2 The Terrace, Lower Road, Scilly, Kinsale, CorkP17P704
€800,000
2 Bed~2 Bath~113 m²~BER G
What you'll like:
- Unrivaled waterfront setting: Enjoy uninterrupted panoramic views across Kinsale Inner Harbour and Marina, offering a captivating backdrop featuring historic forts and active marine life right from your windows.
- Historic seafront character: This rare historic property boasts immense charm and potential, presenting a wonderful opportunity to create a truly distinctive coastal home tailored entirely to your personal style.
- Prime walkable location: Situated just a one-minute stroll from renowned local establishments like the Spaniard Inn and Man Friday Restaurant, combining scenic tranquility with exceptional social convenience.
- Short town proximity: The vibrant heart of Kinsale town centre is within an easy ten-minute walk, allowing you to effortlessly access shops, cafes, and amenities without needing to drive.
- Over water decking area: Features a unique private deck extending over the water with existing derricks, offering direct access for launching a punt or enjoying a close connection to the sea.
- Lower courtyard garden: Includes a private flagstone patio and lower level courtyard garden by the water, providing a sheltered outdoor space to relax and absorb the vibrant harbour atmosphere.
- Substantial floor area: Comprising a two-storey residence over a basement with 113 square metres of space, the layout offers generous proportions to accommodate flexible modern living arrangements.
- Spacious attic potential: The property includes a large attic space accessed via an aluminum ladder, offering excellent potential for conversion into additional habitable accommodation subject to relevant permissions.
- Separate stone garage: Comes with a separate mid-terrace stone-built garage complete with a loft, located directly across from the main house and adding exceptional versatility to the overall holding.
- Garage parking potential: The separate garage offers exciting potential for conversion into off-road parking, which represents a significant advantage in this highly sought-after coastal location.
- Terraced garden potential: The rear of the separate garage provides space for the creation of terraced gardens, offering an opportunity to add valuable private green space to the property.
- Dual level sunrooms: Features high-quality double-glazed sunrooms on multiple levels with stunning harbour views, seamlessly connecting the interior living spaces to the scenic outdoor environment.
- Flexible bedroom layout: The first floor includes an expansive bedroom that was originally configured as two separate rooms, providing options for future reconfiguration depending on family needs.
- Scenic balcony access: French doors from the upper sunroom open onto a private balcony, creating an ideal elevated vantage point for taking in the dynamic views across the marina.
- Functional basement living: The lower ground floor offers a large living room with exposed beams and an open fireplace, creating a cozy secondary entertainment zone that opens to the patio.
- Established main services: The property is connected to mains water and mains sewer services, ensuring straightforward integration for future modernization and plumbing upgrade projects.
- Good marketable title: The listing specifies a good marketable title, giving buyers a solid legal foundation to proceed with confidence through the standard conveyancing and purchase process.
- Marine lifestyle access: The waterfront position offers an unmatched lifestyle for boating enthusiasts, allowing you to easily maintain moorings and enjoy water-based activities right on your doorstep.
- Captivating seasonal views: The ever-changing spectacle of life on the water ensures that the property offers engaging and dynamic visual interest throughout all four seasons of the year.
- Rare market opportunity: Properties in such an exclusive seafront enclave in Kinsale are seldom available, representing a sound long-term investment in a tightly held and coveted coastal town.
But keep in mind:
- Extremely poor energy rating: The property holds a G energy rating with a high energy consumption figure, meaning comprehensive thermal upgrades and insulation works will be urgently required.
- Substantial renovation needed: The dwelling requires massive capital expenditure to restore, modernize, and transform it from its current dilapidated state into a comfortable modern residence.
- Damaged over-water decking: The over-water decking area is currently in need of structural repair, requiring professional marine engineering assessment and significant financial investment before safe usage.
- Extensive damp risks: Given the exposed historic waterfront position and basement level construction, buyers must thoroughly investigate potential rising damp, water ingress, and coastal moisture issues.
- Hidden structural defects: Historic buildings of this vintage often conceal hidden timber rot, masonry deterioration, and roofing flaws that will only become fully apparent during intensive renovation.
- Complex basement compliance: The lower ground floor layout should be carefully checked by professionals to ensure it meets current building regulations regarding ventilation, light, and damp proofing.
- Uncertain attic conversion feasibility: While the attic is spacious, buyers should verify structural timber capacities and height clearances with an engineer before planning any formal loft conversion.
- Garage conversion hurdles: Converting the separate stone garage into off-road parking or usable accommodation will likely require complex planning permissions and careful structural interventions.
- Challenging contractor access: The coastal terrace location and narrow approach roads could create logistical difficulties and higher costs for builders, scaffolding, and heavy construction equipment delivery.
- Upgrading aging plumbing: The existing heating, electrical, and plumbing infrastructure likely requires complete replacement to bring the house up to modern safety and efficiency standards.
- Coastal weather exposure: Being directly on the waterfront exposes the building exterior, windows, and paintwork to harsh salt spray and strong coastal winds, increasing long-term maintenance costs.
- Limited private off-street parking: Unless the separate garage is successfully converted, daily parking may rely on public spaces, which can be scarce during peak tourist seasons in Kinsale.
- High total project costs: When factoring in the initial purchase price and the extensive restoration works required, the total capital outlay could easily exceed standard local market valuations.
- Strict planning restrictions: Because the property is located in a historic and picturesque coastal zone, local planning authorities may impose strict design controls on exterior alterations and renovations.
- Boundary clarity verification: Buyers should instruct their legal representative to meticulously verify the exact legal boundaries of the waterfront decking, courtyard, and garage plot.
- Marine environmental rules: Undertaking repairs to over-water structures or docks may require specialized environmental permits and adherence to strict local marine conservation regulations.
- Potential piling requirements: If the foundations or over-water structures require stabilization, expensive marine piling or underpinning work might be necessary to ensure long-term structural integrity.
- Lack of contemporary layout: The current room configuration, while spacious, is dated and lacks modern open-plan kitchen-living integration, requiring significant interior re-engineering.
- Heating system replacement: The property will need a completely new primary heating source installed, as the current energy rating and vintage suggest outdated or inefficient thermal systems.
- Thorough structural survey vital: Purchasing a historic waterfront property with a G rating demands a comprehensive structural and marine survey to uncover any costly liabilities before exchange.
Price positioning
?
- The asking price appears somewhat elevated relative to baseline regional benchmarks when considering the considerable capital outlay required to address the poor energy rating and extensive renovation works needed across the entire historic seafront structure.
- Upward valuation signals stem from the exceptionally rare waterfront positioning, direct harbour views, overwater decking potential, and the inclusion of a separate stone-built garage offering future development or parking conversion opportunities.
- Such a pricing strategy could be undermined by the heavy remediation costs associated with a very poor energy performance certificate and deteriorating marine infrastructure, though strong local demand for prime coastal spots might support it.
- Additional factors influencing the positioning include the property's generous multi-level accommodation layout, historic architectural character, and proximity to local high-end amenities within one of the most desirable coastal towns in the region.
Build Analysis
What we know from similar construction types
- The property is a historic multi-level waterfront residence comprising a two-storey structure over a basement and an attic, requiring substantial renovation throughout.
- A buyer should investigate the structural integrity of the over-water decking area, which is explicitly noted as currently in need of repair.
- Given the marine environment and waterfront location, moisture ingress, dampness, and potential flood or tidal risks should be thoroughly inspected.
- The separate mid-terrace stone-built garage with a loft should be evaluated for its structural condition and any planning constraints regarding potential conversion to off-road parking or terraced gardens.
- The spacious attic and the history of internal layout alterations, such as combining two bedrooms into one, warrant verification regarding structural modifications and compliance with building regulations.
Retrofit Cost*
Possible renovating / insulating expenditure
- Estimated deep retrofit cost: €65,000 to €95,000.
- Reasoning: The property has a G BER rating, indicating very poor energy performance. Achieving a modern energy-efficient standard will require comprehensive insulation upgrades to the roof, walls, and floors, replacement of single or older double glazing where applicable, installation of a modern heating system, and extensive ventilation improvements to address a floor area of approximately 113 square metres.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €2,500 - €3,500.
- Explanation: Given the poor BER rating of G and a floor area of 113 square metres requiring substantial renovation, thermal efficiency is likely very low, resulting in significantly higher than average heating demands.
Pollution Safe
8/10Environmental situation to investigate
- The property is located in a scenic coastal residential area with no major industrial facilities, heavy manufacturing, or known active landfills immediately adjacent.
- Given its waterfront position, buyers may wish to verify general environmental standards regarding local marine activity and historical land uses in older port areas.
Flood Safe
4/10Water overflow reports to follow up
- The property occupies a direct waterfront position right on the edge of Kinsale's Inner Harbour, presenting inherent vulnerability to tidal and coastal weather events.
- Prospective purchasers should carry out a detailed flood risk assessment and review local historical tidal data given the low-lying seafront nature of the location.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
No verified results were found for this group in the previous five years.
Recent sales in the wider Scilly area
4 HOGANS ROW, BLIND GATE, KINSALE
- Sale date
- Declared sale price
- €421,000.00
10 SPANISH WALK, CONVENT GARDEN, KINSALE
- Sale date
- Declared sale price
- €676,000.00
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
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 1% up to €1,000,000, equating to roughly €8,000 for an asking price of €800,000.
- Solicitor legal fees: Generally range from €1,500 to €3,500 excluding VAT and outlays.
- Land registration fees: Typically between €400 and €800 depending on the property value and registration type.
- Property valuation fees: Usually around €150 to €300 for a standard mortgage or market valuation.
- Surveyor fees: Roughly €500 to €1,200 depending on the level of detail and type of structural survey required.
- Annual home insurance: Approximately €400 to €900 per year depending on the policy, coverage level, and coastal location.
Forum Talk
What people are saying about this area
- Local discussions in Kinsale frequently highlight the desirability and unique charm of properties situated along Scilly and Lower Road for their proximity to the marina and popular local dining spots.
- Residents often discuss infrastructural improvements and harbour management around the Inner Harbour, given its popularity for sailing and marine activities.
- Community forums regularly note the high demand for historic homes in Kinsale and the balance between retaining period features and modernizing structural elements.
- Traffic and parking management along the scenic coastal approach roads are common topics among locals, particularly during the bustling summer tourist season.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children3/10
The property requires substantial renovation and has multiple levels, stairs, and waterfront exposure, which presents safety considerations for young children.
- Teenagers6/10
Teenagers may appreciate the proximity to Kinsale town centre and water activities, though the layout is compact and requires heavy updating.
- Multi-generational Living2/10
With only two bedrooms and significant modernization required, the property is not suited for multi-generational living.
- Single Buyers5/10
An exciting historic project for a single buyer, though the high asking price and substantial renovation costs must be factored in.
- Couples7/10
Offers a romantic historic seafront setting with stunning harbour views, making it appealing for couples willing to undertake a major renovation.
- Empty Nesters6/10
Great waterfront location close to amenities, but multi-story living and ongoing maintenance may be less appealing for downsizing empty nesters.
- Retirees4/10
While the coastal lifestyle is attractive, multiple floors, a basement level, and stairs could pose accessibility challenges for retirees over time.
Work
3 areas- Remote Working5/10
Offers inspiring harbour views for a home office, but broadband connectivity should be verified given the historic nature of the property.
- Hybrid Commuting5/10
Convenient for local work or regional travel, though commuting times to Cork city should be factored in.
- Retired6/10
A picturesque retirement setting by the water, provided the buyer is prepared to manage a significant property restoration.
Practical
8 areas- Ageing in Place3/10
Multiple storeys, basement levels, stairs, and an attic space make this challenging for ageing in place without major structural adaptations.
- Low Maintenance1/10
The property requires substantial renovation, has a G BER rating, and includes waterfront decking currently in need of repair.
- Secure Gated Entry3/10
Standard residential access without formal gated security, though a separate garage offers future parking potential.
- Minimalist Design3/10
This is a historic, multi-level property with traditional features, cornicing, and architectural character rather than minimalist spaces.
- Flexible Floor Plans7/10
Spacious layout with a basement, sunrooms, and attic potential that can be heavily reconfigured during renovations.
- Heritage Home10/10
A rare historic seafront residence with period features, stone-built garage, and immense character.
- Ecological Setup2/10
The property currently holds a G BER energy rating, meaning substantial energy efficiency upgrades will be necessary.
- Outdoor areas8/10
Features an over-water decking area, balconies, a lower-level courtyard garden, and a separate garage with potential terraced garden space.
Interests
9 areas- Gardening4/10
Features a lower-level courtyard garden and potential for terraced gardens at the rear of the garage, but space is limited.
- Walking9/10
An easy 10-minute walk into Kinsale town centre, with popular spots like the Spaniard Inn just a one-minute stroll away.
- Gym3/10
No dedicated fitness facilities on-site; local commercial fitness options would need to be investigated.
- Cycling6/10
Kinsale and its surrounding scenic coastal roads offer good cycling routes, though local traffic conditions should be considered.
- Golf7/10
Kinsale is well known for its proximity to quality golf courses in the wider Cork region.
- Fishing9/10
Direct waterfront access with a deck and derricks provides an ideal setup for boating and fishing enthusiasts.
- Horse Riding5/10
Equestrian activities are available in the broader countryside surrounding Kinsale, though not directly on your doorstep.
- Water Sports10/10
Exceptional setup for water sports with direct harbour access, mooring views, and potential for launching a punt or boat.
- Entertaining7/10
Features sunrooms, balconies, and waterfront outdoor areas that offer a wonderful backdrop for hosting, once renovated.
Lifestyle
5 areas- Quiet Living6/10
Enjoys lovely harbour views, though being close to popular local establishments means some ambient activity nearby.
- Rural Living2/10
This is a waterfront position on the edge of a vibrant town rather than a rural setting.
- Village Living8/10
Located just a short walk from Kinsale town centre, offering excellent access to local shops, restaurants, and community life.
- Coastal Living10/10
Superb waterfront position directly on Kinsale's Inner Harbour with over-water decking, stunning views, and direct boat access potential.
- Urban Living4/10
Kinsale provides great town amenities, but it offers a historic coastal town feel rather than a major urban environment.
Social
6 areas- Community Involvement7/10
Kinsale has a strong, active local community with numerous clubs, societies, and local events.
- Café Culture9/10
Kinsale is renowned for its vibrant culinary scene, cafés, and restaurants just a short stroll away.
- Nightlife8/10
Proximity to well-known local pubs like the Spaniard Inn and downtown venues ensures plenty of evening options.
- Health/Wellness groups6/10
Local wellness and fitness groups operate within the Kinsale area, easily accessible from the property.
- Networking Opportunities5/10
Networking is generally tied to local business and tourism in Kinsale or commuting toward Cork.
- Tech-Hub Connectivity4/10
While remote work is possible, high-tech infrastructure is more concentrated in Cork city rather than locally.
Listing information
- Agent
- Dennehy Auctioneers
- Phone
- 021 437 1249
- Published on HouseDelve
- 15 September 2026
- Correction
- Report an issue
HD-6C6D88HouseDelve · 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.