
87 Woodvale Road, Beaumont, Blackrock, CorkT12E8NT
€625,000
3 Bed~2 Bath~99 m²~BER B3
What you'll like:
- Favorable B3 BER rating: The property achieves a B3 energy rating, which indicates decent thermal efficiency and may qualify the buyer for more competitive green mortgage rates.
- Active side extension permission: Planning permission is already in place for a substantial side extension of approximately 79 square meters, saving the buyer significant time and planning risk.
- Generous rear garden space: The exceptionally large rear garden features a raised patio, gravelled seating area, and mature hedging, providing an ideal private space for outdoor entertaining and family activities.
- Ample off-street parking: The expansive front driveway easily accommodates parking for three to four vehicles, offering great convenience for households with multiple cars or visiting guests.
- Desirable residential location: Situated in the popular Beaumont area of Blackrock, the home is within a convenient five-minute walk of local schools, bars, cafes, and supermarkets.
- Proximity to Blackrock Village: The property lies just a ten-minute journey from Blackrock village, granting easy access to coastal amenities, popular walks, and local community hubs.
- Convenient bus route access: The location sits directly on the local bus route, providing reliable and straightforward public transport connectivity into the wider city centre.
- Modern open-plan kitchen: The dual-aspect kitchen and dining area features contemporary fitted units, quartz worktops, and herringbone LVT flooring, creating a bright and stylish core living space.
- Quality kitchen appliances: The kitchen comes fully equipped with an integrated double oven, five-ring hob, extractor fan, dishwasher, and fridge freezer, reducing immediate moving-in expenses.
- Tasteful interior presentation: The home boasts modern neutral decor and attractive finishes throughout, allowing a new owner to move in comfortably without undertaking immediate redecoration.
- Original timber flooring features: The reception hallway and main living room showcase beautifully sanded and varnished original timber floors, adding authentic character and warmth to the interior.
- Useful guest water closet: A convenient downstairs guest toilet featuring a two-piece suite and tiling is located off the hallway, enhancing practicality for family living and visitors.
- Spacious master bedroom: The front-facing master bedroom provides generous proportions and comes equipped with an extensive array of built-in wardrobe units for optimal storage.
- Generous second double bedroom: The second bedroom offers comfortable double proportions with views over the rear garden and includes built-in wardrobes for convenient clothes storage.
- Functional third bedroom: The third bedroom provides a well-presented single space that can easily function as a child bedroom, home office, or dedicated dressing room.
- Well-appointed family bathroom: The main bathroom includes both a separate bath and a shower cubicle with a rainfall shower head, complemented by modern tiling and a heated towel rail.
- Abundant natural light: Features such as the large half-landing window and dual-aspect kitchen ensure the interior feels bright, airy, and welcoming throughout the day.
- Modern combi boiler system: The home is fitted with a modern combi boiler system, which should provide efficient instantaneous hot water and reliable central heating control.
- Secure side gate access: A secure side gate connects the front driveway directly to the rear garden, allowing easy movement for maintenance, bicycles, and waste bins.
- Practical outdoor storage: The rear garden includes a dedicated storage shed, providing a convenient place for gardening tools, outdoor furniture, and recreational equipment.
But keep in mind:
- Age-related construction concerns: Built in the 1960s, the property may conceal aging electrical, plumbing, or structural elements that warrant a thorough pre-purchase engineering survey.
- Side extension expiry risk: The buyer should verify the current validity and expiry date of the granted planning permission for the side extension to ensure it remains active.
- Boundary fence verification: The buyer must confirm that all garden boundaries and hedging align strictly with the official title deeds to prevent any future boundary disputes.
- Potential attic insulation upgrade: While achieving a B3 rating, the buyer should inspect the attic space to determine if additional insulation is required to maximize thermal performance.
- Upstairs bathroom ventilation: The buyer should check that the main bathroom window and extractor provisions are adequate to prevent condensation and moisture retention issues.
- Window glazing specification: The buyer should inspect the age and thermal efficiency of all windows and doors to determine if any units require future upgrading or replacement.
- Electrical capacity check: Given the 1960s construction era, a qualified electrician should inspect the fuse board and wiring capacity to ensure it safely handles modern appliance loads.
- Plumbing system inspection: The buyer should verify the condition of the underlying pipework connected to the modern combi boiler to ensure there are no legacy leaks or corrosion.
- Surface water drainage check: Due to the extensive patio and lawn areas in the large rear garden, the buyer should check for proper surface water drainage to prevent pooling.
- Roof timber and tile condition: A professional surveyor should inspect the roof structure, slates, and flashing for any signs of wear, sagging, or water ingress typical of older homes.
- Party wall considerations: Any future works related to the approved side extension will require careful management of party wall agreements with adjacent neighboring properties.
- Traffic and parking dynamics: The buyer should visit the location during peak commuting hours to assess local traffic flow and on-street parking conditions along the access roads.
- Storage space limitations: Although bedrooms have built-in units, the overall internal floor area of 99 square meters is relatively compact, potentially limiting long-term storage capacity.
- Single-bathroom constraint: The property contains only one main family bathroom upstairs alongside a small downstairs W.C., which may create morning queues for larger households.
- Potential dampness checks: The buyer should inspect lower wall junctions and window reveals for any hidden signs of penetrating or rising damp common in mid-century houses.
- Shed structural condition: The buyer should inspect the garden storage shed to assess its structural integrity, roof sealing, and overall suitability for secure storage.
- Appliance lifespan uncertainty: The integrated kitchen appliances are included in the sale, but their exact age and remaining operational lifespan should be verified by the buyer.
- External maintenance requirements: The extensive mature gardens and timber fencing require ongoing seasonal upkeep, including hedge trimming, lawn mowing, and boundary preservation.
- Planning compliance checks: The buyer's solicitor must confirm that no unauthorized internal or external alterations were carried out prior to the current marketing period.
- Sound insulation levels: As a semi-detached dwelling built in the 1960s, the buyer should evaluate the level of acoustic privacy between this property and its adjoining neighbor.
Price positioning
?
- The asking price appears somewhat elevated relative to broader transactional evidence on the same street, though verified historical sales on the road demonstrate that high-specification properties can achieve premium price points under favourable market conditions.
- Upward valuation signals stem from the inclusion of active planning permission for a substantial side extension, highly modern interior finishes, a strong energy rating, and a generous rear garden layout that enhances long-term family living appeal.
- Potential factors that could undermine this ambitious pricing include buyer resistance to the baseline cost per square metre before undertaking costly extension works, alongside broader economic headwinds or fluctuations in suburban housing demand.
- Supporting factors include strong local amenities, proximity to popular village centres, and scarce supply of turnkey semi-detached homes in this established residential neighbourhood which consistently attract competitive bidding interest from active buyers.
Build Analysis
What we know from similar construction types
- The property is a semi-detached house originally built in the 1960s with a floor area of approximately 99 square metres, which has been modernised and updated internally.
- Planning permission has been granted for a substantial side extension of approximately 79 square metres, offering future expansion potential; a buyer should verify the validity, conditions, and expiry date of this planning permission with the local authority.
- A buyer should investigate the structural condition of the original 1960s fabric, including insulation levels, electrical wiring, and plumbing, despite the modern cosmetic finishes and the upgraded combi boiler.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately €1,100 to €1,400.
- This estimate is based on the 99 m² floor area and the property's B3 energy rating, which indicates relatively good energy efficiency and modern heating performance from the combi boiler.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in an established residential suburb primarily characterized by housing rather than heavy industrial activity.
- There are no major industrial pollution sources, active landfills, or waste incinerators in immediate proximity, though buyers should verify historical land uses locally.
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
49 WOODVALE RD, BEAUMONT, BALLINTEMPLE
- Sale date
- Declared sale price
- €487,000.00
79 WOODVALE RD, BEAUMONT, BALLINTIMPLE
- Sale date
- Declared sale price
- €655,000.00
24 WOODVALE RD, BEAUMONT, CORK
- Sale date
- Declared sale price
- €525,000.00
53 WOODVALE RD, BEAUMONT, BLACKROCK
- Sale date
- Declared sale price
- €460,000.00
46 WOODVALE RD, BEAUMONT, CORK
- Sale date
- Declared sale price
- €587,500.00
Recent sales in the wider Beaumont area
BLUE COTTAGE, 3 ROPE WALK, BLACKROCK
- Sale date
- Declared sale price
- €525,000.00
53 BLACKROCK GROVE, EDEN, BLACKROCK
- Sale date
- Declared sale price
- €375,000.00
20 MAHON TERRACE, ROPE WALK, BLACKROCK
- Sale date
- Declared sale price
- €380,000.00
3 BOTANIKA, CLEVE HILL, BLACKROCK
- Sale date
- Declared sale price
- €1,625,000.00
40 JACOBS ISLAND, BLACKROCK, CORK
- Sale date
- Declared sale price
- €920,000.00
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
87 WOODVALE RD, BEAUMONT, BALLINTEMPLE
- Sale date
- Declared sale price
- €370,000.00
Buyer fees*
Associated expenses guide
- Stamp duty: Approximately €62,500 based on 10% for residential properties over €1,000,000, or €6,250 to €31,250 depending on the tiered 1%, 2%, and 6% rates for properties valued at €625,000.
- Solicitor legal fees: Generally range between €1,500 and €3,000 plus outlays and VAT.
- Land registration fees: Typically around €600 to €800 depending on the property value and registration type.
- Property valuation fees: Usually between €150 and €300.
- Surveyor fees: Generally range from €400 to €800 depending on the depth of the survey required.
- Annual home insurance: Estimated between €300 and €700 per year depending on the policy coverage.
Forum Talk
What people are saying about this area
- Residents in Beaumont and Blackrock frequently discuss the strong community atmosphere, proximity to local schools, and convenience of the 202 bus route.
- Local community forums often highlight the area's popularity for families due to nearby amenities like cafes, bars, and supermarkets within walking distance.
- Discussions in local neighborhood groups occasionally focus on traffic management during peak school collection and drop-off times along main connector roads.
- Homeowners in the wider Blackrock area often share tips on property renovations and garden landscaping, reflecting the established 1960s housing stock common to the neighborhood.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features three bedrooms, a family-friendly layout, and a secure, spacious rear garden that is great for children to play in. The area is within a 5-minute walk to local amenities including schools.
- Teenagers7/10
With three well-sized bedrooms and a convenient location close to local amenities, public transport routes, and Blackrock village, this home offers good independence for teenagers.
- Multi-generational Living6/10
The home currently offers 99 m² of living space across three bedrooms. Planning permission has been granted for a substantial side extension, which could greatly enhance possibilities for multi-generational living if developed.
- Single Buyers7/10
A well-maintained three-bedroom semi-detached home in a popular residential area with good local amenities and bus routes nearby, though it may exceed space requirements for a single occupant.
- Couples8/10
Offers modern finishes, an open-plan kitchen and dining area, and a B3 BER rating, providing a comfortable and energy-efficient living environment for couples starting out or downsizing.
- Empty Nesters8/10
The property provides manageable living space with modern updates, a lovely garden without excessive upkeep, and close proximity to village amenities, though stairs are present.
- Retirees6/10
While convenient to local amenities and situated in a popular residential area, the two-story layout with bedrooms upstairs and stairs to navigate means it is less ideal for long-term ageing in place without modification.
Work
3 areas- Remote Working8/10
The three-bedroom layout provides flexible spaces that can easily be adapted into home office setups, complemented by a quiet residential atmosphere.
- Hybrid Commuting8/10
Conveniently situated on the 202 bus route with good access to local roads and transport links, making hybrid commuting practical.
- Retired7/10
Close proximity to local amenities and a peaceful residential setting make it attractive for retirees, though the two-story layout should be considered.
Practical
8 areas- Ageing in Place5/10
While the single-family layout is comfortable, the presence of stairs between floors and a bathroom located upstairs means modifications would be needed for long-term ageing in place.
- Low Maintenance8/10
Presented in beautiful condition with modern finishes, a B3 BER rating, a combi boiler, and a low-maintenance gravelled patio area in the rear garden.
- Secure Gated Entry4/10
The property features a large driveway and a secure side gate for access, but does not feature a fully gated or secure entry system to the driveway.
- Minimalist Design7/10
Features attractive neutral decor, modern kitchen units, and tasteful finishes throughout that lend themselves well to a clean, contemporary aesthetic.
- Flexible Floor Plans8/10
In addition to the current three-bedroom, open-plan layout, planning permission has been granted for a substantial side extension offering excellent future flexibility.
- Heritage Home3/10
Built in the 1960s, the property is a mid-20th-century semi-detached home rather than a traditional period or heritage property.
- Ecological Setup7/10
Benefits from a strong B3 BER rating and a modern combi boiler, indicating good energy efficiency compared to older housing stock.
- Outdoor areas9/10
Features a large front driveway for multiple vehicles, a meticulously maintained front lawn, and a superb, fully enclosed rear garden with a raised patio and low-maintenance gravel area.
Interests
9 areas- Gardening7/10
The property boasts a meticulously maintained front garden with lawn and shrubs, plus a superb, spacious fully enclosed rear garden featuring a raised patio and lawn area.
- Walking8/10
Amenities, schools, bars, cafes, and supermarkets are all within a convenient 5-minute walk, and Blackrock village is roughly 10 minutes away.
- Gym6/10
General local infrastructure is accessible, though buyers should verify the exact proximity of dedicated fitness centres and gyms in the immediate neighbourhood.
- Cycling6/10
The suburban location allows for cycling to local amenities and nearby villages, though specific cycle lane infrastructure should be verified locally.
- Golf5/10
The area provides residential convenience, but a buyer interested in golf would need to verify the distance to the nearest golf clubs.
- Fishing4/10
While coastal and river elements exist in the wider Cork/Blackrock area, fishing opportunities are not directly adjacent to the property.
- Horse Riding3/10
This is a suburban residential setting where equestrian facilities are unlikely to be found in the immediate vicinity.
- Water Sports5/10
Proximity to the wider Blackrock and Cork harbour areas provides reasonable access to water-based activities, subject to travelling to appropriate local clubs.
- Entertaining9/10
Features an open-plan kitchen and dining area with sliding doors to the garden, as well as a raised patio and low-maintenance gravelled patio area ideal for summer BBQs and outdoor gatherings.
Lifestyle
5 areas- Quiet Living7/10
Located in a popular residential area known for being established and peaceful, offering a calm neighborhood feel while remaining close to conveniences.
- Rural Living2/10
This is a suburban residential location in Beaumont, Blackrock, rather than a rural setting.
- Village Living8/10
The property is located within a 5-minute walk of local amenities, schools, bars, and cafes, and about 10 minutes from Blackrock village.
- Coastal Living5/10
Proximity to Blackrock provides some coastal access and seaside atmosphere nearby, though the home itself is set within a suburban housing area.
- Urban Living6/10
Situated in a well-connected suburban area with bus routes and amenities within walking distance, offering easy access to broader urban infrastructure.
Social
6 areas- Community Involvement7/10
Located in an established residential area with active local communities, schools, and neighborhood conveniences within a short walk.
- Café Culture8/10
Cafes and social spots are located within a 5-minute walk from the property, with additional options available in nearby Blackrock village.
- Nightlife6/10
Local bars and amenities are within a 5-minute walk, though more extensive nightlife options would require travel into Cork city center.
- Health/Wellness groups6/10
Standard residential amenities are close by, though buyers should verify the presence of specific local wellness groups or health classes.
- Networking Opportunities5/10
Primarily a residential suburb, meaning formal professional networking opportunities will typically require commuting towards commercial hubs.
- Tech-Hub Connectivity6/10
Reasonable access to major employment centres in Cork, though buyers should verify broadband speeds to ensure optimal tech connectivity.
Listing information
- Agent
- ERA Downey McCarthy
- Phone
- 021 490 5000
- Published on HouseDelve
- 10 September 2026
- Correction
- Report an issue
HD-167047HouseDelve · 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.