Blue Door, No. 8 Friar Street, Kinsale, Co Cork – P17xe98, Kinsale, CorkP17XE98
€650,000
2 Bed~3 Bath~BER B3
What you'll like:
- Prime town-centre location: Situated right in the heart of Kinsale, this home provides immediate walking access to renowned local restaurants, vibrant cafés, independent shops, and the scenic harbour.
- Completely turnkey condition: The property has been newly renovated and finished to an excellent standard throughout, allowing the incoming buyer to move in immediately without undertaking disruptive improvement works.
- Bright open-plan living: The ground floor features a spacious, light-filled open-plan layout combining the living, kitchen, and dining areas, perfectly suited for modern lifestyles and effortless entertaining.
- Dedicated guest W.C.: A convenient ground-floor guest toilet enhances everyday practicality and keeps the upper floor en-suite bathrooms entirely private for the main occupants and overnight visitors.
- Useful separate utility: Having a dedicated utility room helps keep laundry appliances separate from the main kitchen area, reducing ambient noise and preserving valuable workspace during daily cooking routines.
- Two double bedrooms: The upper level accommodates two generously proportioned double bedrooms, offering comfortable sleeping quarters without feeling cramped or overly compromised by awkward architectural angles.
- Dual en-suite bathrooms: Both upstairs bedrooms benefit from their own en-suite bathrooms, providing an exceptionally high level of convenience and privacy for residents and visiting guests alike.
- Landscaped rear courtyard: Sliding glazed doors open onto a beautifully landscaped, sun-filled outdoor courtyard, creating an inviting low-maintenance extension of the primary living space for warm weather.
- Valuable pedestrian access: The rear courtyard includes convenient pedestrian rear access, making it much easier to bring bicycles, bins, or gardening supplies into the property without traversing the main interior.
- Energy efficient B3 rating: The B3 building energy rating indicates good thermal insulation and lower heating demands, which can contribute to reduced utility bills and potential green mortgage eligibility.
- Modern oil heating: The installation of an oil central heating system provides reliable and effective warmth throughout the entire residence during colder winter months and damp coastal evenings.
- Quality double glazing: Fitted PVC double-glazed windows offer robust weatherproofing and effective acoustic dampening, helping to shield the interior from any occasional street noise in the busy town centre.
- Significant asking reduction: The recorded price history shows a substantial €100,000 decrease down to the current €650,000 level, potentially signaling increased vendor motivation and realistic pricing dynamics.
- Strong rental appeal: Given the highly desirable tourist and residential hub of Kinsale, a turnkey two-bedroom town property represents an attractive asset for long-term letting or high-end corporate leasing.
- Low maintenance exterior: As a fully renovated terraced dwelling with a small paved courtyard, ongoing structural upkeep requirements are minimal compared to older detached homes with expansive gardens.
- Excellent natural light: The thoughtful inclusion of sliding glazed doors and modern window placements ensures the interior living spaces remain bright and welcoming throughout most daylight hours.
- Established local community: Residing directly on Friar Street places buyers within a historic and characterful neighbourhood renowned for its welcoming community atmosphere and year-round cultural vibrancy.
- Compact lock-up potential: The property functions brilliantly as a secure lock-up-and-leave holiday retreat for buyers seeking a coastal bolthole in one of Ireland's most sought-after maritime towns.
- Professional presentation: The high standard of interior finishes suggests careful attention during the refurbishment process, reducing the immediate risk of hidden cosmetic defects for the buyer.
- Resilient property market: Properties in Kinsale historically retain strong asset demand due to geographic constraints and enduring popularity, offering sound long-term capital preservation for prudent purchasers.
But keep in mind:
- Unclear total floor area: The listing fails to provide the exact floor area in square meters or feet, making it difficult to calculate price-per-square-unit metrics accurately without further measurement.
- Unknown property classification: The exact architectural type or historical legal classification is omitted, which means buyers should verify title boundaries and potential conservation restrictions with their solicitor.
- Substantial initial price drop: The asking price was dropped by €100,000 within a very short tracking window, which may indicate that the initial launch price was overly ambitious or that hidden defects emerged.
- Potential street parking constraints: On-street parking in central Kinsale can be fiercely competitive during peak tourist seasons, potentially leaving residents without a guaranteed space directly outside the home.
- Oil heating system reliance: While functional, oil-fired central heating requires physical fuel deliveries and storage management, which some modern buyers find less convenient than piped natural gas or heat pumps.
- Limited private garden space: The outdoor area is restricted to a paved rear courtyard, lacking a traditional grassy lawn for pets or children to play in during the summer months.
- Terraced acoustic considerations: Being a town-centre terraced house, buyers should investigate potential party-wall sound transmission from adjacent properties, particularly during lively local holiday periods.
- Narrow street access: Friar Street can experience tight vehicular and pedestrian congestion, which might complicate large furniture deliveries, moving trucks, or emergency service vehicle access.
- Tourist footfall disruption: The prime location within a famous tourist destination means increased weekend and summer footfall outside the front door, potentially impacting daytime quietness and privacy.
- Lack of off-street parking: The absence of a private driveway or dedicated garage space could be a drawback for vehicle owners concerned about weather exposure or vehicle security.
- Conservation area oversight: Given the historic nature of Kinsale town, the property might be subject to local planning restrictions or preservation guidelines that could limit future external modifications.
- En-suite spatial trade-offs: Fitting two en-suite bathrooms into a two-bedroom footprint may have compromised bedroom sizes or closet storage capacities, which buyers should verify during a physical inspection.
- Utility room ventilation check: Buyers should verify that the separate utility room has adequate mechanical extraction to prevent moisture buildup from clothes dryers inside the compact footprint.
- Maintenance of shared access: The pedestrian rear access should be thoroughly checked on the title deeds to confirm clear rights of way and establish who bears responsibility for gateway upkeep.
- Insurance cost variations: Proximity to coastal waters and older town centers can sometimes influence building insurance premiums or flood risk assessments, requiring buyers to check policy quotes early.
- Potential retrofit limitations: Retrofitting older terraced structures with modern eco-upgrades can be complex if strict external appearance guidelines apply to the historic streetscape.
- Resale liquidity concentration: Premium-priced two-bedroom properties cater to specific buyer demographics such as downsizers or investors, which might influence the speed of future resale compared to family houses.
- Lack of outdoor storage: The courtyard appears compact, meaning there may be limited room for storing bulky outdoor items like surfboards, kayaks, or bicycles securely outside.
- Hidden renovation defects: Because the home has been newly renovated, buyers should commission an independent structural survey to ensure cosmetic finishes have not masked underlying damp or structural issues.
- Future development proximity: Urban town-centre properties can occasionally be impacted by nearby commercial developments or changing local traffic management schemes that alter neighbourhood dynamics.
Price positioning
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- The asking price appears somewhat overvalued because the current €650,000 figure significantly exceeds typical achieved figures for similar residential units in the immediate locality and wider urban area, reflecting ambitious vendor expectations.
- Under-valuation signals are absent, whereas over-valuation signals include a substantial recent asking price reduction of €100,000 from an initial €750,000, strongly indicating initial miscalibration and softer than anticipated buyer demand at the higher tier.
- Such a premium price could be supported by the property's high-spec turnkey condition and prime town-centre location with two en-suite bedrooms, though it could be undermined by the limited two-bedroom footprint and lack of dedicated off-street parking.
- Relevant market dynamics suggest that while Kinsale commands a lifestyle premium for renovated historic properties, buyers remain sensitive to square footage pricing, meaning further negotiations might still be required to achieve a successful closing.
Build Analysis
What we know from similar construction types
- The property has been newly renovated and finished to an excellent standard as a two-bedroom terraced residence with three bathrooms.
- Features include PVC double-glazed windows, oil-fired central heating, a guest WC, a separate utility room, and a landscaped rear courtyard with pedestrian rear access.
- A buyer should investigate the documentation and building control compliance for the recent renovations, particularly regarding insulation, electrical, and plumbing updates.
- Given the terraced town-centre setting in Kinsale, a buyer should verify party wall conditions, soundproofing, and any local restrictions regarding the historic streetscape.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 1,200 to 1,600 euro
- This estimate reflects the B3 BER rating indicating moderate energy efficiency, combined with the oil central heating system for a two-bedroom property.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in an established residential and commercial town-centre area with no apparent proximity to major heavy industrial plants or active large-scale landfills.
- Any historical waste management sites or minor legacy industrial uses in the broader municipal district are distant enough to present a low direct risk, though buyers should verify local environmental records as part of standard due diligence.
Flood Safe
6/10Water overflow reports to follow up
- Friar Street is situated within the historic core of Kinsale, a coastal and estuarine town where low-lying areas near the harbour and lower streets have historically experienced tidal or coastal inundation during extreme weather events.
- Although specific map evidence for this precise address is currently unavailable, the property is located within a recognized coastal town setting that warrants awareness of potential sea-level and tidal influences common to lower parts of Kinsale.
- The residence is a multi-story terraced home in a town-centre location, meaning general urban drainage considerations during heavy rainfall events should be kept in mind despite a lack of direct historical flood records for this specific plot.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
7 FRIAR ST, KINSALE, CORK
- Sale date
- Declared sale price
- €300,000.00
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
No confidently matched previous sale was found in the Property Price Register.
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €6,500 — 1% of €650,000.
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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 1,500 to 3,000 euro plus outlay and VAT
- Land registration fees: approximately 400 to 800 euro depending on the property value
- Property valuation fees: approximately 150 to 300 euro
- Surveyor fees: approximately 500 to 1,200 euro depending on the level of detail
- Annual home insurance: approximately 400 to 800 euro per year
Forum Talk
What people are saying about this area
- Locals frequently discuss the vibrant culinary and harbour-side lifestyle in Kinsale, noting its appeal as a prime location for town-centre living.
- Residents often highlight the charming historic character of Friar Street, while occasionally mentioning the challenges of limited on-street parking during peak summer tourist seasons.
- Community discussions frequently focus on the strong demand for turnkey, renovated properties within walking distance of local amenities.
- Property market observers note that Kinsale maintains resilient demand from both local buyers and those relocating from larger cities.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The property offers a central town location and a secure rear courtyard, but the two-bedroom layout and compact terraced nature may offer limited space for growing families.
- Teenagers4/10
With only two bedrooms and both featuring en-suite bathrooms, the property lacks independent living space or separate bedrooms that older teenagers typically prefer.
- Multi-generational Living2/10
The two-bedroom, two-storey layout is unsuitable for multi-generational living due to a lack of compartmentalised space or ground-floor bedroom options.
- Single Buyers9/10
An exceptional turnkey property in the heart of town, offering low maintenance and high-spec contemporary finishes ideal for single professionals or buyers.
- Couples9/10
The stylish open-plan living, kitchen and dining area alongside two double en-suite bedrooms makes this an ideal layout for couples.
- Empty Nesters8/10
Town-centre convenience and modern renovations reduce maintenance concerns, though stairs between floors should be considered for long-term living.
- Retirees7/10
Proximity to local amenities, harbour, and shops is fantastic, though buyers should verify internal stair access and on-street parking arrangements for ease of mobility.
Work
3 areas- Remote Working8/10
Contemporary interiors and a bright open-plan layout provide a comfortable environment for home offices, subject to verifying broadband speeds.
- Hybrid Commuting5/10
Convenient for local working, but longer-distance commuting depends heavily on regional transport links from the town.
- Retired9/10
The turnkey condition and central location make it a highly practical option for retirees looking to downsize and enjoy town amenities.
Practical
8 areas- Ageing in Place5/10
While single-level ground living is limited due to the two-storey layout and bedrooms upstairs, the low-maintenance nature is appealing, though stairs must be navigated.
- Low Maintenance9/10
Newly renovated to a high standard with modern fixtures, double glazing, and a paved courtyard, minimizing ongoing upkeep.
- Secure Gated Entry3/10
Features traditional street-front access and pedestrian rear access rather than a secured gated community setup.
- Minimalist Design8/10
Contemporary finishes, clean lines, and an open-plan layout lend themselves well to a minimalist aesthetic.
- Flexible Floor Plans6/10
The layout is optimized as a two-bedroom, two-en-suite home with open-plan living, leaving limited structural flexibility.
- Heritage Home6/10
Located on a historic street in the heart of town, blending traditional character with a newly renovated interior.
- Ecological Setup5/10
Features standard oil central heating and PVC double glazing, holding a B3 BER rating which indicates decent energy efficiency.
- Outdoor areas6/10
Features a beautifully landscaped, sun-filled rear courtyard with pedestrian access, offering a private outdoor retreat without garden maintenance burdens.
Interests
9 areas- Gardening3/10
There is no traditional garden, but the property features a beautifully landscaped, sun-filled rear courtyard suitable for potted plants and container gardening.
- Walking10/10
The central location offers incredible walkability to local amenities, scenic harbour walks, and historic town streets.
- Gym6/10
While private fitness facilities are not built into the home, local fitness options within the town area are accessible on foot or by a short drive.
- Cycling6/10
The surrounding coastal area offers scenic routes, though town-centre parking and storing bicycles securely should be verified.
- Golf7/10
Kinsale is well-known for its proximity to top-tier golf courses, making it a convenient base for golf enthusiasts.
- Fishing8/10
Being located in a major harbour town provides excellent local access to sea fishing and maritime excursions.
- Horse Riding4/10
Equestrian facilities are generally located in the surrounding countryside rather than directly in the town centre.
- Water Sports9/10
Proximity to the harbour makes this an ideal location for sailing, kayaking, and various water sports enthusiasts.
- Entertaining8/10
The spacious open-plan living, kitchen and dining area flows seamlessly through sliding glazed doors into the landscaped rear courtyard, perfect for hosting guests.
Lifestyle
5 areas- Quiet Living6/10
Located right in the heart of town, residents can enjoy a peaceful interior environment thanks to double-glazed windows, though central town surroundings inherently bring ambient activity.
- Rural Living1/10
This is a prime town-centre property with urban conveniences rather than rural seclusion or countryside views.
- Village Living10/10
Situated in the heart of Kinsale, the property provides immediate access to local shops, restaurants, and harbour life characteristic of a vibrant historic town.
- Coastal Living8/10
Kinsale is a renowned coastal harbour town, placing marine amenities, water activities, and seaside walks right on the doorstep.
- Urban Living8/10
Offers high-convenience town-centre living with all essential services, dining, and retail options within easy walking distance.
Social
6 areas- Community Involvement8/10
A vibrant town-centre setting allows for active participation in local community groups, events, and societies.
- Café Culture10/10
Kinsale's renowned cafés, restaurants, and social spots are literally within walking distance of the front door.
- Nightlife8/10
Proximity to local pubs, restaurants, and entertainment venues in the town centre offers vibrant evening options.
- Health/Wellness groups7/10
Access to local wellness classes, gyms, and walking groups within the town is readily available.
- Networking Opportunities6/10
Town-centre location facilitates local business and social networking, though major corporate hubs require travel to Cork city.
- Tech-Hub Connectivity5/10
Buyers should verify local fibre-optic broadband availability to ensure high-speed connectivity for tech-focused work.
Listing information
- Agent
- Johanna Murphy & Son
- Phone
- 086 262 6026
- Current status
- active
- Published on HouseDelve
- 8 November 2026
- Correction
- Report an issue
HD-F8CEF4HouseDelve · 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.