2 Rosewell, Ballinlough Road, CorkT12WY9T
€795,000
4 Bed~4 Bath~172 m²~BER A2
What you'll like:
- A2 Energy Rating: The exceptional A2 BER rating ensures significantly lower home heating bills and superior year-round thermal comfort compared to older second-hand properties in the local market.
- Modern Floor Area: Spanning approximately 172 square metres, the residence offers generous family proportions across three distinct levels, accommodating growing households with ease and reducing future extension needs.
- South Facing Orientation: The rear garden and open-plan sunroom benefit from an advantageous southerly aspect, capturing maximum natural sunlight throughout the day to brighten interior living spaces.
- Immaculate Condition: Presented in pristine order throughout, the property allows buyers to move in immediately without incurring the substantial costs, delays, and stress typically associated with renovation works.
- Contemporary Kitchen Space: The expansive open-plan kitchen, dining, and living area is designed for modern lifestyles, providing a seamless focal point for daily family interaction and casual entertaining.
- Bright Sun Room: The dedicated sun room extension floods the rear of the house with natural light, creating an inviting transitional zone connecting the indoor living areas to the patio.
- Four Double Bedrooms: Providing four genuinely spacious double rooms across the upper floors, the layout ensures no family member has to compromise on bedroom size or personal storage capacity.
- Multiple Bathrooms: With four well-appointed bathrooms including multiple en suites and main facilities, morning bottlenecks for busy households are effectively eliminated, enhancing daily convenience.
- Flexible Accommodation: The top-floor fourth bedroom and adjacent bathroom offer superb versatility, easily functioning as a private guest suite, a dedicated home office, or a teenage retreat.
- Dedicated Utility Room: A separate utility room keeps noisy laundry appliances out of the main kitchen, providing practical storage and helping to maintain a clutter-free household environment.
- Private Parking Provision: The front cobble lock driveway offers off-street parking for multiple vehicles, providing secure and convenient vehicle storage right outside your front door.
- Mature Residential Location: Situated on the established Ballinlough Road, the home benefits from a strong community feel and long-term neighborhood stability that newly built developments often lack.
- Excellent Local Schools: A wide selection of reputable primary and secondary educational institutions are within a convenient short walk, simplifying daily school runs for families with children.
- Convenient Daily Shopping: Local shops, neighborhood cafés, and essential services are easily accessible on foot, reducing reliance on cars for quick grocery runs and errands.
- Robust Public Transport: Proximity to established bus routes ensures reliable and efficient commuting options directly into the city centre without the hassle of driving and parking.
- Parks and Recreation: Nearby parks and recreational amenities offer wonderful green spaces for weekend walks, children's play, and outdoor fitness pursuits within the immediate neighborhood.
- Seamless City Access: The central positioning delivers quick and straightforward access to Cork city centre, Douglas, and major transport corridors, making daily commuting exceptionally straightforward.
- Private Rear Garden: Enclosed by secure block walls and timber fencing, the south-facing garden provides a safe, sheltered outdoor environment for children, pets, and private al fresco dining.
- Low Maintenance Exterior: The professionally paved patio area and manageable lawn combine to create an attractive outdoor space that requires minimal upkeep, freeing up valuable weekend time.
- Secure Outdoor Storage: The inclusion of a robust steel shed in the rear garden offers ample dry storage for bicycles, garden furniture, tools, and seasonal sports equipment.
But keep in mind:
- High Entry Price: At €795,000, buyers should carefully verify whether local transactional comparables justify this capital outlay for a semi-detached footprint in this specific residential micro-market.
- Semi-Detached Privacy: Sharing a party wall means potential sound transfer from neighbors, so buyers should inspect the acoustic insulation quality between the properties during a viewing.
- Management and Estate Fees: Buyers must investigate whether there are any resident association fees, management company charges, or covenants governing common areas within the small residential scheme.
- BER Compliance Verification: While advertised as an A2, buyers should inspect the official advisory report attached to the energy certificate to confirm all specified renewable or high-efficiency systems are fully operational.
- Boundary Line Confirmation: The exact legal boundaries along the side access and rear garden should be verified against the title maps by your solicitor to prevent future boundary disputes.
- Planning Permission Checks: Ensure that the sun room extension and any other structural alterations carried out by the developer or previous owners fully comply with local planning permissions and building regulations.
- Traffic Congestion Patterns: The Ballinlough Road can experience heavy peak-hour traffic volumes, so prospective buyers should test commute times during typical morning and evening rush hours.
- Future Development Risks: Buyers should check local planning registers for any nearby zoned land or pending large-scale residential applications that could alter neighborhood density or local traffic flow.
- Garden Drainage Assessment: Given the Irish climate, buyers should inspect the south-facing garden after heavy rainfall to ensure the lawn and paved patio areas drain effectively without pooling water.
- Heating System Servicing: Request proof of regular servicing for the high-efficiency heating and ventilation systems to ensure the modern engineering plant is functioning at peak manufacturer efficiency.
- Window and Seal Integrity: Inspect the double-glazed windows and sliding sun room doors for any condensation between panes or degraded seals that could compromise thermal performance over time.
- Roof and Insulation Check: Although the A2 rating implies high standards, a thorough structural survey should verify attic insulation depth, roof timber integrity, and the condition of the external render.
- Storage Limitations: While there is a steel shed, the internal footprint lacks a traditional basement or extensive attic storage, so long-term storage capacity for bulky items should be evaluated.
- Parking Maneuverability: Assess the ease of turning and reversing out of the front cobble lock driveway onto the busy Ballinlough Road during peak traffic conditions.
- Electrical Capacity: Verify that the consumer unit and number of electrical sockets throughout the four-floor levels adequately meet modern demands for heavy device usage and home office setups.
- Broadband Infrastructure: Check with service providers to confirm the maximum available fibre broadband speeds at this specific address, which is crucial for remote work viability.
- Plumbing Pressure Levels: Test the water pressure across all four bathrooms simultaneously to ensure the multi-floor plumbing system maintains adequate flow during peak household usage.
- Ventilation System Operation: Inspect the mechanical heat recovery or ventilation systems standard in A-rated homes to ensure filters are clean and indoor air quality is being managed properly.
- Insurance Premiums: Consult insurance providers to obtain building and contents quotes, verifying if the property's specific location impacts flood risk assessments or policy premiums.
- Resale Market Liquidity: Consider whether the premium asking price point limits the pool of future prospective buyers should you need to sell the property within a shorter medium-term timeframe.
Price positioning
?
- The asking price appears somewhat ambitious when considering broader regional norms for modern semi-detached properties, suggesting a slight premium is attached to its turnkey condition and high energy efficiency rating.
- Upward valuation signals stem from the modern A-rated energy performance, generous floor area spanning multiple levels, and a highly sought-after mature suburban location close to essential amenities and the city centre.
- Potential factors that could undermine this pricing level include broader macroeconomic lending constraints and buyer resistance to premium pricing in the absence of an extensive private garden or immediate historical street comparables.
- Additional market relevance is provided by the strong demand for energy-efficient family homes that require zero immediate capital expenditure, appealing directly to affluent trade-up buyers prioritizing convenience and low running costs.
Build Analysis
What we know from similar construction types
- The property benefits from an A2 BER rating, indicating high energy efficiency, excellent thermal insulation, and lower running costs typical of modern builds.
- Features a contemporary layout spread across multiple levels, including an open-plan kitchen/dining/living area, sun room, and four double bedrooms with four bathrooms.
- Buyers should verify compliance with current building regulations, specifically regarding ventilation, airtightness, and any structural warranties applicable to the property.
- Inspect the condition of external finishes, boundaries, the steel shed, and the paved south-facing patio area during the survey.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €800 to €1,200.
- Explanation: Given the property has an A2 BER rating and a floor area of 172 square metres, it benefits from high energy efficiency and modern insulation standards, resulting in relatively low annual space heating and hot water demands.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a well-established residential suburb with no apparent close proximity to heavy industrial plants, active landfills, or major waste incinerators.
- Any historical or legacy industrial pollution concerns in the wider Cork urban area are distant from this specific residential pocket, though standard environmental checks can be performed for absolute peace of mind.
Flood Safe
8/10Water overflow reports to follow up
- The Ballinlough area generally sits on elevated ground away from the main tidal and river flood zones associated with Cork city centre and the River Lee.
- Surface water accumulation during extreme rainfall events should be verified as a precaution, but the property itself shows no obvious or historical vulnerability to severe flooding.
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 €79,500 based on the 10% rate for non-residential or higher residential tiers, though typically 1% to 2% for standard residential properties up to certain thresholds, buyers should verify the exact residential calculation.
- Solicitor legal fees: approximately €1,500 to €3,000 excluding outlays and VAT.
- Land registration fees: approximately €400 to €800 for property registration and mapping.
- Property valuation fees: approximately €150 to €300 for mortgage purposes.
- Surveyor fees: approximately €600 to €1,200 depending on the level of detail required for a structural survey.
- Annual home insurance: approximately €500 to €900 depending on the policy level and coverage chosen.
Forum Talk
What people are saying about this area
- Residents frequently highlight Ballinlough Road as a highly desirable and mature residential address in Cork with a strong community feel.
- Local forums note excellent convenience to local schools, parks, shops, and regular bus routes into the city centre and Douglas.
- The area is often praised by families trading up due to its central yet quiet suburban atmosphere.
- Traffic during peak morning and evening commuting hours along main access routes toward the city is a common topic of discussion among locals.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
With four bedrooms and an enclosed south-facing rear garden, this home provides a safe and spacious environment for young children, supported by nearby schools and parks.
- Teenagers8/10
The split-level layout featuring a second-floor bedroom and bathroom offers great independence for teenagers, while the convenient location near the city and transport links suits growing families.
- Multi-generational Living7/10
The four-bedroom layout across multiple levels provides good separation of space, although buyers should verify if ground-floor bedroom arrangements are suitable for elderly family members.
- Single Buyers6/10
At 172 square metres with four bedrooms and an asking price of €795,000, this property is quite substantial for a single buyer, but offers an excellent long-term forever home.
- Couples9/10
Couples looking to trade up will appreciate the immaculate A2 energy-rated condition, open-plan living spaces, and south-facing garden ideal for modern living.
- Empty Nesters7/10
The low-maintenance A-rated build and manageable garden make it appealing for empty nesters, though the three-storey layout includes stairs that may require consideration for the future.
- Retirees6/10
While the modern specification and mature, convenient location are ideal for retirees, the multi-storey configuration means it is not a traditional single-level bungalow.
Work
3 areas- Remote Working9/10
The second-floor fourth double bedroom and additional bathroom offer superb flexibility to set up a dedicated home office away from the main living areas.
- Hybrid Commuting9/10
Convenient access to local bus routes and key transport networks makes hybrid commuting into Cork city centre or beyond very efficient.
- Retired7/10
The low energy consumption of the A2 rating and close proximity to essential amenities make retirement living comfortable and manageable.
Practical
8 areas- Ageing in Place6/10
While the home is modern and low-maintenance, buyers should note the multi-storey layout spans three levels, which may require adaptation over time.
- Low Maintenance9/10
Being a modern A2-rated property in immaculate order throughout, it requires minimal immediate upkeep compared to older second-hand homes.
- Secure Gated Entry4/10
The property features a private cobble-lock driveway and enclosed boundaries, but does not have a secure gated communal entry.
- Minimalist Design7/10
Features clean contemporary open-plan spaces, neutral modern finishes, and bright rooms filled with natural light.
- Flexible Floor Plans9/10
The layout provides an open-plan kitchen/living/dining area on the ground floor, a separate lounge, and a top-floor bedroom and bathroom offering great versatility for guests or work.
- Heritage Home1/10
This is a modern, highly energy-efficient property rather than a traditional period or heritage home.
- Ecological Setup9/10
Boasts an exceptional A2 BER rating with an energy performance indicator of 47.19 kWh/m2/yr, ensuring high energy efficiency.
- Outdoor areas8/10
Includes a private cobble-lock front driveway, easy side access, and a south-facing rear garden with a paved patio, lawn, mature planting, and a steel shed.
Interests
9 areas- Gardening6/10
Features a neatly landscaped south-facing rear garden with a lawn and mature planting, though heavily oriented towards paved patio dining rather than extensive cultivation.
- Walking9/10
Excellent walkability with local shops, parks, schools, and bus routes all situated within a short walk of the front door.
- Gym7/10
The proximity to the city centre and Douglas provides good access to local fitness facilities and wellness centers.
- Cycling8/10
The mature suburban location offers straightforward cycling routes into the city centre and surrounding areas.
- Golf7/10
Cork features several established golf clubs within reasonable driving distance from the Ballinlough area.
- Fishing4/10
While Cork has access to rivers and coastal spots, fishing is not a primary lifestyle feature of this specific urban-suburban location.
- Horse Riding4/10
Equestrian facilities would typically require travelling further out towards the countryside surrounding Cork city.
- Water Sports5/10
Proximity to Cork harbour and coastal areas provides decent access to water sports with a short drive.
- Entertaining10/10
The superb open-plan kitchen, dining, and living space connects seamlessly via a modern sun room to a south-facing paved patio and garden, making it exceptional for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Situated in a mature and highly convenient location in Cork with enclosed private outdoor space, offering a peaceful residential feel despite its urban proximity.
- Rural Living2/10
This is a distinctly urban or suburban setting on Ballinlough Road rather than a rural environment.
- Village Living8/10
The location benefits from a strong community feel with local shops, cafés, and parks all within a short walk, mirroring a close-knit village atmosphere.
- Coastal Living3/10
Located in a well-established residential area of Cork rather than directly on the coast.
- Urban Living9/10
Offers quick access to the city centre, Douglas, bus routes, and local amenities, making day-to-day urban living extremely straightforward.
Social
6 areas- Community Involvement9/10
Ballinlough is known as a mature, highly desirable address with a strong community feel and established local networks.
- Café Culture8/10
Local cafés and neighborhood amenities are within a short walk, with further vibrant options available nearby in Douglas and the city centre.
- Nightlife7/10
Quick access to Cork city centre ensures easy enjoyment of restaurants, pubs, and entertainment venues.
- Health/Wellness groups8/10
The mature residential setting is well-placed for local wellness groups, parks, and community activities.
- Networking Opportunities7/10
Proximity to Cork's urban hubs facilitates good professional and social networking.
- Tech-Hub Connectivity8/10
Modern build standards and urban connectivity make this a practical base for tech professionals working remotely or in the city.
Listing information
- Agent
- Savills - Cork
- Phone
- 021 427 1371
- Published on HouseDelve
- 10 September 2026
- Correction
- Report an issue
HD-510CB6HouseDelve · 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.