Lot 3, Bantrach, Ballinahown, Inverin, Co. GalwayH91W4FH
€30,000
2 Bed~1 Bath~77 m²~BER D2
What you'll like:
- Affordable entry price: The asking price has seen a substantial reduction down to thirty thousand euros, presenting an unusually accessible entry point for buyers interested in acquiring regional agricultural land.
- Multiple individual parcels: The offering includes four distinct agricultural plots distributed across the locality, providing versatile management options for farming activities or localized land use requirements.
- Substantial commonage shares: Buyers acquire one twentieth undivided shares in three extensive commonage areas, significantly expanding the overall theoretical footprint of the holding in a scenic location.
- Scenic Connemara setting: Situated in the heart of South Connemara, the plots benefit from attractive natural surroundings, including parcels that directly border a tranquil local lake setting.
- Traditional boundary walls: Several of the individual land plots feature established traditional stone wall boundaries, preserving local heritage character and providing defined physical demarcations for the property.
- Expansion for locals: The holding presents an ideal opportunity for adjoining or nearby landowners looking to conveniently extend their existing agricultural operations or consolidate local land interests.
- Lake bordering potential: One of the larger parcels features a scenic lakeside position, offering a picturesque backdrop and potential opportunities for environmental appreciation or specialized agricultural uses.
- Compact plot sizes: Individual sections range from approximately zero point three five to zero point eight four hectares, making them manageable for localized grazing or seasonal fodder production.
- Desirable regional location: Located within the Inverin and Ballinahown area, the plots enjoy proximity to coastal communities while remaining nestled within a peaceful rural West of Ireland landscape.
- Clear folio documentation: The lands are properly registered across specific stated folios, ensuring that legal ownership boundaries and fractional commonage shares are transparently mapped for prospective bidders.
- Potential for improvement: Certain sections of the land offer clear scope for agricultural reclamation and targeted pasture improvement, which could eventually enhance overall grazing productivity and utility.
- Online auction accessibility: The scheduled digital auction format allows interested parties to register, submit security deposits, and participate in competitive bidding remotely from anywhere in the country.
- Motivated seller signals: The dramatic downward revision in the asking price suggests a highly motivated vendor keen to secure a definitive sale during the upcoming scheduled auction event.
- Direct road access: Multiple parcels benefit from direct access via local roadways and narrow lanes, facilitating straightforward entry for agricultural machinery, livestock transport, or inspection visits.
- Proximity to amenities: The general area is within accessible driving distance of local conveniences, regional studios, and coastal roadways connecting directly towards vibrant Galway City.
- Fragmented portfolio flexibility: Owning multiple separate plots allows a purchaser to utilize different sections for varied agricultural purposes, such as seasonal grazing, hay cutting, or storage.
- Established regional reputation: The marketing is handled by a well-known local auctioneer with extensive regional expertise, offering confidence regarding the administrative handling of the transaction process.
- Undivided share value: The combined equivalent area of the commonage shares totals approximately fifteen hectares, providing substantial supplemental rough grazing rights relative to the modest asking price.
- Defined auction timeline: The fixed auction date creates a transparent, time-bound acquisition process, eliminating prolonged waiting periods and enabling a definitive outcome for serious purchasers.
- Local infrastructural links: The property is conveniently reached via established regional routes from Galway City, ensuring that inspection and future management visits remain relatively straightforward.
But keep in mind:
- Fragmented parcel layout: The landholding is entirely dispersed across four separate locations and multiple commonage shares, making daily operational management, fencing maintenance, and livestock movement challenging.
- Commonage governance complexity: Holding undivided shares in large commonage areas requires cooperation with numerous other stakeholders, which can complicate flock management, destocking rules, and general usage rights.
- Significant price volatility: Recorded tracking data shows a drastic sixty-seven thousand euro price drop from an initial higher figure, which warrants careful due diligence regarding prior interest or valuation accuracy.
- Restricted physical access: Certain land parcels rely on access via narrow lanes and commonage ground, which may prove difficult to navigate with heavy agricultural machinery or large livestock trailers.
- Rough grazing limitations: Much of the land and commonage consists of rough terrain typical of Connemara, meaning agricultural output will be very limited without substantial capital investment in reclamation.
- Auction deposit pressure: Successful bidders must immediately pay a ten percent deposit and sign binding contracts on the auction day, leaving no room for post-auction financing delays or surveys.
- No residential dwelling: The property consists purely of agricultural land and commonage shares with no residential building or farmyard structure included to support immediate operational or living needs.
- Lack of utility services: The plots completely lack modern services such as electricity, mains water supplies, or drainage infrastructure, restricting their use strictly to basic agricultural or amenity purposes.
- Title verification required: Buyers must carefully verify all folio boundaries, right-of-way permissions, and exact commonage entitlements with their legal representative prior to placing any binding auction bids.
- Overgrown vegetation risk: Unattended plots may be heavily overgrown with gorse, bracken, or rushes, requiring considerable manual or mechanical clearance before achieving any viable agricultural productivity.
- Seasonal waterlogging: Parcels bordering lakes or low-lying areas may be prone to seasonal flooding or high water tables, severely limiting winter grazing availability and machinery access.
- Fencing boundary ambiguities: Traditional stone walls may be dilapidated or missing in sections, requiring the buyer to invest in new fencing to properly contain livestock and avoid neighbor disputes.
- Strict bidding registration: Prospective bidders must complete online registration and lodge security deposits well ahead of the auction date, meaning last-minute participation is effectively restricted.
- Complex legal description: The inclusion of multiple folios and fractional shares creates a legally intricate conveyance that demands thorough solicitor review to ensure no hidden encumbrances exist.
- Limited standalone viability: Individual small plots may be too small to operate as independent economic farming units, making them primarily useful only as supplementary land for existing local farmers.
- Exposed weather conditions: The South Connemara coastal and lake environment exposes the lands to heavy Atlantic winds and high rainfall, which can adversely impact crop growth and livestock sheltering.
- Uncertain market demand: The steep price reduction could indicate weak initial market demand or specialized buyer criteria, meaning future resale liquidity for fragmented land parcels might be low.
- Right of way disputes: Access tracks crossing third-party or commonage lands should be thoroughly checked for legally enforceable rights of way to prevent future landlocked access disputes.
- Lack of interior inspections: As vacant land without buildings, traditional structural surveys do not apply, shifting all risk entirely onto environmental, topographical, and legal title due diligence.
- Pre-auction offer risks: The vendor reserves the right to accept pre-auction offers, meaning interested buyers could lose the opportunity to bid if they rely solely on waiting for the formal auction date.
Price positioning
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- The asking price was substantially reduced from an initial higher figure to the current level, indicating a shift towards a more realistic reserve strategy designed to stimulate competitive bidding at the upcoming online auction event.
- Valuation signals reflect the specialized nature of the offering, comprising fragmented agricultural plots and fractional commonage shares rather than a standalone residential dwelling, which inherently limits the broader buyer pool.
- The low guide price could be supported by localized interest from neighboring landowners seeking expansion, though it might be undermined by the complexities of managing undivided shares and remote plot locations.
- Overall, the asking price appears positioned below typical rural land parcels of similar aggregate acreage, reflecting a deliberate marketing approach to encourage strong engagement and competitive interest from local purchasers.
Build Analysis
What we know from similar construction types
- The listing details describe an agricultural landholding with undivided commonage shares rather than a residential dwelling, despite automated property statistics indicating a 2-bedroom, 1-bathroom house of 77 m².
- A prospective buyer must verify the exact legal nature of the property titles, folio boundaries, rights of way, and access arrangements across the various dispersed land parcels and commonage areas.
- Due to the D2 BER rating attributed in the property data, any future or existing structures on the lands would require investigation regarding insulation, heating systems, and overall compliance with building energy regulations.
Retrofit Cost*
Possible renovating / insulating expenditure
- A deep retrofit for a property of approximately 77 m² with a D2 BER rating typically ranges from €30,000 to €50,000, depending on the extent of works required such as upgrading wall insulation, installing high-efficiency heating systems, and replacing windows and doors to achieve a B2 or A-rating.
Heating cost*
Estimated expense to heat this property every year
- Not applicable: 0 euro because the property consists of agricultural land parcels and commonage shares with no residential structure or heating system present.
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
6/10Water overflow reports to follow up
- The property offering consists of dispersed agricultural lands and commonage shares in South Connemara rather than a residential dwelling, meaning direct flood risk to living structures is not applicable.
- Certain land parcels are described as bordering a lake and low-lying rural terrain, which naturally increases their susceptibility to seasonal waterlogging or standing surface water after heavy rainfall.
- The wider Connemara coastal and lake-adjacent setting features high regional rainfall and variable drainage, requiring typical agricultural management for wet ground conditions.
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 Ballinahown area
AIRPORT RD, INVERIN, GALWAY
- Sale date
- Declared sale price
- €622,000.00
RADHARC NA SLEIBHTE, MINNA, INVERIN
- Sale date
- Declared sale price
- €540,000.00
KILROE, INVERIN, GALWAY
- Sale date
- Declared sale price
- €110,000.00
MINNA, INVERIN, GALWAY
- Sale date
- Declared sale price
- €335,101.00
MINNA, INVERIN, GALWAY
- Sale date
- Declared sale price
- €10,000.00
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: €300 — 1% of €30,000.
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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 VAT.
- Land registration fees: approximately 400 to 800 euro depending on the complexity of the folios.
- Property valuation fees: approximately 150 to 300 euro.
- Surveyor fees: approximately 500 to 1,000 euro, noting the agricultural and commonage nature of the holding should be verified by a specialist.
- Annual home insurance: not applicable as this listing comprises agricultural land parcels and undivided commonage shares rather than a habitable residential dwelling.
Forum Talk
What people are saying about this area
- Local residents in the South Connemara region frequently discuss agricultural land management, commonage grazing rights, and the maintenance of traditional stone walls on local forums.
- Community discussions around Inverin and Ballinahown often highlight the scenic appeal of the coastline and lakes, as well as the importance of rural land parcels for local farming families.
- Online auction properties and land portfolios draw interest from adjoining landowners looking to expand existing holdings rather than residential buyers.
- Recent listing price adjustments observed in the area have drawn attention from prospective bidders tracking rural property values ahead of online auctions.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children1/10
This holding consists entirely of agricultural land parcels and commonage shares rather than a residential dwelling, making it entirely unsuitable for families with young children.
- Teenagers1/10
As this listing is for rural agricultural land and commonage interests without any residential accommodation, it is completely unsuitable for teenagers.
- Multi-generational Living1/10
The property comprises dispersed agricultural plots and commonage shares, offering no living quarters or structures suitable for multi-generational living.
- Single Buyers2/10
Unless a single buyer is specifically looking for agricultural investments or land to expand an existing holding, this offering provides no residential infrastructure.
- Couples2/10
Couples seeking a home will find no habitable dwelling here, as the offering is strictly limited to agricultural lands and commonage shares.
- Empty Nesters2/10
This landholding offers no residential property for empty nesters, though it may appeal to local individuals interested in hobby farming or land ownership.
- Retirees2/10
There is no home included in this sale; retirees would only find utility here if they are looking to acquire agricultural land or commonage shares in South Connemara.
Work
3 areas- Remote Working1/10
As there is no dwelling or physical structure on the property, remote working is not feasible here.
- Hybrid Commuting1/10
This is an agricultural landholding with no residential home, making it unsuitable as a base for hybrid commuting.
- Retired3/10
Retirees will only find relevance in this listing if they are seeking a local agricultural land investment rather than a retirement home.
Practical
8 areas- Ageing in Place1/10
The absence of any residential dwelling means this property cannot support ageing in place.
- Low Maintenance5/10
Agricultural land generally requires ongoing management, boundary upkeep, and potential agricultural improvement rather than being truly low maintenance.
- Secure Gated Entry2/10
Access to the parcels is via local roadways, lanes, and commonage ground, typically featuring traditional stone walls rather than secure gated residential entry.
- Minimalist Design1/10
There are no architectural structures or dwellings on the property to exhibit any design style.
- Flexible Floor Plans1/10
There are no buildings, floor plans, or indoor spaces included in this land sale.
- Heritage Home1/10
The offering features traditional stone wall boundaries but includes no heritage home or residential building.
- Ecological Setup8/10
Featuring extensive commonage areas, lake-bordering plots, and traditional agricultural land, the property offers a natural, rural ecological setting.
- Outdoor areas10/10
The property consists entirely of outdoor space, comprising approximately 2.13 hectares of individual agricultural parcels and substantial undivided commonage shares.
Interests
9 areas- Gardening5/10
The offering features several acres of agricultural land and soil, though it is intended for farming and grazing rather than domestic gardening.
- Walking7/10
The extensive commonage areas and rural lanes provide a scenic backdrop for walking and exploring the South Connemara landscape.
- Gym1/10
There are no fitness facilities or indoor spaces included; any physical activity is strictly related to agricultural work or outdoor walking.
- Cycling6/10
The local rural roads and scenic setting offer routes for cycling enthusiasts, though the property itself consists of dispersed land parcels.
- Golf2/10
There are no golf facilities directly associated with the land parcels, requiring travel to regional courses.
- Fishing6/10
Certain parcels are noted as bordering a lake, which may offer local appeal for those interested in fishing, though buyers should verify specific fishing rights.
- Horse Riding7/10
The substantial commonage areas and agricultural land parcels provide a natural environment that could potentially support equestrian interests.
- Water Sports3/10
While located in a coastal region, the property comprises agricultural land and lake-adjacent plots rather than direct marine access for water sports.
- Entertaining1/10
With no residential dwelling or indoor facilities, the property is entirely unsuited for entertaining guests.
Lifestyle
5 areas- Quiet Living9/10
Situated in a scenic South Connemara setting, the dispersed agricultural parcels offer an exceptionally quiet and peaceful rural environment.
- Rural Living10/10
This offering is entirely rural in nature, consisting of individual agricultural plots, traditional stone walls, and extensive commonage shares.
- Village Living4/10
While located within the wider Inverin and Ballinahown locality, the parcels themselves are isolated agricultural lands rather than properties situated in a village hub.
- Coastal Living6/10
The lands are situated in the coastal region of South Connemara, though they are agricultural plots rather than coastal residences.
- Urban Living1/10
The location is remote and rural, offering zero proximity or characteristics associated with urban living.
Social
6 areas- Community Involvement4/10
Owning agricultural land in the Ballinahown and Inverin area connects the buyer to the local farming community, though there is no residential integration.
- Café Culture2/10
The rural parcels are distant from urban café scenes, relying on nearby village amenities rather than immediate local spots.
- Nightlife1/10
The property is located in a quiet rural and agricultural setting with no nightlife options nearby.
- Health/Wellness groups1/10
No wellness groups or facilities are connected to this agricultural landholding.
- Networking Opportunities2/10
Networking is largely limited to agricultural or local farming circles rather than professional business environments.
- Tech-Hub Connectivity1/10
There is no broadband or physical structure on the land to support tech-hub connectivity or remote office setups.
Listing information
- Agent
- DNG Martin O'Connor Auctioneers
- Phone
- 091 866 708
- Current status
- active
- Published on HouseDelve
- 26 September 2026
- Correction
- Report an issue
HD-9436F2HouseDelve · 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.