
Ballincurry, Curry, Sligo
€60,000
2 Bed~66 m²~BER G
What you'll like:
- Attractive Asking Price: The property is offered at an accessible entry price of sixty thousand euros, making it a very affordable acquisition for buyers looking for a low-cost project.
- Generous Site Area: Situated on approximately zero point eight-two acres, the plot provides ample outdoor space for gardens, landscaping, or potential future extensions to the existing structure.
- Refurbishment Grant Eligibility: The listing notes that the cottage is in need of extensive work and may qualify for government refurbishment grants, significantly easing the renovation financial burden.
- Convenient Local Proximity: Positioned just two kilometers from the N17 and four kilometers from Curry Village, the location balances peaceful countryside living with easy access to main roads.
- Short Airport Distance: Ireland West Airport Knock is located only sixteen kilometers away, offering exceptional convenience for frequent flyers or international holiday home buyers.
- Proximity To Town: Tubbercurry is roughly seven kilometers away, providing everyday amenities, schools, and shopping facilities within a very short drive from the rural property setting.
- Quiet Rural Setting: Enjoy a tranquil countryside environment surrounded by pleasant rural scenery, which is ideal for buyers seeking privacy and a slower pace of daily life.
- Direct Road Access: The cottage sits directly along the public road, ensuring straightforward vehicular access year-round without the complications of maintaining a shared or private right-of-way lane.
- Utilities On Site Or Nearby: Water is already available on the site and electricity runs along the roadside, which should help streamline the initial reconnection process during major construction works.
- Included Turbary Rights: The inclusion of traditional turbary rights provides legal entitlements to cut turf for fuel, adding a unique cultural and practical asset to the land title.
- Freehold Title Offered: The property is sold with a freehold title, giving the buyer absolute ownership without the long-term ground rent complications associated with leasehold alternatives.
- Compact Floor Plan: Measuring approximately sixty-five square meters, the modest two-bedroom footprint keeps projected material and labor costs for a full strip-out relatively contained.
- Established Rural Community: Located in the Curry area of County Sligo, buyers can benefit from a friendly local community and established neighborhood character.
- Stable Asking Price: Recorded tracking shows the asking price has remained completely unchanged at sixty thousand euros, indicating a steady seller stance and predictable initial negotiation parameters.
- Renovation Customization Potential: Because the building requires total modernization, buyers have a blank canvas to design the interior layout, heating systems, and finishes entirely to their personal taste.
- Investment Upside: Successful completion of a deep retrofit on a low-cost purchase can yield substantial capital appreciation or create an affordable rental asset upon stabilization.
- Manageable Footprint: The two-bedroom layout is perfectly sized for a cozy holiday retreat, downsizer home, or an efficient single-person dwelling once fully upgraded.
- Clear Spatial Division: The floor plan features distinct kitchen and living rooms alongside two bedrooms, offering a logical baseline for reconfiguration by an architect or builder.
- Strong Regional Demand: Low-priced fixer-upper cottages frequently attract high interest from DIY enthusiasts and investors looking to utilize national housing grants.
- Direct Agent Representation: The property is handled by an established local auctioneer firm, ensuring professional communication channels for arranging viewings and clarifying title specifics.
But keep in mind:
- Extremely Poor Energy Rating: The dwelling carries a G energy rating with an exceptionally high consumption figure of over seventeen hundred kilowatt-hours per square meter annually, demanding a complete thermal overhaul.
- Extensive Modernization Required: The listing explicitly states the cottage needs extensive refurbishment throughout, meaning buyers must budget for a complete structural and cosmetic overhaul before occupation.
- Bathroom Facilities Absent: The listing details do not mention any bathrooms, suggesting indoor plumbing fixtures may be entirely missing or require complete installation from scratch.
- High Renovation Capital Risk: Total upgrade costs for a G-rated rural cottage often exceed initial purchase prices, requiring buyers to maintain a robust financial contingency fund.
- Uncertain Structural Integrity: Given the derelict nature implied by the G rating and extensive work needed, a thorough structural survey is vital to check for damp, roof rot, or foundational issues.
- Septic Tank Unknowns: There is no explicit mention of an existing wastewater treatment system or septic tank, meaning buyers must investigate compliance with modern environmental discharge standards.
- Grant Conditions Complexity: Accessing government refurbishment grants involves strict eligibility criteria, phased milestone inspections, and proof of primary residency or rental commitment.
- Construction Delays Potential: Sourcing reliable local builders and tradespeople for deep rural renovations can lead to significant project timeline extensions and increased labor expenses.
- Services Connection Costs: While water and electricity are nearby or on-site, connecting them to a derelict or heavily modified structure can incur substantial utility provider fees.
- Heating System Missing: The extreme energy rating strongly suggests the absence of any functional central heating system, requiring a complete new installation of modern eco-friendly heating solutions.
- Roof And Insulation Assessment: The roof structure and attic spaces will likely require professional inspection to determine if total re-roofing and high-performance insulation are necessary.
- Window And Door Replacements: Existing windows and exterior doors are likely outdated or thermally inefficient, necessitating a full-scale replacement program to achieve habitable standards.
- Interior Strip-Out Burden: Buyers should prepare for considerable waste removal and skip-hire costs to clear out old debris, damaged plaster, and obsolete interior fittings.
- Access During Construction: Bringing heavy machinery, scaffolding, and delivery trucks onto a compact rural site along a public road requires careful logistical planning and potential local coordination.
- Environmental Compliance Checks: Older rural properties may encounter issues with protected wildlife, such as bats or nesting birds, which could legally restrict or delay construction timelines.
- Title Verification Needed: A solicitor must meticulously verify the extent of the freehold boundaries and the exact legal standing of the mentioned turbary rights before exchange.
- Local Planning Restrictions: Implementing modern extensions or altering elevations on a rural Sligo site requires adherence to local county development plan guidelines and planning permissions.
- Financing Hurdles: Traditional mortgage lenders frequently refuse finance on G-rated properties requiring major works, meaning buyers may need cash funds or specialist renovation loans.
- Proximity To Public Road: Being situated directly along a public road introduces potential traffic noise and safety considerations for pedestrian access or parking during the works.
- Absence Of Recent Comparable Data: Buyers must carefully assess local market values for fully renovated rural cottages in Sligo to ensure the total all-in investment aligns with future resale potential.
Price positioning
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- The asking price appears somewhat elevated relative to typical baseline values for extremely derelict rural dwellings, driven largely by the inclusion of nearly an acre of land and potential eligibility for government refurbishment grants.
- Valuation signals present a mixed picture where a low entry price point contrasts sharply with the massive capital expenditure required to remedy a severe G energy rating and bring the property to habitable standards.
- Market support for the asking price relies heavily on continued buyer interest in renovation projects, whereas prolonged immovability in the recorded price history and substantial construction inflation could severely undermine the financial viability.
- Relevant considerations include the convenient proximity to regional transport links and airport facilities, which may attract commuters or diaspora buyers willing to overlook the extensive structural and cosmetic modernization needed across the building.
Build Analysis
What we know from similar construction types
- The property is a detached traditional cottage requiring extensive refurbishment, with a floor area of approximately 65.63 square meters situated on a 0.82-acre site.
- The listing notes that water is on the site and electricity is on the roadside, but a buyer should verify the operational status, capacity, and connection costs for all essential utilities.
- Given the extensive refurbishment needs, a structural survey should be carried out to assess the integrity of the existing walls, roof, and foundations.
- A buyer should investigate the exact property boundaries, title details regarding the mentioned Turbary rights, and local planning compliance for any future extensions or renovations.
- Potential eligibility for vacant property refurbishment grants should be independently verified by the buyer.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a G BER rating, indicating the highest level of energy inefficiency with an extremely high energy performance indicator.
- Bringing this detached cottage up to a modern A or B energy rating will require a complete deep retrofit, including extensive external wall insulation, roof insulation, floor insulation, window and door replacements, and the installation of a renewable heating system such as a heat pump.
- Estimated deep-retrofit costs for a property of this size and poor energy rating typically range from €50,000 to €80,000 or more, depending on the extent of structural work required and current contractor rates, though some costs may be offset by available SEAI grants.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 2,500 to 3,500 euro.
- Short explanation: Given the G energy rating and an energy performance indicator of 1736.98 kWh/m2/yr over a floor area of 65.63 square metres, the property has extremely high thermal inefficiency. Heating costs will be exceptionally high until major energy upgrade works and insulation improvements are carried out.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a pleasant, quiet rural setting in County Sligo, well away from heavy industrial zones and major waste facilities.
- There are no apparent legacy industrial pollution or landfill concerns immediately associated with this rural townland, though buyers should verify local agricultural runoff factors.
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 estateExtra effort was used to find nearby sales here
COTTAGE 2, BALLINCURRY, CURRY
- Sale date
- Declared sale price
- €20,000.00
Recent sales in the wider Curry area
SAGURA, CURRY, CO SLIGO
- Sale date
- Declared sale price
- €70,000.00
CARROWILKEEN, CURRY, SLIGO
- Sale date
- Declared sale price
- €150,000.00
RATHMAGURRY, CURRY, SLIGO
- Sale date
- Declared sale price
- €70,000.00
CASHEL SOUTH, CURRY, SLIGO
- Sale date
- Declared sale price
- €135,000.00
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: €600 — 1% of €60,000.
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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 to 3,000 euro plus outlay and VAT.
- Land registration fees: approximately 400 to 800 euro depending on the registration type and property value.
- Property valuation fees: approximately 150 to 300 euro for a standard mortgage or independent valuation.
- Surveyor fees: approximately 500 to 1,200 euro, noting that a detailed structural survey is highly recommended given the property requires extensive refurbishment.
- Annual home insurance: approximately 350 to 700 euro, which may vary significantly depending on the extent of the refurbishment work and vacant property coverage.
Forum Talk
What people are saying about this area
- Locals in the Curry and Tubbercurry areas frequently discuss the potential of vacant property and derelict cottage refurbishment grants.
- Community forums often highlight the convenience of living near the N17 corridor while maintaining a quiet rural lifestyle.
- Proximity to Ireland West Airport Knock is regularly mentioned by residents as a positive logistical factor for the wider region.
- Rural property buyers in County Sligo often exchange advice on connecting roadside electricity and on-site water supplies to older dwellings.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children2/10
The property requires extensive refurbishment, which poses significant safety hazards for young children. Buyers should verify current safety conditions before occupancy.
- Teenagers2/10
With only two bedrooms and a small floor area of 65.63 square metres, space is very limited for teenagers. The remote location also offers little in terms of adolescent amenities.
- Multi-generational Living1/10
The compact 65.63 m² floor area and two-bedroom configuration make multi-generational living entirely impractical without a major extension.
- Single Buyers6/10
The affordable asking price of €60,000 provides an accessible entry point for single buyers willing to take on a significant project, though renovation financing should be verified.
- Couples5/10
Suits handy couples looking for a project home, but the extensive work required for the G-rated cottage demands a substantial budget and time commitment.
- Empty Nesters4/10
A small single-level footprint could appeal to empty nesters wanting a rural retreat, but the heavy repair work might prove daunting.
- Retirees3/10
The need for extensive refurbishment makes it unsuitable for retirees unless they can manage or oversee major construction work. Healthcare access should be investigated.
Work
3 areas- Remote Working5/10
The quiet rural environment suits remote working, but buyers must investigate the availability and speed of broadband connectivity in the area.
- Hybrid Commuting4/10
Being about 2 km from the N17 and 16 km from Ireland West Airport Knock offers some transit connectivity, but longer commutes to major cities are impractical.
- Retired4/10
Suitable for a quiet retirement lifestyle once fully refurbished, though proximity to medical services should be verified.
Practical
8 areas- Ageing in Place3/10
While the single-level cottage layout could theoretically suit ageing in place, the extensive renovations needed provide an opportunity to incorporate accessibility features.
- Low Maintenance1/10
The property requires extensive refurbishment across the structure and grounds, representing high maintenance and capital expenditure.
- Secure Gated Entry2/10
There is no existing secure gated entry, meaning security infrastructure would need to be installed by the buyer.
- Minimalist Design3/10
The small 65.63 m² footprint offers a compact space that could lend itself to minimalism once completely rebuilt.
- Flexible Floor Plans3/10
The current layout features a basic two-bedroom structure with limited flexibility unless walls are reconfigured during refurbishment.
- Heritage Home6/10
The detached cottage style carries traditional rural character, though its dilapidated state requires careful historical or structural restoration.
- Ecological Setup4/10
The 0.82-acre plot and rural setting allow for potential eco-friendly upgrades, though the current G BER rating indicates poor energy efficiency.
- Outdoor areas7/10
The 0.82-acre site provides generous outdoor space, though it currently requires clearing and landscaping as part of the overall project.
Interests
9 areas- Gardening8/10
The 0.82-acre plot provides ample outdoor space for enthusiastic gardeners to cultivate plots, landscaping, or grow vegetables.
- Walking7/10
The quiet rural roads around Ballincurry offer pleasant environments for casual walking and exploring the countryside.
- Gym2/10
There are no fitness facilities nearby, requiring travel into larger towns for gym access.
- Cycling6/10
Quiet local roads suit cycling enthusiasts, though the regional roads connecting to the N17 carry higher-speed traffic.
- Golf3/10
Golf courses are scarce in the immediate rural vicinity, requiring travel to nearby towns for facilities.
- Fishing5/10
The rural setting in Sligo may offer proximity to local rivers and angling spots, though buyers should verify specific local fishing rights.
- Horse Riding5/10
The rural plot size and country roads could accommodate equine interests, subject to setting up appropriate stables and paddock fencing.
- Water Sports1/10
There are no major water sports facilities or suitable water bodies immediately nearby.
- Entertaining3/10
The current state of the cottage and limited interior space make entertaining guests impossible until extensive renovations are completed.
Lifestyle
5 areas- Quiet Living9/10
Situated in a pleasant and quiet rural setting in Ballincurry, providing a peaceful environment away from heavy urban noise.
- Rural Living10/10
Set on 0.82 acres in a rural location with associated turbary rights, offering a true countryside lifestyle experience.
- Village Living6/10
Curry Village is approximately 4 kilometres away, offering convenient access to local village amenities while maintaining a country feel.
- Coastal Living1/10
The location is inland in County Sligo and offers no proximity or connection to coastal environments.
- Urban Living1/10
This is a strictly rural location far removed from urban centers, with Tubbercurry being the nearest modest town.
Social
6 areas- Community Involvement5/10
Rural communities like Curry offer local engagement opportunities through community groups, though integration requires active participation.
- Café Culture2/10
Café culture is virtually non-existent in the immediate rural townland, requiring trips into nearby villages or towns.
- Nightlife1/10
There is no local nightlife to speak of in this rural setting.
- Health/Wellness groups2/10
Formal wellness groups are sparse locally and typically found in larger urban settlements.
- Networking Opportunities1/10
The rural location offers minimal professional networking opportunities.
- Tech-Hub Connectivity1/10
There are no local tech hubs, meaning remote connectivity relies entirely on home internet infrastructure.
Listing information
- Agent
- Murphy & Sons Auctioneers Ltd
- Phone
- 071 914 2118
- Current status
- active
- Published on HouseDelve
- 27 October 2026
- Correction
- Report an issue
HD-18A759HouseDelve · 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.