World`s End, Kinsale, County Cork
€590,000
BER C
What you'll like:
- Harbour views: The property overlooks the picturesque Kinsale harbour and Castlepark, providing stunning and permanent visual appeal that significantly enhances daily living and long-term asset value.
- Waterside location: Situated just a few minutes waterside walk from the vibrant centre of Kinsale town, offering ultimate convenience for accessing local amenities while avoiding the busier core streets.
- Award winning architect: The development features a bespoke design created by renowned architect Ryan W Kennihan, ensuring exceptional architectural merit and a highly distinctive contemporary aesthetic.
- Full planning permission: Comes with fully granted planning permission achieved in March 2026 under reference 25/4412, removing the primary regulatory uncertainty typically associated with vacant sites.
- Generous floor area: The approved three-storey design delivers a substantial 338 square metres of living space, offering ample room for a modern family and luxury lifestyle requirements.
- Dedicated parking: Includes off-street parking provision for two cars plus a convenient two-car garage, representing a rare and highly valuable commodity in this historic coastal town.
- Thoughtful orientation: Designed with an east-west orientation to capture full natural light from sunrise to sunset, maximizing solar gain and creating bright, inviting interior spaces.
- Spectacular living space: Positions the open-plan kitchen and living room on the top floor to capture commanding panoramic views over the harbour and surrounding redeveloped properties.
- Private outdoor areas: Features both a front balcony and a rear patio terrace leading to an upper-level garden and home office corner, balancing indoor comfort with tranquil outdoor retreats.
- Area regeneration: Located in a pocket of World`s End undergoing active regeneration, with traditional cottages modernized and vacant sites developed, signaling rising neighborhood desirability.
- Historic context: The approved design pays respectful homage to vernacular architecture using simple lines and vertically proportioned windows that harmonize with nearby heritage buildings.
- Privacy protection: The architectural brief specifically considered overlooking onto neighboring properties to preserve mutual privacy, reducing potential friction with local residents.
- Home office inclusion: Incorporates a dedicated home office space situated in the corner of the upper garden, catering perfectly to modern remote working lifestyle needs.
- Stable asking price: The recorded asking price has remained stable at €590,000 without upward adjustments, indicating a straightforward pricing strategy by the vendor and potential negotiation room.
- Rare market opportunity: Represents one of the final remaining opportunities to acquire and develop a custom bespoke property in this exceptionally sought-after World`s End address.
- Townhouse inspiration: Draws direct inspiration from traditional Kinsale townhouses, blending historic charm seamlessly with contemporary material palettes and high-performance standards.
- Controlled construction start: With planning permission already secured, a buyer can bypass lengthy pre-development design phases and proceed directly toward contractor tendering and construction.
- Balanced layout: The multi-level configuration logically separates functional ground-floor utility spaces, middle-floor bedroom sanctuaries, and top-floor entertainment areas for optimal flow.
- Outdoor connectivity: Steps lead gracefully from the west-facing patio terrace up to the elevated garden, creating a delightful multi-tiered landscape for leisure and entertainment.
- Professional presentation: Marketed by an established local agency with clear planning references and transparent viewing arrangements, facilitating a smooth initial acquisition process.
But keep in mind:
- Substantial build costs: Purchasing the site for €590,000 is only the initial financial commitment; constructing a bespoke 338 sq m luxury home will require significant additional capital expenditure.
- Construction inflation: Building a complex three-storey architectural design exposes the buyer to fluctuating material and labor costs, which could cause severe budget overruns during construction.
- Planning conditions risk: The buyer must meticulously review all attached conditions and levies of planning reference 25/4412 to ensure no restrictive covenants or costly compliance demands exist.
- Undeveloped site status: As a vacant site or development plot, it currently lacks habitable rooms, bathrooms, or functional residential amenities, making immediate occupancy completely impossible.
- Financing complexities: Securing a standard residential mortgage for a land purchase with a self-build project can be challenging, often requiring specialized construction finance products and higher equity.
- Neighboring disruption: Ongoing regeneration and construction activity in the immediate World`s End area, including projects like Ferryview House, may cause prolonged noise, dust, and traffic disruption.
- Access limitations: Viewing is strictly by appointment due to access constraints, which may indicate narrow approach roads or logistical hurdles for heavy construction machinery and deliveries.
- Unbuilt reality: Architectural CGI representations and approved plans may diverge from final built outcomes, and buyers bear the ultimate execution risk of bringing the architect's vision to life.
- Contractor availability: Securing reputable, high-end builders capable of executing complex contemporary designs in Kinsale can involve long wait times and high premium pricing.
- Project management burden: Managing a major architectural build requires extensive time, expertise, and oversight from the buyer to avoid costly delays and quality control defects.
- Utility connection unknowns: Buyers must independently verify the availability, capacity, and connection costs for essential water, electricity, drainage, and high-speed broadband services.
- Geotechnical uncertainties: Ground conditions at the waterfront site should be thoroughly investigated via professional site surveys to rule out expensive foundation or retaining wall requirements.
- Future obstruction risk: While top-floor views are currently commanding, future developments or modifications to nearby properties could potentially impact sightlines or natural light levels.
- Potential council levies: Cork County Council development contributions associated with the 338 sq m permission could add unexpected upfront costs upon commencement of development works.
- Timeline delays: Planning appeals, contractor scheduling conflicts, or supply chain bottlenecks could extend the timeline before the home is finally ready for occupation.
- Resale liquidity lag: Until construction is fully completed and certified, the asset remains an illiquid development project rather than a marketable turnkey residential property.
- Lack of historical data: Because the listing represents a raw site rather than an existing dwelling, there is no historical operational energy cost or maintenance track record to review.
- Strict architectural constraints: The granted permission is bound to specific design parameters by Ryan W Kennihan Architects, meaning any desired design changes would require a fresh planning application.
- Absence of room metrics: The listing fails to provide detailed breakdown dimensions for individual future rooms, making preliminary interior layout planning speculative prior to examining full blueprints.
- High total project exposure: The combined land acquisition and construction outlay will result in a very high total capital concentration in a single micro-location at World`s End.
Price positioning
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- The asking price of €590,000 for this site with full planning permission appears relatively ambitious when evaluated against historical street transactions, reflecting a premium for the architectural design and rare development opportunity.
- Valuation signals indicate strong upside potential due to the inclusion of a generous 338 square metre bespoke design by a renowned architect, though buyers must factor in substantial construction costs to realise the project.
- The price could be supported by the ongoing regeneration and scarcity of prime waterfront sites in Kinsale, whereas it might be undermined by rising building inflation and unforeseen construction challenges on a tight urban footprint.
- Relevant factors include the unchanging price history since initial listing and the strong demand for contemporary homes in prime coastal locations, which together suggest the seller is testing the upper limits of the local market.
Build Analysis
What we know from similar construction types
- The offering is for a development site with Full Planning Permission (FPP) granted in March 2026 (Ref: 25/4412) designed by award-winning architect Ryan W Kennihan, rather than an existing completed structure.
- The approved design is a three-storey contemporary home spanning approximately 338 square meters, featuring a 2-car garage, three bedrooms, two bathrooms, a home office in the upper garden, and a top-floor open-plan kitchen/living area with a balcony and patio.
- A buyer must investigate the full costs of construction, contractor availability, and compliance with the specific conditions set out in the planning permission granted by Cork County Council.
- Site-specific factors such as access, topography (steps leading to an upper-level garden), and the east-west orientation should be reviewed by a construction professional before committing to the project.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1800 to 2500 euro.
- Explanation: Given the C rating and a proposed large floor area of 338 square meters, heating demands will be substantial, though modern insulation standards for the newly built design should help mitigate higher energy consumption.
Pollution Safe
9/10Environmental situation to investigate
- The location appears largely free from major heavy industrial pollution, large-scale waste incinerators, or active landfills.
- Any historical industrial or port-related activities in the broader Kinsale harbour area are typical of a historic coastal town and generally present low immediate environmental risk, though buyers may wish to verify local site history.
Flood Safe
4/10Water overflow reports to follow up
- The property is located directly at World's End overlooking the harbour in Kinsale, placing it immediately adjacent to tidal waters and coastal areas that have historically experienced marine and tidal surges.
- Because map evidence is unavailable for this specific location, there is an absence of detailed local modelling to confirm whether the site sits safely above extreme coastal water levels.
- The planned three-storey design places living areas and bedrooms on upper floors, while the ground floor accommodates a garage and utility spaces which helps reduce potential water damage impact on primary living quarters.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
9 WORLDS END, KINSALE, CORK
- Sale date
- Declared sale price
- €350,000.00
2 WORLDS END, KINSALE, CORK
- Sale date
- Declared sale price
- €475,000.00
3 WORLDS END, KINSALE, CO CORK
- Sale date
- Declared sale price
- €290,000.00
1 LOBSTER COTTAGES, WORLDS END, KINSALE
- Sale date
- Declared sale price
- €560,000.00
FERRY VIEW HOUSE, WORLDS END, KINSALE
- Sale date
- Declared sale price
- €425,000.00
Recent sales in the wider Kinsale area
4 ST MULTOSE WALK, ROSE ABBEY, KINSALE
- Sale date
- Declared sale price
- €525,000.00
72 THE ORCHARDS, KINSALE, CORK
- Sale date
- Declared sale price
- €410,000.00
APT 2 RAMPARTS MANOR, THE RAMPARTS, KINSALE
- Sale date
- Declared sale price
- €300,000.00
16B CORK STREET, KINSALE, COUNTY CORK
- Sale date
- Declared sale price
- €400,000.00
22 ABBEY VIEW, KINSALE, CORK
- Sale date
- Declared sale price
- €397,000.00
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: €5,900 — 1% of €590,000.
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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 3500 euro depending on the practice and complexity.
- Land registration fees: approximately 400 to 800 euro based on property value.
- Property valuation fees: approximately 150 to 300 euro for a standard mortgage valuation.
- Surveyor fees: approximately 500 to 1500 euro depending on the depth of the building survey.
- Annual home insurance: approximately 400 to 1000 euro depending on coverage levels and property specifications.
Forum Talk
What people are saying about this area
- Local community discussions highlight ongoing regeneration and development activity along the World's End and harbour areas in Kinsale.
- Residents frequently note the desirability of being within a short waterside walking distance from the vibrant town centre while maintaining a quieter residential atmosphere.
- Conversations in local forums often touch upon the architectural blend of traditional cottages and modern contemporary builds shaping the historic streetscape.
- Traffic management and pedestrian safety along the narrow coastal approach roads are common topics of interest among local residents.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The planned 3-storey layout with stairs and multiple levels requires careful childproofing, but the quiet location near Kinsale town provides a safe community environment.
- Teenagers8/10
Proximity to Kinsale town offers teenagers great independence and access to local amenities, while the generous 338 sq m floor area provides ample personal space.
- Multi-generational Living5/10
The multi-level design with bedrooms on the middle floor and living areas on the third floor may pose accessibility challenges for older family members.
- Single Buyers5/10
With an asking price of €590,000 for a development site with full planning permission, construction costs and management might be demanding for a single occupant.
- Couples8/10
An exceptional opportunity for couples to build a bespoke contemporary home with stunning harbor views and a short waterside walk into Kinsale.
- Empty Nesters6/10
The 3-storey scale offers plenty of space when hosting family, though vertical living across multiple floors should be considered for long-term comfort.
- Retirees5/10
While close to town amenities, the 3-storey architectural design featuring reversed living and garden steps may require careful evaluation regarding ageing in place.
Work
3 areas- Remote Working8/10
The inclusion of a dedicated home office in the corner of the garden provides a fantastic detached workspace separate from the main residence.
- Hybrid Commuting6/10
Convenient for local hybrid roles, though buyers commuting regularly to Cork city or further afield should verify travel times and transport links.
- Retired7/10
A prestigious location for retirement if looking to build a bespoke home close to local amenities, healthcare, and community groups.
Practical
8 areas- Ageing in Place4/10
The 3-storey architectural layout and garden steps mean significant structural planning would be required to accommodate long-term mobility needs.
- Low Maintenance5/10
As a new build project with full planning permission, initial construction requires considerable oversight, though modern materials will reduce later upkeep.
- Secure Gated Entry5/10
The property includes off-street parking for two cars and a 2-car garage, but buyers seeking a gated community setup should review security provisions.
- Minimalist Design8/10
Designed by award-winning architect Ryan W Kennihan, utilizing simple clean lines, vertically proportioned windows, and a restrained material palette.
- Flexible Floor Plans7/10
The 338 sq m floor area offers generous spaces, including an open-plan third floor and three bedrooms, designed with contemporary flexibility in mind.
- Heritage Home7/10
The design pays homage to Kinsale's vernacular architecture and historic streetscapes while delivering a modern and contemporary home.
- Ecological Setup6/10
Modern planning standards ensure sound energy efficiency, and buyers can integrate sustainable technologies during the construction phase.
- Outdoor areas8/10
Features a front balcony off the living room, a west-facing rear patio terrace, and an upper-level garden with a home office.
Interests
9 areas- Gardening6/10
Features an upper-level garden accessible via steps from the west-facing patio terrace, offering potential for landscaping enthusiasts.
- Walking9/10
The location is ideal for walking enthusiasts, featuring a scenic waterside stroll directly into the heart of Kinsale town.
- Gym6/10
Buyers should investigate local fitness facilities and wellness options available within the Kinsale area.
- Cycling7/10
The scenic coastal roads around Kinsale provide good cycling routes, though local topography should be taken into account.
- Golf7/10
Kinsale and the surrounding Cork region offer renowned golf courses within convenient driving distance.
- Fishing8/10
Directly overlooking the harbor, this site places water-based pastimes like fishing right on your doorstep.
- Horse Riding6/10
Equestrian facilities can be found in the broader rural hinterlands surrounding the Kinsale coastal area.
- Water Sports9/10
An exceptional spot for sailing and water sports enthusiasts given its direct harbor-side positioning and proximity to Castlepark.
- Entertaining9/10
The third-floor open-plan kitchen and living room featuring a front balcony and rear patio is perfectly designed for hosting guests with commanding views.
Lifestyle
5 areas- Quiet Living7/10
Situated slightly outside the busier streets of Kinsale at World's End, offering a peaceful atmosphere while remaining close to the vibrant community.
- Rural Living3/10
This is an established harbor-edge and town-adjacent setting rather than a rural countryside location.
- Village Living9/10
Ideally positioned a few minutes waterside walk from the historic center of Kinsale, providing a wonderful coastal town and community feel.
- Coastal Living10/10
Boasts spectacular views overlooking Kinsale harbour and Castlepark, delivering a prime maritime and waterfront lifestyle.
- Urban Living4/10
Kinsale offers great local vibrancy and amenities, but lacks the scale or density of a major urban center.
Social
6 areas- Community Involvement8/10
Kinsale is known for its vibrant and active local community, offering numerous ways to integrate and participate in local life.
- Café Culture9/10
Just a short walk from Kinsale's renowned dining scene, bustling cafes, and historic streets.
- Nightlife8/10
Proximity to the town center ensures easy access to local pubs, live music venues, and restaurants.
- Health/Wellness groups7/10
Buyers should verify local pilates & stretching studios, fitness classes, and wellness clubs operating within Kinsale.
- Networking Opportunities6/10
While Kinsale hosts an active local business network, major professional networking hubs are primarily located in Cork city.
- Tech-Hub Connectivity5/10
High-speed broadband availability should be investigated by the buyer during the construction and planning phase.
Listing information
- Agent
- Sheehy Brothers Auctioneers Ltd.
- Phone
- 021 477 2338
- Current status
- active
- Published on HouseDelve
- 24 September 2026
- Correction
- Report an issue
HD-D5DBE5HouseDelve · 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.