40 Belmont Ave, Rochestown, CorkT12E9EH
€390,000
3 Bed~3 Bath~BER A3
What you'll like:
- High BER rating: The property boasts an impressive A3 energy rating, which should ensure lower utility bills and superior thermal comfort for residents throughout the changing seasons.
- Renewable energy integration: Equipped with solar panels, the house reduces reliance on grid electricity, offering long-term savings and a reduced carbon footprint for environmentally conscious buyers.
- Green mortgage eligibility: The high energy rating may qualify buyers for specialized green mortgage interest rates, potentially reducing monthly financing costs significantly over the loan term.
- Electric vehicle charging: An installed EV charger provides immediate convenience and future-proofing for electric vehicle owners, avoiding the need for costly retrofitting after purchase.
- Public transport access: Bus route 216 stops just 700 metres from the front door, providing direct and convenient access to the Cork University Hospital and city centre locations.
- Proximity to tunnel: Being situated only 6.3 kilometres from the Jack Lynch Tunnel allows for efficient commuting to major regional employment hubs and arterial road networks.
- Mature residential setting: Located within an established development, the home offers a settled neighborhood atmosphere with existing community infrastructure and established landscaping nearby.
- Local educational amenities: Schools are within a short walk of the address, making the location highly practical for families with school-aged children seeking convenient morning routines.
- Childcare facilities: Day-care options are located within walking distance, easing logistical burdens for working parents with toddlers and young infants requiring daily care.
- Recreational activities: Proximity to a local GAA club and various community classes ensures ample opportunities for social engagement, sports participation, and hobbies close to home.
- Convenient shopping options: Local shops are situated within walking distance of the front door, allowing for easy retrieval of daily essentials without requiring a car trip.
- Functional ground layout: The entrance hallway features durable timber flooring and includes a dedicated downstairs guest WC, enhancing privacy and convenience for visitors.
- Spacious living area: The main living room measures over 5 metres in length and features timber flooring alongside an unset stove, creating a comfortable family gathering space.
- Open kitchen dining: The kitchen and dining area provides generous floor space with tiled finishes, fitted wall and floor units, and direct plumbing provisions for necessary utilities.
- Master bedroom ensuite: The primary bedroom includes an adjoining ensuite bathroom equipped with an electric double threshold shower, offering private convenience for the homeowners.
- Built-in wardrobe storage: Bedroom two benefits from integrated built-in wardrobes, maximizing floor space and providing immediate storage solutions for clothing and personal belongings.
- Full family bathroom: The main upstairs bathroom features a traditional bath with an electric shower overhead, accommodating various family bathing preferences efficiently.
- Secure outdoor storage: An external steel shed is included in the garden, offering valuable secure space for bicycles, tools, and seasonal outdoor equipment storage.
- Double glazed windows: Fitted with double glazed PVC windows throughout, the dwelling benefits from enhanced sound insulation and improved heat retention capacity.
- Stable asking price: The tracked asking price of €390,000 has remained completely unchanged since observation began, suggesting a firm vendor pricing strategy with no sudden mid-campaign hikes.
But keep in mind:
- Unknown property type: The listing data fails to specify the exact property structure type, requiring buyers to verify whether it is semi-detached, terraced, or end-of-terrace during viewing.
- Missing floor area: The total square meterage is omitted from the official particulars, making it crucial for buyers to independently measure and confirm the exact internal living dimensions.
- Unset stove condition: The living room features an unset stove, which may require professional installation, finishing, or safety certification before it can be safely used.
- Compact third bedroom: Bedroom three is relatively small at under 2.5 by 2.3 metres, limiting its versatility primarily to a single bedroom, home office, or nursery space.
- Single plumbing provisions: The kitchen houses the gas boiler and utility plumbing in a shared space, which could create operational noise or limit layout flexibility for appliances.
- Private treaty sales method: Offered via private treaty, the transaction process involves standard negotiation complexities where competing bids are not automatically transparent to all prospective purchasers.
- Potential bidding competition: A stable guide price in a mature, well-connected suburban development could attract multiple interested parties, potentially leading to competitive bidding scenarios above the guide.
- Upstairs carpet condition: Bedrooms and the landing are finished with fitted carpets, which buyers should inspect closely for wear and tear to determine if replacement is required.
- Maintenance of solar array: While solar panels offer efficiency benefits, buyers should verify their age, warranty status, and servicing history to avoid unexpected future maintenance or replacement costs.
- EV charger compatibility: The installed electric vehicle charger should be inspected by a qualified electrician to ensure it matches the charging specifications of the buyer's specific vehicle model.
- Traffic noise exposure: Proximity to the Jack Lynch Tunnel access routes and local bus corridors may result in elevated traffic volumes and associated noise during peak commuting hours.
- Management company unknowns: It is unconfirmed whether the mature development operates under a residents' association or management company, which could involve annual estate service charges.
- Boundary line verification: Buyers must carefully review the legal contract maps to confirm the exact boundaries of the private garden and ensure no encroachments or shared access issues exist.
- Attic insulation check: Despite the A3 BER rating, buyers should commission a thorough structural survey to inspect attic insulation levels, ventilation, and roof timber integrity.
- Water pressure testing: The presence of electric showers over baths on both floors suggests checking mains water pressure and flow rates to ensure satisfactory simultaneous usage.
- Sewerage connection verification: While listed as mains sewerage, a thorough legal and engineering due diligence check should confirm that all local drainage connections are properly registered and clear.
- Lack of recent price drops: The absence of any downward price adjustments in the tracking history indicates the seller may hold firm expectations around the €390,000 valuation benchmark.
- Agent representation distance: The listing agent is based in Mitchelstown, which is some distance from Rochestown, meaning local viewings and communications should be coordinated well in advance.
- Limited natural light check: Buyers should evaluate the orientation of the property and garden to determine daily sunlight exposure across the living spaces and outdoor patio areas.
- Future development potential: Due to the mature nature of the surrounding area, buyers should investigate local planning registers to identify any potential nearby zonings or future high-density developments.
Price positioning
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- The asking price appears somewhat conservative relative to recent transaction benchmarks on the same street and across the wider suburban area, suggesting a potentially attractive entry point for prospective buyers seeking a three-bedroom home.
- Upward valuation signals stem from the property's modern energy efficiency featuring an A3 BER rating, solar panels, and a green mortgage qualification, which significantly reduce future operational utility costs for the occupants.
- Potential factors that could support or push the final transaction price higher include strong local demand for mature residential developments, proximity to schools, and included modern amenities like an EV charger and steel shed.
- Conversely, factors that might undermine higher competitive bidding could include modest room dimensions in secondary bedrooms and the unchanging asking-price history since initial tracking, which might reflect cautious seller positioning.
Build Analysis
What we know from similar construction types
- The property has an A3 BER rating, which indicates high energy efficiency and modern thermal performance, and qualifies for green mortgage rates.
- Features include solar panels, an electric car charger, double-glazed PVC windows, and gas central heating.
- A buyer should investigate the installation records and maintenance history of the solar panels and the gas boiler, as well as verify compliance for any alterations made to the original build.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 800 euro to 1,100 euro.
- Explanation: The property holds an A3 BER rating and features solar panels and gas central heating, indicating strong energy efficiency that helps lower overall heating and energy demands compared to older standard homes.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The property is situated in an elevated suburban residential setting in Rochestown, generally reducing immediate exposure to widespread river or coastal flooding.
- Standard conveyancing checks and local authority flood maps should be reviewed to confirm that specific surface water or drainage issues do not affect the immediate plot.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
39 BELMONT AVE, UPPER BELMONT, ROCHESTOWN
- Sale date
- Declared sale price
- €410,000.00
17 BELMONT AVE, ROCHESTOWN, CORK
- Sale date
- Declared sale price
- €366,000.00
8 BELMONT AVE, ROCHESTOWN, CORK
- Sale date
- Declared sale price
- €14,209.57
19 BELMONT AVE, MONSFIELDSTOWN, ROCHESTOWN
- Sale date
- Declared sale price
- €312,000.00
15 BELMONT AVE, ROCHESTOWN, CORK
- Sale date
- Declared sale price
- €310,000.00
Recent sales in the wider Rochestown area
23 SILVER BIRCH, MONASTERY RD, ROCHESTOWN
- Sale date
- Declared sale price
- €368,000.00
4 COURTWOOD, GARRYDUFF, ROCHESTOWN
- Sale date
- Declared sale price
- €820,000.00
91 CLONLEA, MOUNT OVAL, ROCHESTOWN
- Sale date
- Declared sale price
- €460,000.00
94 THE MIZEN, HARTYS QUAY, ROCHESTOWN
- Sale date
- Declared sale price
- €435,000.00
23 MAPLE COURT, MOUNT OVAL VILLAGE, ROCHESTOWN
- Sale date
- Declared sale price
- €285,000.00
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
40 BELMONT AVE, COACH HILL, ROCHESTOWN
- Sale date
- Declared sale price
- €265,000.00
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €3,900 — 1% of €390,000.
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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 euro to 3,000 euro plus VAT and outlays.
- Land registration fees: approximately 600 euro to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 euro to 250 euro for a standard mortgage valuation.
- Surveyor fees: approximately 400 euro to 800 euro for a structural pre-purchase survey.
- Annual home insurance: approximately 350 euro to 600 euro depending on the level of coverage and property specifics.
Forum Talk
What people are saying about this area
- Residents in the Rochestown and Garryduff areas frequently discuss local traffic management and peak-time commuting conditions heading toward Cork city.
- Community groups on social media highlight the convenience of local amenities, including schools, childcare facilities, and nearby GAA clubs.
- Public transport discussions often focus on the reliability and accessibility of the local bus route connecting residents directly to Cork University Hospital.
- Homeowners in mature developments like Belmont Avenue often share tips on energy upgrades and maintaining solar panels to leverage A3 BER efficiency ratings.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property is located within a mature development a short walk from local amenities, including schools and day-care facilities, making it highly practical for families with young children.
- Teenagers7/10
With three bedrooms and a functional layout, the house suits growing teenagers. Local GAA clubs and proximity to public transport routes like the 216 bus offer good independence.
- Multi-generational Living5/10
A standard 3-bedroom semi-detached or terraced style house offers limited separation for multi-generational living compared to larger properties with annexes.
- Single Buyers7/10
The asking price of €390,000 for a 3-bedroom A3-rated home with green mortgage potential makes it a strong option for single buyers looking for energy efficiency and manageable maintenance.
- Couples8/10
An A3 BER rating ensures lower heating bills and modern comforts like gas central heating and an electric car charger, appealing greatly to couples establishing a home.
- Empty Nesters7/10
The manageable 3-bedroom size and low-maintenance garden with a steel shed suit empty nesters looking to downsize without sacrificing modern energy standards.
- Retirees6/10
While local amenities and day-care services are within walking distance and the bus stop is nearby, stairs within the 3-bedroom layout should be considered for long-term retirement living.
Work
3 areas- Remote Working7/10
A 3-bedroom layout allows one of the bedrooms to easily serve as a dedicated home office for remote working.
- Hybrid Commuting8/10
With the bus stop 700 metres away offering route 216 connectivity and easy access to the Jack Lynch Tunnel (6.3km), hybrid commuting is well supported.
- Retired6/10
The quiet mature development and nearby local services suit retirement, provided stairs are not an issue.
Practical
8 areas- Ageing in Place5/10
A ground-floor W/C is available, but the presence of stairs to all three bedrooms means prospective buyers should evaluate long-term suitability for ageing in place.
- Low Maintenance8/10
The A3 BER rating with solar panels, double-glazed PVC windows, and gas central heating point to a modern, energy-efficient, and easily maintained home.
- Secure Gated Entry2/10
The property is located in a standard open mature development rather than a secure gated community.
- Minimalist Design6/10
The standard contemporary layout with timber and tiled flooring lends itself well to clean, minimalist interior design choices.
- Flexible Floor Plans6/10
The three bedrooms and distinct living and kitchen/dining zones offer a functional layout with moderate flexibility for family needs.
- Heritage Home1/10
This is a modern, energy-rated property within a mature development, not a period or heritage home.
- Ecological Setup9/10
An impressive A3 BER rating, solar panels, green mortgage eligibility, and an electric car charger provide a high-level ecological and energy-efficient setup.
- Outdoor areas6/10
The property includes a private garden and a practical steel shed for outdoor storage and activities.
Interests
9 areas- Gardening6/10
The inclusion of a private garden and a steel shed provides a solid foundation for domestic gardening and outdoor storage.
- Walking7/10
Being a short walk from local amenities, schools, and shops makes casual daily walking very convenient.
- Gym5/10
Local classes and groups are noted nearby, though dedicated commercial gym facilities would likely require a short drive.
- Cycling6/10
The suburban location allows for cycling, though buyers should verify dedicated cycling infrastructure in the Rochestown area.
- Golf5/10
Various local courses are mentioned in the area, offering decent access for golf enthusiasts.
- Fishing4/10
While Cork features water amenities, fishing opportunities are not directly highlighted in the immediate vicinity and require investigation.
- Horse Riding3/10
The mature suburban setting does not directly feature equestrian facilities, which would typically be found further out in rural districts.
- Water Sports4/10
Proximity to Cork's waterways offers potential for water activities, though specific clubs or facilities are not mentioned on-site.
- Entertaining7/10
The open-plan kitchen/dining area (5.67m x 3.69m) and separate living room provide good interior spaces for hosting guests and family gatherings.
Lifestyle
5 areas- Quiet Living7/10
Situated in a mature development in Rochestown, the location generally offers a peaceful residential environment away from major urban congestion.
- Rural Living3/10
This is a suburban residential development rather than a rural setting, though green spaces and a local garden are present.
- Village Living6/10
Proximity to local shops, schools, and a GAA club provides a community-focused, village-like feel within a suburban context.
- Coastal Living4/10
While located in Rochestown, which is near aquatic environments, the immediate setting is standard suburban housing rather than direct coastal living.
- Urban Living6/10
The property offers good connectivity via the 216 bus route to Cork University Hospital and is a short drive to the Jack Lynch Tunnel, balancing suburban calm with urban access.
Social
6 areas- Community Involvement7/10
A mature development with a local GAA club and active community groups nearby fosters strong community involvement.
- Café Culture5/10
Local shops are within walking distance, though a vibrant cafe culture typically requires travelling closer to commercial hubs.
- Nightlife4/10
As a primarily residential suburban area, extensive nightlife options are limited and best accessed by traveling into Cork city.
- Health/Wellness groups7/10
Various local courses, classes, and groups operate locally, supporting health and wellness interests.
- Networking Opportunities5/10
Professional networking is more centered in the city, though local community engagement is present.
- Tech-Hub Connectivity6/10
Good transport links and modern home amenities make it feasible for tech professionals working flexibly between home and regional hubs.
Listing information
- Agent
- Michael Dorgan Auctioneers & Valuers
- Phone
- 025 85 700
- Current status
- active
- Published on HouseDelve
- 19 October 2026
- Correction
- Report an issue
HD-5BF2B1HouseDelve · 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.