Boherroe School, Ballysundrivan, Elphin, Co. RoscommonF45P020
€150,000
2 Bed~1 Bath~BER F
What you'll like:
- Affordable Asking Price: Priced at one hundred fifty thousand euros, this property provides an accessible entry point for first time buyers or those seeking a budget friendly countryside retreat.
- Recent Roof Renovation: The roof has been recently renovated, eliminating a major capital expenditure and protecting the interior from weather related water damage.
- Historic Character Appeal: Formerly known as Boherroe Schools, the dwelling offers unique local history and distinctive architectural charm that standard modern builds simply lack.
- Peaceful Countryside Setting: Situated in a tranquil rural location, the property provides privacy and a quiet lifestyle away from the noise and congestion of urban centers.
- Generous Floor Area: Extending to approximately one thousand square feet, the interior provides bright and well proportioned accommodation with comfortable room dimensions throughout.
- Solid Structural Condition: The building is noted to be in solid condition, offering a structurally sound foundation for any cosmetic upgrades or modernizations you wish to undertake.
- Mature Private Garden: The rear features a beautiful mature garden with established planting, offering a tranquil outdoor sanctuary to relax and enjoy the surrounding landscape.
- Bright Accommodation Layout: Includes a welcoming front porch, bright entrance hallway, and a spacious sitting room that maximize natural light throughout the main living areas.
- Close To Elphin: Located approximately five minutes from the nearby town of Elphin, ensuring daily conveniences and local services remain within very easy reach.
- Proximity To Carrick On Shannon: Positioned less than fifteen minutes from Carrick on Shannon, giving you swift access to larger retail hubs, dining, and social amenities.
- Near Boyle Town: Just a short fifteen minute drive to Boyle, providing additional shopping options, historical sites, and recreational facilities for weekend activities.
- Modernisation Potential: Offers an excellent opportunity for new owners to customize the interior finishes, upgrade fixtures, and implement their own personal interior design taste.
- Accessible Rural Location: Combines a peaceful country setting with convenient driving distances to multiple towns, ensuring you do not feel entirely isolated from society.
- Clear BER Reference: The building energy rating is officially registered under number 117666925, allowing your assessor to review the exact energy audit documentation prior to purchase.
- Established Planting: The garden includes mature greenery and trees that would take decades to grow from scratch, providing immediate aesthetic maturity and privacy.
- Family Bathroom Included: Features a functional family bathroom layout, reducing the immediate need to reconfigure plumbing infrastructure upon moving into the home.
- Dedicated Kitchen Space: Provides a separate kitchen area ready for refurbishment, allowing you to design a modern culinary workspace tailored to your exact cooking needs.
- Two Comfortable Bedrooms: Comprises two well proportioned bedrooms, ideal for a couple, a small family, or a home office setup combined with a guest room.
- Desirable Rural Footprint: The manageable footprint makes it an ideal downsizing option or holiday home for buyers looking to escape to the west of Ireland.
- Growth Potential: Properties with historic roots and renovation potential frequently offer strong long term value appreciation once fully modernised and brought up to date.
But keep in mind:
- Poor Energy Rating: Holding an F rating on the BER scale, the dwelling is severely energy inefficient and will likely require substantial insulation upgrades.
- High Retrofit Costs: Bringing the property up to a modern energy standard will require significant financial investment in heat pumps, windows, and wall insulation.
- Unclear Property Type: The listing does not specify the exact legal property type, requiring your solicitor to verify freehold boundaries and title classifications carefully.
- Missing Floor Plan Verification: The exact room dimensions and layout cannot be verified from the listing alone, so you should commission an independent measured survey.
- Potential Septic Tank Issues: Being in a rural area, you must investigate whether the property relies on a private septic tank and verify its compliance with regulations.
- Private Water Supply Check: You should verify if the home connects to a public mains water supply or relies on a private well requiring filtration testing.
- Heating System Uncertainty: The listing omits details regarding the central heating system, meaning you must check if it relies on outdated or expensive oil heating.
- Historical Listing Restrictions: Due to its former school status, you should check with the local planning authority if any local heritage restrictions apply to alterations.
- Remote Drainage Verification: Surface water drainage and soakaways need professional inspection to ensure proper management during heavy winter rainfall events.
- Boundary Line Ambiguity: Mature gardens in rural areas often have unclear historical boundaries, so your legal representative must inspect the folio maps thoroughly.
- Access Road Maintenance: Rural approach roads may be publicly or privately maintained, meaning you should check who is responsible for winter gritting and pothole repairs.
- Broadband Availability: High speed fibre broadband may be limited in this rural pocket, so remote workers should verify connection speeds before making an offer.
- Public Transport Limits: The countryside location lacks frequent public transport options, making private vehicle ownership essential for daily commuting and errands.
- Insurance Surcharges: Older rural homes with F energy ratings or unique structural histories can sometimes attract higher property insurance premiums or stricter policy terms.
- Ventilation And Damp Risks: Older properties often suffer from trapped moisture, requiring careful inspection for rising damp, penetrating damp, and adequate indoor ventilation systems.
- Window And Door Efficiency: Existing windows may be single glazed or drafty, adding immediate replacement costs to your post purchase renovation budget.
- Electrical Wiring Audit: The electrical consumer unit and wiring should be thoroughly tested by a certified electrician to ensure compliance with modern safety standards.
- Appliance Condition Unknown: Any included kitchen appliances or heating boilers are sold as seen and should be tested during a pre purchase structural survey.
- Local Planning Restrictions: Rural planning guidelines in this county can be strict regarding extensions, meaning future additions might face bureaucratic hurdles.
- Resale Liquidity Factor: Niche historic rural properties with low energy ratings can sometimes take longer to resell compared to modern suburban housing developments.
Price positioning
?
- The asking price of €150,000 appears slightly undervalued given the verified wider area transactional benchmarks and the approximately 1,000 square foot layout offering substantial rural residential space.
- Undervaluation signals include the poor BER rating of F which necessitates immediate energetic upgrades, alongside required modernization costs to bring the solid older structure up to contemporary standards.
- This price point could be supported by the recently renovated roof and mature private gardens, while potential capital expenditure for thermal efficiency improvements might undermine buyer enthusiasm.
- Additional relevant factors encompass its charming former schoolhouse character and convenient positioning within fifteen minutes of major towns, enhancing appeal for lifestyle purchasers seeking countryside tranquillity.
Build Analysis
What we know from similar construction types
- The property is a converted former school building, which adds unique character but may feature non-standard construction methods, layouts, or materials compared to typical residential homes.
- The listing notes that the roof has been recently renovated, which is a positive update, but a buyer should have a structural survey to inspect the condition of the roof timbers and ensure proper insulation and ventilation were installed.
- Given the former institutional use as a school, a buyer should investigate local planning history, building control compliance, and title documentation to ensure all necessary change-of-use permissions and structural alterations were properly authorized.
- The property lacks a floor area in the official specification though the description estimates it at approximately 1,000 sq. ft., so a physical measurement and professional assessment of the usable space are recommended.
- Since floor plans and specific age details are not provided, an inspection is needed to check the condition of damp-proofing, wiring, plumbing, and sewage treatment facilities.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a poor BER rating of F, indicating a high level of energy inefficiency requiring a comprehensive deep retrofit.
- A full deep retrofit typically involves upgrading external wall insulation, installing high-performance double or triple-glazed windows and exterior doors, upgrading attic insulation, and replacing the heating system with a renewable energy source such as a heat pump.
- For a character property or conversion of approximately 1,000 sq. ft., a comprehensive deep retrofit to bring the home up to a modern B2 or A BER standard could easily cost between €45,000 and €65,000, depending on the extent of fabric upgrades and finishes required.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 1,800 euro to 2,500 euro.
- This estimate is based on the poor BER rating of F, which indicates low energy efficiency and higher heat loss, requiring more energy to maintain comfortable indoor temperatures.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a quiet rural agricultural setting with no apparent major industrial polluters, incinerators, or active landfills nearby.
- Any historical land use in the immediate vicinity is agricultural, though buyers should verify local septic tank or well water conditions as standard rural practice.
Flood Safe
8/10Water overflow reports to follow up
- The property is situated in an elevated rural inland setting generally considered to have a low overall risk of widespread river or coastal flooding.
- Localised surface water accumulation during extreme weather events should be investigated with the local authority or through environmental mapping as a precaution.
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 Elphin area
24 CREGGA COURT, ELPHIN, ROSCOMMON
- Sale date
- Declared sale price
- €155,000.00
CALDRAGH, ELPHIN, ROSCOMMON
- Sale date
- Declared sale price
- €180,000.00
CHAPEL STREET, ELPHIN, CO ROSCOMMON
- Sale date
- Declared sale price
- €181,000.00
44 HAZELWOOD PARK, ELPHIN, ROSCOMMON
- Sale date
- Declared sale price
- €220,000.00
CORGORROW, DRUMMULLIN, ELPHIN
- Sale date
- Declared sale price
- €440,000.00
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
- Solicitor legal fees: approximately 1,500 euro to 3,000 euro plus VAT and outlays.
- Land registration fees: approximately 400 euro to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 euro to 250 euro.
- Surveyor fees: approximately 500 euro to 1,000 euro depending on the depth of the survey.
- Annual home insurance: approximately 400 euro to 800 euro depending on the level of cover.
Forum Talk
What people are saying about this area
- Local discussions highlight the peaceful rural lifestyle around Elphin and Ballysundrivan, appealing to buyers looking for countryside settings.
- Residents frequently note the convenient proximity of the area to larger towns like Carrick-on-Shannon and Boyle for everyday amenities.
- Community interest often centres around historical local buildings, such as former schoolhouses converted into residential homes.
- Buyers in rural Roscommon commonly discuss plans for retrofitting older properties to improve energy efficiency ratings like BER F.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property features a beautiful mature garden and safe countryside surroundings, though buyers should verify local school accessibility and childcare infrastructure nearby.
- Teenagers5/10
While there is plenty of outdoor space, the two-bedroom layout is compact, and teenagers might find the rural location relatively isolated from major youth amenities.
- Multi-generational Living3/10
With only two bedrooms and one bathroom, space is limited for multi-generational living without undertaking substantial extensions.
- Single Buyers7/10
An affordable entry point at €150,000 for a detached home with character, offering scope for modernization to suit a single owner's tastes.
- Couples8/10
Provides a charming, peaceful two-bedroom countryside retreat with a recently renovated roof and great potential for couples wanting a project.
- Empty Nesters7/10
Single-level or manageable two-bedroom living in a tranquil setting, though buyers should consider future maintenance needs for the mature garden and older parts of the structure.
- Retirees6/10
Peaceful rural setting ideal for retirement, but the lower BER rating of F suggests that heating costs and modernization requirements should be carefully evaluated.
Work
3 areas- Remote Working7/10
A peaceful rural environment ideal for home working, though buyers should independently verify broadband speeds and connectivity at the location.
- Hybrid Commuting5/10
Elphin and nearby towns offer regional access, but commuting to major cities like Dublin or Galway would be lengthy.
- Retired9/10
An ideal setup for retirees looking for a quiet, characterful home with manageable accommodation.
Practical
8 areas- Ageing in Place6/10
Single-level living elements exist, but buyers should assess doorways and bathroom accessibility for long-term mobility needs.
- Low Maintenance5/10
While the roof has been recently renovated, the property requires modernization and features a mature garden that needs upkeep.
- Secure Gated Entry3/10
No automated or secure gated entry is explicitly noted in the listing details.
- Minimalist Design4/10
This is a characterful former schoolhouse with traditional proportions rather than a sleek minimalist modern build.
- Flexible Floor Plans5/10
Offers standard well-proportioned rooms with potential for reconfiguration during modernization works.
- Heritage Home8/10
Formerly known as 'Boherroe Schools', the property carries interesting local history and distinct character.
- Ecological Setup3/10
The current BER rating is F (BER No. 117666925), indicating that energy efficiency upgrades are recommended.
- Outdoor areas8/10
Benefits from a beautiful mature rear garden with established planting and private tranquil spaces.
Interests
9 areas- Gardening9/10
Features a beautiful mature garden to the rear with established planting and plenty of private space for green-fingered enthusiasts.
- Walking8/10
The tranquil rural surroundings offer lovely local country roads and paths for scenic walks.
- Gym3/10
Dedicated gym facilities are not on-site, and access will require traveling into nearby towns.
- Cycling7/10
Quiet rural roads surrounding the property lend themselves well to leisure cycling, though regional cycling infrastructure should be verified.
- Golf5/10
Buyers should investigate the proximity of the nearest golf courses in County Roscommon or neighboring Carrick-on-Shannon.
- Fishing6/10
The general region offers various inland waterways and angling opportunities, though buyers should check exact distances to designated fishing spots.
- Horse Riding6/10
Rural roads and countryside settings often suit equestrian pursuits, and local stables should be checked for availability.
- Water Sports4/10
Proximity to Carrick-on-Shannon provides access to river activities, though major water sports facilities will require some travel.
- Entertaining6/10
The private mature rear garden is wonderful for outdoor hosting during warmer months, though indoor living space is relatively compact.
Lifestyle
5 areas- Quiet Living10/10
Set in a highly peaceful countryside location in Ballysundrivan with minimal surrounding disruption.
- Rural Living10/10
A quintessential rural setting surrounded by countryside, yet conveniently within 5 minutes of Elphin and 15 minutes of Carrick-on-Shannon.
- Village Living7/10
Proximity to Elphin provides good access to local village amenities while maintaining a distinct countryside feel.
- Coastal Living1/10
The property is located inland in County Roscommon, far away from any coastal areas.
- Urban Living2/10
Located in a quiet rural area rather than an urban center, requiring driving for extensive city services.
Social
6 areas- Nightlife3/10
The immediate area is quiet and rural; extensive nightlife options are restricted to nearby larger towns.
- Community Involvement6/10
Rural communities near Elphin offer local clubs and associations, though integration relies on active participation.
- Café Culture4/10
Limited café options directly on-site, requiring a short drive to Elphin, Carrick-on-Shannon, or Boyle.
- Health/Wellness groups4/10
Wellness groups and classes will typically be found in nearby towns rather than the immediate rural townland.
- Networking Opportunities3/10
Professional networking is minimal in this rural setting, making remote channels or travel necessary.
- Tech-Hub Connectivity3/10
Not located near a major urban tech hub, meaning remote connection is the primary route for tech professionals.
Listing information
- Agent
- Sheehy Meares Real Estate
- Phone
- 09066 26579
- Published on HouseDelve
- 4 October 2026
- Correction
- Report an issue
HD-C88B59HouseDelve · 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.