23 Lavender Court, Forest Hill, Carrigaline, CorkP43A003
€465,000
3 Bed~3 Bath~115 m²~BER A3
What you'll like:
- Energy Efficient A3 Rating: The property boasts an impressive A3 building energy rating, which should ensure lower monthly utility bills and qualifies the home for advantageous green mortgage interest rates.
- Quiet Cul-de-Sac Setting: Positioned within a peaceful cul-de-sac location in the development, minimizing passing traffic noise and creating a safer environment for families with young children.
- South West Rear Aspect: The private rear garden benefits from a highly desirable south-west orientation, maximizing afternoon and evening sunlight for outdoor dining, relaxing, and gardening enthusiasts.
- Turnkey Condition Throughout: Presented in immaculate condition by the current owners, allowing buyers to move in immediately without incurring significant upfront renovation or redecoration expenses.
- Spacious Semi Detached Layout: Offering approximately 115 square meters of well-proportioned accommodation over two floors, featuring a separate living room, extended kitchen dining area, and an additional family TV room.
- Convenient Town Proximity: Located within easy walking distance of Carrigaline town centre, providing effortless access to local supermarkets, vibrant cafes, essential shops, and community services.
- Excellent Local Schools: Situated close to a wide variety of respected educational facilities including local primary schools, Gaelscoil Charraig Uí Leighin, and Carrigaline Community School.
- Reliable Public Transport: Benefits from regular local bus services providing straightforward connectivity directly to Cork city centre and Ballincollig for commuters and students alike.
- Short Commute To Airport: Positioned approximately ten minutes from Cork airport by car, making frequent travel and commuting exceptionally convenient for business professionals and holidaymakers.
- Proximity To Employment Hubs: Offers easy commuting access to major employment centres in Ringaskiddy and the N40 South Ring Road network without excessive travel times.
- Master Bedroom Ensuite: The primary double bedroom includes a dedicated private ensuite bathroom, adding a touch of daily luxury and convenience for the homeowners.
- Off Street Parking Space: Features a convenient cobble-locked driveway to the front with adequate off-street parking capacity for multiple family vehicles safely off the main road.
- Established Residential Development: Situated in one of Carrigaline's most popular and mature residential areas, ensuring a stable neighborhood community with well-maintained surrounding properties.
- Useful Outdoor Storage: Includes a practical steel storage shed in the rear garden, providing secure external space for bicycles, tools, and seasonal outdoor equipment.
- Cozy Woodburning Stove: Fitted with a welcoming woodburning stove in the living space, offering an attractive focal point and efficient supplementary heating during winter months.
- Secure Alarm System: Equipped with an integrated home security alarm system, providing immediate peace of mind for new residents regarding property safety.
- Practical Pull Down Stairs: Features convenient pull-down attic stairs for easy access to additional overhead storage space without requiring bulky ladders.
- Walled Corner Site Advantage: Benefiting from a large corner site with side boundary walls, this layout offers an enhanced sense of privacy and potential boundary security.
- Recreational Amenities Nearby: Close proximity to local GAA, rugby, and soccer clubs, as well as the scenic Owenabue riverside walk for healthy outdoor weekend activities.
- Coastal Access Convenience: Just a short drive away from popular coastal beaches including Crosshaven, Fountainstown, and Myrtleville for enjoyable weekend seaside outings.
But keep in mind:
- High Asking Price Expectations: At a guide price of 465000 euros, buyers should carefully research recent comparable sales in the immediate area to ensure the property represents fair market value.
- Compact Third Bedroom Size: The third bedroom is relatively small and designated as a single room or home office, which might limit long-term flexibility for growing families.
- Potential Future Extension Limits: Being a semi-detached property on a fixed plot, future scope for substantial ground-floor extensions may be restricted by existing boundary limitations.
- Maintenance Of Steel Shed: Buyers should inspect the condition of the external steel shed for any signs of early rust or weather wear requiring future upkeep.
- Cul De Sac Turning Constraints: While quiet, cul-de-sac locations can sometimes experience restricted turning space and visitor parking congestion when multiple residents host guests.
- Management Company Fees: Buyers should verify with their legal representative if there are any annual residents association or management fees applicable to communal green areas in this development.
- Traffic Congestion Hotspots: The surrounding road network leading towards Cork and Ringaskiddy can experience notable peak-time traffic delays that commuters should factor into daily travel plans.
- Potential Stamp Duty Impact: Buyers must calculate precise stamp duty liabilities based on their purchase price bracket to avoid unexpected closing cost surprises.
- BER Verification Due Diligence: Independent professional confirmation of the A3 energy rating should be sought during the structural survey to ensure all advertised insulation and heating features perform optimally.
- Boiler And Heating Servicing: Prospective purchasers should request recent service history records for the gas-fired central heating boiler to gauge its operational lifespan and efficiency.
- Attic Insulation Standards: Although the home has an A3 rating, buyers should visually inspect the attic space via the pull-down stairs to confirm adequate loft insulation thickness and ventilation.
- Window Seal Integrity: All uPVC double glazed windows should be thoroughly inspected for any condensation buildup between panes, which would indicate failed seals requiring replacement.
- Boundary Line Verification: Legal advisors should carefully examine the property deeds to confirm that the exact boundaries of the corner site match the Land Registry mapping without discrepancies.
- Local Development Plans: Buyers should check local authority planning registers to investigate whether any nearby zoned land is designated for future housing developments that could alter the local area.
- Surface Water Drainage Check: Inspect the south-west facing garden's paved patio and lawn areas for proper drainage slope to prevent any potential pooling of rainwater during heavy downpours.
- Appliance Inclusion Clarification: Purchasers must confirm with the selling agent exactly which kitchen appliances and white goods are included in the final sale price contract.
- Radon Gas Testing Status: Buyers may wish to request a radon gas test or review local regional mapping data as part of standard health and safety due diligence protocols.
- Broadband Speed Availability: Verify the maximum available broadband speed and fiber optic provider options at this specific address to ensure remote working requirements can be fully met.
- Home Insurance Premium Checks: Obtain preliminary buildings insurance quotes prior to closing, as certain locations may carry specific weather or flood risk profiling that affects annual premiums.
- Future Energy Upgrade Costs: While currently rated A3, future maintenance of heat pumps, solar panels, or high-efficiency gas boilers will require specialized technical servicing that can involve higher repair costs.
Price positioning
?
Not enough reliable market evidence is available to position this asking price.
Build Analysis
What we know from similar construction types
- The property is a three-bedroom semi-detached family home of approximately 115 square meters, constructed within an established residential development in a quiet cul-de-sac setting.
- It boasts an A3 BER rating, which indicates high energy efficiency and potential eligibility for green mortgage rates, benefiting from modern insulation, gas-fired central heating, and uPVC double glazing.
- The layout includes an open-plan kitchen/dining area extending into a rear TV room, a separate sitting room with a woodburning stove, a guest W.C., an ensuite master bedroom, and a family bathroom.
- External features include a cobble-locked driveway providing off-street parking for multiple cars, a private south/west-facing rear garden with a paved patio, and a steel shed.
- A buyer should verify the compliance and planning status of any added structures such as the rear steel shed, and ensure that the attic space accessed via pull-down stairs meets all standard structural and ventilation requirements.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: Between €700 and €1,000.
- Explanation: Given the property has an efficient A3 BER rating and a floor area of approximately 115 square meters with gas fired central heating and a woodburning stove, energy consumption for heating should be relatively low compared to older properties.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in an established suburban residential area with no major industrial facilities or active heavy manufacturing plants in its immediate vicinity.
- Buyers should verify local environmental records regarding any historical waste sites or legacy land uses in the broader Carrigaline and Ringaskiddy corridor.
Flood Safe
8/10Water overflow reports to follow up
- The elevated topography of the Forest Hill development generally places it well above immediate river flood zones, though localized surface water pooling can occasionally occur during extreme weather events.
- While the nearby Owenabue river has experienced historical flood alerts in lower-lying parts of Carrigaline, the specific site is situated at a higher elevation; buyers are advised to check formal OPW flood maps.
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
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
14 THE PINES, BRIDGEMOUNT, CARRIGALINE
- Sale date
- Declared sale price
- €405,000.00
39 DROIM AN OIR, KILMONEY RD, CARRIGALINE
- Sale date
- Declared sale price
- €310,000.00
7 OAKDENE, HERONS WOOD, CARRIGALINE
- Sale date
- Declared sale price
- €440,000.00
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
23 Lavender Court, Forest Hill, Kilnagleary
- Sale date
- Declared sale price
- €246,696.00
New buildPrice excludes VAT
Buyer fees*
Associated expenses guide
- Stamp duty: Approximately €4,650 based on 1% of the asking price for residential property up to €1 million.
- Solicitor legal fees: Between €1,500 and €3,000 excluding outlays and VAT.
- Land registration fees: Approximately €175 to €700 depending on the property value and registration type.
- Property valuation fees: Around €150 to €300 typically required by mortgage lenders.
- Surveyor fees: Between €400 and €800 depending on the level of detail required for a structural survey.
- Annual home insurance: Approximately €400 to €800 per year depending on the policy level and provider.
Forum Talk
What people are saying about this area
- Forest Hill in Carrigaline is widely regarded in local community forums as a quiet, family-friendly development with active residents' groups.
- Residents frequently highlight the convenience of walking distance access to Carrigaline town centre and local schools.
- Traffic congestion during peak morning and evening commuting hours along the main approach roads to Cork city remains a common topic of discussion among locals.
- The regular 220 bus service is frequently praised on social media channels for providing reliable connectivity to Cork city centre and Ballincollig.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
This three-bedroom semi-detached home is in a quiet cul-de-sac within a popular residential development, offering a safe environment for young children with a private south/west-facing rear garden and proximity to local schools.
- Teenagers7/10
With three bedrooms and multiple living spaces including a kitchen/dining room and rear TV room, there is good separation of space for teenagers, plus nearby sports clubs and walking routes.
- Multi-generational Living4/10
At 115 sq.m with three bedrooms and one reception plus a TV room, the layout is more tailored to a nuclear family rather than true multi-generational living.
- Single Buyers7/10
An A3-rated turnkey home within walking distance of Carrigaline town centre and a regular bus service to Cork city makes this a strong option for single buyers looking for modern efficiency and connectivity.
- Couples8/10
Offering three bedrooms, modern turn-key condition, an ensuite master bedroom, and a south/west-facing garden with a patio, this property suits couples looking to settle down or grow.
- Empty Nesters7/10
The manageable 115 sq.m size, low maintenance requirements of an A3-rated home, and proximity to town amenities make it appealing for empty nesters wanting a manageable property.
- Retirees6/10
While close to town amenities and healthcare services, it is a two-story semi-detached property which might require navigating stairs long-term unless modified.
Work
3 areas- Remote Working8/10
Bedroom 3 provides a dedicated single/office space, and the overall quiet cul-de-sac environment supports a productive home-working setup.
- Hybrid Commuting8/10
Conveniently located about 10 minutes from Cork Airport, 15 minutes to Cork city centre, and close to the N40 South Ring Road with a regular 220 bus service.
- Retired7/10
The turnkey condition, energy efficiency, and proximity to town centre amenities suit a comfortable retirement lifestyle.
Practical
8 areas- Ageing in Place5/10
While manageable and featuring a guest W.C. on the ground floor, the presence of stairs to all bedrooms means major modifications would be needed for long-term ageing in place.
- Low Maintenance9/10
Presented in turnkey condition with an A3 BER rating, uPVC double glazed windows, gas fired central heating, and modern finishes throughout.
- Secure Gated Entry4/10
Features off-street parking with a paved driveway for two cars and a burglar alarm, but lacks gated community entry.
- Minimalist Design6/10
Traditional semi-detached layout rather than open-plan minimalist architecture, though clean and modernly maintained.
- Flexible Floor Plans6/10
Includes a separate sitting room, kitchen/dining room, and rear TV room, providing some layout flexibility for family living or working.
- Heritage Home2/10
This is a modern, established residential property rather than a period or heritage home.
- Ecological Setup9/10
Boasts an impressive A3 BER rating, making it suitable for green mortgages and energy-efficient living.
- Outdoor areas8/10
Offers a private south/west-facing rear garden with a paved patio area, a steel shed, and a walled-in side area.
Interests
9 areas- Gardening6/10
Features a private south/west-facing rear garden laid out in lawn, offering a good space for domestic gardening and planting.
- Walking8/10
Close to the Owenabue riverside walkway, local town amenities, and residential walking routes.
- Gym6/10
Proximity to Carrigaline town centre provides reasonable access to local health and fitness facilities.
- Cycling6/10
Suburban location with accessible local roads and nearby paths connecting to town and surrounding areas.
- Golf7/10
Fernhill Golf & Country Club is located close at hand, making it very convenient for golf enthusiasts.
- Fishing5/10
Proximity to the Owenabue river and coastal areas offers reasonable access to local fishing spots.
- Horse Riding4/10
Equestrian facilities are not directly adjacent, though rural areas outside the town may offer options.
- Water Sports6/10
Conveniently located for trips to nearby coastal areas like Crosshaven for sailing and water sports.
- Entertaining8/10
The open plan flow between the kitchen, dining room, and TV room, combined with a south/west-facing patio and garden, is ideal for entertaining.
Lifestyle
5 areas- Quiet Living8/10
Positioned in a quiet cul-de-sac setting within an established residential development, providing a peaceful residential atmosphere.
- Rural Living3/10
Located in a suburban development within walking distance of Carrigaline town centre, offering an urban-suburban rather than rural environment.
- Village Living7/10
Carrigaline offers a strong community feel with local shops, schools, and services all within walking distance from the property.
- Coastal Living6/10
While not directly on the coast, the property is reasonably close to Crosshaven, Fountainstown, and Myrtleville beaches for coastal outings.
- Urban Living5/10
Situated in a suburban residential development with easy access to Carrigaline amenities and a regular bus service to Cork city centre.
Social
6 areas- Nightlife5/10
Local pubs and dining options exist in Carrigaline, but more extensive nightlife requires traveling into Cork city centre.
- Community Involvement7/10
Located in a mature, established development with active local GAA, rugby, and soccer clubs nearby.
- Café Culture7/10
Within walking distance of Carrigaline town centre, which features a range of local shops, cafés, and restaurants.
- Health/Wellness groups6/10
Good access to local sports clubs, walking paths, and community facilities supporting health and wellness.
- Networking Opportunities5/10
Primarily a residential suburb, though easy commuting distance to Cork city hubs offers professional networking potential.
- Tech-Hub Connectivity6/10
Good transport links to Cork city and Ringaskiddy make it feasible for tech sector commuters, though buyers should verify broadband speeds.
Listing information
- Agent
- Dan Howard & Co Ltd
- Phone
- 021 424 8654
- Published on HouseDelve
- 6 September 2026
- Correction
- Report an issue
HD-B2ED29HouseDelve · 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.