
Killabuonia, Emlaghmore,, Ballinskelligs, KerryV23VR04
€595,000
3 Bed~1 Bath~167 m²~BER B3
What you'll like:
- Stunning coastal location: The property is situated directly along the iconic Wild Atlantic Way, providing buyers with magnificent and unobstructed views across the bay towards the Skellig Rocks.
- B3 energy rating: Achieving a B3 rating indicates a modern level of thermal efficiency following renovation, which should help keep heating costs lower during winter months.
- Generous floor area: Extending to approximately 167 to 200 square meters, the extensive footprint offers ample room for family living and accommodates larger household setups comfortably.
- Upside main living: Positioning the primary open-plan kitchen, dining, and living space upstairs successfully maximizes the spectacular coastal outlook for everyday enjoyment and entertaining guests.
- Character interior elements: The residence blends traditional farmhouse charm with contemporary design by featuring bespoke wooden beams, timber flooring, and a cozy wood-burning stove.
- Sunroom master retreat: The master bedroom opens directly into a beautifully lit sunroom, creating a peaceful and relaxing private space to enjoy the captivating morning bay views.
- Contemporary Jack-and-Jill: A modern family bathroom designed in a Jack-and-Jill configuration provides convenient access and shared functionality between multiple well-proportioned ground floor bedrooms.
- Separate utility spaces: The inclusion of a dedicated guest water closet and a separate laundry room adds practical everyday convenience for busy modern households.
- Detached stone studio: A separate stone-built studio featuring an open-plan living area, bathroom, and mezzanine offers exceptional versatility for visiting guests or home-working arrangements.
- Spacious private grounds: Set on approximately two acres of land, the property provides extensive lawned areas, mature plants, and complete privacy in a tranquil countryside setting.
- Large gravel driveway: The substantial gravel parking area easily accommodates multiple vehicles, ensuring ample off-road parking space for residents and visiting guests alike.
- Additional stone outbuilding: A further traditional stone-built outbuilding on the grounds presents creative options for storage, workshops, or potential future adaptation subject to planning.
- Proximity to Portmagee: The nearby picturesque village offers lovely local restaurants and a welcoming atmosphere, enhancing the appeal of the location for residents and visitors.
- Recreational amenity access: The immediate local vicinity is ideal for swimming, sailing, walking, fishing, and playing golf along the scenic Kerry coastline.
- World-class golf nearby: Buyers who enjoy golf will appreciate being within easy reach of renowned courses including Waterville Golf Links and Hogs Head Golf Club.
- Convenient regional travel: The property remains within a reasonable drive of regional airports in Cork, Shannon, and Kerry, facilitating straightforward domestic and international transport links.
- Stable asking price: Recorded listing data shows the asking price has remained stable at 595000 euros without increases, suggesting a consistent vendor pricing strategy.
- Versatile lifestyle potential: The combination of a main dwelling and a detached studio makes the property equally suitable as a permanent family residence or coastal holiday retreat.
- Natural light optimization: Large windows and thoughtful architectural layout ensure the interior spaces remain bright, airy, and welcoming throughout changing seasonal weather.
- Established outdoor environment: The mature plants, shrubs, and extensive lawns mean buyers can enjoy a ready-made landscaped setting without starting from scratch.
But keep in mind:
- Planning compliance check: Buyers should verify that all necessary local planning permissions and building regulations were fully obtained for the recent farmhouse extension and conversion works.
- Studio permission status: The versatile detached stone studio includes living and sleeping quarters, so purchasers must check if proper residential or rental permissions apply to this structure.
- Wastewater treatment verification: Due to the rural coastal location, buyers must inspect the private septic tank or wastewater treatment system for capacity, condition, and regulatory compliance.
- Private water supply test: The source and quality of the domestic water supply should be independently tested to ensure safe drinking standards and reliable year-round flow rates.
- Exposed coastal weathering: Being located directly on the Atlantic coast means the exterior finishes, windows, and roof will be subject to harsh weather and require higher maintenance.
- Single bathroom constraint: Despite having three bedrooms and a large floor area, the main dwelling features only one full bathroom, which might create morning queues for families.
- Upstairs living layout: Having the primary kitchen and living area on the upper floor could present accessibility challenges for older occupants or when carrying heavy groceries.
- Rural isolation aspects: While tranquil, the rural setting near Ballinskelligs requires regular driving for basic shopping, schools, and professional medical services.
- Killarney transit distance: Killarney and its main transport hub are roughly a 1.5-hour drive away, limiting immediate access to larger city amenities and rail networks.
- High local property investment: At 595000 euros, the purchase price requires careful mortgage or liquidity planning, especially for buyers purchasing from outside the domestic market.
- Strict non-inclusion of goods: Loose furniture, non-integrated appliances, white goods, and curtains are excluded from the sale unless negotiated separately in a formal inventory.
- Future retrofit requirements: Although the home holds a B3 rating, ongoing energy efficiency upgrades may be needed over time as local and national standards continue to evolve.
- Coastal erosion due diligence: Buyers should consult local environmental reports to assess whether the immediate coastal stretch faces any long-term erosion risks or stability concerns.
- Broadband availability check: High-speed internet connectivity should be thoroughly tested to confirm adequate speeds for remote working or streaming from this remote rural address.
- Outbuilding structural survey: The secondary stone-built outbuilding should be inspected by a professional surveyor to determine its structural integrity and potential repair costs.
- Boundary line confirmation: Legal representatives should carefully examine the title maps to confirm the exact boundaries of the two-acre plot and ensure no access disputes exist.
- Winter heating expenses: Operating a large extended farmhouse and a detached studio during colder winter months could result in substantial heating fuel and electricity expenses.
- Limited public transport: The immediate area lacks robust public transport infrastructure, making private vehicle ownership essential for daily life and commuting.
- Tourism season traffic: While generally peaceful, nearby coastal hotspots along the Wild Atlantic Way can experience increased traffic congestion and visitor activity during peak summer months.
- Agent representation terms: Prospective purchasers should review the exact agency terms and understand that marketing descriptions do not constitute a legally binding contractual guarantee.
Price positioning
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- The asking price appears somewhat ambitious relative to regional transactional data, positioning the property at the upper tier of the local market. This premium valuation is driven by extensive contemporary renovations, a substantial floor area, and an enviable coastal setting along the Wild Atlantic Way.
- Valuation support stems from the impressive B3 energy rating, two acres of private grounds, and a detached stone-built studio offering versatile supplementary accommodation. However, the remote rural location in South Kerry could constrain broader buyer demand and limit rapid capital appreciation.
- Downside risks include potential overcapitalisation for the immediate micro-market where surrounding traditional property values historically register much lower figures. Conversely, robust appeal as a luxury holiday retreat or high-end permanent coastal sanctuary could sustain buyer interest despite the elevated price tag.
- The stable price history since initial listing indicates a firm vendor stance with little immediate pressure to discount. Prospective purchasers will need to weigh the exceptional scenic views and turnkey condition against the premium price point relative to wider regional comparables.
Build Analysis
What we know from similar construction types
- The property is described as a renovated and extended traditional farmhouse featuring a detached stone-built studio and an additional stone-built outbuilding, set on approximately 2 acres.
- The BER rating is B3, which indicates a relatively energy-efficient standard for a renovated older structure, likely benefiting from modern insulation and heating upgrades.
- A buyer should verify the planning permission and building compliance for the extension, the conversion of the detached stone-built studio, and the addition of features like the mezzanine bedroom and kitchenette.
- Given the coastal location along the Wild Atlantic Way, the building fabric should be inspected for exposure-related weathering, dampness, and timber preservation.
- Investigation of the decentralized or individual waste treatment system (septic tank) and water supply arrangements on the 2-acre plot is recommended.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 1800 to 2400 euro.
- This estimate accounts for a floor area of roughly 167 to 200 square meters and a B3 energy rating, combined with the use of a wood-burning stove and local climate conditions along the coast.
Pollution Safe
10/10Environmental situation to investigate
- The property is located in a highly scenic, rural coastal setting in County Kerry, remote from major heavy industrial zones, waste-to-energy incinerators, or large commercial landfills.
- There are no apparent legacy industrial pollution concerns or major contamination risks associated with the immediate vicinity, though buyers should verify local septic tank and well water standards where applicable.
Flood Safe
8/10Water overflow reports to follow up
- The elevated coastal position overlooking the bay provides natural protection from many common flood vectors, though coastal properties along the Wild Atlantic Way can occasionally experience extreme weather events.
- Prospective buyers should review local flood mapping and verify site-specific drainage characteristics given the property's coastal proximity.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
EMLAGHLEA, EMLAGHMORE, BALLINSKELLIGS
- Sale date
- Declared sale price
- €197,500.00
Recent sales in the wider Ballinskelligs area
KINNARD WEST, BALLINSKELLIGS, CO KERRY
- Sale date
- Declared sale price
- €220,000.00
REEN, BALLINSKELLIGS, CO KERRY
- Sale date
- Declared sale price
- €470,000.00
CANUIG, BALLINSKELLIGS, CO. KERRY
- Sale date
- Declared sale price
- €275,000.00
EMLAGHMORE EAST, BALLINSKELLIGS, CO KERRY
- Sale date
- Declared sale price
- €45,000.00
DUNGEAGAN, BALLINSKELLIGS, CO. KERRY
- Sale date
- Declared sale price
- €393,000.00
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: €5,950 — 1% of €595,000.
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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 1500 to 3000 euro plus VAT and outlays.
- 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 1200 euro depending on the level of detail required for the detached studio and main house.
- Annual home insurance: approximately 500 to 1000 euro depending on the level of coverage and coastal location.
Forum Talk
What people are saying about this area
- Locals and community forums frequently highlight the stunning natural beauty and tranquillity of the Ballinskelligs and St. Finian's Bay area along the Wild Atlantic Way.
- Discussions in regional groups often focus on the tourism appeal of proximity to the Skellig Rocks and local amenities in nearby Portmagee and Waterville.
- Residents frequently note the appeal of the scenic coastal lifestyle, making properties in this rural Kerry pocket sought after for holiday retreats or permanent relocation.
- Community conversations occasionally mention infrastructure considerations typical of remote coastal locations, such as reliance on local road networks and weather-dependent outdoor activities.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property offers generous outdoor space with c. 2 acres of grounds for children to play, though the coastal location and proximity to water require supervision.
- Teenagers7/10
The detached stone-built studio provides an excellent independent space for older children or teenagers, alongside plenty of room for activities.
- Multi-generational Living8/10
The combination of the main three-bedroom farmhouse and the detached studio offers great flexibility for extended family members living together.
- Single Buyers4/10
A property of this size and price point, located in a remote rural coastal area, is generally better suited to couples or families rather than single buyers.
- Couples9/10
Provides a wonderful, romantic coastal retreat with stunning bay views and a peaceful environment ideal for couples looking to escape.
- Empty Nesters8/10
Offers single-level ground floor bedrooms and a tranquil setting, making it appealing for empty nesters seeking a scenic lifestyle change.
- Retirees7/10
Ground-floor bedrooms and living arrangements support easier accessibility, though the rural and isolated nature of the location should be considered for long-term retirement.
Work
3 areas- Remote Working8/10
The detached stone-built studio provides a dedicated, separate space well-suited for working from home, though broadband speeds should be verified.
- Hybrid Commuting2/10
The remote coastal location makes regular commuting to major employment hubs or cities highly impractical.
- Retired9/10
An idyllic retreat for retirees looking for peace, stunning views, and a slower pace of life in a scenic setting.
Practical
8 areas- Ageing in Place7/10
Ground-floor bedrooms and bathroom facilities facilitate accessibility, though the remote location might pose challenges for medical access later in life.
- Low Maintenance4/10
Maintaining c. 2 acres of grounds, extensive lawns, mature plants, and multiple stone buildings requires ongoing effort and upkeep.
- Secure Gated Entry3/10
Features a large gravel driveway and private setting, but specific gated security infrastructure is not explicitly detailed and should be verified.
- Minimalist Design3/10
The property showcases traditional farmhouse character, rustic wooden beams, and bespoke elements rather than a stark minimalist style.
- Flexible Floor Plans9/10
Benefits from a versatile layout with ground-floor rooms, an upstairs open-plan living space, and a completely detached stone-built studio.
- Heritage Home8/10
Originally a traditional farmhouse that has been thoughtfully renovated and extended while retaining its rustic charm.
- Ecological Setup6/10
Rural setting allows for a natural lifestyle, though specific eco-friendly installations or energy ratings beyond the reported B3 BER should be verified.
- Outdoor areas10/10
Set on approximately 2 acres of grounds with extensive lawned areas, mature shrubs, a large gravel driveway, and a detached outbuilding.
Interests
9 areas- Gardening9/10
The generous c. 2 acres of grounds featuring extensive lawned areas, mature plants, and shrubs provide ample opportunity for avid gardeners.
- Walking9/10
Located in an area renowned for its scenic coastal and countryside walking routes along the Wild Atlantic Way.
- Gym2/10
There are no commercial gym facilities in the immediate rural vicinity, requiring a drive to larger nearby towns.
- Cycling8/10
The scenic local coastal roads offer fantastic cycling routes, though navigating them requires sharing space with vehicle traffic.
- Golf8/10
Positioned within easy reach of premier golf courses including Waterville Golf Links and Hogs Head Golf Club.
- Fishing9/10
The immediate coastal vicinity is ideal for fishing and marine activities, leveraging its prime seaside position.
- Horse Riding7/10
The rural and coastal acreage provides a fitting backdrop for equestrian pursuits, subject to local stable availability.
- Water Sports9/10
Perfectly positioned for swimming, sailing, and various water sports given its close proximity to the Atlantic coast and local beaches.
- Entertaining8/10
Features an impressive open-plan upstairs kitchen, dining, and living space complemented by outdoor grounds and a separate guest studio.
Lifestyle
5 areas- Quiet Living10/10
Situated in a wonderfully private and tranquil coastal setting along the Wild Atlantic Way with minimal surrounding disturbance.
- Rural Living10/10
Set on approximately 2 acres in a scenic rural area overlooking St. Finian's Bay, offering an authentic countryside lifestyle.
- Village Living6/10
While the property itself is in a rural spot, it is conveniently located close to the picturesque village of Portmagee and within driving distance of Waterville and Cahirciveen.
- Coastal Living10/10
Boasts a stunning coastal location with beautiful views across the bay towards the Skellig Rocks and proximity to local beaches.
- Urban Living1/10
Extremely far removed from urban centers, with major towns like Killarney roughly a 1.5-hour drive away.
Social
6 areas- Community Involvement6/10
Engagement relies on connecting with nearby rural communities and local villages like Portmagee rather than immediate neighborhood associations.
- Café Culture5/10
Limited to local village spots and nearby towns like Waterville and Cahirciveen, which are about a 15-minute drive away.
- Nightlife2/10
Nightlife is very quiet, restricted to local village pubs and restaurants rather than bustling entertainment districts.
- Health/Wellness groups4/10
Formal wellness classes or groups would likely require traveling to larger surrounding towns.
- Networking Opportunities2/10
Not suited for professional networking given its isolated, scenic rural location.
- Tech-Hub Connectivity1/10
Deals entirely with a rural coastal setting far removed from any physical tech hubs.
Listing information
- Agent
- Engel & Voelkers
- Phone
- 021 477 3200
- Current status
- active
- Published on HouseDelve
- 1 November 2026
- Correction
- Report an issue
HD-30550FHouseDelve · 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.