
No. 4, Goirtín Ciúin, Lower Codrum, Macroom, CorkP12DP38
€320,000
2 Bed~3 Bath~BER A
What you'll like:
- Exceptional energy rating: Achieving an A BER rating ensures minimal heating bills and superior year-round indoor thermal comfort for the new owner.
- Brand new construction: Being a completely new build means you benefit from modern structural standards and zero immediate repair worries upon moving in.
- First-time buyer eligibility: The property qualifies for the Help to Buy scheme, offering substantial financial assistance for eligible first-time purchasers.
- Turnkey presentation standard: The house is finished in ready-to-occupy condition, saving you considerable time, stress, and additional capital expenditure.
- Dual ensuite bedrooms: Both bedrooms feature private ensuite bathrooms, providing exceptional convenience and privacy for residents or visiting guests.
- Convenient ground cloakroom: A dedicated downstairs W.C. enhances daily living practicality and keeps private upstairs facilities strictly for household occupants.
- Practical utility space: The inclusion of a separate utility room helps keep laundry and household chores neatly organized away from the main kitchen.
- Exclusive boutique development: Being part of a tiny enclave of just five homes fosters a peaceful neighborhood atmosphere away from massive housing estates.
- Pedestrian town access: The development sits within comfortable walking distance of local shops and essential amenities, reducing reliance on daily car journeys.
- Strategic regional location: A convenient thirty-minute drive connects you easily to both Cork City and Killarney town for broader employment and leisure options.
- Private parking provision: Off-street parking availability ensures secure and hassle-free vehicle storage directly outside your front door every single evening.
- Generous living proportions: The expansive living room offers ample space for family relaxation and furniture arrangements without feeling cramped or confined.
- Spacious kitchen dining: The open-plan kitchen and dining area provides a wonderful social hub for daily meals and casual home entertaining alike.
- Reliable utility connections: Direct connection to mains water and drainage networks guarantees dependable municipal services without private septic tank upkeep.
- Modern heating system: Equipped with oil-fired central heating, the home delivers robust thermal performance during colder winter months across all rooms.
- Stable asking price: The listing price has remained completely steady at €320,000, indicating a fixed vendor pricing strategy without erratic fluctuations.
- Strong rental demand: High energy efficiency and dual ensuite rooms make this an attractive future investment property with strong potential tenant appeal.
- Low ongoing maintenance: Modern construction materials and brand-new fittings minimize unexpected upkeep costs during the initial years of homeownership.
- Bright interior layouts: Thoughtful room dimensions and modern glazing allow ample natural light to flood the living spaces throughout the daytime.
- Direct agent representation: Professional marketing by an established local auctioneer ensures transparent communication and straightforward purchasing negotiations for interested buyers.
But keep in mind:
- Unverified exact floor area: The listing fails to state the exact square footage, so you must verify the precise dimensions before finalizing your purchase offer.
- Unspecified property type: The exact architectural layout category is omitted in the description, requiring careful review of architectural plans and title deeds.
- Small development density risks: While exclusive, a five-house scheme might involve shared management responsibilities or unfinished communal estate areas during construction phases.
- Oil heating dependency: Relying on oil-fired central heating rather than modern air-to-water heat pumps could mean higher fuel price volatility over time.
- Vinyl flooring finishes: The kitchen and utility areas feature vinyl flooring, which may not offer the long-term durability of tile or hardwood surfaces.
- Potential management fees: Buyers should investigate whether common areas or entrance roads carry ongoing annual maintenance charges or management company obligations.
- Construction completion status: You should independently verify that all final snagging items and local authority compliance certificates are fully finalized prior to closing.
- Pricing firmness indicator: The lack of any recorded price reductions suggests the seller holds firm expectations at €320,000 with limited initial room for negotiation.
- Limited garden details: The listing description omits specific information regarding rear garden size or orientation, which impacts outdoor enjoyment and privacy.
- Traffic and commuting bottlenecks: While thirty minutes to major centers sounds appealing, peak-hour traffic congestion along regional commuter routes should be carefully tested.
- Future local development: Investigate surrounding land zoning in Macroom to ensure unexpected future construction will not negatively impact your local views or quietness.
- Eircode verification required: Confirm the exact official Eircode mapping and postal delivery status to prevent any administrative or utility connection delays upon moving in.
- Home insurance considerations: Verify whether standard property insurance premiums apply normally to new builds in this specific local catchment and terrain.
- Snag list necessity: Engaging an independent qualified surveyor to conduct a thorough pre-purchase snag list is vital to catch hidden cosmetic or structural defects.
- Utility connection signoffs: Ensure all electrical, water, and heating certifications are formally handed over by the developer to guarantee regulatory compliance.
- Boundary fence clarity: Legal representatives should meticulously check property boundary maps to confirm fence lines and shared access paths match official registry records.
- Broadband availability check: Verify the availability of high-speed fiber broadband connections at this specific address to support remote working or streaming needs.
- Developer warranty specifics: Request comprehensive details on structural home-guarantee schemes to protect against any latent building defects over the next decade.
- Local amenities capacity: Check whether local schools, medical practices, and retail facilities in Macroom can readily accommodate the town's expanding residential population.
- Tax compliance verification: Ensure your solicitor fully validates all Help to Buy scheme paperwork and developer tax clearance certificates to avoid transaction delays.
Price positioning
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- The asking price appears somewhat undervalued given that this is a brand new, A-rated semi-detached home featuring high energy efficiency and turnkey condition, which typically commands a premium over standard resale properties in the local market.
- Valuation signals are strongly supported by the inclusion of modern amenities such as two ensuite bedrooms, oil-fired central heating, and eligibility for the first-time buyers Help to Buy scheme, greatly enhancing its financial appeal.
- Potential factors that could support such a competitive price include developer strategy to secure quick sales in a small boutique development, whereas risks that might undermine value relate to its compact two-bedroom configuration compared to larger family houses.
- Additional relevant market context stems from broader regional transaction data showing similar price points for standard properties nearby, suggesting this highly efficient new build offers very strong comparative value for prospective purchasers.
Build Analysis
What we know from similar construction types
- This property is part of a newly constructed development comprising a small exclusive mix of five homes, offering the potential advantages of modern building standards, improved energy efficiency, and low ongoing maintenance.
- The home is sold in turnkey condition and qualifies for the Help-to-Buy (HTB) scheme, which can be advantageous for eligible first-time buyers.
- A buyer should verify that all necessary structural warranties, planning compliance certifications, and snagging inspections are fully completed and documented.
- The heating system relies on oil-fired central heating, which is less common for new A-rated builds that frequently feature heat pumps; buyers should review the specific energy systems and associated running costs.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 800 euro to 1,200 euro.
- Explanation: Given the property has an A energy rating, heating efficiency is exceptionally high, though actual costs will depend on individual household usage patterns and oil prices given the oil-fired central heating system.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
6/10Water overflow reports to follow up
- National river models indicate proximity to areas mapped as having a low to moderate likelihood of river flooding under extreme events.
- Data from the Lee CFRAM study shows nearby flood zones associated with regional river modelling, highlighting the importance of local topography.
- As a newly built property constructed to modern standards, it benefits from contemporary site planning and surface water drainage considerations.
The property’s mapped location falls within a river flood area for an event with a 0.1% annual probability. This is based on broader, indicative mapping.
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 euro to 3,000 euro plus VAT and outlays.
- Land registration fees: approximately 400 euro to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 euro to 300 euro.
- Surveyor fees: approximately 500 euro to 1,000 euro.
- Annual home insurance: approximately 350 euro to 600 euro depending on the level of coverage.
Forum Talk
What people are saying about this area
- Locals in Macroom frequently discuss the positive impact of the bypass on reducing town-centre traffic and improving overall commute times.
- Residents often highlight the convenience of living within walking distance of local schools, shops, and sports amenities.
- Community forums regularly note the growing demand for new-build housing in the area due to proximity to both Cork City and Killarney.
- Discussions on local social media groups often center around the scenic countryside walks and outdoor recreational spots surrounding the town.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property provides two bedrooms and a safe semi-detached setup, but with a total of only two bedrooms, growing families with young children might find space tight over the longer term.
- Teenagers4/10
With only two bedrooms and limited independent living spaces, teenagers would likely find accommodation cramped, making it less suitable for families with older children.
- Multi-generational Living2/10
A two-bedroom semi-detached layout lacks the independent living quarters or sufficient room required to comfortably house multiple generations under one roof.
- Single Buyers9/10
An A-rated, turnkey two-bedroom home qualifies for first-time buyer schemes, offering a modern, low-maintenance entry point for single purchasers.
- Couples9/10
The modern turnkey condition, two bedrooms, and three bathrooms make this an ideal layout for couples starting out or downsizing together.
- Empty Nesters8/10
The low-maintenance new build nature and manageable two-bedroom footprint suit empty nesters looking to reduce upkeep while staying close to local amenities.
- Retirees7/10
Turnkey condition and proximity to local services are appealing, though buyers should verify the accessibility of internal stairs and layout for long-term retirement needs.
Work
3 areas- Remote Working8/10
A modern A-rated home provides a comfortable, energy-efficient environment for remote working, provided reliable broadband is verified.
- Hybrid Commuting7/10
Being approximately a 30-minute drive from Cork City makes hybrid commuting feasible for professionals splitting time between home and an office.
- Retired8/10
The low upkeep of a new build and close access to town amenities make it well-suited for retirees seeking a manageable lifestyle.
Practical
8 areas- Ageing in Place6/10
The property features a ground-floor W.C. and modern fittings, but buyers should note the presence of a two-storey layout with bedrooms upstairs.
- Low Maintenance10/10
As a brand-new A-rated construction in turnkey condition, maintenance requirements will be minimal for the foreseeable future.
- Secure Gated Entry2/10
The listing details indicate a standard residential development rather than a secure gated community.
- Minimalist Design8/10
Contemporary new-build styling with clean lines and neutral finishes lends itself naturally to minimalist interior design.
- Flexible Floor Plans6/10
The layout features distinct rooms including a separate living room and a kitchen/dining area, offering standard functionality rather than open-plan adaptability.
- Heritage Home1/10
This is a newly constructed modern property, offering none of the period features associated with heritage homes.
- Ecological Setup10/10
Achieving an A BER rating, the property incorporates modern energy efficiency standards, high insulation, and contemporary heating systems.
- Outdoor areas5/10
Semi-detached new builds typically feature compact private back gardens, offering manageable outdoor space without excessive upkeep.
Interests
9 areas- Gardening5/10
As part of a new semi-detached development, outdoor plot sizes for gardens are typically compact and left ready for new owners to landscape.
- Walking8/10
Being within walking distance of local services in Macroom and close to the scenic Cork and Killarney regions offers good opportunities for everyday walks.
- Gym6/10
Local town amenities in Macroom provide access to basic fitness facilities, though specialized gym networks will require travel towards larger urban centres.
- Cycling6/10
The surrounding regional roads offer routes for cyclists, though local infrastructure varies and should be verified for dedicated cycle lanes.
- Golf6/10
There are regional golf courses accessible within the wider Cork and Kerry areas, making it reasonably convenient for enthusiasts.
- Fishing7/10
The region features notable local rivers and angling opportunities characteristic of the Macroom and Lee valley area.
- Horse Riding6/10
Rural parts of County Cork offer stable yards and equestrian pursuits, though proximity to specific facilities should be checked.
- Water Sports3/10
Inland Macroom is distant from major coastal water sports, though some inland lake activities may be found within driving distance.
- Entertaining7/10
The open-plan kitchen and dining room, along with a separate living room, provide a functional layout for hosting guests in a modern setting.
Lifestyle
5 areas- Quiet Living8/10
Situated in a small development of just five houses in Macroom, the location offers a relatively peaceful setting away from major city congestion.
- Rural Living5/10
While located in Cork county with easy access to surrounding countryside, the property is within walking distance of local services in Macroom town rather than being strictly rural.
- Village Living8/10
The development is within walking distance of local services and amenities in Macroom, capturing a tight-knit community feel.
- Coastal Living2/10
Macroom is an inland location in County Cork, offering no immediate proximity to the coastline or marine activities.
- Urban Living4/10
Macroom provides essential town amenities, but it lacks the dense urban buzz, diverse cultural venues, and city infrastructure found in nearby Cork City.
Social
6 areas- Community Involvement7/10
Small developments in towns like Macroom often foster strong local community ties and active local groups.
- Café Culture6/10
Macroom town offers local cafés and social spots, though options are naturally more modest than those in major cities.
- Nightlife4/10
Nightlife is limited primarily to local pubs and traditional venues in town rather than an extensive club or late-night entertainment scene.
- Health/Wellness groups6/10
Local community hubs typically host wellness classes, pilates & stretching, and sports clubs within the town.
- Networking Opportunities4/10
Professional networking is sparse locally, requiring travel into Cork City for formal business and industry events.
- Tech-Hub Connectivity5/10
While remote work is supported by the modern home environment, access to major physical tech hubs requires commuting toward Cork City.
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-53A57EHouseDelve · 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.