17 Lady's Cross, Clonakilty, West CorkP85YT78
€390,000
3 Bed~3 Bath~98 m²~BER D
What you'll like:
- Prime cul-de-sac location: Situated in a quiet cul-de-sac position, this property ensures reduced through-traffic and a safer environment for residents. This enhances peace and privacy daily.
- Direct green outlook: Positioned directly opposite a well-kept communal green area, occupants enjoy pleasant open views and an immediate sense of space without feeling overlooked.
- West-facing rear garden: The sunny western orientation of the back garden maximizes afternoon and evening sunlight, providing an ideal setting for outdoor dining and relaxation.
- Spacious internal layout: Extending to approximately 98 square meters, the well-proportioned three-bedroom semi-detached configuration offers comfortable family accommodation suited to modern lifestyles.
- Master bedroom ensuite: Featuring a dedicated private bathroom attached to the main bedroom, this modern convenience minimizes morning congestion for busy household routines.
- Floored attic potential: Equipped with a Stira stairs and a fully floored space prepared for conversion, the attic offers incredible scope to easily expand future living accommodation.
- Convenient side access: Independent gated passage from the front to the back garden allows easy movement of bicycles, bins, and gardening equipment without entering the house.
- Dedicated off-street parking: The front driveway provides private parking space directly on the plot, ensuring reliable vehicle accommodation right outside the front door.
- Popular residential development: Located within a renowned and highly sought-after estate known for sturdy builds and well-maintained grounds, which typically supports long-term property value.
- Walking distance to town: Situated within close proximity to all local amenities, residents can effortlessly access shops, schools, and services without relying entirely on a car.
- Proximity to N71 route: Being less than 500 meters from the major national road facilitates swift commuting and travel toward Cork City and neighboring West Cork towns.
- Vibrant local community: Clonakilty offers an exceptional quality of life with renowned restaurants, cafes, independent shops, and a welcoming atmosphere for families and professionals alike.
- Coastal amenity proximity: Famous natural beaches and scenic forest trails are just a short drive away, providing endless weekend recreational opportunities for outdoor enthusiasts.
- Essential municipal services: Connection to mains water and mains sewerage guarantees reliable daily infrastructure without the maintenance burdens of private septic tanks.
- Established mature planting: The rear garden features established mature trees, offering immediate natural privacy and established greenery that new builds often lack.
- Ground floor guest WC: A convenient downstairs toilet enhances hosting capabilities and adds daily practicality for families and visitors alike.
- Manageable property size: The 98 square meter floor area strikes an ideal balance, offering enough space for comfortable living while keeping heating and cleaning chores manageable.
- Strong commuter accessibility: Cork International Airport and the city center are reachable within a 45 to 50-minute drive, balancing rural charm with urban connectivity.
- Fair condition presentation: The property arrives on the market in habitable condition, allowing new owners to move in immediately while planning cosmetic updates over time.
- Supplementary visitor parking: The expansive communal green opposite creates extra parking bays nearby, comfortably accommodating visiting guests and family members.
But keep in mind:
- Poor energy rating: Holding a D rating on the Building Energy Efficiency scale, this dwelling likely suffers from higher heat loss and elevated utility bills.
- Oil-fired heating system: Relying on oil for central heating rather than natural gas means arranging manual fuel deliveries and managing a dedicated boiler maintenance schedule.
- Required cosmetic updates: Described as being in fair condition, buyers should budget for interior redecoration, flooring replacements, and potential modernizations throughout.
- Unconverted attic constraints: While structural preparations exist, converting the attic into habitable rooms will require substantial capital expenditure and potential regulatory compliance checks.
- Potential retrofit expenses: Upgrading the D energy rating to a modern sustainable standard will necessitate significant investments in insulation, windows, or heat pumps.
- Semi-detached acoustic leakage: Sharing a party wall with neighbors means some degree of sound transmission is inevitable, potentially impacting overall home tranquility.
- Development traffic congestion: Popular residential estates often experience peak-time congestion around school hours and mornings along internal access roads.
- Boundary fence verification: Buyers must independently verify exact garden boundary lines and maintenance responsibilities for shared fencing within the development.
- Communal maintenance fees: Purchasers should investigate whether an active residents association exists, which might involve annual service charges for green area upkeep.
- Future extension planning: Building out the ground floor or altering the layout will require local authority planning permissions and adherence to strict building regulations.
- Window and door age: Given the property rating, original double glazing may require thermal auditing to check for drafts, seal failures, or hardware wear.
- Kitchen appliance status: It remains unclear if white goods and kitchen appliances are included in the asking price, requiring clarification before closing contracts.
- Plumbing system evaluation: Prospective buyers should commission a thorough surveyor check on the existing plumbing, radiators, and water cylinder condition.
- Electrical safety compliance: Older distribution boards or wiring setups should be professionally inspected to ensure they meet contemporary safety standards and capacity needs.
- Surface water drainage: The west-facing garden layout should be inspected during wet weather to confirm adequate surface water runoff and prevent localized pooling.
- Roof structure inspection: A detailed engineering survey is essential to verify the timber framing condition in the roof and ensure the attic space is genuinely suitable for conversion.
- External maintenance needs: Render finishes and exterior paintwork on semi-detached houses require periodic washing and repainting to prevent weather-related deterioration.
- Storage limitation realities: Without a garage, all overflow storage relies on the internal rooms and the uninsulated attic space prior to conversion.
- Market price positioning: At €390,000 for a 98 square meter D-rated home, buyers should compare recent hyper-local sales to ensure fair market value.
- Future ventilation upgrades: Improving insulation to boost the energy rating can sometimes trap moisture, making the installation of proper ventilation systems crucial.
Price positioning
?
- The asking price appears moderately positioned relative to regional secondary market averages, reflecting the property is currently presented in fair overall condition while offering a practical three-bedroom semi-detached layout spanning approximately ninety-eight square metres.
- Upward valuation signals stem from the highly desirable neighborhood setting within a popular residential development, featuring a private west-facing rear garden, off-street parking, and a convenient cul-de-sac location opposite a well-maintained communal green area.
- Supporting the current quoting level is the valuable addition of a fully floored attic space with future conversion potential, whereas the D energy rating and fair decorative state could potentially undermine buyer enthusiasm without immediate modernization investment.
- Additional market relevance is provided by the property proximity to local town amenities and major regional transport routes, though prospective purchasers must carefully weigh improvement costs against prevailing neighborhood values before finalizing an offer.
Build Analysis
What we know from similar construction types
- The property is a 3-bedroom semi-detached house extending to approximately 98 square metres in a popular development.
- The house features a fully floored attic space accessed via stira stairs, which has been constructed with future conversion in mind, offering potential for additional accommodation. Buyers should verify whether any intended attic conversion complies with local planning regulations and building control standards.
- The heating system relies on Oil Fired Central Heating, which is common in older or lower-BER properties but may warrant future upgrades for energy efficiency.
- Buyers should investigate the overall structural condition, insulation levels, and window efficiency given the D BER rating, as well as check the status of boundaries and side access.
Retrofit Cost*
Possible renovating / insulating expenditure
- Estimated deep retrofit cost: EUR 40,000 to EUR 65,000.
- Reasoning: The property has a BER rating of D. Achieving an energy-efficient A-rating or high B-rating from a D baseline typically requires comprehensive upgrades including external wall insulation, upgraded attic insulation, window and door replacements, and potentially transitioning from oil-fired heating to a heat pump system.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately €1,800 to €2,400.
- Explanation: This estimate is based on a 98 square metre 3-bedroom semi-detached home with a D energy rating and oil fired central heating, which typically indicates higher energy usage compared to more modern, energy-efficient ratings.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
7/10Water overflow reports to follow up
- While the immediate development sits in an elevated suburban setting, parts of Clonakilty have experienced historical flooding near river channels, making local flood history worth investigating.
- Buyers should consult detailed local authority flood maps to confirm the specific risk profile for this particular cul-de-sac location.
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 Clonakilty 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 €3,900 to €7,800 depending on the applicable tier for a residential property of this asking price.
- Solicitor legal fees: roughly €1,500 to €2,500 excluding outlays and VAT.
- Land registration fees: approximately €170 to €400 depending on the specific filings required.
- Property valuation fees: around €150 to €300 for mortgage purposes.
- Surveyor fees: about €500 to €1,000 depending on the level of detailed structural survey conducted.
- Annual home insurance: approximately €400 to €800 depending on the policy cover and provider.
Forum Talk
What people are saying about this area
- Locals frequently highlight Lady's Cross as a popular and family-friendly development due to its well-kept communal green areas.
- Residents often praise Clonakilty for its vibrant community, excellent local amenities, and proximity to award-winning restaurants and schools.
- Community discussions often note the convenience of being within a short drive of popular coastal spots like Inchydoney Beach.
- Traffic flow along the nearby N71 is a common point of discussion during peak commuting hours towards Cork City.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property is located in a popular, family-friendly development with a communal green area opposite, and features three bedrooms and a west-facing rear garden safe for play. Proximity to Clonakilty town ensures easy access to schools and local amenities.
- Teenagers7/10
With three bedrooms and a spacious layout, there is adequate room for a growing family. The location close to Clonakilty town offers independence for teenagers, though public transport options beyond the N71 may require personal transport.
- Multi-generational Living5/10
Extending to approximately 98 square metres with three bedrooms and three bathrooms, the semi-detached layout offers moderate space. However, multi-generational living might feel slightly cramped unless the floored attic is successfully converted.
- Single Buyers7/10
A three-bedroom semi-detached house provides generous space for a single buyer looking for a home office setup or a spare room, located within a popular and convenient development close to town amenities.
- Couples8/10
Offers comfortable living accommodation with a large kitchen/diner, master ensuite, and off-street parking, making it an attractive option for couples seeking a well-located home in West Cork.
- Empty Nesters7/10
The property is of manageable size at 98 square metres with a low-maintenance front and rear garden, positioned conveniently near the amenities of Clonakilty for easy day-to-day living.
- Retirees7/10
Conveniently situated within reach of healthcare services, shops, and cafes in Clonakilty, though buyers should verify the suitability of stairs and general maintenance requirements as the property comes to the market in fair condition with a D BER rating.
Work
3 areas- Remote Working7/10
The property includes a third bedroom and a floored attic offering potential additional space, making remote working feasible, though broadband speeds should be verified.
- Hybrid Commuting5/10
Cork City Centre is approximately a 50-minute drive away, making hybrid commuting possible but requiring a significant travel commitment.
- Retired8/10
An ideal location for retirees looking to enjoy the amenities of Clonakilty and the natural beauty of West Cork.
Practical
8 areas- Ageing in Place6/10
The property offers convenient access to town amenities, but features a two-story layout with bedrooms and family bathroom upstairs, meaning future adaptations might be necessary.
- Low Maintenance6/10
A standard semi-detached layout with a manageable garden, though the property comes to the market in fair condition and carries a D BER rating, suggesting potential energy upgrades may be needed.
- Secure Gated Entry3/10
An open development layout with off-street parking and a communal green area rather than a gated or private entry system.
- Minimalist Design5/10
Traditional semi-detached layout featuring defined rooms like a separate living room and kitchen/diner rather than open-plan minimalist architecture.
- Flexible Floor Plans7/10
Includes a fully floored attic accessed by stira stairs constructed with future conversion in mind, offering excellent potential for additional accommodation.
- Heritage Home2/10
This is a modern suburban development house rather than a period or heritage property.
- Ecological Setup4/10
Relies on Oil Fired Connection and has a D BER rating, indicating that energy efficiency and ecological features could be substantially improved.
- Outdoor areas7/10
Benefits from a west-facing rear garden laid out in lawn with mature trees, convenient side access, and a communal green area opposite the front.
Interests
9 areas- Gardening6/10
Features a west-facing rear garden laid out in lawn with mature trees, offering a pleasant space for keen gardeners to develop further.
- Walking8/10
Excellent proximity to Clonakilty town amenities and nearby scenic spots like Castlefreke Forest Trail and local coastal strands.
- Gym6/10
Proximity to Clonakilty town ensures access to local fitness facilities and wellness centers within a short distance.
- Cycling6/10
The location allows for cycling into Clonakilty and exploring the wider West Cork countryside, though local roads should be assessed for safety.
- Golf6/10
The West Cork region offers access to regional golf courses, with Clonakilty and surrounding areas providing options for enthusiasts.
- Fishing7/10
The coastal location of Clonakilty and surrounding West Cork estuaries provide good opportunities for sea and freshwater fishing.
- Horse Riding6/10
Rural West Cork offers various equestrian facilities and riding trails within a reasonable driving distance from the town.
- Water Sports7/10
Proximity to numerous renowned nearby beaches such as Inchydoney and Owenahincha makes this a convenient base for surfing and water sports.
- Entertaining7/10
Features a large kitchen/diner and a west-facing rear garden suitable for hosting guests, supported by a spacious living room.
Lifestyle
5 areas- Quiet Living7/10
Situated in a cul-de-sac within a residential development opposite a communal green, offering a generally peaceful suburban environment despite being close to town.
- Rural Living5/10
While located in West Cork with easy access to rural trails and beaches, the property itself is part of a suburban residential development rather than a truly rural setting.
- Village Living8/10
Clonakilty provides a vibrant heritage town atmosphere with a strong community feel, offering local shops, cafes, and amenities within easy reach.
- Coastal Living7/10
Located a short drive away from many beautiful natural coastal amenities and beaches in the West Cork area, such as Inchydoney and The Warren.
- Urban Living4/10
Clonakilty is a vibrant town rather than an urban center, though it provides all essential daily services and amenities locally.
Social
6 areas- Community Involvement8/10
Clonakilty is renowned for its welcoming community, active local groups, and vibrant heritage town atmosphere.
- Café Culture8/10
The vibrant heritage town of Clonakilty offers an excellent range of local cafes, boutique shops, and award-winning restaurants.
- Nightlife6/10
Local pubs and hotels in Clonakilty provide a lively social scene, particularly during tourist seasons, though it remains a town rather than a city.
- Health/Wellness groups7/10
Access to local healthcare services and community wellness groups is readily available within the town.
- Networking Opportunities5/10
Networking is primarily locally focused within Clonakilty, with broader opportunities accessible toward Cork City.
- Tech-Hub Connectivity4/10
Located in a regional West Cork town; buyers should verify local broadband speeds and tech infrastructure capabilities.
Listing information
- Agent
- Hodnett Forde Property Services
- Phone
- 023 883 3367
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-B5E6D8HouseDelve · 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.