No let-up in demand for top coastal properties in 2025

Buyer appetite for premium homes in Kinsale and Kerry showed no signs of abating this year, say Ron Krueger and Gobnait O'Connell of Engel & Völkers

Tue, 23 Dec, 2025 - 07:00

Ron Krueger and Gobnait O'Connell

MOMENTUM has been a defining feature of the Kinsale property market in 2025. From the earliest weeks of the year, activity signalled that the coastal town was entering a new phase of sustained demand, driven by global buyer interest, domestic lifestyle transitions, and Kinsale’s longstanding reputation as one of Ireland’s most desirable places to live.

Buyers this year have largely fallen into three clear groups: Kinsale residents who are upsizing; domestic and international buyers seeking holiday homes, and overseas purchasers planning to live full-time in the harbour town. Demand remains consistently high across all segments, producing one of the busiest and most competitive years the town’s property market has seen. Kinsale’s premium profile — its harbour, culinary reputation, sailing culture, architectural charm, and quality of life — has strengthened further, attracting large numbers of US buyers, returning Irish expatriates, and Irish families seeking a coastal lifestyle, without compromising connectivity to Cork and beyond.

Picturesque Kinsale Harbour Picture: Neil Michael.

American buyers continue to be among the most influential market participants. Flexible work arrangements, mobility of capital, lifestyle realignment, and strong heritage links have made Kinsale a top-tier European alternative to Portugal, southern France, and Spain.

Many US buyers are no longer viewing Kinsale solely as a holiday destination but as a long-term home, contributing to intense competition at the upper end of the market.

At the same time, demand from Irish buyers has surged. Families relocating from Dublin, Limerick, and Cork are prioritising coastal living, while upsizing remains particularly strong among households already based in Kinsale. Returning expatriates — typically entering the market with strong purchasing power and clear expectations for turnkey quality — have also become a defining force. This cohort is not simply “returning home” but is actively seeking high-grade properties that support hybrid working and elevated lifestyle expectations.

The Mews House, The Paddocks, a three-bed home in Ardbrack, had a guide price of €1.275m and sold for €1.485m

Supply throughout 2025 has struggled to keep pace.

Inventory remains below buyer appetite, particularly in the €750,000 to €2.5m range where domestic and international interest overlaps most strongly. Recent sales provide a clear snapshot of the market’s strength. A five-bed townhouse in the historic heart of Kinsale, No 2 The Bowling Green, sold for €1.1m, demonstrating the premium attached to spacious character homes within walking distance of town.

No 2 The Bowling Green, an historic Kinsale townhouse, was launched at €995k and sold for €1.1m

In Ardbrack, 40 Ringcurran Rise, a detached property, closed at €983,750 through Cohalan Downing, while The Mews House in The Paddocks, a three-bed architect-designed home, with harbour views, made €1.485m, reinforcing the desirability of detached homes in well-established residential areas.

40 Ringcurran Rise sold for just under €1m

At the top end of the market, Currahoo House, a country residence on about 13 riverfront acres, reportedly sold for €2.5m through Savills, underlining the depth of demand for high-end homes offering privacy, scale, and architectural character.

Kinsale housing estates also saw exceptional interest throughout 2025, confirming that well-located estates remain a highly attractive choice for buyers. As a result, all properties achieved sale prices above their asking levels.

Estate agents have experienced an exceptionally active year. At Engel & Völkers Kinsale we have seen strong sales velocity and competitive bidding across nearly every listing. Many properties exceeded asking price, often setting new benchmarks for their category. The upward pressure on pricing is not purely a demand story; it also reflects structural scarcity. Kinsale’s geography, heritage, and planning constraints protect it from mass development, preserving its premium position and underpinning longterm value. Homes that combine character with modern energy performance have seen the strongest premiums, as good BERs and retrofit costs play a growing role in buyer decision-making.

Looking to the remainder of 2025 and on to 2026, sentiment remains firmly positive. International engagement continues to rise, Irish upsizing demand shows no sign of cooling, and returning expatriates are expected to remain a dominant force.

As notable sales continue to set new benchmarks, it is increasingly clear that Kinsale has not only grown, it has redefined its market floor for the years ahead.

The Kerry property market has also been incredibly active, marked by sustained demand from international buyers seeking premium holiday properties and Irish clients eager to secure homes in long-established coastal favourites. A continuous influx of purchasers from Germany, the UK, and the US has shaped much of the year’s activity, with all groups primarily seeking holiday homes in scenic, high-amenity areas.

This international interest has been flanked by strong domestic demand, as Irish buyers continue to seek prime property for second homes, while a smaller but notable cohort of purchasers have been exploring full-time relocation, driven by lifestyle considerations and enhanced remote-working options. This broad base of demand has created a very competitive market environment with steady price growth throughout 2025, reflecting low stock, high demand for premium property and a willingness among buyers to move quickly and competitively when the right property becomes available.

Well-presented homes, particularly those with water access and sea views, proximity to beaches or strong architectural character, are attracting multiple bidders within a short period of coming to market.

At Engel & Völkers Kenmare, several regions have clearly stood out: Kenmare, Waterville, and Ballinskelligs, together with Caherdaniel/Castlecove/Derrynane have shown the strongest overall performance, with high levels of viewing activity and repeated examples of final sale prices significantly surpassing asking prices.

One of the most notable was Comhrá le Mara, a former lobster farm near Caherdaniel, transformed into a contemporary coastal residence on approximately 7.25 acres with sea and beach access. Following strong bidding, it sold for over €1.7m, well above the €1.395m asking price.

Another prime example is The Emlaghmore school house just outside Waterville, a beautiful mix of period home and contemporary architectural design, which sold after only three weeks on the market for €540,000 — up from a guide price of €450,000 — after strong domestic and international interest.

Breathtaking views from the schoolhouse in Waterville

Closer to Kenmare, a fully renovated traditional cottage on a waterfront site with outstanding bay views on the opposite side of the bay near Tuosist achieved €850,000 and Cove Cottage, a three-bed waterfront cottage in Collorus, also on the Beara peninsula, made €925,000, a sale handled by Sherry FitzGerald Daly Kenmare.

Each area offers a blend of natural beauty and lifestyle amenities that consistently appeals to overseas and Irish purchasers alike. These pockets of concentrated demand have contributed to some of the most competitive bidding seen in the county.

Demand in the Kerry property market is expected to stay strong in the year ahead, driven by very much the same buyer groups seeking quality homes in desirable coastal locations.

Prices are likely to remain on an upward trajectory, with the availability of high-quality stock being a decisive factor.

Engel & Völkers West Cork & South Kerry is the regional arm of the international Engel & Völkers network, with offices in Kinsale and Kenmare.

The team, which includes managing director Ron Krueger and Kinsale-based Gobnait O’Connell, specialises in residential and coastal property in Kinsale, West Cork, and South Kerry.