2 Compass Hill, Kinsale, Co. CorkP17W309
€1,395,000
3 Bed~3 Bath~204 m²
What you'll like:
- Historic Architectural Elegance: This impressive three-story period property built around 1780 retains authentic features like high ceilings and original plasterwork, offering timeless character and sophisticated living spaces.
- Comprehensive Recent Renovation: Extensively renovated and refurbished to an exceptional standard in 2020, the house provides modern comforts while preserving its historic charm for the incoming buyer.
- Completely Renewed Services: Featuring a full rewiring, replumbing, and a replaced oil-fired central heating boiler executed in 2020, the infrastructure minimizes immediate maintenance concerns for new owners.
- Stunning Harbour Views: Elevated vantage points deliver clear, panoramic vistas of Kinsale harbour from multiple rooms, enhancing the daily living experience and long-term asset appeal.
- Prime Location Proximity: Situated moments away from Kinsale's premier food and drink venues and the yacht club, the address ensures effortless access to vibrant local amenities.
- Secure Off-Street Parking: A private electric gate secures off-street parking for at least three cars, which represents a rare and valuable commodity in this central historic hillside setting.
- Substantial Site Area: Occupying a generous site measuring approximately 0.21 acres, the property offers unusual spatial breathing room and outdoor privacy within an established urban neighbourhood.
- Southeast Garden Orientation: The private gardens benefit from a favourable southeast orientation, flooding the outdoor seating areas and elevated lawn with abundant natural sunlight.
- Expansive Floor Area: Providing about 204 square metres of well-proportioned accommodation across three stories, the home easily accommodates versatile family living and gracious entertaining layouts.
- Majestic Drawing Room: The magnificent first-floor drawing room features an open marble fireplace and integrated library, creating a sophisticated focal point for hosting guests with harbour backdrops.
- Enclosed Dining Patio: A private patio area directly accessible from the spacious kitchen and dining room provides an ideal sheltered environment for seamless outdoor dining experiences.
- Flexible Bedroom Layout: Three well-sized double bedrooms distributed across the upper levels offer comfortable private quarters with scenic outlooks and convenient access to modern bathroom facilities.
- Dedicated Utility Facilities: A dedicated utility room helps keep household chores organized and separates laundry operations from the primary kitchen and dining entertaining zones.
- Elevated Kitchen Garden: Steps lead to a large elevated lawn measuring roughly twenty by twenty metres, creating a brilliant productive garden plot overlooking the scenic harbour below.
- Useful Garden Storage: A practical garden storage room supplies secure space for housing necessary landscaping tools, outdoor furniture, and recreational equipment without cluttering the main house.
- Weighted Sash Windows: Retaining weighted sash windows preserves the authentic historic exterior aesthetic while ensuring traditional operational functionality throughout the primary reception rooms.
- Stable Asking Price: The recorded asking price has remained stable at one million three hundred ninety-five thousand euros since tracking began, suggesting a firm seller valuation strategy.
- Rare Market Offering: Given the scarcity of fully renovated period homes with substantial grounds in this specific coastal enclave, the property represents an exclusive acquisition opportunity.
- Connected Utility Infrastructure: The residence connects directly to essential mains services, ensuring reliable everyday convenience for water, electricity, and municipal sanitation networks.
- Outdoor Access Points: A secondary access point allows the first-floor double bedroom to connect directly with the rear garden, enhancing the integration between interior and exterior spaces.
But keep in mind:
- Expired Development Potential: Although previous planning permissions existed to construct a detached dwelling on the wide site, these approvals expired in 2020 and require fresh municipal applications.
- Exempt Energy Rating: The listing notes a Building Energy Efficiency rating exemption, meaning buyers should independently verify thermal performance and potential heating cost implications.
- Steep Hillside Access: Ascending limestone steps from the street level to reach the main entrance may present mobility challenges for visitors or residents with accessibility requirements.
- Significant Financial Threshold: The substantial asking price places a heavy financial burden on prospective buyers, necessitating rigorous mortgage underwriting and robust personal liquidity reserves.
- Maintenance of Historic Fabric: Preserving 18th-century architectural elements like weighted sash windows and original plasterwork can incur higher specialist repair costs over time.
- Oil-Fired Heating Dependency: Relying on an oil-fired central heating system exposes the household to fluctuating fossil fuel prices compared to modern air-to-water heat pump alternatives.
- Topography Limitations: The sloping terrain of Compass Hill could restrict certain types of garden landscaping projects and complicate future outdoor accessibility modifications.
- Conservation Planning Restrictions: Due to the period nature of the structure, local planning authorities may enforce strict regulations on any future exterior alterations or cosmetic changes.
- Parking Maneuverability: While space accommodates three cars behind an electric gate, the hillside driveway layout might require careful maneuvering during peak arrival and departure times.
- Unverified Boundary Extents: Buyers should instruct their legal counsel to carefully inspect title deeds to confirm the exact property boundaries across the expansive 0.21-acre site.
- Potential Drainage Considerations: Older hillside properties often require diligent management of surface water runoff, making a thorough pre-purchase drainage survey highly advisable.
- Limited Bathroom Count: With three bathrooms servicing a large 204-square-metre home, larger families should evaluate whether the facility distribution meets their daily scheduling needs.
- Restricted Ground Floor Showers: The ground floor guest bathroom features a shower rather than a full tub, which might influence bathing preferences for younger children or guests.
- Upkeep of Elevated Grounds: Managing the large twenty-by-twenty-metre elevated lawn garden demands ongoing physical upkeep or professional landscaping assistance to maintain its pristine appearance.
- Historic Foundation Settlement: Buyers should commission a detailed structural survey to assess settlement patterns typical of period masonry buildings constructed around 1780.
- Single Glazing Risks: Historic sash windows, even if weighted, may offer lower acoustic and thermal insulation compared to modern double-glazed installations, impacting interior quietness.
- Lack of Recent Price Movement: The complete lack of asking price adjustments during the observation window offers no immediate pricing concession signals from a potentially motivated vendor.
- Proximity Tourist Footfall: Being located moments away from Kinsale's top hospitality venues could introduce seasonal traffic congestion, pedestrian noise, and parking competition nearby.
- Future Expansion Uncertainty: Replicating the previously expired planning permission for a detached dwelling on the side garden is not guaranteed under current county development policies.
- Interior Staircase Navigation: Spanning three distinct vertical levels, daily living involves frequent stair climbing between bedrooms, living areas, and kitchen facilities.
Price positioning
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- The asking price of €1,395,000 appears fairly valued to slightly above average given the comprehensive 2020 renovation to an exceptional standard, combined with prime period features, extensive off-street parking, and panoramic harbour views in a highly sought-after coastal location.
- Valuation signals are supported by recent historical transactions on the same street, such as High Copse selling for €1,450,000 and Swiss Cottage achieving €1,250,000, aligning well with the subject property's historical purchase price of €930,000 prior to its significant refurbishment.
- Factors that could support this premium asking price include the large site area with southeastern orientation and historical planning potential, whereas potential risks that could undermine it involve the lack of a current BER rating and the absence of active bidding history.
- The stable asking-price history since initial listing indicates a firm vendor pricing strategy, reflecting strong confidence in the local prime residential market and rare availability of historic properties within walking distance of Kinsale's core amenities.
Build Analysis
What we know from similar construction types
- The property is an impressive period home built around 1780, spread across three storeys and measuring approximately 204 m².
- The house underwent significant renovation and refurbishment in 2020, which included a full rewiring, replumbing, replacement of the oil-fired central heating boiler, and the installation of weighted sash windows.
- As a period property dating back to the 18th century, a buyer should investigate the condition of the original structure, timber elements, and roof, and verify that the 2020 renovations complied with relevant building and conservation standards.
- The listing notes that historical planning permissions (ref: 09/53013 and 14/06709) were granted to construct a modern detached dwelling on the large site, though these expired in 2020; a prospective buyer should verify local planning policies and constraints if any future development on the site is intended.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 2,200 euro to 2,800 euro.
- Explanation: Given the 204 square metre floor area of this period property and its reliance on oil-fired central heating with a boiler replaced in 2020, heating demands will reflect its large volume and older solid-wall construction despite recent renovations.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in an established residential and coastal town setting, well removed from heavy industrial zones or major manufacturing facilities.
- There are no apparent nearby legacy landfills or major incinerator concerns documented in the immediate vicinity, though standard environmental due diligence is always advised for town-center locations.
Flood Safe
8/10Water overflow reports to follow up
- The property is situated high up on Compass Hill, significantly elevated above the main harbour waterfront, which naturally mitigates direct coastal flood risks.
- Prospective buyers should verify local drainage and surface water management during extreme weather events, particularly given the sloping topography of Compass Hill.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
HIGH COPSE, COMPASS HILL, KINSALE
- Sale date
- Declared sale price
- €1,450,000.00
MALL, COMPASS HILL, KINSALE
- Sale date
- Declared sale price
- €945,000.00
SWISS COTTAGE, COMPASS HILL, KINSALE
- Sale date
- Declared sale price
- €1,250,000.00
Recent sales in the wider Kinsale area
4 ST MULTOSE WALK, ROSE ABBEY, KINSALE
- Sale date
- Declared sale price
- €525,000.00
72 THE ORCHARDS, KINSALE, CORK
- Sale date
- Declared sale price
- €410,000.00
APT 2 RAMPARTS MANOR, THE RAMPARTS, KINSALE
- Sale date
- Declared sale price
- €300,000.00
16B CORK STREET, KINSALE, COUNTY CORK
- Sale date
- Declared sale price
- €400,000.00
22 ABBEY VIEW, KINSALE, CORK
- Sale date
- Declared sale price
- €397,000.00
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
2 COMPASS HILL, KINSALE, CORK
- Sale date
- Declared sale price
- €930,000.00
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €17,900 — 1% of €1,000,000 + 2% 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 2,000 euro to 4,500 euro plus VAT and outlays.
- Land registration fees: approximately 600 euro to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 euro to 300 euro for a standard mortgage or market valuation.
- Surveyor fees: approximately 800 euro to 1,500 euro for a detailed structural survey on a property of this size.
- Annual home insurance: approximately 600 euro to 1,200 euro depending on the level of cover, rebuild cost, and location.
Forum Talk
What people are saying about this area
- Locals and residents on community forums frequently discuss the desirability of Compass Hill due to its elevated position offering panoramic views of Kinsale Harbour.
- Discussions on local Facebook and Reddit groups often highlight Kinsale's vibrant food and drink scene, noting that properties within walking distance of the Yacht Club remain highly sought after.
- Traffic management and parking availability in central Kinsale are common topics of resident chatter, making properties with off-street parking like this a distinct advantage.
- Community threads occasionally touch upon historical property renovations in the area, praising period home restorations that successfully blend modern comforts with original Georgian features.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property features a large 0.21-acre site and an elevated lawn area offering great outdoor space, though parents should note the multi-story interior layout with limestone steps and stairs.
- Teenagers7/10
With three bedrooms across three storeys, teenagers can enjoy good privacy and separation of space, located moments away from Kinsale's amenities.
- Multi-generational Living5/10
The three-storey layout offers distinct levels, but the historical configuration lacks a self-contained ground-floor annex for completely independent living.
- Single Buyers4/10
At an asking price of €1,395,000, this large period property is typically beyond the budget of most single buyers unless purchasing with substantial capital.
- Couples8/10
An impressive, recently renovated period home with multiple reception rooms, harbour views, and a prime location near Kinsale's dining and social spots.
- Empty Nesters7/10
Provides luxurious period features and manageable grounds while remaining close to town, though future mobility across three storeys should be considered for ageing in place.
- Retirees6/10
Offers high-end finishes and close proximity to local amenities, but the multi-story structure and elevated garden steps may require physical consideration over time.
Work
3 areas- Remote Working8/10
Includes a bright and private study on the ground floor, ideal for a home office setup.
- Hybrid Commuting6/10
Well-suited for occasional commuting, though travel times to major employment hubs like Cork city should be factored in.
- Retired8/10
An exceptional downsizing or retirement option for those seeking historic character, luxury, and proximity to social amenities.
Practical
8 areas- Ageing in Place4/10
The three-storey layout and historical nature of the property, along with elevated garden steps, present mobility challenges for long-term ageing in place.
- Low Maintenance7/10
The property was fully renovated and refurbished in 2020, including rewiring, replumbing, and a replaced OFCH boiler, minimizing near-term structural upkeep.
- Secure Gated Entry9/10
Features off-street parking for up to 3 cars secured behind an electric gate.
- Minimalist Design3/10
This is a c. 1780 period property characterized by classical architectural details, ceiling roses, cornicing, and weighted sash windows rather than minimalist aesthetics.
- Flexible Floor Plans6/10
Offers a traditional 3-storey layout with distinct reception rooms and bedrooms, though structural walls limit major reconfigurations.
- Heritage Home10/10
A magnificent 3-storey period property built c. 1780 retaining original plasterwork, high ceilings, and classic architectural detailing.
- Ecological Setup5/10
Heated via an oil-fired central heating system with a replaced boiler, though buyers may wish to investigate adding modern renewable energy upgrades.
- Outdoor areas9/10
Boasts about 0.21 acres including an enclosed dining patio, a garden storage room, and an elevated 20 x 20 m lawn with harbour views.
Interests
9 areas- Gardening9/10
Includes a large site with a garden storage room and an elevated lawn measuring about 20 x 20 m that forms an ideal kitchen garden.
- Walking9/10
Positioned on Compass Hill with easy walking access into Kinsale town center, local food venues, and scenic coastal routes.
- Gym5/10
No dedicated home gym space is specified, requiring travel into Kinsale or reliance on local fitness facilities.
- Cycling6/10
The surrounding coastal roads offer good cycling opportunities, though Compass Hill involves an incline from the town center.
- Golf7/10
Kinsale is renowned for nearby golfing facilities, making this property a convenient base for players.
- Fishing8/10
Proximity to the harbour and coastal areas provides excellent opportunities for local sea fishing enthusiasts.
- Horse Riding5/10
Equestrian pursuits would require traveling to nearby riding stables outside the immediate town center.
- Water Sports9/10
Kinsale Yacht Club is moments away, making this an ideal location for sailing and various water sports.
- Entertaining10/10
Features a majestic drawing room, a spacious kitchen/dining room opening to an enclosed patio, and stunning harbour views for guests.
Lifestyle
5 areas- Rural Living3/10
This is an established urban or town-edge setting on Compass Hill rather than a countryside location.
- Quiet Living7/10
Set within an oasis of calm with a private southeast-facing garden, despite its close proximity to the vibrant heart of Kinsale.
- Village Living9/10
Kinsale provides an exceptional historic harbor town atmosphere with local shops, food venues, and yacht club moments away.
- Coastal Living10/10
Features clear, spectacular panoramic harbour views from multiple rooms and the elevated garden, with Summercove and Sandycove nearby.
- Urban Living6/10
Provides convenient access to town amenities and top-tier dining, though it retains a historic residential neighborhood feel rather than a bustling city center environment.
Social
6 areas- Community Involvement8/10
Kinsale has a vibrant, active local community with numerous clubs, societies, and local events.
- Café Culture10/10
Located moments away from Kinsale's celebrated food and drink venues, restaurants, and cafés.
- Nightlife8/10
Easy access to local pubs, bars, and evening entertainment venues within the town.
- Health/Wellness groups7/10
Good local availability of pilates & stretching classes, wellness practitioners, and outdoor fitness groups in the area.
- Networking Opportunities6/10
Primarily a residential and tourist hub, though local business and sailing communities offer networking avenues.
- Tech-Hub Connectivity4/10
While remote work is supported by the study, major tech hubs are primarily centered in Cork city rather than Kinsale.
Listing information
- Agent
- Savills - Cork
- Phone
- 021 427 1371
- Current status
- active
- Published on HouseDelve
- 11 October 2026
- Correction
- Report an issue
HD-E2EA65HouseDelve · 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.