Binghamstown, Belmullet, Co. MayoF26H0V1
€649,000
6 Bed~6 Bath~244 m²~BER A2
What you'll like:
- Exceptional energy rating: The impressive A2 energy rating guarantees significantly lower utility bills and superior thermal comfort through advanced modern insulation standards. This high efficiency makes daily living sustainable and cost-effective for a large family.
- Modern construction standards: Being completely rebuilt in 2025 using durable ICF blocks means buyers benefit from cutting-edge structural integrity and minimal near-term maintenance requirements. This state-of-the-art build quality provides absolute peace of mind regarding longevity.
- Advanced heating systems: The installed air-to-water heat pump combined with a heat recovery ventilation system ensures constant fresh air and reliable low-carbon heating. Such technology eliminates traditional reliance on fossil fuels while maintaining an optimal indoor climate year-round.
- Superior window glazing: Triple-glazed windows throughout the entire house offer exceptional acoustic dampening and eliminate drafts, creating a peaceful interior environment. This feature significantly contributes to the property's outstanding thermal retention capabilities.
- Generous bedroom count: Providing six well-proportioned bedrooms ensures ample private accommodation for large families, visiting guests, or dedicated home office spaces. This flexibility prevents any future spatial constraints as family needs evolve over time.
- Ample bathroom facilities: With six bathrooms available, morning routines will run smoothly without congestion, offering maximum convenience for every household member and visitor. Multiple en-suites provide hotel-like privacy across both levels.
- Expansive floor area: The generous footprint spanning over two hundred square meters delivers exceptional breathing room and well-defined functional zones for comfortable multi-generational living. Every family member can easily find their own quiet retreat.
- Stunning coastal vistas: Elevated sea views from multiple rooms connect the interior daily experience directly with the breathtaking natural beauty of the surrounding Mayo coastline. This picturesque backdrop dramatically enhances the overall lifestyle appeal.
- Bespoke kitchen design: The high-specification kitchen featuring quartz countertops and premium integrated appliances delivers a durable, highly functional space for culinary enthusiasts. It serves as a sophisticated social heart for family gatherings.
- Flexible upstairs layout: The large first-floor open plan living area complete with a small kitchenette offers fantastic potential for an independent guest suite or teen zone. This clever architectural arrangement adds remarkable versatility to the property.
- Prime coastal location: Situated in a scenic village close to renowned sandy stretches like Cross Beach and Elly Bay, outdoor enthusiasts will relish immediate access to water sports. This enviable setting provides an authentic, tranquil rural lifestyle.
- Proximity to local amenities: Essential daily conveniences including a primary school, local shop, church, and community pub are located right within Binghamstown village. This ensures a tight-knit community feel while reducing reliance on longer car journeys.
- Outdoor water sports hub: Being just a short drive from surf schools at Belderra Beach and sheltered waters at Elly Bay makes this an absolute paradise for swimming and surfing fans. Buyers gain immediate entry into vibrant local coastal recreation.
- High-end interior finishes: Feature tiling, porcelain floors, and wideboard limed oak laminate flooring demonstrate meticulous attention to detail throughout the entire dwelling. These premium finishes elevate the aesthetic appeal without requiring any immediate cosmetic upgrades.
- Substantial ground floor living: The inclusion of both an open-plan kitchen-dining-living zone and a formal living room ensures effortless hosting capabilities for large crowds. Different family members can enjoy separate entertainment spaces simultaneously.
- Practical utility room: A dedicated utility room equipped with a sink unit and rear garden access keeps noisy laundry appliances separate from the main living quarters. This functional design feature simplifies daily household management considerably.
- Extensive built-in storage: Thoughtful inclusion of built-in wardrobes and mirrored sliderobes across multiple bedrooms maximizes available floor space while keeping belongings neatly organized. Buyers avoid the immediate expense of purchasing freestanding wardrobes.
- Convenient proximity to town: The vibrant town of Belmullet is located just a brief drive away, offering secondary schools, supermarkets, and comprehensive medical services. This bridges the gap between peaceful rural seclusion and everyday convenience.
- Natural scenic attractions: Being close to scenic walking routes like the Cross Loop Walk encourages an active, healthy outdoor lifestyle right from your doorstep. The dramatic local landscape offers endless weekend exploration opportunities for nature lovers.
- Turnkey presentation: The comprehensive 2025 reconstruction means the property is presented in immaculate condition, allowing new owners to move in immediately without renovation stress. This eliminates the financial risks and delays associated with building projects.
But keep in mind:
- Substantial asking price: At €649,000, buyers should carefully verify that local property values in rural Mayo fully support this valuation benchmark. Conducting a thorough independent market appraisal is strongly advised prior to bidding.
- High rural maintenance: Maintaining a large detached rural property with extensive gardens and modern heat systems can incur significant ongoing operational expenses over time. Buyers should budget adequately for specialist servicing of complex mechanical installations.
- Remote geographical location: Being situated on the remote Mullet Peninsula means longer travel times to major Irish cities, airports, and corporate employment hubs. This isolation might not suit buyers who require frequent commuting access to urban centers.
- Winter weather exposure: The exposed coastal setting on the western seaboard means the property experiences severe Atlantic storms, high winds, and wind-driven rain. Buyers must verify that external cladding and roof fixtures are fully storm-resistant.
- Limited public transport: The immediate village setting lacks robust public transport infrastructure, making private car ownership an absolute necessity for every adult resident. This can create logistical challenges for growing teenagers or elderly family members.
- Local employment market: The immediate hinterland offers limited professional employment opportunities, potentially restricting career options without remote working capabilities or long commutes. Buyers should confirm reliable broadband speeds are available to support remote work.
- Seasonal tourist influx: The surrounding beaches and scenic attractions draw substantial visitor traffic during peak summer months, potentially increasing local traffic congestion. This seasonal influx can occasionally disrupt the peaceful tranquility of the immediate village.
- Complex heating diagnostics: The integration of an air-to-water heat pump and heat recovery ventilation requires specialist technician support for any troubleshooting or repairs. Buyers should investigate the availability of local certified service engineers for these specific units.
- Upper floor kitchenette status: The inclusion of a small kitchenette on the first-floor landing should be checked against local planning compliance and building regulations. Buyers need to verify whether this configuration requires specific multi-family dwelling permissions.
- High density of en-suites: Having numerous en-suite bathrooms involves extensive internal plumbing lines that require careful future maintenance to prevent hidden leaks. A detailed snagging survey should specifically inspect all concealed pipework and shower seals.
- Potential coastal erosion: Proximity to the Atlantic coastline warrants a careful geological investigation regarding long-term coastal erosion risks in the wider parish. Buyers should review local environmental reports to ensure structural longevity remains unaffected.
- Septic tank verification: Since rural properties in this region often rely on private wastewater treatment systems, buyers must verify registration and percolation test compliance. An independent environmental inspection of the treatment system is crucial during due diligence.
- Private water supply check: Buyers need to formally investigate whether the property connects to a public mains water supply or relies on a private well. Water quality testing and continuity guarantees should be established before completing the purchase.
- Property tax banding: The substantial market valuation places this home in a higher Local Property Tax bracket, adding to annual fixed household expenditures. Factoring this recurring tax into long-term affordability calculations is essential.
- Future resale liquidity: Selling a high-value property in a remote rural peninsula can sometimes involve longer marketing periods compared to urban centers. Buyers should consider their own long-term mobility and potential future exit strategies carefully.
- Insurance cost variations: Securing buildings and contents insurance for a coastal property exposed to Atlantic weather patterns may attract higher premium quotes. It is prudent to obtain formal insurance underwriting estimates prior to final contract signing.
- Boundary line clarity: Rural land parcels can occasionally feature ambiguous historical boundary lines that require careful legal verification with folio maps. Buyers should instruct their solicitor to meticulously check all rights of way and access gates.
- BER verification audit: Although an A2 rating is advertised, buyers should independently confirm that all specified insulation and heating works match the official certificate details. Requesting a professional energy audit can validate these high-efficiency claims.
- Extension compliance checks: Given the complete rebuild in 2025, solicitors must ensure all necessary planning permissions and architect certificates of compliance are fully handed over. Any discrepancies in municipal filings could complicate future mortgage approvals.
- Radon gas mitigation: Certain regions in County Mayo exhibit elevated radon gas concentrations, making continuous monitoring an important health consideration. Buyers should verify if active radon barrier systems were correctly installed during the recent rebuild.
Price positioning
?
- The asking price appears significantly over-valued when benchmarked against regional transactions within the surrounding geographic area, as local verified sales generally register at much lower nominal price points across nearby townlands and secondary roads.
- Upward valuation signals stem from the exceptional modern specifications including an A2 energy rating, ICF construction, air-to-water heating, and an extensive floor area featuring six bedrooms, six bathrooms, and coastal views.
- Such a premium price level could be heavily supported by the total 2025 rebuild standard and luxurious finishes, though remote rural positioning and lower historical regional price ceilings could potentially undermine buyer demand.
- Overall, the property commands an elite positioning relative to local norms, reflecting the replacement cost of a newly reconstructed high-efficiency coastal residence rather than typical secondhand market averages in the wider rural district.
Build Analysis
What we know from similar construction types
- The property was completely rebuilt in 2025 to a substantial dormer style, incorporating modern construction standards and materials.
- The home features Insulated Concrete Form (ICF) block construction, which typically delivers superior airtightness, structural strength, and thermal performance.
- Energy systems include an air-to-water heat pump paired with a heat recovery ventilation system, contributing to the high A2 BER rating.
- Additional high-efficiency features include triple-glazed windows, ensuring enhanced acoustic insulation and minimal heat loss.
- A buyer should verify that all necessary local authority planning permissions, building control compliance certificates, and structural guarantees are fully in place given the 2025 rebuild scope.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €800 to €1,200.
- Explanation: Given the A2 BER rating, air-to-water heat pump, heat recovery ventilation, and triple-glazed windows, the property is extremely energy efficient, resulting in significantly lower heating and hot water demands compared to older homes of a similar floor area.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
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 Belmullet area
CHURCH ROAD, BELMULLET, CO MAYO
- Sale date
- Declared sale price
- €240,000.00
CORCLOGH WEST, BELMULLET, CO. MAYO
- Sale date
- Declared sale price
- €80,000.00
14 SHORE RD, BELMULLET, MAYO
- Sale date
- Declared sale price
- €150,000.00
EMLYBEG NORTH, BELMULLET, MAYO
- Sale date
- Declared sale price
- €160,000.00
TALLAGH ROAD, BELMULLET, CO MAYO
- Sale date
- Declared sale price
- €75,000.00
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 €6,490 based on 1 percent for residential properties up to 1 million euro.
- Solicitor legal fees: roughly €1,500 to €3,000 excluding outlay and VAT.
- Land registration fees: approximately €170 to €800 depending on the property value and registration type.
- Property valuation fees: around €150 to €300 for mortgage purposes.
- Surveyor fees: approximately €500 to €1,200 depending on the level of detail required.
- Annual home insurance: roughly €500 to €1,000 depending on the level of coverage and location.
Forum Talk
What people are saying about this area
- Locals often discuss the stunning natural amenities of the Mullet Peninsula, highlighting proximity to popular beaches like Elly Bay and Cross Beach.
- Community groups frequently share updates regarding local infrastructure improvements and tourism initiatives around Belmullet and Binghamstown.
- Residents value the quiet, scenic coastal lifestyle while noting the strong community spirit and presence of local primary schools and shops.
- Discussions in regional forums sometimes touch upon the benefits of modern housing developments and energy-efficient upgrades in coastal areas.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
With four ground floor bedrooms and a primary school in Binghamstown village, this recently rebuilt home provides a safe and practical environment for families with young children.
- Teenagers8/10
The substantial size and flexible first-floor layout, including an open-plan living/dining area with a kitchenette, offer teenagers great independent space.
- Multi-generational Living9/10
The six-bedroom layout with multiple en-suites and distinct ground and first-floor living spaces makes this property highly suitable for multi-generational living arrangements.
- Single Buyers3/10
At 244 square metres and priced at €649,000, this large six-bedroom property offers far more space and higher maintenance than typically required by single buyers.
- Couples5/10
While it features high-end finishes and stunning sea views, the scale of a six-bedroom house may be excessive for couples unless they frequently host guests.
- Empty Nesters6/10
Ground-floor bedrooms and modern, energy-efficient A2-rated building standards make it comfortable, though the overall scale remains quite large for empty nesters.
- Retirees7/10
The presence of ground-floor bedrooms, bathrooms, and modern low-energy heating systems supports retirement living, though rural amenities require a vehicle.
Work
3 areas- Remote Working8/10
The spacious layout and multiple rooms provide ample opportunity to set up dedicated home offices, though buyers should verify local broadband speeds.
- Hybrid Commuting3/10
The remote location in Co. Mayo makes hybrid commuting to major employment hubs like Galway or Dublin completely impractical.
- Retired9/10
An A2 energy rating, modern 2025 rebuild, and ground-floor bedroom options make this property exceptionally well-suited for retirement living.
Practical
8 areas- Ageing in Place8/10
With four bedrooms, a bathroom, and a WC located on the ground floor, the home offers great potential for ageing in place without needing to use the stairs.
- Low Maintenance9/10
Completely rebuilt in 2025 using modern ICF blocks, triple-glazed windows, and an air-to-water heat system, ensuring minimal maintenance for years to come.
- Secure Gated Entry2/10
The listing details do not indicate a gated entry, so security relies on standard residential measures.
- Minimalist Design5/10
The interior features high-end finishes, porcelain tiling, and clean lines, though the overall structure is a traditional substantial dormer rather than stark minimalism.
- Flexible Floor Plans9/10
The split-level design featuring a self-contained first-floor living space with a kitchenette alongside a generous ground floor provides exceptional layout flexibility.
- Heritage Home1/10
This is not a heritage home; it was completely rebuilt to modern specifications in 2025.
- Ecological Setup9/10
Achieves an impressive A2 BER rating, utilizing an air-to-water heat pump and a heat recovery ventilation system for high energy efficiency.
- Outdoor areas8/10
Includes practical outdoor garden space with utility room access, situated within an area renowned for its natural outdoor amenities.
Interests
9 areas- Gardening7/10
The property features an outdoor garden area with a utility room providing direct garden access, offering a good canvas for gardening enthusiasts.
- Walking9/10
The scenic Cross Loop Walk is just a short drive away, and the surrounding coastal roads and beaches provide fantastic walking opportunities.
- Gym2/10
There are no commercial gym facilities directly in the village, meaning residents would need to travel to Belmullet for dedicated fitness centers.
- Cycling8/10
The scenic roads of the Mullet Peninsula offer picturesque cycling routes with low traffic density, ideal for enthusiasts.
- Golf5/10
While the area is known for natural beauty, buyers should verify the exact distance to the nearest championship golf courses in the wider Mayo region.
- Fishing9/10
Proximity to Binghamstown Harbour, local bays, and the Atlantic coastline offers exceptional opportunities for sea and shore fishing.
- Horse Riding6/10
The rural and coastal terrain provides lovely potential backdrops for equestrian activities, though local stable availability should be verified.
- Water Sports10/10
Outstanding location for water sports, with Elly Bay and Belderra Beach (featuring a surf school) nearby for swimming, surfing, and maritime activities.
- Entertaining9/10
An open-plan kitchen and dining area with quartz countertops, combined with a separate living room and sea views, makes this home exceptional for hosting guests.
Lifestyle
5 areas- Quiet Living9/10
Located in a small village within an area of outstanding natural beauty on the Mullet Peninsula, offering a peaceful and tranquil setting.
- Rural Living9/10
Situated in Binghamstown, surrounded by coastal landscapes and natural scenery, delivering an authentic rural and coastal hybrid lifestyle.
- Village Living8/10
Positioned right within Binghamstown village, offering immediate access to local community amenities like a primary school, shop, pub, and church.
- Coastal Living10/10
Boasts exceptional coastal proximity with stunning sea views and close proximity to numerous beautiful beaches, including Cross Beach, Elly Bay, and Belderra Beach.
- Urban Living2/10
This is a rural coastal location far removed from urban centers, with Bellet town being 5.5 km away and larger cities significantly further.
Social
6 areas- Community Involvement8/10
Being located in a small village with a local church, school, and pub naturally fosters a tight-knit and active community spirit.
- Café Culture4/10
Village amenities are traditional rather than modern, meaning a proper café culture will require heading into nearby Belmullet town.
- Nightlife3/10
Nightlife is limited to local village pubs rather than bustling entertainment venues or clubs.
- Health/Wellness groups5/10
Wellness opportunities are largely centered around outdoor coastal activities, walking, and swimming rather than structured group classes.
- Networking Opportunities2/10
The rural village setting offers minimal professional networking opportunities compared to urban business districts.
- Tech-Hub Connectivity2/10
Geographically isolated from major technological hubs, relying entirely on private remote work setups.
Listing information
- Agent
- Sherry Fitzgerald Crowley
- Phone
- 098 29009
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-05A972HouseDelve · 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.