Photograph 1 of 20 of 33 Seminary Walk, Farranree, Cork
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33 Seminary Walk, Farranree, CorkT23V1K5

€225,000

3 Bed~2 Bath~72 m²~BER E

What you'll like:

  • Convenient Location: Situated just a ten minute walk from Blackpool Shopping Centre, this home offers effortless access to essential local amenities and daily shopping needs for future occupants.
  • Accessible Wet Room: The ground floor features a fully fitted accessible wet room with contemporary tiling, providing immediate practicality and specialized usability for residents with mobility requirements.
  • Off Street Parking: The front of the property includes designated off street parking for one vehicle, ensuring secure and convenient vehicle storage directly outside the front entrance.
  • Enclosed Rear Garden: The property benefits from a fully enclosed rear garden with a patio area and a lawn, creating a secure private outdoor space for relaxation or children.
  • Storage Shed Included: A concrete garden shed is positioned in the rear garden, offering valuable extra storage capacity for tools, bicycles, and household equipment.
  • Recent Roof Replacement: The roof was replaced in 2011, which significantly reduces near term structural maintenance risks and offers reassurance regarding weatherproofing longevity for buyers.
  • Transport Accessibility: The residence lies within easy reach of the North Ring road network and the N20, facilitating smooth commuting routes toward the city centre and regional locations.
  • Well Presented Interior: The interior spaces are presented in tidy condition throughout, allowing new owners to move in immediately without undertaking mandatory cosmetic refurbishment works.
  • Double Glazing Installed: The home is fitted with double glazed windows throughout, contributing to improved thermal retention and noise reduction from the surrounding mature residential environment.
  • Gas Central Heating: Equipped with a functional gas central heating system, the property provides reliable and responsive climate control across the living and sleeping areas.
  • Security System Fitted: An existing security alarm is installed on the premises, offering immediate peace of mind regarding property protection and safety for occupants.
  • Attic Conversion Potential: The listing highlights potential to convert the attic space subject to acquiring necessary planning permissions, offering long term expansion opportunities for growing families.
  • First Time Buyer Appeal: Given the manageable floor area and sensible layout, the property matches typical criteria sought by first time buyers entering the residential market.
  • Functional Kitchen Layout: The kitchen includes fitted eye and floor level units with practical splashbacks, making efficient use of the 72 square metre footprint for daily meal preparation.
  • Spacious Master Bedroom: Bedroom one provides a generous double layout measuring 2.8m by 3.8m with built in wardrobes, creating a comfortable primary private retreat.
  • Second Double Room: Bedroom two offers additional double proportions overlooking the front, complete with newly carpeted flooring and freestanding wardrobe storage options included.
  • Fresh Carpets Fitted: The stairs, landing, and select bedrooms have been recently fitted with new carpets, reducing immediate decoration costs for the incoming buyer.
  • Stable Asking Price: The recorded asking price has remained stable at €225,000 without upward revisions, suggesting a straightforward pricing strategy from the motivated selling agent.
  • Compact Floor Plan: Extending to approximately 72 square metres, the home delivers an easily managed footprint that keeps domestic cleaning and ongoing maintenance efforts minimal.
  • Mature Neighbourhood Setting: Located within an established residential community in Farranree, the property benefits from a settled local atmosphere close to established schools and services.

But keep in mind:

  • Poor Energy Rating: The property carries a weak BER rating of E, which indicates high potential heat loss and suggests that substantial energy efficiency upgrades will be required.
  • High Retrofitting Costs: Achieving modern energy efficiency standards for an E rated home will likely necessitate significant financial investment in external insulation, heating upgrades, and window checks.
  • Compact Overall Footprint: With a total floor area of only 72 square metres, living spaces are relatively compact and may feel restrictive for larger families over time.
  • Single Bathroom Upstairs: The main upstairs family bathroom serves all three bedrooms, which could create morning bottlenecks for a busy household sharing the upper level.
  • Limited Single Bedroom: Bedroom three is a compact single room measuring 2.7m by 2.1m, restricting its utility primarily to a home office or nursery rather than a standard double bedroom.
  • Sloping Garden Access: The rear garden requires navigating concrete steps from the patio area up to the lawn, which may present mobility challenges for elderly or unsteady visitors.
  • Single Vehicle Constraint: Off street parking is restricted to a single vehicle, potentially causing inconvenience for multi car households or visiting guests relying on street space.
  • Attic Conversion Uncertainty: Realizing the advertised potential of converting the attic remains subject to obtaining proper planning permission and structural engineering compliance checks.
  • Under Stair Restrictions: The ground floor storage beneath the stairs has a compact volume, limiting bulky household item storage within the main living level.
  • Proximity to Major Roads: Easy access to the N20 and ring road networks might introduce traffic noise and exhaust emissions affecting the immediate residential tranquility.
  • Historic Roof Age: Although replaced in 2011, the roof is now over a decade old and should be closely inspected by a surveyor to confirm its current structural integrity.
  • Potential Insulation Deficits: Given the low BER rating, buyers should budget for a professional thermal imaging survey to identify specific cold bridging and insulation gaps.
  • Electric Fire Setup: The living room features an electric fire within the feature fireplace, meaning buyers seeking a traditional solid fuel or open fire will need modifications.
  • Compact Kitchen Dimensions: Measuring 2.8m by 2.9m, the kitchen provides limited countertop workspace, which could challenge enthusiastic cooks preparing large meals.
  • Upstairs Wardrobe Limitations: Bedroom two relies on freestanding wardrobes rather than built in units, potentially reducing available floor space compared to fitted alternatives.
  • Potential Drainage Issues: Buyers should verify the condition of exterior concrete drains and surface water management around the patio and stepped garden areas.
  • Negotiation Dynamics: The static asking price history indicates the seller may hold firm expectations, requiring careful negotiation supported by local comparable evidence.
  • Future Compliance Checks: Any alterations made since original construction should be carefully vetted by a solicitor to ensure full building regulations and planning compliance.
  • Ventilation Requirements: The inclusion of an extractor fan and wall heater in the wet room suggests a need to monitor moisture levels to prevent condensation issues.
  • Resale Efficiency Impact: A low energy rating can negatively influence future resale timelines and valuations until comprehensive thermal upgrades are successfully completed by the owner.

Price positioning

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This comparison depends on limited public and listing evidence, which may be incomplete, outdated or not directly comparable. The score is not a percentage, professional valuation or guaranteed estimate. Ask an independent qualified valuer before relying on a property value.
The asking price looks slightly undervalued compared with the available evidence.
  • The asking price of €225,000 appears modestly positioned when evaluated against broader neighborhood transaction patterns, suggesting initial affordability that may attract strong interest from first-time buyers seeking a manageable entry point into the local housing market.
  • Under-valuation signals are highlighted by recent regional sales for comparable terraced housing achieving higher figures, combined with a relatively low floor area and a weak BER rating that might necessitate immediate energy upgrade expenditures.
  • Factors that could support this pricing level include convenient proximity to local shopping amenities and transport links, whereas potential energy efficiency remediation costs and a low energy rating could undermine buyer enthusiasm during negotiations.
  • The stable asking-price history without recorded reductions indicates a confident initial pricing strategy by the vendor, leaving moderate scope for competitive bidding given the underlying demand for mature residential properties in this area.

Build Analysis

What we know from similar construction types

  • The property is a three-bedroom terraced house extending to approximately 72 square meters in a mature residential area.
  • The listing notes that the roof was replaced in 2011, which is a significant positive upgrade for a mature home, though a buyer should have a surveyor inspect the condition of the roof timbers and insulation.
  • A fully fitted accessible wet room has been installed on the ground floor, indicating previous adaptation which may suit buyers requiring mobility access.
  • The listing mentions potential to convert the attic subject to the necessary planning permission, which should be independently verified by a professional regarding structural capacity and compliance.
  • Off-street parking is provided at the front via a concrete footpath with steps leading to the front door, and the rear features a multi-tiered enclosed garden with a concrete storage shed.

Retrofit Cost*

Possible renovating / insulating expenditure

  • The property has an E BER rating, placing it in the lower energy efficiency bracket.
  • A deep retrofit for a 72 square meter terraced house of this age and rating typically ranges from €35,000 to €50,000.
  • Costs would cover exterior wall insulation or internal dry lining, upgrading windows and doors beyond current double glazing, installing a modern heat pump or high-efficiency heating system, and adding comprehensive attic insulation to significantly improve energy performance.

Heating cost*

Estimated expense to heat this property every year

  • €1,500 to €1,900 per year
  • Given the property has an E BER rating and a floor area of 72 square meters with gas central heating, thermal efficiency is likely lower than average, leading to higher energy consumption during colder months.

Pollution Safe

8/10

Environmental situation to investigate

  • The location is within a standard suburban residential zone with no prominent heavy industrial facilities or major active landfills directly adjacent.
  • Any historical industrial or waste management concerns in the broader Cork city surrounds should be independently verified by the buyer.

Flood Safe

8/10

Water overflow reports to follow up

  • The property is situated in an elevated suburban setting of Farranree, generally away from major tidal or coastal flood zones associated with Cork's lower quays.
  • Localised surface water pooling during extreme weather events should be checked, and buyers are advised to consult national flood mapping resources for definitive assurance.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

  • 9 SEMINARY WALK, FARRANREE, CORK

    Sale date
    Declared sale price
    €320,000.00
  • 9 SEMINARY WALK, FARRANREE, CORK

    Sale date
    Declared sale price
    €192,000.00
  • 17 SEMINARY WALK, FARRANREE, CORK

    Sale date
    Declared sale price
    €172,500.00

Recent sales in the wider Farranree area

  • 176 KILNAP PLACE, FARRANREE, CORK

    Sale date
    Declared sale price
    €264,000.00
  • 209 KILNAP PLACE, FARRANREE, CORK

    Sale date
    Declared sale price
    €204,000.00
  • 161 KILNAP PLACE, FARRANREE, CORK

    Sale date
    Declared sale price
    €240,000.00
  • 53 FAIRFIELD AVE, FARRANREE, CORK

    Sale date
    Declared sale price
    €330,000.00
  • 4 FARRANFERRIS PLACE, FARRANREE, CORK

    Sale date
    Declared sale price
    €220,000.00

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: €2,250 — 1% of €225,000.
    ?
    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: €1,500 to €3,000
  • Land registration fees: €400 to €800
  • Property valuation fees: €150 to €250
  • Surveyor fees: €300 to €600
  • Annual home insurance: €350 to €600

Forum Talk

What people are saying about this area

  • Farranree is noted by local residents as a mature, established residential area with good proximity to Cork city centre and local amenities like Blackpool Shopping Centre.
  • Community discussions often highlight convenient transport links via the North Ring road network and local bus routes serving the northside of Cork.
  • First-time buyers frequently look at areas like Farranree for accessible entry-level terraced housing stock close to schools and retail hubs.
  • Some forum commentary around older northside suburbs points to general interest in energy efficiency upgrades given the prevalence of older housing stock.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The property features three bedrooms and an enclosed rear garden with a lawn, making it suitable for young families. However, buyers with very small children should inspect the concrete steps leading to the garden for safety.

    7/10
  • Teenagers

    Three bedrooms provide decent accommodation, but at 72 square meters, living space is relatively compact for growing teenagers who require more personal room.

    6/10
  • Multi-generational Living

    The floor area is quite compact for multiple generations, though the ground floor wet room offers a helpful accessible feature for older family members.

    4/10
  • Single Buyers

    An affordable entry-level option offering three bedrooms and off-street parking, well-suited for single buyers looking to establish themselves in a mature residential area close to amenities.

    9/10
  • Couples

    Provides ample space for couples starting out or those wanting a spare room for a home office or guests, combined with a manageable garden size.

    8/10
  • Empty Nesters

    The terraced layout and manageable garden are convenient, but stairs are required to reach the main bedrooms and family bathroom.

    6/10
  • Retirees

    The inclusion of a fully fitted accessible wet room on the ground floor is a significant benefit for retirees, though the presence of stairs and garden steps should be carefully evaluated.

    6/10

Work

3 areas
  • Remote Working

    The third bedroom can easily double as a home office, though buyers should verify broadband speeds and connectivity.

    6/10
  • Hybrid Commuting

    Being within easy reach of the North Ring road network and Cork city centre makes this an efficient base for hybrid commuters.

    8/10
  • Retired

    Accessible ground floor wet room supports retirement living, though general property maintenance and stairs should be considered.

    6/10

Practical

8 areas
  • Ageing in Place

    The ground floor features a fully fitted accessible wet room with a level-access shower and grab rails, which greatly assists with long-term mobility.

    7/10
  • Low Maintenance

    Compact 72 square meter floor area, a replaced roof in 2011, and a small enclosed rear garden contribute to manageable upkeep.

    7/10
  • Secure Gated Entry

    The property features an alarm and off-street parking, but lacks a secure gated entry system.

    3/10
  • Minimalist Design

    Traditional terraced layout with defined rooms rather than open-plan minimalist architectural styling.

    5/10
  • Flexible Floor Plans

    Standard three-bedroom terraced configuration, though the attic offers potential for conversion subject to planning permission.

    5/10
  • Heritage Home

    A mature residential property rather than a traditional period or heritage home.

    2/10
  • Ecological Setup

    The property carries a BER rating of E, indicating that energy efficiency upgrades could be beneficial for modern ecological standards.

    4/10
  • Outdoor areas

    Includes off-street parking for one vehicle at the front and a fully enclosed rear garden with a patio area and lawn.

    6/10

Interests

9 areas
  • Gardening

    The rear garden is laid to lawn and includes a concrete garden shed, offering a modest space for basic gardening enthusiasts.

    5/10
  • Walking

    Amenities, local shops, and schools are within walking distance, including a 10-minute walk to Blackpool Shopping Centre.

    7/10
  • Gym

    Standard urban accessibility means local fitness facilities are reachable, though none are specifically highlighted on the property grounds.

    5/10
  • Cycling

    The location provides reasonable road connectivity, though buyers should verify local cycling infrastructure and safety.

    5/10
  • Golf

    General access to the wider Cork area allows for travel to regional golf courses, though none are directly adjacent.

    4/10
  • Fishing

    Not an ideal location for immediate fishing interests, requiring travel to regional rivers or coastal spots.

    3/10
  • Horse Riding

    Suburban setting does not lend itself to on-site or immediate equestrian activities.

    3/10
  • Water Sports

    Inland location offers no direct access to water sports facilities without traveling toward the coast or Cork harbour.

    2/10
  • Entertaining

    The living room features double sliding patio doors opening onto an enclosed rear patio and garden, well-suited for casual warm-weather entertaining.

    6/10

Lifestyle

5 areas
  • Quiet Living

    Located in a mature residential area, though urban proximity and standard suburban noise levels should be expected.

    6/10
  • Rural Living

    This is a solidly urban/suburban terraced setting with immediate proximity to shopping centers and city infrastructure.

    2/10
  • Village Living

    Proximity to local shops and schools within a 10-minute walk provides a community-oriented feel reminiscent of village convenience.

    6/10
  • Coastal Living

    The property is situated in an inland residential area of Cork with no proximity to the coast.

    1/10
  • Urban Living

    Conveniently located just 10 minutes from Blackpool Shopping Centre with easy access to Cork city centre and transport networks.

    8/10

Social

6 areas
  • Community Involvement

    Set in a mature residential community with local schools and shopping centers fostering neighborhood engagement.

    7/10
  • Café Culture

    Proximity to Blackpool Shopping Centre provides access to local cafes and eateries, with more extensive options in Cork city centre.

    6/10
  • Nightlife

    Local amenities are more family and convenience-oriented, requiring a trip into the city centre for vibrant nightlife.

    5/10
  • Health/Wellness groups

    Standard urban access to local community health resources, walking routes, and nearby wellness facilities.

    6/10
  • Networking Opportunities

    Primarily a residential neighborhood, so professional networking would largely take place elsewhere in the city.

    5/10
  • Tech-Hub Connectivity

    Good regional road links and proximity to Cork city support tech workers, subject to verifying home internet performance.

    6/10

Listing information

Agent
Barry Auctioneers & Valuers
Phone
021 427 9677
Current status
active
Published on HouseDelve
26 October 2026
Correction
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Property reference: HD-37D7B5HouseDelve · Republic of Ireland

Report 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.