2 Esb Houses, Belleek Road, Ballyshannon, Co. DonegalF94KD21
€130,000
3 Bed~2 Bath~BER G
What you'll like:
- Affordable asking price: Listed at just one hundred thirty thousand euros, this asset offers an accessible entry point for budget-conscious buyers seeking residential property in County Donegal.
- Generous floor area: Spanning approximately one hundred twenty-five square meters, the dwelling provides ample interior space suitable for comfortable family living and daily functional requirements.
- Three spacious bedrooms: The accommodation includes three well-proportioned bedrooms, making it ideal for growing families, guests, or establishing a dedicated home office workspace.
- Two convenient bathrooms: Featuring multiple bathroom facilities, the residence reduces morning congestion and enhances overall household convenience for occupants and visiting guests.
- Private rear garden: A dedicated garden area to the rear offers outdoor space for recreation, gardening, entertaining, or potential future landscaping and extension projects.
- Front garden space: The inclusion of a front garden enhances the property curb appeal and provides a pleasant green buffer from the adjacent roadway.
- Off-street parking: The availability of off-street parking ensures secure and convenient vehicle accommodation directly on the premises without relying on on-street spaces.
- Vacant possession offered: Buying with vacant possession allows the new owner to move in immediately or commence renovation works without delays from sitting tenants.
- Proximity to amenities: Situated within two kilometers of local amenities in Ballyshannon, residents enjoy easy access to shops, schools, and essential community services.
- Semi-detached layout: The semi-detached structure typically offers good natural light from multiple sides and a balanced layout compared to terraced housing options.
- Traditional pitched roof: The building features a conventional pitched roof design, which generally facilitates effective rainwater runoff and straightforward maintenance or repair works.
- Investment potential: Given the low purchase price and decent square footage, the property presents a strong opportunity for buy-to-let investors seeking rental yield.
- Renovation upside: The property condition allows purchasers to completely modernise and customise the interior finishes to their exact personal style and modern efficiency standards.
- Established residential area: Located along the Belleek Road, the home benefits from being part of an established neighbourhood with a settled community character.
- Manageable scale: The overall property size strikes a practical balance between spacious living areas and manageable upkeep responsibilities for the homeowner.
- Clear auction timeline: With a specific online auction date set, interested buyers have a transparent and structured timeframe to complete their due diligence.
- Regional tourism access: Ballyshannon provides a scenic base near the coast and the border, offering appeal for holiday home usage or short-term letting ventures.
- Independent utilities potential: The layout supports straightforward upgrading of heating, plumbing, and electrical services to meet contemporary standards of safety and comfort.
- Strong square meter value: At one hundred thirty thousand euros for one hundred twenty-five square meters, the cost per square meter represents highly competitive regional value.
- Direct agent contact: Readily available agent communication channels allow prospective purchasers to quickly obtain additional documentation, legal packs, and answers prior to bidding.
But keep in mind:
- Abysmal BER rating: The property holds a G energy rating, which indicates severe thermal inefficiency and mandates substantial insulation upgrades to reduce heating costs.
- Unverified interior condition: Because the auctioneer did not internally inspect the property, buyers must purchase blindly and budget for hidden structural or cosmetic defects.
- High retrofit costs: Achieving a modern energy standard from a G rating will require significant financial investment in insulation, windows, and heating systems.
- Potential damp issues: Vacant properties with poor energy ratings frequently suffer from dampness and ventilation problems that require professional remediation before occupancy.
- Outdated heating systems: A G-rated home often relies on obsolete or inefficient heating infrastructure, meaning buyers should budget for a complete heating system replacement.
- Unconfirmed floor plans: Since measurements were provided solely by the vendor without independent verification, buyers should independently measure the rooms to confirm exact dimensions.
- Online auction pressure: Buying through an online platform requires unconditional exchange of contracts upon the fall of the virtual hammer, leaving no room for post-auction renegotiation.
- Legal title complexities: Buyers must carefully examine the contract for sale and title documents through their solicitor to uncover any undisclosed burdens or rights of way.
- Local market liquidity: Reselling a heavily modernized property in this specific micro-market may take longer, impacting short-term exit strategies for investors.
- Potential boundary disputes: Fencing and property boundaries should be physically verified against the Land Registry map to ensure no encroachments exist with neighbours.
- Lack of structural survey: The absence of a pre-sale structural survey means hidden faults in foundations, roof timbers, or plumbing could lead to unexpected repair bills.
- Dormant utility connections: Reconnecting water, electricity, and gas services in a vacant property can involve administrative delays and connection fees from utility providers.
- Possible pyrite or mica: Due diligence should include checking regional geological reports to ensure the structure is free from defective concrete blocks prevalent in some counties.
- Incomplete fixture inventories: Vacant repossession or estate sales often lack standard white goods and kitchen appliances, requiring immediate capital expenditure by the buyer.
- Waste management arrangements: Buyers must verify whether the property connects to the public municipal sewerage network or relies on a private septic tank system.
- Insurance availability: Securing buildings insurance for a vacant property with a poor energy rating and unknown condition may attract higher premiums or special conditions.
- Local property tax compliance: The buyer must ensure that all previous Local Property Tax obligations have been fully paid by the vendor prior to closing.
- Access road maintenance: Prospective owners should determine whether the access road is publicly maintained by the local authority or subject to private upkeep agreements.
- Planning permission history: Any previous alterations or extensions must be checked against local council records to ensure full planning compliance and avoid retention issues.
- Future retrofit disruption: Undertaking massive energy efficiency upgrades on a G-rated home will likely render the property temporarily uninhabitable during the construction phase.
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 a semi-detached/detached three-bedroom house extending to approximately 125 sq. m (1,345 sq. ft) arranged over ground and upper floors beneath a pitched roof.
- Given the G BER rating, the building is likely of older construction with minimal or no modern insulation, single or older double glazing, and an inefficient heating system.
- A buyer should investigate the structural integrity, dampness levels, roof condition, and the state of the plumbing and electrical systems, as the property was sold with vacant possession and has not been internally inspected by the selling agents.
- Verification of planning compliance and boundary lines should be carried out by a legal professional, particularly regarding any historic modifications or extensions.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a G BER rating, indicating it requires a comprehensive deep retrofit to bring it to a modern energy efficiency standard.
- A full deep retrofit typically costs between €50,000 and €80,000+ in the current Irish market, depending on the extent of external wall insulation, heating system upgrades (such as installing a heat pump), window and door replacements, and attic insulation.
- Grants from the Sustainable Energy Authority of Ireland (SEAI) may be available to offset a portion of these upgrade costs, which should be factored into the overall investment analysis.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €2,500 to €3,500.
- Explanation: The property carries a very poor BER rating of G with a high energy consumption of 459.29 kWh/m2/yr over an area of approximately 125 sq. m, meaning significant heat loss is likely and the buyer should verify the heating system efficiency.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
7/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
3 BELLEEK RD, BALLYSHANNON, CO DONEGAL
- Sale date
- Declared sale price
- €285,000.00
CHERRYMOUNT, BELLEEK ROAD, BALLYSHANNON
- Sale date
- Declared sale price
- €165,000.00
BALLYHANNA HOUSE, 1 BELLEEK ROAD, BALLYSHANNON
- Sale date
- Declared sale price
- €295,000.00
5 BELLEEK RD, BALLYSHANNON, DONEGAL
- Sale date
- Declared sale price
- €161,000.00
Recent sales in the wider Ballyshannon area
75 ERNE DALE HEIGHTS, BALLYSHANNON, DONEGAL
- Sale date
- Declared sale price
- €130,000.00
79A SAINT BENILDUS AVENUE, BALLYSHANNON, CO. DONEGAL
- Sale date
- Declared sale price
- €51,000.00
WESTROCK, BALLYSHANNON, CO DONEGAL
- Sale date
- Declared sale price
- €110,000.00
27 CLUAIN BARRON, BALLYSHANNON, DONEGAL
- Sale date
- Declared sale price
- €170,000.00
CREEVY, BALLYSHANNON
- Sale date
- Declared sale price
- €225,000.00
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 €1,300, calculated at 1% of the €130,000 asking price for residential property up to €1 million.
- Solicitor legal fees: roughly €1,500 to €2,500 excluding VAT and outlays.
- Land registration fees: around €170 to €400 depending on the registration type and property value.
- Property valuation fees: typically €150 to €300 for mortgage or purchase assessment.
- Surveyor fees: estimated between €400 and €800 for a structural pre-purchase survey.
- Annual home insurance: roughly €350 to €700 depending on the level of coverage and property specifics.
Forum Talk
What people are saying about this area
- Locals in Ballyshannon frequently discuss ongoing community investments and local retail updates on regional forums.
- Residents on social media groups often highlight the scenic walks along the River Erne and proximity to local heritage sites.
- Transport and road connectivity between Ballyshannon and neighboring towns like Donegal and Sligo are regular topics of discussion.
- Housing availability and the market for fixer-upper properties with BER G ratings are occasionally debated by local buyers.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property features three bedrooms and front and rear gardens, making it suitable for young children. Buyers should verify the proximity to local schools and childcare facilities in Ballyshannon.
- Teenagers6/10
With three bedrooms, there is decent space for teenagers, though living areas are standard for a semi-detached house. The location within 2km of Ballyshannon amenities offers reasonable access to local spots.
- Multi-generational Living4/10
The semi-detached layout spanning two floors with three bedrooms offers limited privacy and separation for multi-generational living configurations.
- Single Buyers7/10
At an asking price of €130,000, this property presents an affordable entry point for single buyers looking for a three-bedroom home with off-street parking.
- Couples8/10
A three-bedroom semi-detached home provides ample space for couples starting out or needing a home office, combined with a manageable layout.
- Empty Nesters6/10
The property offers single-level living potential downstairs, but buyers should investigate whether modifications are needed for long-term comfort as empty nesters.
- Retirees5/10
The G BER rating indicates potential issues with thermal comfort and heating costs, which retirees should investigate closely before purchasing.
Work
3 areas- Remote Working7/10
A three-bedroom layout allows one room to easily be converted into a dedicated home office for remote working.
- Hybrid Commuting5/10
Ballyshannon is quite remote from major Irish cities, making hybrid commuting feasible only for those with flexible local or regional office arrangements.
- Retired5/10
The property suits retirement in terms of space and price, but the poor G BER rating means heating efficiency needs careful review.
Practical
8 areas- Ageing in Place5/10
The house has stairs and a G rating, meaning modifications for ageing in place would likely be necessary.
- Low Maintenance5/10
A semi-detached house with gardens requires standard upkeep, and the G BER rating suggests potential energy efficiency upgrades are needed.
- Secure Gated Entry2/10
The property features off-street parking and standard front/rear gardens without gated security features.
- Minimalist Design4/10
The layout is a traditional semi-detached three-bedroom floor plan rather than a specialized minimalist architectural design.
- Flexible Floor Plans5/10
Standard three-bedroom, two-floor layout offers typical room versatility but lacks open-plan structural flexibility without renovation.
- Heritage Home3/10
The property appears to be a standard semi-detached residential build rather than a protected historic heritage home.
- Ecological Setup2/10
The poor G BER rating indicates a very low level of energy efficiency and ecological setup, requiring substantial upgrades.
- Outdoor areas7/10
Features both front and rear gardens along with off-street parking, offering practical outdoor space for everyday use.
Interests
9 areas- Gardening7/10
The inclusion of both front and rear gardens provides a solid canvas for keen gardeners to landscape and cultivate outdoor plants.
- Walking6/10
Being within 2km of Ballyshannon amenities offers walkable routes into town, though sidewalk availability along the Belleek Road should be verified.
- Gym5/10
Local fitness facilities will depend on what is available in Ballyshannon town center, requiring verification by the buyer.
- Cycling5/10
The surrounding roads offer cycling potential, but regional cycling infrastructure and safety should be assessed by the buyer.
- Golf5/10
Buyers should investigate the proximity of local golf courses in the Co. Donegal region.
- Fishing6/10
County Donegal is well-known for angling and waterways, though buyers should verify the exact distance to premier local fishing spots.
- Horse Riding4/10
Equine facilities are not explicitly mentioned nearby, so buyers interested in horse riding should check for local stables.
- Water Sports4/10
Proximity to water sports depends on local lakes or coastal inlets, which require further investigation by the buyer.
- Entertaining6/10
The three-bedroom house layout with rear gardens provides decent space for hosting small gatherings and outdoor barbecues.
Lifestyle
5 areas- Quiet Living7/10
Located on Belleek Road near Ballyshannon, the property benefits from a relatively peaceful suburban or semi-rural setting with gardens to the front and rear.
- Rural Living6/10
While situated on the edge of town with surrounding green elements, it is not a deeply rural farmhouse, offering a blend of town and country.
- Village Living7/10
Being within 2km of amenities in Ballyshannon allows for easy access to local village-style community services and shops.
- Coastal Living4/10
While Co. Donegal has extensive coastline, specific coastal proximity details are limited, and buyers should verify exact distances to the nearest beaches.
- Urban Living3/10
Ballyshannon is a smaller town rather than an urban center, so those seeking city-style living will find it very quiet.
Social
6 areas- Community Involvement6/10
Proximity to Ballyshannon puts residents close to local community groups, sports clubs, and local events.
- Café Culture5/10
Local cafés and social spots can be accessed within 2km in Ballyshannon town.
- Nightlife4/10
Nightlife options are limited to local pubs in Ballyshannon rather than extensive city nightlife.
- Health/Wellness groups5/10
Availability of local pilates & stretching or wellness classes should be verified within the local Ballyshannon area.
- Networking Opportunities3/10
Professional networking opportunities are sparse given the town's size and remote location.
- Tech-Hub Connectivity3/10
High-speed broadband availability should be thoroughly verified by the buyer given the rural-adjacent location and G rating era of the property.
Listing information
- Agent
- BidX1 Ireland Ltd
- Phone
- 01 6673388
- Published on HouseDelve
- 4 September 2026
- Correction
- Report an issue
HD-952F83HouseDelve · 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.