Photograph 1 of 29 of Bothán Gainnéad, Seeaghanbaun, Kincon, Ballina, Co. Mayo
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Bothán Gainnéad, Seeaghanbaun, Kincon, Ballina, Co. MayoF26C3V6

€225,000

4 Bed~2 Bath~130 m²~BER D

What you'll like:

  • Attractive Asking Price: Priced at €225,000, this property offers exceptional value for money for buyers seeking a detached countryside residence with substantial square footage.
  • Spacious Interior Layout: The 130 square metre floor area provides comfortable family living space with four well-proportioned bedrooms and two functional bathrooms.
  • Dual Reception Rooms: Featuring two distinct living spaces, the home offers flexibility for family activities, entertaining guests, or creating a dedicated home office setup.
  • Master En-Suite Bedroom: The generous master bedroom includes a private en-suite bathroom, adding a touch of daily convenience and privacy for the primary occupants.
  • Solid-Fuel Stove: Equipped with a solid-fuel stove featuring a back boiler, helping to heat water and living spaces efficiently while potentially reducing oil consumption.
  • Oil-Fired Central Heating: The installed central heating system ensures reliable warmth throughout the colder months, providing a standard baseline of indoor thermal comfort.
  • Attached Garage: A large attached garage offers secure vehicle parking, valuable sheltered storage space, or potential for future workshop conversions.
  • Traditional Stone Barn: An authentic stone outbuilding provides immense character and endless possibilities for hobby use, agricultural storage, or creative renovation projects.
  • Mature Private Grounds: Surrounded by mature trees, the generous outdoor plot creates a secluded rural sanctuary with plenty of natural beauty and privacy.
  • Ample Off-Street Parking: The property features extensive parking space on-site, easily accommodating multiple vehicles for family members and visiting guests alike.
  • Peaceful Rural Setting: Situated in Seeaghanbaun, the home delivers a tranquil countryside lifestyle away from the noise and congestion of major urban centers.
  • Proximity to Killala: Located approximately 7km from Killala, residents can quickly access local shops, historical sites, and coastal amenities within a short drive.
  • Easy Reach Crossmolina: Situated about 13km from Crossmolina, buyers gain convenient access to additional schools, community services, and everyday shopping facilities.
  • Close to Ballina: Being roughly 16km from Ballina ensures major supermarkets, secondary schools, medical services, and transport links remain within practical commuting range.
  • Renovation Potential: The property offers enthusiastic buyers a fantastic opportunity to modernise finishes, upgrade efficiency, and put their own personal stamp on the home.
  • Generous Outdoor Space: The substantial surrounding land provides wonderful opportunities for keen gardeners, hobby farming, or creating safe recreational areas for children.
  • Detached Privacy: As a detached residence, owners benefit from enhanced acoustic privacy and independent structural boundaries compared to semi-detached or terraced options.
  • Affordable Entry Point: The attractive price point makes rural house ownership accessible for first-time buyers or families looking for more space on a budget.
  • Scenic Mayo Location: Nestled in County Mayo, the home places residents close to breathtaking landscapes, rugged coastline, and renowned West of Ireland fishing spots.
  • Strong Character Appeal: Combining a countryside cottage feel with practical modern additions like the attached garage gives the property a uniquely charming appeal.

But keep in mind:

  • Moderate Energy Rating: The D-rated Building Energy Performance indicates poor thermal efficiency, meaning buyers should budget for insulation upgrades to reduce heating bills.
  • Rural Septic Tank Check: Buyers must verify the registration, condition, and capacity of the private wastewater treatment system to ensure compliance with environmental regulations.
  • Private Water Supply: Investigate the source and quality of the domestic water supply, as rural properties often rely on private wells requiring filtration maintenance.
  • Oil Boiler Maintenance: The oil-fired central heating system should be professionally inspected to determine its age, operational condition, and remaining lifespan before purchase.
  • Back Boiler Compliance: Ensure the solid-fuel stove and its back boiler installation comply with current building regulations and safety standards regarding pressure and ventilation.
  • Outbuilding Condition: The traditional stone barn likely requires structural assessment and roof repairs due to potential weathering and long-term exposure to elements.
  • Garage Structural Integrity: The attached garage should be thoroughly checked for dampness, roof soundness, and structural connection to the main dwelling.
  • Road Access and Maintenance: Clarify responsibility for the upkeep of local rural approach roads to ensure year-round accessibility during harsh winter weather conditions.
  • Broadband Connectivity: Rural locations can experience limited internet speeds, so buyers working from home should verify available fixed-line or satellite broadband options.
  • Public Transport Limits: The isolated setting means public transport links are likely sparse, making car ownership essential for all daily household activities.
  • Local Planning Restrictions: Rural housing policies in County Mayo may restrict future extensions or commercial uses, requiring careful consultation with local planning guidelines.
  • Property Boundary Verification: Buyers must cross-check title maps with the physical boundaries on-site to identify any potential discrepancies or shared access rights.
  • Roof and Attic Insulation: Given the D BER rating, inspect the attic space to assess current insulation depths and check for any signs of timber rot or leaks.
  • Window and Door Seals: Older double glazing or frames may need replacement to eliminate draughts and improve the overall thermal retention of the house.
  • Electrical System Review: A professional electrical survey should be conducted to confirm the fuse board and wiring meet modern safety standards and capacity requirements.
  • Damp and Moisture Checks: Rural properties surrounded by mature trees can be prone to dampness, making a thorough inspection for rising or penetrating damp essential.
  • Chimney and Flue Safety: The chimney associated with the stove requires sweeping and structural integrity checks to prevent fire hazards and ensure proper smoke clearance.
  • Home Heating Oil Costs: Relying solely on oil-fired heating exposes household finances to volatile international fuel price fluctuations during peak winter months.
  • Upgrading Costs: Achieving modern comfort levels will likely require significant financial investment beyond the initial purchase price to renovate bathrooms, kitchen, and finishes.
  • Boundary Fencing Upkeep: Mature trees and large grounds require ongoing maintenance regarding root management, hedge trimming, and boundary fence repairs to prevent neighbour disputes.

Price positioning

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This comparison depends on limited public and listing evidence, which may be incomplete, outdated or not directly comparable. The score is not a percentage, professional valuation or guaranteed estimate. Ask an independent qualified valuer before relying on a property value.
The asking price appears broadly in line, with a slight undervaluation signal.
  • The asking price appears modestly positioned given the spacious floor area and substantial rural footprint, reflecting a realistic alignment with broader regional market transactions for similar detached homes offering comparable accommodation standards.
  • Upward valuation signals stem from the inclusion of an attached garage, traditional outbuildings, and generous grounds, while downward pressures may arise from a lower energy rating and a remote rural location requiring potential modernisation.
  • Market competitiveness could be strongly supported by ongoing regional housing demand for affordable countryside properties, though potential buyer interest might be undermined by significant upgrade costs associated with achieving higher energy efficiency standards.
  • Additional considerations include the property s strategic proximity to several surrounding towns which provides essential local amenities while maintaining a tranquil rural setting attractive to families seeking space and long term value.

Build Analysis

What we know from similar construction types

  • The property is a detached four-bedroom home featuring an attached large garage and a traditional stone outbuilding/barn, which offer potential for storage, workshop use, or future adaptation subject to planning.
  • The heating system relies on oil-fired central heating alongside a solid-fuel stove with a back boiler, which a buyer should inspect for condition and compliance with current building and ventilation regulations.
  • Given the rural setting, a buyer should investigate the status, condition, and maintenance requirements of the on-site private wastewater treatment system and water supply.
  • As the floor area is approximately 130 square metres across four bedrooms and two reception rooms, a buyer should verify structural layouts and ensure any past alterations or extensions comply with local planning permissions.

Retrofit Cost*

Possible renovating / insulating expenditure

  • The property currently holds a D BER rating, which places it in the category requiring energy efficiency improvements to reach a modern standard.
  • A deep retrofit for a 130 m² detached home typically ranges from €40,000 to €70,000 depending on the extent of external wall insulation, window upgrades, heating system replacement (such as transitioning to a heat pump), and renewable energy installations like solar panels.
  • Grant supports from agencies such as the Sustainable Energy Authority of Ireland (SEAI) may help offset a portion of these costs, but a detailed technical assessment by a qualified energy assessor is recommended to determine exact requirements.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost: €1,800 to €2,400.
  • Short explanation: Given the 130 m² floor area and a D BER rating, the property has a moderate to high energy demand. The combination of oil-fired central heating and a solid-fuel stove with a back boiler will influence these costs depending on fuel usage habits and current oil prices.

Pollution Safe

9/10

Environmental situation to investigate

  • The property is situated in a tranquil rural setting surrounded by agricultural land and mature trees, appearing distant from major industrial pollution sources or active incinerators.
  • Any historical or local environmental factors should be verified during standard conveyancing checks.

Flood Safe

8/10

Water overflow reports to follow up

  • The rural inland location generally indicates a lower risk of coastal or tidal flooding, though local surface water drainage after heavy rain should be investigated.
  • Buyers should consult local flood maps and verify drainage arrangements for the specific plot.

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 Kincon area

  • 16 THE GLEBE, CHURCH RD, BALLINA

    Sale date
    Declared sale price
    €237,500.00
  • 32 COIS NA HABHANN, BONNICONLON, BALLINA

    Sale date
    Declared sale price
    €125,000.00
  • 19 RATHGLAS, REHINS FORT, BALLINA

    Sale date
    Declared sale price
    €277,500.00
  • 28 CHILDERS HEIGHTS, BALLINA, CO MAYO

    Sale date
    Declared sale price
    €200,000.00
  • 2 JAMES CONNOLLY MEWS, BALLINA, CO MAYO

    Sale date
    Declared sale price
    €205,000.00

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 1% of the purchase price up to €1,000,000, amounting to €2,250 for an asking price of €225,000.
  • Solicitor legal fees: Generally range from €1,500 to €3,000 plus VAT and outlays.
  • Land registration fees: Typically around €700 depending on the property value and registration type.
  • Property valuation fees: Usually between €150 and €300 for mortgage purposes.
  • Surveyor fees: Roughly €500 to €1,000 depending on the level of detailed inspection required for a 130 m² detached home.
  • Annual home insurance: Estimated between €400 and €800 per year depending on the policy coverage and location.

Forum Talk

What people are saying about this area

  • Locals in rural North Mayo often discuss the peace and privacy of countryside living near Kincon and Killala.
  • Community forums highlight the value of traditional stone outbuildings and rural properties offering scope for renovation.
  • Discussions in the wider Ballina and Crossmolina municipal districts frequently touch on the maintenance of rural road networks.
  • Buyers looking in the Kincon area often value proximity to coastal amenities in Killala alongside easy access to Ballina town.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The generous grounds and four bedrooms provide plenty of space for young children to grow and play in a safe, rural environment.

    8/10
  • Teenagers

    With four bedrooms and two reception rooms, teenagers will appreciate the extra living space, though the remote location means relying on parents for transport to social activities.

    7/10
  • Multi-generational Living

    The four-bedroom layout offers good accommodation size, but the single-family cottage structure lacks separate self-contained annexes for true multi-generational privacy.

    6/10
  • Single Buyers

    At 130 square metres with four bedrooms and extensive outdoor maintenance, this property may be larger and more rural than what a typical single buyer requires.

    4/10
  • Couples

    Offers great value and ample space for couples looking to establish a countryside home with room for guests or home offices.

    7/10
  • Empty Nesters

    Provides a peaceful rural retreat, though managing a large detached site, mature trees, and outbuildings may require ongoing physical upkeep.

    6/10
  • Retirees

    Enjoys a peaceful countryside setting ideal for retirement, but the rural location means driving is essential for daily errands and medical services.

    6/10

Work

3 areas
  • Remote Working

    The spacious four-bedroom layout allows ample room to set up a dedicated home office, though buyers should verify local broadband speeds.

    8/10
  • Hybrid Commuting

    The rural location in Kincon, Co. Mayo makes regular commuting to major employment cities impractical without significant travel.

    4/10
  • Retired

    An affordable and peaceful detached home well-suited for retirees looking to enjoy the Mayo countryside.

    9/10

Practical

8 areas
  • Ageing in Place

    While single-level living potential exists, the rural isolation and need to drive for services present challenges for long-term ageing in place without adaptation.

    5/10
  • Low Maintenance

    Features mature trees, extensive grounds, a large attached garage, and a traditional stone barn that will require regular property upkeep.

    4/10
  • Secure Gated Entry

    The property features ample off-street parking and a private setting, but dedicated gated security is not explicitly detailed.

    3/10
  • Minimalist Design

    This is a traditional detached country cottage with character features like a solid-fuel stove and stone outbuildings rather than minimalist architecture.

    3/10
  • Flexible Floor Plans

    With two reception rooms and four bedrooms, there is reasonable flexibility to adapt rooms for various household needs.

    6/10
  • Heritage Home

    Includes a traditional stone outbuilding/barn that adds historic rural charm, though the main house is a standard detached residence.

    5/10
  • Ecological Setup

    Equipped with oil-fired central heating and a solid-fuel stove with back boiler, though buyers may wish to explore modern renewable energy upgrades given the D BER rating.

    5/10
  • Outdoor areas

    Benefits from generous grounds, mature trees, a large attached garage, and a traditional stone barn offering extensive outdoor potential.

    9/10

Interests

9 areas
  • Gardening

    Features generous outdoor space, mature trees, and traditional outbuildings, providing an ideal canvas for keen gardeners.

    9/10
  • Walking

    The peaceful rural roads surrounding the property offer pleasant routes for countryside walks.

    8/10
  • Gym

    There are no commercial gym facilities within walking distance, requiring travel into nearby towns for fitness centers.

    2/10
  • Cycling

    Quiet rural roads provide good opportunities for cycling enthusiasts, though traffic on regional connecting roads should be navigated with care.

    7/10
  • Golf

    Golf enthusiasts will need to travel to nearby towns such as Ballina to access golf club facilities.

    4/10
  • Fishing

    County Mayo is renowned for its angling opportunities, and buyers should investigate nearby river and lake fishing spots.

    7/10
  • Horse Riding

    The rural setting and generous grounds with outbuildings could potentially accommodate equestrian interests, subject to further setup.

    7/10
  • Water Sports

    While coastal proximity to Killala offers some water access, specific water sports facilities require travel to designated coastal hubs.

    4/10
  • Entertaining

    Two reception rooms and large outdoor spaces provide good hosting potential, though the rural location requires guests to travel.

    7/10

Lifestyle

5 areas
  • Quiet Living

    Located in a peaceful Mayo setting surrounded by mature trees and generous grounds, offering exceptional tranquility.

    10/10
  • Rural Living

    A classic countryside home near Kincon and Ballina, perfectly suited for those seeking an authentic rural lifestyle.

    10/10
  • Village Living

    While situated in the countryside, it is within reach of nearby towns like Killala, though not directly in a village hub.

    6/10
  • Coastal Living

    While located in County Mayo, the property is inland near Kincon, though coastal areas like Killala are approximately 7km away.

    5/10
  • Urban Living

    This is a distinctly rural property far removed from urban centers, with the nearest significant town being Ballina at 16km away.

    2/10

Social

6 areas
  • Community Involvement

    Rural townlands like Kincon often rely on nearby community centers and local parish activities for social engagement.

    6/10
  • Café Culture

    Café options are limited in the immediate rural vicinity and require a drive into nearby Killala or Ballina.

    3/10
  • Nightlife

    The peaceful rural setting offers virtually no immediate nightlife, which is concentrated in larger nearby towns.

    2/10
  • Health/Wellness groups

    Organized wellness groups and fitness classes will generally be found in larger surrounding population centers.

    4/10
  • Networking Opportunities

    Professional networking is minimal in this rural location, making it better suited for remote workers or retirees.

    2/10
  • Tech-Hub Connectivity

    Being in a rural area, buyers should verify the availability of high-speed fibre broadband for tech-focused roles.

    3/10

Listing information

Agent
CK Properties & Auctioneers
Phone
+353 96 70 878
Published on HouseDelve
13 September 2026
Correction
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Property reference: HD-1935DDHouseDelve · 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.