Photograph 1 of 35 of 8 The Willows, Classes Lake, Ballincollig, Cork
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8 The Willows, Classes Lake, Ballincollig, CorkP31RH74

€410,000

3 Bed~2 Bath~BER C2

What you'll like:

  • Sought-after location: Situated in a highly popular residential area that ensures strong long-term value retention and high rental demand for future investors.
  • Convenient town access: Only a short drive from Ballincollig Town Centre, providing effortless access to daily shopping, dining, and essential local amenities.
  • Easy commuter links: Offers straightforward access to the N40 road network, making travel into Cork City smooth for daily commuters.
  • Dual heating systems: Features both gas central heating and a cozy solid fuel stove in the living room for efficient heating options.
  • Modern kitchen diner: Includes an expansive layout with built-in eye and floor level units, perfect for modern family dining and entertaining.
  • Integrated appliances: Comes equipped with essential white goods including a dishwasher and washing machine, reducing immediate setup costs for the buyer.
  • Sliding patio doors: Provides seamless access from the kitchen/dining area directly out to the rear patio and landscaped garden spaces.
  • En-suite primary bedroom: Bedroom one features a dedicated en-suite bathroom with a shower, enhancing privacy and comfort for the owners.
  • Built-in storage: All three bedrooms feature built-in wardrobes, maximizing floor space and providing immediate storage solutions for occupants.
  • Fresh interior decor: The entire interior has been recently freshly decorated, allowing the new owner to move in without immediate painting costs.
  • Quality flooring: Features durable wood flooring throughout the entire ground floor, combining aesthetic appeal with easy daily maintenance.
  • Off-street parking: Includes a dedicated driveway with parking space for two vehicles directly to the front of the property.
  • Landscaped garden: Benefits from a professionally laid out tiered rear garden and patio area, offering an attractive outdoor entertainment space.
  • South-facing aspect: The rear garden enjoys a favorable south-facing orientation, ensuring excellent natural light throughout the day.
  • Practical attic access: Fitted with a Stira stairs leading to attic storage, making seasonal items easy to store and retrieve safely.
  • Double glazed windows: Equipped with double glazing throughout the property to improve thermal retention and reduce exterior noise levels.
  • Under-stairs storage: Features convenient enclosed storage beneath the staircase, making efficient use of every square meter of living space.
  • Proximity to nature: Located close to Ballincollig Regional Park, offering fantastic weekend walking trails and green outdoor spaces for families.
  • Manageable floor area: Offers an efficient layout measuring approximately eighty square meters, ideal for first-time buyers or downsizers alike.
  • Established construction: Built in 1998, the property benefits from a mature neighborhood layout with well-established landscaping and community infrastructure.

But keep in mind:

  • C2 BER rating: The C2 energy rating indicates potential energy inefficiencies, meaning the buyer should investigate upgrade options to reduce heating bills.
  • Compact third bedroom: Bedroom three measures just over two by two meters, limiting its utility primarily to a home office or nursery.
  • En-suite dimensions: The en-suite bathroom is very narrow at under eight centimeters wide, which might feel cramped during everyday use.
  • Compact total footprint: With a total floor area under ninety square meters, growing families might eventually find the overall living space restrictive.
  • Laminate flooring wear: The extensive use of laminated timber flooring may require eventual replacement in high-traffic zones over the coming years.
  • Stove maintenance: The living room solid fuel stove will require regular professional chimney cleaning and safety checks by the new homeowner.
  • Garden maintenance: The tiered garden design, while attractive, may require ongoing landscaping effort to maintain retaining walls and planting beds.
  • Parking limitation: The front driveway accommodates a maximum of two vehicles, which could present parking challenges for larger families or visitors.
  • Potential retrofit costs: Achieving a higher BER rating will likely require insulation upgrades or window enhancements, adding to post-purchase expenses.
  • Gas boiler age: The age and efficiency of the gas central heating boiler should be professionally inspected during pre-purchase structural due diligence.
  • Attic insulation levels: The buyer should verify current attic insulation depth through a surveyor to ensure it meets modern energy retention standards.
  • Party wall considerations: As part of an established residential estate, buyers should check boundary responsibilities and party wall arrangements with neighbors.
  • Lack of floor plans: The original listing lacked detailed architectural floor plans, meaning room flow and dimensions must be verified independently.
  • Property type omission: The listing omitted the specific legal property type designation, requiring your solicitor to confirm freehold or leasehold status.
  • Storage limitations: Aside from built-in wardrobes and attic access, there is a general absence of dedicated utility or external storage sheds.
  • Ventilation verification: The buyer should inspect extractor fan functionality in the kitchen and bathrooms to prevent future moisture and mold issues.
  • Window seal checks: Double glazing installed in older decades should be checked for blown seals or drafts during a thorough structural survey.
  • Traffic noise proximity: Proximity to the N40 road network should be evaluated during peak hours to assess potential ambient traffic noise levels.
  • Future extension constraints: The footprint size and plot boundaries may limit options for any major ground-floor extensions without specialist planning advice.
  • Management company fees: The buyer must instruct their legal representative to confirm whether any estate management or communal maintenance fees apply.

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 mildly overvalued compared with the available evidence.
  • The asking price appears slightly elevated relative to the underlying floor area because similar units in the immediate locality have recently traded close to this figure, suggesting strong initial vendor expectations.
  • Valuation signals show a moderate upward pressure driven by robust regional demand, excellent proximity to local employment hubs, and the inclusion of desirable features like a solid fuel stove and landscaped gardens.
  • This price point could be supported by continued supply constraints in the suburban market, whereas it might be undermined by higher borrowing costs or a lower energy rating compared to newly built alternatives.
  • Additional factors such as the immaculate interior presentation, integrated modern kitchen appliances, and convenient access to regional transport corridors significantly enhance overall buyer appeal and justify the marketed tag.

Build Analysis

What we know from similar construction types

  • The property was built in 1998, placing it in an era where modern cavity wall construction and double glazing are standard, but buyers should still commission a structural survey to check for any settling or damp issues.
  • The heating system relies on Gas Central Heating combined with a solid fuel stove in the living room; a buyer should verify the servicing history and compliance of the stove installation.
  • The attic is accessed via a Stira stairs, and a surveyor should check whether adequate insulation and ventilation are present to prevent heat loss or condensation.
  • The floor area is approximately 80 sq. m (860 sq. ft), which is compact for a three-bedroom, two-bathroom home, so buyers should assess if the room sizes suit their storage and lifestyle needs.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost: €1,200 to €1,600
  • Explanation: Based on a C2 BER rating and an approximate floor area of 80 sq. m utilizing gas central heating alongside a solid fuel stove.

Pollution Safe

8/10

Environmental situation to investigate

  • The location appears generally free from major heavy industrial pollution sources or large-scale legacy landfill sites in its immediate residential vicinity.
  • As with many suburban areas, buyers should verify local utility infrastructure and minor historical land uses during their standard due diligence.

Flood Safe

8/10

Water overflow reports to follow up

  • The property is situated in an established suburban residential area not widely recognized as a high-risk flood zone, though minor surface water pooling can occur during extreme weather events.
  • Buyers are advised to check local drainage reports and consult environmental mapping to confirm specific flood histories for the wider locality.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

  • 184 THE WILLOWS, CARRIGLEE, BALLINCOLLIG

    Sale date
    Declared sale price
    €406,000.00
  • 188 THE WILLOWS, BALLINCOLLIG, CORK

    Sale date
    Declared sale price
    €398,000.00
  • 208 THE WILLOWS, CARRIGLEE, BALLINCOLLIG

    Sale date
    Declared sale price
    €355,000.00
  • 206 THE WILLOWS, BALLINCOLLIG, CO CORK

    Sale date
    Declared sale price
    €305,000.00
  • 176 THE WILLOWS, WILLOW COURT, BALLINCOLLIG

    Sale date
    Declared sale price
    €272,500.00

Recent sales in the wider Classes Lake area

  • 9 COIS NA CORA, BALLINCOLLIG, CORK

    Sale date
    Declared sale price
    €395,000.00
  • 31 WALTHAM ABBEY, OLD QUARTER, BALLINCOLLIG

    Sale date
    Declared sale price
    €560,000.00
  • WAKATIPU, MAIN ROAD, BALLINCOLLIG

    Sale date
    Declared sale price
    €870,000.00
  • 10 WALTHAM ABBEY, OLD QUARTER, BALLINCOLLIG

    Sale date
    Declared sale price
    €820,000.00
  • 76 THE LAWN, COOLROE MEADOWS, BALLINCOLLIG

    Sale date
    Declared sale price
    €415,000.00

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: €4,100 (calculated at 1% of the asking price of €410,000 for properties valued up to €1 million)
  • Solicitor legal fees: €1,500 to €2,500 plus outlay and VAT
  • Land registration fees: Approximately €175 to €700 depending on the property value and registration type
  • Property valuation fees: €150 to €300
  • Surveyor fees: €400 to €800 depending on the type of survey
  • Annual home insurance: €400 to €800

Forum Talk

What people are saying about this area

  • Residents frequently discuss the convenience of Classes Lake for families, highlighting proximity to local schools and creches.
  • Traffic congestion during peak morning and evening commuting hours toward the N40 and Cork City is a common topic on local forums.
  • Community groups often praise the nearby Ballincollig Regional Park for its extensive walking trails, playgrounds, and weekend activities.
  • Local discussions highlight the strong sense of community and the quiet, established nature of residential developments in Ballincollig.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    This three-bedroom property features a professionally laid out tiered rear garden and patio area, ideal for young children to play safely. It is located in a sought-after family-oriented area close to Ballincollig Regional Park.

    8/10
  • Teenagers

    With three bedrooms and a separate living room with a solid fuel stove, there is adequate space for teenagers, though the total floor area of around 860 sq. ft. is relatively compact for a growing family.

    7/10
  • Multi-generational Living

    The home offers three bedrooms and two bathrooms within approximately 80 square metres, which provides limited space and privacy for multi-generational living arrangements.

    4/10
  • Single Buyers

    A manageable three-bedroom home with modern conveniences, built-in wardrobes, and a convenient location near Ballincollig Town Centre and Cork City, making it a great option for single buyers looking for extra space.

    8/10
  • Couples

    An excellent choice for couples looking to settle down, offering a modern fully fitted kitchen, an en-suite bedroom, and easy access to local amenities and the N40 road network for commuting.

    9/10
  • Empty Nesters

    The property provides manageable proportions across two levels with a low-maintenance front parking area for two vehicles and a tiered rear garden, suiting empty nesters wanting to downsize slightly.

    8/10
  • Retirees

    While the location near Ballincollig is convenient, the stairs leading to all three bedrooms and the tiered rear garden may present mobility challenges for retirees over time.

    6/10

Work

3 areas
  • Remote Working

    With three bedrooms, there is flexibility to designate a home office space, though broadband speeds should be independently verified by the buyer.

    7/10
  • Hybrid Commuting

    Offers easy access to the N40 road network, making hybrid commuting to Cork City and surrounding business parks highly convenient.

    8/10
  • Retired

    The home is easy to maintain, though the presence of stairs and a tiered garden should be considered by retirees.

    6/10

Practical

8 areas
  • Ageing in Place

    The two-story layout with all bedrooms upstairs and a tiered garden may make long-term ageing in place challenging without future modifications.

    5/10
  • Low Maintenance

    Freshly decorated interior, double glazing throughout, gas central heating, and off-street parking for two vehicles contribute to low day-to-day upkeep.

    8/10
  • Secure Gated Entry

    This is a standard suburban housing estate property with an open front parking area rather than a gated or secure private enclosure.

    3/10
  • Minimalist Design

    Features a clean, contemporary layout with quality wood flooring and neutral finishes, though traditional room separations apply.

    6/10
  • Flexible Floor Plans

    Standard three-bedroom semi-detached style layout with a connected kitchen/dining room and Stira access to attic storage.

    6/10
  • Heritage Home

    Built in 1998, this is a modern residential property rather than a traditional period or heritage home.

    2/10
  • Ecological Setup

    Equipped with a BER rating of C2, double glazing, gas central heating, and a solid fuel stove, though further upgrades would be needed for higher energy efficiency.

    6/10
  • Outdoor areas

    Benefits from a well-laid-out south-facing rear garden with a patio area, alongside parking for two vehicles at the front.

    8/10

Interests

9 areas
  • Gardening

    Features a professionally laid out tiered south-facing rear garden and patio area, offering a rewarding project for keen gardeners.

    7/10
  • Walking

    The home is located within easy reach of Ballincollig Regional Park, providing excellent walking and recreational trails.

    8/10
  • Gym

    Proximity to Ballincollig Town Centre ensures reasonable access to local fitness centres and gym facilities.

    7/10
  • Cycling

    The local suburban layout and proximity to regional parks offer decent routes for casual cycling, though buyers should verify dedicated cycle lane connectivity.

    7/10
  • Golf

    Conveniently positioned for accessing local golf courses in the wider Cork and Ballincollig areas by car.

    6/10
  • Fishing

    The River Lee runs through Ballincollig, offering potential local angling spots, though buyers interested in fishing should verify specific local club memberships and access rights.

    5/10
  • Horse Riding

    While equestrian facilities exist in the broader Cork county region, there are no immediate stables or riding schools directly adjacent to this suburban estate.

    4/10
  • Water Sports

    Inland suburban location means water sports require travel to coastal areas or specialized facilities in Cork.

    3/10
  • Entertaining

    The modern fully fitted kitchen/dining room with sliding patio doors opening onto a south-facing patio and landscaped rear garden provides a good setup for hosting guests.

    7/10

Lifestyle

5 areas
  • Quiet Living

    Situated in Classes Lake, a residential development known for being settled and relatively peaceful, though urban conveniences are close by.

    7/10
  • Rural Living

    This is a suburban residential home close to town amenities and major road networks rather than a rural setting, despite nearby parks.

    3/10
  • Village Living

    The property is a short drive from Ballincollig Town Centre, offering a strong community feel with local shops, services, and amenities nearby.

    8/10
  • Coastal Living

    Cork is an inland-facing suburban location with no immediate proximity to coastal amenities or beaches.

    2/10
  • Urban Living

    Provides good access to urban conveniences in Ballincollig and a straightforward drive to Cork City Centre via the N40 road network.

    7/10

Social

6 areas
  • Community Involvement

    Located in an established residential community with active local associations, sports clubs, and amenities in Ballincollig.

    7/10
  • Café Culture

    Ballincollig Town Centre offers a good selection of local cafes, eateries, and social spots within a short drive.

    7/10
  • Nightlife

    Local nightlife in Ballincollig is more community-focused and relaxed, with more extensive nightlife options requiring a trip into Cork City Centre.

    5/10
  • Health/Wellness groups

    Proximity to local parks, community centers, and health facilities supports participation in local wellness and fitness groups.

    7/10
  • Networking Opportunities

    Mainly a residential suburb, though good transport links to Cork City provide access to broader professional networking events.

    6/10
  • Tech-Hub Connectivity

    Reasonable proximity to major employment hubs in Cork, though buyers should verify the specific local fiber broadband infrastructure.

    7/10

Listing information

Agent
Leonard Wilson Keenan
Published on HouseDelve
30 September 2026
Correction
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Property reference: HD-C8D649HouseDelve · 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.