Photograph 1 of 12 of Gortnagrough, Ballydehob, West Cork — 1 / 12

Gortnagrough, Ballydehob, West CorkP81EK02

Price on application

5 Bed~1 Bath~BER G

What you'll like:

Substantial land holding: The massive approximately 135-acre holding offers exceptional scale and versatility for agricultural pursuits, forestry, or long-term land investment in West Cork.
Flexible lot options: The property is offered in one or three distinct lots, allowing buyers to bid strictly on the farmhouse or specific land parcels according to their exact budget.
Extensive road frontage: The lands benefit from substantial road frontage on multiple sides, providing excellent physical access points for machinery, livestock, and potential future agricultural management.
Substantial detached home: The sizeable two-story residence spans approximately 1,524 square feet, offering a generous footprint and five bedrooms to comfortably accommodate a large family.
South facing orientation: The dwelling occupies an elevated, south-facing site that maximizes natural daylight and solar gain, creating a bright and inviting primary living environment.

Vacant property grant potential: The residential structure may qualify for the lucrative Vacant Property Refurbishment Grant, significantly offsetting the heavy capital outlay required for comprehensive modernization.
Traditional outbuildings: The inclusion of an old stone building and a traditional haybarn adds immediate rustic charm and practical storage infrastructure for farming equipment or livestock.
Quiet rural setting: Situated approximately six kilometers north of Ballydehob, the location delivers a tranquil West Cork countryside atmosphere paired with authentic rural seclusion.
Reasonable proximity to N71: Being located just one kilometer west of the major N71 route ensures relatively straightforward arterial connectivity to larger neighboring West Cork towns.
Development and restructuring upside: The combination of extensive acreage and a derelict or heavily dated home provides a classic canvas for a high-reward comprehensive rural estate restoration.
Agricultural land quality: The underlying lands appear to be of inherently good quality, presenting strong long-term productivity potential once proper agricultural management is fully restored.
Versatile reception spaces: The ground floor layout features two distinct reception rooms, offering flexible entertaining zones and functional separation for busy family lifestyles.
Abundant bedroom count: Boasting five separate bedrooms on the upper level, the home accommodates multi-generational living or dedicated home-office setups without compromising sleeping quarters.
Independent agricultural lots: Splitting the farm into individual parcels like the 96-acre and 35-acre lots allows neighboring farmers to acquire targeted land expansions easily.
Historic charm elements: The existing old stone outbuilding preserves authentic regional vernacular architecture, which can be creatively repurposed into modern workshops or studio spaces.
Elevated countryside views: The elevated site positioning guarantees sweeping, uninterrupted vistas of the surrounding West Cork rolling hills and agricultural landscape.
Private countryside privacy: Set well back in Gortnagrough, the property eliminates urban noise pollution and offers complete visual and acoustic privacy for residents.
Direct farming infrastructure: The presence of a traditional haybarn immediately facilitates fodder storage or animal housing for incoming agricultural buyers and livestock enthusiasts.
Strong renovation canvas: The substantial 1,524 square foot layout allows an architect to completely redesign the interior configuration to meet twenty-first-century energy and design standards.
Strategic regional location: Ballydehob serves as a vibrant local hub renowned for arts, culture, and dining, enhancing the long-term lifestyle appeal of this rural address.

But keep in mind:

Extremely poor BER rating: The property holds a dismal G energy rating, indicating severe thermal inefficiency that will necessitate extensive and costly insulation and heating upgrades.
Heavy land reclamation required: The listing explicitly notes that the lands require substantial reclamation works, meaning buyers must budget significantly for drainage, clearing, and soil improvement.
Single bathroom constraint: Despite boasting five bedrooms, the entire dwelling features only one bathroom, creating a major functional bottleneck that demands immediate plumbing expansion.
Unknown exact floor area: The total floor area of the residential building is not precisely provided in the listing data, requiring buyers to verify exact measurements independently.
Undeclared property type: The exact legal classification and structural category of the property are unstated, which could complicate standard mortgage approvals and conveyancing procedures.

Extensive structural overhaul: The house requires a total gut-renovation to rectify age-related deterioration, making it unsuitable for buyers seeking a move-in-ready home.
Unquantified asking price: The asking price is completely unavailable in the listing data, making initial financial qualification and budget alignment impossible without direct agent contact.
Complex multi-lot title: Purchasing across multiple lots or splitting the estate introduces complex legal conveyancing hurdles regarding rights of way, boundaries, and shared access lanes.
Agricultural service uncertainties: Buyers must independently verify the exact status, capacity, and safety of on-site services such as private well water and septic tank percolation areas.
Boundary fence verification: Given the vast acreage and extensive road frontage, the exact physical boundaries must be meticulously surveyed against Land Registry folio maps to prevent disputes.
Heavy capital expenditure risk: The cumulative cost of land reclamation, structural renovation, and energy retrofitting represents a massive financial undertaking well beyond the initial purchase price.
Remote rural remoteness: The rural Ballydehob address involves heavy reliance on rural driving, with limited access to public transport networks or immediate pedestrian amenities.
Outbuilding structural condition: The old stone building and haybarn are likely in dilapidated condition, requiring substantial structural stabilization or complete rebuilding before safe usage.
Planning permission hurdles: Securing retrospective planning permission or major renovation approval from Cork County Council for a protected or rural vernacular structure can cause lengthy delays.
Heating system replacement: The G rating strongly implies an obsolete or entirely absent central heating system, necessitating the installation of an entirely new heat pump or boiler network.
Window and door upgrades: The existing fenestration is likely single-glazed and drafty, requiring a full house window and exterior door replacement to achieve habitable thermal standards.
Roof and timber inspection: A thorough professional survey is essential to check for active woodworm, dry rot, or failing roof timbers given the vacant and neglected nature of the dwelling.
Septic tank compliance: Any legacy waste treatment system on-site is unlikely to meet current environmental Protection Agency standards, requiring a costly modern wastewater treatment installation.
Agricultural lease encumbrances: Buyers should investigate whether any portion of the 135 acres is currently subject to seasonal grazing leases or third-party agricultural entitlements.
Local market liquidity: Large residential farms in rural West Cork represent niche assets with specialized buyer pools, potentially leading to longer resale timelines in the future.

Price positioning

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.

Not enough reliable market evidence is available to position this asking price.

Build Analysis

What we know from similar construction types

The property is a substantial detached home measuring approximately 1,524 square feet, featuring 5 bedrooms and 1 bathroom, accompanied by an old stone building and haybarn.
Given the G BER rating and age implied by the description and outbuilding types, the house likely requires extensive structural and thermal upgrades, and a buyer should investigate the condition of the roof, walls, and foundations.
The listing notes the property will qualify for the Vacant Property Refurbishment Grant, which a buyer should verify regarding eligibility requirements and current grant limits.
Services such as water, sewage, and electricity should be thoroughly inspected by a qualified surveyor to determine if they meet modern standards or require complete replacement.

Retrofit Cost^*

Possible renovating / insulating expenditure

The property has a BER rating of G, indicating extremely poor energy efficiency and the need for a comprehensive deep retrofit.
A deep retrofit for a 5-bedroom detached house of this size typically costs between 60,000 and 100,000 euros or more, depending on the extent of insulation required, window replacements, heating system upgrades (such as installing a heat pump), and ventilation improvements.
While the Vacant Property Refurbishment Grant may offset a portion of these renovation expenses, a buyer should budget significantly for modernizing the building fabric to bring it to a habitable and energy-efficient standard.

Heating cost^*

Estimated expense to heat this property every year

Estimated annual heating cost: 2,500 to 3,500 euro.
Explanation: Given the poor BER rating of G and the substantial detached floor area of approximately 1,524 sq. ft., energy efficiency is likely very low, resulting in significantly higher than average heating demands until comprehensive upgrades are completed.

Pollution Safe

9/10

Environmental situation to investigate

The property is situated in a tranquil rural agricultural setting near Ballydehob, significantly distant from major industrial zones, heavy manufacturing, or large municipal waste facilities.
Any potential historical agricultural waste or localized land management practices should be independently verified by prospective buyers during standard due diligence.

Flood Safe

8/10

Water overflow reports to follow up

The residence is described as occupying an elevated south-facing site, which generally reduces the likelihood of direct surface water flooding at the building structure.
Given the extensive acreage and regional topography involving low-lying agricultural sections or reclamation needs, buyers should verify specific drainage patterns and local watercourses.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

ROCKWOOD HOUSE, GORTNAGROUGH, BALLYDEHOB CORK
Sale date
24/03/2026
Declared sale price
€478,000.00

Recent sales in the wider Ballydehob area

GORTNAGROUGH, BALLYDEHOB, CO CORK
Sale date
21/09/2026
Declared sale price
€75,000.00
ADLEY COVE HOUSE, FOILNAMUCK, BALLYDEHOB
Sale date
20/08/2026
Declared sale price
€1,076,581.00
COOLCAHA, BALLYDEHOB, CORK
Sale date
06/08/2026
Declared sale price
€560,000.00
WOODVIEW, COOLANULLER, BALLYDEHOB
Sale date
31/07/2026
Declared sale price
€340,000.00
SKEAGHANORE WEST, BALLYDEHOB, CO. CORK
Sale date
16/07/2026
Declared sale price
€488,000.00

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: approximately 1,500 to 3,000 euro plus VAT and outlays.
Land registration fees: approximately 400 to 800 euro depending on the value and property type.
Property valuation fees: approximately 150 to 300 euro for a standard mortgage valuation.
Surveyor fees: approximately 500 to 1,200 euro depending on the depth of the structural survey required.
Annual home insurance: approximately 400 to 900 euro depending on the level of coverage and property specifics.

Forum Talk

What people are saying about this area

Locals in the West Cork region frequently discuss rural property renovation projects and the utilization of the Vacant Property Refurbishment Grant.
Ballydehob community forums often highlight the appeal of scenic countryside living, farming opportunities, and the strong sense of local community.
Discussions regarding rural land holdings in the area frequently touch upon the importance of agricultural land reclamation and maintaining traditional outbuildings.
Infrastructure maintenance, rural road frontages, and local connectivity are common topics among residents in surrounding rural townlands.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas

Young Children
The property requires extensive reclamation and refurbishment works, including a poor BER rating of G, which makes it challenging for young children until significant capital investment is made.
3/10
Teenagers
With 5 bedrooms, there is ample physical space for teenagers, though the rural West Cork location is isolated and lacking in immediate adolescent amenities.
4/10
Multi-generational Living
The substantial detached home size and land holding offer potential for multi-generational living arrangements, provided the heavy refurbishment is undertaken.
5/10
Single Buyers
A 135-acre residential farm holding requiring substantial reclamation and renovation is typically too large and resource-intensive for a single buyer.
2/10
Couples
Suits couples looking for a major rural restoration project, but the sheer scale of the farm holding requires substantial ongoing labor and investment.
4/10
Empty Nesters
While offering a peaceful rural setting, the significant maintenance of a large farm and house needing a complete upgrade may not suit most empty nesters.
3/10
Retirees
The remote location and the requirement for extensive property and land reclamation present practical challenges for retirees looking for comfort and low-effort living.
3/10

Work

3 areas

Remote Working
Remote working is feasible in terms of space, but buyers should independently verify local broadband speeds and infrastructure stability in this rural area.
3/10
Hybrid Commuting
The remote West Cork location makes regular hybrid commuting to major employment centers impractical.
2/10
Retired
Suitable for an active retirement centered around farming or hobby land management, provided health and mobility allow for rural maintenance.
5/10

Practical

8 areas

Ageing in Place
The property requires major refurbishment, has a current BER rating of G, and is isolated, making long-term ageing in place difficult without significant adaptation.
2/10
Low Maintenance
Featuring a 135-acre farm requiring land reclamation, an old stone building, a haybarn, and a house needing comprehensive modernization, maintenance demands are extremely high.
1/10
Secure Gated Entry
Extensive road frontage offers potential for secure boundary fencing and gating, but currently operates as an open agricultural holding.
4/10
Minimalist Design
This is a traditional multi-room residential farmhouse rather than a contemporary minimalist home.
3/10
Flexible Floor Plans
The 5-bedroom, 2-reception room layout provides a large footprint that can be reconfigured during the planned refurbishment.
6/10
Heritage Home
The presence of an old stone building and a traditional residential farm setup gives the property historical character.
7/10
Ecological Setup
The large land holding offers strong potential for ecological projects or rewilding, though current land quality requires reclamation work.
6/10
Outdoor areas
An expansive c. 135-acre holding with an elevated south-facing site provides unmatched outdoor space and agricultural potential.
10/10

Interests

9 areas

Gardening
An elevated, south-facing site with extensive grounds provides a fantastic canvas for ambitious gardening and landscaping projects.
9/10
Walking
The extensive land holding and surrounding West Cork countryside offer abundant opportunities for scenic walking right from the doorstep.
8/10
Gym
No commercial gym facilities are nearby, requiring a drive into local towns for dedicated fitness centers.
1/10
Cycling
Quiet rural roads provide scenic cycling routes, though the hilly West Cork topography and road conditions demand confidence on a bike.
6/10
Golf
Proximity to golf courses is limited given the remote rural position, requiring travel to regional hubs.
3/10
Fishing
West Cork offers rich angling opportunities in nearby rivers and coastal inlets, appealing to fishing enthusiasts.
7/10
Horse Riding
With a large acreage, outbuildings, and extensive road frontage, the property is exceptionally well-suited for keeping horses and equestrian pursuits.
9/10
Water Sports
While West Cork is famous for water activities, the property itself is inland, requiring travel to the coast for water sports.
4/10
Entertaining
The two reception rooms and large footprint offer entertaining potential, but only after comprehensive interior modernization.
5/10

Lifestyle

5 areas

Quiet Living
Located in rural West Cork near Ballydehob, the property offers an exceptionally quiet and private environment away from urban congestion.
10/10
Rural Living
This is a quintessential rural holding featuring a c. 135-acre residential farm, outbuildings, and extensive road frontage.
10/10
Village Living
The property is situated approximately 6 km north of Ballydehob, meaning village amenities require a short drive rather than being immediately accessible on foot.
4/10
Coastal Living
West Cork is renowned for its coastal proximity, though this specific inland farm holding is set further back from the immediate shoreline.
5/10
Urban Living
Deeply rural and agricultural in nature, offering zero urban conveniences or city-style environments.
1/10

6 areas

Community Involvement
Rural Ballydehob has a vibrant, tight-knit community, though integrating requires proactive engagement from newcomers.
6/10
Café Culture
Local café options are restricted to nearby Ballydehob village rather than being within walking distance.
3/10
Nightlife
Nightlife is virtually nonexistent on site and limited to local pubs in the surrounding villages.
1/10
Health/Wellness groups
Formal wellness and pilates & stretching classes would require traveling to nearby population centers.
3/10
Networking Opportunities
Very limited professional networking options locally, given the agricultural and remote setting.
1/10
Tech-Hub Connectivity
The property is entirely detached from any tech-hub infrastructure.
1/10

Listing information

Agent: Hodnett Forde Property Services
Phone: 023 883 3367
Current status: active
Published on HouseDelve: 26 October 2026
Correction: Report an issue

Property reference: HD-2E8D40HouseDelve · 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.