Rossbrin Cove, Cappaghglass, Schull, Co. CorkP81CP80
€695,000
1 Bed~1 Bath
What you'll like:
- Stunning waterfront position: The property occupies a tranquil coastal setting overlooking Roaringwater Bay, offering breathtaking southwest views toward Rossbrin Castle and surrounding islands that greatly enhance long-term lifestyle and resale appeal.
- Private marine mooring: Includes a dedicated private mooring providing direct access to the water, which is an invaluable asset for boating enthusiasts and sailors exploring this renowned coastal region.
- Generous land holding: Set on approximately 1.1 acres of grounds, providing ample outdoor space around the residence for gardens, landscaping, or private recreational use in a highly sought-after location.
- Historic character structure: Features a charming traditional stone-built farmhouse dating back to the nineteenth century, offering authentic architectural appeal and a tangible connection to local West Cork heritage.
- Active planning permission: Comes with full planning permission already granted for the restoration and extension of the existing farmhouse, saving the buyer substantial time and uncertainty in the regulatory process.
- Thoughtful architectural designs: The approved plans provide for generous living accommodation and modern amenities while carefully preserving the distinctive character and exceptional marine views of the historic dwelling.
- Completed detached outbuilding: Includes a finished detached garage, studio, or workshop structure currently used as temporary accommodation, offering immediate utility and flexibility for storage or living arrangements during construction.
- Proximity to vibrant villages: Conveniently positioned within easy reach of both Schull and Ballydehob, giving residents ready access to popular cafes, restaurants, local shops, and essential everyday community amenities.
- Exceptional sailing location: Situated in one of Ireland's premier coastal playgrounds renowned for sailing, kayaking, fishing, and swimming among an extraordinary network of sheltered coves and islands.
- Accessible larger towns: While enjoying a private rural and coastal atmosphere, the property remains within practical driving distance of the larger West Cork towns of Skibbereen and Bantry for comprehensive services.
- Rare lifestyle opportunity: Represents an uncommon chance to acquire a coastal restoration project with deep historical roots and maritime access in a tightly held and intensely desirable geographic destination.
- Favorable orientation: Enjoys a southwest-facing orientation that maximizes natural sunlight throughout the day and bathes the front of the property in warm evening light overlooking the sheltered bay waters.
- Flexible development potential: The combination of the approved extension plans and the existing studio allows the buyer to tailor the final residential layout completely to their personal lifestyle and aesthetic preferences.
- Scenic approach routes: The surrounding coastal roads and townland of Cappaghglass offer exceptionally scenic drives framed by traditional stone walls, mature greenery, and sweeping glimpses of the Atlantic seaboard.
- Established local history: The lands and dwelling hold a documented association with the area dating back centuries, adding a unique narrative and sense of place that newly built properties cannot replicate.
- Boating community access: Close proximity to established coastal hubs like Schull ensures a welcoming local community of fellow sailors, marine service providers, and active maritime clubs for new residents.
- Natural privacy buffer: The generous 1.1-acre plot helps insulate the historic farmhouse from neighboring traffic and neighboring holdings, creating a peaceful and secluded retreat environment for occupants.
- Investment upside: Successfully executing the permitted renovation on a prime waterfront site in West Cork generally provides strong potential for capital appreciation compared to turnkey non-waterfront alternatives.
- Outdoor recreation paradise: Beyond the water, the picturesque surrounding countryside provides endless opportunities for coastal walking, cycling, and exploring the rugged peninsular landscapes of the region.
- Independent living space: The presence of the completed workshop or studio building allows a project manager or visiting family members to reside comfortably on-site while the main farmhouse restoration is underway.
But keep in mind:
- Unverified energy rating: The official Building Energy Rating is not provided in the listing details, meaning buyers should investigate current thermal performance and potential insulation upgrade costs prior to purchase.
- Extensive renovation required: The historic farmhouse requires a major building project to realize the permitted plans, which will demand significant capital outlay, project management, and time commitment from the buyer.
- Undetermined floor area: The total square footage of the existing dwelling is not specified, making it difficult to calculate precise per-square-meter restoration costs without undertaking independent architectural measurements.
- Unspecified property type: The precise legal classification of the structure is not explicitly detailed, requiring careful legal due diligence regarding residential status and any legacy agricultural ties to the land.
- Temporary accommodation limitations: Using the detached workshop or studio as temporary living quarters may require verification to ensure all local planning and building compliance standards for habitation are fully met.
- Mooring rights verification: Buyers must independently verify the legal status, ownership, and local licensing requirements associated with the private mooring to guarantee uninterrupted long-term access to the water.
- Coastal exposure risks: A direct waterfront position in West Cork exposes the property to harsh Atlantic weather, driving rain, and salt spray, which can increase ongoing exterior maintenance and corrosion repair costs.
- Wastewater treatment needs: The property will likely require a modern, compliant on-site wastewater treatment system installation, and buyers should commission a percolation test to confirm site suitability.
- Private water supply checks: Prospective purchasers should thoroughly test the quality and yield of any private well or local water source servicing the property to ensure safe and reliable domestic consumption.
- Access road conditions: Local approach roads leading to coastal townlands like Cappaghglass can be narrow and winding, requiring buyers to check road maintenance responsibilities and ease of construction traffic access.
- Planning condition compliance: The buyer must carefully review all specific conditions attached to the granted planning permission to ensure they can be met within budget and without unexpected restrictions.
- Construction cost inflation: Undertaking a rural coastal restoration project currently carries exposure to fluctuating building material prices and contractor shortages, potentially leading to budget overruns.
- Archaeological or heritage constraints: Given the late eighteenth or early nineteenth-century origins of the farmhouse, buyers should investigate whether any local heritage protections restrict certain structural changes.
- Boundary line clarity: The exact boundaries of the 1.1-acre holding should be formally verified by a professional land surveyor against the Land Registry maps to prevent any future neighbor disputes.
- Grid connection distance: Connecting electricity and modern utilities to a historic rural site can involve substantial utility provider fees and logistical hurdles that need early pre-purchase investigation.
- Limited existing amenities: In its current condition, the single-room dwelling is not immediately habitable as a comfortable modern home, meaning alternative short-term housing will be needed during renovations.
- Insurance availability: Obtaining comprehensive property and flood insurance for a coastal waterfront location can sometimes involve higher premiums or specific underwriting conditions that require advance quoting.
- Permit expiration risks: Buyers must check the exact timeline remaining on the current planning permission to ensure it remains valid or whether an extension of duration application will soon be necessary.
- Subcontractor availability: Sourcing skilled craftspeople experienced in traditional stonemasonry and historic building conservation in West Cork can be challenging and may extend project timelines.
- Resale market specificity: High-end coastal restoration properties target a specific niche of buyers, meaning future liquidity can be more sensitive to broader economic cycles than standard suburban housing.
Price positioning
?
- The asking price appears somewhat elevated because it commands a notable premium over standard rural benchmarks, reflecting the unique waterfront position and extensive site acreage rather than the current rudimentary dwelling structure.
- Upward valuation signals stem from the inclusion of full planning permission for significant restoration, an already completed detached studio building offering temporary accommodation, and an exclusive private mooring in a premier coastal location.
- Potential factors that could undermine this ambitious price point include substantial construction inflation, unforeseen engineering complexities during the approved renovation works, and the lengthy timeline required to complete a major rural coastal project.
- Relevant market context involves strong lifestyle buyer demand for West Cork maritime properties, where scarcity of direct shore frontage consistently drives competitive bidding well above traditional residential valuation metrics.
Build Analysis
What we know from similar construction types
- The property features a traditional stone-built farmhouse dating back to the late 18th or early 19th century, retaining historic character and stone structures.
- Full planning permission has been granted for the restoration and extension of the existing farmhouse, which buyers should verify alongside all associated conditions.
- A completed detached garage/studio/workshop is included and currently in use as temporary accommodation, meaning buyers should check its specific planning status and compliance for residential use.
- The listing notes the property is BER exempt, typical of historic or derelict structures undergoing major renovation, but energy performance should be evaluated during the restoration process.
- Given the waterfront location at Rossbrin Cove, buyers should investigate potential marine access rights, coastal erosion risks, and the condition of the private mooring.
Heating cost*
Estimated expense to heat this property every year
- Annual heating cost: Cannot be accurately estimated as the BER is not provided and the property is currently undergoing restoration with full planning permission. Buyers should investigate the proposed heating systems and insulation standards included in the renovation plans.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a remote coastal rural setting in West Cork, far removed from heavy industrial zones, major manufacturing plants, or large-scale waste facilities.
- Any minor localized environmental concerns should be independently verified by prospective buyers during standard property due diligence.
Flood Safe
7/10Water overflow reports to follow up
- While the property enjoys an attractive waterfront position overlooking Roaringwater Bay, its elevated coastal setting mitigates some immediate risks, though low-lying shoreline areas should be inspected.
- Buyers should review local tidal data and commission a professional flood risk assessment to evaluate potential exposure to coastal weather events.
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 Schull area
2A UPPER MAIN ST, ARDMANAGH, SCHULL
- Sale date
- Declared sale price
- €240,000.00
1 AIR HILL, SCHULL, WEST CORK
- Sale date
- Declared sale price
- €90,000.00
15 CAPE VIEW, ARDMANAGH, SCHULL
- Sale date
- Declared sale price
- €450,000.00
ARDRANINNY, SCHULL, CO CORK
- Sale date
- Declared sale price
- €625,000.00
LASAIR CHOILLE, ARDMANAGH, SCHULL
- Sale date
- Declared sale price
- €595,000.00
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
- Stamp duty: approximately 1 percent of the purchase price for properties under one million euro, equating to roughly 6,950 euro.
- Solicitor legal fees: generally ranging from 1,500 euro to 3,000 euro plus outlays and VAT.
- Land registration fees: approximately 600 euro to 800 euro depending on the value and property type.
- Property valuation fees: typically between 150 euro and 300 euro.
- Surveyor fees: approximately 500 euro to 1,500 euro depending on the level of detail required for the historic structure.
- Annual home insurance: estimated between 400 euro and 1,000 euro depending on the coverage and coastal location.
Forum Talk
What people are saying about this area
- Locals in the Schull and Ballydehob areas frequently discuss the high demand for coastal properties with private moorings in Roaringwater Bay.
- Community discussions often highlight the rich maritime heritage, sailing culture, and scenic beauty surrounding Rossbrin Cove and Rossbrin Castle.
- Residents value the peaceful, secluded lifestyle of Cappaghglass while noting the convenience of accessing local amenities in nearby villages.
- Property renovation projects and historic farmhouses in West Cork are a common topic of interest among local builders and architectural enthusiasts.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children4/10
The property currently features a 1-bedroom layout requiring restoration and extension, which may be cramped or unsuitable for young children until works are completed.
- Teenagers4/10
With only one bedroom currently, teenagers would lack private space, though the large 1.1-acre site and potential for future extension offer long-term possibilities.
- Multi-generational Living3/10
The existing dwelling is a single 1-bedroom structure, making multi-generational living impossible without executing the granted planning permission for substantial extensions.
- Single Buyers7/10
An appealing project for a single buyer looking for a coastal restoration project with a private mooring and studio space, provided they have the appetite for renovation.
- Couples8/10
A fantastic opportunity for a couple wanting a scenic waterfront renovation project in West Cork with plenty of outdoor space and stunning views.
- Empty Nesters7/10
Ideal for empty nesters seeking a tranquil coastal retirement or project home, though the remote rural setting and renovation requirements should be considered.
- Retirees6/10
The tranquil waterfront setting suits retirement, but the need to complete major renovations and the rural location mean healthcare and amenities require a drive.
Work
3 areas- Remote Working7/10
The detached studio/workshop offers a ready-made workspace away from the main house, though broadband speeds should be independently verified.
- Hybrid Commuting2/10
The rural West Cork location is far from major employment hubs, making regular commuting impractical.
- Retired9/10
An idyllic setting for retirement for those looking to enjoy a peaceful coastal lifestyle and take on a rewarding home project.
Practical
8 areas- Ageing in Place4/10
The property requires extensive renovation, and its remote rural location may present challenges for ageing in place without future adaptations.
- Low Maintenance2/10
Featuring an 18th/19th-century traditional stone farmhouse requiring complete restoration and extension, maintenance will be high.
- Secure Gated Entry4/10
The property offers privacy on its 1.1-acre plot, but specific security infrastructure like gated entries would need to be installed by the buyer.
- Minimalist Design3/10
The property is a historic traditional stone-built farmhouse with period features rather than a minimalist contemporary build.
- Flexible Floor Plans8/10
Full planning permission has been granted to restore and extend the property, allowing the buyer to shape the interior layout to their exact needs.
- Heritage Home10/10
Believed to date back to the late 18th or early 19th century with connections to Griffith's Valuation, retaining deep historical character.
- Ecological Setup7/10
The 1.1-acre grounds and rural coastal ecosystem offer great potential for sustainable living, though current green energy setups are unverified.
- Outdoor areas10/10
Features 1.1 acres of land, a private mooring, and breathtaking southwest-facing views over Roaringwater Bay and its islands.
Interests
9 areas- Gardening8/10
The 1.1-acre site provides ample outdoor space for landscaping, growing plants, and developing gardens around the historic farmhouse.
- Walking8/10
The scenic coastal location in West Cork offers wonderful opportunities for country and coastal walking routes.
- Gym2/10
There are no commercial gym facilities nearby, though the detached studio could potentially house a home gym setup.
- Cycling7/10
The surrounding rural and coastal roads provide scenic routes for cycling enthusiasts.
- Golf3/10
Golf facilities are limited in this remote West Cork region, requiring travel to find a standard course.
- Fishing10/10
Direct access to the water with a private mooring makes this an exceptional spot for sea fishing and marine activities.
- Horse Riding6/10
The rural setting offers space and potential country hacking, though specific equestrian facilities would need to be investigated locally.
- Water Sports10/10
Perfect for sailing, kayaking, swimming, and boating with a private mooring overlooking Roaringwater Bay and its islands.
- Entertaining6/10
The stunning outdoor views and 1.1-acre grounds will be fantastic for entertaining once the main house and studio are fully restored.
Lifestyle
5 areas- Quiet Living10/10
Set in a tranquil waterfront position overlooking Roaringwater Bay, offering exceptional peace, privacy, and seclusion.
- Rural Living10/10
Located in the townland of Cappaghglass surrounded by coastal countryside and sitting on a 1.1-acre plot.
- Village Living6/10
While rural and private, the property is within easy reach of the picturesque villages of Ballydehob and Schull.
- Coastal Living10/10
A stunning waterfront location with a private mooring, southwest-facing views, and direct access to Roaringwater Bay.
- Urban Living1/10
Extremely remote from any urban centers, with the nearest larger towns being Skibbereen and Bantry.
Social
6 areas- Community Involvement6/10
Proximity to Schull and Ballydehob provides access to vibrant local communities and events, though daily life here is primarily private.
- Café Culture6/10
Nearby villages like Schull and Ballydehob offer a charming selection of local cafés, restaurants, and pubs.
- Nightlife2/10
Nightlife is limited to local village pubs and seasonal spots rather than extensive evening entertainment.
- Health/Wellness groups5/10
Local wellness activities and groups can be found in the wider Schull and West Cork area, though options directly nearby are sparse.
- Networking Opportunities2/10
The location is extremely quiet and rural, offering very few professional networking opportunities locally.
- Tech-Hub Connectivity1/10
There are no local tech hubs, and digital infrastructure relies entirely on remote connection speeds to be verified.
Listing information
- Agent
- Sherry FitzGerald O'Neill West Cork
- Phone
- 023 883 3995
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-448DDBHouseDelve · Republic of Ireland* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.