
Apartment 34, Granary Hall, Mount Oval Village, Rochestown, CorkT12KD30
€295,000
2 Bed~2 Bath~57 m²~BER B
What you'll like:
- No rental cap: The absence of a rental restriction allows investors maximum flexibility to set market rents without legislative constraints, enhancing potential portfolio yields.
- B energy rating: The impressive energy efficiency rating ensures lower utility bills and indicates modern insulation standards that meet strict environmental criteria.
- Recently refurbished: The comprehensive interior update means you can move in immediately without undertaking costly, disruptive renovations or maintenance projects right away.
- Turnkey presentation: High standard finishes throughout create a stylish, comfortable living environment that requires zero initial capital expenditure from the purchaser.
- Open plan layout: The spacious living and dining zone maximizes natural light and provides an excellent versatile setting for everyday relaxation and entertaining guests.
- Modern fitted kitchen: Contemporary cabinetry and integrated appliances offer a functional, aesthetically pleasing cooking space ready for immediate culinary use.
- Two generous bedrooms: Both sleeping quarters feature built-in wardrobes, offering practical storage solutions and comfortable accommodation for residents or guests.
- Two bathrooms: The inclusion of both a main bathroom and an ensuite reduces morning congestion and adds significant everyday convenience for occupants.
- Private balcony: An outdoor balcony space overlooking the central square provides a pleasant spot for fresh air and relaxation.
- Sought-after development: Situated within the highly regarded Mount Oval Village, the property benefits from a well-established and appealing residential community atmosphere.
- Accessible location: Proximity to Douglas, Rochestown, and Cork City ensures residents enjoy effortless access to major employment hubs and urban centers.
- Strong transport links: Nearby bus routes and road networks facilitate straightforward commuting across the wider region without excessive travel delays.
- Local amenities: Convenient access to nearby shops, cafés, and recreational facilities ensures daily errands and leisure activities are effortlessly managed.
- PENSION FUND SUITABILITY: The lack of rental caps makes this asset a strong candidate for buyers utilizing self-invested pension structures for long-term growth.
- First-time buyer appeal: Low maintenance requirements and a manageable floor area provide an ideal stepping stone for entering the property market successfully.
- Downsizer friendly: Single-level apartment living within a secure, serviced environment offers an attractive, low-effort lifestyle transition for older buyers.
- Neutral laminate flooring: Durable and stylish flooring throughout simplifies cleaning and matches a wide variety of personal interior design preferences.
- Integrated appliances: The inclusion of essential white goods like a washing machine and dryer saves immediate upfront appliance purchase costs.
- Natural light: Well-positioned windows overlooking the square ensure the interior feels bright, welcoming, and open throughout daylight hours.
- Established neighbourhood: Purchasing in a mature, built-out community eliminates the uncertainty and noise associated with ongoing large-scale construction phases.
But keep in mind:
- Compact floor area: Measuring only fifty-seven square meters, the overall footprint is relatively small and may feel cramped for larger households or growing families.
- New electric heating: While modern, electric radiators can sometimes incur higher running costs compared to gas central heating systems depending on usage patterns.
- Management fees: Buyers should verify the annual service charges and sinking fund contributions, as these ongoing costs directly impact overall holding expenditure.
- Management company rules: Restrictive rules regarding pets, subletting, or alterations imposed by the owners' corporation may limit how you use the property.
- Balcony privacy: Overlooking the main square means your outdoor seating area offers limited privacy from passing pedestrians and neighbours.
- Parking availability: It remains unclear from the listing whether a dedicated parking space is included, which is critical for residents in this development.
- Storage limitations: Aside from built-in wardrobes and a hallway press, the apartment lacks dedicated external storage lockers for bulky items like bicycles.
- First-floor noise: Being part of a multi-unit complex means potential vulnerability to airborne or impact noise from adjacent apartments and stairwells.
- Elevator dependency: If upper floors rely on a shared lift, service outages could pose significant inconvenience for residents with mobility challenges.
- Sinking fund health: Prospective buyers need to investigate the apartment block's financial reserves to guard against future special levies for major roof or facade repairs.
- Square footage value: At the asking price, the cost per square meter should be carefully compared against wider market trends to ensure fair value.
- Refurbishment quality: A physical survey should verify that recent cosmetic refurbishments did not conceal underlying structural dampness or outdated wiring.
- Ventilation systems: Modern, tightly sealed apartments require careful monitoring of extractor fans and window trickle vents to prevent condensation and mold buildup.
- Waste management: Buyers should confirm the location and accessibility of communal bin stores to ensure convenient refuse disposal without unsightly clutter.
- Fire safety compliance: Ensure the management company has fully updated all communal fire safety measures to meet current stringent building regulations.
- Rental demand shifts: While no rent cap currently applies, future regulatory changes by government bodies could alter the private rental sector landscape unexpectedly.
- Resale liquidity: Two-bedroom apartments of this size cater to a specific demographic, which might influence the timeframe required for future resale.
- Broadband speeds: Verify the maximum available internet speeds at this specific address to ensure it supports remote work or heavy streaming requirements.
- Shared grounds upkeep: Inspect the current condition of common stairwells and gardens to evaluate the effectiveness of the current property management company.
- Insurance costs: Building insurance is typically covered by service charges, but contents and specific liability policies must be budgeted separately by the owner.
Price positioning
?
- The asking price appears slightly undervalued when weighed against recent verified local transactions in the immediate estate which frequently achieved higher figures for comparable floor areas and configurations.
- Valuation signals such as recent successful local sales pointing above the current asking price suggest robust demand, though the floor area of fifty seven square meters is relatively modest.
- Strong support for the asking price comes from the high BER rating and lack of rental caps, while broader economic cooling or financing constraints could potentially undermine rapid bidding competition.
- Additional factors include the property being presented in turnkey condition following recent refurbishment, alongside a highly sought after suburban location that continually attracts strong interest from both owner occupiers and investors.
Build Analysis
What we know from similar construction types
- The property is an apartment located within the established Mount Oval Village development in Rochestown, Cork, featuring a floor area of approximately 57 m².
- The listing notes that the apartment has been recently refurbished throughout to a high standard, including a modern fitted kitchen, contemporary ensuite and main bathroom, and new electric radiators.
- A buyer should investigate the management company structure, annual service charges, and any sinking fund provisions associated with the development.
- It is recommended to verify the apartment's sound insulation between adjacent units, fire safety compliance of the building, and the exact specifics of the recent refurbishment works.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €800 to €1,100.
- Explanation: Given the 57 m² floor area and a favorable B energy rating with new electric radiators, the property should retain heat efficiently, resulting in moderate annual heating expenses.
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
13 GRANARY HALL, MOUNT OVAL VILLAGE, ROCHESTOWN
- Sale date
- Declared sale price
- €310,000.00
38 GRANARY HALL, MOUNT OVAL VILLAGE, ROCHESTOWN
- Sale date
- Declared sale price
- €320,000.00
19 GRANARY HALL, MOUNT OVAL, ROCHESTOWN
- Sale date
- Declared sale price
- €300,000.00
APARTMENT 25, GRANARY HALL, MOUNT OVAL VILLAGE
- Sale date
- Declared sale price
- €300,000.00
47 GRANARY HALL, MOUNT OVAL, ROCHESTOWN
- Sale date
- Declared sale price
- €280,000.00
Recent sales in the wider Mount Oval Village area
94 THE MIZEN, HARTYS QUAY, ROCHESTOWN
- Sale date
- Declared sale price
- €435,000.00
10 MANOR CIRCLE, THORNBURY VIEW, ROCHESTOWN
- Sale date
- Declared sale price
- €540,000.00
7 ESTUARY COURT, ROCHESTOWN RD, ROCHESTOWN
- Sale date
- Declared sale price
- €460,000.00
8 THE MOORINGS, HARTYS QUAY, ROCHESTOWN
- Sale date
- Declared sale price
- €296,500.00
9 ESTUARY COURT, ROCHESTOWN RD, ROCHESTOWN
- Sale date
- Declared sale price
- €375,000.00
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 1% of the purchase price (€2,950) for properties up to €1,000,000.
- Solicitor legal fees: roughly €1,500 to €3,000 excluding outlay and VAT.
- Land registration fees: around €175 to €700 depending on the application type and property value.
- Property valuation fees: typically between €150 and €300 for mortgage purposes.
- Surveyor fees: approximately €400 to €800 depending on the level of detail required for a 57 m² apartment.
- Annual home insurance: roughly €300 to €600 per year depending on the policy and contents coverage.
Forum Talk
What people are saying about this area
- Residents frequently highlight Mount Oval Village as a convenient and well-established community with handy local amenities like a shop and café on-site.
- Transport links and general accessibility to Cork City and Douglas via local routes are often discussed positively by locals.
- Parking and traffic flow within the wider development can occasionally be a point of discussion among residents during peak hours.
- The peaceful residential setting combined with proximity to scenic walks in Rochestown is a recurring theme in local neighbourhood feedback.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children4/10
The apartment has two bedrooms and 57 square meters of floor area, which is somewhat compact for families with young children, though the development is well-established.
- Teenagers4/10
A two-bedroom apartment of 57 square meters offers limited private space for teenagers, making it more suitable for smaller households.
- Multi-generational Living2/10
With only 57 square meters and two bedrooms, this property lacks the space required for multi-generational living arrangements.
- Single Buyers9/10
This turnkey two-bedroom apartment with a modern finish is an excellent size and layout for single buyers looking for a low-maintenance home.
- Couples9/10
The open-plan living and dining area, contemporary kitchen, and two bedrooms provide a comfortable and stylish setup for couples.
- Empty Nesters8/10
Downsizers will appreciate the turnkey condition and manageable apartment living within a sought-after development close to local amenities.
- Retirees7/10
The apartment offers manageable, single-level living and modern comforts, though buyers should verify lift access and general accessibility within the building.
Work
3 areas- Remote Working8/10
The two-bedroom layout allows one bedroom to be easily utilized as a home office for remote working.
- Hybrid Commuting8/10
Conveniently positioned with easy access to Cork City and transport links, making hybrid commuting practical.
- Retired8/10
Turnkey condition and proximity to local services make this an appealing option for retirees seeking an easier lifestyle.
Practical
8 areas- Ageing in Place6/10
Single-level apartment living is convenient, but buyers should investigate lift access, corridor widths, and long-term suitability for ageing in place.
- Low Maintenance9/10
Recently refurbished with new electric radiators and a modern turnkey finish, ensuring minimal immediate upkeep.
- Secure Gated Entry5/10
Buyers should verify the specific security features and entry systems in place at Granary Hall.
- Minimalist Design8/10
The contemporary interior styling and open-plan layout lend themselves well to a clean, minimalist aesthetic.
- Flexible Floor Plans6/10
The 57 square meter layout includes two bedrooms and an open-plan living area with standard apartment flexibility.
- Heritage Home1/10
This is a modern, recently refurbished apartment within a contemporary residential development rather than a period or heritage home.
- Ecological Setup7/10
Features a B BER rating and new electric radiators, offering better energy efficiency than older properties.
- Outdoor areas4/10
Outdoor space is limited to a balcony overlooking the square, with no private garden attached.
Interests
9 areas- Gardening2/10
As an apartment with a balcony overlooking the square rather than a private garden, opportunities for gardening are very limited.
- Walking7/10
The location provides good access to local paths, village amenities, and nearby suburban walking routes.
- Gym6/10
While local facilities are accessible nearby in the Douglas and Rochestown areas, buyers should verify specific nearby fitness club options.
- Cycling6/10
The surrounding area offers routes into nearby suburbs and the city, though cyclists should check for dedicated cycle infrastructure and secure bike storage.
- Golf6/10
The general region features several golf courses a short drive away, suiting enthusiasts of the sport.
- Fishing4/10
Proximity to coastal and estuary areas offers some potential, but buyers interested in fishing will need to travel to specific local spots.
- Horse Riding3/10
Equestrian facilities are generally located further out in the surrounding countryside rather than directly in the suburban village.
- Water Sports5/10
Proximity to Cork harbour and coastal inlets provides reasonable access for water sports enthusiasts with transport.
- Entertaining7/10
The spacious open-plan living and dining area provides a very good setting for hosting guests and entertaining.
Lifestyle
5 areas- Quiet Living7/10
Located in a popular and peaceful residential setting within Mount Oval Village, though some ambient village square activity may be present.
- Rural Living2/10
This is a suburban apartment development close to Douglas and Cork City rather than a rural setting.
- Village Living9/10
Situated in Mount Oval Village with local shops, cafés, and amenities conveniently positioned nearby.
- Coastal Living5/10
While Rochestown is a coastal suburb, the development itself is residential and suburban rather than directly waterfront.
- Urban Living7/10
Cork City is easily accessible with good transport links, offering a balance of suburban village feel and urban proximity.
Social
6 areas- Community Involvement7/10
Mount Oval Village is a well-established development with an active local community and regular neighborhood engagement.
- Café Culture7/10
Local shops and cafés are nearby within the development and surrounding Douglas area.
- Nightlife5/10
While local spots exist, extensive nightlife options are more concentrated in nearby Cork City center.
- Health/Wellness groups6/10
Local wellness classes and community groups can be found in the surrounding Douglas and Rochestown localities.
- Networking Opportunities6/10
Proximity to Cork City provides good access to professional networking events and business hubs.
- Tech-Hub Connectivity7/10
Good general connectivity to Cork's major employment and tech centers via nearby transport routes.
Listing information
- Agent
- Barry Auctioneers & Valuers
- Phone
- 021 427 9677
- Published on HouseDelve
- 27 September 2026
- Correction
- Report an issue
HD-8FC568HouseDelve · 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.