Photograph 1 of 10 of Clogheenduane, Ballinhassig, Cork
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Clogheenduane, Ballinhassig, CorkT12P6NF

€395,000

3 Bed~3 Bath

What you'll like:

  • Architect designed vision: The property offers a rare chance to finish an architect designed three bedroom home that blends traditional cottage charm with modern comfort, saving buyers significant design time.
  • Major roof replacement: A completely new roof featuring fresh timbers, slates, fascia, and soffit has already been installed across the entire structure, eliminating immediate weatherproofing concerns for the buyer.
  • Comprehensive groundworks completed: The site has been raised by approximately ten feet to ensure step free access throughout the cottage and extension, providing a solid foundation for future landscaping and daily mobility.
  • Structural layout flexibility: The removal of the original chimney and all internal walls creates a blank canvas, allowing the new owner to fully customize the interior layout to suit personal preferences.
  • Underfloor heating installed: Modern underfloor heating has already been laid and set up throughout the entire structure, ensuring efficient thermal comfort once the final flooring finishes are applied.
  • Radon protection fitted: A certified radon barrier has been installed throughout the cottage, safeguarding indoor air quality and meeting essential modern health and safety construction standards for residential properties.
  • Private water infrastructure: A dedicated water well has been dug and equipped with an operational pump and water treatment system, granting independence from public mains and ongoing water supply charges.
  • Wastewater system installed: A compliant percolation based sewage system is already in place on the site, sparing the buyer the high cost and logistical challenge of installing new drainage infrastructure.
  • New windows and sills: All original windows and sills have been replaced with new units, and structural bay window materials are already on site, reducing the scope of exterior joinery work required.
  • Utility connections available: An active ESB electricity connection is available on site, and the surrounding area benefits from high speed 5G internet accessibility for remote working convenience.
  • Included mobile home: A fully functional three bedroom double glazed mobile home with a winter pack is included in the sale, offering comfortable temporary on site living quarters during the remaining construction phase.
  • Elevated valley views: Situated on just under a quarter of an acre, the elevated countryside setting provides stunning sweeping views across the surrounding valley, creating a picturesque and tranquil home environment.
  • Accessible rural location: Positioned in Ballinhassig, Cork, the property combines a peaceful rural countryside aesthetic with practical proximity to nearby urban centers and local transport commuting routes.
  • Substantial work finished: With the project reported to be approximately 85 percent finished, the heaviest structural and infrastructural hurdles have been cleared, leaving only finishing touches for the new buyer.
  • Government grant potential: Eligible buyers may be able to apply for substantial renovation grants of up to seventy thousand euros, which could significantly offset the remaining fit out and completion costs.
  • Stable asking price: Recorded asking price history shows the price has remained steady at three hundred ninety five thousand euros, indicating a firm vendor position with no recent erratic price adjustments.
  • Character preservation: Retaining traditional cottage origins while executing a modern extension provides a unique architectural aesthetic that standard cookie cutter suburban housing developments simply cannot match.
  • Investment upside: Completing a substantial renovation project allows a buyer to add significant market value through sweat equity and tailored high specification interior finishing choices over time.
  • Independent site autonomy: By utilizing a private well and sewage treatment system, the property reduces reliance on municipal utility providers and avoids standard local authority water connection fees.
  • Construction materials provided: Having key building supplies already stored on site for specific features like the bay window helps streamline the final construction phase and reduces immediate material sourcing trips.

But keep in mind:

  • Incomplete project status: Being roughly 85 percent finished means the buyer must hire contractors or invest personal time to manage remaining trades, materials, and final building inspection sign offs.
  • Exempt BER rating: The property is listed as BER exempt, so buyers should independently verify energy performance expectations and calculate potential insulation upgrades needed to achieve a comfortable modern rating.
  • Unverified grant eligibility: Government renovation grants are subject to strict eligibility criteria and official approval, meaning buyers must not rely on receiving funds until formally confirmed by authorities.
  • Unknown floor area: Official floor area measurements are not provided in the listing details, requiring the buyer to commission a professional survey to determine exact square footage and material requirements.
  • Property type ambiguity: The official property type is unlisted, making it important to clarify legal classification, mortgage categorization, and insurance terms with relevant financial and legal professionals before bidding.
  • Agent phone unlisted: The listing lacks a direct agent phone number, potentially causing delays in communication and scheduling viewings or obtaining rapid answers regarding structural engineering reports.
  • Mobile home planning rules: Using the included mobile home for extended living during renovations may be subject to local planning regulations, requiring verification of temporary residential permissions from the council.
  • Private water maintenance: Relying on a private well and treatment system means the homeowner bears full financial responsibility for ongoing pump maintenance, water testing, and filtration system cartridge replacements.
  • Percolation system upkeep: The installed wastewater percolation system will require regular servicing and periodic desludging to prevent environmental contamination and ensure long term operational longevity without costly failures.
  • Site raising settlement: Raising the site by ten feet is a major engineering intervention, so buyers should commission a structural engineer to check for proper soil compaction and prevent future differential settlement.
  • Interior finish costs: While heavy structural work is done, purchasing remaining high end kitchens, sanitary ware, flooring, and internal doors can quickly exceed initial budget estimates during the final fit out.
  • Contractor availability risks: Securing reliable plumbers, electricians, and plasterers to complete the final 15 percent of work can be challenging and subject to inflationary labor rates in the current market.
  • Mortgage lending hurdles: Lenders often hesitate to finance properties undergoing heavy renovations or lacking a final BER certificate, meaning buyers may need specialized renovation mortgage products or higher cash deposits.
  • Lack of appliance warranties: Systems such as the water treatment pump and underfloor heating manifolds should be professionally inspected, as builder warranties on partially finished projects may be limited or absent.
  • Unfinished bay window: Although materials are on site, finishing the structural bay window in slate requires specialized masonry skills to match the roof and ensure complete weather tightness against driving rain.
  • Boundary verification needed: The exact legal boundaries encompassing just under a quarter of an acre should be carefully verified by a solicitor using historical folio maps to prevent future neighbor disputes.
  • Access road conditions: Buyers should inspect the local approach roads to Clogheenduane to ensure they can comfortably accommodate heavy delivery trucks carrying construction materials for the final fit out.
  • Radon barrier certification: The installation of the radon barrier must be professionally certified and inspected to ensure there are no gaps that could compromise indoor air safety in the sealed structure.
  • Future maintenance burden: Historic cottage elements integrated with modern extensions can sometimes create complex thermal bridging or moisture junctions requiring careful ongoing damp proofing management.
  • Resale market risk: Spending heavily on a niche architect designed project in a rural Cork townland may limit the pool of future buyers compared to standard turnkey suburban housing developments.

Price positioning

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This comparison depends on limited public and listing evidence, which may be incomplete, outdated or not directly comparable. The score is not a percentage, professional valuation or guaranteed estimate. Ask an independent qualified valuer before relying on a property value.
The asking price looks slightly undervalued compared with the available evidence.
  • The asking price of three hundred ninety-five thousand euros appears somewhat undervalued because substantial heavy structural renovation work remains unfinished, requiring significant further capital investment before the architectural cottage design is fully habitable.
  • Valuation signals are mixed between the lower initial acquisition cost and the hidden expenses of completing internal finishes, installing plumbing fixtures, and securing final compliance certifications for the extensive ongoing construction works.
  • Support for this price point relies on the inclusion of a fully serviced mobile home providing immediate temporary accommodation and the theoretical possibility of accessing government refurbishment grants to offset future building expenses.
  • Conversely, uncertainties regarding exact completion costs, the absence of a completed energy rating, and the specialized nature of finishing an architect-designed layout could easily undermine the projected overall return on investment.

Build Analysis

What we know from similar construction types

  • The property is an incomplete architect-designed renovation project of a traditional cottage, currently stated to be approximately 85% finished.
  • Major structural interventions have been carried out, including a complete new roof with new timbers and slates, removal of internal walls and chimneys in the original structure, and raising the site by approximately 10 feet.
  • Essential infrastructure has been partially installed, such as a radon barrier, underfloor heating throughout, new windows and sills, a private water well with treatment system, and a percolation-based sewage system.
  • Buyers should investigate the compliance and certification status of all completed structural and infrastructural works, including planning permission adherence for the extension and site elevation changes.
  • Verification is required regarding the exact works remaining to reach completion, associated costs, and whether building control regulations and local authority requirements have been fully met.
  • The inclusion of a mobile home with a winter pack should be checked for any local planning or temporary dwelling regulations.

Heating cost*

Estimated expense to heat this property every year

  • 1,200 to 2,000 euro per year.
  • The property features underfloor heating installed throughout the structure, but since the BER is exempt/not provided and renovations are ongoing, the exact heating cost will depend heavily on the final insulation standards, heating source chosen, and completion level of the home.

Pollution Safe

9/10

Environmental situation to investigate

  • The property is situated in a rural valley setting in Ballinhassig, appearing well-removed from major industrial pollution sources, heavy manufacturing, and large-scale commercial landfills.
  • A radon barrier has been fitted as part of the structural improvements, addressing potential natural background soil gases typical of certain rural regions in Ireland.

Flood Safe

8/10

Water overflow reports to follow up

  • The property occupies an elevated site raised significantly above valley level, which naturally reduces its susceptibility to standard surface water accumulation.
  • Buyers should verify local drainage patterns and consult official flood maps to confirm that access roads and surrounding low-lying valley areas remain clear of seasonal waterlogging.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estateExtra effort was used to find nearby sales here

  • THE BARN, CLOGHEENDUANE, BALLINHASSIG

    Sale date
    Declared sale price
    €617,000.00

Recent sales in the wider Ballinhassig area

  • 15 CASTAN DOIRE, HALFWAY, BALLINHASSIG

    Sale date
    Declared sale price
    €315,000.00
  • THE RANCH HOUSE, TULLIGMORE, BALLINHASSIG

    Sale date
    Declared sale price
    €640,000.00
  • FAHANALOOSCANE, BALLINHASSIG, CORK

    Sale date
    Declared sale price
    €500,000.00
  • ARD NA GREINE, COOLATOODER, BALLINHASSIG

    Sale date
    Declared sale price
    €545,000.00
  • LISFEHILL CROSS, BALLINHASSIG

    Sale date
    Declared sale price
    €787,000.00

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: €3,950 — 1% of €395,000.
    ?
    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 and registration type.
  • Property valuation fees: approximately 150 to 300 euro.
  • Surveyor fees: approximately 500 to 1,200 euro depending on the level of detail required.
  • Annual home insurance: approximately 400 to 900 euro depending on the level of cover and property location.

Forum Talk

What people are saying about this area

  • Local residents in Ballinhassig and surrounding areas frequently discuss rural housing developments and the growing popularity of renovating traditional cottages in scenic valley settings.
  • Community forums often highlight local infrastructure updates, including road improvements and the expanding availability of high-speed 5G internet in rural parts of County Cork.
  • Discussions regarding rural properties commonly touch upon the practicalities of managing private water wells and percolation-based wastewater treatment systems.
  • Prospective buyers in the area frequently share insights on navigating government refurbishment grants and working with local contractors for substantial home renovation projects.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The property is a renovation project that is about 85 percent finished, meaning there are ongoing construction works and unfinished areas that require careful supervision around young children.

    5/10
  • Teenagers

    A three-bedroom layout provides reasonable personal space, and the rural setting offers plenty of outdoor freedom, though teenagers might find the remote location limiting for independent social activities.

    6/10
  • Multi-generational Living

    The main house offers a three-bedroom layout, but the inclusion of an on-site mobile home with services provides functional auxiliary accommodation that could potentially support extended family living arrangements.

    4/10
  • Single Buyers

    Taking on a substantial renovation project requiring the final 15 percent of completion work can be financially and logistically demanding for a single purchaser acting alone.

    3/10
  • Couples

    An architect-designed three-bedroom project offers an exciting opportunity for a couple to customize their ideal home together, provided they have the appetite for project management.

    7/10
  • Empty Nesters

    The single-level concept with step-free access enabled by site raising suits downsizers looking for manageable proportions, though finishing the build requires hands-on involvement.

    6/10
  • Retirees

    Step-free access throughout the cottage and extension aids accessibility, but prospective retirees should consider whether managing a construction project aligns with their lifestyle goals.

    6/10

Work

3 areas
  • Remote Working

    The listing notes that 5G internet is available in the area, supporting remote work capabilities from a peaceful rural setting.

    8/10
  • Hybrid Commuting

    Provides a rural base with access to regional road networks, making hybrid commuting feasible depending on office locations in Cork.

    5/10
  • Retired

    Well-suited for retirees seeking a peaceful countryside retreat with step-free interior design, provided they are comfortable managing a finishing project.

    7/10

Practical

8 areas
  • Ageing in Place

    Groundworks have raised the site to create step-free access throughout the cottage and extension, supporting long-term mobility.

    7/10
  • Low Maintenance

    As an 85 percent finished renovation project, the property requires ongoing construction work, finishing trades, and maintenance of private services like a private water well and sewage system.

    3/10
  • Secure Gated Entry

    No secure gated entry is currently detailed in the property features, though bounds can be secured during finishing works.

    3/10
  • Minimalist Design

    The blank canvas created by removing internal walls allows the buyer to implement a clean, modern, minimalist interior design.

    7/10
  • Flexible Floor Plans

    Extensive structural changes have created an open interior framework, allowing the buyer significant flexibility in finalizing the three-bedroom layout.

    8/10
  • Heritage Home

    Retains traditional cottage origins combined with modern structural upgrades, including a complete new slate roof and timbers.

    6/10
  • Ecological Setup

    Includes underfloor heating setup, radon protection, a private well with water treatment, and a percolation-based sewage system.

    6/10
  • Outdoor areas

    Set on just under a quarter of an acre with an elevated position offering lovely sweeping valley views.

    7/10

Interests

9 areas
  • Gardening

    Set on just under a quarter of an acre of elevated land, providing a great canvas for landscaping and outdoor gardening projects.

    8/10
  • Walking

    The scenic rural surroundings and country roads offer pleasant environments for walking enthusiasts, though local pedestrian infrastructure may be limited.

    7/10
  • Gym

    No dedicated fitness facilities on site, requiring travel to nearby towns for commercial gym access.

    3/10
  • Cycling

    Quiet rural roads offer scenic cycling routes, though navigating rural topography and local traffic requires caution.

    6/10
  • Golf

    Rural location offers access to regional golf courses within a reasonable driving distance in County Cork.

    5/10
  • Fishing

    The countryside setting may offer proximity to inland angling opportunities, though specific river access should be independently verified.

    5/10
  • Horse Riding

    The rural environment and local country lanes are well-suited for equine interests, subject to local stable availability.

    6/10
  • Water Sports

    Inland valley location means water sports require travel to coastal areas or major lakes.

    2/10
  • Entertaining

    The planned open layout and outdoor areas offer good potential for hosting guests once the renovation and outdoor spaces are fully completed.

    6/10

Lifestyle

5 areas
  • Quiet Living

    Set on just under a quarter of an acre in a rural location with lovely sweeping views across the surrounding valley, offering an exceptionally tranquil environment.

    9/10
  • Rural Living

    Located in Clogheenduane, Ballinhassig, Co. Cork, the property features a private water well, percolation-based sewage system, and a scenic countryside setting.

    9/10
  • Village Living

    The rural setting provides privacy while remaining accessible to nearby village amenities in the Ballinhassig area.

    6/10
  • Coastal Living

    The property is situated inland in a valley setting with no coastal proximity or sea views.

    1/10
  • Urban Living

    Deeply rural location far removed from city centers, relying on surrounding towns for major urban services.

    2/10

Social

6 areas
  • Community Involvement

    Rural townland living typically encourages close community ties through local parish and village associations.

    6/10
  • Café Culture

    Immediate surroundings are purely rural, requiring travel to nearby villages or towns for local cafes.

    3/10
  • Nightlife

    No nightlife venues in the immediate rural vicinity, requiring travel into larger urban centers.

    1/10
  • Health/Wellness groups

    Access to health and wellness groups like pilates & stretching classes will require travel to nearby community hubs or towns.

    4/10
  • Networking Opportunities

    The remote rural location offers very limited local professional networking opportunities.

    2/10
  • Tech-Hub Connectivity

    While 5G mobile internet is available, physical proximity to major tech hubs is limited by the rural Cork location.

    5/10

Listing information

Agent
Leonard Wilson Keenan
Current status
active
Published on HouseDelve
1 November 2026
Correction
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Property reference: HD-CA2914HouseDelve · Republic of Ireland

Report 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.