Big Francie's Bar, Main Street, Ardara, Co. Donegal
€250,000
2 Bed~1 Bath~BER D
What you'll like:
- Famous heritage town location: Situated directly on Main Street in Ardara, putting the property in the heart of a vibrant destination known for attracting steady tourist traffic year-round.
- Wild Atlantic Way proximity: Capitalize on the massive volume of domestic and international travelers driving this scenic coastal route every single tourism season.
- Includes seven day licence: Comes with a valuable 7-day publicans trading licence, which can significantly reduce startup hurdles and expenses for prospective hospitality operators.
- Long established business reputation: Benefits from the deep historical recognition of Big Francie's Bar locally, offering immediate brand awareness upon any eventual reopening.
- Traditional bar layout: Features an authentic front lounge equipped with a centrally positioned bar and an attractive open fire to create an inviting atmosphere.
- Dedicated pool table area: Includes a spacious split-level back room with a fire escape door, perfectly suited for gaming, live entertainment, or casual seating.
- Equipped beer store: Contains an existing Kilkenny beer cooler, ice maker, and numerous beer lines that can lower initial setup costs for beverage service.
- Separate customer restrooms: Outfitted with distinct ladies and gents W.C. facilities featuring tiled floors and half-height tiled walls meeting basic commercial standards.
- Upper floor living quarters: Integrates a two-bedroom residential apartment directly above the commercial floor, providing convenient on-site accommodation or rental potential.
- Bright sitting room space: The first-floor living area includes two front-facing windows and an open fire, creating a cozy residential environment for occupants.
- Functional apartment kitchen: Comes equipped with high and low-level units, a stainless steel sink, an electric oven, hob, and fridge freezer for daily needs.
- Decent bedroom sizing: Bedroom one offers two front-facing windows providing natural light, while bedroom two features a Velux window for added overhead brightness.
- Complete shower room: The first-floor accommodation includes a private shower room fitted with a wash hand basin, W.C., and a dedicated shower cubicle.
- Potential renovation grants: The listing notes the vacant building should qualify for various home improvement and village refurbishment grants, potentially offsetting modernization costs.
- Versatile redevelopment options: Offers great potential to be transformed into an alternative commercial venture such as a cozy cafe, a hostel, or modernized apartments.
- Stable asking price history: The recorded asking price has remained stable at €250,000 without upward revisions, signaling a potentially straightforward negotiation posture from the seller.
- Walkable retail surroundings: Positioned closely to local shops and restaurants, ensuring high pedestrian footfall and convenient access to daily conveniences.
- Natural beauty backdrop: Surrounded by the stunning natural landscapes of County Donegal, appealing strongly to outdoor enthusiasts, hikers, and holidaymakers.
- Affordable entry point: At €250,000, acquiring a combined commercial premises and residential flat with a liquor licence presents a low barrier to entry for investors.
- Direct agent availability: The property is listed through an established local agency, making it straightforward to arrange private viewings and gather further background details.
But keep in mind:
- Extended period of vacancy: The property has reportedly been vacant for a number of years, which suggests that hidden structural, damp, or plumbing issues may have developed.
- Substantial renovation required: Transforming a long-vacant rural bar and apartment back into usable condition will likely demand a heavy capital expenditure beyond the purchase price.
- Energy efficiency rating D: A mediocre BER rating indicates poor thermal performance, meaning higher heating costs and likely the need for insulation upgrades.
- Unverified exact floor area: The listing fails to provide total square footage measurements, making it difficult to calculate precise renovation costs per square meter.
- Unknown commercial condition: Buyers should thoroughly investigate the working order of the legacy beer cooler, ice maker, and cellar equipment before relying on them.
- Licence transfer complexities: Navigating the legal transfer and renewal of a 7-day liquor licence in Ireland requires specialized legal counsel and associated administrative fees.
- Fire safety compliance costs: Upgrading commercial and residential fire safety standards to modern building regulations could add significant expenses to any refurbishment project.
- Parking availability concerns: Main Street locations in rural heritage towns often lack dedicated parking, which could pose a challenge for residential tenants or customers.
- Roof and exterior inspection needed: Prospective buyers should commission a thorough structural survey to check the roof, slates, and exterior stonework for weather damage.
- Plumbing and electrical overhaul: Given the vacancy duration, the entire electrical wiring and central heating systems should be professionally tested for safety and compliance.
- Ventilation in secondary bedroom: Bedroom two relies solely on a Velux window for natural light and ventilation, which should be checked for moisture seal integrity.
- Commercial rates liability: Acquiring a licensed commercial premises may expose the new owner to local authority commercial rates even during periods of non-trading.
- Uncertain grant eligibility: While grants are mentioned for vacant buildings, buyers must independently verify their exact qualification criteria and timelines with local authorities.
- Limited local employment pool: Operating a hospitality business in a smaller rural heritage town may present staffing challenges during off-peak winter seasons.
- Seasonal cash flow risks: Reliance on tourism along the Wild Atlantic Way can create extreme revenue fluctuations between the busy summer months and quiet winters.
- Lack of private outdoor space: The listing does not indicate any private garden or yard space associated with the apartment, which may deter long-term residential tenants.
- Acoustic insulation requirements: Combining a ground-floor bar or commercial venue with an upper-floor apartment requires robust soundproofing to ensure tenant comfort.
- Wastewater and drainage check: Buyers must verify the capacity and condition of local sewage connections, particularly given potential changes in municipal infrastructure.
- Title and boundary verification: Legal representatives must carefully inspect the title deeds and any shared rights-of-way or party walls along Main Street.
- Strict viewing restrictions: Because viewings are strictly by appointment through the agent, scheduling independent contractor inspections during initial visits may prove logistically difficult.
Price positioning
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- The asking price appears somewhat undervalued given that the offering includes a commercial licensed premises along with a residential upper floor apartment situated directly in a prominent tourist destination along the Wild Atlantic Way.
- Valuation signals are supported by the inclusion of a rare seven-day trading licence and a spacious traditional bar layout, though tempered by the acknowledged requirement for capital expenditure due to several years of vacancy.
- Potential support for this pricing level comes from government refurbishment grants that can offset renovation costs, whereas risks and uncertainties regarding actual trading viability or commercial demand could undermine the investment return.
- The stable recorded asking-price history suggests a confident initial pricing strategy by the vendor, balancing strong local tourism fundamentals against the substantial renovation effort required to bring the premises back to operational standard.
Build Analysis
What we know from similar construction types
- The property is a mixed-use commercial and residential building comprising a long-established ground-floor bar with a two-bedroom apartment overhead.
- The listing notes the premises has been vacant for a number of years, meaning a buyer should investigate potential issues related to damp, deferred maintenance, plumbing integrity, and roof condition.
- Given the commercial nature of the ground floor and the residential upper floor, a buyer should verify commercial-to-residential planning compliance, fire safety regulations, and structural alterations if changing the use.
- The property may qualify for vacant property refurbishment grants, but eligibility criteria regarding structural reports and intended use should be independently verified.
Retrofit Cost*
Possible renovating / insulating expenditure
- The BER rating is D, placing it in the D-G bracket which indicates poor energy efficiency.
- A deep retrofit for a mixed-use building of this type typically requires substantial investment, potentially ranging from 40,000 to 70,000 euros or more, depending on the extent of insulation upgrades, heating system replacement for both the commercial and residential sections, window replacements, and ventilation improvements needed to meet modern energy standards.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,800 to €2,500. Given the D BER rating, the vacant nature of the property for a number of years, and the mixed commercial and residential layout, heating efficiency may be lower initially, requiring upgrades or insulation improvements to manage costs effectively.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a scenic rural town setting along the Wild Atlantic Way, appearing well removed from major heavy industrial zones, major incinerators, or large active landfills.
- Any potential historical or localized environmental concerns are typical of older town centers and should be verified independently if deemed relevant to prospective redevelopment plans.
Flood Safe
7/10Water overflow reports to follow up
- Deterministic river flood mapping indicates that modeled flood zones remain at a reasonable distance from the premises, lowering immediate direct exposure risks.
- Coastal flood modeling identifies potential proximity to coastal hazard zones, suggesting that extreme tidal events could be a consideration for the broader streetscape.
- The property includes living accommodation located on the upper floor above a commercial ground level, providing an elevated position for residential spaces.
The property is outside the mapped flood area. But the nearest mapped area is approximately 60 metres away.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
MAIN ST, ARDARA, DONEGAL
- Sale date
- Declared sale price
- €180,000.00
THE LODGE, MAIN ST, ARDARA
- Sale date
- Declared sale price
- €290,000.00
APARTMENT, MAIN STREET, ARDARA
- Sale date
- Declared sale price
- €84,000.00
MAIN STREET, ARDARA, CO DONEGAL
- Sale date
- Declared sale price
- €40,000.00
9 ARAN COURT, MAIN STREET, ARDARA
- Sale date
- Declared sale price
- €155,000.00
Recent sales in the wider Ardara area
Drumaghy, ARDARA
- Sale date
- Declared sale price
- €435,000.00
82 ARD CONNELL, ARDARA, DONEGAL
- Sale date
- Declared sale price
- €190,000.00
WEST END, ARDARA, DONEGAL
- Sale date
- Declared sale price
- €55,000.00
LACKADUFF, ARDARA, CO. DONEGAL
- Sale date
- Declared sale price
- €200,000.00
RAGLAN HOUSE, ARDLOUGHER, ARDARA
- Sale date
- Declared sale price
- €271,570.00
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: €2,500 — 1% of €250,000.
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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 €3,500 plus VAT and outlay.
- Land registration fees: approximately €400 to €800 depending on the property value and registration type.
- Property valuation fees: approximately €150 to €300.
- Surveyor fees: approximately €500 to €1,200 depending on the depth of the building survey required for the mixed-use or commercial/residential nature of the property.
- Annual home insurance: approximately €400 to €900 depending on coverage and the commercial aspect of the building.
Forum Talk
What people are saying about this area
- Locals and community groups frequently discuss Ardara as a vibrant tourism hub along the Wild Atlantic Way, noting strong seasonal footfall.
- Discussions on regional forums often highlight the charm of Main Street businesses and the importance of preserving traditional shopfronts in designated heritage towns.
- Residents frequently share updates regarding local council initiatives aimed at rural regeneration and vacant property refurbishment grants in County Donegal.
- Community noticeboards often feature conversations about the revival of historical commercial buildings into mixed-use spaces, cafes, or alternative residential accommodations.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children2/10
The property is a former commercial bar with a two-bedroom apartment above and has been vacant for a number of years, making it unsuitable for families with young children without extensive renovation.
- Teenagers2/10
With only two bedrooms and an upper-floor layout attached to a commercial bar premises, space is very limited and lacks private outdoor garden areas suited for teenagers.
- Multi-generational Living1/10
The compact two-bedroom apartment layout does not offer the separation of space required for multi-generational living.
- Single Buyers7/10
Single buyers looking for a live-work opportunity or a commercial conversion project on Main Street in Ardara may find the €250,000 asking price an interesting proposition.
- Couples6/10
Suits adventurous couples interested in taking on a renovation project to combine business and residential living in a vibrant heritage town.
- Empty Nesters5/10
Empty nesters seeking a village refurbishment project or an investment with a 7-day trading licence could consider it, though the property requires significant modernisation.
- Retirees3/10
The upper-floor apartment access and the commercial nature of the building make it less practical for retirees looking for a low-maintenance retirement home.
Work
3 areas- Remote Working6/10
The upper-floor apartment provides space that could be adapted for a home office, though internet connectivity speeds should be verified.
- Hybrid Commuting2/10
Ardara is in a remote part of County Donegal, making hybrid commuting to major cities highly impractical.
- Retired3/10
The building requires renovation and includes commercial space, which may not align with a purely retired lifestyle unless running a business.
Practical
8 areas- Ageing in Place2/10
The two-bedroom accommodation is located on the upper floor above a commercial bar, posing accessibility challenges for ageing in place.
- Low Maintenance1/10
The property has been vacant for a number of years and requires significant refurbishment across both the commercial and residential sections.
- Secure Gated Entry1/10
Features standard Main Street access rather than a secure gated residential entry.
- Minimalist Design3/10
Features traditional bar alcoves and older layout styles that would need to be stripped back for a minimalist aesthetic.
- Flexible Floor Plans9/10
Offers immense flexibility with potential to transform into a licensed premises, cafe, hostel, or apartments.
- Heritage Home8/10
Located right in the heart of a famous Heritage Town, retaining traditional commercial and structural elements.
- Ecological Setup2/10
With a D BER rating and vacant status, modern eco-friendly heating and insulation systems would need to be installed.
- Outdoor areas1/10
The listing details no private outdoor garden or patio areas, consisting primarily of the building footprint and fire escape access.
Interests
9 areas- Gardening1/10
There is no private garden or outdoor green space detailed in the property facts.
- Walking9/10
Being right on Main Street in Ardara and along The Wild Atlantic Way provides fantastic walking opportunities in town and surrounding nature.
- Gym3/10
No gym facilities are integrated, and local commercial fitness amenities would need to be investigated by the buyer.
- Cycling7/10
The scenic location along The Wild Atlantic Way offers excellent cycling routes for enthusiasts.
- Golf5/10
Proximity to regional golf courses in County Donegal would need to be verified locally by the buyer.
- Fishing8/10
Ardara is well-regarded for local angling and river/coastal fishing opportunities in the surrounding area.
- Horse Riding4/10
Equestrian facilities are not immediately adjacent, though rural County Donegal offers riding stables further afield.
- Water Sports7/10
The Wild Atlantic Way location provides good access to coastal waters for various water sports.
- Entertaining8/10
Includes a traditional bar and lounge area with a 7-day trading licence, offering unique potential for entertaining or commercial hospitality.
Lifestyle
5 areas- Quiet Living3/10
Located right on Main Street in a famous heritage town and tourist area, the property experiences regular footfall and commercial activity.
- Rural Living2/10
This is a town-centre Main Street commercial and residential property rather than a rural retreat, though surrounded by natural beauty.
- Village Living9/10
Positioned directly in the heart of Ardara with shops, restaurants, and local amenities right on the doorstep.
- Coastal Living7/10
Ardara is situated right on The Wild Atlantic Way, offering great access to coastal landscapes and attractions.
- Urban Living4/10
While located on a bustling main street, Ardara is a heritage town rather than an urban centre.
Social
6 areas- Community Involvement8/10
Being a well-known commercial premises on Main Street in a vibrant heritage town places the property at the heart of the local community.
- Café Culture8/10
The property has potential for transformation into a cafe, and the town already features local shops and restaurants.
- Nightlife9/10
Comes with a traditional bar setup and a 7-day trading licence in a touristic area, central to local nightlife.
- Health/Wellness groups4/10
Local wellness groups would need to be investigated within the wider Ardara community.
- Networking Opportunities5/10
Mainly tied to local tourism, hospitality, and village business networks rather than corporate networking.
- Tech-Hub Connectivity1/10
There are no major tech hubs in the immediate vicinity of rural Ardara.
Listing information
- Agent
- Henry Kee & Son
- Phone
- 074 9131050
- Current status
- active
- Published on HouseDelve
- 4 November 2026
- Correction
- Report an issue
HD-72E42BHouseDelve · 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.