Ballinamore, Cloghan, Co. Donegal

Price on application

5 Bed~2 Bath~BER G

What you'll like:

Substantial multi-building layout: The site includes a five-bedroom residential dwelling alongside three separate commercial units, offering diverse revenue streams and exciting redevelopment potential for savvy investors.
Proven commercial history: A portion of the ground floor successfully operated as a takeaway business for many years, indicating established local demand and immediate operational readiness.
Modern detached building: The property features a spacious two-storey building constructed in 2005, complete with a former licensed public house on the ground floor and versatile open-plan space upstairs.
Generous parking capacity: A substantial car park extending to approximately 10,000 square feet sits at the front of the property, providing exceptional accessibility and vehicle accommodation for customers.
Strategic roadside prominence: Positioned prominently between Ballybofey and Glenties, the premises enjoys high levels of passing traffic, particularly during peak summer tourism months.

Vacant property grants: Having stood vacant for a number of years, the property may qualify for lucrative vacant property refurbishment grants and government improvement supports.
Dual residential and commercial: Combining living quarters with multiple business spaces creates an ideal live-work opportunity or a comprehensive mixed-use investment portfolio.
Flexible first-floor space: The expansive upper level of the secondary building benefits from a separate entrance and open-plan layout, suitable for various commercial uses or conversion into apartments.
Dual-aspect sitting room: The main residential sitting room measures 6.2m by 3.6m and features dual-aspect windows, creating a bright living space with an installed open fire.
Established kitchen infrastructure: The former takeaway unit includes a stainless steel extractor system and various pre-existing cooking appliances, potentially reducing initial setup costs for a new food business.
Comprehensive restroom facilities: The public house building is well-equipped with dedicated ladies, gents, and disabled WCs, ensuring compliance with standard commercial accessibility requirements.
Attractive pricing potential: Offered with a very attractive guide price, the asset represents an accessible entry point for developers looking to revitalize a prominent rural commercial hub.
Independent access points: The separate entrance to the first-floor commercial space allows for independent leasing or completely private residential access away from ground-floor operations.
Generous bedroom count: The main dwelling houses five bedrooms, providing adequate accommodation for a resident owner, staff quarters, or a standard family rental.
Tiled flooring throughout: Major zones in both the residential kitchen and commercial takeaway feature durable tiled flooring, which simplifies cleaning and long-term maintenance needs.
Staff amenities included: The takeaway section incorporates a dedicated staff restroom and WC, while the separate building includes a staff room and storage areas for operational convenience.
Tourist route positioning: Located in County Donegal along a well-traveled route, the property captures both local custom and seasonal tourist traffic heading toward scenic coastal areas.
Development flexibility: The sheer size of the footprint and multiple structures give developers immense flexibility to reconfigure the entire site into a modern residential and retail scheme.
Existing utility connections: Because the buildings previously housed active businesses and a residence, basic infrastructural hookups are already established on the site.
Clear separation of spaces: The physical division between the five-bedroom house, the takeaway, and the detached two-storey building allows for phased redevelopment or staggered leasing strategies.

But keep in mind:

Very poor energy rating: The dwelling house carries a G energy rating, indicating severe thermal inefficiency that will require substantial insulation and heating upgrades to meet modern standards.
Extended vacancy risks: The property has been vacant for a number of years, which often leads to hidden structural degradation, damp issues, and deteriorated plumbing or electrical systems.
Commercial energy ratings: The takeaway unit holds a D2 BER and the second building carries a D1 rating, meaning both commercial structures will also demand energy efficiency improvements.
Licensing verification needed: Buyers must investigate the current status and transferability of any previous pub or food-service licenses associated with the commercial units.
Grant eligibility uncertainty: Qualification for vacant property refurbishment grants is strictly subject to individual application and eligibility checks, which are never guaranteed by the state.

Renovation cost exposure: Bringing five bedrooms, a former pub, a takeaway, and a massive car park up to modern letting or operating standards will require significant capital investment.
Wastewater system verification: Prospective buyers should thoroughly inspect the on-site septic tank or wastewater treatment infrastructure to ensure it meets current environmental regulations for commercial use.
Structural survey necessity: Given the age of the primary dwelling and the multi-year vacancy, a comprehensive structural survey is essential to identify potential roof, wall, or foundation defects.
Commercial market demand: Relying on a rural location between Ballybofey and Glenties carries leasing risks, as local commercial demand for rural pubs and takeaways can be volatile.
Roof and exterior inspection: The large total floor area and multiple separate roof structures mean higher ongoing maintenance liabilities and potential weather damage from prolonged vacancy.
Plumbing and heating overhaul: Long-term vacancy typically results in seized pipes, boiler failures, and outdated bathroom fixtures requiring complete replacement in both residential and commercial zones.
Fire safety compliance: Converting or reopening the first-floor space and commercial units will require strict adherence to modern fire safety regulations and certified compartmentalization.
Asbestos due diligence: Older commercial and residential buildings constructed prior to strict regulations should be inspected for the presence of hazardous materials such as asbestos.
Title and boundary check: Legal representatives must carefully examine the exact boundaries of the extensive 10,000 sq. ft. car park and any shared right-of-way access arrangements.
Local authority planning: Any change of use for the commercial spaces or substantial alterations to the site layout will require formal planning permission from the local council.
Security and vandalism risks: Properties left vacant for extended periods are frequently targets for vandalism, copper theft, or weather intrusion, necessitating immediate post-purchase security measures.
Water supply verification: Buyers need to confirm whether the property relies on a private well or a public mains connection, along with testing the water quality and pressure.
Electrical rewiring needs: Outdated electrical systems are common in long-vacant commercial and residential combinations, likely requiring a complete professional electrical safety overhaul.
Access and sightlines: While positioned on a roadside, buyers should verify that the car park access meets modern road safety and sightline standards for heavy traffic volumes.
Rates and liability burdens: Commercial properties can incur local authority rates and insurance liabilities even during periods of vacancy, impacting holding costs before redevelopment.

Price positioning

This comparison depends on limited public and listing evidence, which may be incomplete, outdated or not directly comparable. The score is not a percentage, professional valuation or guaranteed estimate. Ask an independent qualified valuer before relying on a property value.

Not enough reliable market evidence is available to position this asking price.

Build Analysis

What we know from similar construction types

The property comprises a multi-building mixed-use site including a five-bedroom residential dwelling, a former takeaway commercial unit, and a modern detached two-storey building constructed in 2005 that previously housed a public house.
The listing notes that the property has been vacant for a number of years, which increases the likelihood of hidden issues such as damp, structural degradation, neglected maintenance, and outdated plumbing or electrical systems.
A buyer should investigate the compliance and planning status of all structures on site, particularly regarding the change of use for the commercial and residential spaces, wastewater treatment facilities, and adherence to current fire safety and building regulations.
Due to the presence of multiple commercial units, including a former kitchen and a licensed public house, specialist surveys should be conducted to assess the condition of commercial extraction systems, refrigeration units, and any potential commercial liabilities.

Retrofit Cost^*

Possible renovating / insulating expenditure

Given the G BER rating for the main dwelling and the extended vacancy of the complex, a comprehensive deep retrofit is likely required to bring the buildings to an acceptable energy-efficiency standard.
A full deep retrofit involving external insulation, upgraded heating systems, window replacements, and ventilation improvements for the residential dwelling and commercial spaces could easily range from 50,000 to 100,000 euro or more, depending on the scope of works undertaken.
Potential buyers should investigate eligibility for vacant property refurbishment grants and other government improvement supports which could significantly offset these retrofit and renovation costs.

Heating cost^*

Estimated expense to heat this property every year

Estimated annual heating cost is between 2,500 and 4,000 euro.
This is due to the property holding a G energy rating for the dwelling house, significant overall scale including multiple commercial sections, and prolonged vacancy which will likely require substantial energy usage to heat effectively until insulation and heating systems are upgraded.

Pollution Safe

9/10

Environmental situation to investigate

The property is located in a rural setting in County Donegal, appearing well away from major heavy industrial zones, large incinerators, or active commercial landfills.
Any historical local land uses or proximity to minor commercial operations should be independently verified by the buyer as part of standard due diligence.

Flood Safe

8/10

Water overflow reports to follow up

The surrounding topography in this part of County Donegal generally presents a low overall risk of widespread fluvial or coastal flooding.
Buyers should consult local flood history maps and verify site-specific drainage conditions, particularly given the extensive hard-surfaced parking area on the grounds.

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 Cloghan area

LETTERBRICK, CLOGHAN, CO DONEGAL
Sale date
23/09/2026
Declared sale price
€35,000.00
COMMEN, CLOGHAN, CO DONEGAL
Sale date
07/05/2026
Declared sale price
€33,000.00
GORTNESS, CLOGHAN, CO DONEGAL
Sale date
06/05/2026
Declared sale price
€40,000.00
CLOGHANBEG, CLOGHAN, DONEGAL
Sale date
30/03/2026
Declared sale price
€155,000.00
LETTERSHANBO, CLOGHAN, COUNTY DONEGAL
Sale date
21/11/2024
Declared sale price
€70,000.00

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

Solicitor legal fees are estimated between 1,500 and 3,500 euro depending on complexity and conveyancing charges.
Land registration fees typically range from 400 to 800 euro based on property value and registration type.
Property valuation fees generally cost between 150 and 300 euro.
Surveyor fees are estimated between 500 and 1,200 euro depending on the depth of the building inspection.
Annual home insurance is estimated between 400 and 900 euro, noting that insurance costs should be verified due to the mixed commercial and residential nature of the property and its vacant status.

Forum Talk

What people are saying about this area

Locals and community pages frequently discuss the potential of rural commercial-residential hubs along the route between Ballybofey and Glenties.
Discussions in regional forums often highlight the economic importance of tourist traffic heading towards the coast during summer months.
Residents note that former rural commercial properties and old pubs are increasingly being eyed for residential refurbishment grants.
Community commentary generally emphasizes the need for rural regeneration and support for multi-use properties in smaller settlements like Cloghan.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas

Young Children
The property is a substantial roadside mixed-use commercial and residential site with significant traffic and former commercial operations, making it poorly suited for young children.
2/10
Teenagers
While the 5-bedroom layout offers ample space, the rural location and commercial surroundings do not provide an ideal environment for teenagers.
3/10
Multi-generational Living
The multiple buildings and extensive footprint offer potential for distinct living zones, though significant renovation would be required to make them habitable for multiple generations.
5/10
Single Buyers
A single buyer would likely find the scale of this commercial and residential amalgamation overwhelming and expensive to manage.
3/10
Couples
Couples looking for a standard residential home will find this property far too commercial and requiring substantial work.
4/10
Empty Nesters
The immense scale, lack of ready-to-move-in comfort, and extensive commercial buildings do not align well with empty nesters downsizing.
3/10
Retirees
The property requires extensive refurbishment, features a G energy rating for the dwelling, and includes large commercial spaces unsuited for retirement living.
2/10

Work

3 areas

Remote Working
The presence of multiple outbuildings and large commercial spaces provides plenty of room for home offices, though broadband infrastructure should be verified by the buyer.
5/10
Hybrid Commuting
The rural County Donegal location involves a significant commute to major employment hubs like Letterkenny or Derry.
2/10
Retired
Managing a mixed-use commercial property with vacant structures and a G BER rating is ill-suited for a standard retirement lifestyle.
2/10

Practical

8 areas

Ageing in Place
The multi-building layout, stairs, and requirement for major modernization make ageing in place impractical without substantial redesign.
2/10
Low Maintenance
Having been vacant for a number of years across a dwelling house and three commercial units, high ongoing maintenance is guaranteed.
1/10
Secure Gated Entry
The property features an open 10,000 sq. ft. car park fronting the road rather than a secure private gated entry.
3/10
Minimalist Design
The property features a traditional multi-structure commercial and residential layout rather than minimalist architecture.
2/10
Flexible Floor Plans
Offering a 5-bedroom dwelling house alongside three commercial units, a former takeaway, a former public house, and a large open-plan first floor, the property provides immense layout flexibility.
9/10
Heritage Home
While established and formerly operating for many years, the buildings are functional roadside commercial and residential structures rather than protected historic homes.
3/10
Ecological Setup
The dwelling carries a G BER rating, and the commercial units have lower D ratings (D1 and D2), indicating poor thermal efficiency.
1/10
Outdoor areas
The site features a substantial 10,000 sq. ft. car park providing vast outside concrete space, though it lacks traditional landscaped gardens.
7/10

Interests

9 areas

Gardening
The plot is dominated by a substantial 10,000 sq. ft. car park and commercial buildings rather than dedicated green garden spaces.
4/10
Walking
Being located directly on a roadside with high seasonal traffic means walking directly from the property requires caution.
5/10
Gym
There are no local private gym facilities highlighted directly on-site, though the large open-plan spaces in the secondary building offer potential customization.
2/10
Cycling
The surrounding rural roads in Donegal offer cycling routes, though local traffic on the connecting road can be busy during summer.
5/10
Golf
Proximity to specialized golf amenities is limited given the rural location.
3/10
Fishing
County Donegal features numerous rivers and lakes, making it a viable base for fishing enthusiasts, though buyers should verify local angling rights.
6/10
Horse Riding
The large concrete car park and commercial setup are not immediately configured for equestrian pursuits.
4/10
Water Sports
The inland rural location is distant from major water sports facilities.
2/10
Entertaining
The property includes a former licensed public house and large open-plan first-floor areas, offering unique space for large-scale gatherings once renovated.
6/10

Lifestyle

5 areas

Quiet Living
Situated on a prominent roadside location with high passing traffic during summer months, this is not a traditionally quiet rural retreat.
4/10
Rural Living
Located in Ballinamore, Cloghan, Co. Donegal, the property offers a distinctly rural setting situated midway between Ballybofey and Glenties.
8/10
Village Living
The immediate setting is more of a rural roadside thoroughfare rather than a tight-knit village community centre.
4/10
Coastal Living
The location in inland County Donegal does not offer coastal proximity or lifestyle attributes.
1/10
Urban Living
This is a rural roadside property rather than an urban environment.
1/10

6 areas

Community Involvement
As a former prominent local business hub incorporating a takeaway and a public house, the site has historical community ties.
5/10
Café Culture
Local café options are scarce in this rural roadside setting outside of nearby towns.
2/10
Nightlife
Nightlife options are minimal locally, though the property itself previously housed a licensed public house.
2/10
Health/Wellness groups
Access to organized health and wellness groups is restricted due to the rural location.
2/10
Networking Opportunities
Networking is largely limited unless repurposing the commercial units for local enterprise.
3/10
Tech-Hub Connectivity
There are no established tech hubs in the immediate vicinity, requiring verification of high-speed fiber availability.
2/10

Listing information

Agent: Henry Kee & Son
Phone: 074 9131050
Current status: active
Published on HouseDelve: 25 October 2026
Correction: Report an issue

Property reference: HD-1ECBC4HouseDelve · Republic of Ireland

Report 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.