2 Ardban Cottages, Kilnavarragh, Cavan, Co. CavanH12XE71
€145,000
2 Bed~1 Bath~BER G
What you'll like:
- Affordable Entry Price: Priced at one hundred forty-five thousand euros, this residence offers an exceptionally accessible entry point for first-time buyers looking to step onto the property ladder without massive debt.
- Town Center Proximity: Situated only three hundred meters from the local bus station, residents enjoy effortless walking access to essential town amenities and reliable regional public transportation networks.
- Compact Mid-Terrace Layout: The efficient forty-four square meter floor plan provides manageable upkeep and lower utility demands, making it a practical choice for minimalists or busy professionals.
- Upgraded Kitchen Units: The contemporary grey shaker-style kitchen features neat tiled splashbacks, offering a modern aesthetic and functional workspace for everyday meal preparation right out of the box.
- Cozy Living Room Stove: An attractive solid fuel stove with a durable stone surround anchors the open-plan living area, delivering supplemental heating and a charming focal point for cold evenings.
- Open Plan Design: The seamless flow between the main living room and the kitchen maximizes the feeling of space, ensuring a connected environment for entertaining guests or family gatherings.
- Low Maintenance Patio: A dedicated door from the kitchen opens directly onto a private patio area, providing an enclosed outdoor escape that requires minimal gardening effort or ongoing upkeep.
- Integrated Electric Shower: The bathroom comes equipped with a reliable Triton T80 electric shower, ensuring instant hot water on demand and simplifying morning routines for occupants.
- Investment Potential: Given the low asking price and strong rental demand in typical Cavan town locations, this property presents a lucrative opportunity for buy-to-let landlords seeking immediate yield.
- Laminate Flooring Installed: Durable laminate flooring spans the main living and kitchen spaces, offering a resilient surface that resists daily wear and tear while remaining easy to clean.
- Manageable Two Bedrooms: Featuring two separate bedrooms, the home easily accommodates a small family, a couple needing a home office, or individual tenants sharing the space.
- Walking Distance Conveniences: Being within a short stroll of local shops, schools, and services reduces reliance on private vehicles and supports an active, walkable community lifestyle daily.
- Private Entrance Porch: A dedicated front porch measuring three feet by two feet helps trap cold drafts and provides a convenient transitional zone for shedding wet coats and muddy footwear.
- Established Residential Setting: Located within a recognized cottage row, the address offers a sense of neighborhood community while keeping urban conveniences practically on your doorstep.
- Straightforward Floorplan: The logical layout eliminates wasted corridors, ensuring every square inch of the modest forty-four square meters contributes directly to usable living accommodation.
- Heating Flexibility: Combining an oil-fired central heating system with a solid fuel stove gives occupants versatile options for managing fuel costs during fluctuating winter energy markets.
- Tiled Bathroom Finishes: Fully tiled walls and floors in the compact bathroom create a water-resistant environment that is exceptionally hygienic and straightforward to sanitize regularly.
- Direct Outdoor Access: The rear patio door not only brings in natural light but also extends the living footprint outdoors during favorable spring and summer weather conditions.
- Readily Viewable: Arranging a physical inspection is straightforward through the appointed local agent, allowing prospective buyers to quickly evaluate structural condition and neighborhood ambience in person.
- Strong Resale Prospects: Small, affordable houses near town amenities historically maintain steady market liquidity, protecting your initial capital investment against broader economic downturns effectively.
But keep in mind:
- Poor Energy Rating: The property carries a disastrous G BER rating, indicating severe thermal inefficiency that will result in punishing heating bills unless extensive insulation upgrades are performed immediately.
- Extremely Small Bedrooms: Bedroom two measures less than six by eight feet, making it severely restrictive for standard bedroom furniture and suitable only as a very tight single room or home office.
- Very Limited Floor Area: Total accommodation spans only forty-four square meters, offering remarkably cramped living quarters that may feel claustrophobic for growing households or those with extensive belongings.
- Absence of Floor Plans: The listing lacks certified architectural floor plans, meaning buyers must independently verify room dimensions and structural integrity during a physical site survey.
- Pending BER Overhaul Costs: Upgrading a G-rated home to a modern energy standard will require significant capital investment in wall insulation, windows, and heating systems before it becomes comfortable.
- Unverified Structural Condition: Older mid-terrace cottages can harbor hidden damp, rising moisture, or outdated wiring, necessitating a comprehensive independent structural survey prior to signing any binding contracts.
- Single Bathroom Constraint: With only one compact bathroom measuring around five and a half square feet, morning queues are inevitable if multiple occupants reside in the two bedrooms.
- Oil Heating Dependency: Relying on oil central heating exposes homeowners to volatile fossil fuel pricing and requires regular maintenance of an external fuel storage tank on the patio.
- Limited Natural Light: Small cottage-style windows combined with mid-terrace positioning may restrict daylight penetration, leaving internal areas darker and potentially increasing reliance on artificial lighting.
- Parking Availability Unclear: The listing does not specify designated parking spaces, meaning future occupants might have to rely on public street parking which could be congested locally.
- Boundary Clarity Needed: Buyers must instruct their legal representative to meticulously check title deeds and confirm exact property boundaries, shared access paths, and party wall responsibilities.
- Lack of Garden Space: Outside of a small patio area, there is no traditional green garden, which may disappoint buyers with pets, enthusiastic gardeners, or families seeking lawn space.
- Stove Chimney Maintenance: The solid fuel stove requires regular sweeping and professional safety inspections to prevent chimney fires and ensure proper indoor air quality during operation.
- Compact Staircase Landing: Measuring just over five by two feet, the upstairs landing area is exceptionally narrow, making the movement of large mattresses or bulky furniture upstairs quite difficult.
- Lino Flooring Wear: Several rooms feature basic lino flooring, which is prone to tearing and lifting over time and will likely require replacement with higher-quality materials soon.
- Potential Retrofit Disruptions: Undertaking necessary energy efficiency upgrades to escape the G rating will cause significant domestic disruption and require temporary relocation or dusty interior construction work.
- Resale Value Impediments: A G energy rating can severely deter future buyers or mortgage lenders, potentially depressing the ultimate resale value until comprehensive green renovations are fully completed.
- Ventilation and Damp Risks: Smaller older homes with minimal insulation are highly susceptible to condensation and mold growth, requiring diligent daily airing and mechanical extractor fan usage.
- Limited Storage Options: The absence of built-in wardrobes, hot presses, or attic details in the listing suggests storage space is at a premium, demanding creative organizational solutions inside.
- Local Market Fluctuations: Depending on regional economic shifts in County Cavan, smaller rural-adjacent towns can experience slower property value appreciation compared to major metropolitan employment hubs.
Price positioning
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- The asking price appears attractively positioned below wider regional norms, primarily reflecting the compact footprint and the very low energy rating requiring significant capital investment to improve overall comfort and efficiency standards.
- Valuation signals are mixed, with the low entry figure countered by potential hidden costs associated with upgrading the poor building energy performance and addressing potential maintenance issues typical of older terraced housing stock.
- Strong local demand for affordable entry-level housing could support or exceed this guide figure, though stricter lending criteria for properties with extremely low energy ratings might undermine sustained competitive bidding during the sales process.
- Buyers should consider that while the initial financial barrier is low, total acquisition costs will heavily depend on necessary retrofit expenditures required to bring the dwelling up to modern habitation and energy efficiency standards.
Build Analysis
What we know from similar construction types
- The property is a 2-bedroom mid-terrace cottage with a reported floor area of approximately 44 square meters.
- The heating system combines oil heating and a solid fuel stove with a stone surround in the living room.
- Given the small footprint and older cottage style, a buyer should investigate potential insulation levels, ventilation, and the condition of the roof and walls.
- Compliance regarding any past extensions or modifications should be verified by a surveyor, particularly concerning boundary lines and building regulations for mid-terrace configurations.
Retrofit Cost*
Possible renovating / insulating expenditure
- The BER rating is G, indicating very poor energy efficiency and high heat loss.
- A deep retrofit to bring this property up to a modern B2 BER standard would likely cost between 40,000 and 60,000 euros.
- This estimated range would cover comprehensive external wall insulation, upgraded windows and doors, roof insulation, and the installation of a renewable heating system such as a heat pump, though actual costs depend heavily on contractor quotes and specific site conditions.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,800 to €2,500
- Explanation: Given the G energy rating and smaller floor area of approximately 44 square meters, the property is likely to have very poor thermal efficiency, leading to higher oil and solid fuel consumption to maintain a comfortable temperature.
Pollution Safe
8/10Environmental situation to investigate
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 Kilnavarragh area
14A DRUMNAVANAGH, CAVAN, CAVAN
- Sale date
- Declared sale price
- €290,000.00
24 LORETO WOOD, CAVAN, CAVAN
- Sale date
- Declared sale price
- €265,000.00
101 AUGHNASKERRY DR, CAVAN, CAVAN
- Sale date
- Declared sale price
- €265,000.00
41 OAK MANOR, CAVAN, CAVAN
- Sale date
- Declared sale price
- €278,000.00
20 ARD AOIBHINN, CAVAN, CAVAN
- Sale date
- Declared sale price
- €169,000.00
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% of the purchase price (€1,450)
- Solicitor legal fees: roughly €1,500 to €2,500 plus VAT and outlays
- Land registration fees: approximately €130 to €700 depending on the registration type
- Property valuation fees: around €150 to €300
- Surveyor fees: approximately €400 to €800 depending on the level of detail required
- Annual home insurance: roughly €350 to €600 per year
Forum Talk
What people are saying about this area
- Locals frequently discuss the convenience of living within walking distance of Cavan town amenities.
- First-time buyers and investors often look at properties in this area for affordability and rental potential.
- Community discussions often highlight the proximity of the local bus station for commuting needs.
- Residents appreciate the balance of a quiet residential setting while remaining close to the town centre.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The property provides two bedrooms and a modest footprint, which can accommodate a young family temporarily, though space is limited as children grow.
- Teenagers3/10
With only two bedrooms and approximately 44 square meters of floor area, older children and teenagers would find the living and personal space quite restrictive.
- Multi-generational Living1/10
The compact 44 sq mt mid-terrace layout lacks the room and privacy necessary for multiple generations to live comfortably together.
- Single Buyers9/10
An affordable entry price of €145,000 makes this a highly accessible option for single buyers entering the property market.
- Couples8/10
The two-bedroom layout is well-suited for a couple starting out, offering manageable upkeep and an affordable purchase price.
- Empty Nesters7/10
Downsizers will appreciate the single-level living potential and manageable size, though the terraced setup and stairs should be considered.
- Retirees6/10
Being within walking distance of the town and its amenities is a strong advantage, though the property's overall condition and a G BER rating should be verified for long-term comfort.
Work
3 areas- Remote Working5/10
The compact layout requires a flexible approach to dedicated office space, and broadband connectivity should be verified by the buyer.
- Hybrid Commuting6/10
Being only 300 meters from the bus station provides convenient public transport options for hybrid commuters.
- Retired7/10
Close proximity to town amenities suits retirement living, though the G BER rating implies potential heating and energy efficiency updates should be investigated.
Practical
8 areas- Ageing in Place6/10
Proximity to town amenities is a strong positive for ageing in place, though the two-story layout and property condition require evaluation.
- Low Maintenance7/10
At 44 square meters with minimal outdoor space, the property is inherently low maintenance, though the G BER rating suggests potential energy upgrade works may be needed.
- Secure Gated Entry2/10
This is an open mid-terrace street property without gated or private community entry.
- Minimalist Design7/10
The small footprint naturally necessitates a minimalist approach to belongings and furniture arrangement.
- Flexible Floor Plans4/10
The compact 44 sq mt layout offers limited flexibility due to its fixed mid-terrace structure and two small bedrooms.
- Heritage Home3/10
While cottage-style in name, the property functions as a standard mid-terrace house with modern interior finishes rather than a protected historic structure.
- Ecological Setup2/10
A G BER rating indicates poor energy efficiency, meaning significant ecological and thermal upgrades should be investigated.
- Outdoor areas3/10
Outdoor space is restricted to a small patio area accessed via the kitchen.
Interests
9 areas- Gardening3/10
Outdoor space appears limited to a patio area, offering minimal opportunity for extensive gardening projects.
- Walking9/10
The location is exceptional for walking enthusiasts, being within walking distance of the town and only 300 meters from the bus station.
- Gym5/10
Town-based amenities are accessible, but specific fitness and gym facilities would require investigation regarding their exact proximity.
- Cycling6/10
The town setting allows for straightforward local cycling, though dedicated infrastructure should be verified.
- Golf5/10
County Cavan features golf courses, but the buyer should verify the distance to the nearest club from this specific location.
- Fishing6/10
County Cavan is renowned for its lakes and angling opportunities, making this a reasonable base for fishing enthusiasts.
- Horse Riding4/10
Equestrian facilities are typical of rural and semi-rural County Cavan, though local stables would need to be checked for proximity.
- Water Sports4/10
Proximity to local lakes offers potential for certain water activities, though dedicated water sports facilities are limited.
- Entertaining4/10
The open plan living and kitchen area with a patio door provides some hosting capability, but the compact 44 sq mt size restricts large gatherings.
Lifestyle
5 areas- Quiet Living7/10
Located in Cavan, the setting offers a generally peaceful environment while remaining close to local conveniences.
- Rural Living5/10
While situated in a regional town setting, the property connects to wider rural characteristics of County Cavan, though it is fundamentally a town-adjacent home.
- Village Living8/10
Proximity to the town and local amenities provides a strong community feel akin to village living.
- Coastal Living1/10
The location is inland in County Cavan and offers no proximity to coastal areas.
- Urban Living4/10
It offers proximity to local town amenities, but lacks the scale, density, and amenities of major urban centers.
Social
6 areas- Community Involvement7/10
Town-adjacent living encourages participation in local community groups and activities.
- Café Culture6/10
Walking distance to the town center places local cafes and social spots within reasonable reach.
- Nightlife5/10
Local pubs and town amenities are accessible on foot, though vibrant nightlife options are naturally limited compared to larger cities.
- Health/Wellness groups5/10
General health services and local wellness groups are typically found in the surrounding town area.
- Networking Opportunities4/10
Professional networking is limited by the regional town setting, relying heavily on remote connections or travel.
- Tech-Hub Connectivity3/10
Local tech-hub infrastructure is minimal, meaning remote workers should verify broadband speeds thoroughly.
Listing information
- Agent
- Martin Shortt Auctioneers
- Phone
- 049 854 1888
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-0FF56FHouseDelve · 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.