Curraheen,Rosscarbery, Cork
€175,000
What you'll like:
- Generous site size: The property offers a circa 0.545-acre plot, giving you ample space to construct a substantial family home with extensive outdoor gardens.
- Outline planning granted: Outline planning permission has already been secured under reference 26/1718, significantly reducing the initial regulatory risk of your custom build project.
- Village walking distance: Situated within a convenient ten-minute walk of Rosscarbery village, allowing easy daily access to local shops, cafes, pubs, and community amenities.
- Coastal proximity: Located a short distance from the popular Warren Beach and Pier Road, offering immediate access to scenic seaside walks and coastal outdoor recreation.
- No planning restrictions: The listing notes that the current outline permission comes with no local residency restrictions, opening the purchasing market to a broader range of buyers.
- Desirable West Cork location: Positioned in one of the region's most sought-after coastal addresses, which historically maintains strong desirability and lifestyle appeal.
- Active leisure nearby: Close proximity to local tennis courts, pitch-and-putt courses, and the Rosscarbery Lagoon Activity Centre provides fantastic recreational options for all family members.
- Family hospitality close: The Celtic Ross Hotel and Leisure Centre is just a short stroll away, providing convenient access to swimming pools, dining, and leisure facilities.
- Short drive to Clonakilty: Positioned approximately 12 kilometers from Clonakilty, ensuring quick access to larger supermarkets, secondary schools, and comprehensive medical services.
- Reasonable asking price: Priced at 175000 euros, the land represents an accessible entry point for buyers looking to design and build their own bespoke home in Cork.
- Private rural ambiance: The plot occupies a tranquil rural setting on a quiet country road, ensuring peace and quiet away from heavy urban traffic congestion.
- Holiday home potential: The exceptional coastal positioning makes this an ideal spot for constructing a dedicated holiday retreat or a lucrative seasonal rental property.
- Commuter accessibility: Situated roughly 60 kilometers from Cork City and its international airport, making occasional commuting or travel remarkably straightforward for professionals.
- Historic town charm: Rosscarbery is a vibrant and welcoming community, enhancing your daily living experience with a thriving local culture and active community calendar.
- Adventure amenities close: Children and visitors can easily enjoy the nearby Smugglers Cove Adventure Centre, adding tremendous entertainment value for families with young children.
- Established local agent: Represented by an established agency, giving buyers a professional point of contact to clarify initial details regarding the planning documentation.
- Customizable layout opportunity: Because it is a vacant site, you have complete creative freedom to design a floor plan that perfectly suits your modern lifestyle needs.
- Strong regional demand: West Cork properties consistently attract high buyer interest, supporting the long-term value retention of your investment in this specific community.
- Scenic driving routes: The surrounding area boasts stunning coastal and countryside scenery, providing an exceptionally picturesque backdrop for your permanent or seasonal residence.
- Manageable clearing scope: The generous half-acre scale is large enough for private landscaping yet manageable enough to maintain without excessive ongoing groundskeeping labor.
But keep in mind:
- Verify planning status: Buyers must independently inspect the Cork County Council planning register under reference 26/1718 to confirm the exact expiration dates and conditions.
- Missing BER rating: The property currently lacks a Building Energy Rating certificate, which is standard for bare land but means future energy efficiency will depend entirely on your build quality.
- Unknown utility connections: The availability, capacity, and connection costs for public water, electricity, and telecommunications at the boundary must be thoroughly investigated prior to bidding.
- Wastewater treatment requirements: You will need to commission a professional site suitability assessment to determine if soil conditions can support a private effluent treatment system.
- Potential development levies: Buyers should consult the local authority regarding the exact financial contributions and development charges applicable upon submitting full planning permission.
- Unspecified boundary lines: The exact legal boundaries and fencing responsibilities should be carefully checked against the official Land Registry maps by your appointed solicitor.
- Local access road width: The quiet country road leading to the site may be narrow, so you should assess whether it can comfortably accommodate heavy construction traffic.
- Surface water drainage: Inspect the topography of the 0.545-acre plot to ensure there are no hidden pooling or drainage issues that could complicate foundation construction.
- Absence of structural footprint: Because no physical structure currently exists, you must budget significant time and capital for architectural design, engineering, and construction phases.
- No guaranteed build approval: Outline permission is an initial step, meaning you must still secure satisfactory full detailed planning permission before breaking ground.
- Inflationary construction costs: Building a detached dwelling independently exposes you to fluctuating material and labor costs in the current construction market environment.
- Unknown site soil composition: Geotechnical ground conditions are unverified, meaning you should check for rock outcrops or poor load-bearing capacity that might increase foundation expenses.
- Lack of immediate broadband: High-speed fiber optic internet availability along this specific country road should be verified directly with telecom providers before purchase.
- Potential sightline requirements: Local road authorities may impose strict boundary setback or hedge-clearing conditions to ensure safe vehicular visibility when exiting the property.
- Proximity to coastal moisture: Being close to the coast means building materials must be chosen carefully to withstand higher salt exposure and weathering over time.
- Construction financing complexity: Securing a self-build mortgage can involve more rigorous stage-payment inspections and drawdown requirements than buying an existing house.
- Limited public transport: While within walking distance of village amenities, rural West Cork heavily relies on private vehicles for broader commuting and daily errands.
- Unpaved local verges: Portions of the approach roads may lack continuous footpaths or public lighting, requiring caution if walking back from the village after dark.
- Future development surrounding: Check neighboring land zoning in the local county development plan to understand if future agricultural or residential changes might alter your outlook.
- Full legal title due diligence: Your solicitor must carefully review rights of way, easements, and title deeds to ensure there are no hidden legal encumbrances on the land.
Price positioning
?
- The asking price appears somewhat undervalued given that it offers a substantial 0.545-acre site with outline planning permission already secured in a highly sought-after coastal location near West Cork amenities.
- Valuation signals are strongly supported by the presence of unrestricted planning permission which significantly reduces development risk, though buyers must still factor in substantial construction costs to build a new home.
- Such a price could be heavily supported by high local demand for self-build opportunities in desirable scenic areas, while potential construction inflation or planning conditions could undermine the overall financial viability.
- Relevant factors include the close proximity to local beaches, village conveniences, and leisure amenities, making this land offering exceptionally attractive compared to completed residential purchases in the wider area.
Build Analysis
What we know from similar construction types
- The offering consists of a circa 0.545-acre residential site with outline planning permission granted by Cork County Council under reference 26/1718.
- A buyer should verify the specific conditions attached to the outline planning permission, including any local housing need clauses, design restrictions, or requirements for wastewater treatment and water supply connections.
- Site suitability tests, such as a percolation test for a septic tank or proprietary treatment system, should be independently investigated and verified prior to purchase.
- Access to the site from the public road and any potential connection costs for essential utilities (electricity, water, telecoms) should be thoroughly assessed.
Heating cost*
Estimated expense to heat this property every year
- Not applicable as this is a vacant residential site with outline planning permission for a future dwelling rather than an existing structure.
Pollution Safe
9/10Environmental situation to investigate
- The site is located in a rural coastal setting in West Cork, appearing well removed from major industrial plants, heavy manufacturing, or large-scale waste facilities.
- Any potential localized environmental or soil considerations typical of rural construction sites should be verified through standard pre-purchase environmental and site suitability assessments.
Flood Safe
8/10Water overflow reports to follow up
- The property is situated in an elevated rural setting near Rosscarbery, though buyers should review official OPW flood maps to confirm specific site vulnerabilities.
- Proximity to coastal areas and the lagoon environment means buyers should ensure appropriate drainage and site levels are planned as part of the development design.
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 Rosscarbery area
CHAPEL STREET, ROSSCARBERY, CO CORK
- Sale date
- Declared sale price
- €210,000.00
GALLANE, ROSSCARBERY, CORK
- Sale date
- Declared sale price
- €700,000.00
4 CEOL NA MARA, ROSSCARBERY, CO CORK
- Sale date
- Declared sale price
- €435,000.00
GULLANE, ROSSCARBERY, CORK
- Sale date
- Declared sale price
- €510,000.00
CHAPEL LANE, ROSSCARBERY, CORK
- Sale date
- Declared sale price
- €300,000.00
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
- Solicitor legal fees: €1,500 to €3,000
- Land registration fees: €400 to €800
- Property valuation fees: €150 to €300
- Surveyor fees: €500 to €1,200
- Annual home insurance: €350 to €700
Forum Talk
What people are saying about this area
- Locals in the Rosscarbery area frequently discuss the vibrant community atmosphere and the convenience of having local amenities within walking distance.
- Residents often highlight the popularity of nearby Warren Beach and the Warren Strand area during the summer months for coastal walks and outdoor activities.
- Community discussions often touch upon traffic management and seasonal tourism around Rosscarbery village and the main N71 route.
- There is ongoing local interest in rural housing developments and planning permissions granted by Cork County Council for sites in the West Cork region.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The c. 0.545-acre site provides ample outdoor space to build a custom family home with a large garden, and nearby attractions like Smugglers Cove Adventure Centre offer fantastic activities for children.
- Teenagers7/10
The location offers great outdoor pursuits, water sports, and proximity to the beach, though older teens might find the rural West Cork setting slightly removed from major urban entertainment hubs.
- Multi-generational Living6/10
Outline planning permission is for a detached dwelling, meaning any multi-generational setup would depend entirely on the final architectural design and whether an annex or large footprint is planned.
- Single Buyers3/10
As this is a vacant residential site requiring a self-build project with planning permission to be executed, it involves significant time, capital, and construction effort rather than a move-in ready home.
- Couples7/10
A wonderful opportunity for couples looking to design and build their dream home in a scenic coastal and rural location within walking distance of local amenities.
- Empty Nesters7/10
Ideal for those looking to downsize to a custom-built home in a peaceful coastal setting, provided they are prepared to manage a construction project.
- Retirees8/10
The property offers a peaceful rural and coastal lifestyle within walking distance of Rosscarbery village and local leisure facilities, making it very appealing for retirement, subject to building a suitable single-level or manageable home.
Work
3 areas- Remote Working8/10
Building a custom home allows for dedicated home office spaces, though buyers should verify local broadband speeds for remote connectivity.
- Hybrid Commuting3/10
With Cork City and its airport approximately 60 km away, regular commuting would be lengthy and less practical.
- Retired9/10
An exceptional location for retirees seeking a tranquil custom build close to village conveniences and coastal scenery.
Practical
8 areas- Ageing in Place7/10
Buyers have the unique opportunity to design a single-level or accessible layout from scratch, though the rural location requires driving for specialized services.
- Low Maintenance5/10
Managing a self-build project and maintaining a circa 0.545-acre plot will require ongoing effort and oversight.
- Secure Gated Entry5/10
As an undeveloped site, any security measures like gates or fencing will need to be incorporated into the self-build plans.
- Minimalist Design8/10
Outline planning permission allows the buyer total freedom to design a contemporary, minimalist architectural home.
- Flexible Floor Plans10/10
Because this is a vacant site with outline planning permission, the floor plan can be entirely customized to the buyer's exact specifications.
- Heritage Home1/10
This is a modern site with outline planning permission rather than an established historical or heritage property.
- Ecological Setup8/10
A self-build project provides an ideal blank canvas to integrate modern eco-friendly technologies, solar power, and sustainable heating.
- Outdoor areas9/10
The circa 0.545-acre site offers expansive outdoor potential in a scenic and private rural setting.
Interests
9 areas- Gardening8/10
The generous circa 0.545-acre plot provides plenty of scope for landscaping and creating extensive private gardens.
- Walking9/10
Excellent coastal walking routes are nearby, and the site is within walking distance of both the village and the beach.
- Gym6/10
While dedicated standalone gyms are limited locally, the nearby Celtic Ross Hotel & Leisure Centre offers local health and fitness facilities.
- Cycling8/10
The scenic country roads and coastal routes around Rosscarbery provide a fantastic environment for cycling enthusiasts.
- Golf7/10
The area features local amenities including a pitch-and-putt course, with wider regional golf options accessible in West Cork.
- Fishing8/10
The coastal and lagoon setting near Rosscarbery offers great opportunities for fishing and marine-based outdoor hobbies.
- Horse Riding7/10
The rural West Cork setting provides a traditional countryside backdrop that is well-suited for equestrian interests.
- Water Sports9/10
Proximity to the Warren Beach and the Rosscarbery Lagoon Activity Centre makes this an exceptional location for water sports.
- Entertaining7/10
A self-built home on this sizable site could be designed with fantastic indoor-outdoor entertaining spaces, complemented by nearby hotels and pubs.
Lifestyle
5 areas- Quiet Living9/10
Situated in a private rural setting on a quiet country road, offering a high degree of peace and tranquillity.
- Rural Living9/10
The circa 0.545-acre site is set in a charming rural environment surrounded by the West Cork countryside.
- Village Living8/10
Located just a short 10-minute walk from the vibrant and welcoming village of Rosscarbery and its local amenities.
- Coastal Living9/10
Enjoy proximity to the beautiful Warren Beach, Pier Road, and the scenic coastline of West Cork.
- Urban Living2/10
This is a rural and village location far removed from city life, with Cork City and Airport located approximately 60 km away.
Social
6 areas- Community Involvement8/10
Rosscarbery is a vibrant and welcoming community with active local groups, sports facilities, and social venues.
- Café Culture7/10
The village offers a variety of local cafés, restaurants, and pubs within walking distance.
- Nightlife4/10
Nightlife is largely limited to local village pubs and hotel amenities rather than extensive clubbing or late-night venues.
- Health/Wellness groups7/10
Access to leisure facilities at the nearby hotel and local outdoor activity groups support a health-focused lifestyle.
- Networking Opportunities3/10
This is primarily a residential and holiday destination rather than a commercial hub for professional networking.
- Tech-Hub Connectivity2/10
The location is rural and lacks proximity to major technology or corporate business parks.
Listing information
- Agent
- Jeremy Murphy & Associates
- Phone
- 021 427 0020
- Published on HouseDelve
- 4 October 2026
- Correction
- Report an issue
HD-B41888HouseDelve · 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.