Abbeyquarter, Ballyhaunis, County MayoF35X625
€350,000
4 Bed~3 Bath~BER B
What you'll like:
- Energy efficient rating: The property boasts a strong B energy rating which will comfortably qualify the new owner for favorable green home mortgage rates.
- Town edge location: Positioned right on the edge of town, the residence combines peaceful suburban living with convenient walking distance to local amenities.
- Proximity to education: Located extremely close to the local national school on the Irishtown road, making morning school runs exceptionally easy for families.
- Turnkey interior condition: The home is described as nicely painted and decorated throughout, meaning buyers can move in immediately without undertaking costly renovations.
- Four double bedrooms: Offers four generously proportioned double bedrooms across two levels, providing ample accommodation for a growing family or visiting guests.
- Multiple ensuite bathrooms: Features two ensuite bedrooms alongside a main bathroom, significantly reducing morning queues in a busy household.
- Master dressing room: The master bedroom includes a dedicated dressing room attached to its ensuite, offering luxurious personal storage space.
- Open plan layout: Features a large open plan kitchen and dining room designed for modern family living and entertaining guests seamlessly.
- Separate utility room: Includes a practical separate utility room with direct rear access and an adjoining downstairs toilet for added convenience.
- Ground floor bedroom: Having a double bedroom on the ground floor provides excellent flexibility for guests or family members with limited mobility.
- Convertible attic space: The attic has already been first fixed and is ready to be converted into two additional rooms for versatile usage.
- Large site size: Sits on approximately 0.35 acres of land, representing an unusually large garden plot for a property located near a town center.
- Mature private gardens: The outside features established mature gardens and a handy garden shed located securely behind the main dwelling.
- Garden room potential: The expansive site leaves plenty of physical space for adding a substantial 45 square meter garden room or home office.
- Stable asking price: The asking price has remained completely stable at €350,000 without fluctuations, indicating a firm and straightforward pricing strategy by the seller.
- Bright spacious landing: The upper floor benefits from a bright and spacious landing area that enhances the overall airy feel of the interior.
- Attic stairs installed: A permanent attic stairs is already installed, making safe and easy access to the upper expansion space hassle-free.
- Investment potential: The strong rental demand and flexible layout mean the property doubles as an attractive investment option for the local rental market.
- Dedicated parking space: The generous site layout implies ample off street parking potential for multiple vehicles on your own private grounds.
- Private rear access: The utility room provides direct rear access to the garden, which is fantastic for managing pets, muddy boots, and outdoor chores.
But keep in mind:
- Unverified floor area: The total floor area of the property is not provided in the listing details, requiring buyers to independently measure or verify the exact square footage.
- Unknown property type: The exact structural property type is missing from official disclosures, so purchasers should confirm construction specifics with their surveyor.
- Uncertain exact BER letter: The text mentions a B rating but includes a stray energy indicator, so buyers should verify the exact certificate details with the agent.
- Untested services warning: The agents explicitly state they have not tested any apparatus or fixtures, meaning buyers must budget for thorough mechanical inspections.
- No warranty on fittings: All fittings and services are sold without warranty, placing the full due diligence burden on the purchaser to test plumbing and heating.
- Potential attic conversion costs: While first fixed, finishing the attic into two extra rooms will require additional capital expenditure and possible regulatory approvals.
- Garden room planning rules: Building a 45 square meter garden room requires checking local planning exemptions and regulations to ensure full compliance.
- Fixed asking price stance: The lack of any price drops suggests the seller is firm on the €350,000 valuation, potentially limiting initial negotiation margins.
- Town boundary traffic: Being located on the edge of town may introduce peak time traffic congestion along the main approach roads during school terms.
- Maintenance of large site: A 0.35 acre plot offers great space but requires significantly more regular gardening and grounds maintenance than a standard small urban yard.
- Shed condition unknown: The listing mentions a garden shed behind the property, but its structural soundness and weather tightness should be carefully inspected.
- Potential drainage issues: Large mature gardens on town fringe sites should be checked for proper surface water drainage and potential dampness risks.
- Unknown broadband speeds: High speed internet availability is not specified, which is a critical due diligence item for buyers intending to work from home.
- Boundary fence verification: Buyers must thoroughly inspect legal folio maps to confirm that the stated 0.35 acre boundary lines match physical fencing on the ground.
- Lack of recent price drops: Because the price has never been reduced, buyers should carefully evaluate comparable recent local sales to ensure fair market value.
- Property tax valuation: Purchasers should calculate the exact Local Property Tax band applicable to this specific address and valuation bracket before closing.
- Insulation standards check: Although energy efficient, buyers should verify the exact depth and quality of attic and wall insulation during a pre purchase survey.
- Heating system efficiency: The specific type of heating system powering the home should be verified to estimate ongoing utility and fuel costs accurately.
- Parking surface material: The listing does not specify if the parking area is tarmacadmed or gravel, which impacts maintenance and mud management.
- Future local development: Buyers should check local county development plans to see if surrounding agricultural or town land is zoned for future housing.
Price positioning
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- The asking price of three hundred fifty thousand euros appears heavily elevated compared to regional benchmarks, driven by expectations surrounding its modern finish, energy efficiency, and large town-edge site rather than baseline town values.
- Valuation signals show a significant premium for turnkey presentation and the B energy rating, which qualifies for green mortgages, contrasting sharply with wider lower-tier historical transaction figures across the broader local area.
- Factors supporting this ambitious figure include the potential attic conversion and spacious grounds, whereas risks undermining the valuation involve strong downward regional pricing pressures and limited local buyer depth at this bracket.
- Overall, the pricing strategy reflects an aspirational stance by the vendor, positioning the asset firmly above standard market norms while relying heavily on specialized buyer demand for high-specification rural town properties.
Build Analysis
What we know from similar construction types
- The property features a B2 Building Energy Rating, which indicates good energy efficiency and qualifies the home for Green Home Mortgage rates.
- The layout includes a ground floor double bedroom, a large open-plan kitchen and dining room, a separate utility room with rear access, a guest w.c., and multiple ensuite bedrooms.
- The attic has been first-fixed and is noted as ready to be converted into two further rooms, offering potential for a home office, study, or dressing area; a buyer should investigate planning compliance, building regulations, and fire safety requirements for any future attic conversion.
- The listing mentions room for a 45m2 garden room, so a buyer should verify planning exemptions or requirements for detached structures of that scale.
- As with any property purchase, a thorough structural survey and checks on the working order of all heating, plumbing, and electrical services are recommended.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,200 to €1,600.
- Explanation: This property benefits from an energy-efficient B rating which helps reduce overall energy consumption compared to older, lower-rated homes, though actual costs will depend on usage habits and fuel prices.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a predominantly residential and agricultural setting on the edge of Ballyhaunis, showing low apparent proximity to major industrial pollution sources or active heavy industrial zones.
- Any historical or localized environmental concerns remain unverified and should be treated as matters for standard environmental searches during the purchase process.
Flood Safe
8/10Water overflow reports to follow up
- Broad geographic indicators suggest the property sits on elevated land relative to major regional flood risk zones, though localized surface water pooling during heavy rainfall should always be verified.
- Buyers should consult detailed local authority flood maps and carry out standard environmental due diligence to confirm the exact flood risk profile.
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 Ballyhaunis area
32 THE MAPLES, HAZELHILL, BALLYHAUNIS
- Sale date
- Declared sale price
- €182,000.00
ISLAND, BALLYHAUNIS, MAYO
- Sale date
- Declared sale price
- €185,000.00
TOORAREE, BALLYHAUNIS, MAYO
- Sale date
- Declared sale price
- €85,000.00
47 THE MAPLES, HAZELHILL, BALLYHAUNIS
- Sale date
- Declared sale price
- €192,500.00
COOGUE SOUTH, AGHAMORE, BALLYHAUNIS
- Sale date
- Declared sale price
- €190,000.00
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: €3,500 — 1% of €350,000.
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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: €1,500 to €3,000 excluding outlay and VAT.
- Land registration fees: €400 to €800 depending on property value and registration type.
- Property valuation fees: €150 to €300 for mortgage purposes.
- Surveyor fees: €400 to €800 for a standard structural survey.
- Annual home insurance: €400 to €800 depending on the level of cover chosen.
Forum Talk
What people are saying about this area
- Locals in Ballyhaunis frequently discuss the convenience of living within walking distance of the town centre and local national schools.
- Community forums highlight ongoing interest in energy-efficient homes in the area, particularly properties qualifying for green mortgages.
- Discussions in regional groups often focus on the strong demand for detached family housing with sizeable gardens close to town amenities.
- Residents value the accessibility of local transport links and community facilities around Abbeyquarter and the broader Ballyhaunis area.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
The property is located close to a national school on the Irishtown road, making the morning school run exceptionally convenient for families with young children.
- Teenagers8/10
Four double bedrooms provide ample space for teenagers, and the large 0.35-acre site offers plenty of outdoor room for activities.
- Multi-generational Living8/10
Features a ground floor double bedroom with an adjacent utility and W.C., which offers great convenience for multi-generational living arrangements.
- Single Buyers6/10
While spacious, a four-bedroom detached home might exceed the spatial and financial needs of a single buyer unless purchasing as a long-term investment.
- Couples8/10
Provides a turn-key environment with generous living space and room to grow into for couples planning for the future.
- Empty Nesters7/10
The ground floor bedroom and low-maintenance turn-key condition suit empty nesters, though the overall four-bedroom layout is quite large to manage.
- Retirees7/10
A ground floor double bedroom and proximity to town center amenities support retirement living, though buyers should verify accessibility and maintenance requirements for the 0.35-acre garden.
Work
3 areas- Remote Working8/10
The attic has been first fixed and offers potential to be converted into two further rooms, such as a dedicated home office or study.
- Hybrid Commuting6/10
Ballyhaunis offers transport links, but hybrid commuting viability will depend heavily on your specific workplace destination.
- Retired7/10
Town-center proximity and single-level ground floor sleeping quarters cater well to retired occupants.
Practical
8 areas- Ageing in Place7/10
Includes a ground floor double bedroom and W.C., making it adaptable for ageing in place, though some modifications might eventually be required.
- Low Maintenance8/10
Described as an exceptionally finished, turn-key property which minimizes immediate repair and redecoration needs.
- Secure Gated Entry3/10
The listing details do not mention a secure gated entry system, so buyers should verify security features.
- Minimalist Design5/10
The home features a traditional four-bedroom layout with a pitched roof and mature gardens rather than stark minimalist architecture.
- Flexible Floor Plans9/10
Features a large open plan kitchen and dining area, ground floor bedroom options, and an attic first-fixed for conversion into two additional rooms.
- Heritage Home2/10
This is a modern energy-efficient home with a B2 BER rating rather than a period heritage property.
- Ecological Setup9/10
Boasts an impressive B2 Building Energy Rating, which qualifies the property for a Green Home Mortgage.
- Outdoor areas9/10
Extends to a large 0.35-acre site with mature gardens, a garden shed, and potential room for a 45m2 garden room.
Interests
9 areas- Gardening8/10
The property boasts a large site of 0.35 acres featuring mature gardens and a garden shed, offering fantastic potential for gardening enthusiasts.
- Walking9/10
Being within walking distance of the town centre and local amenities makes daily walks highly accessible.
- Gym5/10
Local town amenities are accessible, but specific gym facilities would need to be verified independently by the buyer.
- Cycling6/10
The edge-of-town location provides good access to local roads for cycling, though dedicated infrastructure varies.
- Golf5/10
Proximity to local amenities is good, but buyers should investigate the nearest golf club facilities in the wider County Mayo area.
- Fishing6/10
County Mayo is renowned for fishing opportunities, though buyers should verify proximity to specific local rivers or lakes.
- Horse Riding5/10
The large site provides rural charm, but local equestrian facilities should be independently verified by interested parties.
- Water Sports3/10
As an inland location, water sports opportunities are limited locally compared to coastal parts of the county.
- Entertaining9/10
Features a large open plan kitchen and dining room alongside a spacious 0.35-acre outdoor area, ideal for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Situated on the edge of town with a large mature garden, offering a peaceful setting while remaining close to local conveniences.
- Rural Living6/10
The generous 0.35-acre site and mature gardens provide a touch of country feel, though the property is fundamentally town-based.
- Village Living9/10
Located on the edge of Ballyhaunis town within walking distance of the town centre and all its amenities, perfectly suited for town and village living.
- Coastal Living1/10
County Mayo features extensive coastline, but Ballyhaunis is an inland town far removed from coastal areas.
- Urban Living5/10
Offers close proximity to town amenities, but Ballyhaunis is a town rather than a major urban center.
Social
6 areas- Community Involvement8/10
Proximity to the national school and town centre encourages strong integration into the local Ballyhaunis community.
- Café Culture6/10
Walking distance to the town centre provides access to local cafes and social spots.
- Nightlife5/10
Ballyhaunis town centre offers local pubs and venues, though major nightlife options are limited given the town size.
- Health/Wellness groups6/10
Local community facilities are within reach, though specific wellness groups should be verified locally.
- Networking Opportunities5/10
Networking options are generally tied to local business and community channels in the town.
- Tech-Hub Connectivity4/10
Buyers should verify local broadband speeds and tech infrastructure to support advanced remote tech roles.
Listing information
- Agent
- Kirrane Auctioneering
- Phone
- 094 963 0240
- Current status
- active
- Published on HouseDelve
- 12 October 2026
- Correction
- Report an issue
HD-D26432HouseDelve · 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.