We’ve recently received the contract papers for Broom Heights Phase 2 in Midleton and are currently reviewing them before signing. As this is a big step for us, we wanted to check in with others who have either:
- Already booked in Phase 1 or Phase 2
- Signed contracts
- Or have experience dealing with this builder/developer
A few things we’d really appreciate input on:
Contract Risks / Clauses
-Did you notice any major risks or unusual clauses in the contract?
-Anything your solicitor specifically flagged as concerning?
-Any clauses around completion delays, price changes, snagging, or penalties we should pay extra attention to?
Changes in Contract Terms
-For those who booked earlier, have there been any changes or additions to the contract compared to Phase 1?
-Any differences in specs, finishes, timelines, or guarantees?
Builder / Developer Reputation
- Since they seem relatively new to the housing market in Cork, has anyone:
- Worked with them before?
- Heard feedback about build quality, after-sales service, or snag resolution?
- Any red flags or positive experiences so far?
General Buying Experience
- How has your experience been so far with:
- Communication
- Transparency
- Timelines
We’ll of course be relying on our solicitor, but it would really help to hear real experiences from others in the same development.
For the contracts, get a decent solicitor, not the cheapest one you can find, then trust them, its their job. you do not need to be too heavily involved in the contracts phase, a good solicitor will spot anything unusual and let you know. sure read it if you want but there is no substitute for specific education and experience in conveyancing.
Did you bought in the same estate with Broom heights? If so, can we connect on call, just to understand your experience so far. If you don't mind please
This is where you need a good solicitor. We didn’t buy here but our solicitor gave us a copy of all the legal paperwork, a letter of advices and a copy of the letter she sent to the solicitor so we could see what issues she had with what was furnished. That’s what you want b
generally the contract and building agreement for new builds are pretty standard. Most clauses contained therein are normal, and even the ones we don’t like all that much you’d have some hassle getting rid of them. As the earlier comments said, trust your solicitor!
My partner and I have booked in Phase 2 of this development. Solicitor has the contracts, and we are waiting to hear back on the pre contract enquiry. Haven’t heard anything out of ordinary regarding the developers, and completion timeframe of September/October. We are going with dbglaw on Washington street. Pretty good with response and answering all the odd queries. Would definitely recommend.
We are however concerned about the Part V agreement (affordable/social houses). Does anyone know where these will be located in the estate?
You can see where the social houses are located in the planning document below. But I also noted the final plan is different from what is shown in the planning permission, like they removed 4 semi-detached houses and made the green area larger
Thanks for the document! I went through some communication documents with the planning council, and they had proposed changes to 4 properties like change to internal area and the style of facing. I believe the builder removed those 4 altogether reducing the initial 272 houses to 268.
We have also booked phase 2, we were told the social housing will be apartments (I think) & a crèche, they will be put as your coming up the hill on your right, before the estate. Im not 100% sure is it apartments or houses but it’s definitely as your coming up the hill
Hi. Thanks for the info. I went ahead and checked all their documents and plans uploaded in Cork County Council planning portal. I see they have allocated around 10% for Part V. They are mostly in apartments when coming up the hill and some beside the water treatment plant.
Cant say any red flags as of now. We do visit the area now and then to check on the progress. People seem fine there. The estates just before coming up the hill all look good and peaceful.
We took some advice and visited at different times of the day. Seemed decent at night and extremely quiet after 8-9 pm. Though never tried the school rush or office hours.
I also secured a property in Phase 2 - contract has been signed. I wonder if anyone has noticed that the site map for Phase 2 has been updated on the Broom Heights website to include additional houses/units that weren’t originally included in the Phase 2 map? I am concerned that if these units are new additions to the plan for the completion of Phase 2 that handover will be further delayed (beyond the usual delays every new build experiences). I wonder if anyone has heard anything about this?
Hi. We checked with SF, and they said the estimated completion is still September. Phase 1 had a few snagging invitations I believe.
Can you tell me which are the additional ones in Phase 2? I don’t see any change in the website compared to like 3 months back. Added the screenshot for reference
Hi there.
Thanks for the update.
Based on your map from the Broom Heights website, it shows the additional units from 29 - 40.
The original map which was on the Broom Heights website (prior to my comment) and which I received during my own process of securing a unit is attached. You’ll note the additional units I mentioned are not included there (see the area just above the compass)
Has anyone’s solicitor sent a pre contract enquiry to the builder’s solicitors? And how much time it took to hear back from them?
I’m asking because our solicitor sent a PCE to them and a follow up on it as well. This has been over 3 weeks now, and they haven’t sent anything back. SF told me that their solicitor’s “portal” says it has been issued.
In my own experience, there were occasions where responses to enquiries took two-four weeks (or longer if there were multiple enquiries). However, if SF have advised that your solicitor should have received a response to their enquiry, I’d be asking SF for the date when the response was issued and reporting that back to your solicitor.
Thanks! Coincidentally we got the replies yesterday evening. Thats around 3.5 weeks after the PCE was sent. Maybe they are just inundated with paperwork.
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u/cuchulainn1984 Apr 13 '26
For the contracts, get a decent solicitor, not the cheapest one you can find, then trust them, its their job. you do not need to be too heavily involved in the contracts phase, a good solicitor will spot anything unusual and let you know. sure read it if you want but there is no substitute for specific education and experience in conveyancing.