2 The Bridge, Avila, Convent Garden, Kinsale, Co. CorkP17PX76
€750,000
2 Bed~2 Bath~109 m²~BER A2
What you'll like:
- A2 Energy Rating: This exceptional rating ensures minimal heating bills and superior thermal comfort throughout the year, significantly reducing your everyday household running costs.
- Spacious Floor Area: Spanning approximately 109 square meters, this generous layout provides ample living space that easily rivals many standard suburban townhouses.
- Ground Floor Convenience: Situated on the ground level, this property allows for effortless step-free access which is perfect for families or downsizers alike.
- Captivating Harbour Views: Enjoy stunning water vistas directly from your living space, adding a daily dose of scenic beauty and tranquility to your life.
- Exclusive Development Setting: Located within the prestigious Convent Garden enclave, you will benefit from a meticulously maintained and highly sought-after neighbourhood.
- High-End Italian Kitchen: Fitted with premium Arrital Srl cabinetry, this kitchen offers durability and stylish contemporary design for effortless culinary experiences.
- Designer Italian Bathrooms: Bathrooms feature luxurious fittings from Ceramica Gallasia and Becrisa, creating a spa-like retreat right inside your own home.
- Luxury Molteni Wardrobes: Elegant built-in storage solutions by Molteni & C maximize your bedroom space while adding a touch of sophisticated Italian craftsmanship.
- Secure Canopy Parking: Benefit from convenient double-height under-canopy car parking directly adjacent to the building, protecting your vehicle from the elements.
- Pedestrian Town Access: Direct pedestrian access to The Ramparts places the vibrant Kinsale town centre within a short, pleasant walking distance.
- Distinctive Architectural Details: Custom-designed bronze-coloured curved grid walling gives the central courtyard a unique, high-end aesthetic that elevates daily arrival.
- Beautiful Landscaped Grounds: The development features professionally manicured gardens that offer lovely green views and a peaceful outdoor ambiance.
- Contemporary Meets Heritage: The development successfully blends modern luxury finishes with traditional old-world charm, offering a truly unique architectural character.
- Optimized Interior Design: The layout is carefully crafted to maximize spatial efficiency, ensuring every square foot serves a practical and comfortable purpose.
- Glazed Interior Doors: Stylish glazed doors enhance natural light flow throughout the hallway and living areas, creating a bright and airy atmosphere.
- L'Invisibile Doors: Premium flush internal doors provide a sleek, minimalist aesthetic that complements the modern interior design scheme seamlessly.
- Family-Friendly Layout: The thoughtful two-bedroom configuration is exceptionally well-suited for young families or buyers looking to downsize without compromising quality.
- Prime Kinsale Location: Residing in Kinsale grants you immediate access to world-class dining, coastal walks, and a thriving local community spirit.
- Turnkey Ready Standard: The exceptionally high finish across all rooms means you can move in immediately without undertaking costly renovations.
- Strong Long-Term Value: Premium developments in historic coastal towns historically retain their value well, making this a sound investment for the future.
But keep in mind:
- Ground Floor Vulnerability: Ground-level apartments may experience increased foot traffic outside windows and potential privacy concerns that require careful window dressing.
- Management Company Fees: As part of an exclusive modern development, expect ongoing annual service charges for grounds maintenance and insurance.
- Limited Bedroom Count: The two-bedroom configuration might feel restrictive for growing families or those requiring dedicated home office space.
- Under Canopy Parking Limitations: Verify if the assigned parking space has height restrictions or specific allocation rules that might impact larger vehicles.
- Shared Courtyard Proximity: Properties near central courtyards can sometimes experience noise from fellow residents gathering or walking past windows.
- Ground Floor Flood Risk: Buyers should investigate local drainage and historical weather patterns to ensure the ground floor is fully protected against heavy rainfall.
- Service Charge Escalation: Review the historical and projected future increases in management fees to ensure long-term affordability for your household budget.
- Lack of Private Garden: While the grounds are landscaped, confirm if this specific ground floor unit includes any private patio or outdoor seating area.
- A2 Ventilation Dependence: Highly airtight A2-rated homes rely heavily on mechanical ventilation systems, which require regular filter maintenance and servicing.
- Acoustic Insulation Verification: Check the soundproofing standards between floors to ensure overhead footsteps from upper units do not disturb your peace.
- Town Centre Congestion: Proximity to the town centre can bring seasonal traffic congestion and tourist footfall during peak summer months.
- Pets and Renting Restrictions: Review the development's management rules carefully to see if there are strict bylaws regarding pet ownership or subletting.
- Sinking Fund Health: Inspect the owners' management company accounts to ensure adequate reserves are in place for future major structural repairs.
- Window Cleaning Logistics: Ground floor glass facing communal paths may require frequent cleaning to maintain clear views of the harbour.
- Storage Limitations: Apart from fitted wardrobes, check if there is adequate internal utility or attic-style storage for bulky household items.
- Electric Vehicle Charging: Verify whether the canopy parking area supports the installation of home EV chargers for current or future vehicles.
- Resale Market Liquidity: Two-bedroom luxury apartments in high-end developments can sometimes have a niche buyer pool compared to standard houses.
- Construction Warranty: Ensure you obtain all remaining structural warranty documentation to protect against any unforeseen building defects.
- Access During Events: Kinsale hosts numerous festivals which might temporarily restrict vehicle access or increase local noise levels around the area.
- Interior Door Maintenance: High-end architectural hardware like flush doors can require specialized maintenance if alignment issues occur over time.
Price positioning
?
- The asking price appears somewhat elevated relative to baseline regional transactions, reflecting a positioning that targets premium buyers seeking contemporary high-end finishes within an exclusive development rather than standard market averages for similar square footage.
- Upward valuation signals stem from the exceptional energy rating, luxury Italian and Spanish fittings, prime coastal positioning with harbour views, and convenient ground-floor layout appealing strongly to downsizers or families desiring modern comforts.
- Such a pricing strategy could be supported by sustained high demand for turnkey luxury properties in premier coastal towns, though it might be undermined by broader economic headwinds or caution regarding apartment-style developments versus standalone housing.
- Additional relevant factors include dedicated under-canopy parking provisions, pedestrian integration with the historic town centre, and the overall scarcity of newly completed luxury residential units boasting high-specification interior architecture in this specific locality.
Build Analysis
What we know from similar construction types
- The property is a newly built apartment/home achieving an A2 BER rating, indicating high energy efficiency and lower potential heating costs.
- Features high-end finishes including kitchens by Arrital Srl, wardrobes by Molteni & C, and bathrooms by Ceramica Gallasia and Becrisa, suggesting premium build quality.
- Located on the ground floor with provisions for car parking in a double-height under canopy car park and pedestrian access via The Ramparts.
- A buyer should verify management company fees, structural warranties such as HomeBond, and compliance with local planning and fire safety regulations.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €600 to €900.
- Explanation: Given the property features an A2 BER rating and a floor area of 109 square metres, the high energy efficiency rating ensures minimal heat loss and lower energy consumption compared to older properties.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
7/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
10 SPANISH WALK, CONVENT GARDEN, KINSALE
- Sale date
- Declared sale price
- €676,000.00
4 WINTERS LANE, CONVENT GARDEN, KINSALE
- Sale date
- Declared sale price
- €1,680,000.00
9 THE ROPE WALK, CONVENT GARDEN, KINSALE
- Sale date
- Declared sale price
- €455,000.00
10 THE ROPE WALK, CONVENT GARDEN, KINSALE
- Sale date
- Declared sale price
- €425,000.00
17 THE ROPE WALK, CONVENT GARDEN, KINSALE
- Sale date
- Declared sale price
- €375,000.00
Recent sales in the wider Avila area
4 HOGANS ROW, BLIND GATE, KINSALE
- Sale date
- Declared sale price
- €421,000.00
6 WESTWOOD GARDENS, BANDON RD, KINSALE
- Sale date
- Declared sale price
- €775,000.00
HOUSE NO. 6 OCEAN DRIVE ROAD, KINSALE MANOR, KINSALE
- Sale date
- Declared sale price
- €575,000.00
60 SHEARWATER, PIER RD, KINSALE
- Sale date
- Declared sale price
- €335,000.00
3 THE BELFRY, CARMEL AVE, KINSALE
- Sale date
- Declared sale price
- €300,000.00
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
- Stamp duty: Approximately €75,000, calculated at 10% for non-residential or standard commercial-scale residential thresholds if applicable, but buyers should verify the exact residential rate applicable based on current tax brackets (typically 1% up to €1m for residential properties).
- Solicitor legal fees: Approximately €2,000 to €4,000 excluding outlay and VAT.
- Land registration fees: Approximately €600 to €800 for property registration and mapping.
- Property valuation fees: Approximately €150 to €300 required by mortgage lenders.
- Surveyor fees: Approximately €500 to €1,200 depending on the level of detailed structural survey required.
- Annual home insurance: Approximately €500 to €1,000 per year depending on the policy level and provider.
Forum Talk
What people are saying about this area
- Locals frequently discuss the charm and historical appeal of living near the heart of Kinsale town.
- Residents highlight the convenience of pedestrian access via The Ramparts directly into the town centre.
- Community forums often mention the scenic harbour views and the appeal of new high-end developments in historic settings.
- Traffic management and parking availability near the town centre are occasional topics of discussion among locals.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The ground-floor layout and proximity to landscaped gardens make this an appealing option for a family with young children.
- Teenagers6/10
With 2 bedrooms and 109 square metres of space, it may feel a bit compact as children grow into teenagers.
- Multi-generational Living4/10
The two-bedroom configuration offers limited privacy and space for multi-generational living arrangements.
- Single Buyers7/10
A high-spec, contemporary two-bedroom home close to the town centre suits single buyers looking for a low-maintenance lifestyle.
- Couples9/10
With luxurious finishes, harbour views, and a central location, this property is exceptionally well-suited for couples.
- Empty Nesters9/10
Ground-floor access and trading-down appeal make this an ideal choice for empty nesters seeking convenience and high-end comfort.
- Retirees9/10
The ground-floor position, modern amenities, and accessible pedestrian routes to the town centre suit retirees looking for ease of living.
Work
3 areas- Remote Working8/10
The contemporary design and flexible space provide a comfortable environment for home working.
- Hybrid Commuting7/10
Well-positioned for local convenience, though commuters should verify travel times and transport links to major employment hubs.
- Retired9/10
An ideal setup for retirees looking for low-maintenance, high-quality ground-floor living.
Practical
8 areas- Ageing in Place10/10
Ground-floor living makes this home exceptionally well-suited for ageing in place with minimal physical barriers.
- Low Maintenance9/10
A modern A2-rated development with high-end finishes ensures low ongoing maintenance.
- Secure Gated Entry8/10
Features double-height under canopy car parking and a secure, well-designed courtyard environment.
- Minimalist Design9/10
Contemporary aesthetics, clean lines, and high-end Italian finishes support a minimalist design approach.
- Flexible Floor Plans7/10
Carefully designed to maximise the 109 square metres of space, though the two-bedroom layout is relatively fixed.
- Heritage Home3/10
This is a brand-new contemporary development rather than a period or heritage property.
- Ecological Setup9/10
Achieves an impressive A2 BER rating, indicating high energy efficiency and lower environmental impact.
- Outdoor areas7/10
Benefits from beautifully landscaped communal gardens and harbour views, though it lacks a private garden.
Interests
9 areas- Gardening5/10
Features beautifully landscaped communal gardens rather than a private garden space to maintain.
- Walking9/10
Pedestrian access to The Ramparts provides simple and direct walking routes into the town centre and surrounding areas.
- Gym6/10
While local amenities are accessible, buyers should verify proximity to dedicated fitness and gym facilities.
- Cycling7/10
The location in Kinsale allows for cycling opportunities, though buyers should verify bike storage options.
- Golf7/10
Kinsale is known for its proximity to notable golf courses, making it a convenient base for golfers.
- Fishing8/10
The coastal and harbour setting provides good access to local fishing and marine activities.
- Horse Riding5/10
Equestrian facilities are typically found further out in the surrounding countryside rather than directly on the doorstep.
- Water Sports9/10
Captivating harbour views and a coastal location make this an excellent spot for water sports enthusiasts.
- Entertaining8/10
High-end interior finishes, Arrital kitchens, and an open layout provide a great setting for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Situated in a development with landscaped gardens, though its close proximity to the town centre brings some ambient activity.
- Rural Living2/10
This is a contemporary development setting rather than a rural or countryside location.
- Village Living8/10
Located in Kinsale with straightforward pedestrian access to the town centre, offering a strong community feel.
- Coastal Living9/10
The property boasts captivating harbour views and a coastal town setting.
- Urban Living6/10
Combines high-end town living convenience with a scenic backdrop, though on a smaller town scale rather than a major city.
Social
6 areas- Community Involvement7/10
Kinsale offers an active community with local clubs, events, and associations.
- Café Culture9/10
Being close to the town centre places a vibrant array of local cafés, restaurants, and dining options within easy reach.
- Nightlife8/10
Kinsale is renowned for its lively social scene, pubs, and restaurants.
- Health/Wellness groups7/10
Buyers should verify local pilates & stretching or wellness groups nearby, though the area generally supports active lifestyles.
- Networking Opportunities6/10
More suited to lifestyle buyers or retirees, though local business networks exist in the wider region.
- Tech-Hub Connectivity5/10
Primarily a scenic coastal town rather than a dedicated technology or corporate hub.
Listing information
- Agent
- Savills - Cork
- Phone
- 021 427 1371
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-BE18A2HouseDelve · Republic of Ireland* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.