Site B, Seafield, Youghal, Co. Cork.
€90,000
What you'll like:
- Affordable asking price: Listed at ninety thousand euros, this plot represents a relatively low-cost entry point for buyers wishing to construct a custom home in a coastal location.
- Elevated coastal topography: Situated on an elevated land parcel, the property naturally enhances future sightlines and creates a commanding presence overlooking the surrounding scenic landscape.
- Distant sea views: The elevated vantage point provides attractive distant vistas of the ocean, which can significantly enhance the daily living experience and long-term resale value of any completed dwelling.
- Favorable southern orientation: Featuring a southerly aspect, a future home built here will benefit from optimal natural sunlight throughout the day, improving passive solar heating and interior brightness.
- Compact land footprint: Measuring zero point one zero three acres, the manageable plot size minimizes ongoing garden maintenance while still providing sufficient room for a modest footprint dwelling.
- Prior planning precedent: Local planning authorities previously granted permission in two thousand seven under reference zero seven five eight zero five two for a detached three-bedroom house, suggesting development potential.
- Proximity to sandy beaches: Located within easy reach of Claycastle beach, residents can enjoy quick access to coastal walks and seaside recreation just minutes from their front door.
- Greenway access nearby: The proximity to the Youghal and Midleton Greenway provides fantastic opportunities for cycling and walking enthusiasts to enjoy safe, traffic-free outdoor routes.
- Convenient N25 connectivity: Positioned less than five minutes from the main N25 arterial route, the location ensures smooth and efficient vehicular travel toward major regional employment hubs.
- Commuting distance to Cork: Situated under an hour away from Cork city, this location makes daily commuting or occasional trips to major urban amenities entirely feasible for future occupants.
- Accessibility to Waterford: Being less than an hour from Waterford opens up additional employment, healthcare, and shopping destinations for residents living on this coastal site.
- Proximity to Midleton: Located under thirty minutes from Midleton, future homeowners can easily access the town's renowned food markets, shops, and the commuter rail line.
- Close to Dungarvan: The nearby town of Dungarvan is under thirty minutes away, offering lovely harbour amenities, great restaurants, and the famous Waterford Greenway.
- Historic town amenities: Youghal is a picturesque and historic town offering excellent local schools, diverse supermarkets, cozy cafes, restaurants, and traditional pubs for daily convenience.
- Recreational variety: The surrounding area boasts fantastic leisure options including a local golf course, scenic boardwalks, and beautiful walking trails along the nearby beaches.
- Mains services availability: The listing notes that mains services are available nearby, which should theoretically simplify the infrastructure connection process during the construction phase.
- Established residential pocket: Located in the highly sought-after Seafield area, building here places you in an established neighborhood known for coastal appeal and community desirability.
- Strong rental demand: Finished homes in desirable coastal locations near towns like Youghal often attract robust interest from both long-term tenants and holidaymakers.
- Custom design freedom: Purchasing an unbuilt site allows buyers to collaborate with architects to design a bespoke interior layout tailored precisely to their modern lifestyle preferences.
- Investment appreciation potential: Securing a coastal site at this price point provides a strong foundation for capital growth once planning is successfully secured and construction is finished.
But keep in mind:
- Subject to planning permission: Because the purchase is contingent on securing fresh planning approval, buyers face the risk of administrative delays or outright refusal from local authorities.
- Expired historical permission: The previous planning permission granted in two thousand seven has long since expired, meaning a completely new application must be submitted and evaluated under modern rules.
- Stricter current planning policies: County development guidelines have evolved significantly since two thousand seven, and buyers should verify current local housing need rules or design restrictions with the council.
- Uncertainty of service connections: Although mains services are noted as available, buyers must independently verify the exact proximity, capacity, and connection costs required to hook up water and electricity.
- Wastewater treatment requirements: Because mains sewerage availability is not explicitly guaranteed on the plot itself, purchasers must investigate whether a private treatment system or public connection is mandatory.
- Potential local housing restrictions: Cork County Council frequently imposes stringent local needs criteria on rural and semi-rural sites, which could legally restrict who is permitted to build here.
- Topographical engineering costs: The elevated nature of the plot, while great for views, may necessitate expensive excavation, retaining walls, or specialized foundation engineering during construction.
- Access road limitations: Buyers should carefully inspect the existing entrance and approach roads to ensure they meet modern local authority standards for sightlines and vehicular safety.
- High construction inflation: Building a new detached home independently exposes the buyer to fluctuating material costs, labor shortages, and potential budget overruns during the construction phase.
- Lack of immediate occupancy: Unlike buying an existing second-hand home, purchasers will face months or years of renting elsewhere while navigating planning, approvals, and the build process.
- Professional fee burdens: Embarking on a site purchase requires upfront financial commitments for architects, engineers, environmental consultants, and legal advisors before a single brick is laid.
- Unknown boundary exactness: The precise legal boundaries and corner markers of the zero point one zero three-acre plot must be verified by a chartered land surveyor to prevent future disputes.
- Potential geotechnical challenges: Soil stability and rock formations on elevated coastal sites can be unpredictable, making a thorough site suitability and soil test essential before finalizing purchase.
- Surface water drainage rules: Local authorities strictly regulate storm water runoff, meaning buyers must investigate sustainable drainage solutions to prevent flooding risks on or off the site.
- Absence of current BER rating: Since the property is merely a vacant land parcel with no standing structure, no Building Energy Rating applies, leaving future energy efficiency entirely dependent on your build.
- Uncertain development levies: Local councils charge substantial development contributions upon granting planning permission, and buyers should budget several thousand euros for these mandatory fees.
- Resale liquidity risks: Vacant residential sites subject to planning conditions can sometimes take longer to resell if market conditions soften or if planning hurdles scare off potential buyers.
- Potential neighbor objections: Proximity to existing residences means local homeowners may lodge observations or appeals against a new planning application, causing further timeline extensions.
- Limited site acreage: At just over a tenth of an acre, the compact size leaves very little margin for error when designing setbacks, parking spaces, and private amenity garden areas.
- Thorough due diligence required: Due to the numerous conditional factors involved in buying unbuilt land, purchasers should insert robust planning clauses into their contract to protect their deposit.
Price positioning
?
Not enough reliable market evidence is available to position this asking price.
Build Analysis
What we know from similar construction types
- The property is offered as a residential site of 0.103 acres sold subject to planning permission, meaning no physical structure currently exists.
- Planning permission was previously granted in 2007 under Planning Ref 07/58052 for a detached 3-bed dwelling, but buyers should investigate current local planning policies as previous permissions expire and may be subject to stricter local housing need criteria.
- The listing notes that mains services are available, which a buyer should verify regarding connection feasibility, capacity, and associated costs.
- Given the elevated position with distant sea views and a southerly aspect, site-specific geotechnical surveys and foundation engineering assessments should be carried out.
Heating cost*
Estimated expense to heat this property every year
- Not applicable as the property is currently an undeveloped site offered for sale subject to planning permission rather than a completed residential dwelling.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The property is described as an elevated residential site with a southerly aspect, which generally reduces immediate surface water flood risks.
- Given its coastal proximity in Youghal, buyers should consult detailed local flood maps and carry out environmental due diligence regarding extreme 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 Youghal area
3 DOLPHINS PLACE, YOUGHAL, CORK
- Sale date
- Declared sale price
- €207,000.00
7 LARCHFIELD RISE, YEWWOOD, YOUGHAL
- Sale date
- Declared sale price
- €303,000.00
83 PARKLANDS, YOUGHAL, CORK
- Sale date
- Declared sale price
- €305,000.00
70 CARTON VILLAGE, YOUGHAL, WATERFORD
- Sale date
- Declared sale price
- €238,000.00
21 SHANAVINE, SEAFIELD, YOUGHAL
- 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
- Stamp duty: Estimated at 1 percent of the purchase price, approximately 900 euro for a 90,000 euro site.
- Solicitor legal fees: Typically range between 1,500 and 3,000 euro excluding outlay and VAT.
- Land registration fees: Approximately 130 to 400 euro depending on the registration type and property value.
- Property valuation fees: Generally around 150 to 300 euro if required for mortgage purposes.
- Surveyor fees: Usually range from 500 to 1,000 euro depending on the scope of the inspection for a site or future build.
- Annual home insurance: Varies significantly based on the future structure built, but basic site liability insurance might apply initially.
Forum Talk
What people are saying about this area
- Residents in the Seafield and Claycastle areas frequently discuss the scenic coastal walks and the popular Youghal to Midleton Greenway.
- Local community forums often highlight the convenience of living near the N25 for commuting to Cork and Waterford.
- Discussions in local groups emphasize the appeal of being within walking distance of local beaches and amenities.
- Prospective buyers in Youghal often share insights regarding the process of applying for planning permission on vacant sites.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The location offers proximity to beaches and local amenities, making it pleasant for raising children, though buyers should verify local childcare and school capacities given the site requires a new build.
- Teenagers5/10
Nearby amenities like the greenway and beaches provide outdoor options for teenagers, but the area's relative quietness may require travel for extensive adolescent social activities.
- Multi-generational Living4/10
The property is a vacant site measuring 0.103 acres sold subject to planning permission for a detached 3-bed dwelling, which would need to be specifically designed to accommodate multiple generations.
- Single Buyers3/10
Purchasing a vacant site subject to planning permission involves significant capital, time, and construction management, which may not suit most single buyers looking for an immediate home.
- Couples6/10
An appealing opportunity for couples wanting to design and build their own home with distant sea views, subject to securing the necessary planning permission.
- Empty Nesters6/10
Provides a scenic and coastal setting for empty nesters looking to downsize into a custom-built home, provided they are prepared to manage a self-build project.
- Retirees5/10
The coastal location and nearby walking trails suit retirement, but the requirement to build from scratch and manage contractors might present practical hurdles.
Work
3 areas- Remote Working7/10
Building a custom home allows for dedicated home office spaces, though buyers should verify local broadband availability and speeds.
- Hybrid Commuting7/10
Conveniently located less than five minutes from the N25, with Cork and Waterford under an hour away and Midleton reachable in under 30 minutes.
- Retired8/10
An ideal location for retirees looking to construct a peaceful home near the coast and historical town amenities.
Practical
8 areas- Ageing in Place6/10
A custom-built single-story home could be designed specifically for accessibility, though buyers should verify medical facility proximities.
- Low Maintenance5/10
As a vacant site, maintenance is currently minimal, but building a new home will require initial oversight and future property upkeep.
- Secure Gated Entry3/10
The property is an open site; security features such as gates and fencing would need to be installed during construction.
- Minimalist Design7/10
Buying a site gives the owner complete architectural freedom to design a minimalist modern dwelling, subject to planning approval.
- Flexible Floor Plans9/10
Since the property is a vacant site sold subject to planning permission, the floor plan is entirely customizable to the buyer's needs.
- Heritage Home2/10
This is a vacant residential site rather than a historical structure, though it is located in a historic town.
- Ecological Setup6/10
A new build offers the opportunity to incorporate high BER standards, solar panels, and eco-friendly heating systems from the ground up.
- Outdoor areas8/10
The 0.103-acre elevated site features a southerly aspect and distant sea views, providing great potential for tailored outdoor living spaces.
Interests
9 areas- Gardening5/10
The site measures 0.103 acres, providing a compact outdoor space for landscaping around a future dwelling once constructed.
- Walking9/10
Excellent opportunities for walking enthusiasts with close proximity to local beaches, boardwalks, and the Youghal to Midleton Greenway.
- Gym4/10
Specific fitness and gym facilities would require travel into the town of Youghal or neighboring areas.
- Cycling8/10
Direct access to the Youghal to Midleton Greenway makes this an exceptional location for cycling hobbyists.
- Golf7/10
Youghal features a local golf course, offering convenient access for golf enthusiasts.
- Fishing7/10
The coastal setting near Youghal provides good access to local marine and coastal fishing opportunities.
- Horse Riding5/10
While the wider region supports rural pursuits, buyers should verify the exact proximity of local equestrian stables.
- Water Sports8/10
Proximity to Claycastle beach and the coast makes this a strong location for coastal and water-based activities.
- Entertaining6/10
A custom-built home could be designed with entertaining spaces, and the scenic sea views would be a wonderful backdrop for guests.
Lifestyle
5 areas- Quiet Living8/10
Situated in an elevated residential area in Seafield with distant sea views, offering a peaceful environment away from heavy urban congestion.
- Rural Living6/10
While not a sprawling rural farm, the 0.10-acre site offers a manageable suburban-rural blend close to nature and coastal amenities.
- Village Living7/10
Youghal is a picturesque historic town with local amenities, schools, cafes, and pubs located within a convenient distance.
- Coastal Living9/10
Enjoying superb distant sea views with a southerly aspect and close proximity to Claycastle beach and local walking trails.
- Urban Living3/10
The location is decidedly suburban and coastal rather than urban, requiring travel to larger cities like Cork or Waterford for major metropolitan amenities.
Social
6 areas- Community Involvement6/10
Youghal offers a historic and established community with local clubs, societies, and community groups.
- Café Culture6/10
The nearby historic town of Youghal provides a selection of local cafes and restaurants.
- Nightlife4/10
Nightlife options are limited to local pubs and restaurants in the town, rather than an extensive metropolitan club scene.
- Health/Wellness groups5/10
Local wellness groups and classes can be found within Youghal, though options may be more limited compared to larger cities.
- Networking Opportunities4/10
Professional networking is sparse locally, requiring commuting to Cork or Waterford for business hubs.
- Tech-Hub Connectivity3/10
The area is primarily residential and coastal; major tech hubs are located in Cork city, nearly an hour away.
Listing information
- Agent
- Sherry FitzGerald Hennessy
- Phone
- 024 92595
- Published on HouseDelve
- 6 September 2026
- Correction
- Report an issue
HD-A4318CHouseDelve · 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.