42 Beech Road, Muskerry Estate, Ballincollig, Co. CorkP31FE44
€399,000
3 Bed~2 Bath~114 m²~BER D
What you'll like:
- Prime Central Location: Situated in a highly popular estate just minutes walk from the town centre, ensuring effortless access to local shops and daily amenities.
- Versatile Dual Entrances: Features two separate front entrances, providing exceptional flexibility to create a dedicated home office, independent studio, or accommodation for extended family members.
- Expansive Kitchen Space: Offers a stunning open-plan kitchen and dining area measuring over seven meters across, creating an ideal hub for modern family living and entertaining.
- Practical Utility Room: Includes a dedicated utility space complete with fitted worktops and laundry appliances, keeping messy household chores entirely separate from the main living areas.
- Ground Floor Wet Room: Benefits from a fully tiled ground floor wet room featuring an electric shower and guest toilet, enhancing accessibility and convenience for residents and visitors.
- Generous Floor Area: Provides a substantial 114 square metres of living space across three bedrooms and two bathrooms, accommodating growing families comfortably without feeling cramped.
- Bright Entrance Hallway: Welcomes visitors with a spacious and inviting hallway featuring a large front aspect window that floods the central core with natural morning light.
- Cosy Living Room: Features a traditional open fireplace and decorative coving, establishing a warm and inviting atmosphere for relaxing during cold winter evenings.
- Direct Garden Access: Includes sliding glass doors from the dining space and direct access from the utility room, seamlessly connecting the indoor living areas to the patio.
- Off-Street Parking: Features a spacious patterned concrete driveway at the front, offering convenient and secure off-street parking for multiple vehicles right outside your door.
- Attractive Front Curb Appeal: Enhanced by mature shrubs, flowering plants, and a striking palm tree framed by low boundary walls, creating a welcoming approach to the residence.
- East-Facing Rear Garden: Boasts a neatly maintained lawn and a generous patio area, providing an ideal sunlit spot for outdoor dining and relaxing during summer mornings.
- Useful Block-Built Shed: Includes a solid block-built outbuilding in the rear garden, offering valuable secure storage space with potential for future conversion into a hobby room.
- Generous Bedroom Storage: All three bedrooms are equipped with built-in wardrobes and dressing units, maximizing floor space and providing immediate storage solutions for new owners.
- Master Bedroom Basin: The spacious master bedroom includes a convenient built-in wash hand basin, adding a practical touch for morning routines and personal grooming.
- Solid Structural Type: Built as a link semi-detached residence, this property offers a good sense of privacy while maintaining the cost-effective benefits of semi-detached living.
- Stable Asking Price: The recorded asking price has remained stable at 399000 euros without any downward adjustments, suggesting firm seller expectations and consistent market interest.
- Natural Light Throughout: Multiple aspect windows on the stairs, landing, and throughout key rooms ensure the interior feels bright, airy, and welcoming at all times of day.
- Established Neighborhood: Located within the well-regarded Muskerry Estate, benefiting from a mature community atmosphere with a strong reputation for long-term residential stability.
- Immediate Move-In Ready: The property presents in clean condition with integrated kitchen appliances included, allowing buyers to move in without undertaking urgent refurbishment works.
But keep in mind:
- Substandard Energy Rating: The property holds a D energy rating with an insulation performance of 275 kilowatt-hours per square metre, indicating high potential heating costs and inefficiency.
- Energy Upgrade Costs: Achieving a modern energy standard will require significant capital investment in external insulation, window upgrades, or heating system modernization.
- Gas Central Heating Reliance: The home relies on a gas central heating system, exposing future occupants to fluctuating fossil fuel prices and carbon tax increases over time.
- Conversion Compliance Risks: The separate front entrance and office space used for independent living or work must be checked for proper planning permission and fire safety compliance.
- Attic Insulation Unknown: Access via the family bathroom suggests buyers should thoroughly inspect the attic space to verify current insulation depths and timber roof structural integrity.
- Wet Room Waterproofing: The ground floor wet room requires careful inspection to ensure tanking and drainage were correctly installed to prevent long-term dampness issues in adjacent walls.
- Boundary Wall Maintenance: Low front boundary walls and enclosed rear fencing will require ongoing maintenance and potential repair by the new owner to secure the property perimeter.
- East-Facing Garden Light: While pleasant in the morning, the east-facing rear orientation will lose direct sunlight by the afternoon, limiting warmth in the garden later in the day.
- Block Shed Condition: The exterior block-built shed should be inspected for damp ingress, electrical safety, and roof longevity before storing valuable items or planning a conversion.
- Flooring Replacement Needs: The mix of solid wood, carpets, and tiles may show wear in high-traffic zones, meaning buyers might budget for eventual carpet or flooring replacements.
- Window Glazing Efficiency: Older window installations associated with a D-rated home often suffer from seal failures and drafts, which buyers should test during a pre-purchase survey.
- Kitchen Appliance Age: Integrated appliances such as the oven and hob are included, but buyers should budget for eventual replacements as their remaining working lifespan is unknown.
- Upstairs Bathroom Size: The family bathroom measures over two square metres, but buyers should assess whether the three-piece suite layout meets all modern family storage preferences.
- Traffic and Parking Congestion: Being located close to a busy town centre within a popular estate may result in local traffic congestion and restricted visitor parking during peak hours.
- Drainage and Plumbing Check: The presence of multiple wet areas and added utility plumbing means buyers should commission a thorough CCTV drain survey to rule out hidden pipe blockages.
- No Recent Price Reductions: The lack of price movement from the initial listing figure suggests limited room for immediate negotiation below the asking price without strong competitive leverage.
- Extension Potential Limits: The link semi-detached structure may impose physical or boundary constraints on future large-scale ground floor extensions compared to detached alternatives.
- Ventilation and Condensation: Kitchen and utility rooms generate high moisture levels, requiring buyers to verify that adequate mechanical extractors are functioning to prevent mold growth.
- Electrical System Age: The extensive wiring required for multiple separate rooms and appliances should be professionally inspected to ensure the fuse board meets current safety standards.
- Roof Tile and Slate Check: The exterior roof pitch should be professionally surveyed to check for slipped tiles, flashing integrity, and proper ventilation to prevent costly leaks.
Price positioning
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- The asking price of €399,000 appears relatively conservative and potentially under-valued given the generous 114 square metre floor area, versatile layout featuring a separate home office entrance, and overall spaciousness relative to typical three-bedroom housing stock in the immediate area.
- Valuation signals are largely driven by the flexible accommodation options allowing for self-contained usage or extended family living, combined with a stable pricing history that shows no signs of aggressive over-inflation or desperate reductions by the vendor.
- Such a price point could be supported by high local demand for well-located family homes near town centres, whereas factors like the mediocre D energy rating and potential upgrade costs required for modern efficiency could undermine long-term value perceptions.
- Relevant market context indicates that nearby estate transactions demonstrate a broad spectrum of achievable values depending on condition and size, making this well-presented link semi-detached property an attractive option for prospective buyers seeking space.
Build Analysis
What we know from similar construction types
- The property is a 3-bedroom, 2-bathroom link semi-detached residence with a floor area of 114 m².
- It features a versatile layout with two separate front entrances, offering potential for a home office, extended family accommodation, or a self-contained unit, which a buyer should verify for compliance with local planning regulations.
- The heating system is powered by Gas Central Heating.
- A buyer should investigate the condition of the open fireplace in the living room and inspect the block-built shed in the rear garden for structural integrity and dampness.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a BER rating of D, indicating that the energy performance is relatively inefficient and would benefit from a deep retrofit to improve warmth and reduce energy bills.
- A comprehensive deep retrofit for a 114 m² home—including external wall insulation, upgraded windows and doors, attic insulation, and potential heating system upgrades—typically ranges from €35,000 to €50,000 depending on contractor rates and the extent of works required.
- Grants from SEAI may be available to offset a portion of these deep retrofit costs, which a buyer should investigate prior to undertaking works.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1,800 euro to 2,200 euro.
- Explanation: With a floor area of 114 square metres and a BER rating of D, energy efficiency is moderate, leading to higher gas heating consumption during colder months compared to properties with higher energy ratings.
Pollution Safe
9/10Environmental situation to investigate
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
39 CHERRY WALK, MUSKERRY ESTATE, BALLINCOLLIG
- Sale date
- Declared sale price
- €505,000.00
21 HOLLY RD, MUSKERRY ESTATE, BALLINCOLLIG
- Sale date
- Declared sale price
- €440,000.00
47 CHERRY WALK, MUSKERRY ESTATE, BALLINCOLLIG
- Sale date
- Declared sale price
- €375,000.00
17 ISLAND WAY, MUSKERRY EST, BALLINCOLLIG
- Sale date
- Declared sale price
- €452,000.00
47 BEECH RD, MUSKERRY ESTATE, BALLINCOLLIG
- Sale date
- Declared sale price
- €300,000.00
Recent sales in the wider Ballincollig area
11 LIMEWORTH, BALLINCOLLIG, CORK
- Sale date
- Declared sale price
- €1,200,000.00
43 LEEVIEW EST, BALLINCOLLIG, CORK
- Sale date
- Declared sale price
- €406,000.00
APT G BARR NA SRAIDE, BALLINCOLLIG, CORK
- Sale date
- Declared sale price
- €270,000.00
4 GLINCOOL GROVE, BALLINCOLLIG, CORK
- Sale date
- Declared sale price
- €410,000.00
35 THE LAWN, COOLROE MEADOWS, BALLINCOLLIG
- Sale date
- Declared sale price
- €225,000.00
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
42 BEECH RD, HUSKERRY ESTATE, BALLINCOLLIG
- Sale date
- Declared sale price
- €255,000.00
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €3,990 — 1% of €399,000.
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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 3,500 euro plus outlay and VAT.
- Land registration fees: approximately 600 euro to 800 euro depending on property value and registration type.
- Property valuation fees: approximately 150 euro to 250 euro.
- Surveyor fees: approximately 400 euro to 800 euro depending on the level of survey detail.
- Annual home insurance: approximately 350 euro to 600 euro depending on cover level.
Forum Talk
What people are saying about this area
- Residents in Ballincollig frequently discuss local traffic management and the ongoing demand for housing in established estates like Muskerry Estate.
- Community forums often highlight the convenience of living within walking distance of Ballincollig Town Centre and local amenities, schools, and parks.
- Local discussions often touch upon the balance between maintaining quiet suburban residential streets and managing commuter traffic into Cork city.
- Homeowners in the area frequently share tips and ideas regarding energy upgrades, retrofitting, and improving BER ratings for older semi-detached properties.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The home features three comfortable bedrooms, an enclosed east-facing rear garden with a lawn, and is located just minutes from Ballincollig Town Centre, making it practical for young families.
- Teenagers7/10
With three double bedrooms and a versatile office space with a separate front entrance, teenagers can enjoy their own independent study or hangout areas.
- Multi-generational Living8/10
The property includes two separate front entrances and an office space with potential for conversion into a self-contained unit or extended family accommodation.
- Single Buyers6/10
A 114 square metre link semi-detached house provides plenty of space, though single buyers might find the asking price of 399000 Euros and maintenance requirements high for one person.
- Couples8/10
Offers generous open-plan kitchen and dining areas ideal for couples who enjoy cooking, entertaining, and having home office capabilities.
- Empty Nesters6/10
Provides single-level ground floor flexibility with a guest wet room, though stairs and three bedrooms mean more space than empty nesters typically require.
- Retirees5/10
Features a ground floor guest WC and wet room, but the presence of stairs and a D BER energy rating suggest retirees should investigate future insulation and heating upgrade costs.
Work
3 areas- Remote Working9/10
Includes a dedicated office space with its own separate front entrance, making it exceptionally well-suited for remote workers or client meetings.
- Hybrid Commuting7/10
Well-positioned for commuting into Cork with good local transport links and road access.
- Retired5/10
Suitable for retirees who want manageable suburban living, though some cosmetic or energy updates may be desired given the D BER rating.
Practical
8 areas- Ageing in Place6/10
Benefits from a ground floor guest wet room, though overall multi-level living requires evaluation for long-term mobility.
- Low Maintenance6/10
Features a patterned concrete driveway and enclosed rear garden, though a D BER rating indicates buyers should investigate potential energy efficiency upgrades.
- Secure Gated Entry1/10
The property features an open driveway with low boundary walls rather than a secure gated entry system.
- Minimalist Design4/10
The home has a traditional layout with separate rooms, open fireplaces, and defined living areas rather than stark minimalism.
- Flexible Floor Plans9/10
Outstanding flexibility with a link semi-detached layout, two separate front entrances, and an office/playroom adaptable for extended family or rental use.
- Heritage Home2/10
This is a standard suburban estate residence rather than a period or heritage property.
- Ecological Setup4/10
Operates on standard gas central heating and holds a D BER rating, meaning buyers may want to investigate eco-friendly retrofitting options.
- Outdoor areas7/10
Includes a patterned concrete front driveway and an east-facing rear garden with a lawn, patio, and block-built storage shed.
Interests
9 areas- Golf5/10
Buyers should verify the proximity of the nearest golf facilities in the wider Cork area.
- Fishing3/10
There are no notable fishing amenities directly associated with this suburban residential property.
- Horse Riding3/10
Equestrian facilities are not immediately adjacent to this estate location.
- Water Sports2/10
Inland suburban setting offers limited immediate access to water sports.
- Gym6/10
Proximity to Ballincollig provides good access to local fitness centres and amenities.
- Cycling6/10
The suburban location offers straightforward local cycling routes into the nearby town centre.
- Gardening6/10
The property includes front and east-facing rear gardens with mature planting, shrubs, and a block-built shed.
- Walking8/10
Its location just minutes from Ballincollig Town Centre makes walking for errands and local recreation highly accessible.
- Entertaining8/10
Features an open-plan kitchen and dining space with sliding doors leading to a generous patio and east-facing rear garden, perfect for hosting guests.
Lifestyle
5 areas- Quiet Living6/10
Located in a popular residential estate within walking distance of town amenities, offering a settled neighbourhood feel rather than absolute rural isolation.
- Rural Living2/10
This is an established suburban estate setting close to town amenities rather than a countryside location.
- Village Living8/10
Positioned just minutes from Ballincollig Town Centre, providing excellent access to local shops, cafes, and community services.
- Coastal Living1/10
The property is located inland in Ballincollig, Co. Cork, with no coastal proximity.
- Urban Living7/10
Offers convenient access to town centre amenities and services while maintaining a suburban residential setting.
Social
6 areas- Community Involvement7/10
Situated in the popular Muskerry Estate, providing a strong sense of established community and neighbourhood interaction.
- Café Culture7/10
Proximity to Ballincollig Town Centre ensures easy access to local cafes, restaurants, and social spots.
- Nightlife6/10
Town centre location offers local pubs and evening venues within a short distance.
- Health/Wellness groups6/10
Local community facilities and town amenities support access to health and wellness activities.
- Networking Opportunities5/10
Primarily a residential area, though the separate home office entrance offers professional networking potential for self-employed buyers.
- Tech-Hub Connectivity5/10
Buyers should verify local broadband speeds and tech infrastructure availability.
Listing information
- Agent
- O'Mahony Walsh
- Phone
- 021 487 3466
- Current status
- active
- Published on HouseDelve
- 28 October 2026
- Correction
- Report an issue
HD-2849C1HouseDelve · 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.