
No. 2, Goirtín Ciúin, Lower Codrum, Macroom, CorkP12FP73
€320,000
2 Bed~3 Bath~BER A
What you'll like:
- A-Rated Energy Efficiency: The property boasts a top-tier A BER rating, which significantly reduces ongoing energy bills and ensures exceptional thermal comfort throughout the year for future occupants.
- Turnkey Condition New Build: As a freshly completed construction, the home allows buyers to move in immediately without undertaking any stressful or costly renovation works.
- First-Time Buyer Incentive: The dwelling qualifies for the government Help-to-Buy scheme, offering substantial financial assistance that makes stepping onto the property ladder much more accessible.
- Boutique Development Exclusivity: Being part of a small enclave of only five homes fosters a quiet residential atmosphere while avoiding the density of massive housing estates.
- Walking Distance Conveniences: Situated within comfortable walking distance of local shops, schools, and town services, daily errands and commutes can be managed easily without relying on a car.
- Strategic Commuting Location: Positioned approximately a thirty-minute drive from both Cork City and Killarney town, working professionals gain flexible access to major urban employment hubs.
- Dual Ensuite Bathrooms: Both bedrooms feature private ensuite facilities, providing an uncommon level of convenience and privacy for occupants, guests, or potential house-sharing arrangements.
- Ground Floor Guest W.C.: A separate downstairs toilet adds practical everyday convenience for visitors and reduces wear on the upper level private bathrooms.
- Dedicated Utility Room: The inclusion of a separate utility space keeps laundry appliances out of the main kitchen area, maintaining a clean and organized living environment.
- Modern Fitted Kitchen: The kitchen arrives fully equipped with fitted units and a sink, saving buyers immediate out-of-pocket expenses for cabinetry installation upon moving in.
- Generous Room Dimensions: The spacious living room and double bedrooms offer comfortable proportions that accommodate standard contemporary furniture layouts without feeling cramped.
- Quality Timber Flooring: Fitted wooden flooring across main living areas and bedrooms provides a durable, easy-to-clean surface that complements various interior design styles.
- Tiled Wet Areas: Bathrooms and utility zones feature tiled flooring to protect against moisture damage and simplify routine cleaning and sanitation maintenance.
- Electric Shower Installations: Both ensuite bathrooms are fitted with electric showers, ensuring a reliable, on-demand supply of hot water independent of the main heating cylinder.
- Mains Services Connection: The property connects directly to public mains water and drainage networks, avoiding the maintenance burdens associated with private wells or septic tanks.
- Oil Fired Central Heating: A traditional oil heating system is installed to provide dependable warmth, which buyers can easily service and monitor through local fuel suppliers.
- Stable Asking Price: The recorded asking price has remained completely unchanged since initial tracking, suggesting a firm vendor pricing strategy and clear valuation expectations.
- No Immediate Price Inflation: The absence of historical price increases indicates the seller is not speculative, providing a straightforward negotiation baseline for interested buyers.
- Boutique Privacy: The limited number of semi-detached and detached homes in the scheme minimizes internal traffic and creates a safer, quieter environment for residents.
- Modern Electrical Standards: Brand new electrical wiring and safety consumer units ensure compliance with current regulations and safe operation of modern household appliances.
But keep in mind:
- Exact Floor Area Verification: The listing details conflicting size estimates or omits a definitive floor area, so buyers should independently verify the exact square footage with the agent.
- Property Type Ambiguity: The description mentions both semi-detached and detached units within the small scheme, requiring buyers to confirm the exact structural layout of this specific number.
- Management Company Charges: Small new developments often establish a management company for common areas, so buyers must investigate potential annual maintenance fees and covenants.
- Snagging List Requirement: Despite being turnkey, newly built properties frequently contain minor cosmetic or functional defects that necessitate a professional snagging inspection prior to closing.
- Garden Seeding Status: New construction gardens are often handed over as unlandscaped soil, meaning buyers may need to budget extra time and money for lawns and fencing.
- Snug Utility Space: The utility room measures a compact 1.8m by 1.2m, which might severely restrict the simultaneous placement of both a washing machine and a tumble dryer.
- Vinyl Flooring Durability: The kitchen and utility areas utilize vinyl flooring rather than tile or stone, which may be more susceptible to tearing or edge lifting over time.
- Oil Heating Reliance: Unlike modern air-to-water heat pumps found in many new builds, this home relies on oil heating, exposing owners to volatile fossil fuel price fluctuations.
- Potential Construction Dust: Living in a small new development while final touches or landscaping on neighboring houses are completed could result in ongoing localized noise and dust.
- Parking Allocation Clarity: The listing does not detail dedicated parking spaces, so buyers must verify how many off-street parking spots are legally assigned to this specific property.
- Broadband Infrastructure Check: Buyers should verify whether high-speed fiber broadband is actively connected to the property or if connection delays might impact remote working arrangements.
- Public Lighting Responsibility: In small private schemes, buyers must check whether street lighting and access roads have been formally taken in charge by the local local authority.
- Snagging Rectification Delays: If minor construction defects are found during pre-purchase inspections, buyers should confirm the developer's timeline and commitment to resolving them before sale completion.
- Lack of Historical Sales Data: With zero previous recorded sales inside this brand new scheme, establishing a comparative market value relies entirely on external local property benchmarks.
- Potential Property Tax Band: Buyers should calculate the expected Local Property Tax band based on the agreed purchase price to ensure no surprises in annual property taxation.
- Storage Limitations: While bedroom proportions are good, built-in wardrobes are not explicitly detailed, meaning buyers might need to invest in freestanding bedroom storage units.
- Ventilation System Review: Modern A-rated homes require effective mechanical or passive ventilation to prevent condensation, making it wise to inspect the installed extractor systems.
- Warranty Scheme Verification: Buyers must ensure the property comes with a recognized structural guarantee scheme, such as HomeBond or Premier Guarantee, to protect against latent construction defects.
- Boundary Demarcation Check: Legal advisors should carefully examine the title maps to confirm exact property boundaries, shared party walls, and garden fencing responsibilities.
- Future Development Disruption: Given that the development comprises five total units, buyers should check if construction on the remaining adjacent houses is fully finished or still ongoing.
Price positioning
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- The asking price appears reasonably positioned because it aligns closely with recent regional benchmark transactions for modern two-bed houses in the local area, balancing new-build premium expectations against compact footprint constraints.
- Valuation signals indicate strong support from the property's top-tier energy rating and turnkey condition, though potential buyers might debate whether the two-bedroom layout restricts long-term family appeal compared to larger three-bed alternatives.
- This pricing strategy could be supported by strong demand from first-time buyers utilizing the Help to Buy scheme, while any downward valuation pressure might stem from competing developments offering more expansive accommodation footprints.
- Additional relevant factors include the convenient walking distance to local town amenities and the strategic thirty-minute commute distance to major employment hubs, enhancing the property's overall market competitiveness.
Build Analysis
What we know from similar construction types
- This is a newly constructed semi-detached property forming part of a small exclusive development of five homes.
- Being a new build with an A-rating, the property should offer high energy efficiency, lower heating bills, and modern insulation standards compared to older second-hand homes.
- The house comes in turnkey condition and qualifies for the Help to Buy (HTB) scheme, which is advantageous for eligible first-time buyers.
- The listing indicates oil-fired central heating, which is somewhat less common for newly constructed A-rated homes that more typically feature air-to-water heat pump systems; buyers should verify the specific heating and ventilation setup.
- Buyers should also investigate structural warranty documentation, such as Homebond or premier guarantee, alongside planning compliance and any associated management company arrangements for the development.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 800 to 1,200 euro.
- Explanation: Given the A energy rating and oil fired central heating for an estimated property size of approximately 871 to 1,066 square feet, the high level of thermal efficiency should keep annual heating demands relatively low compared to older properties.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a predominantly residential and scenic area of Macroom, showing minimal apparent exposure to heavy industrial pollution or major commercial landfills.
- Any historical or localized environmental concerns should be independently verified by the buyer as part of standard pre-purchase due diligence.
Flood Safe
7/10Water overflow reports to follow up
- The property is located a short distance outside of mapped river flood areas, indicating a generally favorable elevation relative to nearby floodplains.
- Data from the Lee CFRAM study shows that higher-probability river flood extents remain separated from the immediate building footprint.
- While nearby low-lying corridors carry some modeled risk, the specific setting of this new development reduces direct exposure to frequent flooding events.
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 Lower Codrum area
22 THE HERMITAGE, GURTEENROE, MACROOM
- Sale date
- Declared sale price
- €420,000.00
35 THE HERMITAGE, MACROOM, CORK
- Sale date
- Declared sale price
- €475,000.00
24 THE GLENTIES, MACROOM, GLENTIES
- Sale date
- Declared sale price
- €320,000.00
COOLIBAME, REENACREE, MACROOM
- Sale date
- Declared sale price
- €242,500.00
15 BARRETT PLACE, MACROOM, CORK
- Sale date
- Declared sale price
- €190,000.00
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: €3,200 — 1% of €320,000.
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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 1,500 to 3,000 euro plus outlay and VAT.
- Land registration fees: approximately 400 to 800 euro depending on property value and registry type.
- Property valuation fees: approximately 150 to 300 euro.
- Surveyor fees: approximately 400 to 800 euro for a snag list on a new build property.
- Annual home insurance: approximately 350 to 600 euro per year depending on coverage.
Forum Talk
What people are saying about this area
- Locals in Macroom frequently discuss the positive impact of the Macroom bypass on reducing town center traffic and improving overall commute times.
- Community forums highlight the growing appeal of Macroom as a commuter base for both Cork City and Killarney due to improved road infrastructure.
- Residents often mention the strong sense of community and the convenience of walking distance amenities within the town.
- Discussions regarding new residential developments in areas like Lower Codrum note steady demand from first-time buyers looking for energy-efficient modern homes.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The property provides 2 bedrooms and 3 bathrooms, offering functional space for a small family, though the limited number of bedrooms may become restrictive as children grow.
- Teenagers4/10
With only 2 bedrooms, accommodating teenagers who require separate, private rooms could be challenging in this semi-detached home.
- Multi-generational Living2/10
A 2-bedroom semi-detached layout lacks the independent space and scale necessary to comfortably support multi-generational living arrangements.
- Single Buyers9/10
As a brand new 2-bedroom turnkey home that qualifies for the Help to Buy scheme, this property is exceptionally well-suited for single first-time buyers looking to get on the property ladder.
- Couples9/10
Offering 2 bedrooms, 3 bathrooms, and modern turnkey condition, this home is ideal for couples seeking a low-maintenance starter property or a manageable living space.
- Empty Nesters8/10
The manageable 2-bedroom footprint and modern A-rated efficiency make this an attractive option for empty nesters wanting to downsize to a low-upkeep home.
- Retirees7/10
While the new build and turnkey condition reduce maintenance worries, prospective buyers should verify accessibility features such as stair configuration and ground-floor amenities for long-term retirement living.
Work
3 areas- Remote Working8/10
With 2 bedrooms offering flexibility to set up a dedicated home office and an A-rated energy efficiency profile, the property is well-suited for remote work arrangements, subject to verifying broadband speeds.
- Hybrid Commuting6/10
Being approximately a 30-minute drive from Cork City, the location is manageable for hybrid workers who only commute a few days a week.
- Retired8/10
The turnkey, brand-new condition and low-maintenance nature of an A-rated 2-bedroom home make it highly practical for those in retirement.
Practical
8 areas- Ageing in Place6/10
A 2-bedroom layout avoids excessive cleaning and maintenance, but buyers should check if the two-story configuration presents challenges for long-term mobility without future modifications.
- Low Maintenance10/10
As a brand-new build in turnkey condition with an A-rated energy efficiency certificate, maintenance requirements will be minimal for the foreseeable future.
- Secure Gated Entry3/10
The listing details a small development of 5 houses, but does not explicitly mention secure gated entry; buyers should verify this feature if security is a priority.
- Minimalist Design7/10
The modern new-build construction provides a clean canvas and contemporary layout well-suited to minimalist interior styling.
- Flexible Floor Plans5/10
With a fixed 2-bedroom semi-detached layout featuring a separate living room and kitchen/dining space, flexibility for major spatial reconfiguration is limited.
- Heritage Home1/10
This is a brand-new contemporary construction rather than a period or heritage property.
- Ecological Setup9/10
The property boasts an A-rating and modern insulation standards, ensuring high energy efficiency and low environmental impact compared to older housing stock.
- Outdoor areas5/10
While part of a small development, specific details on private garden sizes are not provided, though standard semi-detached plots are typically modest.
Interests
9 areas- Gardening4/10
As part of a new semi-detached development with limited plot detail provided, outdoor garden space is likely compact, offering modest scope for keen gardeners.
- Walking8/10
The development's location within walking distance of local services in Macroom supports daily walking for errands and local exploration.
- Gym5/10
While local amenities are within reach, buyers should verify the availability of dedicated fitness centers or gym facilities in the immediate Macroom area.
- Cycling6/10
The surrounding Macroom area offers scenic regional roads for cycling enthusiasts, though local infrastructure for dedicated cycle lanes should be verified.
- Golf5/10
Buyers interested in golf should investigate the proximity of the nearest courses, as options directly in Macroom are limited.
- Fishing7/10
The region around Macroom and the Lee Valley offers good access to freshwater angling opportunities, making it a viable location for fishing enthusiasts.
- Horse Riding5/10
Equestrian facilities are typically found in the wider rural hinterlands, requiring buyers to check for nearby stables or riding schools.
- Water Sports2/10
Given its inland location, the property is far from major water sports hubs, though some river activities may be found regionally.
- Entertaining7/10
The property features a dedicated kitchen/dining room measuring 3.2m x 6.8m and a separate living room, providing good social spaces for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Situated in a small, unique development of only 5 houses in Macroom, the location offers a peaceful residential atmosphere away from major city congestion.
- Rural Living6/10
Macroom provides a gateway to scenic countryside, though the development itself is within walking distance of local town services rather than being deeply isolated in a rural setting.
- Village Living8/10
The property is within walking distance of local services and amenities in Macroom, capturing the convenience and community feel of town or large village living.
- Coastal Living1/10
Macroom is an inland location in County Cork, offering no immediate proximity to the coast or marine activities.
- Urban Living4/10
While local town amenities are accessible on foot, Macroom is a country town rather than an urban center, though it sits about a 30-minute drive from Cork City.
Social
6 areas- Community Involvement7/10
Macroom offers an active community with local clubs, organizations, and events that facilitate engagement for new residents.
- Café Culture6/10
Local amenities within walking distance include town conveniences, though café options will be more modest compared to larger urban centers like Cork City.
- Nightlife4/10
Nightlife options in Macroom are generally limited to local pubs and traditional venues rather than an extensive club or late-night bar scene.
- Health/Wellness groups6/10
Local community facilities in Macroom typically host various health, wellness, and fitness groups, though specific offerings should be verified locally.
- Networking Opportunities4/10
Professional networking opportunities are limited locally, making residents heavily reliant on remote connections or traveling to Cork City.
- Tech-Hub Connectivity4/10
While suitable for remote working, Macroom is not a primary tech hub, meaning high-tech employment clusters will require commuting or remote arrangements.
Listing information
- Agent
- Killian Lynch Auctioneers Valuers & Estate Agents
- Phone
- 026 41 421 / 029 21 706
- Current status
- active
- Published on HouseDelve
- 3 November 2026
- Correction
- Report an issue
HD-F15E0EHouseDelve · 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.