build Analysis
What we know from similar construction types
- The property is offered as a development opportunity with full planning permission (Planning Ref: 2543944) granted by Cork City Council for the comprehensive upgrade and expansion of the existing dwelling, alongside the construction of an attached end-of-terrace new-build property.
- The existing dwelling is currently approximately 78 sq. m and is planned to be extended and remodeled into a 105 sq. m home with two en-suite bedrooms.
- The new-build adjoining property is planned as a 104 sq. m two-storey unit with two en-suite bedrooms.
- The project involves demolition of an existing single-storey rear extension and construction of a modern two-storey rear extension, along with associated site works and drainage connections.
- A buyer should verify all planning conditions, connection fees, grant eligibility criteria for the Vacant & Derelict Property Refurbishment Grants, and SEAI grant requirements.
Retrofit Cost*
Possible renovating / insulating expenditure
- Given the BER rating of G and the extent of the planned renovation and extension, a deep retrofit is necessary.
- For a property of this size undergoing comprehensive remodeling and extension, estimated deep retrofit and upgrade costs to reach a modern energy standard would likely range between 70,000 to 100,000 euros, though a portion may be offset by available SEAI grants and vacant property refurbishment grants.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €2,500 to €3,500 per year.
- Explanation: Given the current G BER rating, the existing property suffers from severe heat loss and inefficiency, which will result in very high energy bills until the planned extensive upgrades and SEAI energy retrofits are completed.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
7/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estateExtra effort was used to find nearby sales here
2 GLANDORE AVE, BLACKROCK, CORK
- Sale date
- Declared sale price
- €330,000.00
Recent sales in the wider Cork City area
148 LOWER GLANMIRE RD, CORK CITY, CORK
- Sale date
- Declared sale price
- €363,000.00
27 LOWER OLIVER PLUNKETT STREET, CORK CITY, CO. CORK
- Sale date
- Declared sale price
- €230,000.00
111 LOWER GLANMIRE ROAD, CORK CITY, CO CORK
- Sale date
- Declared sale price
- €730,000.00
268 BLARNEY ST, CORK CITY, CORK
- Sale date
- Declared sale price
- €260,000.00
81 BANDON RD, CORK CITY, CORK
- Sale date
- Declared sale price
- €210,000.00
Source: Property Services Regulatory Authority (PSRA), Residential Property Price Register (PPR). Matching uses address information published by the PPR rather than measured map distance. It may omit nearby properties on differently named streets.
Last Sale
A confidently matched previous PPR transaction for this property
No confidently matched previous sale was found in the Property Price Register.
Buyer fees*
Associated expenses guide
- Stamp duty: approximately 1 percent to 2 percent of the purchase price (€4,000 to €8,000 for a €400,000 home).
- Solicitor legal fees: approximately €1,500 to €3,000 excluding outlay and VAT.
- Land registration fees: roughly €400 to €800 depending on property deeds and registration type.
- Property valuation fees: approximately €150 to €300 for mortgage or acquisition valuation.
- Surveyor fees: approximately €600 to €1,200 depending on the depth of the structural survey required for the development.
- Annual home insurance: approximately €400 to €800 per year depending on coverage levels.
Forum Talk
What people are saying about this area
- Locals in the Blackrock Road area frequently discuss the desirability and charm of the neighbourhood, highlighting its proximity to scenic railway line walks and Blackrock Village.
- Residents often note the high demand for residential development and property upgrades in this established suburb close to Cork City Centre.
- Traffic management and parking along local residential avenues are common topics of conversation among community members during peak commuting hours.
- The convenience of being close to Mahon Point Shopping Centre and local schools is regularly praised by families living in the vicinity.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children2/10
The existing structure requires extensive renovation and holds a G BER rating, making it currently unsuitable for young children until significant development work is completed.
- Teenagers3/10
With planning permission for a two-unit development or a larger remodeled home, teenagers could eventually benefit from the space, but current site conditions are not habitable.
- Multi-generational Living4/10
The approved plans for an extension and an additional attached dwelling present strong multi-generational potential, though it requires a major construction project to realize.
- Single Buyers3/10
A purchase price of €400,000 plus substantial construction costs makes this more suited to experienced developers or buyers with significant renovation capital.
- Couples4/10
Suits ambitious couples looking to take on a self-build or development project in a prime Cork suburb, provided they have the budget and patience for extensive works.
- Empty Nesters2/10
The heavy construction burden and current derelict or vacant nature of the property do not align well with empty nesters seeking a straightforward downsize.
- Retirees2/10
Given the G energy rating and required major refurbishment to make the home habitable, it is poorly suited for retirees without substantial project management support.
Work
3 areas- Remote Working5/10
Once renovated and upgraded with modern infrastructure, the properties can easily accommodate a dedicated home office setup.
- Hybrid Commuting8/10
Conveniently positioned for transport links to Cork City Centre and surrounding employment hubs for hybrid workers.
- Retired3/10
The necessity of undertaking a major building project makes this less appealing for retirees looking for a hassle-free lifestyle.
Practical
8 areas- Ageing in Place3/10
Multi-level proposed designs and the heavy renovation requirement mean it is not currently configured for ageing in place.
- Low Maintenance1/10
The property requires complete demolition of an extension, structural remodeling, and site development, representing high initial maintenance and project management.
- Secure Gated Entry2/10
Standard suburban plot setup without an inherently secure gated entry specified in the basic details.
- Minimalist Design5/10
The approved architectural plans allow for modern layouts, giving the buyer scope to implement a minimalist interior finish.
- Flexible Floor Plans8/10
Full planning permission offers a versatile site permitting both an architectural expansion of the original home and a brand-new adjoining dwelling.
- Heritage Home2/10
Marketed primarily as a development and refurbishment opportunity rather than a preserved period heritage property.
- Ecological Setup4/10
Currently rated G on the BER scale, but eligible for SEAI energy upgrade grants to improve energy efficiency to a B rating or higher.
- Outdoor areas6/10
Both properties benefit from private, enclosed rear gardens as outlined in the planning permission.
Interests
9 areas- Gardening5/10
Both properties in the planning permission benefit from private, enclosed rear gardens, offering a blank canvas for landscaping enthusiasts.
- Walking9/10
The location is close to scenic river walks and Blackrock Village, making it ideal for walking enthusiasts.
- Gym6/10
Cork City center and nearby commercial hubs provide reasonable access to various health and fitness facilities.
- Cycling7/10
The suburban location provides good connectivity into Cork City and along local recreational paths suitable for cycling.
- Golf5/10
Several golf courses in the wider Cork area are accessible by car from this suburban base.
- Fishing4/10
Proximity to the river offers some local recreational potential, though buyers should verify specific local angling permissions and access.
- Horse Riding2/10
An urban and suburban setting lacks immediate equestrian facilities or stables.
- Water Sports3/10
While near the river, the location is not tailored directly to major water sports without traveling further toward Cork Harbour.
- Entertaining6/10
The proposed remodeled floor plans and planned new-build layout include generous ground-floor living areas suited for hosting once built.
Lifestyle
5 areas- Quiet Living6/10
Located in a residential suburb of Blackrock, the immediate area offers a relatively peaceful setting once active construction is finished.
- Rural Living1/10
This is an urban/suburban residential setting in Cork City, offering no rural characteristics.
- Village Living8/10
The property is situated close to Blackrock Village, providing excellent access to local amenities, community spots, and scenic river walks.
- Coastal Living5/10
Proximity to the river walks in Blackrock offers aquatic views, though it is not directly on the coast.
- Urban Living7/10
Enjoying a prime location within Cork City suburbs, it offers convenient access to the city center and major shopping facilities like Mahon Point.
Social
6 areas- Community Involvement7/10
Blackrock is known for a vibrant local community with active neighborhood associations and local events.
- Café Culture8/10
Proximity to Blackrock Village ensures great access to local cafés, eateries, and social spots.
- Nightlife6/10
While the immediate suburb is quiet, easy transit into Cork City Centre provides access to extensive nightlife options.
- Health/Wellness groups6/10
Good local amenities and proximity to urban centers support access to various clubs and wellness groups.
- Networking Opportunities6/10
Close proximity to Cork City business districts aids professional networking for working residents.
- Tech-Hub Connectivity6/10
Good transport and digital infrastructure potential, though buyers should verify high-speed broadband availability upon renovation.
Listing information
- Agent
- Patricia Stokes Auctioneers & Valuers
- Phone
- 086 248 2737
- Published on HouseDelve
- 27 September 2026
- Correction
- Report an issue
HD-43EE5FHouseDelve · Republic of IrelandReport checks
Sources used: Public marketplace, Property Price Register, and grounded web research where available.
Automated quality checks: Passed
* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.