Aughamuck, Kilroosky, RoscommonF42TV21
€100,000
3 Bed~1 Bath~2023 m²
What you'll like:
- Affordable entry price: The €100,000 asking price provides an accessible budget entry point for buyers looking to take on a comprehensive rural restoration project.
- Generous site size: The property sits on a private 0.5-acre mature plot, offering ample outdoor space for gardening, expansion, and rural privacy.
- Onsite mobile home: An included static mobile home gives buyers functional temporary living quarters to stay in comfortably while managing ongoing renovation works.
- Self-sufficiency features: The plot is equipped with an established garden polytunnel and a detached fuel store, ideal for growing produce and storing supplies.
- Mature natural boundaries: The site is well-sheltered by established trees and hedgerows, creating a private rural setting overlooking the surrounding countryside.
- Proximity to town: Located just a short ten-minute drive from Roscommon Town, ensuring rapid access to major supermarkets, schools, and medical services.
- Railway connectivity: The nearby Roscommon Train Station offers reliable regional transport links for commuters or travelers heading toward major cities.
- Healthcare access: Comprehensive medical services are readily available at nearby Roscommon University Hospital, providing important peace of mind for residents.
- Local amenities: The surrounding area features local traditional pubs, restaurants, and recreational opportunities along the nearby River Shannon at Lanesborough.
- Flexible interior layout: The traditional two-story floor plan offers six versatile rooms across two levels, allowing buyers to completely redesign the interior configuration.
- Blank canvas potential: The property requires complete refurbishment, giving investors or owner-occupiers total freedom to customize finishes and modern systems.
- Builder-friendly opportunity: Practical outbuildings and ample land make this an attractive project for builders or experienced tradespeople seeking a renovation challenge.
- Stable asking price: Recorded price history shows the asking price has remained stable at €100,000, indicating straightforward seller expectations without recent hikes.
- Public auction method: Offered via public auction, which can provide a transparent and decisive purchasing process for motivated cash or pre-approved buyers.
- Mains water connection: The listing indicates an existing mains water connection, reducing the initial utility setup hurdles typical of rural properties.
- Established septic tank: A septic tank is already located on site, saving the buyer from installing a brand-new wastewater treatment system from scratch.
- Scenic countryside setting: Aghamuck offers an idyllic, tranquil rural environment characterized by rolling green hills and a quiet pace of daily life.
- DIY material access: Nearby hardware suppliers in Roscommon Town make sourcing building materials and trade supplies highly convenient for the renovation project.
- Educational facilities: The location is well-served by a selection of quality primary and secondary schools within easy driving distance for families.
- Auctioneer representation: The property is handled by an established local agency, providing professional guidance throughout the public auction acquisition process.
But keep in mind:
- Complete refurbishment required: The interior requires extensive, total structural and cosmetic renovation, which will demand a substantial financial and time investment.
- Missing BER certificate: The building energy rating was not provided, meaning buyers must investigate potential insulation, heating, and thermal efficiency deficiencies.
- Unverified septic compliance: The buyer must independently verify if the existing on-site septic tank meets current environmental and regulatory standards.
- Auction purchase risks: Buying via public auction typically requires unconditional contracts and a non-refundable deposit upon the fall of the hammer.
- Uncertain structural condition: Traditional older farmhouses often conceal damp, timber rot, or roof issues that require a thorough pre-purchase engineering survey.
- Mobile home condition unknown: The structural and mechanical condition of the included static mobile home should be verified as habitable for long-term project living.
- Utility upgrade costs: Bringing an older traditional residence up to modern electrical, plumbing, and heating standards will likely involve significant capital expenditure.
- Planning permission limits: Redesigning or extending the structure may require local authority planning approval, which should be checked prior to bidding.
- Restricted floor area utility: While the overall footprint is large, the traditional layout may present spatial inefficiencies that complicate modern open-plan designs.
- Rural road access: Countryside boreens and approach roads should be inspected for maintenance quality, width limitations, and winter accessibility.
- Lack of historical sales data: Without immediate comparable transaction records provided in the dataset, determining fair market value requires careful local research.
- Heating system absence: Traditional restoration projects frequently lack functional central heating systems, necessitating immediate installation of a modern heat source.
- Insulation deficiencies: Older walls and roofs are likely uninsulated, resulting in high energy loss unless extensive retrofitting measures are implemented.
- Potential damp issues: Ground-floor rooms in older rural homes often suffer from rising or penetrating damp requiring professional damp-proofing solutions.
- Boundary verification needed: Buyers should cross-reference the legal folio boundaries with the physical hedgerows to ensure no discrepancies exist on the 0.5-acre plot.
- Water supply reliability: While mains water is noted, pressure and continuity should be checked during the due-diligence period to ensure adequate supply.
- Renovating while living onsite: Living in a mobile home while managing heavy construction work can present comfort, noise, and utility management challenges.
- Contractor availability: Securing reliable builders and specialized tradespeople for rural renovation projects can be difficult and subject to scheduling delays.
- Hidden structural defects: Plaster finishes may conceal stone wall shifting or timber decay that will only become apparent once stripping out commences.
- Contingency budget necessity: Given the extent of work required, buyers must budget heavily for unforeseen restoration costs exceeding the initial purchase price.
Price positioning
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- The asking price of one hundred thousand euros appears attractive because the traditional two-story residence requires a comprehensive structural and internal refurbishment to become habitable.
- The overvaluation or undervaluation signals point towards a fair entry cost given that the half-acre site includes a functional static mobile home and a polytunnel which offset initial project overheads.
- Such a price could be supported by the demand from buyers seeking rural blank canvases near Roscommon Town, though substantial unknown renovation expenses might undermine long-term project viability.
- Relevant factors include the public auction method of sale which suggests the seller is motivated to achieve a quick transaction while letting the open market determine the final realized value.
Build Analysis
What we know from similar construction types
- The property is a traditional two-story detached residence requiring complete internal and external refurbishment, presenting a blank canvas for a full renovation project.
- The listing notes a floor area of approximately 2,023 square meters, which appears to be a clerical or data error typical of extensive site acreage being conflated with floor space; buyers should verify the actual dwelling size.
- Buyers should investigate the structural integrity of the roof, walls, and foundations, as traditional vacant properties often suffer from damp, timber rot, and lack of insulation.
- Services include a septic tank on site and mains water, which should both be inspected for compliance, condition, and capacity to handle a modern household.
- The presence of a static mobile home on site offers temporary accommodation during works, but buyers should check local planning regulations regarding its permitted use during renovations.
Retrofit Cost*
Possible renovating / insulating expenditure
- As the BER rating is not provided and the property is described as a traditional home requiring complete refurbishment, it should be assumed to fall into the D to G energy rating bracket.
- A comprehensive deep retrofit for a traditional two-story house of this type typically ranges from €50,000 to over €100,000 depending on the extent of structural insulation, heating system upgrades (such as installing a heat pump), window replacements, and airtightness measures.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 2,500 to 3,500 euro
- Explanation: Given that the property requires complete refurbishment and currently lacks a verified BER rating or modern insulation, heating costs are expected to be high until energy efficiency upgrades are completed.
Environmental checks
Area-level evidence and things to investigate
Air quality
Nearby sites
Landfills
None foundWaste facilities
None foundIndustrial facilities
None foundNearby infrastructure
Mobile phone masts
None foundOverhead electricity lines
None foundUnderground electricity cables
None foundFlood Safe
8/10Water overflow reports to follow up
- The property is situated in a rural inland setting in County Roscommon, generally away from major coastal flood zones.
- Official mapping shows no designated flood areas directly impacting the immediate site, suggesting a lower apparent risk from known fluvial hazards.
- Standard precautions are still advised given that local terrain variations and extreme weather events can occasionally cause surface water pooling.
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 Kilroosky area
No verified results were found for this group in the previous five years.
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: €1,000 — 1% of €100,000.
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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: 1,500 to 3,000 euro plus outlay and VAT
- Land registration fees: 400 to 800 euro depending on property value
- Property valuation fees: 150 to 300 euro
- Surveyor fees: 500 to 1,200 euro
- Annual home insurance: 300 to 700 euro
Forum Talk
What people are saying about this area
- Local community discussions highlight an increasing interest in rural traditional houses suitable for complete restoration projects within Co. Roscommon.
- Residents frequently share advice on sourcing local tradespeople and DIY building materials near Roscommon Town for rural renovation projects.
- Property forums often discuss the practical benefits of having an on-site mobile home when undertaking extensive structural and internal refurbishments.
- Discussions regarding the Kilrooskey and Aughamuck areas emphasize the appeal of quiet countryside living combined with close proximity to county town amenities.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children3/10
The property requires complete internal refurbishment and is currently a major construction site, making it unsuitable for young children until significant renovation works are completed.
- Teenagers3/10
Due to the extensive restoration needed and rural location, teenagers may find the immediate environment isolated while works are underway.
- Multi-generational Living2/10
With only one bathroom and a total layout requiring a full rebuild across a traditional footprint, the property does not currently support multi-generational living.
- Single Buyers7/10
An affordable asking price and the inclusion of an on-site mobile home for temporary accommodation offer a compelling entry point for independent DIY-focused single buyers.
- Couples7/10
Couples looking to take on a collaborative blank-canvas project will appreciate the potential, backed by the ability to live on-site in the provided mobile home during renovations.
- Empty Nesters4/10
While offering a peaceful rural lifestyle, the heavy physical and financial commitment of a total home renovation may not suit many empty nesters unless they plan to manage contractors.
- Retirees4/10
The tranquil setting appeals to retirees, but the necessity for extensive building works and potential accessibility updates should be carefully considered.
Work
3 areas- Remote Working6/10
Provides a quiet home environment well-suited for remote work once modernized, though buyers should verify local broadband speeds and connection reliability.
- Hybrid Commuting5/10
Proximity to Roscommon Train Station offers regional rail connectivity, making hybrid commuting viable for those willing to travel.
- Retired7/10
The peaceful countryside location is ideal for retirement living, provided the owner is prepared to manage or oversee property maintenance.
Practical
8 areas- Ageing in Place4/10
While all-ground-floor living is partially possible, the property requires complete adaptation and is situated in a rural area far from immediate medical support.
- Low Maintenance1/10
The property requires complete refurbishment and extensive ongoing grounds management for its mature half-acre plot.
- Secure Gated Entry3/10
The property features a private site, but buyers would need to install gates and security infrastructure to secure the boundary.
- Minimalist Design5/10
A traditional structure providing a blank canvas, allowing buyers to design a minimalist interior during the renovation process.
- Flexible Floor Plans8/10
The internal layout across two floors offers great flexibility to reconfigure rooms into a customized three-bedroom home.
- Heritage Home8/10
A traditional two-story residence offering character and a rewarding restoration project for lovers of historic vernacular architecture.
- Ecological Setup8/10
Well-equipped for self-sufficiency with a mature plot, garden polytunnel, fuel store, and potential for sustainable upgrades.
- Outdoor areas8/10
Features a private 0.5-acre plot well-sheltered by mature trees and hedgerows, looking out over scenic surrounding countryside.
Interests
9 areas- Gardening9/10
Featuring a half-acre plot, mature trees, hedgerows, and an established garden polytunnel, this is exceptionally well-suited for keen gardeners and self-sufficiency.
- Walking7/10
The quiet rural roads and surrounding countryside provide pleasant opportunities for walking directly from the doorstep.
- Gym3/10
There are no fitness facilities within immediate walking distance, requiring a drive into Roscommon Town for gym access.
- Cycling7/10
Low-traffic rural surroundings offer scenic routes for recreational cycling, though regional cycling infrastructure is limited.
- Golf5/10
Proximity to Roscommon Town ensures reasonable access to regional golf amenities within a short drive.
- Fishing6/10
Proximity to the River Shannon at Lanesborough provides good regional access to freshwater fishing and water-based recreation.
- Horse Riding6/10
The rural setting and manageable plot size offer potential for equestrian enthusiasts to investigate local stabling and hacking routes.
- Water Sports5/10
While the immediate area is inland, leisure activities and water sports on the River Shannon are reachable within a short drive.
- Entertaining4/10
Entertaining options are currently limited by the derelict interior state of the main house, though the outdoor space holds long-term potential.
Lifestyle
5 areas- Quiet Living10/10
Situated in an idyllic, tranquil country setting surrounded by mature trees and rolling green hills, offering total privacy and a quiet pace of rural life.
- Rural Living10/10
A quintessential rural property featuring a 0.5-acre plot, garden polytunnel, detached fuel store, and picturesque countryside views.
- Village Living5/10
The location is deeply rural, though it benefits from being just a short drive away from the amenities of Roscommon Town.
- Coastal Living1/10
The property is located inland in County Roscommon and is entirely landlocked.
- Urban Living2/10
Located well outside urban centres, though Roscommon Town is within a convenient 10-minute drive for daily necessities.
Social
6 areas- Community Involvement6/10
Rural communities near Roscommon Town offer traditional local groups and community networks for newcomers to join.
- Café Culture4/10
Café culture is absent in the immediate townland, requiring a trip into nearby Roscommon Town for coffee shops and dining.
- Nightlife3/10
Nightlife is minimal locally, restricted to traditional pubs nearby and more varied options in the main town.
- Health/Wellness groups5/10
Access to health and wellness classes will rely on facilities located in Roscommon Town.
- Networking Opportunities3/10
The rural setting offers very limited local professional networking, which is better pursued in larger regional centres.
- Tech-Hub Connectivity2/10
There are no major tech hubs in the immediate vicinity; buyers should investigate local fiber broadband availability.
Listing information
- Agent
- REA Seamus Carthy
- Phone
- 090 663 0001
- Current status
- active
- Published on HouseDelve
- 9 November 2026
- Correction
- Report an issue
HD-76D92BHouseDelve · 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.