2 The Tides, Harbour Heights, Rochestown Road, Cork
€475,000
3 Bed~2 Bath~107 m²~BER A2
What you'll like:
- A2 BER rating: This exceptional energy rating ensures minimal heat loss, significantly lower monthly utility bills, and superior thermal comfort throughout all seasonal changes.
- Brand new construction: Enjoy modern building standards, contemporary architectural design, and pristine finishes that eliminate the immediate need for costly renovations or repairs.
- First Home Scheme eligibility: Buyers may qualify for this government-backed shared equity initiative, making the acquisition of a brand-new home considerably more financially accessible.
- Spacious three bedrooms: The well-proportioned bedroom layout accommodates growing families, remote working requirements, or convenient guest accommodation without feeling cramped.
- Two modern bathrooms: Multiple bathrooms reduce morning congestion and provide essential convenience and privacy for busy households and visiting guests alike.
- Generous floor area: The 107 square meters of living space provides a practical, well-balanced footprint designed for modern family lifestyles and effortless furniture placement.
- Desirable south suburbs: Located in a sought-after suburban setting near Cork City, offering an appealing blend of community charm and metropolitan convenience.
- Tranquil waterfront location: Residents can enjoy scenic views and a peaceful village atmosphere that enhances daily well-being and recreational opportunities.
- Outdoor leisure proximity: The surrounding natural environment provides fantastic access to walking trails, fresh air, and outdoor activities right on your doorstep.
- Reliable bus connectivity: Easy access to the 216 and 223 bus routes ensures stress-free commuting into Rochestown, Douglas, and Cork City centre.
- Modern heating systems: High-efficiency heating technology delivers consistent warmth while keeping carbon footprints and operating expenses exceptionally low.
- Superior acoustic insulation: Contemporary building regulations ensure reduced noise transmission between rooms and from outside, creating a quiet indoor sanctuary.
- Contemporary kitchen provisions: New-build status typically includes contemporary wiring and plumbing setups ready for modern, high-end kitchen appliances and cabinetry.
- Future-proofed electrical: Ample socket placements and modern distribution boards accommodate heavy modern electronic usage and potential electric vehicle charging needs.
- Low maintenance costs: Brand-new materials and structural elements require minimal upkeep for the first several years of ownership compared to older second-hand properties.
- New home warranty: Benefit from structural defect insurance and developer guarantees that provide vital peace of mind regarding construction quality.
- Growing community appeal: Investing in a new development allows buyers to integrate into a fresh, thriving neighborhood of similar family households.
- Convenient local amenities: Passage West offers a charming village atmosphere with local shops, schools, and essential services located within easy reach.
- Easy commuter access: Strategic positioning along the Rochestown Road corridor facilitates straightforward driving access to major employment hubs across Cork.
- Attractive architectural appeal: Modern styling and cohesive estate landscaping create an appealing visual environment that supports long-term property desirability.
But keep in mind:
- Phase launching soon: Construction timelines may be subject to unexpected delays, meaning buyers should verify exact completion dates and potential handover milestones.
- Price cap limitations: Eligibility for the First Home Scheme is strictly subject to relevant regional price ceilings that buyers must independently confirm.
- Public transport reliance: While bus routes are available, schedules and peak-hour traffic congestion along commuter corridors could impact daily travel times.
- Finishing specification details: Buyers must thoroughly inspect contracts to verify which fixtures, fittings, and flooring options are included in the baseline asking price.
- Management company fees: New developments often require service charges for communal area upkeep, which buyers should factor into their ongoing monthly budgets.
- Construction phase disruption: Early residents may experience ongoing building work, noise, and dust as subsequent phases of the development are completed nearby.
- Garden landscaping status: New-build gardens are frequently delivered as bare soil, requiring additional financial investment and physical effort to landscape properly.
- Parking allocation rules: Buyers should verify the exact number of designated parking spaces assigned to this specific property to avoid future neighborhood disputes.
- Broadband infrastructure check: High-speed fibre broadband availability should be independently verified with service providers before finalizing purchase commitments.
- Snagging list necessity: Buyers should budget for a professional snagging inspection to identify and ensure the developer rectifies any cosmetic or minor construction flaws.
- Property tax assessment: Local Property Tax bands for brand-new builds should be calculated in advance to understand the exact annual taxation liability.
- Future development impacts: Check local planning authority files to ensure no unexpected high-density projects are slated for surrounding lands that could affect views.
- Shared equity repayment terms: Buyers utilizing the First Home Scheme should carefully examine the long-term financial implications of the equity stake repayment structure.
- Management company rules: Review estate covenants regarding pet ownership, exterior modifications, and parking restrictions to ensure they align with your lifestyle.
- Storage limitation checks: Evaluate built-in wardrobe and attic storage options to ensure they adequately meet your household accumulation and storage needs.
- Exact floor plan verification: Review detailed architectural drawings to confirm room dimensions and window orientations match your personal furniture and lighting preferences.
- Insurance cost variations: Confirm standard home insurance premiums for new-build developments in designated coastal or waterfront proximity zones.
- Developer reputation research: Investigate the track record and previous project quality of the construction firm behind the development for complete reassurance.
- Electric vehicle readiness: Verify if conduit or direct charger installation is pre-wired, as retrofitting charging infrastructure later can incur extra expenses.
- Road infrastructure capacity: Assess whether local access roads are fully capable of handling increased traffic once all phases of the wider development are fully inhabited.
Price positioning
?
- The asking price seems slightly positioned towards the upper spectrum for properties of this size and modern efficiency standard in the local suburban market context, reflecting its newly constructed status and premium features.
- Signals pointing towards an elevated valuation include the exceptional A2 energy rating and eligibility for the First Home Scheme, which heavily attract modern buyers seeking lower ongoing utility and maintenance costs.
- Market volatility, potential supply increases in neighboring developments, and broader economic shifts regarding mortgage interest rates could undermine such a demanding pricing strategy over the coming selling phases.
- Proximity to major transport corridors and scenic waterfront amenities provides strong supportive fundamentals that justify the premium price tag for families seeking convenient access combined with a tranquil lifestyle.
Build Analysis
What we know from similar construction types
- This is a new build property forming part of a larger residential development, offering the advantage of contemporary construction standards and modern architectural layouts.
- The property boasts a highly efficient A2 BER rating, which typically indicates high levels of thermal insulation, airtightness, and modern heating systems such as heat pumps, resulting in significantly lower energy bills.
- As a newly constructed home, a buyer should investigate the specific structural guarantee or warranty scheme applicable, such as a 10-year HomeBond or similar structural defect insurance.
- A buyer should verify the completion timeline, snagging procedures, and any management company fees or estate rules that may apply to the common areas of the development.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €800 to €1,200.
- Explanation: Due to the high A2 BER rating, the property benefits from excellent energy efficiency and modern insulation, which significantly reduces annual space heating and hot water demands compared to older homes.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The development is positioned in a coastal and waterfront region, meaning localized drainage or coastal weather events should be factored into general due diligence.
- Buyers should review local authority flood maps and environmental reports to confirm the specific flood risk profile for the exact plot.
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, amounting to €4,750.
- Solicitor legal fees: generally ranging from €1,500 to €3,000 plus outlays and VAT.
- Land registration fees: approximately €130 to €700 depending on the property value and registration type.
- Property valuation fees: typically between €150 and €300 for mortgage purposes.
- Surveyor fees: usually ranging from €500 to €1,000 depending on the type of survey conducted.
- 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
- Locals often discuss the scenic appeal of the waterfront location and the convenience of the nearby greenway for walking and cycling.
- Residents frequently mention transport connectivity, noting that the 216 and 223 bus routes provide useful access to Douglas and Cork City Centre.
- There is ongoing community interest in the continuous development of new housing phases in the Passage West and Rochestown areas.
- Discussions on local forums often highlight the balance between quiet village living and commuter convenience for those working in the city.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The 3-bedroom new build layout provides adequate space for young families, and the suburban location offers a balanced environment, though buyers should verify local childcare availability and school places.
- Teenagers7/10
With three bedrooms and good access to bus routes connecting to Cork City, teenagers have reasonable independence, although space may become limited as they grow older.
- Multi-generational Living4/10
At 107 m² across 3 bedrooms and 2 bathrooms, the floor area is relatively compact for multi-generational living without significant modifications or extensions.
- Single Buyers8/10
An A2 BER rating ensures low energy bills, and the property qualifies for the First Home Scheme subject to caps, making it an attractive option for single buyers entering the market.
- Couples9/10
This modern 3-bed home is exceptionally well-suited for couples looking to start a family or enjoy extra space for home offices, benefiting from high energy efficiency.
- Empty Nesters8/10
The new build nature means low maintenance and modern conveniences, making it an appealing option for those looking to downsize to a manageable footprint.
- Retirees7/10
While the low maintenance of a new build is ideal for retirees, buyers should investigate accessibility features and proximity to local healthcare facilities.
Work
3 areas- Remote Working8/10
A 3-bedroom layout allows one or more bedrooms to easily be converted into dedicated home offices, benefiting from modern build standards.
- Hybrid Commuting8/10
Easy access to the 216 and 223 bus routes provides convenient connectivity to Rochestown, Douglas, and Cork City Centre for hybrid workers.
- Retired8/10
The low-maintenance nature of a new A2-rated home makes it very suitable for retirees looking for hassle-free living.
Practical
8 areas- Ageing in Place7/10
Modern layouts offer convenience, though buyers should check if ground-floor bathroom provisions or specific accessibility adaptations are present.
- Low Maintenance10/10
As a brand new build home with an A2 BER rating, maintenance requirements will be exceptionally low for the foreseeable future.
- Secure Gated Entry4/10
The listing does not indicate a gated entry system for this particular development phase.
- Minimalist Design9/10
Contemporary new build architecture lends itself naturally to clean lines and minimalist interior design.
- Flexible Floor Plans7/10
A 3-bedroom, 2-bathroom layout provides good flexibility for bedrooms, guest rooms, or home offices.
- Heritage Home1/10
This is a brand new build development rather than a period or heritage property.
- Ecological Setup10/10
Achieving an A2 BER rating ensures top-tier energy efficiency, lower carbon emissions, and reduced energy costs.
- Outdoor areas7/10
The property includes private outdoor space along with proximity to waterfront amenities and outdoor leisure paths.
Interests
9 areas- Gardening6/10
New build properties typically come with standard or blank-canvas gardens, offering a great opportunity for keen gardeners to design their own outdoor space.
- Walking9/10
The waterfront location and village setting provide wonderful opportunities for scenic walks and outdoor leisure activities.
- Gym5/10
Buyers should verify the proximity and availability of local fitness clubs and gym facilities in the immediate Passage West or Rochestown areas.
- Cycling7/10
The scenic waterfront area offers pleasant cycling routes, though commuters cycling into Cork City should assess dedicated cycle path infrastructure.
- Golf6/10
Buyers should investigate the proximity of nearby golf courses in the greater Cork south suburbs.
- Fishing8/10
Given the waterfront location in Passage West, the area offers strong appeal for fishing enthusiasts.
- Horse Riding5/10
Equestrian facilities are not immediately mentioned on-site, so buyers interested in horse riding should check for nearby stables.
- Water Sports9/10
The waterfront setting makes this an exceptional location for those interested in water sports and marine activities.
- Entertaining7/10
The modern open layout of a new build home is well-suited for hosting guests, supported by efficient modern heating and insulation.
Lifestyle
5 areas- Quiet Living8/10
Situated in a waterfront location offering a tranquil and idyllic setting, the development provides a peaceful environment away from the city core.
- Rural Living4/10
Located in a suburban and village setting with bus connectivity to the city, this is a suburban new build development rather than a rural property.
- Village Living9/10
The property is situated in Passage West, which offers the perfect balance of relaxed village living with convenient access to local amenities.
- Coastal Living9/10
Positioned in a waterfront location, residents can enjoy coastal scenery and outdoor leisure right on their doorstep.
- Urban Living5/10
While public transport links via the 216 and 223 bus routes connect to Cork City, the immediate area is suburban and village-focused rather than urban.
Social
6 areas- Community Involvement7/10
Passage West offers a tight-knit village community with local events and clubs for residents to engage with.
- Café Culture7/10
Local village amenities include spots to socialise, with broader café culture accessible nearby in Douglas and Cork City.
- Nightlife5/10
Nightlife options in the immediate village are relaxed, with more extensive options requiring travel into the city centre.
- Health/Wellness groups6/10
Buyers should verify local community wellness classes and health groups operating within the Passage West area.
- Networking Opportunities5/10
Professional networking is more prevalent closer to Cork City Centre, though excellent transport links make commuting feasible.
- Tech-Hub Connectivity7/10
New build developments generally feature modern telecommunications infrastructure, supporting connectivity to tech hubs in Cork.
Listing information
- Agent
- Sherry FitzGerald New Homes
- Phone
- 021 427 0099
- Published on HouseDelve
- 16 September 2026
- Correction
- Report an issue
HD-63A6F5HouseDelve · 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.