Ballycrenane, Coast Road, Garryvoe, Co. CorkP25N567
€295,000
3 Bed~1 Bath~950 m²~BER F
What you'll like:
- Spectacular sea views: The property overlooks the Atlantic Ocean and Ballycotton Island, providing a stunning permanent backdrop that enhances daily living and long-term asset value.
- Generous one acre site: Positioned on approximately one acre of land, buyers get exceptional outdoor space for landscaping, extensions, or recreational activities.
- Walking distance to beach: Ballinwilling beach is within walking distance, offering direct access to scenic sandy coastlines for outdoor enthusiasts and morning walks.
- First time on market: Being offered for sale for the first time in over 50 years, indicating a tightly held family location with strong historical stability.
- Recent boiler upgrade: A new oil-fired boiler was fitted circa 2024, ensuring immediate reliability for the central heating system upon moving in.
- Original roof updated: The original cottage roof was re-roofed in 2018, reducing immediate major capital expenditure risks for weatherproofing.
- Vaulted ceiling living room: Features a vaulted ceiling with a Scandinavian wood-burning stove and a cast iron Pierce fire blower, creating a charming focal point.
- Dual aspect sunroom: Includes a bright sunroom with laminate flooring and sliding doors leading to the front, maximizing natural light and coastal vistas.
- Proportionate three bedrooms: Comprises three well-sized laminate-floored bedrooms, offering functional accommodation layouts for families or guests.
- Proximity to Garryvoe Hotel: Located approximately a 5-minute drive from the well-known Garryvoe Hotel, granting easy access to a spa, gym, pool, and dining.
- Renowned culinary neighbours: Situated less than a 10-minute drive from Ballymaloe House and the world-famous Ballymaloe Cookery School, enriching local lifestyle appeal.
- Local dining hotspots: Close proximity to popular regional dining spots such as Sea Church and Salty Dog Ballycotton provides excellent local entertainment options.
- Recreational cliff walks: The nearby Knockadoon Cliff Walk offers a safe and scenic coastal walking trail for active lifestyles right on your doorstep.
- Convenient town access: The busy towns of Midleton and Youghal are roughly a 20-minute drive away, providing major supermarkets, secondary schools, and social amenities.
- Nearby national school: Kilcredan National School is located a short 2-minute drive away, making the morning school run exceptionally convenient for young families.
- Included fixtures and fittings: The sale includes all curtains, carpets, light fittings, a washing machine, and a garden shed, easing initial moving costs.
- Double glazed windows: Fitted with double glazed windows throughout, contributing to baseline thermal insulation and external noise reduction.
- Charming character features: Retains classic cottage features such as a traditional feature half-door leading from the kitchen to the rear garden.
- Holiday home potential: Serves as an ideal candidate for a holiday retreat or permanent coastal residence due to its scenic setting and manageable size.
- Development precedent: Past planning permission history on the expansive site indicates local council familiarity with residential layout additions, subject to re-application.
But keep in mind:
- Poor energy rating: The property carries a low BER rating of F, indicating significant thermal inefficiency and high heating costs that require energetic retrofitting.
- Lapsed planning permission: Previous planning permission for a detached dwelling in the rear garden has now lapsed, requiring buyers to re-apply and navigate current planning rules.
- Private well water: Services rely on a private well rather than mains supply, meaning buyers must test water quality and ensure sustainable flow rates independently.
- Septic tank system: Wastewater relies on a private septic tank, requiring thorough inspection for current environmental compliance and potential replacement costs.
- Compact floor area: The internal accommodation spans approximately 950 sq ft, which may feel restricted for modern family living without further expansion.
- Single bathroom setup: There is only one bathroom servicing the three bedrooms, creating potential morning bottlenecks for larger households or visiting guests.
- Renovation project nature: The listing explicitly positions the property as a renovation project, suggesting hidden wear and tear typical of a building constructed around 1900.
- Coastal exposure wear: Positioned directly on the Coast Road, the structure faces harsh maritime weather elements, which can accelerate exterior weathering and maintenance cycles.
- Uncertain foundation integrity: Built circa 1900, the older sections of the cottage should be checked by a structural engineer for damp, settlement, or sub-base issues.
- Insulation standards check: Due to its 1900s origins and F rating, wall and floor insulation levels are likely minimal, demanding comprehensive energy upgrades.
- Potential drainage limitations: The large one-acre site should be evaluated for surface water drainage and soil percolation capabilities, especially regarding the septic tank.
- Future development restrictions: Lapsed planning status means there is no guarantee that a new application for a separate dwelling in the garden would be approved today.
- Access and boundary verification: Buyers must verify exact site boundaries along the Coast Road to ensure clear title demarcation and secure parking arrangements.
- Ventilation and damp checks: Vaulted ceilings and older stone or masonry walls require careful inspection for interstitial condensation and penetrating dampness.
- Electrical system age: The age of the electrical wiring is unconfirmed, meaning a comprehensive electrical survey is essential to ensure compliance with modern safety codes.
- Oil heating dependency: Dependence on oil-fired central heating exposes the household to fluctuating fuel market prices and requires ongoing oil tank maintenance checks.
- Road proximity impacts: Being situated right on the Coast Road may introduce occasional traffic noise during peak visitor seasons, affecting tranquil privacy.
- Appliance condition unknown: Included appliances such as the washing machine are sold as-seen and should be inspected for remaining operational lifespan.
- Limited indoor storage: The cottage lacks extensive built-in storage solutions internally, meaning occupants must rely heavily on the external garden shed.
- Future proofing costs: Bringing an F-rated 1900s cottage up to modern comfort and environmental standards will likely require a substantial capital investment budget.
Price positioning
?
- The asking price of €295,000 for a three-bedroom coastal property aligns closely with regional asking prices for similar compact houses and cottages in the Garryvoe and East Cork area.
- Comparable rural and coastal homes in the surrounding locality demonstrate that properties requiring upgrades or offering modest floor areas frequently list around this price bracket.
- The inclusion of an approximate one-acre site and sea views provides notable asset value, though prospective buyers should investigate structural renovation costs for the circa 1900 cottage.
- An F energy rating indicates that the buyer will likely need to budget for significant energy efficiency improvements to bring the dwelling up to modern standards.
Build Analysis
What we know from similar construction types
- The property is an extended cottage originally built circa 1900, meaning a buyer should investigate the structural integrity of both the original fabric and the later extensions.
- Although the original cottage was re-roofed in 2018 and a new boiler was fitted around 2024, a comprehensive structural survey is recommended to check for dampness, timber rot, and insulation adequacy typical of properties of this age.
- The home relies on a private well and septic tank, so a buyer should verify the condition, capacity, and regulatory compliance of these private services.
- Planning permission was previously granted for a detached dwelling house in the rear garden but has since lapsed; a buyer interested in future development potential should investigate local planning policies and constraints along this coastal zone.
- Given its coastal location on the Coast Road, a buyer should investigate potential exposure to weather elements, salt spray maintenance, and any local coastal erosion or zoning considerations.
Retrofit Cost*
Possible renovating / insulating expenditure
- A deep retrofit for an F-rated property of approximately 950 sq. ft. typically ranges from €40,000 to €70,000+ in Ireland, depending on the extent of external wall insulation, internal dry-lining, upgrading windows and doors beyond the existing double glazing, installing a renewable heating system (such as a heat pump), and airtightness improvements.
- While a new oil boiler was installed around 2024 and the roof was re-roofed in 2018, achieving a high BER rating (such as a B2 or A) from an F rating will still require substantial fabric upgrades to floors, walls, and ventilation.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: Approximately €1,800 to €2,600 per year.
- Explanation: The property relies on oil-fired central heating and has a poor BER rating of F, indicating low energy efficiency and significant heat loss. Actual costs will vary depending on fuel price fluctuations, winter weather severity, and how the property is occupied or heated.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
7/10Water overflow reports to follow up
- The property benefits from an elevated position along the Coast Road offering views toward the Atlantic Ocean, which generally reduces immediate low-land inundation risks.
- Given its close proximity to the coastline and beaches such as Ballinwilling and Garryvoe, site-specific marine or extreme weather flood vulnerability should be verified by a professional survey.
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 Garryvoe area
THE BUNGALOW, BALLYCOTTON SEAFOOD, GARRYVOE
- Sale date
- Declared sale price
- €300,000.00
1 SUNNYSIDE, GARRYVOE, CASTLEMARTYR
- Sale date
- Declared sale price
- €545,000.00
1 EASTHAVEN, GARRYVOE, LADYSBRIDGE
- Sale date
- Declared sale price
- €411,100.00
9 COIS NA TRA, GARRYVOE, CORK
- Sale date
- Declared sale price
- €355,000.00
INISFREE, GARRYVOE, CO CORK
- Sale date
- Declared sale price
- €395,000.00
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 €2,950 (calculated at 1% of the €295,000 asking price for a residential property)
- Solicitor legal fees: Approximately €1,500 to €2,500 plus 23% VAT (totaling roughly €1,845 to €3,075 depending on the firm's conveyancing charges)
- Land registration fees: Approximately €400 to €800 based on property value and registration requirements, plus a €175 mortgage charge if applicable
- Property valuation fees: Approximately €150 to €250 if required by a mortgage lender
- Surveyor fees: Approximately €400 to €800 (buyers should verify or commission an independent structural survey given the property age of circa 1900 and renovation requirements)
- Annual home insurance: Approximately €300 to €600 per year depending on the policy level, location exposure, and rebuilding cost estimates
Forum Talk
What people are saying about this area
- Local community discussions highlight Garryvoe and the surrounding coastal stretch as popular for scenic walks, beach access, and outdoor amenities like mobile saunas.
- Residents frequently note the appeal of proximity to East Cork culinary landmarks such as Ballymaloe House and Ballymaloe Cookery School.
- Property market observers indicate strong interest in rural coastal cottages across the East Cork area from both first-time buyers and holiday home seekers.
- Discussions on rural living in the Garryvoe and Ballymacoda areas often emphasize the convenience of being a short drive from larger towns like Midleton for major services and schools.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property features a generous 1-acre garden providing plenty of outdoor play space, and a nearby national school is just a short drive away. However, the home requires renovation, and buyers should verify safety updates and childproofing needs given its c. 1900 construction.
- Teenagers5/10
The 1-acre plot and nearby beaches offer great recreational opportunities, but the 950 sq ft layout with only 1 bathroom may feel somewhat tight for teenagers. Additionally, its rural coastal location means limited independent public transport options.
- Multi-generational Living3/10
With a floor area of roughly 950 sq ft, a single bathroom, and an older cottage configuration, space is quite limited for multi-generational living. While historical planning permission existed for a detached dwelling in the rear garden, buyers must investigate current zoning and planning rules to build an annex.
- Single Buyers7/10
An affordable entry point at €295,000 for a detached property with sea views and substantial land. It serves as an appealing project for single buyers looking to renovate, though considerable DIY or contracting funds may be required to update the F-rated BER.
- Couples8/10
A charming coastal retreat offering magnificent sea views, a sunroom, and a cozy wood-burning stove. Ideal for couples seeking a scenic renovation project or a peaceful permanent home within reach of local amenities.
- Empty Nesters7/10
Wonderful coastal scenery and single-level cottage living make this attractive for empty nesters wanting a quieter pace. Downsides include the maintenance required for an acre of land and an older structure with an F energy rating.
- Retirees6/10
The single-level flow of the original cottage layout supports accessibility, and the peaceful coastal setting is ideal for retirement. However, the need for extensive renovation work and upkeep on an older property should be carefully evaluated.
Work
3 areas- Remote Working6/10
The quiet rural and coastal environment is conducive to focused remote work, but buyers should investigate local broadband speed availability and reliability before committing.
- Hybrid Commuting4/10
The location is remote from major commercial centers, making hybrid commuting to cities like Cork reliant on a roughly 20-minute drive to larger towns and longer overall transit links.
- Retired8/10
A tranquil environment with stunning views and manageable single-story cottage dimensions, ideal for retirement if renovation management is accounted for.
Practical
8 areas- Ageing in Place7/10
The single-level cottage layout avoids internal stairs, but modifications would likely be needed in the bathroom and doorways to fully support long-term accessibility as needs change.
- Low Maintenance3/10
As a c. 1900 cottage requiring comprehensive renovation with an F-rated BER and an acre of land to manage, maintenance demands are relatively high.
- Secure Gated Entry3/10
The property currently features an open or standard roadside cottage boundary setup without a pre-existing secure automated gated entry system.
- Minimalist Design4/10
The structure features historical cottage character, vaulted ceilings, and timber elements rather than sleek, clean-lined modern minimalism.
- Flexible Floor Plans5/10
While the 950 sq ft interior has an extended cottage footprint with a sunroom, major layout flexibility would require the extensive renovation work noted by the agent.
- Heritage Home8/10
Originally built around 1900 and offered for sale for the first time in over 50 years, this property retains authentic historical character, complemented by a re-roofing project completed in 2018.
- Ecological Setup4/10
Features a newer boiler fitted around 2024 and a Scandinavian wood-burning stove, but is held back ecologically by a poor F energy rating and reliance on a septic tank and private well.
- Outdoor areas9/10
An expansive 1-acre site featuring a garden shed, spectacular sea views overlooking the Atlantic Ocean and Ballycotton Island, and great proximity to coastal paths.
Interests
9 areas- Gardening9/10
The generous plot size of roughly 1 acre provides boundless potential for keen gardeners to cultivate lawns, vegetable patches, or landscaping features.
- Walking10/10
Superb walking opportunities right on the doorstep, including Ballinwilling beach walks, scenic trails through Ballycrenane, Garryvoe, and the nearby Knockadoon Cliff Walk.
- Gym4/10
No fitness facilities are on-site, though the Garryvoe Hotel with its gym and swimming pool is roughly a 5-minute drive away.
- Cycling7/10
The coastal roads offer scenic cycling routes, though narrow rural stretches require caution regarding heavy seasonal traffic.
- Golf5/10
While coastal amenities are rich, dedicated golf courses require a drive toward nearby towns like Youghal or Midleton.
- Fishing8/10
The prime coastal position overlooking the Atlantic Ocean and proximity to Ballycotton provides excellent local maritime and sea-angling environments.
- Horse Riding6/10
The spacious 1-acre site and rural surroundings offer potential for equestrian interests, subject to setting up appropriate paddock and stabling infrastructure.
- Water Sports9/10
An exceptional location for sea swimming, paddleboarding, and coastal water activities, enhanced by nearby local beach access points and mobile saunas.
- Entertaining7/10
The sunroom, vaulted living areas, and expansive 1-acre outdoor space offer great staging for hosting guests, though the kitchen and indoor spaces are compact at 950 sq ft.
Lifestyle
5 areas- Quiet Living9/10
Positioned along the Coast Road in Garryvoe, the property offers a peaceful rural and coastal atmosphere with low surrounding density and calming sea views over the Atlantic Ocean.
- Rural Living8/10
Set on an approximately 1-acre site utilizing a private well and septic tank, the property delivers an authentic rural lifestyle combined with coastal proximity.
- Village Living5/10
While close to local beaches and a short drive to Garryvoe hotel amenities, the immediate setting is isolated rather than tightly knit into a bustling village hub.
- Coastal Living10/10
Features magnificent sea views overlooking the Atlantic Ocean and Ballycotton Island, with Ballinwilling beach within walking distance and mobile saunas nearby for post-swim warm-ups.
- Urban Living2/10
Located far from major urban centers, though the busy towns of Midleton and Youghal are accessible within a 20-minute drive for broader commercial needs.
Social
6 areas- Community Involvement6/10
Rural coastal areas often foster close-knit local communities, though integrating into local groups requires proactive engagement.
- Café Culture5/10
Local spots like Ballymaloe and surrounding dining options offer quality experiences, but daily walking-distance cafe culture is minimal.
- Nightlife2/10
Nightlife is very limited locally, restricted primarily to hotel bars and regional restaurants rather than vibrant evening entertainment districts.
- Health/Wellness groups5/10
Access to health and wellness options is supported by nearby hotel leisure facilities and open-air beach saunas, though structured local group classes may require travel.
- Networking Opportunities2/10
The rural coastal setting provides very few local professional networking events or formal business hubs.
- Tech-Hub Connectivity2/10
Geographically isolated from major tech hubs, meaning connectivity relies completely on domestic digital infrastructure.
Listing information
- Agent
- Kennedy Estate Agents
- Phone
- 0212370203
- Published on HouseDelve
- 4 September 2026
- Correction
- Report an issue
HD-F4CC6CHouseDelve · 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.