16 South View, Ballinlough Road, CorkT12X2H4
€350,000
3 Bed~2 Bath~85 m²~BER E
What you'll like:
- Prime urban location: Situated on the highly sought-after Ballinlough Road, this property places future residents minutes away from the city centre with easy access to all essential amenities.
- Well-presented interior: The home is presented in good condition throughout, offering purchasers a welcoming environment ready for immediate occupation without requiring extensive initial redecoration.
- Spacious open-plan living: The ground floor features an expansive kitchen, dining, and living area enhanced by Velux windows that flood the space with natural light.
- Flexible ground floor bedroom: Having a double bedroom on the ground floor provides excellent accessibility and versatility for guests or multigenerational living arrangements.
- Dual bathroom convenience: The inclusion of two separate bathrooms across the two levels significantly reduces morning congestion for families and visiting guests alike.
- Superbly maintained garden: The private rear garden features beautifully finished split-level patio spaces and mature shrubbery, providing an exceptional outdoor sanctuary for relaxing.
- Convenient rear laneway access: Direct gated access opening onto the rear laneway behind the terrace makes bringing in groceries, bicycles, or garden waste exceptionally straightforward.
- Dedicated utility room: A separate utility room with services for washing and drying machines keeps laundry appliances out of the main kitchen living area.
- Ample natural daylight: Velux roof windows and large sliding glass doors in the main living zones ensure the interior feels bright and inviting all day long.
- Fitted bedroom storage: Multiple bedrooms benefit from practical fitted wardrobes, maximizing floor space and providing immediate storage solutions for new occupants.
- Solid timber flooring: Upper-level rooms finished with solid oak flooring add a touch of traditional craftsmanship and durability to the private sleeping quarters.
- Practical garden shed: A functional storage shed sits in the rear garden, giving buyers a secure space to store bicycles, tools, and outdoor recreation equipment.
- Proximity to major roadways: The short distance to the South Link Road makes commuting to nearby commercial hubs like Douglas and Blackrock exceptionally quick and convenient.
- Excellent local schooling: Families will benefit from being located near a selection of well-regarded local schools, reducing daily school run commute times considerably.
- Generous floor proportions: Spanning 85 square metres, the terraced layout cleverly maximizes usable living space to feel surprisingly spacious throughout both storeys.
- Charming open fireplace: The living area features a classic open fireplace, creating a cozy focal point for winter evenings and enhancing the property character.
- Quality ceramic tiling: High-standard ceramic tiled flooring and splashbacks in key wet areas ensure low maintenance and easy cleaning for busy households.
- On-street parking availability: The front of the home benefits from readily available on-street parking options for residents and visiting guests.
- Strong rental demand: The central Ballinlough setting combined with three double bedrooms indicates robust long-term potential for future rental yields if desired.
- Vibrant local community: Residing in this established residential suburb offers buyers access to a friendly neighborhood atmosphere with active local community amenities.
But keep in mind:
- Poor energy rating: The property currently holds an inefficient BER rating of E with an energy performance indicator of 291.68 kWh/m2/yr, indicating substantial heating costs.
- Required energy upgrades: Buyers should budget for significant thermal insulation and window upgrades to bring this home up to modern energy efficiency standards.
- Compact secondary bathroom: The first-floor bathroom measures only 2.32m by 1.18m, providing a very tight footprint that may feel cramped for daily use.
- Potential retrofit disruption: Achieving a comfortable modern energy rating will likely require disruptive and costly internal dry-lining or external wall insulation works.
- Terraced parking limitations: Reliance on on-street parking means residents may occasionally struggle to find spaces directly outside the front door during peak hours.
- Older heating systems: Prospective purchasers should thoroughly inspect the existing boiler and heating infrastructure, as an E-rated home often features aging heating technology.
- Limited front boundary: The absence of a front garden or driveway means the property opens directly onto the public pavement with zero front privacy.
- Upstairs bedroom layout: The first floor contains only two bedrooms, meaning family arrangements must carefully consider the separation from the ground-floor bedroom.
- Shared terrace boundaries: As a traditional terraced property, party wall considerations and potential noise transmission from adjacent neighbors require careful diligence.
- Laneway security concerns: Direct gated access from the rear laneway increases vulnerability to unauthorized entry, necessitating robust security locks and outdoor lighting.
- Utility space constraints: The utility room is relatively compact at 1.55m by 1.62m, which may restrict movement when simultaneously washing and drying laundry.
- Garden maintenance demands: While beautifully maintained, the split-level patio and mature shrubbery will require ongoing gardening effort to prevent overgrowth.
- Open fireplace efficiency: Traditional open fireplaces are notoriously inefficient for primary heating and can cause heat loss through the chimney when not in use.
- Staircase spatial impact: The stairs positioned within the open-plan living area take up valuable floor space and directly influence furniture arrangement options.
- Potential ventilation needs: Ground-floor spaces relying heavily on porch connections and Velux windows should be checked for adequate background trickle ventilation.
- Historic building fabric: Older terraced homes in this area may harbor hidden structural quirks or damp issues that require a thorough RICS structural survey.
- Roof insulation verification: Buyers must verify the depth and quality of attic insulation, as the poor BER rating suggests historical under-insulation at roof level.
- Window glazing age: Prospective owners should examine the age and thermal efficiency of all double glazing to determine if immediate window replacement is warranted.
- Plumbing system inspection: The presence of multiple bathrooms and a utility room means the older incoming water supply and drainage pipes should be professionally pressure-tested.
- Future retrofit grants: Navigating government grants for energy upgrades can involve administrative delays and upfront capital requirements that buyers must manage.
Price positioning
?
- The asking price appears somewhat elevated relative to local norms when considering the inefficient energy rating, which will likely necessitate immediate capital expenditure to upgrade the thermal envelope and overall property efficiency standards significantly.
- Potential overvaluation signals stem from the substantial improvement costs required to modernize the dwelling, contrasting with competing turnkey options available in the surrounding urban neighborhood that already feature superior energy efficiency credentials.
- Factors that could support the current pricing strategy include the highly desirable central location, excellent proximity to essential amenities, and a flexible layout featuring multiple double bedrooms appealing directly to families.
- Conversely, market hesitancy regarding older heating systems and poor insulation ratings could undermine the asking figure, placing downward pressure on the final transaction value achieved during competitive negotiations.
Build Analysis
What we know from similar construction types
- The property is a three-bedroom terraced home with a floor area of approximately 85 square metres, featuring a ground floor extension housing a kitchen/dining/living area, main bathroom, and garden porch/utility space.
- A buyer should investigate the age, structural integrity, and insulation standards of both the original structure and the rear extension, particularly given the open-plan layout and multiple Velux windows.
- The presence of an E energy rating indicates potential issues with thermal performance, drafts, and heating efficiency that require a thorough inspection.
- A purchaser should verify compliance with planning permission and building regulations for the ground floor extension, rear garden porch, utility area, and any internal layout alterations.
- Given the terraced nature of the property and direct gated access to a rear laneway, boundary lines, right-of-way access, and party wall agreements should be verified by a legal professional.
Retrofit Cost*
Possible renovating / insulating expenditure
- Estimated deep-retrofit cost: €40,000 to €65,000.
- Reasoning: The property has a poor BER rating of E, indicating significant energy inefficiency. Upgrading the home to a modern B2 or A rating will likely require external wall insulation, internal or attic insulation upgrades, replacement of older windows and doors with high-performance double or triple glazing, and potentially the installation of a renewable heating system such as a heat pump, alongside ventilation improvements.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,800 to €2,400.
- Explanation: Given the 85 m² floor area and the E BER rating indicating lower energy efficiency, heating demands will be higher compared to modern well-insulated homes, leading to increased annual energy consumption.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
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 local area
No verified results were found for this group in the previous five years.
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% of the purchase price up to €1,000,000, which is €3,500 for a €350,000 home.
- Solicitor legal fees: roughly €1,500 to €3,000 plus outlays and VAT.
- Land registration fees: approximately €130 to €700 depending on the application type.
- Property valuation fees: around €150 to €300 for mortgage purposes.
- Surveyor fees: generally between €400 and €800 depending on the depth of the structural survey.
- Annual home insurance: estimated between €400 and €800 per year depending on the policy and coverage level.
Forum Talk
What people are saying about this area
- Residents frequently highlight Ballinlough as a highly desirable, mature residential suburb with a strong community feel.
- Local discussions often emphasize the exceptional convenience of walking distance access to Cork city centre.
- Commuters note that proximity to the South Link Road makes traveling to Douglas, Blackrock, and major employment hubs very manageable.
- Parents often discuss the excellent selection of highly regarded primary and secondary schools situated in the immediate area.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property features three double bedrooms and a private rear garden, making it suitable for a small family. However, the urban location on a busy road and the presence of stairs mean parents should supervise young children closely.
- Teenagers7/10
With three double bedrooms, there is ample space for teenagers to have their own rooms. The central location provides easy access to schools and city amenities.
- Multi-generational Living4/10
At 85 square metres with three bedrooms and a terraced layout, space is somewhat limited for multi-generational living, though the ground floor bedroom offers an accessible option.
- Single Buyers8/10
An excellent option for a single buyer looking for a manageable yet spacious home close to the city centre with potential to personalise.
- Couples9/10
Provides generous living space for a couple with a bright open-plan kitchen/dining/living area and extra bedrooms for guests or a home office.
- Empty Nesters7/10
A manageable property size with a private, low-maintenance split-level garden patio, though stairs are present between floors.
- Retirees6/10
Features a ground-floor double bedroom and bathroom which aids accessibility, though stairs to the upper floor and a terraced setup should be considered for long-term retirement.
Work
3 areas- Remote Working8/10
Three bedrooms allow flexible use of space to set up a dedicated home office for remote working.
- Hybrid Commuting9/10
Exceptional proximity to the city centre and the South Link Road makes hybrid commuting highly convenient.
- Retired7/10
Convenient access to local services and healthcare amenities makes daily errands straightforward for retirees.
Practical
8 areas- Ageing in Place6/10
The presence of a ground-floor double bedroom and bathroom helps, but stairs and a terraced layout mean modifications might be needed for long-term age-in-place living.
- Low Maintenance7/10
The split-level patio garden requires relatively little upkeep compared to a large lawn, though the E BER rating indicates the buyer should investigate energy efficiency upgrades.
- Secure Gated Entry5/10
Features direct gated access onto a rear laneway, but the front relies on on-street parking without a gated compound.
- Minimalist Design6/10
Open-plan living areas lend themselves well to minimalist styling, though traditional elements like open fireplaces remain.
- Flexible Floor Plans7/10
The open-plan ground floor and multiple double bedrooms provide versatility for changing lifestyle needs.
- Heritage Home4/10
A well-presented terraced home with traditional character, though not formally classified as a protected heritage structure.
- Ecological Setup3/10
The current BER rating of E suggests that energy efficiency is low, meaning a buyer should investigate insulation and heating upgrades to improve ecological performance.
- Outdoor areas7/10
Includes a well-maintained private rear garden with split-level patio spaces, mature shrubbery, flower beds, and a storage shed.
Interests
9 areas- Gardening6/10
The private rear garden is well-maintained with split-level patio spaces, mature shrubbery, flower beds, and a garden shed for storage.
- Walking8/10
The central location makes it very convenient for walking to nearby amenities, schools, and into Cork city centre.
- Gym7/10
Urban positioning ensures good access to local fitness facilities and wellness centers in the surrounding area.
- Cycling7/10
Flat surrounding terrain and proximity to the city center make cycling a viable transport and fitness option, though city traffic requires care.
- Golf5/10
While there are golf courses in the wider Cork region, none are immediately adjacent to this central urban address.
- Fishing3/10
The property is in a built-up urban area, meaning anglers will need to travel toward local rivers or coastal spots for fishing.
- Horse Riding2/10
An urban setting with no immediate equestrian facilities or stables nearby.
- Water Sports3/10
Inland city location requires travel toward Cork Harbour or coastal areas for water sports activities.
- Entertaining8/10
The open-plan kitchen/dining/living area and the private split-level patio garden provide fantastic spaces for hosting guests.
Lifestyle
5 areas- Quiet Living5/10
Located in a prime urban setting on the Ballinlough Road, so residents may experience city and traffic sounds rather than complete rural quiet.
- Rural Living1/10
This is a firmly urban residential setting minutes from the city centre, offering none of the characteristics of rural living.
- Village Living6/10
Ballinlough offers a strong community feel with local amenities nearby, while remaining very close to the wider city centre.
- Coastal Living2/10
The location is landlocked in Cork city, though proximity to Douglas and Blackrock allows relatively easy access to waterfront areas.
- Urban Living9/10
Situated in a highly sought-after urban location with social and essential amenities within easy reach of the city centre.
Social
6 areas- Community Involvement7/10
Ballinlough is an established residential community with active local networks and amenities.
- Café Culture8/10
Proximity to Cork city centre gives residents effortless access to a vibrant café and dining scene.
- Nightlife8/10
Being minutes away from the city centre ensures quick access to pubs, restaurants, and entertainment venues.
- Health/Wellness groups7/10
Good urban access to local fitness clubs, pilates & stretching studios, and wellness groups.
- Networking Opportunities8/10
Central city location facilitates attendance at professional networking events and business hubs.
- Tech-Hub Connectivity8/10
Cork city hosts numerous tech employers and hubs that are easily reachable from this location.
Listing information
- Agent
- Sherry FitzGerald Cork
- Phone
- 021 427 3041
- Published on HouseDelve
- 10 September 2026
- Correction
- Report an issue
HD-403EC4HouseDelve · 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.