4 Farren Street, Gerald Griffin Street, Gurranabraher, CorkT23D70F
€120,000
2 Bed~1 Bath
What you'll like:
- Attractive asking price: Priced at one hundred twenty thousand euros, this property provides an affordable entry point for investors or buyers seeking a budget renovation project.
- Grant funding availability: The listing states qualification for the Vacant Property Refurbishment Grant, offering potential financial support of up to seventy thousand euros for eligible buyers.
- Tax incentive eligibility: Potential eligibility for the Living City Initiative tax relief scheme could provide valuable financial advantages for investors undertaking comprehensive renovation works.
- Recently installed windows: New windows and doors have already been fitted, saving the buyer immediate outlay and security concerns for the building envelope.
- Central urban location: Situated in a well-established residential area within easy walking distance of Cork City Centre, ensuring strong long-term rental or residential demand.
- Compact two-bedroom layout: Features a practical two-bedroom and one-bathroom configuration that suits first-time buyers, downsizers, or landlords targeting professional tenants.
- Blank canvas potential: Being in derelict condition allows purchasers to completely redesign the interior layout and finishes to their own exact personal taste and specifications.
- Builder and investor appeal: Specifically marketed as an ideal project for builders and investors looking to add value through structural and cosmetic improvements.
- Established neighborhood amenities: Positioned close to a host of local amenities, schools, and services, enhancing day-to-day convenience for future occupants.
- Strong rental demand: The surrounding Gurranabraher location historically enjoys steady demand for rental properties once brought up to modern building standards.
- Manageable footprint: The mid-terrace footprint keeps exterior maintenance requirements relatively low while still offering a functional two-storey internal accommodation structure.
- Clear project scope: Ground and first-floor room dimensions are provided in the description, helping buyers estimate material quantities and flooring requirements more accurately.
- Proximity to employment: Short travel distances to major city center employers make this an attractive commuter option for working professionals post-renovation.
- Public transport access: Convenient access to local bus routes servicing Cork city ensures reliable connectivity without relying entirely on a private vehicle.
- Value appreciation upside: Substantial margin for capital growth exists given the low initial acquisition cost relative to fully renovated city-adjacent homes.
- Historic charm integration: Retaining or restoring original mid-terrace character features can yield a highly desirable urban dwelling blending vintage appeal with modern comfort.
- Direct street access: Fronting directly onto Farren Street provides straightforward contractor access for delivery of heavy building supplies and skip placement.
- Independent project control: Owning the entire structure freehold grants complete autonomy over the construction timeline without managing complex multi-unit apartment committees.
- Straightforward floor plan: The linear arrangement of living spaces and bedrooms simplifies modernizing plumbing and electrical routing throughout the structure.
- Government scheme synergy: Combining vacant property grants with local tax incentives maximizes the financial viability of taking on a heavily distressed building.
But keep in mind:
- Derelict condition status: The property requires complete refurbishment throughout, meaning buyers must budget significant time and capital beyond the initial purchase price.
- Missing BER rating: The listing indicates no Building Energy Rating is provided or required, so buyers should investigate the true thermal efficiency and insulation status.
- Unknown structural integrity: Hidden damp, timber rot, or roof damage could be present, requiring a thorough pre-purchase structural survey by a qualified professional.
- Grant approval uncertainty: Eligibility for the Vacant Property Refurbishment Grant is subject to strict terms, conditions, and local authority verification before funds are secured.
- Tax scheme compliance risks: Qualifying for the Living City Initiative requires meeting complex statutory criteria that buyers should verify with a tax advisor.
- Hidden renovation costs: Comprehensive gut-renovations frequently encounter unforeseen issues such as outdated wiring, lead piping, or structural shoring requirements.
- Uncertain floor area: Exact total floor area is not provided in the listing details, making per-square-meter cost estimations difficult prior to on-site measurement.
- Mid-terrace party walls: Shared structural walls with neighboring properties mean noisy construction works require careful party wall management and neighbor communication.
- Parking availability constraints: On-street parking near Farren Street may be limited, potentially causing logistical challenges for contractors and future residents alike.
- Bathroom layout limitations: The ground floor bathroom measures less than a meter wide, indicating a cramped layout that will need reconfiguration for modern comfort.
- Lack of outdoor garden: The listing does not highlight a private rear garden space, which might limit outdoor amenity appeal for families or pet owners.
- Construction financing hurdles: Securing a standard mortgage on a derelict property can be challenging, often requiring specialized renovation loans or all-cash funding.
- Project management burden: Managing a complete structural overhaul demands substantial oversight, time commitment, and reliable contractor availability to avoid costly delays.
- Utility connection fees: Reconnecting or upgrading dormant electricity, gas, and water services can incur unexpected utility provider fees and administrative delays.
- Planning permission caveats: Depending on the extent of structural alterations or facade changes, local planning guidelines must be carefully reviewed before work begins.
- Asbestos risk potential: Older properties undergoing heavy refurbishment may contain hazardous materials like asbestos, requiring professional testing and safe removal.
- Drainage and plumbing age: Existing underground drainage pipes could be collapsed or root-damaged, necessitating expensive excavation and replacement during the rebuild.
- Ventilation and dampness: Derelict buildings left vacant often suffer from severe moisture ingress, requiring specialized tanking and damp-proofing treatments.
- Insurance cost implications: Vacant properties under renovation typically attract higher insurance premiums and require specialized builder's risk policy coverage.
- Timeline overruns risk: Material shortages and contractor scheduling issues could easily extend the renovation period, increasing holding costs and project stress.
Price positioning
?
- The asking price appears attractively positioned because the property requires extensive structural refurbishment and complete modernization, presenting a substantial financial commitment before it becomes habitable for future occupants or prospective buyers.
- Undervaluation signals are strongly supported by the derelict condition of the building, though this is partially offset by potential government renovation grants and specific urban tax relief schemes designed to encourage revitalization.
- This entry-level price point could be undermined by unexpected construction challenges, hidden structural defects, or escalating contractor costs that frequently accompany the comprehensive overhaul of older, dilapidated residential properties.
- Overall market dynamics and buyer appetite for fixer-upper projects in established urban neighborhoods will ultimately dictate whether the final total investment remains economically viable compared to turnkey alternatives.
Build Analysis
What we know from similar construction types
- The property is described as being in a derelict condition and requires complete refurbishment throughout, indicating that a buyer should investigate structural integrity, damp, roofing, and foundational stability.
- New windows and doors have been recently fitted, which is a positive starting point, but a comprehensive structural survey is recommended to assess the extent of the necessary works.
- The listing notes the property qualifies for the Vacant Property Refurbishment Grant and the Living City Initiative tax relief scheme, which a buyer should verify with relevant authorities regarding terms and conditions.
Retrofit Cost*
Possible renovating / insulating expenditure
- Given that the property is described as derelict and currently exempt from a standard BER rating, a deep retrofit and complete refurbishment will be necessary to bring the building up to modern energy efficiency and habitable standards.
- A full renovation of this scale typically requires substantial capital expenditure, likely ranging from €60,000 to over €100,000 depending on the extent of structural repairs, insulation upgrades, and heating system installation required, offset partially by available grants.
Heating cost*
Estimated expense to heat this property every year
- Annual heating cost cannot be reliably estimated at this time because the property is in a derelict condition and requires complete refurbishment with no active heating system currently in place.
- Once fully renovated and insulated, a typical 2-bedroom mid-terrace home of similar size might incur annual heating costs ranging from €800 to €1,500 depending on the chosen heating system and energy efficiency rating.
Pollution Safe
8/10Environmental situation to investigate
- The location is situated in an established residential zone with no major heavy industrial facilities or active large-scale incinerators immediately adjacent.
- Any historical urban land use or legacy industrial concerns in the wider Cork City area should be independently verified by prospective buyers.
Flood Safe
8/10Water overflow reports to follow up
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 Gurranabraher area
7 ST MARYS PL, CATHEDRAL RD, GURRANABRAHER
- Sale date
- Declared sale price
- €276,500.00
34 CHAPEL FIELD, CATHEDRAL RD, GURRANABRAHER
- Sale date
- Declared sale price
- €337,000.00
4 SCHOOL PLACE, GURRANABRAHER, CORK
- Sale date
- Declared sale price
- €220,000.00
22 SCHOOL AVE, GURRANABRAHER, CORK
- Sale date
- Declared sale price
- €310,000.00
56 MOUNT EDEN RD, GURRANABRAHER, CORK
- Sale date
- Declared sale price
- €240,000.00
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 1% of the purchase price (around €1,200 for a €120,000 property)
- Solicitor legal fees: approximately €1,500 to €3,000 excluding outlay and VAT
- Land registration fees: approximately €130 to €700 depending on the application type
- Property valuation fees: approximately €150 to €300
- Surveyor fees: approximately €500 to €1,000 depending on the level of detail required
- Annual home insurance: approximately €300 to €600, though costs will vary significantly depending on the property's condition
Forum Talk
What people are saying about this area
- Locals in the Gurranabraher area frequently discuss community initiatives and ongoing local infrastructure upgrades.
- Residents highlight the convenience of living within walking distance of Cork City Centre, making it popular among commuters.
- Community forums often mention the active interest in historical residential renovation projects qualifying for government grants.
- Discussions regularly cover local amenities, public transport links, and parking availability in established northside neighborhoods.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children2/10
The property is currently in a derelict condition and requires complete refurbishment, making it unsafe for young children until all works are finished.
- Teenagers2/10
With only two bedrooms and a complete derelict interior, living here with teenagers would not be feasible during the extensive renovation phase.
- Multi-generational Living1/10
The two-bedroom layout is much too small to accommodate multiple generations comfortably.
- Single Buyers6/10
A single buyer with renovation experience and capital could transform this affordable shell into a personalized home.
- Couples6/10
Couples looking for a project can leverage grants to rebuild the property, though living on-site during works is practically impossible.
- Empty Nesters4/10
The physical demands of a complete refurbishment make this less suitable for empty nesters unless outsourcing all project management.
- Retirees3/10
A derelict property requiring full restructuring is poorly suited to retirees seeking comfort and ease of living.
Work
3 areas- Remote Working5/10
A home office could be designed during the renovation, but lack of current services makes remote work impossible right now.
- Hybrid Commuting8/10
The close proximity to Cork City Centre makes hybrid commuting highly convenient.
- Retired4/10
Managing a major construction project may not align with a relaxed retirement lifestyle.
Practical
8 areas- Ageing in Place2/10
A multi-story terrace requiring total gutting and redesign is not immediately suited for ageing in place.
- Low Maintenance1/10
The property is currently derelict and requires complete refurbishment, representing the highest possible level of initial maintenance and capital expenditure.
- Secure Gated Entry1/10
Standard terraced street property without gated community features.
- Minimalist Design7/10
The blank canvas of a full renovation allows buyers to implement a minimalist interior design scheme.
- Flexible Floor Plans5/10
While internal walls can potentially be reconfigured, the overall footprint is limited by the mid-terrace structure.
- Heritage Home4/10
It is an older mid-terrace house in a well-established location, though specific heritage listing details should be verified.
- Ecological Setup3/10
Requires significant energy upgrades, though qualification for refurbishment grants may assist in improving the energy profile.
- Outdoor areas2/10
No prominent outdoor garden or yard features are detailed in the property description.
Interests
9 areas- Gardening2/10
There is no mention of a significant garden space in the provided details.
- Walking8/10
Being within walking distance of Cork City Centre makes urban exploration and daily walks very accessible.
- Gym6/10
Proximity to city amenities suggests reasonable access to local fitness facilities.
- Cycling6/10
The urban location allows for cycling into the city center, though hilly terrain in parts of Cork should be considered.
- Golf4/10
Requires travel outside the immediate residential area to reach golf courses.
- Fishing2/10
No immediate fishing spots are highlighted near this urban residential street.
- Horse Riding1/10
An inner-city residential location is unsuitable for keeping or accessing horses locally.
- Water Sports3/10
While near the River Lee, dedicated water sports facilities require travel.
- Entertaining2/10
The property is currently derelict and uninhabitable, meaning entertaining is impossible until fully renovated.
Lifestyle
5 areas- Quiet Living5/10
Located in a well-established residential area that can be reasonably peaceful, though construction noise will be an initial factor.
- Rural Living1/10
This is an urban setting within easy reach of Cork City Centre, offering no rural characteristics.
- Village Living6/10
The close proximity to local amenities provides a community-focused neighborhood feel.
- Coastal Living1/10
The property is inland in Cork and offers no coastal proximity.
- Urban Living8/10
Conveniently located within walking distance of Cork City Centre, ideal for urban access.
Social
6 areas- Community Involvement6/10
Established residential areas typically offer good opportunities to integrate into local community networks.
- Café Culture8/10
Proximity to Cork City Centre provides immediate access to diverse cafes and dining options.
- Nightlife8/10
Short distance to the city center ensures easy access to pubs, restaurants, and nightlife.
- Health/Wellness groups6/10
Urban location places various wellness classes and healthcare services within a short radius.
- Networking Opportunities7/10
Being close to the urban core supports professional networking and social events.
- Tech-Hub Connectivity7/10
Cork City hosts various tech employers and hubs within accessible commuting distance.
Listing information
- Agent
- Behan Irwin & Gosling
- Phone
- 021 427 0007
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-6703D5HouseDelve · 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.