Apartment 12, Reeves Hall, Rutland Street, CorkT12K237
€285,000
2 Bed~1 Bath~75 m²~BER D2
What you'll like:
- Generous Floor Area: The property offers a spacious seventy-five square metres of living space, providing exceptionally comfortable room dimensions that are notably larger than many standard city centre apartments.
- Two Storey Layout: The distinct two-storey internal configuration creates a townhouse feel inside the building, offering pleasant separation between the main living spaces and the upper bedrooms.
- City Centre Proximity: Situated right along Rutland Street adjacent to Sullivan Quay, residents enjoy unbeatable walking distance access to all central Cork amenities, shops, and vibrant dining locations.
- Established Residential Development: Located within Reeves Hall, the property benefits from a settled community setting that remains perennially popular with urban dwellers and investors alike.
- Lift and Stair Access: The block is equipped with both lift and stair facilities, ensuring convenient vertical mobility for residents and visitors reaching the second floor.
- Open Plan Living: The combined kitchen, living, and dining area measures five and a half by four point eight metres, creating an expansive social zone for daily relaxation and entertaining.
- Fitted Kitchen Units: The kitchen comes fully equipped with eye and floor level storage cabinetry alongside practical tiled splashbacks, offering immediate functionality for new occupants.
- Included Domestic Appliances: Essential white goods such as a washing machine, dryer, and microwave are already installed within the kitchen space, reducing initial setup costs for the buyer.
- Dual Bedroom Configuration: The upstairs accommodation features two well-proportioned sleeping quarters, allowing flexible sleeping arrangements for multiple occupants or home office setups.
- Substantial Second Bedroom: The larger second bedroom spans four point nine by three point four seven metres, offering generous floor space that easily accommodates multiple beds and study desks.
- Dedicated Shower Room: The upper floor contains a private shower room complete with a toilet and wash hand basin, conveniently positioned adjacent to both bedrooms for easy access.
- Strong Rental History: Previous rental income figures reaching one thousand seven hundred seventy euros indicate robust historical yield potential for prospective buy-to-let investors targeting the area.
- Secure Complex Setting: The development features secure access arrangements, offering an added layer of safety and peace of mind for residents living in the bustling urban core.
- Compact Urban Footprint: The manageable apartment format eliminates exterior garden maintenance responsibilities, making it an ideal lock-up-and-leave city base for busy professionals or students.
- Bright Dual-Level Design: Windows positioned across two separate storeys help enhance natural light penetration throughout the core living zones and upper stairwell areas.
- Immediate Availability: The property is offered to the market with vacant possession or clear layout structures, facilitating a potentially swift and straightforward acquisition process for motivated purchasers.
- Walkable Employment Hubs: Major commercial districts and corporate employers in Cork city centre are easily accessible on foot, significantly reducing daily commuting times and transport expenses.
- Educational Access: The convenient location near central arteries provides excellent proximity to major third-level institutions, maintaining steady ongoing demand from student or graduate demographics.
- Established Selling Agent: The property is managed by an established local agency, ensuring professional communication channels and structured guidance throughout the entire purchase transaction.
- Attractive Entry Pricing: With an asking price of two hundred eighty-five thousand euros, the property presents an accessible entry point into the central Cork residential property market.
But keep in mind:
- Sub-Optimal BER Rating: The property holds a D2 Building Energy Rating, which indicates poor thermal efficiency and signals that the buyer should budget for future insulation and window upgrades.
- Student Accommodation Heritage: Originally purpose-built for student accommodation, the development may carry specific management structures or financing considerations that buyers should carefully investigate before proceeding.
- Complete Lack of Parking: The apartment comes with no car parking space included, meaning vehicle owners must rely on expensive public parking or local multi-storey facilities nearby.
- Electric Storage Heating: The reliance on traditional electric storage heating can result in higher utility bills and less responsive climate control compared to modern gas or heat pump systems.
- Management Company Fees: As part of a managed apartment complex, the buyer will be subject to annual service charges, which should be thoroughly reviewed for transparency and ongoing sustainability.
- Single Bathroom Facility: The property relies on just one shared shower room for both bedrooms, which may create morning bottlenecks if multiple occupants reside in the apartment simultaneously.
- Carpet Flooring Wear: The presence of carpet floor coverings in heavy-use zones like stairs and living spaces means the buyer should inspect for stains and budget for eventual replacement.
- Potential Noise Levels: Being situated right in the bustling city centre near high-traffic thoroughfares may expose residents to elevated ambient street noise and weekend nightlife disturbance.
- Limited Private Outdoor Space: The apartment lacks any private balcony, terrace, or garden area, restricting opportunities for outdoor relaxation or fresh air directly from the unit.
- Compact First Bedroom: The first bedroom measures three point eight by two point four metres, offering somewhat restricted floor space that is currently configured primarily for single occupancy.
- Sinking Fund Adequacy: Buyers must instruct their legal representative to verify the financial health of the owners management company and ensure the sinking fund has sufficient reserves for major repairs.
- Fire Safety Compliance: Given the apartment block's history and configuration, buyers should ensure all current fire safety and building regulations within the communal areas are fully certified.
- Complex Maintenance History: Prospective purchasers should review historical minutes of management company meetings to identify any recurring structural issues or upcoming costly capital works.
- Lending Restrictions Risk: Some mortgage lenders apply stricter criteria or lower loan-to-value limits to apartments under a certain floor area or with specific student-housing histories.
- High Utility Costs: Older D2-rated buildings with electric storage heaters often suffer from drafts and heat loss, leading to considerably higher winter electricity expenditures for residents.
- Potential Rental Caps: Investors must investigate whether local Rent Pressure Zone regulations restrict future rental income adjustments despite previous higher rent figures achieved in the unit.
- Insurance Premium Variations: Buildings with specific historical uses or flat roof sections within the complex can sometimes attract higher block insurance premiums for the management company.
- Waste Management Logistics: Buyers should check the designated arrangements for refuse collection and recycling within the secure complex to ensure convenient and hygienic daily disposal.
- Ascending Floor Location: Positioned on the second floor without direct ground-level access, residents are entirely dependent on the operational status of the communal lift or stairs.
- Resale Liquidity Factors: The specialized nature of former student-focused developments can occasionally influence future resale liquidity compared to standard suburban housing stock in the city.
Price positioning
?
- The asking price appears somewhat elevated compared to typical regional apartments, largely driven by its city-center location and generous floor area, which enhances its overall income-generating potential for prospective buyers.
- Potential overvaluation signals include the property's lower energy efficiency rating and historical usage as student accommodation, which might deter standard residential buyers seeking modern living comforts without immediate renovation costs.
- Market support for this pricing level could be sustained by strong local rental demand and historical rent figures, though restricted parking facilities and energy rating upgrades could easily undermine buyer enthusiasm.
- Additional considerations involve the absence of dedicated parking and the two-storey layout, both of which heavily influence buyer preference and long-term liquidity within the central urban housing market.
Build Analysis
What we know from similar construction types
- The property is a two-storey, two-bedroom apartment spanning 75 square metres located on the second floor with stair and lift access.
- The description indicates the development was originally purpose-built for student-type accommodation, which a buyer should investigate regarding potential lending restrictions, management company policies, or block financing terms.
- Heating is provided by electric storage heating, which is generally less efficient and can result in higher running costs compared to modern heating systems.
- The listing notes there is no car parking included, which is an important factor for prospective buyers to verify regarding their own transport needs or future lettability.
- Given the D2 BER rating, a buyer should investigate opportunities to improve energy efficiency, such as upgrading insulation, windows, or the heating system.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a D2 BER rating, which places it within the D-to-G bracket requiring a deep-retrofit cost estimate.
- A comprehensive deep retrofit to bring an apartment of this size (75 m²) up to a modern B2 or A rating typically involves upgrading electric heating to a high-efficiency heat pump or modern smart electric system, improving internal wall insulation where permitted, and upgrading windows.
- Estimated deep retrofit costs for an apartment of this scale generally range from €25,000 to €45,000, depending on the extent of works permitted by the management company and structural constraints of the building.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is around €1,200 to €1,600.
- This estimate reflects the D2 BER rating and the reliance on electric storage heating for a 75 m² apartment.
Pollution Safe
8/10Environmental situation to investigate
- The property is located in a built-up urban center with typical urban air quality considerations related to traffic emissions along nearby thoroughfares.
- There are no major heavy industrial facilities, active municipal landfills, or prominent waste incinerators in immediate proximity to Rutland Street.
Flood Safe
6/10Water overflow reports to follow up
- The property is situated within central Cork, an area that has historical vulnerability to tidal and fluvial flooding from the River Lee during exceptional weather events.
- Prospective buyers should consult local authority flood maps and verify if specific defenses or individual property mitigation measures are relevant to the immediate building.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
No verified results were found for this group in the previous five years.
Recent sales in the wider local area
No verified results were found for this group in the previous five years.
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 1% of the purchase price (around €2,850 for €285,000).
- Solicitor legal fees: roughly €1,500 to €3,000 excluding outlay and VAT.
- Land registration fees: approximately €170 to €700 depending on the application type.
- Property valuation fees: around €150 to €300 for mortgage purposes.
- Surveyor fees: approximately €300 to €600 depending on the level of detail required.
- Annual home insurance: roughly €350 to €700 depending on the policy and contents cover.
Forum Talk
What people are saying about this area
- Residents on local forums frequently discuss the ongoing urban regeneration projects around Sullivan's Quay and the South Mall area, noting improvements in pedestrian access.
- Parking availability in central Cork is a common topic of discussion among city-center apartment dwellers, especially given complexes with limited or no designated parking spaces.
- Local community groups often highlight the vibrancy of nearby Douglas Street, known for its independent cafes, local businesses, and community-led festivals.
- Discussions on neighborhood boards frequently mention student accommodation dynamics in the city center and how mixed-use or formerly student-targeted developments transition into general residential use.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children3/10
The apartment is on the second floor with stair and lift access, and there is no car parking or dedicated green space, making it less practical for young children.
- Teenagers4/10
Located near the city centre, offering good access to amenities, but the two-storey apartment layout with one bathroom may feel cramped for growing teenagers.
- Multi-generational Living2/10
With a floor area of 75 square metres, two bedrooms, and one bathroom, the property lacks the space and privacy required for multi-generational living.
- Single Buyers8/10
An affordable city-centre two-bedroom apartment that is well-suited for single buyers looking to get on the property ladder or live close to urban amenities.
- Couples7/10
Provides a manageable city-centre living space with two bedrooms, ideal for a couple, though the lack of parking should be considered.
- Empty Nesters6/10
Lift access is available and the low-maintenance apartment style suits downscaling, though the two-storey internal layout involves stairs.
- Retirees5/10
While lift access is available to the second floor, the internal two-storey layout and lack of private parking may present challenges for some retirees.
Work
3 areas- Remote Working6/10
The second bedroom includes a desk setup, making it workable for remote tasks, though high-speed broadband availability should be verified.
- Hybrid Commuting9/10
The central city location provides outstanding connectivity for hybrid workers commuting locally or via public transport.
- Retired5/10
Convenient for accessing city services on foot, though internal stairs and lack of parking are drawbacks.
Practical
8 areas- Ageing in Place4/10
While lift access is available, the two-storey internal layout and single bathroom present challenges for long-term ageing in place.
- Low Maintenance8/10
As an apartment with electric storage heating and no private garden, exterior and grounds maintenance is managed collectively.
- Secure Gated Entry7/10
The listing notes a secure complex, though specific access control measures should be verified by the buyer.
- Minimalist Design7/10
Compact 75 square metre footprint lends itself to a streamlined, minimalist lifestyle.
- Flexible Floor Plans5/10
A standard two-storey apartment layout with fixed room configurations offering limited flexibility for major alterations.
- Heritage Home2/10
The development is purpose-built rather than a traditional historic heritage property.
- Ecological Setup3/10
Has a BER rating of D2, indicating that energy efficiency upgrades would be beneficial to improve its ecological profile.
- Outdoor areas1/10
The property does not feature private outdoor areas or a balcony, and there is no car parking.
Interests
9 areas- Gardening1/10
As a second-floor apartment with no private outdoor garden or balcony mentioned, there are no gardening opportunities.
- Walking9/10
The central location makes it exceptionally easy to walk to shops, workplaces, and recreational spots around Cork city.
- Gym8/10
Proximity to the city centre provides easy access to numerous commercial fitness clubs and gyms.
- Cycling7/10
City-centre location allows for convenient cycle commuting, though secure bicycle storage within the building should be verified.
- Golf4/10
Requires travel outside the immediate city centre to reach local golf courses and clubs.
- Fishing4/10
Proximity to the River Lee offers urban angling possibilities, though enthusiasts will generally need to travel further afield.
- Horse Riding1/10
An urban city-centre setting completely unsuited for horse riding interests.
- Water Sports3/10
Close to the River Lee, but dedicated water sports facilities require travel towards Cork harbour.
- Entertaining5/10
Features an open-plan kitchen, living, and dining area measuring 5.5m x 4.8m, but the single bathroom and lack of outdoor space limit large gatherings.
Lifestyle
5 areas- Quiet Living4/10
Being situated in a central development along Rutland Street means urban noise levels should be expected.
- Rural Living1/10
The property is located in the heart of Cork city centre, offering a strictly urban environment.
- Village Living3/10
While Douglas Street nearby has a community feel, the immediate setting is a dense city-centre apartment development.
- Coastal Living2/10
Located in Cork city centre, far from coastal areas, though river walks are nearby.
- Urban Living10/10
Centrally located adjacent to Sullivan’s Quay and Douglas Street, providing immediate access to city amenities, shops, and dining.
Social
6 areas- Community Involvement6/10
Proximity to Douglas Street offers local community groups and historic neighbourhood engagement.
- Café Culture10/10
Being adjacent to Sullivan’s Quay and Douglas Street places numerous cafes, coffee shops, and eateries right on the doorstep.
- Nightlife9/10
City-centre positioning ensures effortless access to pubs, bars, restaurants, and entertainment venues.
- Health/Wellness groups8/10
Easy access to urban wellness classes, pilates & stretching studios, and healthcare providers.
- Networking Opportunities9/10
Urban location facilitates professional networking events and business meetups within the city.
- Tech-Hub Connectivity8/10
Well-positioned within Cork city for access to technology employers and co-working hubs.
Listing information
- Agent
- Cohalan Downing
- Phone
- 021 427 7717
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-DEF3ABHouseDelve · 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.