Ballyweelin, Rosses point, Sligo
€250,000
What you'll like:
- Exclusive coastal enclave: Set amid one of County Sligo's most sought-after locations, this site guarantees long-term neighborhood desirability and strong prestige value for any future development.
- Generous land size: Extending to approximately 1.16 acres, the holding provides ample space for a substantial bespoke residence, extensive gardens, and privacy buffers.
- Private shoreline access: Enjoying direct access to its own private stretch of coastline, the property offers a rare waterfront lifestyle suited for marine and nature enthusiasts.
- Breathtaking water vistas: The land commands uninterrupted, panoramic views across Sligo Bay, delivering a dynamic and visually stunning daily natural backdrop.
- Iconic mountain views: The property frames dramatic sights toward the legendary silhouette of Knocknarea, enhancing the unique aesthetic appeal of the landscape.
- Strategic prime location: Positioned perfectly between the vibrant seaside village of Rosses Point and Sligo Town, it balances peaceful seclusion with everyday accessibility.
- Proximity to championship golf: Being minutes away from world-class links golf courses provides exceptional leisure and lifestyle benefits for sports enthusiasts.
- Yacht club nearby: The closeness to local sailing and yacht club facilities makes this spot exceptionally convenient for boating and water sports hobbyists.
- Sandy beaches close by: Renowned local sandy beaches are just minutes away, offering fantastic recreational options for families and outdoor lovers alike.
- Short drive to town: Sligo Town is accessible in approximately a 10-minute drive, ensuring full convenience for shopping, dining, and professional services.
- Established local amenities: Essential schools, healthcare providers, retail shops, and cultural attractions are within easy reach, supporting comfortable year-round living.
- Custom design potential: Buyers have a blank canvas opportunity to construct a tailored, architectural masterpiece designed specifically to maximize the marine outlook.
- High privacy levels: The generous acreage combined with the coastal positioning creates a secluded sanctuary shielded from heavy passing traffic.
- Natural scenic beauty: The surrounding environment features an ever-changing seascape and dramatic skies, delivering an unmatched sense of tranquility and peace.
- Strong asset uniqueness: Waterfront parcels of this scale in this specific coastal pocket rarely come to market, ensuring robust long-term capital preservation.
- Accessible main route: Situated just off the R291 and approximately 1 kilometer from Rosses Point Village, road connectivity to local hubs is straightforward.
- Vibrant community atmosphere: The surrounding coastal area is known for a welcoming local culture, excellent dining spots, and an active community calendar.
- Outdoor lifestyle paradise: The location supports an active lifestyle with endless opportunities for walking, swimming, sailing, and exploring the dramatic northwest coastline.
- Compact commuting distance: The convenient 10-minute proximity to Sligo Town allows for an easy commute for work, schooling, or social engagements.
- Landmark property status: Securing a site with private shoreline access establishes a truly rare residential footprint that will always remain exclusive.
But keep in mind:
- Uncertain planning permission: Buyers must verify whether obtaining residential planning consent on this specific coastal site is feasible given local zoning and environmental policies.
- Exposed coastal climate: The waterfront position exposes the property to harsh Atlantic winds and salt spray, which can increase long-term building maintenance costs.
- Erosion risk assessment: Due diligence should include a professional coastal erosion study to ensure the long-term stability of the private shoreline boundary.
- Potential environmental restrictions: Being directly on the coast may attract strict conservation designations or habitat regulations that could limit construction scopes.
- Unspecified structural costs: Because no existing dwelling is detailed, a buyer faces an open-ended financial commitment to design, build, and connect all services.
- Connection to utilities: Buyers need to thoroughly investigate the proximity and availability of mains water, electricity, and sewage connections to the boundary.
- Wastewater treatment requirements: Given the rural-coastal setting, a site-specific percolation test will be necessary to determine if a private septic system is viable.
- Lack of BER rating: The absence of a Building Energy Rating indicates that any future home must be engineered from scratch to meet modern energy efficiency standards.
- Unknown exact boundaries: A detailed legal mapping check is essential to confirm the precise extent of the private shoreline and avoid any title ambiguities.
- High construction premiums: Building a bespoke coastal home often incurs higher labor, material, and engineering costs compared to purchasing an existing structure.
- Public right-of-way checks: Buyers must ensure there are no historical public access paths or coastal rights of way crossing the private shoreline section.
- Potential local planning restrictions: Strict local housing need rules in County Sligo might restrict who is eligible to successfully obtain planning permission on vacant land.
- Surface water drainage: Due to proximity to the bay, professional drainage engineering will be critical to manage heavy rainfall and prevent pooling on the acreage.
- Lack of foundational data: The listing lacks specifics on soil composition, requiring comprehensive geotechnical site investigations prior to finalizing a purchase.
- Insurance cost factors: Waterfront locations can sometimes attract higher property insurance premiums or exclusions related to storm and coastal flood damage.
- Access road width limits: The approach via local roads off the R291 should be inspected to ensure heavy construction vehicles can safely access the site.
- Future climate vulnerability: Long-term sea-level rise projections for coastal regions should be factored into the architectural planning of any new dwelling.
- Absence of baseline fixtures: Zero existing infrastructure means carrying carrying costs and project management burdens throughout a multi-year development cycle.
- Market liquidity risks: Vacant land parcels tied to custom development are subject to shifting construction financing conditions and economic cycles.
- Detailed surveyor review needed: An independent structural and environmental surveyor must evaluate the land thoroughly to uncover any hidden topographical constraints.
Price positioning
?
- Local transactional records for coastal plots and residential land parcels in the immediate vicinity show historical and recent sales broadly aligning with entry-level land pricing brackets.
- The asking price of two hundred fifty thousand euros reflects a rare shoreline land offering spanning over one acre without an existing habitable dwelling structure attached.
- Prospective purchasers should independently investigate potential planning restrictions, local zoning regulations, and connection costs for essential utility services on the coastal site.
- Wider residential transactions in the surrounding Rosses Point enclave consistently achieve substantially higher figures, though those comparisons typically feature fully constructed and finished homes.
Build Analysis
What we know from similar construction types
- The listing describes a coastal site extending to approximately 1.16 acres with direct access to a private stretch of shoreline, presenting an opportunity to create a bespoke coastal home.
- Given the proximity to the coastline and marine environments, a buyer should investigate potential exposure to high winds, salt spray corrosion, and potential coastal erosion risks.
- A prospective buyer should verify local planning permissions, zoning restrictions, and environmental designations (such as protected coastal habitats or views) that might impact the feasibility or scope of designing and constructing a new residential build on the land.
Heating cost*
Estimated expense to heat this property every year
- Annual heating cost: Not applicable or unable to estimate as the listing is for an undeveloped coastal site rather than a constructed residential dwelling with a BER rating or heating system.
Pollution Safe
9/10Environmental situation to investigate
- The location sits in a scenic, predominantly rural and coastal residential area well away from major heavy industrial zones, large-scale waste incinerators, or active heavy landfills.
- Any legacy agricultural or local runoff concerns should be independently verified by the buyer, though no major regional contamination red flags are prominently associated with this immediate stretch of coastline.
Flood Safe
6/10Water overflow reports to follow up
- Because the property is explicitly described as a shoreline site featuring direct access to a private stretch of coastline along Sligo Bay, it is inherently positioned in a coastal zone exposed to marine elements.
- Buyers should investigate local tidal mapping, wave action exposure, and potential coastal erosion or flood risks associated with low-lying waterfront topography.
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 Rosses Point area
WEMBLEY LODGE, ROSSES POINT, SLIGO
- Sale date
- Declared sale price
- €800,000.00
LOWER ROSSES, ROSSES POINT, SLIGO
- Sale date
- Declared sale price
- €160,000.00
LOWER ROSSES, ROSSES POINT, SLIGO
- Sale date
- Declared sale price
- €200,000.00
SPINNAKER VIEW, ROSSES POINT, SLIGO
- Sale date
- Declared sale price
- €835,000.00
BALLYWEELIN, ROSSES POINT, SLIGO
- Sale date
- Declared sale price
- €1,680,000.00
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 €2,500 based on the 1% residential rate for a property priced at €250,000, though buyers should verify if a higher non-residential or site-specific rate applies given that the listing is for a coastal site.
- Solicitor legal fees: Roughly €1,500 to €2,500 (plus VAT and outlays) for conveyancing services.
- Land registration fees: Around €700 for registering ownership transfer with Tailte Éireann (Property Registration Authority), plus an additional €175 if a mortgage is involved.
- Property valuation fees: Between €150 and €300 if required by a lending institution.
- Surveyor fees: Approximately €350 to €600 depending on the scope of the structural survey or mapping requirements for the site.
- Annual home insurance: Roughly €400 to €800 per year for standard building insurance coverage, varying based on final rebuild costs and location exposure.
Forum Talk
What people are saying about this area
- Locals and community forums frequently highlight Rosses Point as one of County Sligo's premier and most tightly held coastal locations.
- Discussions often center around the exceptional scenic views of Sligo Bay, Knocknarea, and the local championship golf links.
- Residents note that properties with direct shoreline access or coastal frontage rarely come to market, commanding high local interest.
- Community commentary frequently mentions the balance of a peaceful, rural-feeling seaside enclave located just a short drive from Sligo Town amenities.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The generous 1.16-acre site provides ample room for children to play outdoors, though buyers should verify safety measures given the direct private shoreline access.
- Teenagers6/10
Proximity to Rosses Point village and Sligo Town offers access to activities, but teenagers might find the immediate rural/coastal isolation somewhat quiet.
- Multi-generational Living7/10
The large site size offers fantastic potential to build a substantial bespoke home or secondary accommodation, subject to planning permissions.
- Single Buyers4/10
As a vacant site requiring a full build from scratch for €250,000 plus construction costs, it may present a heavy project burden for a single buyer.
- Couples8/10
An incredible opportunity for couples looking to design and build their dream scenic coastal retreat together.
- Empty Nesters7/10
Provides a peaceful, scenic environment for retirement or downsizing to a custom-built home, though managing a 1.16-acre plot requires consideration.
- Retirees7/10
The serene setting near Rosses Point appeals heavily to retirees wanting coastal views and tranquility, provided they plan for low-maintenance landscaping.
Work
3 areas- Remote Working7/10
An inspiring environment to work from home, though buyers should verify local broadband and high-speed internet infrastructure availability.
- Hybrid Commuting6/10
Conveniently situated about 10 minutes from Sligo Town, making hybrid work feasible if commuting locally or regionally.
- Retired9/10
An idyllic setting to build a permanent or retirement residence overlooking Sligo Bay.
Practical
8 areas- Ageing in Place5/10
While a custom single-level home could be designed for accessibility, the remote nature of a vacant site requires careful planning for long-term medical proximity.
- Low Maintenance3/10
Managing a 1.16-acre plot, coastal weather exposure, and undertaking a blank-canvas construction project entail high initial maintenance and effort.
- Secure Gated Entry5/10
As a bare site, any security measures, boundaries, and gated entries will need to be entirely designed and installed by the buyer.
- Minimalist Design8/10
The expansive open views and natural surroundings lend themselves perfectly to clean, modern architectural designs.
- Flexible Floor Plans10/10
Selling as a site with an opportunity to create a bespoke home means total freedom in designing the floor plan.
- Heritage Home1/10
This is a vacant land opportunity rather than an existing historical or heritage structure.
- Ecological Setup7/10
Ample land space allows for eco-friendly building practices, renewable energy integration, and sensitive coastal landscaping.
- Outdoor areas10/10
Features an impressive 1.16-acre footprint with direct private shoreline access and panoramic views of Sligo Bay.
Interests
9 areas- Gardening8/10
The 1.16-acre plot offers expansive outdoor space for landscaping and gardening projects tailored to a coastal climate.
- Walking9/10
Direct access to private shoreline and proximity to the scenic walks and sandy beaches of Rosses Point.
- Gym4/10
Fitness facilities will require a drive into Sligo Town as none are immediately on your doorstep.
- Cycling8/10
The stretch along the R291 between Rosses Point and Sligo Town provides scenic routes for cycling enthusiasts.
- Golf10/10
Exceptionally well-located just minutes away from renowned championship golf links in Rosses Point.
- Fishing9/10
Direct private shoreline access opens up immediate opportunities for coastal fishing and marine appreciation.
- Horse Riding6/10
Coastal and rural surroundings offer potential paths, though equestrian facilities would need to be sourced nearby.
- Water Sports9/10
Proximity to the local yacht club, sandy beaches, and direct shoreline access makes this ideal for water sports enthusiasts.
- Entertaining8/10
A custom-built home on this landmark coastal site would provide a spectacular backdrop for hosting guests.
Lifestyle
5 areas- Quiet Living9/10
Set in a peaceful and exclusive coastal enclave with private shoreline access and breathtaking views of Sligo Bay.
- Rural Living8/10
A substantial 1.16-acre plot offering a private, rural-style environment just outside the village.
- Village Living8/10
Located just 1km from the vibrant seaside village of Rosses Point and its local amenities.
- Coastal Living10/10
Features direct private shoreline access, sweeping views across Sligo Bay towards Knocknarea, and proximity to sandy beaches.
- Urban Living5/10
While Sligo Town is only a 10-minute drive away, the immediate location is distinctly natural and scenic rather than urban.
Social
6 areas- Community Involvement7/10
Close proximity to the tight-knit and welcoming coastal community of Rosses Point.
- Café Culture7/10
Rosses Point village and Sligo Town offer a selection of local cafes and dining options just minutes away.
- Nightlife5/10
Local village pubs provide a welcoming atmosphere, but extensive nightlife requires heading into Sligo Town.
- Health/Wellness groups6/10
Community-focused wellness and sports groups are accessible in nearby Rosses Point and Sligo.
- Networking Opportunities4/10
The immediate setting is private and residential, meaning professional networking requires traveling into Sligo Town.
- Tech-Hub Connectivity4/10
This is a rural coastal site rather than an urban tech hub, so tech networking is minimal locally.
Listing information
- Agent
- Agent details not available.
- Published on HouseDelve
- 2 September 2026
- Correction
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HD-9FA4DDHouseDelve · 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.