Swiss Cottage, Compass Hil, Kinsale, CorkP17AF82
€1,500,000
4 Bed~3 Bath~325 m²~BER C2
What you'll like:
- Elevated harbour views: The property occupies an elevated position on Compass Hill, offering spectacular panoramic vistas over Kinsale Harbour and the surrounding coastline that enhance daily living and long-term asset value.
- Active planning permission: Full planning permission is already granted for an exceptional two-storey contemporary residence, providing an immediate pathway to construct a bespoke home without initial application delays or uncertainty.
- Prestigious coastal location: Situated in one of Kinsale's most sought-after and exclusive residential settings, ensuring strong future capital appreciation and desirability in a prime lifestyle market.
- Generous floor area: Providing 325 square metres of existing living space, the residence offers substantial room for family accommodation and customization to suit various modern lifestyle requirements.
- Separate self-contained unit: The inclusion of a detached self-contained unit featuring a kitchen, living room, bedroom, and bathroom offers excellent versatility for guest accommodation, au pair quarters, or potential rental income.
- Proximity to town centre: Located just a few minutes walk from Kinsale town centre, residents can easily access local amenities, shops, and renowned restaurants without relying constantly on a vehicle.
- Mature private gardens: Enclosed by mature trees and traditional stone walls, the private grounds offer exceptional seclusion and outdoor relaxation spaces while maintaining an elevated outlook.
- Ample parking facilities: The dedicated tarmac driveway provides generous off-street parking space, accommodating multiple vehicles comfortably for residents and visiting guests alike.
- Reverse-living design potential: The approved planning framework features a striking reverse-living layout at first-floor level, specifically designed to maximize the breathtaking water views from principal reception rooms.
- Gourmet and cultural hub: Kinsale is widely celebrated as Ireland's gourmet capital and hosts vibrant cultural events like the arts and jazz festivals, enriching the local lifestyle for incoming residents.
- Excellent marine amenities: The nearby town features dual marinas catering comprehensively to sailing, yachting, and fishing enthusiasts seeking active coastal recreational pursuits.
- Renowned golfing access: Proximity to world-class sporting facilities, including the famous Old Head of Kinsale golf course, presents fantastic leisure opportunities for avid golfers.
- Convenient airport commute: Cork International Airport is reachable within approximately a thirty-minute drive, ensuring seamless domestic and international travel connectivity for frequent flyers.
- Solid-fuel stove feature: The main reception room incorporates a functional solid-fuel stove, adding cosy heating options and traditional character to the primary gathering space.
- Established outdoor seclusion: The combination of mature foliage and stone boundary walls creates a secluded sanctuary despite the property's close proximity to the bustling town centre.
- Substantial bedroom count: The existing layout includes four bedrooms, accommodating larger family structures or providing versatile spaces for home offices and hobby rooms.
- Dual utility provisions: Ground-floor bathroom and utility facilities offer practical everyday convenience and help streamline household management tasks for active families.
- Coastal recreational lifestyle: The surrounding South West Ireland region offers dramatic coastlines, safe bathing beaches, and scenic walking trails right on the doorstep.
- Established local community: Living in this prestigious coastal enclave places buyers within a welcoming, established community known for top-class hotels and traditional local pubs.
- Flexible development timeline: Buyers can comfortably reside in the existing dwelling while carefully planning the construction permitted by the current planning grant.
But keep in mind:
- Moderate energy rating: The current building energy rating of C2 indicates that thermal efficiency may fall short of modern standards, potentially leading to higher heating costs until upgrades are completed.
- Substantial capital investment: With an asking price of €1,500,000 alongside likely renovation or eventual rebuilding costs for the permitted design, the total financial outlay is exceptionally high.
- Demolition and rebuild costs: Executing the granted planning permission for a new contemporary residence will require significant construction capital, contractor oversight, and project management resources.
- Topography access challenges: The elevated hillside position on Compass Hill may present steep access gradients, which buyers should inspect carefully regarding winter driving safety and pedestrian walkability.
- Potential renovation requirements: The existing 325 square metre structure may require modernization and cosmetic updating to meet contemporary design preferences and luxury living standards.
- Planning compliance verification: Buyers must thoroughly verify all conditions, expiration timelines, and professional drawings tied to the existing planning permission with their legal advisors before closing.
- Boundary and title checks: The mature trees and stone walls should be professionally surveyed to confirm exact legal boundaries and ensure no encroachments exist along the hillside perimeter.
- Wastewater infrastructure review: Given the elevated and mature site context, buyers should commission a thorough inspection of the private drainage and sewage systems to ensure full operational integrity.
- Retaining wall maintenance: Prospective purchasers should investigate the condition of existing stone retaining structures across the sloping site to guard against unforeseen structural remediation expenses.
- Microclimate exposure risks: The elevated coastal location may expose the property to strong seasonal winds and driving rain, requiring robust weatherproofing and higher ongoing exterior maintenance outlays.
- Construction disruption potential: Undertaking future building works based on the granted planning permission would generate temporary noise, dust, and logistical challenges for anyone occupying the site.
- Traffic and parking bottlenecks: The proximity to Kinsale town centre and popular tourist spots could occasionally result in local traffic congestion and restricted roadside parking during peak summer months.
- Self-contained unit standards: The separate living unit should be inspected to ensure its electrical, plumbing, and planning compliance meet current regulatory standards for independent habitation or rental use.
- Insurance cost variations: Properties situated in elevated coastal zones often attract higher property insurance premiums or specific policy exclusions regarding storm damage, which buyers should pre-quote.
- Future development restrictions: Conservation guidelines or local planning policies might strictly regulate exterior modifications or landscaping changes within this prestigious designated hillside zone.
- Heating system efficiency: Buyers should inspect the age and efficiency of the existing heating installations, as a C2 BER rating often points to older boilers or radiators requiring replacement.
- Potential dampness issues: Older coastal residences surrounded by mature trees can sometimes experience higher humidity levels and moisture retention, requiring careful ventilation and damp-proofing checks.
- Access road width limitations: Compass Hill features narrower residential stretches that could pose temporary logistical hurdles for heavy construction machinery required for major building works.
- Unintegrated appliance exclusions: Standard sales terms exclude loose furniture and non-integrated appliances, meaning buyers must budget separately for essential white goods and interior furnishings.
- Stamp duty and fees: Additional transactional costs including stamp duty, legal fees, and professional transfer expenses will significantly increase the overall cash required beyond the base purchase price.
Price positioning
?
- The asking price appears somewhat undervalued given the premium location on Compass Hill and the inclusion of full planning permission for an exceptional two-storey contemporary replacement residence with panoramic harbour views.
- Valuation signals are driven heavily by the rare development upside and the expansive 325 square metre floor area, offset slightly by a mediocre C2 energy rating requiring potential future efficiency upgrades.
- Such a price could be supported by robust demand for exclusive Kinsale properties with marine vistas, while high construction inflation and potential planning implementation delays could undermine the projected development value.
- Relevant factors include the separate self-contained unit offering secondary accommodation potential, extreme privacy, mature gardens, and close proximity to the town centre and high-end local amenities.
Build Analysis
What we know from similar construction types
- The property occupies an elevated and private position on Compass Hill, featuring an existing 325-square-meter residence alongside a separate self-contained unit.
- The listing highlights that full planning permission is already granted for an exceptional two-storey contemporary residence featuring a reverse-living layout, which a buyer should verify with the local planning authority regarding expiry dates and conditions.
- A buyer should investigate the structural condition of the existing dwelling, the insulation standards associated with its C2 BER rating, and the practicalities and costs of executing the approved development or renovating the current structure.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €2,500 to €3,500
- Explanation: Given the large 325 m² floor area and the C2 BER rating, energy consumption is expected to be relatively high compared to modern builds, influenced by the expansive layout and local climate.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in an elevated residential setting on Compass Hill, well away from heavy industrial zones, major waste facilities, or known legacy landfills.
- Any minor local environmental concerns or historical land uses should be independently verified during the standard conveyancing process.
Flood Safe
9/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estateExtra effort was used to find nearby sales here
HIGH COPSE, COMPASS HILL, KINSALE
- Sale date
- Declared sale price
- €1,450,000.00
MALL, COMPASS HILL, KINSALE
- Sale date
- Declared sale price
- €945,000.00
3 COMPASS HILL COTTAGES, KINSALE, CORK
- Sale date
- Declared sale price
- €350,000.00
Recent sales in the wider Kinsale area
4 HOGANS ROW, BLIND GATE, KINSALE
- Sale date
- Declared sale price
- €421,000.00
10 SPANISH WALK, CONVENT GARDEN, KINSALE
- Sale date
- Declared sale price
- €676,000.00
6 WESTWOOD GARDENS, BANDON RD, KINSALE
- Sale date
- Declared sale price
- €775,000.00
HOUSE NO. 6 OCEAN DRIVE ROAD, KINSALE MANOR, KINSALE
- Sale date
- Declared sale price
- €575,000.00
60 SHEARWATER, PIER RD, KINSALE
- Sale date
- Declared sale price
- €335,000.00
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 €15,000 to €150,000 depending on the applicable residential property rate brackets and property value
- Solicitor legal fees: roughly €2,000 to €5,000 plus VAT and outlays
- Land registration fees: approximately €600 to €800 depending on the value and registration type
- Property valuation fees: around €150 to €300
- Surveyor fees: approximately €1,000 to €2,500 depending on the level of detail and size of the property
- Annual home insurance: approximately €800 to €1,500 depending on coverage and property specifications
Forum Talk
What people are saying about this area
- Local community discussions highlight Kinsale as a highly sought-after and vibrant coastal location with strong appeal for families and retirees alike.
- Residents frequently discuss the ongoing demand for housing in premium elevated areas like Compass Hill due to scenic views and proximity to the town centre.
- Local forums often note the bustling atmosphere during peak tourist and festival seasons, bringing lively events but also increased local traffic.
- Community groups actively share updates regarding local amenities, sailing facilities, and dining options that reinforce Kinsale's reputation as a gourmet hub.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property features a private garden and a separate self-contained unit, providing good space for families, though buyers should verify the safety of elevated outdoor areas for younger children.
- Teenagers8/10
The separate self-contained unit offers excellent independent space for teenagers or guests, and the location is close to town amenities and recreational activities.
- Multi-generational Living9/10
The inclusion of a separate self-contained unit alongside the main four-bedroom residence is ideal for multi-generational living arrangements.
- Single Buyers4/10
With a large floor area and an asking price of €1,500,000, this expansive property is likely geared more towards families or established buyers rather than single purchasers.
- Couples7/10
Couples looking for a spacious home with spectacular views and a separate unit for visitors will find plenty to love, though the scale of the property may be larger than necessary.
- Empty Nesters8/10
The property offers privacy, beautiful views, and close proximity to Kinsale town centre, making it attractive for empty nesters wanting a scenic retreat.
- Retirees7/10
While the elevated position and mature gardens offer a peaceful retirement setting close to coastal amenities, buyers should check accessibility features given the multi-level layout.
Work
3 areas- Remote Working8/10
The separate self-contained unit or extra bedrooms provide exceptional spaces to set up a private home office for remote working.
- Hybrid Commuting6/10
Cork International Airport is about a 30-minute drive away, making hybrid commuting feasible for those who need occasional air travel.
- Retired8/10
An appealing option for retirees seeking a scenic, culturally vibrant seaside location with good medical and town amenities nearby.
Practical
8 areas- Ageing in Place6/10
The current layout spans multiple levels, but the generous plot and full planning permission for a new contemporary residence allow buyers to design with future accessibility in mind.
- Low Maintenance5/10
The property includes mature trees, stone walls, and a private garden which will require ongoing upkeep.
- Secure Gated Entry6/10
Occupies a private elevated position with a tarmac driveway, though buyers may wish to verify or install security gates.
- Minimalist Design6/10
The existing residence is traditional, but the full planning permission for a contemporary two-storey home offers a clear pathway to minimalist, modern design.
- Flexible Floor Plans9/10
Features a separate self-contained unit and full planning permission for an alternative impressive four-bedroom contemporary design.
- Heritage Home5/10
While located in a prestigious and scenic setting on Compass Hill, buyers should verify the specific age and construction history of Swiss Cottage.
- Ecological Setup5/10
The current BER rating is C2, though any future build under the granted planning permission presents an opportunity to incorporate modern eco-friendly technologies.
- Outdoor areas9/10
Boasts mature trees, stone walls, a private garden, and a tarmac driveway offering ample parking alongside stunning panoramic views.
Interests
9 areas- Gardening8/10
The property includes mature trees, stone walls, and a private garden offering great potential for avid gardeners.
- Walking9/10
Situated within walking distance of Kinsale town centre and close to scenic coastal paths and historic sites like Charles Fort.
- Gym5/10
While local fitness amenities exist in the wider area, buyers will need to verify specific gym facilities in Kinsale town.
- Cycling7/10
The scenic local roads offer good cycling opportunities, though the hill location means a steep climb home.
- Golf9/10
Kinsale features two golf courses, including the world-renowned Old Head of Kinsale located nearby.
- Fishing9/10
Kinsale provides excellent sailing, yachting, and fishing facilities from its two local marinas.
- Horse Riding8/10
Horse riding is noted as one of the popular recreational pursuits available in this part of South West Ireland.
- Water Sports9/10
Probably ideal for water sports enthusiasts given the proximity to the harbour, marinas, bathing spots, and surfing locations.
- Entertaining9/10
Features a spacious open-plan kitchen/dining area, conservatory, outdoor areas, and a separate self-contained unit perfect for hosting guests.
Lifestyle
5 areas- Quiet Living9/10
Occupying an elevated and private position on Compass Hill with mature trees and stone walls ensuring excellent seclusion from neighbours.
- Rural Living6/10
The property benefits from a private garden and mature setting, but it remains just a few minutes walk from the vibrant town centre of Kinsale.
- Village Living8/10
Located very close to all the amenities, shops, and restaurants of Kinsale, offering a community-focused seaside village atmosphere.
- Coastal Living10/10
Enjoys spectacular 180-degree panoramic views over Kinsale Harbour and the surrounding coastline, with local sailing, yachting, and beaches nearby.
- Urban Living3/10
Kinsale is a scenic seaside town rather than an urban center, though Cork city is accessible within a 30-minute drive.
Social
6 areas- Community Involvement8/10
Kinsale has a thriving community with numerous cultural events, festivals, and local clubs.
- Café Culture9/10
Known as the Gourmet Capital of Ireland, Kinsale offers an abundance of top-class restaurants, cafes, and welcoming pubs within walking distance.
- Nightlife7/10
The town features plenty of welcoming pubs, fine dining, and lively seasonal events, though it is more relaxed than a major city.
- Health/Wellness groups7/10
Local community and wellness groups can be found in the town, supported by the scenic environment conducive to active lifestyles.
- Networking Opportunities5/10
Networking is more localized, though the vibrant tourism and culinary scene attracts professionals and business owners.
- Tech-Hub Connectivity4/10
Cork city serves as the regional tech hub, requiring a 30-minute drive, though buyers should verify local broadband speeds.
Listing information
- Agent
- Engel & Voelkers
- Phone
- 021 477 3200
- Published on HouseDelve
- 26 September 2026
- Correction
- Report an issue
HD-8C7311HouseDelve · 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.