Rathog, Ballintubber, Carrigtwohill, CorkT45DH27
€825,000
4 Bed~4 Bath~445 m²~BER B2
What you'll like:
- Substantial floor area: Offering approximately 444.9 square metres of living space, this large detached residence easily accommodates growing families and provides exceptional room for remote working or entertaining.
- Energy efficient rating: Achieving a strong B2 energy rating, the dwelling should offer more manageable heating costs and potential eligibility for green mortgage products.
- Recent mechanical upgrades: The property benefits from a newly installed boiler from 2025 and a bunded oil tank from 2024, reducing near-term capital expenditure risks for the buyer.
- Expansive private grounds: Set on roughly 0.74 acres of fully landscaped gardens, the plot delivers mature planting, excellent privacy, and a secure environment for children or pets.
- High specification kitchen: The hand-crafted Celtic Interiors solid oak kitchen comes fully equipped with granite worktops, a Stanley range, and integrated appliances designed for culinary enthusiasts.
- Flexible upper level: A spacious second-floor playroom provides versatile accommodation that can easily function as a home cinema, teenager hangout, or extensive home office suite.
- Luxurious principal suite: The main bedroom features a walk-in dressing room, an en suite bathroom, and a private balcony capturing lovely views over the surrounding countryside.
- Enhanced water systems: Fitted with a whole-house carbon filtration setup, reverse osmosis drinking water, and a recently replaced high-pressure pump, household water quality and flow are optimized.
- Secure gated entrance: Approached via electric gates and a lit gravel driveway, the home ensures a strong sense of arrival, privacy, and improved vehicle security.
- Advanced security features: The installation includes a fully wired security system with internal laser beams and app-based remote monitoring, offering peace of mind for occupants.
- Dedicated home studio: A bright, triple-aspect studio room with a vaulted ceiling provides an ideal dedicated space for artistic pursuits, physical fitness, or professional home-working.
- Desirable rural convenience: Positioned between Midleton and Carrigtwohill, the location combines peaceful countryside views with quick access to the N25 and nearby commuter rail links.
- Proportionate outdoor entertainment: The westerly rear patio features a built-in BBQ area with a chimney and a bespoke water feature, creating an inviting space for outdoor dining.
- Modern lighting additions: Recently updated interior and exterior lighting fixtures throughout the residence introduce contemporary aesthetics and energy-efficient LED technology.
- Comfortable reception zones: A clever split-level layout connects a grand double-height entrance hall with a cosy snug featuring a newly installed wood-burning stove.
- Ample utility space: A practical utility and boot room provides abundant fitted cabinetry, laundry plumbing, and direct access outside for muddy boots or pets.
- Family bathroom luxury: The main bathroom showcases a prominent two-person Jacuzzi bath set on raised marble steps alongside a separate high-pressure shower enclosure.
- Robust structural finish: Built in 2008, the property features a striking stone and render facade combined with granite window sills that lend authentic character and curb appeal.
- Central vacuum convenience: A built-in central vacuum system simplifies routine housekeeping across the expansive multi-level floor plan without lugging heavy equipment around.
- Proximity to leisure: Being just minutes away from Fota Island Resort grants effortless access to a world-class championship golf course, spa facilities, and family attractions.
But keep in mind:
- Onsite wastewater treatment: The property relies on a septic tank system, which requires regular professional servicing, diligent maintenance, and inspection to ensure regulatory compliance.
- Substantial heating demands: Heating a home of nearly 450 square metres will inherently incur significant oil consumption despite the modern boiler and B2 energy rating.
- Complex plumbing upkeep: The inclusion of complex features like whole-house filtration, a high-pressure pump, and a Jacuzzi bath means higher future maintenance and repair expenses.
- Suburban commuting reliance: Although close to local towns, residents remain heavily dependent on private vehicles or scheduled commuter trains to reach Cork city centre for employment.
- Extensive garden upkeep: Maintaining 0.74 acres of manicured lawns, mature flower beds, and custom water features will demand considerable time, physical effort, or landscaping costs.
- Valuation threshold considerations: At an asking price of €825,000, buyers should carefully investigate local comparable sales to ensure the purchase price aligns accurately with current market conditions.
- Exposed rural positioning: The countryside setting, while picturesque, could potentially expose the property to higher weathering impacts on exterior stonework, render, and timber elements.
- Split-level accessibility: The multi-level configuration and numerous internal steps might present mobility challenges for individuals with physical limitations or families with toddlers.
- Potential sound transmission: Hard flooring materials such as solid oak and walnut throughout major rooms may increase internal noise reverberation across the open-plan areas.
- Private drainage verification: Buyers should commission a thorough independent CCTV survey of the septic tank and percolation area to confirm absence of any hidden defects.
- Roof space insulation: The extensive attic areas and storage spaces should be inspected by a surveyor to verify adequate ventilation and modern insulation depth standards.
- Surface water management: The extensive hard-landscaped patio and sweeping gravel driveway should be checked to ensure proper runoff drainage during prolonged heavy rainfall events.
- Broadband speed verification: While fibre broadband is indicated as available, purchasers should independently test actual download and upload speeds to support reliable home working.
- Boundary fence inspection: Due to the rural acreage, the buyer's legal representative should meticulously verify all legal boundaries, gates, and mutual fencing responsibilities.
- Boiler servicing records: Although the oil boiler was replaced recently, purchasers should obtain and review complete service history documentation and manufacturer warranties.
- Water pump longevity: The high-pressure water pump was recently replaced, which warrants verifying the underlying water pressure stability and checking for any historic pressure spikes.
- Chimney integrity checks: The wood-burning stove and fireplace installations should be professionally inspected and flues tested to ensure safe operation before regular seasonal use.
- Window seal durability: Large architectural glazing elements and double doors throughout the residence should be examined for potential condensation seal failures or thermal drafts.
- External lighting wiring: The extensive dawn-to-dusk exterior garden and driveway lighting system should be checked by an electrician to ensure compliance with safety standards.
- Future expansion limits: Given the already substantial footprint of over 4700 square feet, securing further planning permission for structural extensions from the local authority could prove challenging.
Price positioning
?
- The asking price of 825,000 euros appears well positioned for an exceptionally large, high specification detached residence offering nearly four thousand eight hundred square feet of meticulously upgraded accommodation set within landscaped grounds in a highly sought after East Cork location.
- Valuation signals are strongly supported by premium architectural features, recent substantial mechanical upgrades including a new boiler and filtration systems, a strong B2 energy rating, and extensive family living spaces designed to exacting modern standards.
- Support for this ambitious pricing level relies on sustained demand for prime countryside properties near Midleton and Carrigtwohill, while potential risks or factors undermining the figure could include a restricted buyer pool for higher price brackets outside major urban cores.
- Relevant market comparisons from the wider area demonstrate robust transacted values for large executive homes, suggesting that the current quoting figure accurately reflects the scarcity and high quality of this substantial rural family property.
Build Analysis
What we know from similar construction types
- The property is a substantial detached residence of approximately 444.9 sq m built around 2008, featuring a striking stone and render facade, arched entrance, and granite window sills.
- The internal layout includes a complex split-level design, double-height marble entrance hall, mezzanine landing, and a second-floor XL playroom, which offer generous family accommodation.
- A buyer should investigate the compliance and maintenance history of the private on-site wastewater treatment system (septic tank), noting it was emptied and serviced in late 2026.
- Given the rural location, a buyer should verify the condition and capacity of the private boundary treatments, drainage, and surface water management around the 0.74-acre landscaped grounds.
- Structural and mechanical integrations such as the central vacuum system, whole-house carbon water filtration, and the newly upgraded heating and water pumping infrastructure should be professionally inspected during pre-purchase due diligence.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 2,800 to 3,500 euro.
- The property features a large floor area of approximately 444.9 square meters with an oil-fired central heating system and a B2 energy rating. While the modern boiler and wood-burning stove improve efficiency, the considerable square footage and detached nature mean total annual energy demands will be substantial.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a tranquil rural setting surrounded by agricultural land and countryside, showing no apparent proximity to heavy industrial plants, active large-scale landfills, or major waste incinerators.
- Any historical or localized environmental concerns are minimal, though buyers should verify standard rural factors such as local agricultural practices or the servicing of the on-site septic tank during professional conveyancing.
Flood Safe
8/10Water overflow reports to follow up
- The residence occupies an elevated countryside position at Ballintubber, significantly reducing the likelihood of pluvial or riverine flooding.
- While regional heavy rainfall can occasionally affect low-lying parts of East Cork, the specific topography of the landscaped grounds suggests a low overall flood risk, though standard environmental flood mapping should be independently reviewed by the purchaser.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
AVONDALE, BALLINTUBBER, CARRIGTWOHILL
- Sale date
- Declared sale price
- €230,000.00
Recent sales in the wider Carrigtwohill area
16 AN FAILL, CUL ARD, CARRIGTWOHILL
- Sale date
- Declared sale price
- €204,628.00
LENCREW, TERRYSLAND, CARRIGTWOHILL
- Sale date
- Declared sale price
- €510,000.00
ANNSGROVE, CARRIGTWOHILL, CORK
- Sale date
- Declared sale price
- €730,000.00
3 AN GUAGAN, CUL ARD, CARRIGTWOHILL
- Sale date
- Declared sale price
- €318,000.00
22 CASTLEVIEW, CARRIGTWOHILL, CORK
- Sale date
- Declared sale price
- €430,000.00
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
- Solicitor legal fees are estimated to range between 1,500 and 3,000 euro plus VAT, depending on the complexity of the conveyance.
- Stamp duty for a property of this value is typically calculated at 1 percent on the first 1 million euro, amounting to approximately 8,250 euro.
- Land registration and outlays generally range from 800 to 1,200 euro.
- Property valuation fees typically cost between 150 and 300 euro.
- Surveyor or structural engineer fees for a large detached residence of this scale generally range from 1,000 to 2,000 euro.
- Annual home insurance is estimated between 800 and 1,500 euro, depending on the level of coverage and specific risk factors.
Forum Talk
What people are saying about this area
- Residents in the East Cork region frequently discuss the convenience of living near the N25 corridor, noting easy commutes to both Cork city and local hubs like Midleton and Carrigtwohill.
- Local community forums highlight the scenic appeal and privacy of rural pockets around Ballintubber and Fota, while emphasizing the importance of local road maintenance.
- Discussions regarding the local property market often point out the high demand for detached family homes with substantial acreage and energy-efficient ratings within easy reach of coastal amenities.
- Commentary on local infrastructure highlights proximity to commuter rail services in nearby towns as a major benefit for working professionals and families.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
The property offers extensive and secure landscaped grounds of c. 0.74 acres, electric gates, and a generous second-floor playroom, making it an exceptionally safe and spacious environment for young children to grow.
- Teenagers10/10
An XL second-floor playroom serves as an ideal teen den or cinema room, providing independent space for older children alongside four double bedrooms and multiple living areas.
- Multi-generational Living8/10
The spacious split-level layout, four double bedrooms, and multiple reception spaces provide good separation and privacy, though buyers should verify if ground-floor bedroom arrangements fully suit accessibility needs.
- Single Buyers3/10
With an asking price of €825,000 and a vast 444.9 sq m floor area, this substantial detached residence is generally geared towards larger households or established buyers rather than single occupiers.
- Couples7/10
Couples looking for generous proportions, high-end finishes like a Jacuzzi bath, and a tranquil countryside setting will find plenty of appeal, though the sheer scale of the property might exceed typical day-to-day requirements.
- Empty Nesters6/10
While the property offers a luxurious principal suite with a dressing room and balcony for comfortable living, the expansive 0.74-acre gardens and large footprint mean ongoing maintenance could be higher than desired.
- Retirees6/10
The home features a ground-floor guest shower room and single-level access points to patios, but buyers should investigate whether the split-level design and stairs meet long-term ageing-in-place requirements.
Work
3 areas- Remote Working10/10
Equipped with high-speed fibre broadband, a triple-aspect home office/studio, and an XL playroom that can double as a workspace, making it ideal for full-time remote professionals.
- Hybrid Commuting8/10
Conveniently positioned just minutes from the N25 Cork-Waterford route and local commuter rail stations in Midleton and Carrigtwohill, facilitating efficient hybrid commutes to Cork city.
- Retired7/10
Offers a peaceful, secure, and luxurious environment with modern energy-efficient upgrades, though retirees should consider the upkeep associated with a large 444.9 sq m home and extensive grounds.
Practical
8 areas- Ageing in Place6/10
Features a ground-floor guest shower room and single-level patio access, but buyers should investigate whether the split-level layout and internal staircases present challenges for long-term accessibility.
- Low Maintenance5/10
While recent upgrades including a new boiler (2025), oil tank (2024), and modern water filtration systems reduce immediate maintenance, the large 444.9 sq m floor area and 0.74-acre grounds require ongoing upkeep.
- Secure Gated Entry10/10
Enhanced security features include electric entrance gates, a sweeping lit gravel driveway, fully wired alarm systems with internal laser-beam detection, and app-based remote monitoring.
- Minimalist Design4/10
The property showcases traditional and classical design elements, such as a stone and render façade, granite window sills, solid oak and walnut joinery, and a double-height marble hallway, rather than minimalist aesthetics.
- Flexible Floor Plans9/10
A clever split-level design, a mezzanine landing, a versatile studio/office, and an XL second-floor playroom offer exceptional layout flexibility for changing family needs.
- Heritage Home3/10
Built in 2008 to modern construction standards, the property is a contemporary home rather than a period or heritage residence, despite taking its name from a local ringfort.
- Ecological Setup8/10
Achieves a strong B2 BER energy rating and benefits from a modern oil boiler, a wood-burning stove, whole-house carbon water filtration, and a private septic tank.
- Outdoor areas10/10
Impresively landscaped grounds of c. 0.74 acres featuring a westerly rear aspect, a paved patio, a built-in BBQ area with a chimney, a bespoke waterfall, and mature privacy planting.
Interests
9 areas- Gardening9/10
The c. 0.74-acre grounds feature fully landscaped lawns, well-maintained flower beds, mature shrubs, and ample scope for growing seasonal fruit, vegetables, and herbs.
- Walking8/10
The peaceful surrounding country roads and proximity to scenic East Cork landscapes and Fota Island amenities offer fantastic opportunities for walking enthusiasts.
- Gym7/10
The triple-aspect studio/office with a vaulted ceiling provides a versatile space that can easily be adapted as a home gym or fitness studio.
- Cycling7/10
The quiet rural roads around Ballintubber offer pleasant routes for cycling, though proximity to the N25 requires care when navigating main arterial links.
- Golf9/10
Fota Island Resort, featuring a world-class golf course, spa, and leisure facilities, is just a 5-minute drive from the property.
- Fishing7/10
The East Cork location offers good proximity to coastal and river angling opportunities in the surrounding region.
- Horse Riding7/10
The rural setting and quiet country lanes in the Ballintubber area provide a suitable backdrop for equestrian pursuits.
- Water Sports7/10
Proximity to the East Cork coastline and coastal towns ensures reasonable access to local marine and water sports activities.
- Entertaining10/10
Designed for hosting, the home features a magnificent hand-crafted oak kitchen with a centre island, a spacious living room, a paved patio with a built-in BBQ, and a bespoke waterfall feature.
Lifestyle
5 areas- Quiet Living9/10
Set in a peaceful rural location at Ballintubber alongside open farmland with stunning countryside views and gated privacy, offering a tranquil retreat from urban noise.
- Rural Living9/10
Positioned in a scenic countryside setting surrounded by farmland and mature trees on a 0.74-acre plot, delivering an authentic rural lifestyle close to local natural amenities.
- Village Living8/10
Conveniently situated just minutes from the well-served towns of Midleton and Carrigtwohill, providing easy access to local shops, cafes, and community infrastructure.
- Coastal Living7/10
While set inland, the property is within easy reach of beautiful East Cork beaches, scenic coastal drives, and the vibrant town of Cobh.
- Urban Living5/10
Cork city centre is approximately a 15-minute drive away and high-speed fibre broadband is available, but the immediate surroundings remain decidedly rural rather than urban.
Social
6 areas- Community Involvement8/10
Proximity to active local communities in Midleton and Carrigtwohill provides numerous opportunities to engage in local clubs, societies, and community events.
- Café Culture8/10
The nearby towns of Midleton and Carrigtwohill offer a vibrant selection of local cafes, restaurants, and markets, including the renowned Midleton Farmers Market.
- Nightlife6/10
While local towns provide traditional pubs and dining options, those seeking a bustling urban nightlife scene will need to travel into Cork city centre.
- Health/Wellness groups8/10
Access to nearby Fota Island Resort spa and leisure facilities, alongside local wellness groups in the surrounding towns, supports an active, healthy lifestyle.
- Networking Opportunities6/10
Professional networking is best pursued by commuting into Cork city or connecting through regional tech and business hubs.
- Tech-Hub Connectivity8/10
High-speed fibre broadband is available at the property, ensuring reliable connectivity for tech professionals and digital workers based from home.
Listing information
- Agent
- Hegarty Properties
- Phone
- 021 463 9411
- Published on HouseDelve
- 7 October 2026
- Correction
- Report an issue
HD-711A2EHouseDelve · 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.