Ardrumman, Letterkenny, Co. Donegal
€700,000
4 Bed~2 Bath~217 m²
What you'll like:
- Spacious family residence: The property offers a generous floor area of approximately 217 square meters, providing ample room for growing families to live comfortably without feeling cramped.
- Substantial site size: Set on an expansive 0.7 acre plot, buyers will enjoy plenty of outdoor space for gardening, recreation, and future external enhancements.
- Desirable rural location: Situated just a short drive from Letterkenny Town, residents can experience peaceful countryside living while keeping urban amenities conveniently within reach.
- Modern open-plan living: The large kitchen, dining, and living area is designed for contemporary family lifestyles, offering a bright and cohesive central gathering space.
- Flexible ground floor bedroom: Featuring a ground floor bedroom alongside a bathroom, the layout accommodates multi-generational living or guests with ease of access.
- Dedicated home workspace: An integrated office or playroom provides a quiet, functional environment for remote work or keeping children's activities organized.
- Cozy additional lounge: The separate snug room offers an inviting secondary living space ideal for relaxing evenings or a private media retreat.
- Personalization allowance: A generous personal contract allowance for the kitchen and sanitary ware allows purchasers to tailor finishes directly to their individual tastes.
- Advanced heating technology: Equipped with an efficient air-to-water heating system and underfloor heating, the home ensures consistent thermal comfort throughout the property.
- Superior energy recovery: The inclusion of a heat recovery system promotes healthy indoor air quality while reducing overall domestic energy consumption.
- Enhanced acoustic insulation: Fitted with uPVC triple glazed windows throughout, the residence benefits from superior sound reduction and excellent thermal retention properties.
- Robust floor construction: Concrete slabs installed between the ground and first floors provide exceptional structural solidity and minimize sound transfer between levels.
- Luxurious main suite: The first-floor main bedroom features a dedicated walk-in wardrobe and private ensuite facilities for enhanced personal comfort and privacy.
- Generous secondary bedrooms: The remaining first-floor bedrooms are spaciously proportioned, ensuring family members or guests have comfortable private quarters.
- Finished external grounds: The property includes a sown lawn, kerbed borders, and a completed chipped driveway, providing immediate curb appeal upon completion.
- Scenic rural views: The countryside setting delivers picturesque pastoral views that enhance daily living with a tranquil and visually pleasing environment.
- Established asking price: Listed at €700,000 with a stable tracking history, the pricing remains transparent for buyers evaluating market value in the local area.
- New construction benefits: Buying a newly built home means lower near-term maintenance costs and modern building standards compared to older resale properties.
- Practical utility spaces: A dedicated utility room and adjoining pantry help keep domestic chores organized and out of the main living areas.
- Professional agent representation: The offering is managed by an established agency, ensuring structured communication and professional handling throughout the purchase process.
But keep in mind:
- Unbuilt construction status: Because the property is soon to commence construction, buyers must be prepared for potential build delays and extended timelines before moving in.
- Missing BER rating: The energy rating is currently unprovided or exempt, so buyers should independently verify projected building energy performance standards with the builder.
- PC allowance limitations: Generous allowances may still exceed estimated costs, requiring buyers to cover potential out-of-pocket budget overruns for high-end kitchen and sanitary selections.
- New build snagging risks: Off-plan properties often require meticulous snagging inspections upon completion to identify and rectify minor construction defects or finishing flaws.
- Rural infrastructure reliance: Being located in a rural setting means buyers should investigate local broadband availability, private water arrangements, or sewage treatment specifications.
- Commuting dependency: Proximity to Letterkenny Town requires reliance on vehicular transport, meaning buyers should factor in daily fuel costs and peak traffic times.
- Ongoing site disruption: Early-stage purchasers in a larger development or rural plot may experience surrounding construction noise and dust while neighboring works progress.
- Future landscaping maintenance: Maintaining a substantial 0.7 acre site demands significant ongoing gardening effort and time investment from the homeowner.
- Property type ambiguity: The exact structural categorization is unlisted, so buyers must confirm legal and mortgage classifications with their lender and legal representative.
- Price point evaluation: At €700,000, buyers should thoroughly compare local comparable sales to ensure the asking price accurately reflects current regional market values.
- Specification contract clarity: Buyers must ensure all promised finishes, materials, and PC allowance caps are explicitly detailed in the final building contract.
- Planning compliance check: Purchasers should verify that all local planning permissions and conditions are fully satisfied by the developer prior to final contract exchange.
- Warranty and insurance: Buyers need to confirm the provision of a comprehensive structural guarantee or home warranty scheme to protect against latent construction defects.
- Stage payment requirements: Purchasing a home prior to commencement often involves complex stage payments, requiring close coordination with mortgage lenders and financial advisors.
- Limited existing storage: Aside from the walk-in wardrobe and pantry, integrated storage is minimal, so buyers may need to plan for additional fitted wardrobes.
- Staircase finishing responsibility: While a painted staircase is noted, buyers should verify the exact scope of decorative finishes included in the base purchase price.
- Drainage and runoff verification: Given the rural site and large garden area, buyers should ensure proper surface water drainage systems are adequately engineered.
- Access road maintenance: Buyers should clarify whether the approach road is publicly maintained by the local authority or if a private maintenance arrangement applies.
- Future development potential: The rural surroundings could be subject to future local zonings or developments, and buyers should check local development plans for peace of mind.
- Exchange timeline pressures: Unbuilt properties can involve lengthy waiting periods where personal financial circumstances or mortgage approval conditions might shift unexpectedly.
Price positioning
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- The asking price of €700,000 for this soon-to-commence detached new build appears significantly overvalued when compared against wider regional market transactions in the Letterkenny area, where established homes generally achieve substantially lower price points.
- Upward valuation signals stem from modern specifications including air-to-water heating, underfloor heating, heat recovery, a generous 0.7-acre rural site, and a sizeable 217 square meter floor area with customization allowances.
- Factors that could support such an ambitious price include strong buyer demand for high-efficiency bespoke new builds near Letterkenny town, whereas potential underperformance or delays in construction could undermine this premium valuation.
- The recorded asking-price history shows a stable unchanging posture at €700,000, suggesting the developer is currently testing the absolute ceiling of the local market without immediate pressure to discount.
Build Analysis
What we know from similar construction types
- The property is a new build, soon to commence, offering an extensive floor area of approximately 217 square meters on a generous 0.7-acre site.
- Modern energy-efficient features specified include an air-to-water heating system with underfloor heating, heat recovery ventilation, and uPVC triple-glazed windows.
- Structural benefits include concrete slabs between the ground and first floors.
- The house includes a PC allowance for the kitchen, sanitary ware, and some finishes, meaning the final cost will depend on whether the buyer exceeds these allowances.
- Because the property is yet to be built, a buyer should investigate the builder's track record, ensure appropriate structural guarantee and warranty schemes are in place, and verify planning compliance and connection timelines for local services.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 1,200 euro to 1,800 euro.
- The property features an air-to-water heating system with underfloor heating and heat recovery, combined with uPVC triple glazed windows, which generally contributes to high energy efficiency and helps moderate heating costs for a 217 square meter home.
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
No verified results were found for this group in the previous five years.
Recent sales in the wider Letterkenny area
16 SOLOMONS MANOR, LETTERKENNY, DONEGAL
- Sale date
- Declared sale price
- €410,000.00
ROSEMOUNT HOUSE, LETTERKENNY, DONEGAL
- Sale date
- Declared sale price
- €292,000.00
90 THE GREEN, THORNBERRY, LETTERKENNY
- Sale date
- Declared sale price
- €210,000.00
174 ST MARYS TERRACE, RAMELTON, LETTERKENNY
- Sale date
- Declared sale price
- €232,000.00
4 CRUACH NA CILLE, BALLYRAINE, LETTERKENNY
- Sale date
- Declared sale price
- €129,000.00
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: €7,000 — 1% of €700,000.
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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: approximately 1,500 euro to 3,500 euro excluding VAT and outlays.
- Land registration fees: approximately 400 euro to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 euro to 300 euro.
- Surveyor fees: approximately 500 euro to 1,200 euro depending on the depth of the survey required.
- Annual home insurance: approximately 400 euro to 900 euro depending on the coverage and building specifications.
Forum Talk
What people are saying about this area
- Locals in Letterkenny often discuss the balance between rural living in areas like Ardrumman and the convenience of being just minutes from the town centre.
- Community discussions frequently highlight the demand for new-build energy-efficient homes featuring modern technologies like air-to-water heating systems.
- Residents in the surrounding Donegal region value properties with generous site sizes, such as 0.7 acres, offering privacy and scenic countryside views.
- Traffic flow and infrastructure improvements around Letterkenny are common topics of interest for commuters living in nearby residential pockets.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features four bedrooms and a generous 0.7-acre site, providing ample space for young children to play safely outdoors in a peaceful rural setting while remaining just a short drive from Letterkenny town.
- Teenagers8/10
With 217 square metres of floor space, a dedicated office/playroom, a snug, and multiple bathrooms, growing teenagers will have plenty of room for privacy and independent study.
- Multi-generational Living8/10
The inclusion of a ground floor bedroom and a downstairs bathroom alongside a spacious open-plan living area makes this home well-suited for multi-generational living or accommodating guests with reduced mobility.
- Single Buyers4/10
A newly constructed 4-bedroom detached home on a large site with a €700,000 asking price is likely to exceed the typical budget and space requirements of a single buyer.
- Couples7/10
Couples looking to upsize or settle down in a contemporary new build will appreciate the flexible floor plan, home office options, and modern energy-efficient heating systems.
- Empty Nesters7/10
The ground floor bedroom and bathroom offer great convenience for ageing in place, though the large 0.7-acre site will require ongoing garden maintenance.
- Retirees7/10
Single-level accommodation flexibility on the ground floor is ideal for retirees, though the rural location means reliance on driving for daily errands and medical services.
Work
3 areas- Remote Working9/10
With a dedicated office/playroom and spacious living areas, the home is exceptionally well-suited for remote professionals requiring a quiet home-working environment.
- Hybrid Commuting7/10
Located a short drive from Letterkenny town, hybrid commuters can easily access local employment hubs while enjoying a peaceful home base.
- Retired8/10
The peaceful rural atmosphere and ground-floor bedroom options make this a comfortable choice for retirees seeking modern comfort.
Practical
8 areas- Ageing in Place8/10
The inclusion of a ground floor bedroom and bathroom facilitates accessible single-level living, making it practical for later years.
- Low Maintenance9/10
As a newly constructed property featuring modern air-to-water heating, underfloor heating, heat recovery, and triple-glazed windows, maintenance demands will be minimal for years to come.
- Secure Gated Entry4/10
The listing details a chipped driveway and sown lawn, but a secure gated entry is not explicitly mentioned and would need to be installed if desired.
- Minimalist Design7/10
The contemporary open-plan layout and clean architectural lines lend themselves well to a modern, minimalist interior design approach.
- Flexible Floor Plans9/10
Offering an open-plan kitchen/living/dining space alongside a separate snug, utility room, pantry, and an office/playroom, the layout provides exceptional flexibility for modern family needs.
- Heritage Home1/10
This is a brand new, soon-to-commence modern build rather than a period or heritage property.
- Ecological Setup9/10
The property boasts modern energy-efficient features including an air-to-water heating system, underfloor heating, heat recovery ventilation, and uPVC triple glazing.
- Outdoor areas9/10
Set on a substantial 0.7-acre site with a sown lawn and kerbed driveway, the outdoor space is generous and full of potential for recreation and landscaping.
Interests
9 areas- Gardening9/10
The generous 0.7-acre site featuring a sown lawn and kerbed driveway provides a fantastic blank canvas for keen gardeners to develop extensive planting or vegetable patches.
- Walking8/10
The scenic rural surroundings and quiet country roads offer wonderful opportunities for daily walks right from your doorstep.
- Gym5/10
Dedicated fitness facilities will require a drive into Letterkenny town, though the spacious home easily accommodates a private indoor home gym setup.
- Cycling7/10
The surrounding country roads provide scenic routes for cycling enthusiasts, though rural traffic conditions and lack of dedicated cycle lanes should be verified.
- Golf6/10
Golf enthusiasts will need to travel a short distance to reach local courses in the Letterkenny area.
- Fishing6/10
County Donegal is renowned for angling, and buyers should verify nearby river or lake fishing opportunities relative to this location.
- Horse Riding7/10
The rural setting and large site offer a conducive environment for equestrian pursuits, with potential livery options nearby to be investigated.
- Water Sports4/10
Inland Letterkenny is removed from direct water sports hubs, requiring travel to coastal inlets or lakes for activities.
- Entertaining9/10
The expansive open-plan kitchen, dining, and living area, combined with a separate snug and large outdoor grounds, makes this property ideal for hosting family and friends.
Lifestyle
5 areas- Quiet Living9/10
Situated in Ardrumman with pleasant countryside views and a scenic rural setting, the property offers an exceptionally quiet and tranquil living environment.
- Rural Living10/10
Set on a generous 0.7-acre site surrounded by scenic countryside, this home delivers an authentic rural lifestyle just minutes from local town amenities.
- Village Living6/10
While not directly in a village hub, the location offers easy access to nearby Letterkenny where community amenities are readily available.
- Coastal Living3/10
County Donegal has extensive coastline, but this specific inland location in Letterkenny does not offer coastal proximity or views.
- Urban Living4/10
The setting is firmly rural, requiring a short drive to reach the urban conveniences and amenities of Letterkenny town.
Social
6 areas- Community Involvement6/10
Community engagement relies on connecting with nearby Letterkenny groups, clubs, and local parish activities.
- Café Culture5/10
Local café options require a short drive into Letterkenny town as there are none within immediate walking distance.
- Nightlife4/10
The rural setting ensures quiet nights, with pubs, restaurants, and entertainment venues concentrated in nearby Letterkenny.
- Health/Wellness groups6/10
Wellness groups, fitness classes, and holistic centers can be accessed easily by car in Letterkenny.
- Networking Opportunities5/10
Professional networking events will generally require traveling into nearby commercial hubs or regional centers.
- Tech-Hub Connectivity5/10
While the home office provides a great physical space for tech work, broadband speeds at this rural address should be independently verified by the buyer.
Listing information
- Agent
- Sherry FitzGerald Paul Reynolds
- Phone
- 074 9122399
- Current status
- active
- Published on HouseDelve
- 24 October 2026
- Correction
- Report an issue
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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.