22 Lavender Court, Forest Hill, Carrigaline, CorkP43EK74
€465,000
3 Bed~3 Bath~115 m²~BER A3
What you'll like:
- High energy rating: The property boasts an impressive A3 BER rating, which significantly lowers monthly utility costs and ensures exceptional modern thermal efficiency throughout the home.
- Turnkey presentation: The interior arrives in pristine showhouse condition with tasteful decorations, allowing the incoming buyer to move in immediately without executing any expensive immediate renovations.
- Spacious layout: Spanning approximately 115 square meters, the well-proportioned three-bedroom semi-detached configuration provides comfortable daily living space well-suited for growing families or professional couples alike.
- Modern kitchen setup: The extensive fitted kitchen includes integrated appliances and an open-plan lounge connection, offering a contemporary culinary space ideal for both daily meals and hosting guests.
- Renewable hot water: Equipped with solar panels dedicated to hot water production, the home demonstrates reduced reliance on fossil fuels and promotes sustainable everyday domestic living.
- Zoned heating control: The gas-fired central heating system features separate zones, enabling occupants to heat specific areas independently to maximize comfort and minimize energy waste.
- Comfortable reception room: The separate sitting room features a cozy inserted stove and elegant ceiling cornicing, creating a warm, inviting atmosphere for relaxing winter evenings with family.
- Private outdoor retreat: The enclosed west-facing rear garden captures wonderful afternoon and evening sunlight, providing an exceptional private sanctuary for outdoor dining, relaxing, and weekend entertaining.
- Secure off-street parking: A durable cobble-lock driveway at the front offers convenient, private parking directly outside the front door for resident vehicles and visiting guests.
- Green area proximity: Positioned adjacent to a large communal green space, the property enjoys an open outlook and offers safe recreational areas just steps from the front door.
- Quality sanitary ware: All three bathrooms feature modern tiling and high-specification fittings, delivering a luxurious aesthetic and robust long-term durability for daily hygiene routines.
- Ample storage options: Built-in slider robes in the primary bedroom and useful under-stair storage maximize floor space and help keep personal belongings neatly organized throughout the year.
- Dedicated utility room: The separate utility room comes fully plumbed for laundry appliances and includes fitted shelving, preventing domestic chores from cluttering the main kitchen area.
- Attic accessibility: A convenient stira stairs leads up to a floored overhead attic space, offering substantial seasonal storage and easy access for maintenance checks.
- Popular residential development: Situated within the highly sought-after Forest Hill neighborhood, the property benefits from a strong community feel and traditionally robust long-term property demand.
- Convenient local access: Located just a short distance from all essential amenities in Carrigaline, residents enjoy effortless access to local schools, shops, medical centers, and sports clubs.
- Reliable public transport: The area features a regular 24-hour bus service, providing dependable and flexible commuting options directly into nearby employment and commercial hubs.
- Strategic commuter location: The short drive to Cork City Centre, Cork Airport, and Ringaskiddy makes this address exceptionally convenient for regional commuters and frequent flyers alike.
- Solid construction features: Incorporating double-glazed PVC windows and a composite front door, the dwelling offers strong acoustic insulation and dependable weather resistance against coastal elements.
- Stable asking price: The recorded asking price has remained steady at €465,000 without erratic fluctuations, suggesting a confident vendor valuation aligned with local market expectations.
But keep in mind:
- Potential overpricing risk: At €465,000, buyers should thoroughly investigate comparable recent sales in Carrigaline to ensure the A3 rating fully justifies the price per square meter.
- High density estate layout: The semi-detached configuration within a popular modern development implies close proximity to neighbors, which may occasionally result in reduced acoustic privacy outdoors.
- Maintenance of solar panels: While solar water heaters save energy, buyers should verify the age and servicing history of the system to avoid unexpected future replacement expenses.
- Compact third bedroom: Bedroom three measures 2.78m by 2.73m, meaning it may feel quite tight when configured as a double room and is likely better suited as a single bedroom or home office.
- Ensuite spatial limits: The ensuite attached to the primary bedroom measures under a meter wide, which could feel somewhat confined for taller or broader occupants during daily use.
- Traffic congestion exposure: Proximity to main thoroughfares and commuter routes into Cork City and Ringaskiddy can introduce heavy rush-hour traffic delays for motorists leaving the estate.
- Boundary fence ownership: Buyers must check legal title documents to confirm exact maintenance responsibilities for the fencing enclosing the west-facing rear garden.
- Attic insulation clearance: Although the attic is floored for storage, buyers should inspect the space to ensure the installation of storage boards has not compressed vital insulation layers.
- Management company fees: Modern housing developments frequently involve management companies for common green areas, so buyers must verify if annual service charges apply to this specific address.
- Extension limitations: The presence of a west-facing rear garden and side access is wonderful, but any future ground-floor extensions would permanently reduce the remaining outdoor patio space.
- Stove ventilation compliance: The inserted stove in the main sitting room should be inspected by a certified professional to confirm adherence to current building regulations and chimney safety standards.
- Ventilation in wet rooms: Buyers should carefully inspect the bathrooms and utility room for adequate mechanical extraction to prevent trapped moisture and potential mold growth over time.
- Parking bay constraints: While the cobble-lock driveway accommodates private parking, visitors may occasionally find competing on-street parking limited during peak evening hours.
- Utility room external door: The side door in the utility room provides convenient access, but buyers should check its weather-sealing and security locking mechanisms against forced entry.
- Basement and drainage checks: Although flooding is unlikely given the elevated topography, buyers should ensure standard drainage surveys confirm surface water runoff away from the foundations.
- Future local development: The rapid expansion of Carrigaline means nearby infrastructural projects or additional housing phases could introduce localized construction noise and increased traffic.
- Window seal longevity: PVC double-glazed windows require careful inspection to detect any failing seals that might cause internal condensation or drafts during colder winter months.
- Appliance warranty status: Integrated kitchen appliances included in the sale may be approaching the end of their manufacturer warranties, posing a minor near-term replacement risk for the buyer.
- Flooring transition wear: The combination of tiled, wooden, and carpeted flooring throughout the house should be checked for normal wear and tear that might require professional cleaning or patching.
- Lack of historical negotiation data: Because the asking price has remained unchanged in tracked records, buyers may need to test vendor motivation carefully during the formal bidding process.
Price positioning
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- The asking price of €465,000 appears slightly under valued relative to recent verified transaction evidence on the same street, where a comparable property sold for €468,000 in late 2025.
- Valuation signals are reinforced by the property's high energy efficiency rating of A3 and turnkey condition, which typically attract premium valuations in the current market.
- Support for this price point is provided by strong local demand and modern features like solar panels, whereas potential overpricing risks could stem from broader macroeconomic pressures affecting buyer borrowing limits.
- Overall, the pricing strategy aligns sensibly with recent achieved figures on the same development, positioning the home competitively while reflecting its superior internal fit and finish.
Build Analysis
What we know from similar construction types
- The property is an A3-rated modern semi-detached house spanning approximately 115 square meters, offering significant energy efficiency advantages typical of recent builds.
- Key build features include zoned gas central heating, solar panels for water heating, a composite front door, and PVC double-glazed windows and doors.
- Potential buyers should investigate the documentation for the solar thermal or PV installation and verify compliance of the inserted stove in the sitting room.
- The presence of a Stira stairs leading to a floored attic suggests useful storage space, though buyers should check if any structural modifications to the roof truss require planning or building control certification.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 900 to 1,200 euro.
- Explanation: This property benefits from an efficient A3 BER rating, zoned gas central heating, and solar panels for water heating, which will help keep energy consumption and heating costs relatively low for a 115 m2 home.
Pollution Safe
9/10Environmental situation to investigate
- The development is situated in a modern suburban residential area well away from major heavy industrial zones, large-scale waste facilities, or active landfills.
- Any historical industrial legacy or proximity concerns in the broader Carrigaline and Ringaskiddy corridor should be independently verified by prospective buyers.
Flood Safe
8/10Water overflow reports to follow up
- The property is situated in an elevated residential development in Carrigaline, well removed from major river corridors and known coastal flood zones.
- Official mapping indicates no recorded flood hazards or historical inundation issues directly affecting this specific immediate locality.
- While general surface water pooling during extreme weather events is possible in any urban setting, the overall topographic setting provides good natural protection against significant flooding.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
5 LAVENDER COURT, FOREST HILL, CARRIGALINE
- Sale date
- Declared sale price
- €468,000.00
9 LAVENDER COURT, FOREST HILL, KILNAGLEARY
- Sale date
- Declared sale price
- €365,000.00
Recent sales in the wider Forest Hill area
CRANNAGH, CHURCH RD, CARRIGALINE
- Sale date
- Declared sale price
- €640,000.00
150 DUN EOIN, BALLINREA RD, CARRIGALINE
- Sale date
- Declared sale price
- €385,000.00
APT 1 THE SEASONS, CORK ROAD, CARRIGALINE
- Sale date
- Declared sale price
- €248,000.00
13 KILMONEY HEIGHTS, CARRIGALINE, CORK
- Sale date
- Declared sale price
- €390,000.00
2 THE HOLLYS, BRIDGEMOUNT, CARRIGALINE
- Sale date
- Declared sale price
- €370,000.00
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
22 LAVENDER COURT, FOREST HILL, KILNAGLEARY CARRIGALINE
- Sale date
- Declared sale price
- €258,590.30
New buildPrice excludes VAT
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €4,650 — 1% of €465,000.
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Based on the asking price shown on this page, using standard residential stamp-duty rates. No adjustments are made for VAT, reliefs, mixed-use property or additional land. The final purchase price and your circumstances may change the amount payable.
- Solicitor legal fees: approximately 1,500 to 3,000 euro plus outlay and VAT.
- Land registration fees: approximately 400 to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 to 250 euro.
- Surveyor fees: approximately 400 to 800 euro for a standard structural survey.
- Annual home insurance: approximately 350 to 600 euro depending on the level of coverage.
Forum Talk
What people are saying about this area
- Residents in Forest Hill, Carrigaline frequently highlight the estate as a family-friendly and well-maintained development with active community engagement.
- Local discussions often praise the convenience of the area, noting good proximity to local schools, shops, and sports amenities within Carrigaline.
- Commuter forums frequently discuss traffic conditions around peak times on the main routes toward Cork City, Ringaskiddy, and Cork Airport.
- The availability of the 24-hour bus service is regularly highlighted by residents as a major positive for public transport connectivity.
- Neighbourhood groups frequently mention the benefit of nearby green spaces and safe walking paths within and around the residential phases.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features three bedrooms and an enclosed west-facing rear garden with a safe play area, located in a popular family-oriented development near local amenities.
- Teenagers7/10
With three well-proportioned bedrooms and good living space, there is adequate room for a growing family, though older children might desire more independent living areas.
- Multi-generational Living5/10
The semi-detached layout provides three bedrooms and two bathrooms plus a guest WC, but lacks a dedicated self-contained annex for extended family members.
- Single Buyers7/10
A turnkey A-rated property offering modern comforts and energy efficiency, though the price point in Carrigaline may require solid financial planning for a single income.
- Couples9/10
Immaculate showhouse condition with an open-plan kitchen and dining area makes this ideal for couples looking to move straight in without renovation work.
- Empty Nesters8/10
Low maintenance requirements of a modern A-rated home with gas zoned heating and solar panels appeal to those looking to downsize from larger properties.
- Retirees7/10
Conveniently located a short distance to local amenities and services in Carrigaline, though stairs are required to access all bedrooms and the main bathroom.
Work
3 areas- Remote Working8/10
The property includes three bedrooms, offering flexible space to set up a home office, and buyers should verify local broadband speeds.
- Hybrid Commuting8/10
Well-positioned for commuting with a short drive to Cork City Centre, Ringaskiddy, and Cork Airport, plus a regular 24-hour bus service nearby.
- Retired8/10
Low maintenance A-rated construction and proximity to local services make this a comfortable option for retirement living.
Practical
8 areas- Ageing in Place6/10
Features comfortable ground-floor living spaces, though stairs to the upper bedrooms and bathroom mean accessibility adaptations might be needed over time.
- Low Maintenance9/10
Presented in showhouse condition throughout with modern A-rated energy efficiency, double glazed windows, and gas zoned heating.
- Secure Gated Entry2/10
This is a standard open residential development with a private cobble-lock driveway rather than a secure gated community.
- Minimalist Design7/10
Clean modern finishes, tiled floors, and contemporary fitted kitchen elements offer a streamlined aesthetic.
- Flexible Floor Plans7/10
The 115 sq m layout includes open-plan kitchen and dining spaces, a separate sitting room, utility room, and three bedrooms.
- Heritage Home1/10
This is a modern, A-rated property in a contemporary development rather than a period or heritage home.
- Ecological Setup9/10
Benefits from an A3 BER rating, solar panels for hot water, and gas-fired zoned central heating.
- Outdoor areas8/10
Includes a private west-facing rear garden with a patio area, side access, and a cobble-lock driveway to the front.
Interests
9 areas- Gardening6/10
Features an enclosed west-facing rear garden with a patio area and side access, offering a manageable space for keen gardeners.
- Walking7/10
Conveniently located within minutes of local amenities in Carrigaline, with the estate featuring a large adjacent green area for casual strolls.
- Gym6/10
Proximity to Carrigaline provides access to local health and fitness facilities, though specific gym options should be verified locally.
- Cycling6/10
The surrounding suburban roads offer cycling routes, though connectivity to major cycle lanes towards the city should be investigated.
- Golf5/10
Buyers should verify the exact distance to the nearest golf clubs in the wider Carrigaline and Cork region.
- Fishing4/10
While coastal and river settings exist in the wider Cork area, local fishing spots require specific travel from this residential estate.
- Horse Riding4/10
Equestrian facilities are typically found further out in the rural surrounds of Cork rather than immediately adjacent to the development.
- Water Sports5/10
Proximity to Cork harbour areas allows for potential water sports access, though enthusiasts will need to travel slightly to reach specialized facilities.
- Entertaining8/10
Features an open-plan kitchen and dining area flowing into a lounge, complemented by a private west-facing rear garden and patio for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Situated in a popular residential development with a large green area adjacent, offering a peaceful suburban environment while remaining connected.
- Rural Living3/10
This is a suburban housing development rather than a rural setting, though it is close to the countryside in County Cork.
- Village Living8/10
Carrigaline offers a strong community feel with local shops, services, and amenities just a short distance from the property.
- Coastal Living4/10
While located in County Cork near coastal directions, the immediate setting is a suburban residential development rather than a coastal one.
- Urban Living6/10
Provides good proximity to Cork City Centre and Cork Airport via a regular 24-hour bus service, blending suburban convenience with urban access.
Social
6 areas- Community Involvement7/10
Located in a hugely popular residential development with an active local community in Carrigaline.
- Café Culture7/10
Proximity to the main street of Carrigaline provides access to local cafes, pubs, and everyday socializing spots.
- Nightlife6/10
Local pubs like The Corner House are nearby, while a wider array of nightlife options can be accessed in nearby Cork City Centre.
- Health/Wellness groups7/10
Access to local wellness groups and community activities is supported by the proximity to Carrigaline's town amenities.
- Networking Opportunities6/10
Good connectivity to Cork City and surrounding employment hubs like Ringaskiddy supports professional networking.
- Tech-Hub Connectivity7/10
Short commute to major employment and tech centers in Cork, though home fiber-optic internet availability should be verified.
Listing information
- Agent
- Michael Pigott Auctioneer & Valuer
- Phone
- 021 437 3300
- Current status
- active
- Published on HouseDelve
- 4 November 2026
- Correction
- Report an issue
HD-3B4B02HouseDelve · Republic of IrelandReport checks
Sources used: Public marketplace, Property Price Register, and grounded web research where available.
Automated quality checks: Passed
* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.