8 The Brambles, Classes Lake, Ballincollig, CorkP31PC43
€470,000
4 Bed~3 Bath~117 m²~BER C
What you'll like:
- Detached property layout: Enjoy the privacy and space of a detached family home, which typically offers fewer noise issues with neighbours and better overall natural light penetration.
- Four well-proportioned bedrooms: The upstairs accommodation provides three double bedrooms and one single room, perfectly suited for a growing family or accommodating a dedicated home office space.
- Generous floor area: Spanning 117 square metres, the interior layout provides comfortable living proportions without feeling cramped, making furniture placement straightforward for incoming buyers.
- South-facing orientation: Benefit from a highly desirable front southerly aspect that enhances natural daylight levels inside the front reception rooms throughout the daytime hours.
- Mature residential estate: Situated within an established development known for its family-friendly setting, offering a settled community atmosphere close to essential local amenities.
- Large rear garden: The expansive outdoor garden space provides wonderful potential for children to play safely, host outdoor gatherings, or cultivate extensive landscaping features.
- Future extension potential: The substantial rear garden footprint may allow for future structural extensions or garden rooms, subject to obtaining the necessary local planning permissions.
- Green area proximity: Positioned in close proximity to a large open green area, providing safe outdoor recreational space just a short walk from your front door.
- Rugby club convenience: Having Ballincollig Rugby Club located right at the entrance of the estate offers immediate access to local sporting and community activities.
- Multiple reception spaces: The ground floor layout incorporates a separate lounge, living room, and kitchen-dining area, allowing family members to enjoy distinct zones for relaxation.
- Bay window feature: The front lounge includes an attractive bay window that adds architectural character and enhances the overall aesthetic appeal of the principal reception room.
- Convenient guest WC: A ground floor guest toilet enhances daily convenience for residents and visitors alike, avoiding the need to use upstairs bathroom facilities during gatherings.
- Master en-suite facility: The primary bedroom benefits from a private en-suite bathroom, providing an exclusive washing and toilet facility separate from the main family bathroom.
- Dedicated living room patio: The rear living room features a sliding patio door that connects indoor living directly to the back garden, facilitating seamless alfresco dining.
- Fitted bedroom storage: Several bedrooms include fitted wardrobes or new carpets, reducing immediate out-of-pocket setup costs for the incoming buyer prior to moving in.
- EV charging point: An installed electric vehicle charging point is already present at the property, saving the buyer installation costs and accommodating modern sustainable transport.
- Gas central heating: The property is equipped with gas central heating, providing a reliable and responsive method for keeping the home warm during colder winter months.
- Stable asking price: Recorded asking price history shows the property has remained steady at 470000 euros since tracking began, indicating no volatile price adjustments by the seller.
- Competitive entry point: The asking price sits in line with typical four-bedroom detached sizing in established suburban areas, representing a fair baseline for sensible negotiations.
- Ready for immediate occupation: The interior condition is presented as excellent throughout, meaning buyers can move in immediately without undertaking mandatory cosmetic refurbishments.
But keep in mind:
- C energy rating: The C energy rating indicates that the thermal efficiency could be improved, and buyers should budget for future upgrades to reduce utility bills.
- Potential retrofit costs: Achieving better energy performance may require investing in upgraded insulation, modern windows, or advanced heating controls to improve comfort levels.
- Smaller fourth bedroom: Bedroom four measures approximately nine feet by seven feet, which might feel tight as a permanent double bedroom and function better as a nursery.
- Compact main bathroom: The main upstairs bathroom dimensions are somewhat restricted, which could limit options if you wish to install a separate walk-in shower enclosure.
- Linear kitchen proportion: The kitchen-dining room is relatively narrow at under ten feet wide, which may restrict large-scale dining furniture arrangements or extensive culinary layouts.
- Traffic and parking check: Buyers should inspect the estate during peak commuting times to verify that parking congestion and local traffic flows remain manageable.
- Boundary fence inspection: It is important to carefully verify boundary lines and fencing ownership around the large rear garden to prevent any future neighbor disputes.
- Planning compliance review: Any previous alterations or internal configurations should be checked against local council planning records to ensure full regulatory compliance prior to purchase.
- Maintenance history check: Buyers should request detailed records on roof conditions, plumbing age, and boiler servicing to anticipate any hidden maintenance liabilities.
- Insulation depth verification: Prospective purchasers should inspect attic insulation depths during a survey to confirm they meet modern standards for heat retention.
- Window seal inspection: Double-glazed windows should be checked for condensation or failing seals, as replacement costs across the whole house can accumulate quickly.
- Garden drainage assessment: The large rear garden should be inspected for proper drainage slopes, especially given local regional rainfall patterns and clay soil types.
- Electrical safety audit: An independent electrical survey is recommended to ensure the fuse board and wiring comply with current safety standards and modern loads.
- Sewer and drain survey: A CCTV drain survey should be considered to check underground pipes for potential blockages or tree root intrusions from mature estate planting.
- Management company checks: Buyers should verify whether there is an active residents association or estate management fee applicable to upkeep common areas.
- Future development enquiries: Local planning registers should be reviewed to ensure no disruptive large-scale commercial or residential developments are planned nearby.
- Sound insulation levels: Being part of a mature estate, buyers should assess ambient noise levels from neighboring properties and local traffic during different times of day.
- Ventilation and damp check: Bathrooms and utility areas should be checked for adequate extractor fan functionality to prevent potential condensation and mildew issues.
- Storage limitation review: Apart from bedroom wardrobes, built-in storage is relatively limited, meaning buyers might need to invest in freestanding wardrobes or attic boarding.
- Negotiation strategy margin: Because the asking price has remained stable without reductions, buyers should research recent local market dynamics to frame a competitive offer.
Price positioning
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- The asking price appears broadly aligned with baseline expectations for detached residential dwellings in this established suburban neighborhood, reflecting a realistic entry point relative to recent transactions for similar four-bedroom properties in the immediate estate.
- Valuation signals are balanced between the generous internal floor area with multiple reception spaces and the moderate C energy rating, which might necessitate future capital expenditure for thermal upgrades by the incoming purchaser.
- Strong supporting factors include the desirable southerly rear aspect and expansive garden providing potential, whereas factors that could undermine this valuation involve localized competition from alternative modern listings in the wider suburban sector.
- Additional market relevance stems from the stable pricing history recorded since initial listing, indicating a firm vendor stance and suggesting limited scope for aggressive initial discounting during the ongoing negotiation phase.
Build Analysis
What we know from similar construction types
- The property is a detached four-bedroom family residence spanning approximately 117 square meters, featuring a southerly front aspect and a large rear garden.
- The layout includes multiple reception rooms on the ground floor (lounge, living room/office, and a large kitchen/dining room) with four bedrooms on the first floor, one of which is en-suite.
- Features noted in the listing include gas central heating and an installed EV point.
- The large rear garden may offer future potential for extension or modification, subject to obtaining the necessary planning permissions and compliance checks.
- A buyer should investigate the general structural condition, verify compliance of any historical alterations, and check the property's insulation and window efficiency given the C BER rating.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,200 to €1,600
- Based on a 117 m² detached property with a C energy rating and gas central heating, heating demands will be moderate compared to higher-rated modern builds.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
7/10Water overflow reports to follow up
- Classes Lake in Ballincollig is situated in the broader catchment of the River Lee, requiring awareness of regional river levels during prolonged heavy rainfall events.
- The property occupies a mature residential estate setting with a southerly aspect, though official map coverage is currently unavailable to confirm local surface water risk.
- Standard local drainage and potential pluvial accumulation during intense storms should be verified through local inquiries, as lack of formal mapping does not guarantee complete absence of surface water exposure.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
40 THE BRAMBLES, CLASSIS LAKE, BALLINCOLLIG
- Sale date
- Declared sale price
- €451,000.00
20 THE BRAMBLES, CLASSES LAKE, OVENS
- Sale date
- Declared sale price
- €615,000.00
16 THE BRAMBLES, CLASSIS LAKE, BALLINCOLLIG
- Sale date
- Declared sale price
- €480,000.00
22 THE BRAMBLES, CLASSES LAKE, BALLINCOLLIG
- Sale date
- Declared sale price
- €390,000.00
39 THE BRAMBLES, CLASSIS LAKE, BALLINCOLLIG
- Sale date
- Declared sale price
- €380,000.00
Recent sales in the wider Classes Lake 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
No confidently matched previous sale was found in the Property Price Register.
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €4,700 — 1% of €470,000.
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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: €1,500 to €3,000 excluding outlay and VAT
- Land registration fees: €400 to €800 depending on property value and registration type
- Property valuation fees: €150 to €300 for mortgage or standard valuation
- Surveyor fees: €500 to €1,200 depending on the level of detail required for a structural survey
- Annual home insurance: €350 to €700 depending on cover levels and property specifics
Forum Talk
What people are saying about this area
- Residents in Ballincollig frequently discuss local amenities, noting the convenience of nearby shopping centers, schools, and recreational spots like the regional park.
- Traffic congestion during peak morning and evening commuting hours toward Cork city is a common topic of conversation among local motorists.
- Community forums often highlight the active local sports scene, including rugby clubs and GAA facilities situated conveniently around the area.
- Estate-specific discussions in Classes Lake generally praise the family-friendly atmosphere, mature green spaces, and community safety.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
This detached four-bedroom home features a large rear garden, a family-friendly setting within a mature estate, and a large open green area in close proximity.
- Teenagers8/10
With four bedrooms, multiple living spaces including a lounge and living room, and a location close to local amenities, there is plenty of personal space for teenagers.
- Multi-generational Living6/10
The four-bedroom detached layout offers generous proportions, though buyers should verify if the ground floor or layout can easily accommodate multi-generational needs.
- Single Buyers4/10
A four-bedroom detached residence priced at €470,000 may exceed the space and budget requirements typically sought by single buyers.
- Couples7/10
Offers ample room for couples planning for the future or requiring home office spaces, though it is a substantial property to maintain for just two people.
- Empty Nesters6/10
Provides single-level or manageable bedroom distribution on the first floor, but the overall 117 m² size and large garden might be larger than what empty nesters prefer.
- Retirees6/10
Located in a mature, established estate with good community feel, though retirees should assess the maintenance requirements of a four-bedroom detached house and garden.
Work
3 areas- Remote Working8/10
With multiple reception spaces, including a living room/office featuring a sliding patio door, the home is well-suited for remote work setups.
- Hybrid Commuting7/10
Provides a comfortable home base with good regional access, making hybrid commuting viable depending on your workplace location.
- Retired7/10
Well-suited for active retirement within a stable, established community, provided the upkeep of a detached home and garden is manageable.
Practical
8 areas- Heritage Home3/10
This is a standard modern or established suburban residence rather than a historic heritage home.
- Ageing in Place5/10
Features two-story living with bedrooms and bathrooms upstairs, which may require future adaptations for long-term ageing in place.
- Low Maintenance6/10
Presented in excellent condition throughout with modern touches, though a detached house and large garden require standard ongoing maintenance.
- Secure Gated Entry2/10
The property is located in an open established estate and does not feature a secure gated entry system.
- Minimalist Design5/10
Features traditional room layouts and generous proportions rather than ultra-minimalist open-plan architecture.
- Flexible Floor Plans7/10
Includes multiple reception rooms, such as a lounge and a living room/office, offering good layout flexibility.
- Ecological Setup6/10
Features a C BER rating and an installed EV point, supporting modern eco-friendly vehicle charging.
- Outdoor areas9/10
Benefits from a large rear garden, a front southerly aspect, and proximity to a large open green area.
Interests
9 areas- Gardening8/10
Features a large rear garden offering significant potential for keen gardeners and outdoor landscaping projects.
- Walking7/10
Positioned near open green areas and established estate walkways, making it convenient for casual daily walks.
- Gym5/10
While the house has extra reception rooms that could house fitness equipment, buyers should verify proximity to dedicated commercial gym facilities.
- Cycling6/10
The suburban estate location provides reasonably accessible local roads for cycling, though connectivity to dedicated cycle lanes should be checked.
- Golf5/10
Proximity to local golf facilities depends on the wider area, but the residential setting itself is not directly tied to a golf course.
- Fishing3/10
The property is located within a residential housing estate with no immediate private or notable fishing amenities onsite.
- Horse Riding4/10
A suburban residential setting with limited immediate equestrian facilities, though rural areas nearby may offer stables.
- Water Sports2/10
Inland location does not offer immediate access to water sports facilities.
- Entertaining9/10
Boasts a large kitchen/dining room, separate lounge, living room, and a spacious rear garden, perfect for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Situated in a mature established estate with a family-friendly setting, offering a generally peaceful residential environment.
- Rural Living3/10
Located within a suburban estate setting rather than a rural environment, though it benefits from nearby green spaces and a local rugby club.
- Village Living6/10
Provides good proximity to local community facilities and estate amenities while remaining part of a larger residential suburb.
- Coastal Living2/10
The location is inland and does not offer coastal proximity or marine lifestyle features.
- Urban Living6/10
Offers a suburban setting with good access to local town amenities and transport links, balancing convenience with residential calm.
Social
6 areas- Community Involvement8/10
Located in a mature established estate with a strong community feel, close proximity to green areas, and local clubs like the rugby club at the entrance.
- Café Culture6/10
Buyers should investigate the proximity of local cafes and social hubs within the nearby town center.
- Nightlife4/10
Primarily a quiet residential estate setting, meaning dedicated nightlife options will require travel to nearby commercial centers.
- Health/Wellness groups6/10
Local community facilities and nearby clubs offer opportunities for health and wellness engagement.
- Networking Opportunities5/10
Standard suburban residential environment with limited formal professional networking opportunities on-site.
- Tech-Hub Connectivity6/10
Offers good potential for home office setups, though buyers should verify local broadband speeds and tech-hub access.
Listing information
- Agent
- Derek Dorgan Auctioneer & Letting Agents
- Phone
- 021 487 1777
- Current status
- active
- Published on HouseDelve
- 15 September 2026
- Correction
- Report an issue
HD-7CE7B7HouseDelve · 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.