"Benchmark", Ballaghaderreen, RoscommonF45AC62
€290,000
4 Bed~5 Bath~330 m²~BER G
What you'll like:
- Strategic town-centre location: Situated right off the square on Cathedral Street and Sligo Road, ensuring exceptional footfall and high visibility for the commercial unit.
- Multiple income streams: Features a ground-floor commercial space combined with four separate residential apartments, allowing for diversified rental yields under one roof.
- Generous floor area: Spanning an impressive 330 square metres across three well-arranged floors, providing substantial usable space for both business and tenants.
- Versatile mixed-use configuration: The layout seamlessly integrates a commercial premises with varying apartment sizes, catering to diverse tenant demands in the local rental market.
- Ample commercial facilities: The ground-floor retail space includes a spacious reception area, a large office, dedicated storage, kitchen facilities, and a WC for staff convenience.
- Varied residential layouts: The four apartments offer distinct configurations including one-bedroom styles, a two-bedroom unit, and open-plan studio formats to attract different tenant demographics.
- Established local amenities: Positioned within a short stroll of schools, major supermarkets, local restaurants, traditional pubs, and the cathedral for everyday convenience.
- Airport proximity: Located less than a twenty-minute drive from Ireland West Airport, greatly enhancing travel convenience for residents, business owners, or visiting clients.
- Reliable public transport: Regular regional bus services operate directly from the town to major destinations like Dublin and Ballina, improving overall connectivity.
- Local Link services: Access to regional transport links ensures smooth connections to Sligo and surrounding areas without relying exclusively on private vehicles.
- Vacant property grant potential: The listing notes potential qualification for the vacant above-the-shop grant via Roscommon County Council, which could significantly offset refurbishment costs.
- Energy upgrade grant eligibility: The building may be eligible for Sustainable Energy Authority of Ireland grants to help tackle energy efficiency improvements.
- Investment portfolio expansion: Represents a turnkey opportunity for experienced investors seeking to immediately establish or expand a multi-unit holding in Roscommon.
- Walkable daily lifestyle: Residents enjoy effortless access to essential services and community hubs entirely on foot, reducing reliance on daily commuting.
- Established regional hub: Ballaghaderreen serves as a functional regional center with a steady base of local employment, commerce, and residential demand.
- Substantial square meter pricing: At €290,000 for 330 square metres, the baseline cost per square metre appears relatively accessible for a commercial-residential asset.
- Stable asking price history: Tracking data shows zero price adjustments from the initial recorded observation, indicating a firm initial pricing stance from the vendor.
- Immediate layout functionality: Existing room divisions allow for potential tenant occupancy with minimal preliminary restructuring, depending on current condition and compliance.
- Independent apartment access: Multi-story arrangement provides functional separation between the commercial ground floor and upper residential living quarters.
- Strong rental demand drivers: Combining affordable regional housing units with local retail space addresses acute regional rental shortages effectively.
But keep in mind:
- Extremely poor BER rating: The property holds a G energy rating, which indicates severe thermal inefficiency and high heating costs for occupants.
- Substantial retrofit required: Achieving modern energy standards for both the commercial unit and four apartments will require extensive, capital-intensive insulation and heating upgrades.
- Grant funding uncertainty: Buyers should independently verify eligibility and formal approval criteria for the vacant above-the-shop and SEAI grants before committing.
- Commercial fire safety compliance: Operating four separate upper-floor apartments above a commercial unit triggers stringent fire compartmentalization and escape route regulations.
- High vacant maintenance burden: Managing five distinct units under one roof entails ongoing maintenance overheads, frequent tenant turnovers, and coordination complexities.
- Rental legislation complexity: Managing multiple residential tenancies exposes the landlord to strict tenancy laws, rent pressure zone rules, and local board regulations.
- Potential latent structural defects: Older town-centre buildings often harbor hidden issues such as damp, outdated electrical wiring, or aging plumbing systems that require thorough inspection.
- Commercial letting demand risk: Securing a reliable commercial tenant for the ground-floor retail unit may take time depending on local economic conditions and footfall.
- Unverified exact floor plans: Buyers should independently confirm that all internal alterations and multi-apartment layouts comply fully with local planning permissions and fire certs.
- Asbestos and hazardous materials: Older mixed-use properties frequently contain legacy materials like asbestos, requiring professional testing and safe removal during renovations.
- Parking limitations: Town-centre positioning may lack dedicated off-street parking for commercial customers and residential tenants alike, impacting convenience.
- High upfront capital expenditure: Beyond the asking price, a comprehensive overhaul of a G-rated multi-unit building will demand a significant secondary investment fund.
- Complex utility metering: Buyers must verify whether the commercial unit and four apartments have independent electricity and heating meters to avoid billing disputes.
- Roof and exterior maintenance: A 330 square metre footprint over three floors implies a substantial roof and facade area that will require professional upkeep.
- Lack of private outdoor space: The listing description omits mention of gardens or yards, which may limit appeal for residential tenants seeking outdoor amenities.
- Stagnant price tracking: The lack of price movement since initial tracking suggests the seller may be inflexible on negotiations at the current level.
- Waste management logistics: Organizing commercial waste disposal alongside residential bin collections for four separate apartments requires careful operational planning.
- Acoustic insulation challenges: Vertical stacking of commercial spaces and multiple residential units can lead to sound transmission issues requiring specialized acoustic flooring.
- Local economic dependency: Reliance on local rural economic drivers exposes rental income to regional employment fluctuations and demographic shifts.
- Comprehensive professional surveys needed: Due to the mixed-use nature and G energy rating, buyers must budget for specialized building, structural, and electrical surveys.
Price positioning
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- The asking price appears somewhat undervalued given the scale of the 330 square metre mixed-use building, which encompasses a commercial unit and four separate residential apartments in a prominent town-centre location.
- Valuation signals are heavily influenced by the very poor G energy rating, indicating that substantial capital investment will be required to bring the multiple units up to modern energy efficiency and letting standards.
- Potential to offset renovation expenses through government initiatives such as the vacant above the shop grant and SEAI grants could significantly support the financial viability and long-term return on investment for a buyer.
- Relevant factors include the complexity of managing a mixed-use portfolio with five distinct rental spaces and the steady regional transport connectivity provided by nearby bus services and airport access.
Build Analysis
What we know from similar construction types
- The property is a substantial mixed-use three-storey town-centre building comprising a ground-floor commercial unit and four residential apartments, spanning approximately 330 square metres.
- Given the multi-unit configuration and mixed commercial-residential use, a buyer should investigate fire safety compliance, sound insulation between units, and independent utility metering for each apartment and the commercial space.
- The listing notes potential eligibility for the vacant property refurbishment grant (vacant above the shop grant) and SEAI grants, which should be verified with the local authority and relevant agencies regarding structural and upgrade requirements.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a G BER rating, indicating the building shell and heating systems are extremely inefficient and require a comprehensive deep retrofit.
- For a large mixed-use property of approximately 330 square metres with multiple independent units, a deep retrofit involving external or internal wall insulation, upgraded windows and doors, heating system overhauls, and ventilation improvements could easily exceed 100,000 to 150,000 euro, depending on the extent of commercial and residential upgrade works required.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 3500 to 5000 euro.
- Explanation: Given the very poor BER rating of G and the large floor area of 330 square meters spanning multiple apartments and a commercial unit, thermal efficiency is likely low, resulting in substantially higher energy usage that the buyer should investigate for potential upgrade grants.
Pollution Safe
8/10Environmental situation to investigate
- The property is located in an established town-centre setting without any prominent heavy industrial manufacturing plants immediately adjacent.
- Any historical commercial use on site appears typical of a town centre retail or office building rather than heavy industrial activity, though buyers should verify past uses.
Flood Safe
8/10Water overflow reports to follow up
- The property is situated in an elevated town-centre location off the main square, reducing immediate surface water flood risk based on general regional mapping.
- Buyers should review local Office of Public Works (OPW) flood maps and consult local authority records to confirm comprehensive site-specific flood history.
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 Ballaghaderreen area
15 FORTLANDS, SLIGO ROAD, BALLAGHADERREEN
- Sale date
- Declared sale price
- €183,000.00
19 ABBEYFIELD, BALLAGHADERREEN, CO ROSCOMMON
- Sale date
- Declared sale price
- €195,000.00
38 SHANNON VALLEY, BALLAGHADERREEN, CO ROSCOMMON
- Sale date
- Declared sale price
- €65,000.00
BANADA, BALLAGHADERREEN, CO ROSCOMMON
- Sale date
- Declared sale price
- €137,000.00
15 CHERRY BLOSSOM COURT, CATHEDRAL STREET, BALLAGHADERREEN
- Sale date
- Declared sale price
- €116,000.00
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: €2,900 — 1% of €290,000.
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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 1500 to 3000 euro plus outlay and VAT.
- Land registration fees: approximately 400 to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 to 300 euro for a standard mortgage or independent valuation.
- Surveyor fees: approximately 600 to 1200 euro depending on the depth of the building inspection for this large mixed-use property.
- Annual home insurance: approximately 500 to 1000 euro depending on the level of cover chosen for multiple units.
Forum Talk
What people are saying about this area
- Local residents frequently discuss the ongoing commercial and retail developments in Ballaghaderreen town centre, highlighting the importance of revitalising vacant properties.
- Community forums often mention transport connectivity, noting the convenience of being less than a 20-minute drive from Ireland West Airport and regular bus services.
- Discussions on local Facebook and community groups frequently focus on available local authority grants for reviving town-centre residential spaces above commercial units.
- Locals often highlight the accessibility of local schools, shops, and sporting amenities within walking distance of the central square and surrounding streets.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children3/10
The property consists of a commercial unit and four separate apartments with a G energy rating, which is not tailored for raising young children who require secure private gardens and modern energy efficiency.
- Teenagers4/10
Town-centre location provides proximity to local schools and amenities, but the multi-unit layout is more suited for commercial investment than a traditional family home.
- Multi-generational Living6/10
The presence of four apartments alongside a commercial unit offers distinct multi-unit arrangements, though significant upgrades would be needed given the BER rating of G.
- Single Buyers7/10
An investor or single buyer looking to occupy one unit while renting out the others or running a business could find this mixed-use building appealing.
- Couples5/10
While it offers multiple accommodation units, it lacks the typical layout of a private suburban home for a couple unless targeted strictly for investment purposes.
- Empty Nesters4/10
Managing a mixed-use commercial and multi-apartment property involves substantial upkeep and maintenance, which may not suit empty nesters seeking a low-stress lifestyle.
- Retirees3/10
The multi-story layout with apartments and a commercial unit, combined with a poor G energy rating and potential renovation requirements, is less than ideal for retirement.
Work
3 areas- Remote Working7/10
The combination of multiple independent apartments and a ground-floor commercial unit with office facilities provides versatile spaces for remote work or home offices, provided internet infrastructure is verified.
- Hybrid Commuting7/10
Ireland West Airport is less than a 20-minute drive away, and regular bus services operate to Dublin and Ballina, assisting regional connectivity.
- Retired3/10
Managing a multi-unit investment property with a commercial space and a BER rating of G involves management responsibilities that may not align with a retired lifestyle.
Practical
8 areas- Ageing in Place3/10
Multi-story layout across three floors with multiple separate apartments and commercial space does not facilitate easy ageing in place without significant modification.
- Low Maintenance2/10
A mixed-use commercial building with four separate apartments and a G energy rating requires ongoing maintenance, management, and likely energy-efficiency upgrades.
- Secure Gated Entry3/10
Open town-centre corner building layout off the main street does not feature secure gated residential entry.
- Minimalist Design4/10
The property features a traditional multi-use layout with varied apartment sizes rather than a unified minimalist architectural design.
- Flexible Floor Plans9/10
The building offers exceptional flexibility with a ground-floor commercial space, office/kitchen facilities, and four separate apartments of varying layouts across three floors.
- Heritage Home5/10
Located in a strategic town-centre position with traditional elements, though buyers should verify if any specific historical or heritage designations apply.
- Ecological Setup2/10
The property holds a G energy rating, indicating that substantial thermal and ecological upgrades are needed, though grants like SEAI may be applicable.
- Outdoor areas2/10
As a prominent town-centre commercial and residential corner building, private outdoor green space is minimal or absent.
Interests
9 areas- Gardening2/10
As a town-centre corner building comprising a commercial unit and four apartments, private garden space is virtually non-existent.
- Walking8/10
The central town location places an extensive range of amenities, cathedral, and local services just a short stroll away.
- Gym5/10
Town-centre positioning typically offers access to local community facilities, though specific fitness amenities should be verified locally.
- Cycling5/10
Flat town-centre roads make short trips accessible, though regional cycling for leisure would require venturing outside the immediate urban core.
- Golf4/10
Proximity to a golf course would need to be verified as the listing emphasizes central town convenience.
- Fishing4/10
While County Roscommon has regional angling opportunities, the property itself is strictly a commercial and residential town building.
- Horse Riding3/10
Urban town-centre location is not suited for horse riding enthusiasts without traveling to nearby rural stables.
- Water Sports2/10
Inland town location lacks immediate access to major water sports facilities.
- Entertaining6/10
Traditional pubs, restaurants, and amenities are a short stroll away, though entertaining within the apartments is constrained by their compact layouts.
Lifestyle
5 areas- Quiet Living3/10
Positioned right in the strategic town-centre location off the Square on Cathedral St and Sligo Rd, meaning exposure to local street activity and traffic rather than quiet seclusion.
- Rural Living2/10
This is an explicitly urban, town-centre commercial and residential mixed-use building rather than a rural setting.
- Village Living5/10
Located in a town setting with amenities a short stroll away, offering a bustling local community atmosphere rather than a quiet village.
- Coastal Living1/10
Ballaghaderreen is an inland town in County Roscommon with no coastal proximity.
- Urban Living8/10
Centrally located in the heart of the town with immediate access to shops, restaurants, pubs, and transport links, fitting an urban commercial lifestyle.
Social
6 areas- Community Involvement8/10
Being right in the heart of the town centre ensures high visibility and easy integration into local community networks, events, and services.
- Café Culture7/10
Shops, restaurants, and traditional pubs are just a short stroll away from the doorstep.
- Nightlife7/10
Central town location offers immediate access to local pubs, restaurants, and evening venues.
- Health/Wellness groups6/10
Town-centre accessibility makes it convenient to reach local health services, pharmacies, and community wellness offerings.
- Networking Opportunities8/10
The ground-floor commercial unit and strategic mixed-use nature of the property present strong local business and networking potential.
- Tech-Hub Connectivity4/10
While transport links like buses and the airport are accessible, specific high-speed broadband capabilities for a tech hub should be verified by the buyer.
Listing information
- Agent
- James Kilcoyne Ltd
- Phone
- 094 9860039 / 087 2365294
- Current status
- active
- Published on HouseDelve
- 17 October 2026
- Correction
- Report an issue
HD-E4AD47HouseDelve · 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.