No 4 Heatherfield is sure to send doctor’s temperatures racing

Heatherfield, Waterfall


Size: 240 sq m (2,500 sq ft)

Bedrooms: 5


No 4 Heatherfield, a top condition detached, is sure to send doctor’s temperatures racing. Tommy Barker reports.

Hands up, we admit it. When it comes to property pitches, we do indeed sometimes fall into hazy assumptions, and lazy presumptions, and can be predictable when it comes to profiling or predicting buyers, coming up with casual, cliched tropes of traders up, traders down, traders in and traders sidewise.

We do it sometimes too on price and sales expectations, or comment on rising and falling demand, and on many of the other variables when it comes to property transactions. We don’t get it right all of the time, but if it were wagers with the bookies? We’d be well ahead. Honest, Doc.

So, with that bit of puffery and pat on the back, we’d like to predict a fair share of medic-related interest in this new-to-market offer of 4, Heatherfield at Ballymaw, Waterfall. And, the chances of a doctor and/or related medic being the eventual buyer must be high enough too, at least way better than 50:50.

That of course is largely going on precedent: Heatherfield, with almost 60 detached homes, ranged around several Tellytubby-like grass mounded greens, has as many Munster medics as you’d find at a consultants’ convention in, oh, just pick any sunny spot beyond an Irish winter shore.

A very large proportion of the buyers day one at this innovative Fleming Construction scheme (with its factory-made steel frame walls packed with dense sandwiches of insulation) back in the early 2000s, were from the medical profession. Ever since, the local joke has been that if a child fell while playing on the greens, he or she could be attended to by a full range of specialists, from GPs to orthopaedics, and even plastic surgeons and orthodontists.

The same sort of thing is said about several other Cork western suburban schemes with a strong medics mix in their generally more upmarket priced locales: one such is Hayfield, on the Model Farm Road, where one vendor apparently asked the auctioneer not to have the public pitch of their home to this segment...not that docs would be forbidden from bidding, of course.

Why, well it’s western location, obviously, allied to medical sector recruitment.

Waterfall is only two miles west of Bishopstown’s The Rise, so the ever-expanding CUH is but a short haul away, and thanks to the Ring Road network, and other routes through Wilton, the just-expanded Bon Secours is fairly accessible.

Furthermore, Curraheen’s Cork Science & Innovation Park has been earmarked for the new Cork University Dental School and Hospital, and other pushes are on for a new, elective surgery hospital, also positing the western suburbs as a likely prospect.

Resales have seen medics back in the mix at Heatherfield, where prices had started in 2004 at €580,000 for smaller type to the €600ks for the larger, and neared the €1m mark at market peak, but before Price Register transparency days.

Now, the Register shows seven Waterfall/Heatherfield sales since 2011, at prices ranging from €495,000 to €640,000 and €635,000, with two strongest in 2011, and 2017, with a dip to the most recent sale of No 54 at €540,000, which had also been offered back in 2013 in an unfinished state for a private vendor at €495,000.

Since then the adjacent Earls Well scheme of more contemporary detacheds, initiated by Fleming Construction ‘round 2006 and now being delivered piecemeal by Nama, has come on stream.

The Register shows 13 Earls Well sales alone since 2017, at prices from €524,000 to €723,000, likely to be net of VAT as they’re new-builds. Earls Well is selling via Savills, with a new release due in months, with work yet to start, so handover will be a year or more down the line. Prices aren’t known, but can be expected to go from the high €600ks and well into the €700k+ league.

Buyers so far at Earls Well are from a range of backgrounds, including business, IT and, yes some medics, but not exclusively the latter, according to sources.

Into this rather interesting frame comes the sale of No 4 Heatherfield, a top condition detached, of the larger floor size so it’s 2,500 sq ft, and it is priced at €650,000 by estate agent Barry Smith, of James G Coughlan & Associates.

He is selling for downsizing owners, a family with ‘children’ now in their 20s and a rapidly emptied nest, who’d moved here from a one-off they’d built at Ballinhassig, and now appear likely to move to a next life chapter ‘right-size’ to the suburbs. They bought here 11 years ago when No 4 was an unfinished build, one of four in-a-row bought by a builder/investor from Flemings, and they finished it out themselves.

It’s on one of the more private sites within Heatherfield, with long, expansive and unobstructed views out over farmland and a farm lane from the back towards the city and western suburbs, and agent Barry Smith calculates the site as about a quarter acre.

It’s well up to spec, he says, noting the owners further upgraded the insulation by pumping the cavity, in addition to the Fleming/Fusion ‘sandwich’ in the steel frame. They also fitted an integrated stove in the oak-floored 20’ by 15’ main or formal front, west-facing sitting room, and then followed up for creature comfort with a gas-fired cast iron stove in the rear 15’ by 11’ family room, just three steps below the main 23’ by 18’ kitchen/dining room.

Combined, that back living/dining/cooking mix is just a great, daily living family-friendly asset to Heatherfield homes, where other rooms include a front study/playroom/den, a utility, guest WC, and wide, open and lofty hall, with quite grand staircase with a 90 degree turn to a landing which serves five double bedrooms.

There’s a lot of completely useful living and sleeping spaces slotted into these layouts, so much so they seem larger than the calculated 2,500 sq ft.

Typically, the master bedrooms have a dressing area leading to an en suite shower room, and that’s the case here too, plus one other bedroom is en suite with shower, while the good-size main family bathroom has a Jacuzzi jetted bath. Handily too, No 4 has a pull down steps to a floored attic, for storage, as well as a large hotpress.

Back downstairs, the owners added to their quite traditional but quality oak kitchen with granite tops, moveable island and wine unit built around an American double fridge, all done by cabinet maker Brendan Butler, while adding to the overall sense of airiness is the fact ceiling heights are that bit more than standard, at 9’.

No 4’s on a nice, wide, landscaped private site, with plenty of parking for cars and even a large RIB in front, with a sunny side patio accessed via the utility, and further access to the back, brick-edge patio/BBQ area and steel shed both from the dining end of the kitchen, and again from the slightly lower level family room, both via double doors.

James Coughlan Associates auctioneer Barry Smith describes No 4 as “luxurious, with high spec electrical and lighting, integrated vacuum system, stunning built-in kitchen and bedroom fixtures and fittings, the list goes on. In all honesty, the only way to appreciate this property is to come and see it for yourself.”


We predict a few house calls from the medics alright.

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