
Ashford Manor, Ballyhowly, Knock, MayoF12CY67
€495,000
9 Bed~11 Bath~BER C1
What you'll like:
- Substantial floor area: Extending to approximately 4,360 square feet, this expansive layout offers exceptional spatial versatility for large families or commercial hospitality ventures. This generous scale ensures comfortable living without feeling cramped across multiple levels.
- High bedroom count: Featuring nine well-proportioned bedrooms, the property provides incredible accommodation capacity for guests, extended family members, or paying visitors. This abundance of rooms eliminates space constraints for large households.
- Numerous bathrooms: With eleven bathrooms included, morning congestion is completely avoided as nearly every bedroom benefits from ensuite facilities. This high ratio is particularly advantageous for running a bed and breakfast business.
- Prime pilgrimage location: Situated within walking distance of the famous Knock Shrine, the residence enjoys steady tourist footfall and high accommodation demand. This strategic positioning maximizes commercial viability for hospitality operators.
- Strong local amenities: Knock village offers a great range of shops, hotels, museums, pubs, and restaurants right on your doorstep. Residents benefit from excellent everyday conveniences without needing to travel far.
- Good regional connectivity: Located approximately 10km from Claremorris and 30km from Castlebar, commuters enjoy straightforward access to major regional hubs. Regular transport links make traveling throughout the county exceptionally easy.
- Airport proximity: Positioned roughly 20km from Ireland West Airport Knock, international travel and visitor arrivals are remarkably convenient. This proximity greatly boosts the appeal for guests traveling from overseas.
- Reliable rail links: Railway services from nearby Claremorris and Ballyhaunis provide direct connections on the Dublin-Westport line. This makes train commuting into the capital feasible for regular travelers.
- Solid structural construction: The inclusion of hollowcore flooring between levels significantly enhances sound insulation and overall building robustness. This premium construction feature provides superior peace of mind regarding structural integrity.
- Kitchen Aga range: The fully fitted kitchen features a classic Aga range that acts as a warm and functional culinary centerpiece. This traditional addition creates a cosy, welcoming atmosphere for family gatherings.
- Double glazed windows: Fitted with double-glazed windows throughout, the dwelling maintains better interior thermal retention and external noise reduction. This helps stabilize indoor temperatures across the vast footprint.
- Mahogany internal doors: High-quality mahogany doors are installed throughout the interior, adding a touch of traditional craftsmanship and durability. These solid timber doors elevate the aesthetic appeal of every room.
- Gas and oil heating: The property benefits from both oil-fired central heating and a gas-fired fireplace in the sitting room. This dual system offers flexible climate control options during colder winter months.
- Generous parking space: A large tarmacadam driveway provides ample off-street parking to accommodate numerous vehicles simultaneously. This is essential for hosting large gatherings or managing guest arrivals seamlessly.
- Integrated garage space: The inclusion of a dedicated garage incorporating the boiler house offers secure storage and sheltered vehicle parking. It also provides a convenient space for maintenance equipment and overflow items.
- Versatile reception rooms: Multiple dining rooms and a dedicated office space allow for customized living arrangements and remote work setups. These adaptable zones cater easily to modern lifestyle demands.
- Commercial potential: The extensive layout and strategic pilgrim-town location make this an ideal candidate for a bed and breakfast business. Buyers can immediately leverage local tourism trends for income generation.
- Bright entrance hallway: A large, bright entrance hallway creates an impressive first impression with coving and a central piece. This spacious foyer sets a grand tone for the rest of the interior.
- Ensuite convenience: Tiled ensuites accompanying multiple bedrooms ensure privacy and high-end comfort for every occupant or paying guest. This eliminates the need for shared hallway bathroom facilities upstairs.
- Established garden space: The rear garden features a patio door leading from the secondary living area for seamless indoor-outdoor flow. This private outdoor zone is wonderful for relaxing during warmer weather.
But keep in mind:
- Moderate BER rating: The C1 energy rating indicates that thermal efficiency could be improved to reduce high heating costs across a large footprint. Buyers should budget for potential insulation upgrades in the future.
- Required modernisation: While presented in good condition, the interior would benefit from updating to align with contemporary design standards. This means buyers should prepare for additional renovation expenditures after purchase.
- Extensive maintenance demands: Managing a property with nine bedrooms and eleven bathrooms involves substantial ongoing cleaning and upkeep costs. Routine servicing of multiple showers and boilers will require careful household budgeting.
- High heating overheads: Heating approximately 4,360 square feet using oil and gas systems can generate significant utility bills during winter. Prospective owners should investigate the efficiency of the existing heating setup.
- Complex plumbing systems: Eleven bathrooms and multiple pump showers mean a high concentration of plumbing fixtures that may require frequent maintenance. A thorough professional plumbing survey is strongly recommended before finalizing.
- Commercial regulation compliance: Operating a bed and breakfast requires strict adherence to fire safety, zoning, and local hospitality regulations. Buyers intending to trade commercially must verify all necessary planning permissions.
- Traffic and parking congestion: Proximity to Knock Shrine and local amenities may introduce seasonal traffic congestion and visitor parking pressures nearby. This could occasionally impact the privacy and tranquility of the residence.
- Dated surface finishes: Certain areas feature older linoleum flooring and patterned tiling that may not appeal to modern aesthetic preferences. Replacing these finishes throughout such a large home will involve considerable expense.
- Extension layout integration: The property includes an extension at the rear with its own hallway, kitchen, and bedrooms, creating a slightly disjointed internal flow. Buyers should assess whether this layout suits their specific living needs.
- Emergency exit requirement: The interior layout notes an emergency exit, which points toward previous commercial use or stringent safety configurations. Buyers should verify if this impacts domestic insurance premiums or living comfort.
- High local property footprint: The sheer scale of the building might limit the pool of future resale buyers looking for standard residential housing. This could potentially extend selling times if the market softens.
- Boiler house containment: Integrating the boiler house within the garage space requires careful monitoring for ventilation and fire safety standards. Buyers should check the age and operational efficiency of the primary boiler unit.
- Carpet wear in bedrooms: Most bedrooms feature fitted carpets that may show signs of previous wear and tear, necessitating replacement. New flooring across nine bedrooms represents a notable financial outlay.
- Potential sound transfer: Despite hollowcore flooring, large properties with multiple occupants can still experience echoing in expansive hallways and communal zones. Acoustic testing or soft furnishings may be needed to dampen noise.
- Extensive bathroom grouting: Maintaining tiled finishes and grouting across eleven separate bathroom spaces demands rigorous, time-consuming cleaning routines. Water damage risks should be carefully checked in all enclosed shower units.
- Local amenity seasonality: Proximity to religious shrines can mean seasonal fluctuations in local business activity, noise, and visitor numbers. Buyers hoping for commercial success should analyze year-round occupancy feasibility.
- Property tax implications: Valuations and local property taxes for substantial detached properties in Mayo should be independently verified by the buyer. These recurring municipal charges can be higher than average family homes.
- Boundary and title verification: Given the size of the plot and proximity to village infrastructure, buyers must ensure clear title demarcation. A detailed solicitor review of all site boundaries and rights of way is essential.
- Septic tank or mains connection: Buyers should formally investigate whether the property relies on a private septic tank or mains sewage network. Maintaining private treatment systems for a large residence requires periodic desludging and inspection.
- Water pressure reliability: Feeding eleven bathrooms simultaneously demands a robust water supply and reliable pump systems to maintain adequate pressure. Buyers should test the flow rate during a pre-purchase inspection.
Price positioning
?
- The asking price appears potentially overvalued given that standard residential transactions in the immediate local area record significantly lower figures, requiring careful justification for such a substantial capital outlay.
- Upward valuation signals stem from the exceptional scale of the dwelling, offering nearly forty-four hundred square feet of accommodation, nine bedrooms, eleven bathrooms, and commercial hospitality potential.
- Such a high asking price could be supported by strong demand for guest accommodation near the shrine, while it might be undermined by the necessity for internal modernization and upgrading.
- Overall price positioning reflects a niche asset category where standard residential comparables provide limited direct guidance due to the vastly superior footprint and specialized layout of the subject property.
Build Analysis
What we know from similar construction types
- The property is a substantial detached residence extending to approximately 4,360 sq ft featuring hollowcore flooring, which generally offers good sound insulation between levels and enhanced structural robustness.
- Features include an oil-fired central heating system, double-glazed windows, mahogany internal doors, and an Aga range in the kitchen, alongside a separate garage incorporating the boiler house.
- Given the scale of the property (9 bedrooms and 11 bathrooms), a buyer should investigate the capacity and condition of the plumbing, heating, and electrical systems, particularly regarding hot water supply and pressure for multiple simultaneous showers.
- The presence of an 'Emergency Exit' noted in the room descriptions suggests the property may have been operated or configured for commercial or guesthouse use, so a buyer should verify fire safety compliance, planning permissions, and building regulations regarding any extensions or commercial usage history.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €3,500 - €5,000.
- Explanation: The property features oil-fired central heating and has a C1 BER rating, but spans a very large footprint of approximately 4,360 sq ft with 9 bedrooms and 11 bathrooms. Heating costs will be substantial due to the scale of the building, though mitigated somewhat by the C1 energy rating and an Aga Range in the kitchen.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a quiet rural setting in County Mayo, well removed from heavy industrial zones, major incinerators, or large commercial waste facilities.
- Any prospective buyer should independently verify local agricultural runoff or minor legacy waste considerations customary to rural properties.
Flood Safe
8/10Water overflow reports to follow up
- The general Knock area is situated on relatively elevated inland terrain, typically presenting a lower risk of widespread coastal or major river flooding.
- Buyers should review local drainage maps and undertake a standard environmental search to rule out localized surface water accumulation during extreme weather events.
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 Ballyhowly area
4 DRUMCREST, BALLYHAUNIS ROAD, KNOCK
- Sale date
- Declared sale price
- €240,000.00
30 RIVERSIDE DR, KNOCK, MAYO
- Sale date
- Declared sale price
- €225,000.00
53 CARROWMORE MEADOWS, KNOCK, CO MAYO
- Sale date
- Declared sale price
- €170,000.00
18B ROSEBURY COURT, KNOCK, MAYO
- Sale date
- Declared sale price
- €121,000.00
19 CARRAMORE DR, KNOCK, MAYO
- Sale date
- Declared sale price
- €195,000.00
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 €4,950 based on 1% of the asking price for residential property up to €1 million.
- Solicitor legal fees: Estimated between €2,000 and €4,000 excluding outlay and VAT.
- Land registration fees: Around €600 to €800 depending on the registry type and property value.
- Property valuation fees: Approximately €150 to €300 for a standard mortgage valuation report.
- Surveyor fees: Estimated between €1,000 and €2,000 for a detailed structural survey due to the substantial size of the property (c. 4,360 sq ft).
- Annual home insurance: Approximately €1,200 to €2,000 per year given the large footprint, 9 bedrooms, and 11 bathrooms.
Forum Talk
What people are saying about this area
- Local community discussions highlight Knock as a peaceful, pilgrimage-focused rural village with a steady stream of seasonal visitors.
- Residents on regional forums frequently mention the convenience of local amenities like shops, hotels, and transport links to larger towns like Claremorris and Castlebar.
- Proximity to Ireland West Airport Knock is often noted as a positive factor for accessibility and regional connectivity.
- Property discussions in the broader Mayo area often center around the potential for large detached homes to serve as family residences or hospitality ventures such as B&Bs.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
With 9 bedrooms, multiple reception rooms, and a large enclosed garden area, there is exceptional space for young children to grow, play, and accommodate visiting family.
- Teenagers9/10
The substantial 4,360 sq ft layout provides ample privacy and independent living spaces for teenagers, including multiple bedrooms with ensuites and large reception areas.
- Multi-generational Living10/10
Boasting 9 bedrooms, 11 bathrooms, and extensive ground-floor versatility including extension spaces, this property is exceptionally well-suited for extended families living together.
- Single Buyers3/10
At 4,360 sq ft with 9 bedrooms and a €495,000 asking price, this property is far too large and maintenance-heavy for a single occupant, unless operated as a guesthouse.
- Couples4/10
A couple would likely find 9 bedrooms and 11 bathrooms excessive for daily needs, resulting in high heating and upkeep costs unless running a hospitality business.
- Empty Nesters5/10
While there is plenty of room to host visiting children and grandchildren, the sheer scale of a 9-bedroom residence may become burdensome to maintain over time.
- Retirees5/10
The property offers comfortable single-level elements and generous space, but navigating a large two-storey home with numerous rooms could prove challenging in later years without modification.
Work
3 areas- Remote Working8/10
Features a dedicated ground floor office space and ample rooms throughout, making it ideal for setting up multiple home-working environments.
- Hybrid Commuting6/10
Conveniently located about 10km from Claremorris and with railway services on the Dublin-Westport line, supporting hybrid commuting workflows.
- Retired7/10
Provides a peaceful, spacious retreat with local village amenities within walking distance, though the large property size requires management.
Practical
8 areas- Ageing in Place6/10
Ground-floor bedrooms and bathrooms offer single-level living potential, though the sprawling layout and second floor require consideration for long-term accessibility.
- Low Maintenance3/10
A 9-bedroom, 11-bathroom property spanning 4,360 sq ft inherently requires significant ongoing maintenance, cleaning, and upkeep.
- Secure Gated Entry5/10
Features a private tarmacadam driveway and ample off-street parking with a garage, though buyers may wish to install automated security gates.
- Minimalist Design2/10
The property features traditional finishes such as carpeted flooring, coving, and mahogany doors, representing a classic layout rather than minimalist style.
- Flexible Floor Plans10/10
With 9 bedrooms, 11 bathrooms, multiple reception rooms, an office, and a separate extension, the layout offers extraordinary flexibility for various living or business arrangements.
- Heritage Home4/10
While presented with traditional features like an Aga range and mahogany doors, the home is a substantial modern or extended build rather than a historic heritage property.
- Ecological Setup4/10
The property currently relies on oil-fired central heating and a C1 BER rating, suggesting buyers might want to investigate upgrading energy efficiency systems.
- Outdoor areas8/10
Benefits from a large tarmacadam driveway, ample off-street parking, a garage, and rear garden areas suitable for outdoor enjoyment.
Interests
9 areas- Gardening7/10
The property features a rear garden and outdoor areas offering good potential for keen gardeners to develop landscaping and planting schemes.
- Walking8/10
Being within walking distance of Knock village and surrounding scenic Mayo roads provides plenty of pleasant local walking routes.
- Gym4/10
There is no dedicated on-site gym, though one of the many rooms could easily be converted for fitness use, and local amenities are a short drive away.
- Cycling6/10
The surrounding regional roads offer pleasant cycling routes, though riders should be mindful of rural traffic conditions.
- Golf5/10
While the immediate area is peaceful, buyers should verify the proximity of the nearest golf courses in Claremorris or surrounding Mayo towns.
- Fishing6/10
County Mayo is renowned for its angling opportunities, though buyers should research specific nearby rivers and lakes for local fishing access.
- Horse Riding5/10
The generous plot size and garage offer potential for rural equestrian interests, though local livery and stables would need to be verified nearby.
- Water Sports3/10
Inland County Mayo locations are distant from major water sports hubs, though regional lakes offer some recreational boating and activities.
- Entertaining10/10
With multiple large dining rooms, an expansive kitchen with an Aga range, numerous ensuite bedrooms, and extensive parking, this home is custom-built for large gatherings.
Lifestyle
5 areas- Quiet Living8/10
Located in a peaceful setting outside Knock with a spacious private tarmacadam driveway and garage, offering a tranquil environment away from major urban noise.
- Rural Living7/10
Situated in County Mayo with ample outdoor space and proximity to regional towns like Claremorris and Castlebar, providing a classic countryside lifestyle.
- Village Living8/10
Within walking distance of Knock Shrine and Knock village amenities including shops, hotels, pubs, restaurants, and a regular bus service.
- Coastal Living2/10
The property is located inland in County Mayo, far from the immediate coast, offering very limited opportunities for a coastal lifestyle.
- Urban Living3/10
Knock is a village setting rather than an urban hub, requiring travel to nearby towns for major city amenities, shopping centers, and extensive nightlife.
Social
6 areas- Community Involvement8/10
Proximity to Knock village and its active community, church, and local amenities fosters strong opportunities for local engagement.
- Café Culture6/10
Knock village offers local hotels, restaurants, and amenities, though broader cafe culture is found in nearby larger towns.
- Nightlife4/10
Nightlife options are limited to local village pubs and hotel venues, with extensive nightlife requiring travel to larger regional centers.
- Health/Wellness groups6/10
Local community facilities and nearby towns provide access to various health and wellness activities, though buyers should verify specific local clubs.
- Networking Opportunities4/10
As a rural village setting, professional networking is limited locally, though remote working setups and proximity to transport links help bridge the gap.
- Tech-Hub Connectivity5/10
Buyers should verify local broadband speeds and fiber availability, as high-speed connectivity is essential for tech-focused remote work.
Listing information
- Agent
- DNG Gilligan
- Phone
- 094 937 1395
- Published on HouseDelve
- 9 September 2026
- Correction
- Report an issue
HD-8FDD72HouseDelve · Republic of Ireland* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.