Aghadoe, Upper Ardmore, Passage West, CorkT12D8KR
€1,000,000
6 Bed~5 Bath~337 m²~BER B
What you'll like:
- Spectacular harbour views: The elevated position at the top of Church Hill delivers breath-taking vistas over Cork Harbour, providing a remarkable backdrop that significantly enhances everyday living and long-term property appeal.
- Substantial floor area: Spanning approximately 337 square metres, this expansive residence offers exceptionally generous room proportions across six bedrooms and five bathrooms, ensuring ample space for large families and hosting guests.
- B energy rating: Achieving a B energy rating indicates a high standard of thermal efficiency, which should result in lower utility bills and potentially qualify the purchaser for favorable green mortgage interest rates.
- Bespoke Italian kitchen: The heart of the home features a meticulously curated Scavolini kitchen equipped with a massive chef island and high-end appliances, delivering a luxurious culinary workspace for enthusiastic cooks.
- Integrated wine cooler: A dedicated Liebherr wine cooler built into the large island adds a touch of high-end convenience, ensuring fine vintages are stored at the optimal temperature for effortless home entertaining.
- Dual-sided gas fire: A magnificent double-sided feature gas fire divides the main sitting room area, creating a striking architectural focal point and cozy ambiance visible from multiple vantage points.
- Extensive ground floor glazing: Bedroom one boasts extensive glazing and sliding doors leading directly to the rear garden, bathing the room in natural light and seamlessly connecting the interior to outdoor spaces.
- Motorized window blinds: The inclusion of electric blinds in key bedrooms adds a layer of modern luxury and convenient light control, particularly useful given the expansive glass surfaces in the home.
- Generous walk-in wardrobes: Multiple bedrooms feature well-appointed walk-in wardrobes with fitted rails and built-in storage, keeping living spaces organized and reducing the need for bulky freestanding bedroom furniture.
- Dedicated home gym: A versatile room currently configured as a home gym provides a convenient wellness space, though it can easily double as a sixth bedroom depending on the buyer's specific lifestyle needs.
- Modern garden room: A separate wired garden room offers an ideal detached space for a home office or creative studio, helping to maintain a healthy work-life balance outside the main household.
- Secure gated entrance: The property is accessed via electric gates that enclose ample off-street parking, providing an enhanced sense of privacy, security, and exclusivity for residents and visiting guests.
- Comprehensive appliance suite: The kitchen includes premium fixtures such as a Neff built-in coffee maker and dual Fisher & Paykel dishwashers, minimizing the need for immediate upgrades after moving into the property.
- Multiple outdoor zones: Residents can enjoy a large rear garden, a spacious patio area, and two separate balconies, offering a variety of outdoor spots to relax and soak in the surrounding scenery.
- Contemporary construction year: Built in 2007, the dwelling benefits from modern construction standards, wiring layouts, and spatial designs that typically require less immediate modernization than older period properties.
- Prime local amenities: Positioned in a sought-after neighborhood close to reputable schools and diverse sports facilities, the location supports a highly active and convenient family-oriented lifestyle.
- Exceptional interior finish: The overall standard of finish is consistently high throughout the residence, featuring solid wooden floors and custom joinery that underscore the undeniable quality of the build.
- Double oven range: The kitchen includes a Nexus SE double oven range cooker complete with a dedicated hot plate and high-output wok ring, catering perfectly to advanced cooking and baking requirements.
- Ample utility space: A dedicated utility room plumbed for a washer and dryer provides practical everyday efficiency with a stainless steel sink, drainer, and plenty of built-in storage for laundry.
- Stable asking price: The tracked listing history shows a firm €1,000,000 asking price with no recorded reductions, suggesting the vendor holds firm on valuation and confidence in the local market.
But keep in mind:
- Steep asking valuation: At €1,000,000, the property represents a significant capital outlay, requiring buyers to carefully verify that local comparable sales fully support this premium seven-figure price point.
- Elevated hillside exposure: Being situated at the top of an incline may expose the grounds and exterior elevations to strong coastal winds and driving rain originating from the nearby Cork Harbour area.
- Complex glazing maintenance: The extensive use of large windows, sliding doors, and glass elements will require regular professional cleaning and upkeep to maintain clear harbor views and prevent seal degradation.
- Potential drainage considerations: The sloping topography of the upper Ardmore area means buyers should commission a thorough engineering survey to ensure adequate surface water run-off and prevent dampness issues.
- Garden room planning status: Buyers should verify through their legal representatives that the detached wired garden room complies fully with local planning permissions and building regulations for ancillary structures.
- High heating demands: Despite a favorable B energy rating, heating a sprawling 337 square metre home with vaulted spaces and extensive glass could still result in substantial seasonal energy consumption.
- Extensive bathroom upkeep: Managing five distinct bathrooms requires ongoing vigilance regarding tile grout maintenance, plumbing seals, and ventilation to prevent moisture retention and potential mold growth.
- Specialized appliance servicing: High-end integrated appliances such as the built-in coffee maker and dual dishwashers can be expensive to repair or replace if mechanical faults develop post-purchase.
- Traffic and access constraints: Church Hill in Passage West can experience localized traffic congestion during peak commuting hours, potentially impacting journey times for daily commuters heading into the city.
- Retaining wall inspection: Due to the elevated and tiered nature of the plot, any structural retaining walls supporting the patio or gardens should be professionally inspected for signs of movement or stress.
- Gas fireplace safety check: The central double-sided gas fire should be serviced and certified by a registered gas installer to ensure all flues and safety shut-off mechanisms function correctly.
- Electric gate reliability: Automated entry gates offer convenience but can experience mechanical or electrical failures, necessitating manual override checks and potential ongoing maintenance service contracts.
- Balcony waterproofing longevity: The two separate balconies projecting from the structure require careful due diligence regarding waterproof membranes to prevent water ingress into the rooms below.
- Wooden flooring wear: The extensive presence of solid wooden floors throughout high-traffic areas means buyers should check for potential scratching, warping, or the eventual need for professional refinishing.
- Gym conversion flexibility: Using the dedicated gym space as a sixth bedroom may reduce the home's primary fitness amenities, forcing buyers to weigh lifestyle preferences against bedroom count needs.
- Limited initial pricing data: The tracking history indicates a brief initial period where the numeric price was unlisted, suggesting a phased marketing rollout that buyers should keep in mind during negotiations.
- Substantial local property tax: A high-value home in this bracket will attract the upper tiers of Local Property Tax, adding a notable recurring annual cost to homeownership budgets.
- Boundary line verification: Buyers must instruct their solicitor to meticulously check title deeds and mapping to confirm the exact curtilage and boundary lines of the expansive rear garden.
- Potential radon gas levels: Given the regional geology in parts of Cork, purchasers should confirm whether a radon test has been conducted or if preventative membrane barriers were installed during construction.
- Future expansion limitations: With a generous 337 square metres already constructed, further substantial physical extensions might face strict planning scrutiny or offer limited return on investment.
Price positioning
?
- The asking price of one million euros appears slightly ambitious given that surrounding regional property transactions generally record much lower achieved figures across the wider local market context.
- Valuation signals are driven by the exceptional scale, spanning three thousand six hundred square feet, coupled with a high specification Italian kitchen and commanding harbor views that elevate its appeal.
- Strong modern finishes and a favorable energy rating support the premium pricing, though broader localized transaction ceilings could challenge achieving this exact figure without sustained buyer competition.
- The stable asking price history without recorded adjustments suggests initial vendor confidence, while market depth for million euro properties in this specific suburban enclave remains the primary variable.
Build Analysis
What we know from similar construction types
- The property is a substantial contemporary residence built in 2007, extending to approximately 3,37 m² (3,600 sq ft) with a B BER rating.
- Features high-end specifications including a bespoke Italian-designed Scavolini kitchen, double-sided feature gas fireplace, and extensive glazing to maximise harbour views.
- A buyer should verify the compliance and planning status of the modern wired garden room and any retaining structures associated with the elevated sloping site.
- Due to the coastal proximity and elevated exposure overlooking Cork Harbour, a thorough inspection of exterior finishes, window seals, and drainage systems is recommended.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €2,200 to €2,800
- Explanation: Given the large 337 square metre floor area and B energy rating, heating demands are moderated by good thermal efficiency, though the extensive glazing, multiple reception areas, and gas fireplace will still require significant energy to maintain comfort across six bedrooms and five bathrooms.
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 estateExtra effort was used to find nearby sales here
WINDY HEIGHTS, UPPER ARDMORE, PASSAGE WEST
- Sale date
- Declared sale price
- €420,000.00
Recent sales in the wider Passage West area
17 PEMBROKE WOOD, PASSAGE WEST, CORK
- Sale date
- Declared sale price
- €465,000.00
32 THE CRESCENT, HARBOUR HEIGHTS, PASSAGE WEST
- Sale date
- Declared sale price
- €425,000.00
1 PEMBROKE COURT, PEMBROKE WOOD, PASSAGE WEST
- Sale date
- Declared sale price
- €380,000.00
2 ASHMORE, PEMBROKE WOOD, PASSAGE WEST
- Sale date
- Declared sale price
- €460,000.00
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: Approximately €10,000 to €20,000 based on the asking price tier
- Solicitor legal fees: €1,500 to €3,500 plus VAT and outlay expenses
- Land registration fees: €400 to €800 depending on property value and registration type
- Property valuation fees: €150 to €300 for a standard mortgage valuation
- Surveyor fees: €500 to €1,500 depending on the depth of the structural survey required for a 337 square metre home
- Annual home insurance: €600 to €1,200 depending on the level of contents and buildings cover
Forum Talk
What people are saying about this area
- Locals in Passage West frequently highlight the scenic walks along the old railway line and the strong sense of community spirit.
- Residents often discuss traffic flow improvements along Church Hill and main commuter routes into Cork city during peak morning hours.
- The area is well-regarded on neighborhood forums for its proximity to local sports amenities, sailing clubs, and schools.
- Discussions on community pages often praise the elevated views across Cork Harbour while noting the hilly nature of the local topography.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property offers a secure environment with electric gates and a large rear garden, providing plenty of outdoor play space. However, buyers with very young children should verify the safety of multi-level internal spaces and balconies.
- Teenagers9/10
With six spacious bedrooms and five bathrooms, there is ample room for growing teenagers. The generous floor area of 337 square metres and separate living areas allow for plenty of personal independence.
- Multi-generational Living9/10
The substantial 3,600 sq ft layout includes multiple ground-floor bedrooms with en-suites, making it well-suited for extended family members who may require single-level accessibility.
- Single Buyers3/10
A six-bedroom, five-bathroom contemporary residence spanning 337 square metres is significantly larger than what a single buyer typically requires, leading to high maintenance and heating costs.
- Couples7/10
Couples who enjoy hosting and entertaining will appreciate the high-end Italian-designed kitchen, double-sided gas fire, and expansive harbour views, though the sheer size of the home may feel excessive.
- Empty Nesters7/10
The property offers a luxurious standard of finish and great spaces for visiting family, though maintaining a six-bedroom house with extensive gardens may prove burdensome over time.
- Retirees6/10
Features like electric gates and ground-floor bedroom options provide convenience for aging in place, but the multi-story layout, large garden, and elevated hillside location require careful consideration.
Work
3 areas- Remote Working10/10
The inclusion of a dedicated study with solid wooden floors and bespoke built-in workstations, plus a wired modern garden room, makes working from home exceptionally convenient.
- Hybrid Commuting8/10
The property offers good connectivity to regional employment hubs, making hybrid commuting viable for professionals splitting time between home and the office.
- Retired7/10
Provides a high-end, comfortable retirement setting with secure gated entry and manageable single-level living options, though the extensive upkeep of a large property should be evaluated.
Practical
8 areas- Ageing in Place7/10
Ground-floor bedrooms with en-suites offer flexibility for later life, though steps, multi-level terraces, and the overall scale of the home require consideration.
- Low Maintenance5/10
A 337 square metre contemporary home with extensive gardens, multiple balconies, patios, and electric gates naturally requires regular upkeep.
- Secure Gated Entry9/10
The property benefits from electric gates and off-street parking, providing a strong sense of privacy and security.
- Minimalist Design6/10
While the interior features a sleek contemporary finish and clean lines, the generous room proportions and extensive accommodation lean toward grand family living rather than minimalist compactness.
- Flexible Floor Plans9/10
With six bedrooms, multiple reception spaces, a study, and a garden room that can serve as a gym or office, the layout offers exceptional versatility.
- Heritage Home2/10
Built in 2007, this is a modern contemporary residence rather than a traditional period or heritage property.
- Ecological Setup8/10
Achieving a B BER rating means the property is energy-efficient and potentially eligible for a green rate mortgage.
- Outdoor areas10/10
Outstanding outdoor provisions include a large rear garden, expansive patio areas, two separate balconies, and a modern wired garden room.
Interests
9 areas- Gardening8/10
The property features a large rear garden and generous patio areas, offering plenty of scope for keen gardeners to landscape and cultivate outdoor spaces.
- Walking8/10
The surrounding area and nearby harbour pathways provide pleasant local walking opportunities, though the hillside location means navigating steep inclines on foot.
- Gym9/10
The home already includes a dedicated room currently used as a gym, alongside a modern wired garden room that could be adapted for fitness or wellness pursuits.
- Cycling7/10
The coastal surroundings offer appealing cycling routes, though cyclists should be prepared for the demanding climb up Church Hill when returning home.
- Golf7/10
The location provides reasonable access to local golf courses in the wider Cork region, making it a convenient base for enthusiasts.
- Fishing8/10
Given the property's close proximity to Cork Harbour, fishing enthusiasts will find coastal and marine angling opportunities easily accessible.
- Horse Riding5/10
While equestrian facilities may be found in the broader rural outskirts of Cork, the immediate residential setting is not specifically tailored for horse riding.
- Water Sports9/10
Directly overlooking Cork Harbour, the location is ideal for water sports enthusiasts interested in sailing, kayaking, and marine activities.
- Entertaining10/10
An entertainer's dream, featuring a bespoke Scavolini kitchen with a 3.5m chef's island, wine cooler, dual ovens, multiple reception rooms, two balconies, and expansive patios.
Lifestyle
5 areas- Quiet Living8/10
Positioned in a sought-after elevated location at the top of Church Hill in Passage West, the property offers a peaceful setting complemented by stunning, tranquil views over Cork Harbour.
- Rural Living4/10
While the home features a modern garden room and a large rear garden, it is situated in a residential hillside pocket rather than a true rural or agricultural countryside setting.
- Village Living8/10
Located near Passage West, residents can enjoy a strong community feel with local amenities, schools, and sports facilities close at hand.
- Coastal Living10/10
The elevated position provides breath-taking, panoramic views over Cork Harbour, making it an exceptional choice for those who want a coastal aesthetic and marine backdrop.
- Urban Living6/10
The property offers close proximity to urban conveniences and local infrastructure, though it retains a more suburban and elevated residential character rather than a bustling city-center vibe.
Social
6 areas- Community Involvement7/10
Passage West offers established local community groups, sports clubs, and schools, facilitating active local participation.
- Café Culture7/10
Local amenities include nearby options for social gatherings and café visits, with broader choices available a short drive away in Cork.
- Nightlife5/10
The immediate residential area is quiet and suburban, meaning those seeking vibrant nightlife will need to travel toward Cork city centre.
- Health/Wellness groups8/10
The dedicated home gym, garden room space, and nearby sports amenities support an active lifestyle centred around health and wellness.
- Networking Opportunities6/10
Networking is primarily accessible through commuting to commercial and tech hubs in the nearby city rather than immediate local business networks.
- Tech-Hub Connectivity7/10
Strong remote-working infrastructure within the home ensures seamless digital connectivity to tech hubs and corporate networks.
Listing information
- Agent
- Barry Auctioneers & Valuers
- Phone
- 021 427 9677
- Published on HouseDelve
- 7 October 2026
- Correction
- Report an issue
HD-B98B07HouseDelve · 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.