Ballyannan, Midleton, CorkP25W721
€175,000
2 Bed~1 Bath~49 m²
What you'll like:
- Generous land size: The property includes an expansive site extending to approximately 1.4 acres, offering remarkable outdoor space and exceptional long-term development potential for buyers.
- Scenic shorefront setting: Situated directly on the water, the property delivers breathtaking coastal views and a uniquely tranquil environment that is rarely found close to towns.
- Proximity to Midleton: Despite the secluded feeling, the busy town of Midleton is only a five-minute drive away, providing access to major supermarkets, schools, and daily conveniences.
- Local amenities nearby: Residents can easily access a wide selection of shops, cafes, restaurants, and the famous Saturday morning farmers market located within the nearby town.
- Educational options: Families will benefit from a broad choice of highly regarded local primary and secondary schools situated just a short drive from the property location.
- Unique self-build potential: This traditional detached cottage offers a blank canvas for buyers wanting to undertake a custom renovation project in an unbeatable coastal location.
- Compact floor area: The manageable 49 square metre layout reduces immediate structural material costs and simplifies the overall scope of any planned interior modernization works.
- Natural birdwatching haven: The surrounding coastal habitat is a paradise for birdwatchers and nature enthusiasts, offering an abundance of local wildlife right at your doorstep.
- Complete isolation: Enjoy total peace and privacy with no immediate neighbors, creating a genuine off-grid lifestyle experience while remaining remarkably close to urban infrastructure.
- Mains water connection: The property benefits from a connection to mains water, eliminating the need to drill a private well or manage complex off-grid filtration systems.
- Established septic tank: An existing septic tank is already in place on the site, which could potentially reduce initial installation planning requirements for a buyer.
- BER exemption advantage: The building is exempt from Building Energy Rating certificates due to its floor area under fifty square metres, saving upfront certification costs.
- Recent occupancy history: Having been last occupied in late 2024, the structure provides a tangible starting point for restoration rather than a completely abandoned ruin.
- Desirable coastal address: Located in Ballyannan, the property sits in a highly sought-after area known for its scenic beauty and strong long-term real estate appeal.
- Outdoor lifestyle opportunities: The expansive grounds and shoreline access provide fantastic opportunities for kayaking, coastal walking, and peaceful outdoor relaxation during weekends.
- Shopping convenience: Major retail outlets including Lidl, Aldi, Supervalu, and Tesco are all located within a short drive to easily handle your weekly grocery needs.
- Accessible transport links: The nearby town offers reliable transport connections, making daily commuting or traveling to Cork city much more manageable for working professionals.
- Distinctive architectural character: The traditional detached cottage style offers charming curb appeal and authentic regional character that modern prefabricated builds simply cannot replicate.
- Private site dynamics: The secluded nature of the plot ensures minimal noise pollution from traffic, offering a quiet sanctuary away from bustling suburban housing developments.
- Strong future value: Given the scarcity of shorefront properties near thriving towns, successful renovation could yield a highly valuable bespoke coastal residential retreat.
But keep in mind:
- Cash purchase required: The listing explicitly states that the property is not suitable for purchasers obtaining mortgage funding, requiring substantial liquid capital from interested buyers.
- Tidal access route: The property is accessed via a rugged track road that disappears during spring high tides, which may pose significant daily travel disruptions and safety hazards.
- Leasehold title complexity: The property operates on a leasehold title originating from November 1977 with a 150-year term, which buyers should thoroughly investigate with legal counsel.
- Small floor area: Measuring approximately 49 square metres, the limited interior footprint will require creative spatial planning to accommodate comfortable modern living arrangements.
- Unknown structural condition: With no BER rating provided and aging cottage construction, buyers must budget for potential hidden defects, dampness, and extensive foundational repairs.
- Unverified septic compliance: The existing septic tank must be independently inspected to ensure it meets current environmental standards and regulatory compliance codes in County Cork.
- Flood risk exposure: Being directly on the shorefront and subject to tidal road submergence, the buyer should commission a detailed coastal flood risk assessment before purchasing.
- Insurance availability challenges: Securing buildings insurance for a shorefront property with tidal access issues and non-standard construction may prove exceptionally difficult and expensive.
- Emergency service access: Emergency vehicles may struggle to reach the property during high tide events or along the rugged unpaved track road during severe weather.
- Renovation cost uncertainty: Undertaking a self-build or major refurbishment project on a remote site often incurs higher labor and material delivery costs than standard builds.
- Boundary verification needed: Illustrations suggest boundary lines are for guidance only, meaning a professional land survey is essential to confirm exact legal ownership margins.
- Utility infrastructure limits: The remote location and track access may complicate the installation or upgrading of high-speed broadband and reliable electrical supply lines.
- Lack of structural warranties: As a traditional project sold as-is, there are no builder warranties or guarantees covering future structural performance or material failures.
- High maintenance environment: Coastal salt spray and strong winds will accelerate exterior wear and tear, demanding more frequent property upkeep and corrosion-resistant materials.
- Potential planning restrictions: Local planning authorities may enforce strict regulations regarding renovations or extensions in sensitive shorefront or birdwatching zones.
- Heating efficiency concerns: A small older cottage lacking insulation standards will likely require significant investment in modern heating systems to achieve comfort.
- Limited resale liquidity: Due to the cash-only requirement and niche shorefront location, future resale options might be restricted to a very specific pool of buyers.
- Construction financing hurdles: Even alternative renovation loans might be denied by lenders given the leasehold status and unique tidal access challenges of the site.
- Contractor reluctance: Builders and tradespeople may charge premium rates or decline projects due to the difficult access route and logistical hurdles of the location.
- Environmental designations: Proximity to protected coastal habitats might trigger stringent environmental reviews or restrictions from local conservation bodies during any expansion.
Price positioning
?
Not enough reliable market evidence is available to position this asking price.
Build Analysis
What we know from similar construction types
- The property is described as a detached, self-build project and a traditional cottage, which indicates that substantial renovation, repair, or completion works are likely required.
- The listing explicitly states that the property is not suitable for purchasers obtaining mortgage funding, which buyers should investigate regarding structural integrity, legal title, or compliance.
- The floor area is approximately 49 square metres, making it exempt from BER requirements due to being under the 50 square metre threshold for standalone buildings.
- The access road is described as rugged and track-based, disappearing during the spring high tide, meaning buyers must investigate vehicle access constraints, flood risks, and infrastructure resilience.
- Services include a private septic tank and mains water, requiring verification of the septic tank's current operational status and compliance with environmental regulations.
- The property operates on a leasehold title with a term of 150 years starting from November 1977, which leaves approximately 102 years remaining; legal advice should be sought to review the lease terms and conditions.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is not possible to determine with precision as the property is a self-build project and the BER is exempt due to its small floor area.
- Given that the property is approximately 49 square metres and was last occupied recently, a modest heating system might typically cost between €800 and €1,500 annually depending on the fuel type installed, but the buyer should investigate the existing infrastructure.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
4/10Water overflow reports to follow up
- The property description explicitly notes that the access track-road disappears during spring high tides, indicating a high exposure to tidal coastal influences.
- Given its low-lying shorefront position, buyers should conduct a thorough site-specific flood risk assessment and investigate insurance availability.
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 Midleton area
55 RIVERSFIELD EST, MIDLETON, CORK
- Sale date
- Declared sale price
- €295,000.00
38 ROSARY PLACE, MIDLETON, CORK
- Sale date
- Declared sale price
- €180,000.00
CARRIGOGNA, MIDLETON, COUNTY CORK
- Sale date
- Declared sale price
- €378,594.16
28 IVY COURT, MIDLETON, CORK
- Sale date
- Declared sale price
- €265,000.00
26 WOODBERRY VIEW, CASTLEREDMOND, MIDLETON
- Sale date
- Declared sale price
- €490,000.00
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 percent of the purchase price (around €1,750 for a property priced at €175,000).
- Solicitor legal fees: approximately €1,500 to €3,000 plus outlays and VAT.
- Land registration fees: approximately €130 to €200 depending on the registration type.
- Property valuation fees: approximately €150 to €300.
- Surveyor fees: approximately €400 to €800 depending on the depth of the survey required.
- Annual home insurance: approximately €400 to €800 per year, though buyers should verify rates given the coastal location and off-grid nature of the site.
Forum Talk
What people are saying about this area
- Local discussions highlight Midleton as a highly desirable and growing market with strong community amenities and a vibrant weekly farmers market.
- Residents frequently discuss ongoing local infrastructure and coastal management initiatives following past regional weather events in East Cork.
- Property forums note high demand for detached rural and semi-rural fixer-upper projects within a short commute of Cork city and Midleton town.
- Local groups often share wildlife and birdwatching observations around the scenic Cork Harbour and estuary regions.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children3/10
The property is a small 49 m² self-build project with cash-only purchase terms and rugged access, making it less suitable for young children.
- Teenagers3/10
Limited floor space and remote access mean teenagers may find it restrictive, though the large site offers outdoor exploration.
- Multi-generational Living1/10
With only 49 square metres of floor area and two bedrooms, multi-generational living is not practically possible here.
- Single Buyers5/10
A great project for an adventurous single buyer with cash funds, though mortgage restrictions apply.
- Couples5/10
Offers a unique shorefront lifestyle for a couple willing to undertake a self-build renovation project.
- Empty Nesters5/10
Provides a tranquil, scenic retreat for downsizers, provided they are comfortable with a fixer-upper.
- Retirees4/10
While peaceful and scenic, the off-grid nature, track-road access, and renovation requirements may pose challenges for ageing in place.
Work
3 areas- Remote Working6/10
The tranquil setting is great for remote work, though buyers should verify broadband connectivity.
- Hybrid Commuting5/10
Being 5 minutes from Midleton helps, but the cash-only purchase and unique access route require careful commute planning.
- Retired7/10
A peaceful retirement haven for those who do not mind property maintenance and isolation.
Practical
8 areas- Ageing in Place2/10
Rugged track access that disappears in spring high tides and the need for extensive renovation make ageing in place difficult.
- Low Maintenance2/10
This is a detached self-build project requiring significant work and ongoing management of a septic tank and remote grounds.
- Secure Gated Entry3/10
The property is private and off-grid, but lacks formal secure gated entry along its rugged approach road.
- Minimalist Design7/10
With a compact 49 m² floor area, the cottage naturally leans toward a minimalist footprint.
- Flexible Floor Plans4/10
The small footprint limits extensive layout flexibility without substantial rebuilding.
- Heritage Home7/10
Features a traditional, detached cottage style full of character and historic appeal.
- Ecological Setup8/10
The off-grid nature, shorefront ecosystem, and private 1.4-acre plot offer strong ecological potential.
- Outdoor areas9/10
Extends to approximately 1.4 acres of scenic, shorefront private land with exceptional water views.
Interests
9 areas- Gardening8/10
The approximately 1.4-acre site offers plenty of outdoor space for landscaping and gardening enthusiasts.
- Walking8/10
Scenic shorefront surroundings provide wonderful opportunities for walking and exploring nature.
- Gym2/10
No fitness facilities on-site, requiring travel into Midleton for gym access.
- Cycling4/10
The rugged, track-road access and coastal location make cycling directly from the property somewhat challenging.
- Golf3/10
Buyers should investigate or verify the proximity of local golf courses in the wider Midleton area.
- Fishing9/10
The shorefront location is fantastic for anyone interested in coastal fishing and maritime activities.
- Horse Riding4/10
The large plot offers space, but equestrian facilities would need to be sourced off-site.
- Water Sports8/10
An ideal location for water enthusiasts looking to enjoy the immediate shorefront environment.
- Entertaining4/10
The small 49 m² interior limits indoor entertaining, though the extensive outdoor space holds potential.
Lifestyle
5 areas- Quiet Living10/10
Exceptional tranquillity, isolation, and a bird watcher's dream setting ensure absolute peace and quiet.
- Rural Living9/10
Set on a private 1.4-acre site with rugged track access, offering a deeply rustic and off-grid feel near the shore.
- Village Living4/10
The location is quite isolated, though the town of Midleton is just a 5-minute drive away.
- Coastal Living10/10
Directly on the shorefront with exceptional water views and a coastal setting that is truly rare.
- Urban Living2/10
Very far from urban density, relying entirely on nearby Midleton for town amenities.
Social
6 areas- Community Involvement4/10
The property is quite isolated, requiring a short drive to Midleton to engage with local community groups.
- Café Culture4/10
While the property itself is secluded, Midleton's town center offers local cafes and a Saturday farmers market just 5 minutes away.
- Nightlife2/10
Nightlife is practically nonexistent at the immediate location, limited to what Midleton provides.
- Health/Wellness groups3/10
Wellness groups must be accessed in the nearby town rather than locally.
- Networking Opportunities2/10
The off-grid and isolated nature of the site offers very few professional networking opportunities nearby.
- Tech-Hub Connectivity2/10
Not near any established tech hubs; buyers should verify local internet speeds.
Listing information
- Agent
- Kennedy Estate Agents
- Phone
- 0212370203
- Published on HouseDelve
- 6 September 2026
- Correction
- Report an issue
HD-8C5BCFHouseDelve · 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.