Apartment 216, The Willows Ballinlough Cork, Ballinlough, CorkT12AY99
€345,000
2 Bed~2 Bath~64 m²~BER C2
What you'll like:
- Prime urban location: Situated within comfortable walking distance of Cork City Centre, this property provides exceptional convenience for daily commuters and social outings alike.
- Turnkey interior condition: The apartment has been meticulously maintained, allowing new owners to move in immediately without undertaking costly or disruptive refurbishment works.
- Gated development security: Located within a secure private complex of sixty units, residents benefit from controlled vehicle and pedestrian access for enhanced peace of mind.
- Landscaped communal grounds: The development features beautifully maintained green spaces that offer a peaceful, leafy retreat while remaining deeply connected to urban amenities.
- Dedicated basement storage: A remarkably spacious private storage unit in the basement provides invaluable extra room for bulky items, seasonal gear, and bicycles.
- Allocated parking space: The inclusion of a designated parking bay ensures hassle-free vehicle placement right on site in a notoriously busy urban district.
- Ample visitor parking: Generous visitor parking spaces situated prominently to the front of the complex make hosting friends and family exceptionally convenient.
- Efficient layout design: Spanning sixty-four square metres, the interior smartly incorporates two double bedrooms, two bathrooms, and a separate utility room without wasted corridors.
- Bright open-plan living: The generous living, dining, and kitchen zone features dual-aspect spatial qualities and solid timber flooring that maximizes natural light penetration throughout.
- Integrated kitchen appliances: The fully fitted kitchen comes complete with high-quality integrated white goods, saving buyers immediate out-of-pocket expenses for cooking equipment.
- Dedicated utility room: A separate internal laundry room plumbed for a washer and dryer keeps noisy appliances safely tucked away from the main living quarters.
- Ensuite primary bedroom: The master bedroom features a private fully-tiled ensuite shower room, offering an extra layer of daily convenience and personal privacy.
- Modern bathroom amenities: Both bathrooms feature contemporary tiling, heated towel rails, and quality sanitaryware, elevating the daily living experience significantly for occupants.
- Comfortable underfloor heating: Advanced underfloor heating systems distribute warmth evenly across the apartment, eliminating bulky radiators and freeing up valuable wall space.
- Solid timber flooring: High-grade solid timber floors installed across the hallway and living areas deliver durability, aesthetic appeal, and easy maintenance for residents.
- Generous bedroom storage: The second bedroom includes functional built-in wardrobes, maximizing floor space and ensuring ample storage capacity for clothing and personal belongings.
- Stable asking price: The listing price has remained remarkably steady at three hundred and forty-five thousand euros with zero recorded reductions, suggesting firm seller expectations.
- Private second floor: Elevated positioning on the second floor ensures enhanced privacy and reduced street-level noise while still remaining easily accessible via building infrastructure.
- Active management structure: Managed by a professional local firm, the development benefits from organized upkeep of communal assets, lifts, gates, and shared grounds.
- Rental cap status: The property is explicitly noted as rent-capped, offering a clear framework for prospective investor buyers evaluating potential future yield returns.
But keep in mind:
- Annual management fees: The management charge of two thousand euros per year represents an ongoing fixed overhead that buyers must factor into their long-term budgeting.
- C2 energy rating: A BER rating of C2 indicates moderate thermal performance, meaning buyers should budget for potential future upgrades to improve overall energy efficiency.
- Second floor accessibility: Being positioned on the second floor requires reliance on stairs or lifts, which could present daily physical challenges or moving difficulties over time.
- Unyielding price stance: The complete lack of asking price reductions suggests the vendor may be inflexible during negotiations, potentially limiting room for a discount.
- Underfloor heating costs: While comfortable, underfloor heating systems can sometimes incur higher electricity bills or prove expensive to repair if underlying faults develop.
- Management company oversight: Buyers must thoroughly review the history of special levies and sinking fund balances managed by the external company to avoid surprise bills.
- Apartment density living: Sharing a sixty-unit gated development requires close proximity to neighbors, meaning noise transmission and communal parking disputes could occasionally arise.
- Lack of private balcony: The property description does not highlight a private outdoor balcony, restricting direct open-air access exclusively to the shared communal gardens.
- Second floor fire safety: High-rise apartment living necessitates careful review of the building management's fire escape routes and overall structural compliance standards.
- Future retrofit requirements: Achieving a higher BER rating from a current C2 level may prove challenging and costly within the constraints of an apartment building.
- Utility room ventilation: Buyers should verify that the internal laundry utility room features adequate mechanical extraction to prevent moisture buildup and potential mold issues.
- Basement security review: While a basement storage unit is provided, buyers should personally inspect the security, lighting, and damp levels of the subterranean level.
- Visitor parking limits: Although ample visitor spaces are noted, peak hours may still create competition for parking among guests visiting the sixty residential units.
- Fixed service charge inflation: Annual management fees of two thousand euros are subject to future increases driven by insurance premiums and general estate maintenance inflation.
- Leasehold legal complexities: Buyers must instruct their solicitor to carefully examine lease terms regarding ground rent, pet policies, and sub-letting restrictions.
- Single parking constraint: With only one allocated parking space included, households operating two vehicles may struggle to find reliable long-term secondary parking.
- Service charge arrears risk: Prospective purchasers should verify through their legal advisors that the current owner has cleared all historic management fee accounts fully.
- Sinking fund adequacy: Due diligence must confirm whether the development maintains a robust sinking fund to cover major capital expenditures like roof or lift replacements.
- Urban traffic proximity: Situated on a busy arterial road near the city center, residents may experience ambient traffic noise during peak commuting hours.
- Compact floor footprint: At sixty-four square metres, the compact layout leaves little room for significant spatial expansion if a growing household requires extra workspace.
Price positioning
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- The asking price of 345000 euros appears slightly elevated given the modest 64 square meter floor area and C2 energy rating for this second floor apartment in Cork, placing it above the baseline per-square-meter norms for comparable suburban multi-unit developments.
- Upward pricing signals include turnkey presentation, private gated grounds, a dedicated parking space, and the inclusion of a rare basement storage unit, which together enhance market appeal and support a higher valuation threshold.
- Factors that could undermine this pricing strategy encompass the annual management fees of 2000 euros and existing rent caps, which may restrict investor demand and limit buyer competition primarily to owner-occupiers seeking urban convenience.
- Relevant market context shows that wider area residential transactions trade across various higher price points, meaning prospective buyers will closely weigh the ongoing maintenance costs against the prime location within walking distance of the city center.
Build Analysis
What we know from similar construction types
- The property is a second-floor apartment extending to approximately 64 square metres, featuring two bedrooms and two bathrooms.
- The specification includes underfloor heating, a separate utility room, and an allocated basement storage unit.
- Buyers should investigate the details of the management company structure, the ongoing annual management fees of €2,000, and what services or sinking funds are covered by these charges.
- Fire safety compliance, sound insulation between floors, and the operational status of gates and common amenities in the gated development should be verified by the buyer's legal representative.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 900 to 1300 euro
- Explanation: Given the C2 BER rating and 64 m² floor area, heating costs are moderate. Underfloor heating is installed, though actual usage will vary depending on insulation effectiveness and lifestyle habits.
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 estate
No verified results were found for this group in the previous five years.
Recent sales in the wider Ballinlough area
24 GLENCOO LAWN, BOREENNAMANNA, BALLINLOUGH
- Sale date
- Declared sale price
- €500,000.00
4 SILVERDALE WALK, BALLINLOUGH, CORK
- Sale date
- Declared sale price
- €450,000.00
46 SILVERDALE AVE, BALLINLOUGH, CORK
- Sale date
- Declared sale price
- €437,500.00
WILLOT, 16 DUNMORE LAWN, BALLINLOUGH
- Sale date
- Declared sale price
- €905,000.00
30 SILVERDALE RD, BALLINLOUGH, CORK
- Sale date
- Declared sale price
- €500,000.00
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: €3,450 — 1% of €345,000.
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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: approximately 1500 to 3000 euro plus outlay and VAT
- Land registration fees: approximately 400 to 800 euro depending on property value
- Property valuation fees: approximately 150 to 300 euro
- Surveyor fees: approximately 400 to 800 euro
- Annual home insurance: approximately 350 to 600 euro
Forum Talk
What people are saying about this area
- Residents in the Ballinlough and Boreenmanna Road areas frequently discuss the convenience of being within walking distance of Cork city centre.
- Local forums often highlight the appeal of mature, gated developments like The Willows for offering a secure and peaceful living environment.
- Discussions regarding traffic management and peak-hour commuting along main access routes into the city are common among local homeowners.
- Community groups frequently note the strong demand for well-maintained apartment complexes with designated parking and basement storage facilities in the area.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children4/10
With 64 square metres of living space across two bedrooms and located on the second floor, this apartment provides a compact layout that may feel restrictive for growing families with young children.
- Teenagers5/10
Two bedrooms allow space for teenagers, though the overall floor area of 64 m² offers limited privacy and communal breathing room for older children.
- Multi-generational Living2/10
The limited floor area and two-bedroom configuration make multi-generational living impractical for this property.
- Single Buyers9/10
An excellent layout for a single buyer looking for a manageable, turnkey apartment in a prime location with a dedicated parking space and basement storage.
- Couples9/10
A well-maintained two-bedroom apartment that suits couples perfectly, offering an ensuite, a utility room, and close proximity to the city centre.
- Empty Nesters8/10
Ideal for those downsizing, offering low-maintenance apartment living with secure gated entry, beautiful communal gardens, and lift access.
- Retirees7/10
Convenient second-floor positioning within a secure gated development, though buyers should verify lift access and long-term suitability for ageing in place.
Work
3 areas- Remote Working8/10
The second bedroom or flexible living areas can easily double as a home office, complemented by the property's quiet and secure environment.
- Hybrid Commuting9/10
Being within walking distance of Cork City Centre makes this an ideal base for hybrid workers needing access to city-based offices or transport links.
- Retired8/10
A secure, gated, and easily manageable home requiring minimal upkeep, perfect for retirees wanting a hassle-free lifestyle.
Practical
8 areas- Secure Gated Entry10/10
Located within a private, gated development comprising 60 units, offering enhanced security and peace of mind.
- Minimalist Design8/10
The efficient 64 m² layout, neutral finishes, and dedicated basement storage lend themselves well to a minimalist lifestyle.
- Low Maintenance9/10
Presented in turnkey condition with managed communal areas, making upkeep straightforward for the occupant.
- Ageing in Place5/10
The apartment is on the second floor; buyers should verify lift availability and consult professionals regarding long-term accessibility.
- Flexible Floor Plans5/10
The apartment has a fixed two-bedroom layout with a standard kitchen, living, and dining configuration offering limited structural flexibility.
- Heritage Home1/10
This is a modern, purpose-built apartment development rather than a period or heritage property.
- Ecological Setup5/10
The property holds a C2 BER rating, indicating that energy efficiency could potentially be upgraded by future owners.
- Outdoor areas6/10
While there is no private balcony mentioned, residents benefit from beautifully landscaped communal gardens and visitor parking.
Interests
9 areas- Gardening3/10
As a second-floor apartment, private outdoor planting space is lacking, though residents can enjoy the professionally maintained communal gardens.
- Walking9/10
The prime location within walking distance of Cork City Centre makes it exceptionally convenient for urban walking and daily errands.
- Gym6/10
While there is no private gym on site, the central location ensures easy access to various fitness facilities and health clubs in Cork.
- Cycling7/10
The proximity to the city centre facilitates cycling as a viable commuting option, and secure basement storage provides space for equipment.
- Golf5/10
Several golf clubs are accessible within the broader Cork area via a short drive, though none are directly on the doorstep.
- Fishing2/10
The property's urban apartment setting offers no immediate access to fishing locations.
- Horse Riding1/10
Equestrian facilities are not locally available given the urban and suburban context of Ballinlough.
- Water Sports3/10
While Cork Harbour and river amenities are within driving distance, the immediate location does not cater to water sports.
- Entertaining6/10
Features an open-plan kitchen, living, and dining room suitable for hosting small gatherings, though overall space is compact at 64 m².
Lifestyle
5 areas- Quiet Living8/10
Set amidst beautifully landscaped communal gardens on the Boreenmanna Road, the development offers a peaceful retreat from city life.
- Rural Living1/10
This is an urban apartment setting located within walking distance of Cork City Centre, offering none of the characteristics of rural living.
- Village Living6/10
Ballinlough provides a distinct suburban community feel with local amenities nearby, while remaining very close to the city.
- Coastal Living2/10
The property is situated in an established urban and suburban residential area rather than a coastal location.
- Urban Living9/10
Located within walking distance of Cork City Centre, this property provides prime access to urban amenities, dining, and transport.
Social
6 areas- Community Involvement6/10
Ballinlough is an established residential neighbourhood with local community ties, though apartment living is typically less community-centric than housing estates.
- Café Culture8/10
Close proximity to Cork City Centre provides endless access to vibrant local cafes, restaurants, and social spots.
- Nightlife8/10
The short distance to the city centre puts theatres, bars, and entertainment venues within easy reach.
- Health/Wellness groups7/10
Good access to nearby health and wellness groups, pilates and stretching studios, and recreational facilities across the city.
- Networking Opportunities8/10
Proximity to the city's commercial and professional hubs supports networking and career connectivity.
- Tech-Hub Connectivity8/10
Excellent urban connectivity makes it practical for professionals working in Cork's technology and corporate sectors.
Listing information
- Agent
- Barry Auctioneers & Valuers
- Phone
- 021 427 9677
- Current status
- active
- Published on HouseDelve
- 27 October 2026
- Correction
- Report an issue
HD-02C87FHouseDelve · 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.