Apartment 1-3, Ballaghadereen Road, Kilkelly, County MayoF35HK71
€260,000
6 Bed~6 Bath
What you'll like:
- Attractive gross yield: The advertised passing rent generates an appealing eleven percent gross return, offering an immediate income stream for incoming property investors.
- Established sitting tenants: All three individual apartment units currently feature registered tenants, eliminating initial letting delays and marketing void periods for the purchaser.
- Fully furnished condition: Each apartment is equipped with modern furniture and quality appliances, reducing immediate capital expenditure and streamlining the acquisition process.
- Registered tenancies: The listing notes that all occupants are registered with the Residential Tenancies Board, providing regulatory compliance and clear tenancy records.
- Fire compliance certification: The building is stated to be fire compliant, which is a crucial safety and liability factor for multi-unit residential investments.
- Recent comprehensive renovations: The interior spaces have been recently renovated and finished to a high standard, minimizing near-term maintenance requirements and capital outlays.
- Diverse unit mix: The block contains one, two, and three-bedroom apartments, appealing to a broad segment of prospective tenants in the local rental market.
- Strong passing income: The current annual rental revenue of twenty eight thousand eighty euros provides a predictable baseline yield prior to scheduled increases.
- Scheduled rent progression: Passing rent is slated to increase to twenty eight thousand six hundred eighty euros, delivering organic income growth for the owner.
- Village centre location: Situated in the heart of Kilkelly, residents enjoy convenient walking distance access to local amenities, shops, and community services.
- Private entrance configurations: Individual apartments feature private access points, enhancing tenant privacy and reducing potential interior common area maintenance disputes.
- Spacious upper unit: The first floor three-bedroom apartment offers approximately twelve hundred thirty five square feet, providing substantial living accommodation for families.
- Open plan layouts: Modern kitchen, living, and dining configurations maximize usable space and align with contemporary tenant lifestyle preferences and rental demands.
- Tiled bathroom finishes: Large bathrooms are fully tiled and fitted with standard white sanitary ware, ensuring durability and ease of cleaning between tenancies.
- Timber flooring installation: Main living areas and bedrooms feature timber flooring throughout, offering a durable and attractive surface that handles rental turnover well.
- Fitted bedroom wardrobes: All bedrooms include built-in storage wardrobes, adding functionality and convenience that prospective renters actively look for when viewing.
- Essential utilities connected: The property benefits from mains water, mains sewage, and electricity connections, ensuring standard municipal service reliability for occupants.
- Broadband availability: High-speed broadband and phone services are noted as available in the area, supporting modern remote work and connectivity needs.
- Independent meter setups: Buyers should verify that electricity and heating utilities are separately metered per unit to ensure tenants manage their own consumption costs.
- Clear agency representation: The property is managed by an established local auctioneer firm, providing a structured negotiation and communication channel for interested buyers.
But keep in mind:
- Unverified exact floor area: The total square footage for the entire building is not provided in the particulars, requiring independent measurement during architectural due diligence.
- Missing building energy rating: A formal overall BER certificate for the entire structure is not detailed, though individual unit ratings vary from C1 to D1.
- Electric heating reliance: Individual apartments utilize electric heating systems, which can be less energy efficient and potentially less attractive to modern cost-conscious tenants.
- Untested fixtures and services: The selling agents explicitly state that apparatus, fixtures, and services have not been tested, necessitating thorough independent professional inspections.
- Tenant lease term verification: Buyers must thoroughly investigate existing lease agreements, exact expiration dates, and tenant deposit holdings to ensure legal security.
- Potential rent pressure zones: Prospective purchasers should verify if the property is located within a Rent Pressure Zone, which restricts future rental increase percentages.
- Managing agent cost overheads: Self-managing multiple units or hiring external management agents will incur ongoing administrative or financial expenses impacting net yields.
- Maintenance liability allocation: Ownership of an entire multi-unit block places full responsibility for roof, exterior, and structural maintenance directly on the landlord.
- Local market liquidity: Kilkelly is a small rural village, which may present lower capital appreciation potential and longer resale timelines compared to major urban centers.
- Insurance cost variability: Multi-unit residential blocks can attract higher commercial or landlord insurance premiums, which must be factored into net operating cash flows.
- Parking amenity absence: The listing description does not detail dedicated parking facilities, which could negatively impact tenant retention and rental appeal over time.
- Common area wear and tear: Shared staircases and entry points will experience regular tenant traffic, requiring ongoing upkeep and periodic redecoration expenses.
- Local employment drivers: Reliance on the local rural economy for rental demand carries economic risks if regional employment opportunities fluctuate or decline.
- Compliance document inspection: Legal advisors must meticulously examine the stated fire compliance certificates to ensure current regulatory standards are fully met.
- RTB dispute history check: Buyers should request a full history of any past tenancy disputes or arrears associated with the registered RTB tenancies.
- Appliance warranty status: While furnished, the remaining lifespan of supplied kitchen appliances is unknown and replacement costs could arise early in the ownership cycle.
- Structural integrity assessment: A comprehensive structural survey by a qualified engineer is essential to identify any hidden defects in the older renovated structure.
- Future retrofit requirements: The D1 energy rating on apartment two may require future insulation or heating upgrades to meet evolving efficiency regulations.
- Waste management arrangements: Bin storage and refuse collection logistics for a multi-tenant block need careful evaluation to prevent localized nuisance or pest issues.
- Vendor liability disclaimer: The auctioneers explicitly disclaim liability for details provided, placing the full burden of factual verification onto the purchasing party.
Price positioning
?
- Selected recent transacted market evidence informs this asking-price comparison.
- Selected sale: APT 1, BALLAGHADEREEN ROAD, KILKELLY — 2022-06-28 — €210,000.00.
- The asking price of €260,000 for a multi-unit investment block comprising three fully furnished apartments generating a gross passing rent of €28,080 appears broadly in line with expectations.
- The property offers established rental income with sitting tenants registered with the RTB, supporting the current asking price.
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) totaling six bedrooms and six bathrooms, recently renovated and presented as a ready-to-go investment opportunity with sitting tenants.
- The listing states that the property is fire compliant, but a buyer should verify all current fire safety certificates, soundproofing, and structural compliance for multi-unit apartment conversions with the local authority.
- Individual units possess mixed energy ratings, with apartment two holding a D1 rating while the others are C1 and C2, meaning a buyer should investigate the cost of upgrading all units to a uniform energy standard.
- Since the building includes multiple separate dwellings under one block, a buyer should investigate the legal title structure, management company arrangements, and whether the units share utilities or have independent meters.
Retrofit Cost*
Possible renovating / insulating expenditure
- Given that at least one unit holds a D1 BER rating while others are C-rated, bringing all apartments up to a modern energy efficiency standard could vary depending on the extent of works, but upgrading the D1-rated unit and general thermal improvements across the block might range between 15,000 and 25,000 euro.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: roughly 3,500 euro to 5,500 euro total for the three units combined, noting that individual apartments feature electric heating (with BER ratings ranging from C1 to D1 across the block), and actual usage will depend heavily on occupancy and tenant habits.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a rural village setting in County Mayo, appearing well removed from major heavy industrial zones, large incinerators, or active industrial pollution sites.
- Any historical waste management or minor local industrial sites should be independently verified by prospective buyers during standard due diligence.
Flood Safe
8/10Water overflow reports to follow up
- General topographical indicators for the Kilkelly area suggest a relatively low overall risk of widespread river or coastal flooding, though local surface water pooling after heavy rainfall should be investigated.
- Prospective buyers are advised to consult local Office of Public Works flood maps to verify specific historical flood events or detailed local risk assessments for the immediate site.
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
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
SHAMMER, KILKELLY, MAYO
- Sale date
- Declared sale price
- €250,000.00
FALLEIGHTER, KILKELLY, CO MAYO
- Sale date
- Declared sale price
- €65,000.00
AUGHADEFFIN, KILKELLY, CO MAYO
- Sale date
- Declared sale price
- €160,000.00
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 percent of the purchase price for residential properties up to 1 million euro, equating to roughly 2,600 euro for an asking price of 260,000 euro.
- Solicitor legal fees: roughly 1,500 euro to 3,000 euro plus outlay and VAT, depending on the firm and complexity of the multi-unit purchase.
- Land registration fees: approximately 400 euro to 800 euro for registering property deeds with the Property Registration Authority.
- Property valuation fees: around 150 euro to 300 euro if required by a mortgage lender.
- Surveyor fees: roughly 500 euro to 1,200 euro depending on the depth of the structural survey for the apartment block.
- Annual home insurance: approximately 400 euro to 900 euro per year depending on the policy coverage and provider.
Forum Talk
What people are saying about this area
- Locals in Kilkelly frequently discuss village amenities, community events, and the convenience of walking access to local shops and services.
- Residents on regional forums often note the strong community spirit and rural charm associated with living along the Ballaghadereen Road area.
- Community discussions occasionally highlight traffic management and road safety improvements along the main thoroughfares through Kilkelly.
- Property investors and local observers frequently discuss rental demand and the general stability of the local housing market in County Mayo.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children3/10
This property consists of a multi-unit investment block with sitting tenants rather than a single family home, making it unsuitable for buyers with young children seeking a personal residence.
- Teenagers3/10
Operated entirely as a portfolio of rented apartments, this is an investment block and not suited for accommodating a growing family with teenagers.
- Multi-generational Living4/10
While the building contains multiple separate units, they are currently tenanted and generating rental income, meaning they cannot be readily occupied together by a multi-generational family.
- Single Buyers8/10
An excellent opportunity for single investors seeking a ready-made portfolio with an 11 percent gross passing rent and sitting tenants already in place.
- Couples8/10
Well-suited as a commercial investment for couples looking to pool resources into a high-yielding, fully furnished multi-unit property.
- Empty Nesters8/10
A strong passive income option for empty nesters wanting to invest capital into a managed, income-generating asset.
- Retirees8/10
Provides an attractive commercial yield of 11 percent with registered tenants, appealing to retirees seeking a robust income-producing property rather than a home to live in.
Work
3 areas- Remote Working6/10
Broadband and phone services are noted as available in the area, supporting remote work for any future administrative management of the asset.
- Hybrid Commuting5/10
Commuting feasibility depends heavily on specific employment hubs, given the central Mayo location.
- Retired9/10
An ideal setup for investors looking for a hands-off, rent-producing asset managed with sitting tenants.
Practical
8 areas- Ageing in Place4/10
The property includes a first-floor apartment accessed via a staircase, which may pose accessibility challenges over time.
- Low Maintenance8/10
Recently renovated and fire compliant with sitting tenants already registered with the RTB, minimizing immediate management overhead for an investor.
- Secure Gated Entry3/10
Features private front and side door access for individual units, but no specific mention of a secure gated perimeter for the block.
- Minimalist Design6/10
Modern kitchens and updated bathrooms across the apartments offer a clean, contemporary finish.
- Flexible Floor Plans4/10
Divided into three distinct, established apartments (one 1-bed, one 2-bed, and one 3-bed), leaving little flexibility for structural alteration while tenanted.
- Heritage Home2/10
The units are recently renovated modern apartments rather than traditional heritage dwellings.
- Ecological Setup5/10
BER ratings range from C1 to D1 across the units, indicating standard efficiency levels for converted or updated apartments.
- Outdoor areas3/10
Designed primarily as an urban/village apartment block with street-level access and minimal private outdoor garden space.
Interests
9 areas- Gardening2/10
The property comprises a block of apartments with fully furnished interiors and tenants in situ, offering minimal scope for private gardening.
- Walking7/10
Central village location ensures all local amenities are within easy walking distance.
- Gym4/10
Access to dedicated fitness facilities depends on wider regional availability, as specific gym amenities are not highlighted on-site.
- Cycling5/10
The regional road network around Kilkelly allows for cycling, though local infrastructure is typical of a rural village.
- Golf4/10
Buyers should investigate the proximity of regional golf courses as none are explicitly detailed on the property grounds.
- Fishing5/10
County Mayo features various angling opportunities nearby, though local access points should be verified independently.
- Horse Riding4/10
Equestrian facilities are generally rural in nature and would require independent verification of nearby stables.
- Water Sports2/10
Inland village setting does not offer immediate access to major water sports facilities.
- Entertaining3/10
As the building is entirely occupied by sitting tenants across three separate apartments, personal entertaining space is non-existent for the buyer.
Lifestyle
5 areas- Quiet Living5/10
Located in the heart of Kilkelly, village-center living brings standard local activity and foot traffic, which may limit absolute quiet.
- Rural Living4/10
Situated centrally within a County Mayo village rather than a secluded rural setting.
- Village Living9/10
Positioned right in the heart of Kilkelly within walking distance of all local amenities.
- Coastal Living1/10
Kilkelly is an inland location in County Mayo with no proximity to the coast.
- Urban Living3/10
This is a small village environment rather than an urban city center setting.
Social
6 areas- Community Involvement7/10
Village-center positioning fosters integration with the local Kilkelly community framework.
- Café Culture5/10
Local village amenities provide basic social spots, though extensive café culture is limited compared to larger towns.
- Nightlife3/10
Kilkelly is a quiet village with minimal high-energy nightlife options.
- Health/Wellness groups5/10
Basic local wellness offerings can be explored, though pilates & stretching and similar classes would likely require travel to larger nearby towns.
- Networking Opportunities3/10
As an investment property with existing tenants, direct local business networking on-site is not applicable.
- Tech-Hub Connectivity4/10
While broadband is available, the village location lacks dedicated physical tech-hub ecosystems.
Listing information
- Agent
- Kirrane Auctioneering
- Phone
- 094 963 0240
- 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.