Ballyheady Bridge, Killarah, Co. CavanH14C981
€110,000
4 Bed~1 Bath~BER G
What you'll like:
- Scenic riverside setting: The detached cottage overlooks the Woodford River, offering a picturesque and tranquil natural backdrop that could significantly enhance the long-term lifestyle appeal for future occupants.
- Generous internal space: Extending to approximately 144 square meters, the dwelling provides a substantial footprint with four bedrooms, offering ample room for a growing family or visitors.
- Attractive entry pricing: With an asking price of just €110,000, the property represents an affordable acquisition opportunity for buyers looking to enter the rural detached housing market.
- Substantial floor area: Providing around 1,550 square feet of accommodation, the building delivers significantly more interior volume than typical entry-level fixer-uppers at this price point.
- Four bedroom layout: The functional configuration includes four separate sleeping quarters, accommodating diverse living arrangements, home office setups, or multi-generational family needs.
- Open plan living: The ground floor incorporates an open-plan kitchen, living, and dining area, creating a contemporary communal hub suited to modern family interaction.
- Dedicated utility space: A separate utility room provides practical containment for laundry appliances, helping to keep the main kitchen area organized and clutter-free.
- Additional storage capacity: The inclusion of a dedicated ground floor storeroom and first-floor hot press ensures convenient household organization and linen management.
- Dual living areas: Featuring both a main lounge and an open living space, the layout offers functional zoning options for entertaining guests or relaxing separately.
- Private outdoor grounds: Sited on approximately 0.27 hectares, the property includes an enclosed rear garden that offers secure outdoor space for pets, children, or gardening.
- Side vehicular access: The availability of side access facilitates easier delivery of construction materials during renovations and convenient off-street parking development.
- Vacant possession ready: Offered with vacant possession, the transaction can proceed without delays related to tenant evictions or ongoing vendor occupancy issues.
- Proximity to town: Located only about five kilometers from Ballyconnell town, residents enjoy quick access to essential everyday retail, dining, and commercial services.
- Local educational facilities: The nearby town provides local schools, reducing daily school-run commute times for families with children residing at the property.
- Recreational amenities: Proximity to Ballyconnell grants convenient access to local sports clubs, bars, and community amenities, supporting an active local lifestyle.
- Stable asking price: Recorded historical data shows the asking price has remained stable at €110,000 without upward adjustments, indicating a straightforward vendor pricing approach.
- Renovation blank canvas: Being in need of refurbishment allows the buyer to completely customize the interior finishes, heating systems, and layout to personal taste.
- Rural privacy balance: The countryside location combines peaceful isolation with manageable proximity to civilization, striking an appealing balance for rural-seeking purchasers.
- Potential capital uplift: Successfully executing a comprehensive modernization program could substantially increase the overall market value relative to the low initial purchase cost.
- Independent oil heating: The presence of an existing oil-fired central heating system provides a baseline skeleton for future thermal upgrades or boiler replacements.
But keep in mind:
- Extensive refurbishment required: The property is explicitly noted as being in need of total refurbishment, meaning buyers must budget heavily for structural and cosmetic overhauls.
- Extremely poor BER: Holding a G energy rating, the dwelling is thermally inefficient and will require significant insulation and heating upgrades to achieve habitable standards.
- High energy consumption risk: The rating of 390.77 kWh/m2/yr indicates severe heat loss, which will result in exorbitant utility bills until major energy retrofits are completed.
- Hidden structural liabilities: Vacant older cottages frequently conceal dampness, timber rot, or roof damage that can escalate renovation costs well beyond initial estimates.
- Wastewater system uncertainty: Buyers must urgently verify the condition and compliance of the private septic tank or sewage treatment arrangements serving the rural site.
- Water supply verification: The buyer's solicitor should confirm whether the property relies on a private well or public mains, checking water potability and pressure.
- River flood risk: Due to its close proximity to the Woodford River, purchasers must investigate historical flood levels and secure comprehensive structural flood insurance.
- Significant capital outlay: Combining the purchase price with extensive renovation costs means the total capital commitment could approach the valuation of turnkey homes.
- Plumbing and wiring overhaul: The age and condition suggest that complete rewiring and replumbing will be necessary to meet modern safety and building regulations.
- Single bathroom limitation: Despite offering four bedrooms, the house currently features only one bathroom, creating potential morning bottlenecks for a large family.
- Uncertain floor plan flow: The existing layout may feel dated or compartmentalized, potentially requiring wall removals that could impact structural load-bearing elements.
- No floor area guarantee: The exact floor area is not formally verified by official architectural surveys, meaning buyers should independently measure the precise internal dimensions.
- Property type ambiguity: The exact legal classification and construction type are unspecified in listing data, requiring careful technical inspection by a chartered surveyor.
- Site boundary verification: The exact boundaries of the 0.27-hectare plot must be confirmed via mapping to prevent future land disputes with neighboring landowners.
- Planning permission hurdles: Any structural extensions or major exterior alterations will require local authority planning compliance, adding time and administrative costs.
- Construction labor shortage: Sourcing reliable builders and tradespeople for rural renovation projects can lead to severe timeline delays and inflated labor expenses.
- Temporary alternative accommodation: The scale of the required refurbishment makes the property uninhabitable during construction, necessitating temporary rental costs for the buyer.
- Financing restrictions: Mortgage lenders frequently withhold funds or refuse standard loans for properties with G energy ratings until essential modernization works are completed.
- Limited local transport: The rural setting near Ballyconnell implies a heavy reliance on private motor vehicles for daily commuting and accessing secondary services.
- Zero price negotiation history: The absence of recorded price reductions suggests the seller may hold a firm position, potentially limiting immediate negotiation margins.
Price positioning
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- The asking price of €110,000 for this detached four-bedroom cottage appears moderately positioned below typical market expectations, primarily due to the extensive refurbishment requirements signalled by its poor G energy rating and vacant possession status.
- Valuation signals indicate a distressed or heavy fixer-upper asset where the low entry cost directly reflects substantial capital expenditure needed to bring the 1,550 square foot dwelling up to modern habitation and energy efficiency standards.
- Potential factors that could undermine this pricing include hidden structural defects or prohibitive contractor costs, while supportive factors involve scenic river views and a manageable site size offering long-term upside after renovation.
- Recorded listing snapshots show the asking price has remained stable at €110,000 without reduction, suggesting the seller is testing baseline online auction interest before engaging in aggressive price discovery or negotiation.
Build Analysis
What we know from similar construction types
- The property is a detached four-bedroom cottage extending to approximately 144 sq. m (1,550 sq. ft) on a 0.27-acre site.
- The listing explicitly states the property is in need of refurbishment, indicating that a buyer should expect to undertake significant capital expenditure to bring the dwelling up to modern living standards.
- The layout includes an open-plan kitchen/living/dining room, utility, storeroom, lounge, bedroom, and bathroom on the ground floor, with three additional bedrooms and storage/hot press upstairs.
- A buyer should investigate the structural integrity, damp levels, roof condition, and the state of the oil-fired central heating system and electrical wiring, given the vacant and refurbished nature of the cottage.
- Due to its location overlooking the Woodford River, a buyer should verify potential flood risks and check if any historical flooding has affected the site or structures.
- Planning and compliance checks should be conducted regarding any previous extensions or alterations, as well as verifying wastewater treatment systems (such as septic tank registration and condition).
Retrofit Cost*
Possible renovating / insulating expenditure
- The property holds a G BER rating, which is the lowest energy rating band and indicates very poor thermal performance.
- Bringing a vacant 144 sq. m cottage of this age and energy rating to a modern B2 or A BER standard typically requires a comprehensive deep-retrofit.
- Estimated costs for a full deep retrofit—including extensive external wall insulation, roof insulation, window and door replacements, installation of a heat pump or upgraded heating system, and airtightness measures—are expected to range between €60,000 and €90,000 or more, depending on the extent of structural repairs and finishes required.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 2,500 to 3,500 euro.
- Explanation: The property features an oil-fired central heating system but carries a very poor BER rating of G with a high energy consumption of 390.77 kWh/m2/yr. Combined with the need for refurbishment and a floor area of approximately 144 sq. m, energy inefficiency will result in significantly elevated heating expenses.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
6/10Water overflow reports to follow up
- The listing notes that the property overlooks the Woodford River, which indicates proximity to a watercourse and warrants careful flood-risk assessment.
- Prospective buyers are advised to check local historical flood records and consult environmental agencies to determine if the site or access routes are vulnerable to seasonal high water levels.
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 Killarah 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: €1,100 — 1% of €110,000.
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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: estimated between 1,500 and 3,000 euro plus VAT.
- Land registration fees: estimated between 400 and 800 euro depending on property value and registration type.
- Property valuation fees: estimated between 150 and 250 euro.
- Surveyor fees: estimated between 500 and 1,000 euro for a structural survey.
- Annual home insurance: estimated between 350 and 700 euro depending on the level of coverage and property condition.
Forum Talk
What people are saying about this area
- Local discussions highlight Ballyconnell and surrounding rural areas as peaceful locations with strong community engagement and scenic natural amenities.
- Residents frequently discuss local infrastructure maintenance, noting that rural bridges and regional roads occasionally require updates to accommodate increased traffic.
- Community groups often share updates on local river activities and angling along the Woodford River network.
- Property refurbishment projects are a common topic among local forums, with residents sharing advice on rural building upgrades and energy-efficiency grants.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children3/10
The property requires extensive refurbishment, which presents significant safety hazards for young children until all renovation works are fully completed.
- Teenagers4/10
Four bedrooms provide adequate sleeping space, but the remote rural location and need for major modernization may not appeal to teenagers seeking proximity to activities.
- Multi-generational Living3/10
With only one bathroom and a layout that needs complete updating, multi-generational living would be challenging without substantial reconfiguration.
- Single Buyers5/10
At an asking price of €110,000, it offers an affordable entry point for a single buyer willing to take on a significant project, though renovation financing should be investigated.
- Couples6/10
Provides a rewarding renovation project for a couple with DIY skills or a construction budget, overlooking the scenic Woodford River.
- Empty Nesters4/10
Managing a major refurbishment project and maintaining a detached rural property may not suit empty nesters looking for an easy, low-stress transition.
- Retirees3/10
Given the poor BER rating of G and the need for comprehensive refurbishment, retirees should carefully consider the physical and financial demands of the project.
Work
3 areas- Remote Working5/10
A rural setting is ideal for quiet home-working, but buyers must verify local broadband speeds and infrastructure quality.
- Hybrid Commuting3/10
The rural Cavan location involves longer travel times to major employment hubs, making frequent hybrid commuting demanding.
- Retired6/10
Suits retirement for those seeking a quiet rural retreat, provided they are prepared for property maintenance and renovation oversight.
Practical
8 areas- Ageing in Place3/10
A two-story cottage with stairs, a single bathroom, and a remote location presents challenges for ageing in place without significant adaptation.
- Low Maintenance1/10
The property is explicitly described as in need of refurbishment and carries a G BER rating, requiring extensive immediate maintenance and capital expenditure.
- Secure Gated Entry3/10
Features side access and an enclosed rear garden, but private gated entry security would need to be installed by the buyer.
- Minimalist Design4/10
The traditional cottage structure offers a blank canvas for those wishing to implement a minimalist interior during renovation.
- Flexible Floor Plans5/10
Spanning approximately 144 sq. m, the detached layout provides scope for reconfiguration during the required refurbishment works.
- Heritage Home7/10
A traditional detached four-bedroom cottage offering classic character, though structural and energy upgrades are necessary.
- Ecological Setup2/10
Currently features an oil-fired central heating system and a poor G BER rating, indicating significant scope for energy efficiency improvements.
- Outdoor areas7/10
Sits on a site of approximately 0.11 hectares (0.27 acres) with an enclosed rear garden and river views, offering great potential for outdoor living once landscaped.
Interests
9 areas- Gardening7/10
The site area extends to approximately 0.27 acres, offering ample outdoor space to develop gardens or landscaping.
- Walking7/10
The scenic rural surroundings and proximity to the Woodford River provide pleasant local walking routes.
- Gym2/10
Dedicated fitness facilities are located further away in nearby towns, requiring regular travel.
- Cycling6/10
Quiet rural roads offer cycling opportunities, though lack of dedicated cycle lanes and local traffic conditions should be verified.
- Golf5/10
County Cavan features several regional golf courses, though access depends on travel to surrounding areas.
- Fishing9/10
The property directly overlooks the Woodford River, making it an exceptional location for fishing enthusiasts.
- Horse Riding5/10
Rural roads and open countryside offer potential for equestrian pursuits, subject to local stable availability.
- Water Sports6/10
Overlooking the Woodford River provides good access for river-based activities like kayaking or boating, depending on local conditions.
- Entertaining4/10
The current layout requires complete refurbishment before it is suitable for hosting guests comfortably.
Lifestyle
5 areas- Quiet Living9/10
Located near Ballyheady Bridge in Co. Cavan, overlooking the Woodford River, providing a peaceful and scenic rural setting.
- Rural Living9/10
Set on approximately 0.27 acres roughly 5km from Ballyconnell town, offering a true countryside lifestyle.
- Village Living5/10
While not directly in a village, local amenities are accessible about 5km away in Ballyconnell.
- Coastal Living1/10
This is an inland rural property in County Cavan with no proximity to the coast.
- Urban Living1/10
The location is entirely rural and remote from major urban centers.
Social
6 areas- Community Involvement5/10
Engagement relies on connecting with the broader community in nearby Ballyconnell and surrounding rural networks.
- Café Culture3/10
Local café options are limited locally and require traveling into nearby towns.
- Nightlife2/10
Rural location means local nightlife is restricted to traditional pubs in neighboring settlements.
- Health/Wellness groups3/10
Access to organized health and wellness classes will necessitate travel to larger local centers.
- Networking Opportunities2/10
Professional networking is minimal in this countryside location, relying heavily on remote connectivity.
- Tech-Hub Connectivity2/10
Remote from urban tech hubs, meaning connectivity relies entirely on home internet performance.
Listing information
- Agent
- BidX1 Ireland Ltd
- Phone
- 01 6673388
- Current status
- active
- Published on HouseDelve
- 21 September 2026
- Correction
- Report an issue
HD-CCFBC4HouseDelve · 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.