15 The Willow, Water Rock Manor, Midleton, CorkP25Y7R7
€535,000
3 Bed~3 Bath~124 m²~BER A2
What you'll like:
- A2 Energy Rating: The exceptional energy efficiency rating ensures significantly lower utility bills and qualifies the buyer for lower green mortgage interest rates.
- Air to Water Heating: Modern renewable heating technology provides consistent indoor climate control while reducing reliance on fossil fuels for daily hot water.
- Underfloor Heating System: Ground floor heating delivers even warmth distribution across the stylish herringbone floors while eliminating bulky wall radiators for better furniture placement.
- Spacious Floor Area: Providing 124 square meters of living space, the property easily accommodates growing families without feeling cramped or short on storage.
- Turnkey Condition: Presented in immaculate order throughout, the home allows new owners to move in immediately without undertaking costly or stressful immediate renovations.
- Modern Kitchen Island: The expansive kitchen features a large central island topped with durable quartz countertops, perfect for casual family dining and food preparation.
- Bespoke Media Wall: The dedicated living room installation offers a stylish focal point with integrated shelving, saving buyers the cost of custom carpentry work.
- Abundant Natural Light: Full-length heritage-style windows flood the interior spaces with daylight, enhancing the bright and airy atmosphere throughout the primary living zones.
- High Ceilings: Elevated ceiling heights create a greater sense of volume and architectural elegance, making the principal rooms feel considerably larger and more luxurious.
- Window Shutters Included: Fitted shutters on the windows provide immediate privacy and light control while sparing the new owner significant custom window treatment expenses.
- Private En-Suite Master: The spacious primary bedroom includes a well-proportioned private en-suite bathroom, offering a comfortable retreat away from the main family bathroom.
- Built-In Wardrobes: Multiple bedrooms feature practical integrated storage solutions, maximizing floor space and saving the buyer money on freestanding bedroom furniture.
- Dedicated Utility Room: A separate utility space keeps laundry appliances out of the main kitchen, helping maintain a tidy and organized family living environment.
- Downstairs Guest WC: A convenient ground-floor toilet adds everyday practicality for family members and visiting guests without requiring access to upstairs facilities.
- Electric Car Charger: The front driveway features an installed EV charging point, future-proofing the property for sustainable electric vehicle ownership from day one.
- Off-Street Parking: Dedicated parking space at the front of the house provides secure and convenient vehicle accommodation right outside your front door.
- Private Rear Garden: The enclosed back garden features a laid lawn and secure timber fencing, creating a safe outdoor play area for children and pets.
- Security Features: An integrated alarm system and security cameras offer peace of mind and enhanced protection for the occupants and their possessions.
- Desirable Location: Situated within a luxurious new estate in Midleton, residents enjoy a welcoming community atmosphere with convenient access to local schools and amenities.
- Convenient Transport Links: The established Cork commuter town offers excellent transport connectivity via road and rail, making travel into Cork city straightforward.
But keep in mind:
- High Asking Price: At €535,000 for a three-bedroom semi-detached home, buyers should verify that local comparable values fully justify this premium price point.
- Management Company Fees: New housing developments often entail annual estate management fees for common areas, which buyers must factor into their ongoing monthly budgets.
- Snagging Inspection Needed: Even in turnkey condition, newly constructed or recent homes can harbor minor latent defects that require a professional snagging list before closing.
- Underfloor Heating Maintenance: While comfortable, underfloor heating systems can be complex and expensive to repair if underlying mechanical faults develop outside the warranty period.
- Air to Water Servicing: The specialized heating system requires regular professional servicing to maintain optimal efficiency, adding a recurring annual maintenance expense to property upkeep.
- Property Tax Impact: Higher-value modern properties attract specific local property tax bands, so buyers should calculate their exact ongoing annual liability in advance.
- Garden Landscaping Scope: The rear garden features a simple lawn and fencing, leaving buyers with the potential expense of adding patios, planting, or storage sheds.
- Open-Plan Noise Transfer: The expansive ground-floor layout may experience increased sound reverberation between the kitchen, dining, and living areas during busy family times.
- Window Shutter Maintenance: Fitted window shutters are stylish but can require specialized cleaning and occasional hardware adjustments to prevent sagging or operational sticking.
- Quartz Countertop Care: While durable, quartz surfaces can still be damaged by excessive heat or harsh chemicals, requiring careful daily maintenance from the homeowner.
- Timber Flooring Upkeep: Real timber and herringbone floors require specific cleaning products and protective pads to prevent scratches and water damage in high-traffic zones.
- En-Suite Ventilation: Buyers should inspect the en-suite bathroom to ensure adequate mechanical extraction is installed to prevent moisture buildup and potential mold growth.
- Wardrobe Storage Limits: While built-in wardrobes are included, growing families may eventually find the internal configuration insufficient without supplementary bedroom storage furniture.
- Electric Charger Capacity: The home charger installation should be checked by an electrician to ensure it matches the maximum charging speed of your specific vehicle model.
- Parking Bay Dimensions: Two parking spaces are provided, but buyers with larger modern vehicles should confirm that the parking apron accommodates their cars comfortably.
- Estate Construction Activity: Depending on the phasing of the broader development, buyers should anticipate ongoing construction traffic, noise, and dust from adjacent building plots.
- Broadband Infrastructure: Buyers working from home should independently verify the maximum broadband speeds and fiber availability connected directly to this specific house.
- Public Transport Timetable: While transport links exist, reliance on local bus or train schedules requires investigation to ensure they align with your daily commuting hours.
- School Capacity Proximity: Popular and growing towns can experience high demand for local school places, so families should verify enrollment availability with nearby institutions.
- Future Extension Limits: Being part of a managed estate, buyers should check restrictive covenants or planning guidelines regarding future rear extensions or attic conversions.
Price positioning
?
- The asking price appears somewhat elevated compared to broader regional transaction benchmarks, reflecting a strong premium for modern construction standards and superior energy efficiency features present within the immediate marketplace.
- Upward valuation signals stem from the inclusion of an A2 energy rating, high-specification internal finishes like herringbone flooring with underfloor heating, and a contemporary air-to-water heating system that significantly reduces future running costs.
- Market support for this pricing level relies on sustained buyer demand for turnkey properties requiring no immediate renovation, whereas potential overpricing risks could emerge if local affordability constraints limit buyer interest.
- Additional considerations include the provision of an electric car charger, generous square footage, and dedicated off-street parking, which together enhance overall property appeal and justify a competitive market positioning.
Build Analysis
What we know from similar construction types
- The property benefits from an A2 BER rating, indicating high energy efficiency, low operational carbon, and potentially lower utility bills.
- Features an air-to-water heating system and underfloor heating, which contribute to modern thermal comfort.
- Equipped with modern amenities including an electric car charger, security alarm, and cameras.
- Finished with high ceilings, full-length heritage-style windows, Georgian-inspired architecture, and quartz countertops.
- A buyer should verify compliance records, warranties, and structural guarantees typical of modern residential developments during the pre-purchase survey.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 700 euro to 900 euro.
- Explanation: The property features an A2 BER rating and an advanced air-to-water heating system with underfloor heating, ensuring high energy efficiency and low annual heating and hot water demands.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
7/10Water overflow reports to follow up
- While the immediate Water Rock Manor development is situated on elevated lands relative to some historical flood points in Midleton, buyers should verify local drainage and flood history.
- Midleton has experienced notable weather-related flooding events in recent years, making local flood risk assessment an important due diligence step for the buyer.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
No verified results were found for this group in the previous five years.
Recent sales in the wider Midleton area
55 RIVERSFIELD EST, MIDLETON, CORK
- Sale date
- Declared sale price
- €295,000.00
38 ROSARY PLACE, MIDLETON, CORK
- Sale date
- Declared sale price
- €180,000.00
CARRIGOGNA, MIDLETON, COUNTY CORK
- Sale date
- Declared sale price
- €378,594.16
28 IVY COURT, MIDLETON, CORK
- Sale date
- Declared sale price
- €265,000.00
26 WOODBERRY VIEW, CASTLEREDMOND, MIDLETON
- Sale date
- Declared sale price
- €490,000.00
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 of the purchase price up to 1 million euro, equating to roughly 5,350 euro for an asking price of 535,000 euro.
- Solicitor legal fees: estimated between 1,500 euro and 3,000 euro plus outlay and VAT.
- Land registration fees: approximately 600 euro to 800 euro depending on property deeds and registration type.
- Property valuation fees: typically around 150 euro to 250 euro required by mortgage lenders.
- Surveyor fees: estimated between 500 euro and 1,000 euro for a detailed structural survey.
- Annual home insurance: roughly 400 euro to 700 euro depending on the level of coverage and property location.
Forum Talk
What people are saying about this area
- Residents in the Midleton area frequently discuss ongoing local infrastructure developments and the expansion of community amenities.
- Local community forums highlight the charm and active social scene of Midleton, including its popular markets, cafes, and restaurants.
- Transport links and commuting times to Cork city are regular topics of conversation among residents in newer housing developments.
- The growing demand for family homes in well-serviced estates like Water Rock Manor is a common theme in regional property discussions.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property offers three well-proportioned bedrooms, a safe enclosed back garden, and a welcoming family-friendly estate in Midleton with good access to local schools and amenities.
- Teenagers7/10
With three bedrooms and a spacious living area, there is adequate room for a growing family, though teenagers might desire a secondary reception or games room.
- Multi-generational Living6/10
A semi-detached layout with three bedrooms offers comfortable space, but the lack of a ground-floor bedroom limits suitability for multi-generational living involving less mobile relatives.
- Single Buyers7/10
The turnkey condition and modern A2 BER rating make it an attractive, low-maintenance choice for single buyers seeking high comfort and energy efficiency.
- Couples8/10
A stylish, modern three-bedroom home with high ceilings and a spacious kitchen-dining area, perfect for couples looking to settle or plan for the future.
- Empty Nesters7/10
The modern build, high energy efficiency, and manageable size appeal to empty nesters looking to downsize to a comfortable, easily heated property.
- Retirees6/10
While low maintenance and modern, the property is a two-story home with all bedrooms upstairs, meaning buyers should consider long-term mobility needs.
Work
3 areas- Remote Working8/10
With an A2 BER, bright modern spaces, and a quiet residential setting, the home is well-suited for a comfortable home-office setup.
- Hybrid Commuting7/10
Good transport links from Midleton provide viable commuting routes for hybrid workers traveling into Cork city or surrounding areas.
- Retired6/10
Turnkey and energy-efficient, though retirees should note the presence of stairs for bedroom and bathroom access.
Practical
8 areas- Ecological Setup9/10
Boasts an impressive A2 BER rating, an air-to-water heating system, and an electric car charger installed at the front.
- Ageing in Place5/10
All bedrooms and main bathrooms are located on the first floor, which may present challenges for ageing in place without future modifications.
- Low Maintenance9/10
A modern A2-rated home constructed to high standards with contemporary finishes, requiring minimal immediate upkeep.
- Secure Gated Entry4/10
Equipped with a security alarm and cameras, though the development itself is an open residential estate rather than a gated community.
- Minimalist Design8/10
Features clean lines, Herringbone flooring with underfloor heating, and a bright, contemporary aesthetic throughout.
- Flexible Floor Plans7/10
A standard semi-detached three-bedroom layout with a spacious open-plan kitchen-dining area and a separate living room.
- Heritage Home3/10
This is a newly built modern property incorporating Georgian-inspired architectural elements rather than a true period heritage home.
- Outdoor areas8/10
Includes two parking spaces at the front and a good-sized back garden with a laid lawn and timber fencing.
Interests
9 areas- Gardening6/10
Features a large back garden with a laid lawn and timber fencing, offering a great blank canvas for keen gardeners.
- Walking7/10
Midleton offers pleasant local walking routes and historic charm, with the estate providing walkable access to the town center.
- Gym6/10
Standard residential location with typical access to local fitness facilities and clubs within the wider Midleton area.
- Cycling6/10
The surrounding town roads and suburban layout allow for cycling, though specific dedicated commuter or leisure cycle lanes should be verified.
- Golf7/10
Midleton and the surrounding East Cork region offer good access to local golf courses and clubs.
- Fishing6/10
Proximity to local rivers and the East Cork coastline provides reasonable opportunities for fishing enthusiasts.
- Horse Riding5/10
Equestrian facilities are available in the broader rural areas surrounding Midleton, requiring transport to reach stables.
- Water Sports5/10
Inland location means water sports require travelling toward Cork Harbour or coastal spots nearby.
- Entertaining8/10
Features a large open-plan kitchen and dining area with a quartz island and sliding patio doors leading directly to the back garden, ideal for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Located in a luxurious residential estate in Midleton, offering a peaceful neighborhood atmosphere while remaining close to town amenities.
- Rural Living5/10
Situated in a planned residential estate close to town conveniences rather than a truly rural setting, though Midleton offers scenic surroundings.
- Village Living8/10
Midleton is a charming town with a lively community atmosphere, local shops, cafés, and restaurants within accessible reach.
- Coastal Living4/10
Midleton is an inland market town, meaning coastal amenities and beaches require a short drive to reach.
- Urban Living6/10
Provides good access to local town conveniences, though it lacks the fast-paced density and city-center lifestyle of Cork city.
Social
6 areas- Community Involvement8/10
Midleton is known for its friendly community, local events, clubs, and active town associations.
- Café Culture8/10
The town features a lively atmosphere with a wide selection of local cafés, restaurants, and social spots.
- Nightlife6/10
Local pubs and eateries offer a traditional social scene, while extensive nightlife requires travel to Cork city.
- Health/Wellness groups7/10
Access to local wellness groups, sports clubs, and pilates & stretching classes is well-supported within the town.
- Networking Opportunities5/10
Primarily a residential and market town, meaning professional networking will mostly lean toward nearby commercial centers.
- Tech-Hub Connectivity6/10
Modern property build likely supports high-speed broadband options typical of new developments in the area.
Listing information
- Agent
- Global Properties - Cork & Ballincollig
- Phone
- 021 487 7133
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-8BCD26HouseDelve · Republic of Ireland* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.