'The Rock', St. Marys Road, Midleton, CorkP25DH94
€395,000
5 Bed~3 Bath~194 m²~BER E
What you'll like:
- Generous Floor Area: The property spans an impressive 194 square meters, providing ample space for a large family home once residential conversion is fully completed.
- Active Planning Permission: Full planning permission under reference 24/5360 is already secured for changing the existing office use into a residential dwelling house, saving time and administrative uncertainty.
- Convenient Town Location: Situated on St. Mary's Road just a short walk from Midleton's bustling Main Street, ensuring effortless access to daily local amenities and services.
- Strong Commuter Connectivity: Positioned conveniently close to the N25 and benefiting from frequent local bus and rail services, making travel to Cork City exceptionally straightforward.
- Historic Character Appeal: Built in the 1800s, the mid-terrace structure offers unique period charm and architectural features that appeal to buyers seeking distinctive historic properties.
- Dual Street Access: Features a dual pedestrian entrance from the street which provides separate access directly to the first floor, enhancing flexibility for future layout configurations.
- Maintained Structural Integrity: The building has been continuously maintained throughout the years and was completely refurbished in 1995, offering a solid baseline for further upgrading.
- Substantial Attic Space: Includes a large attic storage area measuring 10.34 by 4.64 meters, offering significant potential for additional functional rooms subject to appropriate approvals.
- Established Commercial Footfall: Occupies a high-profile location facing onto St. Mary's Road with excellent street visibility, offering strong prospective footfall if alternative mixed uses are considered.
- Private Rear Garden: Includes a rear garden space which is a rare and highly desirable feature for town-center properties, providing valuable private outdoor amenity area.
- Freehold Title Status: The property is offered with a freehold title, ensuring straightforward legal ownership without the complications or ongoing ground rent fees of leasehold tenure.
- Vacant Possession Available: Offered with vacant possession, allowing the new owner to commence conversion and renovation works immediately upon completion of the purchase.
- Rapidly Growing Area: Located in Midleton, which is recognized as one of Cork's fastest-growing towns with expanding residential developments and strong community infrastructure.
- Established Asking Price: The asking price of 395,000 euros has remained steady since initial tracking, providing clear expectations for negotiations without sudden inflationary adjustments.
- Multistory Layout Potential: The two-story configuration naturally separates living and sleeping zones, which is ideal for modern family living arrangements post-conversion.
- Built-in Strong Room: Features a dedicated strong room measuring 4.89 by 2.36 meters on the ground floor, which could be creatively repurposed into a secure walk-in pantry or wine cellar.
- Multiple Reception Rooms: Currently laid out with several distinct rooms and offices that can easily be reimagined into spacious open-plan living areas, studies, or playrooms.
- Canteen Facilities Present: Existing canteen space on the first floor offers useful plumbing and infrastructure connections that can be streamlined into a modern kitchen area.
- Multiple Bathroom Provisions: The layout already accommodates multiple bathrooms and toilets across both levels, reducing initial plumbing installation hurdles during the renovation phase.
- Growth Investment Potential: Combining a competitive size-to-price ratio with active planning permission gives buyers a lucrative opportunity to add substantial value through refurbishment.
But keep in mind:
- Poor Energy Rating: The property carries a weak BER rating of E with a high energy performance indicator of 525.57 kWh per square meter per year, necessitating immediate insulation upgrades.
- Extensive Conversion Costs: Transforming a commercial office building into a residential dwelling will require substantial capital expenditure beyond the initial purchase price.
- Historic Building Constraints: Being constructed in the 1800s, buyers should investigate potential hidden structural defects, damp issues, or restrictions related to older building materials.
- Heating System Overhaul: The current commercial configuration likely lacks a domestic heating system, meaning a brand-new central heating installation will be mandatory for comfortable living.
- Complex Plumbing Remodeling: Adapting office bathroom and canteen facilities into a fully functioning residential layout will require significant plumbing restructuring and associated expenses.
- Uninsulated Attic Space: The large attic storage area will need comprehensive insulation and possible structural reinforcement before it can be safely or comfortably utilized.
- Limited Parking Availability: The listing makes no mention of dedicated off-street parking, which could present daily convenience challenges on a busy town-center road.
- Commercial Use History: Previous use as offices means the property may require professional asbestos surveys and environmental checks before major demolition or internal remodeling starts.
- Planning Condition Compliance: Buyers must carefully review all specific conditions attached to planning permission reference 24/5360 to ensure strict compliance during the renovation process.
- Party Wall Considerations: As a mid-terrace structure sharing walls with neighbors, careful coordination will be required during construction to prevent neighbor disputes or party wall damages.
- Window and Glazing Upgrades: Older commercial windows may not meet modern residential thermal and acoustic standards, requiring costly replacements to reduce street noise and heat loss.
- Electrical Rewiring Needs: The existing electrical infrastructure was designed for office use and should be thoroughly inspected and likely upgraded to meet domestic safety regulations.
- Staircase Configuration Check: Existing staircases designed for commercial foot traffic should be evaluated by an architect to ensure they meet modern residential building regulations.
- Ventilation and Damp Risk: Older mid-terrace buildings can suffer from trapped moisture and poor ventilation, meaning adequate extraction systems must be factored into the renovation plans.
- Fire Safety Compliance: Converting from commercial to residential use triggers strict new fire safety regulations, including upgraded internal fire doors and compartmentalization measures.
- Waste Management Logistics: Managing construction waste and debris from a mid-terrace town-center location with restricted access will require careful contractor planning and potential permits.
- Uncertain Renovation Timeline: Navigating supply chain delays and contractor availability for a major change-of-use project could significantly extend the period before the home is habitable.
- Financing Complexities: Securing a standard residential mortgage on a property currently classified and laid out as commercial offices may require specialized lending products.
- Exterior Maintenance Demands: Maintaining the historic facade and front elevation facing St. Mary's Road will require specialized tradespeople and ongoing cyclical maintenance.
- Resale Value Volatility: The ultimate return on investment relies heavily on the quality of execution in the residential conversion, exposing the buyer to local market fluctuations during construction.
Price positioning
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- The asking price of €395,000 for this substantial mid-terraced structure appears slightly ambitious given its current commercial layout and the substantial capital outlay required to successfully execute the granted change of use planning permission into a residential dwelling house.
- Valuation signals are mixed because while the generous 194 square meter floor area and convenient location near Midleton town center provide strong fundamental value, the very poor energy rating of E significantly dampens market appeal and commands immediate upgrading works.
- This price point could be supported if demand for large footprint town center properties remains robust among buyers seeking mixed-use or development opportunities, but it could be undermined by the high remediation costs needed to modernize the dated energy performance.
- The stable asking price history since initial listing indicates a firm vendor stance, though the specialized nature of converting a commercial property into a home may necessitate eventual price flexibility to attract traditional residential buyers in the current market.
Build Analysis
What we know from similar construction types
- The property is a substantial two-storey mid-terrace building originally constructed in the 1800s, which was completely refurbished in 1995 and previously used as commercial offices.
- The building features a floor area of approximately 194 square meters, alongside attic and storage space, and includes a dual pedestrian entrance offering separate access to the first floor.
- A buyer should verify the full planning permission referenced as Ref. 24/5360 for the change of use from an existing office to a dwelling house, ensuring all conditions can be met.
- Given the 19th-century origins of the structure, a comprehensive structural survey is recommended to assess the condition of historical elements, damp proofing, roof integrity, and the implications of converting a commercial space back to residential use.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property currently holds a BER rating of E with a high energy performance indicator of 525.57 kWh/(m2.y), reflecting its age and previous commercial layout.
- A deep retrofit to bring this 194-square-meter 19th-century building up to a modern energy-efficient residential standard would be substantial, likely ranging from €80,000 to €130,000 or more.
- The estimated costs would need to cover comprehensive insulation upgrades (external or internal wall insulation given the mid-terrace setup), replacement of single or older double glazing, upgrading the heating system, roof insulation, and addressing airtightness and ventilation appropriate for a historic structure undergoing a change of use.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 3500 to 4500 euro.
- Explanation: Given the large 194 square metre floor area and the poor BER rating of E with a very high energy performance indicator, the property is expected to have high energy consumption for heating until energy efficiency upgrades are completed.
Pollution Safe
8/10Environmental situation to investigate
- The property is situated in an established urban town setting on St. Mary's Road, with no obvious major heavy industrial facilities or active large-scale landfills immediately adjacent.
- Any historical industrial or commercial uses in the wider town center should be verified by the buyer through standard environmental due diligence.
Flood Safe
6/10Water overflow reports to follow up
- Midleton has experienced notable localized flooding events in recent years during extreme weather episodes, meaning buyers should investigate local flood history and defenses.
- Prospective purchasers are advised to review official local authority flood maps and consult a structural surveyor regarding the specific vulnerability of the property.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
8 COPPINGER WAY, ST MARYS RD, MIDLETON
- Sale date
- Declared sale price
- €320,000.00
Recent sales in the wider Midleton area
22 CORABBEY COURT, DISTILLERY WALK, MIDLETON
- Sale date
- Declared sale price
- €245,000.00
THE JAYS, GEARAGH RD, MIDLETON
- Sale date
- Declared sale price
- €530,000.00
APARTMENT AT 3 CONNOLLY STREET, MIDLETON, CO. CORK
- Sale date
- Declared sale price
- €170,000.00
27 ORCHARD AVE, CASTLEREDMOND, MIDLETON
- Sale date
- Declared sale price
- €450,000.00
2 CLIFTON TERRACE, LOWER AGHADA, MIDLETON
- Sale date
- Declared sale price
- €335,000.00
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: €3,950 — 1% of €395,000.
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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 VAT and outlays.
- Land registration fees: approximately 400 to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 to 300 euro.
- Surveyor fees: approximately 500 to 1200 euro depending on the depth of the structural survey.
- Annual home insurance: approximately 400 to 800 euro depending on the level of cover and the property's construction.
Forum Talk
What people are saying about this area
- Midleton is frequently highlighted across local community groups and forums as one of Cork's fastest-growing commuter towns with expanding residential developments.
- Residents on local forums often discuss public transport links, praising the frequent bus and rail services connecting Midleton to Cork City.
- Local discussions have historically noted infrastructural and weather-related challenges in parts of the wider town area following significant rainfall events.
- Town-centre amenities, shopping options, and the convenience of the N25 road network are regularly cited positively by locals and prospective buyers.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children4/10
The property currently requires conversion and renovation from office use to a dwelling house, presenting safety and practical challenges for families with young children during works.
- Teenagers6/10
Located a short walk from Midleton's Main Street with good public transport links, offering independence for teenagers, though internal layout requires adaptation for family living.
- Multi-generational Living5/10
Featuring a substantial floor area of 194 square metres and dual pedestrian access, there is potential for separate living arrangements, but significant layout changes are needed.
- Single Buyers6/10
Affordable entry point relative to size, but buyers must factor in the cost and effort of obtaining permissions and executing residential fit-outs.
- Couples6/10
Provides ample space and a central town location, though couples should verify the exact requirements for completing the change of use and refurbishment.
- Empty Nesters5/10
Close to local town amenities, but multi-story layout with stairs may be less appealing for long-term ageing in place without modification.
- Retirees5/10
Convenient proximity to town services and transport, though retirees should carefully consider the maintenance and adaptation required for a former commercial building.
Work
3 areas- Remote Working7/10
Generous floor area of 194 square metres allows ample room to set up dedicated home offices, though broadband infrastructure should be verified.
- Hybrid Commuting8/10
Benefiting from excellent public transport networks including frequent bus and rail services, plus convenient access to the N25 for Cork City.
- Retired6/10
Town-centre convenience makes daily life easier, though the property's commercial history and layout require careful planning for retirement needs.
Practical
8 areas- Ageing in Place4/10
Multi-story layout and historical commercial structure mean significant modifications would be needed to support long-term ageing in place.
- Low Maintenance3/10
Requires substantial work to complete the change of use from offices to a residence, alongside an E energy rating indicating future upgrade needs.
- Secure Gated Entry2/10
Direct street frontage with dual pedestrian access from the road, lacking a gated or private compound entry.
- Minimalist Design5/10
Current office partitioning offers a blank canvas for buyers wanting to design an open-plan, minimalist interior during refurbishment.
- Flexible Floor Plans9/10
Extensive 194 square metre footprint currently laid out as offices with planning permission for residential conversion, offering high layout flexibility.
- Heritage Home8/10
Built in the 1800s, this mid-terrace property retains period character and historic town-centre appeal.
- Ecological Setup2/10
Carries an E BER rating with an energy performance indicator of 525.57 kWh/m²/yr, indicating considerable scope for thermal and energy efficiency improvements.
- Outdoor areas4/10
Includes a rear garden space, but outdoor amenities are modest compared to typical standalone suburban houses.
Interests
9 areas- Gardening3/10
Features a rear garden space, but outdoor options are relatively limited compared to suburban or rural properties.
- Walking8/10
Walking distance to Midleton's Main Street and local facilities, making it highly convenient for daily strolls and errands.
- Gym7/10
Town-centre location provides reasonable proximity to local fitness centres and wellness amenities.
- Cycling6/10
Flat town terrain facilitates cycling, though busy local roads require caution during peak hours.
- Golf6/10
Midleton and surrounding areas offer accessible golf club facilities within a short drive.
- Fishing4/10
Proximity to coastal and river spots in East Cork, though not directly adjacent to fishing locations.
- Horse Riding4/10
Equestrian facilities are typically found in the wider rural surrounds rather than the immediate town centre.
- Water Sports4/10
Access to water sports requires traveling towards nearby coastal inlets and beaches in East Cork.
- Entertaining6/10
Spacious interior footprint provides good potential for hosting once converted, complemented by a rear garden area.
Lifestyle
5 areas- Quiet Living4/10
Positioned on St. Mary's Road in an expanding town environment, meaning standard urban and street traffic sounds are to be expected.
- Rural Living2/10
This is a distinctly urban, town-centre property with high visibility and footfall rather than a rural setting.
- Village Living8/10
Situated within Midleton, offering a vibrant community feel with shops, cafes, and amenities just a short walk away.
- Coastal Living3/10
Midleton is an inland town, though coastal areas of East Cork are accessible via a short drive.
- Urban Living8/10
High profile town-centre location with excellent connectivity, local amenities, and public transport links.
Social
6 areas- Community Involvement7/10
Active and fast-growing town setting offers numerous local clubs, societies, and community groups to join.
- Café Culture8/10
A short walk from Midleton's Main Street places a wide variety of local cafes, pubs, and eateries right on the doorstep.
- Nightlife7/10
Town-centre location ensures local pubs and evening venues are easily accessible on foot.
- Health/Wellness groups7/10
Good access to local health practitioners, pharmacies, and wellness classes within the town.
- Networking Opportunities7/10
Prominent location in a growing commercial hub provides natural opportunities for local business and social networking.
- Tech-Hub Connectivity6/10
Proximity to Cork City provides broader tech-hub access, though buyers should verify local fibre broadband speeds.
Listing information
- Agent
- Hegarty Properties
- Phone
- 021 463 9411
- Current status
- active
- Published on HouseDelve
- 20 October 2026
- Correction
- Report an issue
HD-317731HouseDelve · 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.