Apartment 1-3, Ballaghadereen Road, Kilkelly, County MayoF35HK71
€260,000
6 Bed~6 Bath~BER C
What you'll like:
- High gross yield: The advertised eleven percent gross passing rent provides strong immediate cash flow for investors entering the regional rental market.
- Established sitting tenants: All three individual apartments currently feature registered tenants in place, significantly reducing initial void periods and marketing costs.
- Comprehensive recent renovation: The entire multi-unit block has been finished to a very high standard recently, minimizing near-term capital expenditure requirements.
- Fully furnished units: Each apartment comes equipped with good quality appliances and furnishings, ensuring a seamless turnkey handover for incoming landlords.
- RTB tenancy compliance: All existing tenancies are properly registered with the Residential Tenancies Board, providing regulatory peace of mind for buyers.
- Certified fire compliance: The building is noted as fire compliant, which is a major regulatory hurdle already cleared for multi-unit rental blocks.
- Independent unit access: The layout features private front door, side door, and private carpet staircase access points, enhancing tenant privacy and appeal.
- Spacious overall configuration: The combined setup spans six bedrooms and six bathrooms across three distinct apartments, offering flexible rental accommodation options.
- Strong local amenities: Situated right in the heart of Kilkelly within walking distance of all local conveniences, ensuring high ongoing tenant demand.
- Attractive entry price: At two hundred sixty thousand euros, the asking price offers a relatively low absolute capital barrier for a multi-unit investment.
- Scheduled rent increase: Passing rental income is slated to increase to twenty-eight thousand six hundred eighty euros in November 2026, boosting future returns.
- Diverse apartment layouts: The mix includes a one-bed, a two-bed, and a large three-bed unit, catering to different segments of the local rental market.
- Modern kitchen installations: Open-plan kitchen, living, and dining areas feature contemporary fitted units and good quality appliances for modern tenant preferences.
- Quality flooring finishes: Apartments are equipped with durable timber and tiled flooring, making ongoing maintenance between tenancies straightforward and cost-effective.
- Fully tiled bathrooms: All bathrooms feature modern white sanitary ware and complete wall and floor tiling, ensuring a clean and durable presentation.
- Built-in storage solutions: Bedrooms include fitted wardrobes, maximizing usable floor space and adding practical value for long-term occupants.
- Established utility connections: Mains water, mains sewage, and electricity are fully connected, with local broadband and phone services readily available.
- Stable asking price: The recorded asking price history shows no downward adjustments, reflecting seller confidence and firm positioning in the local market.
- Clear tenancy income: Current passing rent stands at twenty-eight thousand eighty euros per annum, providing transparent financial metrics for underwriting.
- Manageable scale: Comprising just three individual residential units, this block offers a perfect stepping stone for private landlords scaling up portfolios.
But keep in mind:
- Mixed energy ratings: While apartment one holds a C2 and apartment three a C1, apartment two carries a lower D1 rating requiring potential future upgrades.
- Electric heating reliance: Apartment one specifically relies on electric heating, which can be less efficient and less attractive to modern cost-conscious tenants.
- Unverified exact floor area: The total square footage is not fully detailed in a single consolidated figure, requiring buyers to independently verify exact apartment dimensions.
- Untested property services: The selling agents explicitly note that apparatus, fixtures, and services have not been tested, necessitating thorough independent professional inspections.
- Rural market liquidity: Kilkelly is a small rural village in County Mayo, which may present lower capital appreciation and resale liquidity compared to major cities.
- Tenant dependency risks: Relying entirely on existing sitting tenants means a buyer inherits any underlying tenancy disputes or collection issues currently in progress.
- Rent pressure zone checks: Buyers must verify whether the location falls under Rent Pressure Zone restrictions, which could limit future rental growth potential.
- Future retrofit expenses: Meeting higher energy efficiency standards across all units over time may require significant capital outlay given current C and D ratings.
- Lack of private parking: The listing description does not mention dedicated parking facilities, which could potentially impact long-term tenant retention and demand.
- Sole reliance on agent data: Prospective purchasers must conduct independent structural surveys, as neither the vendor nor agents accept liability for listing details.
- Maintenance liability burden: Owning a multi-unit block means the landlord carries 100 percent of structural and external maintenance responsibilities without a management company.
- Lease term unknowns: The exact duration and break clauses of the current sitting tenants' leases are not specified, requiring careful legal due diligence.
- Potential management overhead: Managing three separate rental units simultaneously requires active oversight or the added expense of hiring a professional letting agent.
- Unyielding asking price: The static asking price history indicates the seller may be firm on negotiations, leaving limited room for aggressive initial discounting.
- Possible insurance costs: Insuring a multi-tenant residential block can sometimes carry higher premiums and stricter underwriting terms than a single family home.
- Broadband speed variations: While broadband is noted as available in the area, specific high-speed fibre availability inside the individual apartments should be verified.
- Waste management logistics: The listing omits details regarding bin storage or refuse collection arrangements, which need confirmation for multi-occupancy blocks.
- Sound insulation standards: Converted or multi-unit residential blocks must be checked for adequate acoustic separation between floors to avoid inter-tenant noise complaints.
- Local employment drivers: Rental demand in rural County Mayo heavily depends on nearby regional employment hubs, exposing the investment to localized economic shifts.
- Undeclared structural warranties: There is no mention of structural home-builder guarantees, meaning older or newly renovated elements require rigorous independent engineering inspection.
Price positioning
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- The asking price appears modestly undervalued relative to the advertised eleven percent gross passing rent and established rental income of over twenty eight thousand euros, offering an exceptionally strong commercial yield that typically attracts aggressive investor bidding and premium valuation multiples.
- Underlying valuation signals are strongly supported by the presence of three fully furnished, fire compliant, and RTB registered apartments with sitting tenants, which effectively eliminates immediate void periods and tenant acquisition costs for any prospective buyer.
- Factors that could support such a price include strong regional rental demand and low holding costs, whereas potential risks that might undermine this valuation include regional economic fluctuations, tenant default risks, or future maintenance liabilities across the multi unit block.
- Additional relevant considerations involve the stable asking price history indicating no desperate seller reductions, alongside the broader local property market context where individual residential units transact at significantly lower absolute price points.
Build Analysis
What we know from similar construction types
- The property comprises a multi-unit block containing three separate apartments (a one-bed, a two-bed, and a three-bed), which requires a buyer to investigate multi-unit compliance, including fire safety certificates, soundproofing between units, and separate utility metering.
- The listing notes the property is fire compliant and tenants are registered with the RTB, but the buyer should independently verify these regulatory compliances.
- Individual BER ratings vary across the apartments within the block, ranging from C1 and C2 down to D1, meaning energy efficiency and insulation standards differ per unit.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €2,500 to €4,000.
- Explanation: This covers the combined heating requirements for the three separate apartments (one 1-bed, one 2-bed, and one 3-bed unit) with varying BER ratings between C1 and D1 using electric heating, assuming typical tenant usage patterns.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
APT 1, BALLAGHADEREEN ROAD, KILKELLY
- Sale date
- Declared sale price
- €210,000.00
Recent sales in the wider Kilkelly area
CLOGHVOLEY, KILKELLY, MAYO
- Sale date
- Declared sale price
- €6,500.00
19 HIGHLAND PARK, KILKELLY, MAYO
- Sale date
- Declared sale price
- €165,000.00
21 BARR NA TRIMOIGE, KILKELLY, COUNTY MAYO
- Sale date
- Declared sale price
- €183,500.00
RINN, KILKELLY, CO. MAYO
- Sale date
- Declared sale price
- €85,000.00
TAVRANE, KILKELLY, MAYO
- Sale date
- Declared sale price
- €475,000.00
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: €2,600 — 1% of €260,000.
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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: Estimated between €1,500 and €3,000 plus VAT for conveyancing and reviewing multiple tenancy leases.
- Land registration fees: Roughly €400 to €800 depending on the registry filings required for the property titles.
- Property valuation fees: Around €150 to €300 for a standard mortgage valuation report.
- Surveyor fees: Between €500 and €1,200 for a structural survey across the apartment block.
- Annual home insurance: Approximately €600 to €1,200 per year depending on the policy coverage for a multi-unit investment structure.
Forum Talk
What people are saying about this area
- Locals in Kilkelly often discuss the steady appeal of small-town community living and the convenience of its location along regional routes.
- Community discussions frequently highlight the importance of maintaining rural village amenities and supporting local rental accommodation.
- Residents on regional forums occasionally note the tranquil pace of life in County Mayo while maintaining access to larger nearby towns.
- Property investors frequently exchange views on rural multi-unit yields and the strong demand for rental properties in smaller settlements.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children2/10
This property consists of a multi-unit investment block comprising three separate rental apartments, making it entirely unsuitable for a family with young children seeking a single private family home.
- Teenagers2/10
As an investment block with existing tenants across three apartments, this property is not structured for owner-occupier families with teenagers.
- Multi-generational Living5/10
The property offers three distinct apartments within one block, which could theoretically allow extended family members to live close by, though all units are currently occupied by sitting tenants.
- Single Buyers3/10
While a single buyer could purchase the entire block as a buy-to-let investment, it is far too large and commercially focused for a single person seeking a place to live.
- Couples3/10
This offering is packaged as an income-generating commercial investment property rather than a residential home for a couple.
- Empty Nesters3/10
Empty nesters looking to downsize for their own occupation would not find a suitable single dwelling here, as the asset is sold as a fully tenanted multi-unit block.
- Retirees3/10
This property operates purely as a residential investment asset with sitting tenants, which does not align with retirees seeking a property to live in.
Work
3 areas- Remote Working6/10
Broadband and phone services are noted as available in the area, supporting remote work possibilities should an investor ever utilize the units personally, though they are currently fully tenanted.
- Hybrid Commuting4/10
Kilkelly's inland location in County Mayo means hybrid commuting options to major employment hubs like Galway or Dublin involve significant travel times.
- Retired7/10
For a retired investor looking for a hands-off, income-generating portfolio asset with an 11 percent gross passing rent, this property presents a viable passive income vehicle.
Practical
8 areas- Ageing in Place4/10
The building contains multi-level apartments, including first-floor access via a carpet staircase, which may present mobility challenges for ageing occupants.
- Low Maintenance8/10
The property has been recently renovated, finished to a high standard, is fully compliant with fire regulations, and comes with sitting tenants, offering a turnkey investment profile.
- Secure Gated Entry3/10
The listing notes private front and side door access for individual units, but does not indicate a secure gated perimeter for the block.
- Minimalist Design6/10
The apartments feature modern kitchens, open-plan layouts, and contemporary fittings that lean toward a clean, streamlined design aesthetic.
- Flexible Floor Plans3/10
The structure is permanently divided into three distinct, self-contained apartments (one 1-bed, one 2-bed, and one 3-bed), offering fixed rather than flexible internal layouts.
- Heritage Home1/10
The units are modern, recently renovated apartments rather than traditional heritage or period properties.
- Ecological Setup4/10
Building Energy Ratings range across C1, C2, and D1, indicating standard insulation and heating performance without advanced specialized eco-retrofitting mentioned.
- Outdoor areas2/10
There is no mention of private gardens or communal outdoor amenity spaces attached to the apartment block.
Interests
9 areas- Gardening3/10
The property details focus on three built apartments with no mention of private individual gardens or extensive outdoor green spaces for tenant or owner gardening.
- Walking7/10
Being located in the heart of Kilkelly provides good access to local village walking routes and pedestrian access to nearby amenities.
- Gym4/10
Dedicated fitness or gym facilities are sparse in a rural village setting, likely requiring travel to larger nearby towns.
- Cycling6/10
The surrounding rural and village roads offer cycling opportunities, though regional connectivity and dedicated cycle lanes are limited.
- Golf5/10
County Mayo features several golf courses, but players would need to investigate the distance to the nearest operational club from Kilkelly.
- Fishing6/10
The general region in County Mayo offers various inland fishing spots, though buyers should verify specific local angling access.
- Horse Riding5/10
Rural County Mayo generally supports equestrian activities, but local stables and riding facilities near Kilkelly should be independently verified.
- Water Sports2/10
As an inland rural village location, water sports opportunities are minimal without traveling toward the coast or major lakes.
- Entertaining4/10
The individual apartments are configured for tenant rental living rather than hosting large social gatherings or private entertaining by a buyer.
Lifestyle
5 areas- Quiet Living6/10
Located in Kilkelly, County Mayo, the area generally offers a quieter pace of life, though being situated right on the main road means potential passing traffic noise.
- Rural Living6/10
Kilkelly is a rural village setting in County Mayo, offering proximity to countryside landscapes while situated within a village core.
- Village Living9/10
The property is positioned right in the heart of Kilkelly within walking distance of local amenities, perfectly suiting a village lifestyle.
- Coastal Living1/10
County Mayo has extensive coastline, but Kilkelly is an inland location far removed from coastal amenities.
- Urban Living2/10
Kilkelly is a small rural village rather than an urban center, offering very limited urban amenities compared to larger towns or cities.
Social
6 areas- Community Involvement7/10
Village location ensures close proximity to local community events, parish life, and rural social structures.
- Café Culture3/10
Kilkelly is a small village with limited local café options compared to larger urban settlements.
- Nightlife2/10
Nightlife options are minimal within the immediate rural village setting.
- Health/Wellness groups4/10
Local health and wellness groups would likely be small-scale or require travel to nearby larger towns in County Mayo.
- Networking Opportunities2/10
As a quiet rural village, professional networking opportunities locally are very restricted.
- Tech-Hub Connectivity2/10
There are no notable tech hubs in the immediate vicinity of Kilkelly, limiting localized tech sector engagement.
Listing information
- Agent
- Kirrane Auctioneering
- Phone
- 094 963 0240
- Current status
- active
- Published on HouseDelve
- 23 September 2026
- Correction
- Report an issue
HD-DD4ADEHouseDelve · 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.