3 Corbally Road, Corbally, LimerickV94EHK7
€315,000
3 Bed~1 Bath~116 m²~BER G
What you'll like:
- Superb urban location: Situated in the popular area of Corbally, this property provides effortless walking access to the city centre, making daily commuting highly convenient.
- Excellent nearby education: Families will benefit from having respected institutions like St Munchins College and Scoil Íde Primary School located right on the doorstep.
- Convenient public transport: A dedicated bus stop positioned immediately outside the property ensures smooth and reliable connectivity for non-motorised daily commuters.
- Walking distance amenities: Residents can easily stroll to local shops, bars, restaurants, and the award-winning Hook & Ladder Café without needing a car.
- Private outdoor space: The fully private rear garden offers a peaceful sanctuary for residents to relax outdoors away from passing neighbourhood traffic.
- Favourable garden orientation: Benefiting from a south-east aspect, the rear garden enjoys abundant natural sunlight throughout the morning and afternoon hours.
- Off-street parking: The front driveway provides convenient and secure vehicle storage directly on the plot, eliminating the hassle of searching for public curbside spaces.
- Valuable standalone garage: A large detached outbuilding features an integrated kitchen and bathroom, offering versatile space for hobbies, storage, or potential remote working setups.
- Extension potential: The generous layout and outdoor footprint provide ample structural scope for future extensions, subject to obtaining the necessary local planning permissions.
- Functional three-bed layout: The accommodation includes three well-proportioned bedrooms, making it an ideal starter home or long-term investment property for growing households.
- Spacious reception room: A welcoming and generously sized main living area offers plenty of room for family relaxation and hosting visiting guests comfortably.
- Kitchen dining integration: The combined kitchen and dining space creates a practical hub for everyday family meals and casual entertaining throughout the year.
- Dual glazed windows: Fitted with double-glazed uPVC windows, the house provides a solid baseline for noise reduction and improved internal thermal retention.
- Gas heating installed: The property comes equipped with a gas-fired central heating system, offering familiar and responsive climate control across the living spaces.
- Established residential neighbourhood: Located within a mature and sought-after community, buyers can expect stable neighbourhood characteristics and enduring property desirability.
- Stable asking price: The recorded asking price has remained completely unchanged at €315,000, suggesting a firm vendor pricing stance with limited immediate downward flexibility.
- Flexible layout options: The inclusion of an entrance porch and hallway adds a practical buffer zone for muddy boots and outerwear before entering main rooms.
- Ideal for investors: Given the high demand in Corbally and proximity to schools, the property holds strong potential for consistent rental yield performance.
- Viewing accessibility: Local auctioneers are readily available to arrange viewings, allowing prospective buyers to inspect the physical condition and layout firsthand.
- Clear statutory boundaries: The inclusion of a large garage and distinct rear garden plot provides clear spatial definition for future landscaping and property improvements.
But keep in mind:
- Extremely poor energy rating: The property holds an abysmal G energy rating, which indicates severe heat loss and will require extensive insulation upgrades before becoming efficient.
- Heavy retrofitting costs: Upgrading a G-rated home to modern energy standards will demand a substantial financial investment in wall insulation, heating, and windows.
- Single bathroom limitation: With only one bathroom servicing all three bedrooms, larger households may experience morning congestion and daily routine bottlenecks.
- Outdated thermal performance: The current G rating implies that heating bills will be unusually high until comprehensive energy efficiency remediation works are completed.
- Unverified garage conversion: Buyers must thoroughly investigate whether the garage kitchen and bathroom facilities have proper planning permission and compliance certification.
- Potential structural damp: Properties with very low energy ratings often suffer from condensation and damp issues that require careful professional surveying during due diligence.
- Planning permission required: Any major plans to expand the living space or alter the garage will be entirely subject to strict local council planning approval.
- Fixed asking price stance: The lack of any recorded price reductions indicates that the seller may be rigid on the €315,000 valuation during initial negotiations.
- Potential hidden repair needs: Older residential properties in popular areas often conceal outdated electrical wiring or plumbing systems that require costly modern replacement.
- Traffic and noise exposure: Being situated directly on the main Corbally Road means residents may experience noticeable vehicular traffic noise during peak commuting hours.
- Uncertain retrofit grants: Buyers should verify current government sustainable energy grant criteria to ensure financial assistance will cover the necessary G-rating upgrades.
- Limited ground floor WC: The single main bathroom arrangement may lack a convenient downstairs toilet facility for guests and daytime usage.
- Potential ventilation issues: Low energy efficiency scores often correlate with poor natural ventilation, increasing the risk of indoor mould growth without mechanical intervention.
- Inspection of garage utilities: The functional status of the kitchen and bathroom installations inside the detached garage should be verified by a qualified plumbing expert.
- Upvc window lifespan: While double-glazed, the existing uPVC window units should be inspected for seal degradation, drafts, and overall remaining structural lifespan.
- Boiler efficiency unknown: The age and operational efficiency of the gas-fired central heating boiler require professional testing to avoid sudden replacement expenses.
- Roof and attic inspection: The top-floor insulation levels must be checked carefully, as a G rating frequently points to inadequate or missing attic lagging.
- Boundary line verification: Buyers should ensure their legal representative confirms that the physical garden and garage boundaries match the official title deeds exactly.
- Future development disruption: Any nearby urban regeneration or increased local density could alter traffic patterns and neighbourhood ambiance along the main road corridor.
- Resale energy penalties: Selling a property with a historically poor energy rating in future years may deter eco-conscious buyers unless comprehensive remediation is finished.
Price positioning
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- The asking price of 315000 euros appears overvalued initially due to the very poor G energy rating, which will require immediate and substantial capital investment for deep retrofitting and heating upgrades to achieve acceptable modern living standards.
- Under and over valuation signals include a spacious 116 square meter floor area and prime walking distance to schools and the city centre, which push values up, contrasted heavily against the severe energy inefficiency penalty associated with a G rating.
- Factors that could support this price include high demand for family homes in Corbally with private gardens and extension potential, whereas factors undermining it involve high contractor costs and regulatory pressures to improve the poor building energy rating.
- Relevant market observations show that while the asking price remained static during tracking, prospective buyers must factor in significant renovation overheads when evaluating the overall financial commitment required for this property.
Build Analysis
What we know from similar construction types
- The property features double-glazed uPVC windows and gas-fired central heating (GFCH), though buyers should verify the age and efficiency of the boiler.
- A large detached garage at the rear includes its own kitchen and bathroom facilities, and buyers should investigate whether these outbuilding modifications comply with local planning regulations and building standards.
- The listing notes potential for further extensions subject to planning permission, which should be independently verified with a suitably qualified architect or engineer.
- Given the G BER rating, the building likely suffers from significant thermal bridging, inadequate insulation, and potential airtightness issues that require a comprehensive structural and energy survey.
Retrofit Cost*
Possible renovating / insulating expenditure
- Estimated deep retrofit cost: €50,000 to €80,000.
- Reasoning: The property has a G BER rating, indicating very poor energy performance. Bringing the home up to a modern B2 or A rating will likely require extensive external wall insulation, upgraded roof and floor insulation, replacement of inefficient heating systems with a heat pump or modern condensing boiler, and installation of controlled ventilation.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 2,200 to 2,800 euro.
- This higher estimate is due to the G rating on the 116 square meter floor area, indicating poor energy efficiency and likely high heat loss which the buyer should investigate.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
7/10Water overflow reports to follow up
- The general area is situated near watercourses associated with the River Shannon basin, meaning portions of the wider district can be susceptible to seasonal high water levels.
- Buyers should consult detailed local authority flood maps and carry out environmental searches to confirm the specific risk profile for this precise plot.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
WILSONVILLE, CORBALLY RD, CORBALLY
- Sale date
- Declared sale price
- €230,000.00
8 JANEMOUNT COURT, CORBALLY RD, CORBALLY
- Sale date
- Declared sale price
- €185,000.00
Recent sales in the wider Corbally area
16 BROOKHAVEN WALK, MILL ROAD, CORBALLY
- Sale date
- Declared sale price
- €338,000.00
51 FISHERMAN'S QUAY, GROVE ISLAND, CORBALLY
- Sale date
- Declared sale price
- €235,000.00
43 PARK GARDENS, CORBALLY, LIMERICK
- Sale date
- Declared sale price
- €390,000.00
70 COLLEGE PARK, CORBALLY, LIMERICK
- Sale date
- Declared sale price
- €336,000.00
17 PARK GARDENS, CORBALLY, LIMERICK
- Sale date
- Declared sale price
- €385,000.00
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
No confidently matched previous sale was found in the Property Price Register.
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €3,150 — 1% of €315,000.
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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 VAT and outlays.
- Land registration fees: approximately 400 to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 to 300 euro for a standard mortgage valuation.
- Surveyor fees: approximately 500 to 1,200 euro depending on the level of detail and type of survey conducted.
- Annual home insurance: approximately 400 to 800 euro depending on the level of cover and property specifics.
Forum Talk
What people are saying about this area
- Residents frequently discuss the convenience of living in Corbally due to its short walking distance to the Limerick city centre.
- Local community forums highlight the popularity of nearby schools such as St Munchin's College and Scoil Íde Primary School for families.
- Neighbourhood discussions often mention the appeal of local amenities, including the Hook & Ladder Café and various shops along the main route.
- Transport links and the availability of bus stops directly outside the area are common topics among commuters in local community groups.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property is located within walking distance of reputable primary schools like Scoil Íde, making it highly convenient for families with young children.
- Teenagers8/10
Proximity to secondary schools such as St Munchins College and Ardscoil Mhuire within walking distance makes this an excellent location for families with teenagers.
- Multi-generational Living5/10
With 3 bedrooms and 1 bathroom across 116 square metres, space may be tight for multi-generational living, though the large garage offers potential for additional utility.
- Single Buyers8/10
Serving as an ideal starter home with close proximity to the city centre and public transport links, it is very well-suited for single buyers entering the market.
- Couples9/10
Described as ideal for young couples, the location offers a balance of suburban residential calm and easy access to city centre amenities.
- Empty Nesters6/10
The home offers a manageable size and convenient access to local cafes and shops, but the G BER rating may require significant energy upgrades for comfortable retirement living.
- Retirees6/10
While local amenities are within walking distance, retirees should verify the property's layout for ageing in place, and budget for energy efficiency improvements due to the G rating.
Work
3 areas- Remote Working7/10
The 3-bedroom layout allows for a dedicated home office setup, though buyers should verify broadband speeds in the area.
- Hybrid Commuting9/10
With a bus stop on the doorstep and a short walk to the city centre, hybrid commuters will find the transport links exceptionally convenient.
- Retired6/10
Well-positioned for retirees seeking convenience to local shops and services, subject to addressing the poor energy rating.
Practical
8 areas- Ageing in Place5/10
A 3-bedroom semi or terrace style layout may require modifications for lifelong accessibility, and buyers should investigate potential retrofit costs for the G BER rating.
- Low Maintenance5/10
The G BER rating indicates that significant thermal and energy upgrades may be needed to achieve a low-maintenance, efficient home.
- Secure Gated Entry3/10
The property features off-street parking to the front rather than a secure gated community entrance.
- Minimalist Design5/10
Traditional 3-bedroom layout with a separate reception room and potential for extension, rather than native open-plan minimalist architecture.
- Flexible Floor Plans7/10
Offers good flexibility with 3 bedrooms, a large garage with additional facilities, and potential for further extensions subject to planning permission.
- Heritage Home4/10
Located in an established residential suburb, though not explicitly marketed as a protected architectural heritage structure.
- Ecological Setup2/10
A G BER rating highlights a poor current energy efficiency profile, meaning substantial ecological and heating upgrades are required.
- Outdoor areas8/10
Benefits from off-street parking to the front and a fully private south-east facing rear garden that enjoys sunlight throughout the day.
Interests
9 areas- Gardening6/10
Features a fully private south-east facing garden that enjoys sunlight throughout the day, offering good potential for keen gardeners.
- Walking9/10
Fantastic walkability to the city centre, local schools, cafes, and amenities makes this an ideal spot for walking enthusiasts.
- Gym6/10
Urban proximity ensures reasonable access to local fitness facilities and gyms, though specific club details should be verified locally.
- Cycling7/10
The short distance to the city centre makes cycling a viable and efficient commuting or recreational option.
- Golf5/10
General regional access to golf courses is available in Limerick, though none are immediately on the doorstep.
- Fishing5/10
Proximity to the River Shannon in the wider Limerick area offers regional fishing opportunities to investigate.
- Horse Riding4/10
Equestrian facilities are generally found further out in the rural county areas rather than in this suburban neighbourhood.
- Water Sports5/10
Proximity to the River Shannon provides some regional potential for water-based activities.
- Entertaining8/10
The property boasts a kitchen-dining room, a private south-east facing rear garden, and a large garage with kitchen and bathroom facilities, making it great for hosting.
Lifestyle
5 areas- Quiet Living6/10
Situated in a popular residential area with a private rear garden, though proximity to a bus stop and city thoroughfares introduces some urban activity.
- Rural Living1/10
This is an urban-adjacent residential setting rather than a rural environment.
- Village Living7/10
Corbally offers a strong community feel with local shops, schools, and cafes within walking distance, mimicking a close-knit village atmosphere.
- Coastal Living1/10
The location is inland in Limerick and offers no coastal proximity.
- Urban Living8/10
Being only a short walk to the city centre with public transport on the doorstep, it provides excellent access to urban conveniences.
Social
6 areas- Community Involvement7/10
Established residential area with local schools and sports clubs fostering a strong sense of community.
- Café Culture8/10
The award-winning Hook & Ladder Café and other local spots are within walking distance, supporting an active café culture.
- Nightlife7/10
Local bars and restaurants are within walking distance, and the city centre nightlife is only a short trip away.
- Health/Wellness groups7/10
Urban proximity ensures good access to local wellness classes, community groups, and health facilities.
- Networking Opportunities7/10
Proximity to Limerick city centre provides solid access to business networks and professional events.
- Tech-Hub Connectivity7/10
Good connectivity to Limerick's growing commercial and tech employers via nearby public transport and road links.
Listing information
- Agent
- Rooney Auctioneers
- Phone
- 061 413 511
- Current status
- active
- Published on HouseDelve
- 25 October 2026
- Correction
- Report an issue
HD-AA06E8HouseDelve · 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.