65 The Beeches, Ballybofey, Co. Donegal
€295,000
4 Bed~3 Bath~137 m²~BER C
What you'll like:
- Desirable Detached Layout: This four-bedroom property offers excellent standalone privacy and space within a popular residential development located close to local amenities. This appeals directly to growing families seeking a permanent home.
- Convenient Walking Distance: Situated approximately 500 meters from Ballybofey, residents can easily access local shops, schools, and services on foot. This reduces daily transport reliance and enhances everyday convenience.
- Characterful Interior Upgrades: The current owner has invested considerable time and money to create a home full of bespoke character. Buyers benefit from unique finishes that distinguish this house from standard developments.
- Substantial Floor Area: Providing 137 square meters of accommodation, the property offers generous room proportions across both levels. This ensures comfortable living arrangements for larger households without feeling cramped.
- Integral Garage Potential: The large integral garage measuring 6.6m by 3.1m provides secure parking or storage. It also offers straightforward potential for future conversion into additional living space, subject to permissions.
- Attic Conversion Prepared: The attic space already features three Velux windows and built-in access preparation. This makes expanding the upper floor significantly easier and more cost-effective for the new owner.
- Dual Central Heating System: Featuring both an open fire with a back boiler and an oil burner, the property offers flexible heating options. This can help manage energy costs during colder winter months.
- Solid Maple Kitchen: The kitchen is equipped with high and low level solid maple units paired with black quartz worktops. These durable, premium materials ensure long-term reliability and a high-end aesthetic appeal.
- Extensive Solid Flooring: High-grade solid wood cherry flooring in the sitting room and solid maple flooring elsewhere add warmth and durability. These natural surfaces are easy to maintain and look fantastic.
- Multiple Ensuite Bedrooms: Two of the four bedrooms feature private ensuite shower rooms fitted with electric showers. This provides excellent convenience and privacy for family members or visiting guests.
- Luxurious Family Bathroom: The oversized family bathroom is finished with striking design details including a freestanding bath and bespoke panelling. It delivers a spa-like retreat directly within the home environment.
- Bespoke Entrance Features: The entrance hallway boasts a custom open tread staircase with matching tile inserts and internal glass blocks. These architectural touches create an immediate sense of quality upon entry.
- Quality Glazing and Shutters: The front bay window is fitted with attractive wooden shutters that enhance privacy and insulation. This thoughtful detail contributes to the overall curb appeal of the home.
- Dedicated Utility Room: A separate utility room is plumbed for laundry appliances and houses the oil burner. This keeps noisy chores out of the main kitchen and living areas entirely.
- Guest Cloakroom Facilities: A convenient downstairs WC is located near the utility area for easy access by visitors. This adds practical everyday functionality to the busy ground floor layout.
- Modern Electric Showers: The ensuite bathrooms are fitted with reliable Triton electric showers for instant hot water. This ensures efficient showering independent of the main central heating schedule.
- Integrated Kitchen Appliances: The sale includes an integrated fridge-freezer, double oven, hob, and dishwasher. This saves the buyer immediate capital expenditure when moving into the property.
- Private Rear Garden: The kitchen-diner opens via patio doors directly onto a rear garden space. This creates an ideal layout for outdoor dining and safe play during summer months.
- Well-Maintained Presentation: The property is presented in excellent decorative order throughout, requiring minimal immediate cosmetic intervention. Buyers can move in comfortably without undertaking urgent renovation work.
- Established Neighborhood: Located in a well-regarded development known as The Beeches, the property benefits from a settled community atmosphere. This tends to support strong long-term property desirability and value.
But keep in mind:
- C Energy Rating: The BER rating sits at C, which is average for modern homes. Buyers should investigate potential insulation upgrades to improve energy efficiency and lower monthly utility bills.
- Garage Conversion Regulations: Converting the integral garage into living space will require careful planning permission checks and building control compliance. Buyers must verify that these works are legally feasible before proceeding.
- Attic Conversion Compliance: While three Velux windows are installed, turning the attic into official habitable rooms requires full planning sign-off. You should verify whether previous structural changes met local building regulations.
- Reconfigured First Floor: The vendor has completely altered the original first-floor layout to create extra bathrooms. A structural survey should confirm that these internal wall modifications were executed professionally.
- Maintenance of Special Finishes: Unique decorative elements like botanical ceiling artwork and bespoke panelling will require specialized upkeep. Buyers should consider the potential costs of maintaining these custom interior features.
- Open Fire Back Boiler Efficiency: Relying on a back boiler for supplemental heating requires active management and solid fuel sourcing. Buyers should check the current condition and safety certification of this heating loop.
- Oil Fired Heating Costs: The property depends on an oil-fired central heating system housed in the utility room. Prospective buyers must budget for fluctuating home heating oil prices in the local market.
- Integrated Appliance Age: While appliances are included, their operational lifespan and warranty status remain unverified. Buyers should budget for potential replacements of the integrated oven and dishwasher soon.
- Traffic and Parking Constraints: Popular housing developments often experience congestion from visitor parking and narrow estate roads. Buyers should observe parking dynamics during peak morning and evening hours.
- Boundary Line Verification: Detached houses within estates require clear verification of garden boundaries and legal title maps. Your solicitor should carefully examine the property deeds to prevent future boundary disputes.
- Surface Water Drainage: Given the extensive paving and patio doors, check surface water drainage around the rear foundations. Proper runoff management prevents dampness issues during heavy seasonal rainfall events.
- Management Company Fees: Check whether The Beeches development operates an active residents association or management company. If applicable, buyers must confirm annual maintenance charges for common estate areas.
- Sewer and Water Infrastructure: Verify that mains water and sewage connections are fully adopted by the local authority. Private estate connections can sometimes lead to unexpected shared maintenance liabilities.
- Window and Door Seals: Inspect the wooden shutters and double-glazed window frames for operational wear and airtightness. Perishing seals can reduce thermal efficiency and require professional draught-proofing.
- Electrical Fuseboard Safety: The fuseboard is located in the utility room and should be inspected by a qualified electrician. Ensuring modern RCD protection is vital for household safety and insurance compliance.
- Roof Space Insulation: While the attic has Velux windows, check the actual depth and quality of thermal insulation present. Inadequate roof insulation is a common source of household heat loss.
- Internal Glass Block Integrity: The decorative glass block feature in the hallway requires careful handling to prevent accidental impact damage. Replacement of specialized architectural glass can prove costly.
- Extension Potential Limitations: The proximity of boundaries and neighboring properties might restrict future ground-floor extensions. Buyers hoping to expand outwards should consult a local architect first.
- Local Noise Factors: Depending on the exact plot location within the development, traffic noise from nearby access roads could be noticeable. Visit the property at different times of day to assess ambient noise levels.
- Resale Market Liquidity: Ballybofey is a regional market town where property liquidity can vary compared to major cities. Buyers should consider their medium-term timeline for eventual resale in this specific location.
Price positioning
?
- The asking price appears somewhat elevated compared to recent local transactions within the same residential estate, where most comparable properties have achieved lower final sales figures.
- Upward valuation signals stem from extensive interior upgrades, including custom joinery, high specification finishes, dual central heating, multiple ensuites, and a substantial integral garage space.
- This pricing level is supported by strong demand for turnkey properties of this size, though it could be undermined by broader regional market ceilings and buyer resistance.
- Relevant factors include potential attic conversion opportunities that could add further functional space, as well as the proximity of the dwelling to local town amenities.
Build Analysis
What we know from similar construction types
- The property is a 4-bedroom detached house featuring an integral garage with potential for conversion into additional living space, subject to necessary permissions.
- The description notes that the first floor layout has been completely reconfigured from the original plan, and the attic features 3 Velux windows with a potential staircase access point; a buyer should verify that all structural alterations, attic conversions, and layout changes comply with local planning regulations and building control standards.
- The heating system utilizes dual central heating featuring an open fire with a back boiler combined with an oil burner, which a buyer should inspect for efficiency and maintenance history.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is between €1,600 and €2,100.
- This home features a BER rating of C with dual central heating (oil burner and an open fire with a back boiler) across a 137 m² floor area, meaning heating expenses will vary based on fuel usage and lifestyle habits.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
7/10Water overflow reports to follow up
- While parts of Ballybofey near the River Finn have historically experienced localized flooding alerts during extreme weather events, elevated residential estates typically maintain good separation.
- Prospective buyers should consult local flood maps and verify the specific drainage and topography of the immediate development.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
104 THE BEECHES, NAVENNY, BALLYBOFEY
- Sale date
- Declared sale price
- €272,000.00
42 THE BEECHES, BALLYBOFEY, DONEGAL
- Sale date
- Declared sale price
- €180,000.00
160 THE BEECHES, BALLYBOFEY, CO DONEGAL
- Sale date
- Declared sale price
- €223,500.00
74 THE BEECHES, BALLYBOFEY, DONEGAL
- Sale date
- Declared sale price
- €215,000.00
185 THE BEECHES, NAVENNY, BALLYBOFEY
- Sale date
- Declared sale price
- €240,000.00
Recent sales in the wider Ballybofey area
MULLINAHOSE, BALLYBOFEY, CO DONEGAL
- Sale date
- Declared sale price
- €155,000.00
264 ARD MAC, BALLYBOFEY, CARRON
- Sale date
- Declared sale price
- €145,000.00
2 GLENFIN COURT, GLENFIN RD, BALLYBOFEY
- Sale date
- Declared sale price
- €126,000.00
CORRAINE, BALLYBOFEY, CO. DONEGAL
- Sale date
- Declared sale price
- €50,000.00
12 CUIRT AISHLING, BALLYBOFEY, DONEGAL
- Sale date
- Declared sale price
- €348,000.00
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 €2,950 based on 1% of the asking price for residential property under €1 million.
- Solicitor Legal Fees: Between €1,500 and €2,500 plus VAT and outlays.
- Land Registration Fees: Approximately €175 to €700 depending on the registration type and property value.
- Property Valuation Fees: Around €150 to €300 for mortgage purposes.
- Surveyor Fees: Between €400 and €800 depending on the level of detail required for a structural survey.
- Annual Home Insurance: Approximately €400 to €800 per year depending on the policy and coverage level.
Forum Talk
What people are saying about this area
- Residents in Ballybofey frequently discuss local traffic calming measures and community events within the Twin Towns area on social media platforms.
- Housing developments like The Beeches are often noted for their proximity to local schools, sports clubs, and everyday amenities.
- Local community groups actively share updates regarding local council planning applications and infrastructural improvements.
- Discussions often highlight the scenic walks around the River Finn and local recreational spaces available to families.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The four-bedroom layout and private rear garden provide a safe and spacious environment suitable for young children within a popular development.
- Teenagers8/10
Four bedrooms offer ample personal space for teenagers, and the proximity to local amenities in Ballybofey gives them independence.
- Multi-generational Living7/10
With four bedrooms and an integral garage offering conversion potential, there is scope to adapt the layout for multi-generational needs.
- Single Buyers6/10
A 137 m² detached house may be more space and maintenance than a single buyer requires, but it offers a solid long-term investment.
- Couples8/10
Generous living space, dual central heating, and high-end finishes make this a very comfortable home for couples looking to settle down.
- Empty Nesters7/10
The property provides comfortable single-level ground floor flow and manageable outdoor areas, though four bedrooms exceed typical empty nester requirements.
- Retirees7/10
Located just 500m from the town, retirees will appreciate the accessible location, though the stairs and garden maintenance should be considered.
Work
3 areas- Remote Working8/10
Four bedrooms provide excellent flexibility to set up one or more dedicated home offices.
- Hybrid Commuting6/10
Convenient for local work, though commuting to major Irish cities would involve significant travel times.
- Retired7/10
A well-finished, character-filled home close to town amenities, suitable for a comfortable retirement.
Practical
8 areas- Ageing in Place6/10
Features ground-floor conveniences like a utility and WC, though all main bedrooms are on the first floor.
- Low Maintenance7/10
Presented in excellent condition with high-quality materials, minimizing immediate upkeep needs.
- Secure Gated Entry3/10
Open access within a popular suburban development rather than a gated community.
- Minimalist Design4/10
The home features rich character elements, solid wood flooring, and traditional touches rather than minimalist styling.
- Flexible Floor Plans8/10
Includes an integral garage and an attic with velux windows offering strong potential for future conversion.
- Heritage Home3/10
A modern detached house in a residential development rather than a traditional period heritage property.
- Ecological Setup6/10
Equipped with dual central heating featuring an open fire with a back boiler alongside an oil burner; BER rating is C.
- Outdoor areas7/10
Includes a private rear garden accessible via patio doors from the dining area, plus an integral garage.
Interests
9 areas- Water Sports3/10
Inland location means water sports require traveling toward the coast or major lakes.
- Gardening7/10
Features a rear garden with patio access, offering a great blank canvas for keen gardeners.
- Walking8/10
The property's location roughly 500m from the Twin Towns makes walking into local shops and amenities very convenient.
- Gym5/10
Local fitness amenities are available in the wider Ballybofey area, though specific facility details should be verified.
- Cycling6/10
The surrounding roads provide access to cycling routes, though riders should check for dedicated cycle lanes.
- Golf7/10
County Donegal offers notable golf courses in the wider region, catering well to enthusiasts.
- Fishing8/10
The region is renowned for excellent river fishing opportunities nearby.
- Horse Riding6/10
Equestrian facilities can be found in the wider rural areas surrounding County Donegal.
- Entertaining8/10
Features a spacious open-plan kitchen-diner with patio doors leading to the rear garden, ideal for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Situated in a popular residential development close to town, offering a generally peaceful residential atmosphere.
- Rural Living4/10
Located in a suburban development rather than the open countryside, though County Donegal's rural landscapes are easily reached.
- Village Living8/10
Positioned approximately 500m from Ballybofey, offering convenient access to local shops, services, and community life.
- Coastal Living2/10
Inland location in County Donegal with no immediate proximity to the coast.
- Urban Living5/10
Ballybofey provides a bustling town environment with local amenities, though it lacks major city infrastructure.
Social
6 areas- Community Involvement8/10
Proximity to Ballybofey ensures easy integration into local community groups, clubs, and events.
- Café Culture7/10
The nearby town centre offers local cafes and eateries within walking distance.
- Nightlife6/10
Local pubs and social spots in the Twin Towns provide modest local nightlife options.
- Health/Wellness groups6/10
Access to local wellness groups and sports clubs is available in the surrounding area.
- Networking Opportunities5/10
Networking options are largely locally focused given the town setting.
- Tech-Hub Connectivity4/10
Buyers should verify local broadband speeds and fiber availability for heavy tech-hub connectivity.
Listing information
- Agent
- Henry Kee & Son
- Phone
- 074 9131050
- Published on HouseDelve
- 21 September 2026
- Correction
- Report an issue
HD-16E3F0HouseDelve · 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.