Apt. 18 The Belfry, Cock Hill, CavanH12CY60
€178,000
3 Bed~2 Bath~89 m²~BER E1
What you'll like:
- Instant rental income: The property is sold with a sitting tenant currently generating eighteen thousand euros annually, allowing immediate cash flow for buy-to-let investors.
- Strong rental yield: Achieving fifteen hundred euros monthly on an asking price of one hundred seventy-eight thousand euros translates to a gross yield exceeding ten percent.
- Spacious duplex layout: Extending to approximately eighty-nine square meters, the well-proportioned accommodation provides comfortable living spaces that appeal strongly to modern tenants.
- Generous private terrace: A notably large outdoor terrace measuring over eight meters provides valuable private amenity space for occupants to enjoy during favorable weather.
- Convenient town location: Situated within walking distance of Cavan Town centre, residents enjoy easy access to local shops, restaurants, schools, and essential services.
- Public transport proximity: The close vicinity to the local bus station ensures excellent connectivity for commuters traveling to major regional employment hubs.
- Dedicated parking space: Includes one designated parking space in the rear car park, eliminating daily vehicle storage hassles for the occupant.
- Built-in wardrobes: Multiple bedrooms feature double built-in wardrobes, optimizing floor space and providing practical storage solutions for tenants.
- En-suite master bedroom: Features a private en-suite bathroom attached to the primary bedroom, enhancing privacy and overall comfort for residents.
- Vaulted ceiling design: The living room boasts an impressive vaulted ceiling that creates a bright, open atmosphere and adds distinctive architectural character.
- External storage shed: A dedicated storage shed located on the terrace provides secure external space for bicycles, tools, and bulk items.
- Standard block construction: Constructed circa two thousand and two using standard block methods, offering reassuring structural durability and traditional build quality.
- Established management structure: An active management company oversees common areas and structural upkeep, ensuring the development remains well-maintained over time.
- Fibre broadband availability: Located within a designated fibre broadband zone, guaranteeing high-speed internet connectivity for remote workers and modern tenants.
- Mains service connection: Fully connected to all standard mains water, electricity, and sewerage networks without reliance on private treatment systems.
- Good internal presentation: The apartment is presented to the market in tidy condition throughout, potentially minimizing immediate pre-letting decoration costs.
- Comprehensive local amenities: Proximity to hotels, a college, a hospital, and sports facilities makes the surrounding neighborhood highly attractive to renters.
- Manageable commute distance: Positioned approximately a ninety-minute drive from both Dublin and Belfast, appealing to tenants needing regional connectivity.
- Clear layout distribution: Features a logical split across levels with a lower landing and separate sleeping quarters, enhancing household privacy.
- Under-stair utility storage: Practical under-stair storage space and an integrated hot press maximize the interior organizational capacity of the home.
But keep in mind:
- Poor energy rating: The property holds an inefficient E1 BER rating, which indicates high potential heating costs and future compliance challenges.
- Tenant rights constraints: Being sold with a sitting tenant means buyers must inherit existing tenancy terms and adhere strictly to statutory notice rules.
- Electric storage heating: Equipped with electric storage heaters, which are often costly to run and generally less favored by modern rental tenants.
- Annual management fees: Requires payment of an annual management fee of thirteen hundred fifty euros, directly impacting net rental yields.
- Restricted viewing access: Viewings are strictly by appointment only with required notice, making thorough pre-purchase physical inspections more challenging to schedule.
- Future retrofit expenses: Upgrading the E1 energy efficiency rating to modern standards will likely require significant capital investment in insulation or heating systems.
- Financing approval hurdles: Lenders may scrutinize properties with low energy ratings or sitting tenants more stringently, potentially affecting mortgage loan approvals.
- Management company liability: Buyers should investigate the financial health of the owners management company to guard against unexpected special improvement levies.
- High tenant dependency: Relying on a single sitting tenant creates immediate vacancy risk if the current occupant chooses to vacate after purchase.
- Rental legislation risks: Strict local rental caps and tenancy laws mean landlords have limited flexibility regarding rapid rent adjustments or lease terminations.
- Potential wear and tear: Purchasing a tenanted property means the buyer cannot inspect interior finishes firsthand without tenant cooperation and coordination.
- Window efficiency concerns: Timber-effect double glazed windows may require inspection to ensure seals remain intact and thermal performance is adequate.
- Upstairs shower room limits: The lower level relies on a single shared shower room for multiple bedrooms, which may feel restrictive for shared tenancies.
- Car park enforcement: Buyers should verify how designated parking spaces are managed and enforced to prevent unauthorized neighborhood parking.
- Terrace maintenance responsibility: Large outdoor terraces can require ongoing waterproofing and membrane checks that fall under specific management or owner duties.
- Roof condition due diligence: The slate roof dating from construction around two thousand and two should be professionally surveyed for any slipped tiles.
- Plaster finish upkeep: External plaster finishes require periodic inspection and repainting funded through management fees or sinking funds.
- Potential sound transmission: Duplex configurations sharing party walls can sometimes experience sound transfer from adjacent units, worth testing during visits.
- Storage heating costs: Day and night electricity meters help offset heating expenses, but storage units still demand careful management by occupants.
- Resale liquidity limits: Investor-focused properties with low energy ratings can sometimes experience narrower buyer pools when eventually offered for resale.
Price positioning
?
- The asking price appears modestly elevated relative to local historical benchmarks, driven primarily by the inclusion of a sitting tenant yielding a solid annual rental income of eighteen thousand euros which attracts investor interest.
- Valuation signals are mixed because while the robust rental yield supports a higher multiple, the weak E1 building energy rating will necessitate substantial capital expenditure by any future owner to achieve modern efficiency standards.
- This price point could be strongly supported by continued high demand in the regional rental market, whereas it might be undermined by rising financing costs and regulatory hurdles associated with tenanted properties.
- Additional relevant factors include the property generous ninety-seven square foot floor area, a large private terrace with a storage shed, and convenient walking distance to local town centre amenities and transport links.
Build Analysis
What we know from similar construction types
- The property is a duplex apartment built around 2002 of standard block construction with a plaster finish, slate roof, concrete floor, and timber-effect double-glazed windows.
- Buyers should investigate the structural integrity and soundproofing of the concrete floors between units, as well as the condition of the vaulted ceiling in the living area.
- The property features a large terrace with a storage shed; waterproofing, drainage, and ongoing maintenance responsibilities for the terrace structure should be verified with the management company.
- An annual management fee of 1,350 is in place, so buyers should review the management company's accounts, sinking fund status, block insurance, and common area maintenance rules.
- The property is being sold with a sitting tenant, meaning the buyer should review the existing tenancy agreement, compliance with rental legislation, and deposit handling.
- Electric storage heating is installed, which may contribute to the poor BER rating and should be evaluated for potential upgrades.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has an E1 BER rating, indicating significant energy inefficiency primarily driven by electric storage heating, potential insulation shortfalls, and older double-glazed windows.
- A deep retrofit to bring the property to a B2 standard or higher would likely cost between 25,000 and 40,000 euros.
- Estimated works include upgrading the heating system to a more efficient alternative such as high-performance heat pumps or modern electric heating, enhancing external or internal wall insulation where applicable, upgrading attic insulation, and replacing windows and doors with high-spec double or triple glazing.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is between 1,800 and 2,300 euro.
- This estimate reflects the 89 square meter floor area and the property's E1 BER rating, indicating lower energy efficiency and higher electric storage heating consumption.
Pollution Safe
8/10Environmental situation to investigate
- The property is situated in a residential area of Cavan Town with no immediate prominent heavy industrial plants or major landfill sites reported nearby.
- Any historical or localized environmental concerns are typical of mixed urban-suburban settings and should be independently verified by prospective buyers.
Flood Safe
8/10Water overflow reports to follow up
- Standard geographic mapping indicates that the property is located in an elevated residential setting close to Cavan Town Centre, typically reducing immediate river flood risks.
- Buyers should consult official local authority flood maps and carry out environmental searches to verify localized surface water drainage conditions.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
15 THE BELFRY, COCK HILL, CAVAN
- Sale date
- Declared sale price
- €157,000.00
10 THE BELFRY, COCK HILL, CAVAN
- Sale date
- Declared sale price
- €140,000.00
Recent sales in the wider Cock Hill area
73 HARMONY HEIGHTS, COCK HILL, CAVAN
- Sale date
- Declared sale price
- €248,000.00
6 CLAREMONT, COCK HILL, CAVAN
- Sale date
- Declared sale price
- €210,000.00
26 HARMONY HEIGHTS, COCK HILL, CAVAN
- Sale date
- Declared sale price
- €171,000.00
8 CONVENT MEWS, COCK HILL, CAVAN
- Sale date
- Declared sale price
- €197,500.00
73 HARMONY HEIGHTS, COCK HILL, CAVAN
- Sale date
- Declared sale price
- €182,000.00
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% of the purchase price (approx. 1,780 euro)
- Solicitor legal fees: Between 1,500 and 2,500 euro plus outlay
- Land registration fees: Around 170 to 700 euro depending on the application type
- Property valuation fees: Approximately 150 to 300 euro
- Surveyor fees: Between 400 and 800 euro
- Annual home insurance: Approximately 350 to 600 euro
Forum Talk
What people are saying about this area
- Locals frequently discuss the convenience of living within walking distance of Cavan Town Centre and its various amenities.
- Residents often highlight the accessibility of local schools, shops, healthcare facilities, and transport links including the bus station.
- There are routine community discussions regarding rental market demand and investment opportunities in the greater Cavan area.
- Homeowners in developments around Cock Hill occasionally share tips on energy efficiency upgrades, particularly for properties with older BER ratings.
- Neighbourhood forums generally reflect a quiet suburban feel while remaining close to the commercial hubs of the town.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The 3-bedroom layout offers adequate space, but the duplex style with stairs and a large terrace requires supervision for younger children.
- Teenagers6/10
Three bedrooms provide decent personal space, and the proximity to Cavan town amenities suits older kids seeking independence.
- Multi-generational Living3/10
A duplex setup with multiple levels and shared bathroom facilities makes multi-generational living challenging.
- Single Buyers8/10
Priced accessibly with three bedrooms, it offers room for a home office or guests, though it is currently sold with a sitting tenant.
- Couples7/10
Provides comfortable square footage with a large terrace, though the investment nature means vacant possession needs to be verified.
- Empty Nesters5/10
Stairs within the duplex format may not suit long-term ageing in place, and apartment living involves management fees.
- Retirees4/10
The multi-level internal layout and upper floor location could present mobility challenges over time.
Work
3 areas- Remote Working7/10
Three bedrooms allow for a dedicated home office, and the property is located in a fibre broadband area.
- Hybrid Commuting6/10
Roughly a 1.5-hour drive to Dublin or Belfast, making occasional commuting manageable.
- Retired5/10
Close to town amenities and hospital, though internal stairs are a consideration for retirees.
Practical
8 areas- Ageing in Place3/10
Duplex configuration with internal stairs makes long-term ageing in place difficult.
- Low Maintenance7/10
Apartment living with a management company in place handles external upkeep, though an annual management fee applies.
- Secure Gated Entry5/10
Features a designated parking space in the rear car park, but buyers should verify specific security measures.
- Minimalist Design5/10
Standard 3-bedroom layout with built-in wardrobes, offering conventional spaces.
- Flexible Floor Plans5/10
Standard duplex layout with defined rooms and vaulted living space.
- Heritage Home1/10
Built circa 2002, so it is a modern construction rather than a period property.
- Ecological Setup4/10
Has an E1 BER rating, suggesting energy efficiency upgrades may be beneficial.
- Outdoor areas6/10
Benefits from a large private terrace with an integrated storage shed.
Interests
9 areas- Gardening3/10
Limited to a large terrace area with a storage shed, offering no traditional garden space.
- Walking8/10
Excellent walkability to Cavan Town Centre and local amenities.
- Gym7/10
Proximity to Cavan town facilities provides good access to local fitness centers.
- Cycling6/10
Town-based location allows for cycling, though local traffic conditions should be considered.
- Golf5/10
General regional access to golf courses, though transport is needed to reach them.
- Fishing5/10
County Cavan is known for lakes, but getting to specific fishing spots requires transport.
- Horse Riding4/10
Equestrian facilities would typically require travel to the surrounding countryside.
- Water Sports3/10
Inland location means water sports require travel to nearby lakes or facilities.
- Entertaining7/10
Features an open-plan living and kitchen area connecting to a large terrace, suitable for gathering.
Lifestyle
5 areas- Quiet Living6/10
Located close to Cavan Town Centre, so typical town noise levels should be expected.
- Rural Living2/10
This is a town-center adjacent duplex apartment rather than a rural setting.
- Village Living4/10
Situated near an urban hub rather than a traditional village setting.
- Coastal Living1/10
Inland location in County Cavan with no coastal proximity.
- Urban Living8/10
Walking distance to Cavan Town Centre shops, restaurants, and amenities offers a convenient urban lifestyle.
Social
6 areas- Community Involvement7/10
Town location places residents close to local community groups and activities.
- Café Culture7/10
Short walk into Cavan Town Centre for local cafes and restaurants.
- Nightlife7/10
Proximity to town pubs, hotels, and entertainment venues.
- Health/Wellness groups7/10
Easy access to local health facilities, sports clubs, and wellness groups in Cavan town.
- Networking Opportunities6/10
Town environment supports local business and social networking.
- Tech-Hub Connectivity6/10
Located in a fibre broadband area, supporting digital work.
Listing information
- Agent
- REA Donohoe Spring (Ballyconnell)
- Phone
- 049 952 7560
- Published on HouseDelve
- 4 October 2026
- Correction
- Report an issue
HD-6AEC40HouseDelve · 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.