33 Newlyn Vale, Rochestown Road Rochestown Cork, Rochestown, CorkT12WEC7
€695,000
4 Bed~3 Bath~170 m²~BER B2
What you'll like:
- Energy efficient rating: The property boasts a strong B2 energy rating, which should ensure lower utility bills and may qualify the buyer for green mortgage rates.
- Recent heating upgrade: A new gas boiler was installed in 2025 and serviced in 2026, offering peace of mind regarding central heating reliability.
- Substantially enhanced layout: The home has been thoughtfully extended to the rear and first floor, significantly increasing the overall living space for a growing family.
- Converted garage space: The original garage conversion provides valuable additional downstairs accommodation, ideal for use as a dedicated study or playroom.
- Open plan kitchen: The impressive open-plan kitchen and dining area features bespoke fitted cabinetry and premium granite worktops for durability and style.
- Modernized main bathroom: The family bathroom was newly upgraded in 2025, featuring contemporary tiling, a heated towel radiator, and a modern bath setup.
- Spacious sunroom addition: A bright rear sunroom extension with a skylight provides direct access to the patio, enhancing natural light throughout the living areas.
- Generous bedroom sizing: The home includes four well-proportioned bedrooms upstairs, giving family members ample personal space and storage options.
- Principal bedroom suite: The main bedroom features extensive built-in wardrobes and a fully tiled ensuite bathroom equipped with dual shower options.
- Enhanced insulation measures: Cavity walls were pumped and the attic was further insulated in 2025, improving thermal retention and internal comfort.
- Attic storage space: The Stira-accessible attic is fully floored and insulated, offering practical and easily reachable out-of-sight storage solutions.
- Off street parking: The front driveway provides convenient, comfortable off-street parking space for up to two family vehicles directly at the front door.
- Private rear garden: The fully enclosed mature rear garden features extensive patio areas and hedging, creating a secure environment for children and pets.
- Dual side access: The property benefits from secure gated side access on both flanks, facilitating easy maintenance of the rear garden bins and equipment.
- Desirable neighborhood: Situated in a highly sought-after mature Rochestown development, properties of this caliber and size rarely become available here.
- Proximity to amenities: Local shops and everyday amenities are within a few minutes' walk, offering exceptional convenience for daily household errands.
- Commuter accessibility: The location provides fast, easy access to the South Link Road network, streamlining journeys into Cork City and surrounding suburbs.
- Fresh interior finishes: Recent works include newly installed flooring, internal doors, carpets, and a front door replacement in 2024 for immediate move-in readiness.
- Advanced window blinds: The main bedroom includes convenient remote-controlled electric blackout and Roman blinds for optimized light control and sleep quality.
- Versatile reception spaces: The front living room features sliding doors that allow it to be closed off for privacy or opened up for entertaining.
But keep in mind:
- High asking price: At 695000 euros, buyers should verify that recent local property sales support this valuation in the current market climate.
- Attic conversion status: While the attic is floored and insulated for storage, buyers should confirm whether building regulations and planning permissions were met for any habitable usage.
- Extended footprint check: Because the property has been significantly extended over time, a structural survey should verify the build quality of all rear and first-floor additions.
- Boundary fence upkeep: The fully fenced and hedged rear garden will require ongoing maintenance, and buyers should inspect boundary markers to confirm exact ownership lines.
- Traffic congestion risks: Proximity to the South Link Road is convenient but may expose the immediate area to peak-hour commuting traffic bottlenecks.
- Boiler warranty transfer: The buyer should check if the new 2025 gas boiler comes with a transferable manufacturer warranty for future maintenance security.
- Appliance lifespan checks: While recent appliances like the oven and hob were updated in 2026, remaining integrated kitchen items should be tested during the survey.
- Drainage inspection needed: Mature trees in surrounding gardens can sometimes impact underground drainage, making a CCTV drain survey a prudent due diligence step.
- Electrical system review: Buyers should request an up-to-date electrical certification to ensure the fuse board and wiring meet modern safety standards.
- Window sealing check: Tilt-and-turn sunroom windows and double glazing should be inspected for seal integrity to prevent future drafts or condensation issues.
- Staircase and Stira access: The attic ladder is a Stira type rather than a permanent staircase, which limits safe heavy-item transport to the upper storage level.
- Garden shed condition: The large rear storage shed should be inspected for dampness or structural wear to ensure it is suitable for long-term item storage.
- Ventilation in bathrooms: Buyers should verify that mechanical extraction fans are fully operational in all three bathrooms to prevent moisture and mold accumulation.
- Bin storage area upkeep: The dedicated separate bin area requires careful management to prevent pest attraction and maintain backyard aesthetic standards.
- Internal door clearances: Newly fitted internal doors should be checked for proper fitting across all rooms following recent flooring installations.
- Fireplace compliance: The feature granite gas fireplace should be checked for current safety certification and proper servicing records prior to purchase completion.
- Flooring transition quality: The newly laid floors throughout the ground and upper levels should be inspected for level thresholds and proper expansion gaps.
- Upstairs bathroom load: The addition of a first-floor extension and upgraded main bathroom should be reviewed by a surveyor to ensure correct load-bearing distribution.
- Parking space limits: The driveway accommodates two cars comfortably, which may present street parking limitations if the household operates additional vehicles.
- Insurance premium factors: Given the history of extensions and renovations, buyers should obtain preliminary buildings insurance quotes to check for any specialist policy requirements.
Price positioning
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- The asking price appears somewhat elevated relative to wider area transaction averages, reflecting the substantial floor area, extensive modern upgrades, and desirable mature suburban location.
- Upward valuation signals include the impressive B2 energy rating, recent heating system installations, high-end kitchen finishes, and valuable ground-floor and attic extensions that significantly enhance overall liveability.
- Supporting factors include strong demand for family-sized housing within established residential pockets close to major road networks, whereas potential overpricing risks could limit competitive bidding activity.
- Overall price positioning aligns with the upper tier of the local market, supported by turnkey presentation and exceptional accommodation breadth despite higher absolute figures.
Build Analysis
What we know from similar construction types
- The property has been significantly extended and altered over time, including rear and first-floor extensions and a garage conversion, so a buyer should verify that all necessary planning permissions, building regulations approvals, and structural certifications are in place for these works.
- Upgrades completed in recent years include pumped cavity wall insulation, attic insulation, a new gas boiler, and a newly upgraded main bathroom, contributing to an energy-efficient B2 BER rating.
- A buyer should investigate the condition of the original structure relative to the newer extensions, checking for any potential differential settlement, dampness, or compliance with current fire safety and ventilation standards.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is €1,200 to €1,600. The property benefits from a strong B2 energy rating, a recently installed gas boiler (2025), upgraded insulation (pumped cavity walls and insulated attic in 2025), and a three-zone gas central heating system, all of which contribute to high energy efficiency.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a well-established residential suburb with no notable heavy industrial facilities, incinerators, or active large-scale landfills in immediate proximity.
- Environmental and air quality in the wider Rochestown area generally reflects typical suburban standards, though buyers should verify local records for any minor historical legacy sites.
Flood Safe
8/10Water overflow reports to follow up
- The development is situated in an elevated suburban setting along the Rochestown Road, generally appearing to be at a lower apparent likelihood of river or coastal flooding.
- Buyers should review local authority flood maps and carry out standard due diligence to confirm surface water drainage characteristics during exceptional weather events.
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 Rochestown area
94 THE MIZEN, HARTYS QUAY, ROCHESTOWN
- Sale date
- Declared sale price
- €435,000.00
10 MANOR CIRCLE, THORNBURY VIEW, ROCHESTOWN
- Sale date
- Declared sale price
- €540,000.00
7 ESTUARY COURT, ROCHESTOWN RD, ROCHESTOWN
- Sale date
- Declared sale price
- €460,000.00
8 THE MOORINGS, HARTYS QUAY, ROCHESTOWN
- Sale date
- Declared sale price
- €296,500.00
9 ESTUARY COURT, ROCHESTOWN RD, ROCHESTOWN
- Sale date
- Declared sale price
- €375,000.00
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
- Stamp Duty: Approximately €69,500 based on the 10% rate for residential properties over €1,000,000 or the applicable tier rates (e.g., 1% up to €1,000,000, amounting to approximately €6,950).
- Solicitor Legal Fees: €1,500 to €3,500 excluding outlay and VAT.
- Land Registration Fees: Approximately €600 to €800 depending on property value and registration type.
- Property Valuation Fees: €150 to €300 for mortgage valuation.
- Surveyor Fees: €500 to €1,200 depending on the level of pre-purchase structural survey chosen.
- Annual Home Insurance: €400 to €800 depending on the level of buildings and contents cover selected.
Forum Talk
What people are saying about this area
- Residents in the Rochestown area frequently discuss the convenience of the South Link Road network for commuting into Cork City.
- Local community forums highlight the neighbourhood as a mature, quiet, and highly sought-after location for families upsizing in the area.
- Discussions often note the proximity of local shops, schools, and amenities within a few minutes' walk from residential developments like Newlyn Vale.
- Traffic flow along the main Rochestown Road during peak morning and evening commuting hours is a common topic among local residents.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
The property features four generous bedrooms and a safe, enclosed rear garden, making it an excellent environment for young children.
- Teenagers8/10
With four spacious bedrooms, a separate study, and multiple living areas including a sunroom, there is plenty of space for teenagers to have privacy.
- Multi-generational Living7/10
The flexible ground floor layout, including a study and multiple reception rooms, accommodates multi-generational living needs reasonably well.
- Single Buyers4/10
As a large and substantial four-bedroom family home, it exceeds the typical space and price requirements for a single buyer.
- Couples7/10
Offers generous accommodation for couples looking to upsize or plan for a growing family in a well-established location.
- Empty Nesters6/10
Provides comfortable single-level living potential on the ground floor, though the four-bedroom size might be larger than empty nesters require.
- Retirees6/10
The mature development and low-maintenance rear garden suit retirees, though the stairs and overall property size are on the larger side.
Work
3 areas- Remote Working9/10
Includes a dedicated study with built-in storage and strong overall living space ideal for remote work.
- Hybrid Commuting8/10
Convenient access to the South Link Road network facilitates efficient hybrid commuting to Cork City and beyond.
- Retired7/10
The quiet, mature development suits retirement, provided the multi-level home matches their mobility needs.
Practical
8 areas- Ageing in Place6/10
Features a ground-floor study and WC, though upper-floor bedrooms require navigating stairs.
- Low Maintenance8/10
Recent upgrades including a new gas boiler, pumped cavity insulation, and a patioed rear garden ensure low upkeep.
- Secure Gated Entry3/10
The property relies on a standard driveway and fully fenced rear garden rather than a gated community entry.
- Minimalist Design5/10
Features a traditional, extended family home layout rather than strict minimalist architecture.
- Flexible Floor Plans9/10
Includes a converted garage, extended sunroom, sliding doors to the living room, and a dedicated study.
- Heritage Home3/10
This is a mature, extended property rather than a traditional protected heritage home.
- Ecological Setup8/10
Benefits from a strong B2 BER rating, newly pumped cavity walls, upgraded attic insulation, and a new gas boiler installed in 2025.
- Outdoor areas9/10
Boasts a beautifully maintained, fully enclosed rear garden with patio areas, a large shed, and off-street parking for two cars at the front.
Interests
9 areas- Gardening7/10
Features a beautifully maintained, fully enclosed rear garden with mature hedging and generous patio areas.
- Walking8/10
Local shops, amenities, and surrounding residential areas are within a few minutes' walk for daily strolls.
- Gym5/10
There is no on-site gym, though local fitness facilities in the wider Cork area are accessible.
- Cycling6/10
The area provides access to local roads, though cyclists should verify specific bike lane infrastructure.
- Golf6/10
Proximity to the South Link Road allows convenient travel to nearby golf courses in the Cork region.
- Fishing3/10
No specific fishing amenities are highlighted directly on the property grounds.
- Horse Riding3/10
Equestrian facilities are not immediately adjacent to this suburban development.
- Water Sports4/10
Proximity to Cork harbour areas offers potential access to water sports with a short drive.
- Entertaining9/10
The open-plan kitchen/dining area, sunroom, and extensive patio make this home exceptional for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Situated in a mature, well-established residential development known for its peaceful setting.
- Rural Living3/10
Located in a suburban development close to Cork City and local amenities rather than a rural setting.
- Village Living6/10
Being within a few minutes' walk of local shops and amenities gives it a friendly, community-oriented feel.
- Coastal Living4/10
While located in Rochestown, the immediate setting is suburban residential rather than coastal.
- Urban Living7/10
Offers easy access to Cork City and surrounding suburbs while maintaining a suburban residential atmosphere.
Social
6 areas- Community Involvement8/10
Located in a mature, well-established neighborhood with a strong sense of community.
- Café Culture6/10
Local shops and amenities are within walking distance, with broader café options a short drive away.
- Nightlife5/10
Primarily a residential suburb, requiring travel into Cork City for extensive nightlife.
- Health/Wellness groups6/10
Local community amenities and nearby suburban facilities support wellness activities.
- Networking Opportunities5/10
Primarily a residential area, meaning professional networking requires travel into commercial hubs.
- Tech-Hub Connectivity6/10
Good modern internal space for home tech setups, with standard suburban broadband connectivity to be verified by the buyer.
Listing information
- Agent
- Agent details not available.
- Published on HouseDelve
- 13 September 2026
- Correction
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HD-55D75DHouseDelve · 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.