
Briarfield, Lisacul, Castlerea, Co. RoscommonF45CK80
€159,000
4 Bed~1 Bath~90 m²~BER G
What you'll like:
- Extensive Land Holding: The property includes approximately 25.17 acres of land, offering exceptional space and potential for agricultural use, hobby farming, or total rural privacy.
- Affordable Asking Price: Priced at €159,000, the property presents an accessible entry point for buyers seeking a country home with substantial acreage.
- Traditional Stone Outbuildings: The inclusion of character-filled stone outbuildings provides excellent potential for workshops, storage, or future conversion subject to planning permission.
- Airport Proximity: Ireland West Airport is located just a 15-minute drive away, ensuring convenient international travel access for frequent flyers.
- Peaceful Countryside Setting: Situated in a quiet rural environment near Lisacul Village, the location offers a tranquil lifestyle away from urban congestion.
- Renovation Potential: The four-bedroom layout provides a blank canvas for buyers looking to implement their own design ideas and modern specifications.
- Proximity to Towns: Conveniently accessible to larger neighboring hubs including Ballaghaderreen, Castlerea, and Ballyhaunis for everyday shopping and services.
- Turbary Bog Rights: The land package includes approximately 8.15 acres of turbary bog, providing traditional turf-cutting rights and potential fuel resources.
- Charming Hipped Roof: The traditional architectural style of the hipped-roof residence offers classic aesthetic appeal once fully restored.
- Rural Holding Appeal: The rare combination of a detached house, outbuildings, and extensive acreage creates a unique lifestyle holding with long-term value.
- Village Amenities Close: Being near Lisacul Village ensures residents remain connected to local community features, a school, and local social hubs.
- Generous Room Count: Featuring four bedrooms and a living room, the footprint is well-suited for a family home after modern extensions or reconfiguration.
- Natural Light Opportunities: Detached countryside positioning allows for windows on all sides, maximizing natural sunlight throughout the day once upgraded.
- Garden Space: The property features dedicated garden areas surrounding the dwelling, perfect for landscaping, polytunnels, or outdoor entertaining spaces.
- Private Parking: Dedicated off-road parking space is available on-site, accommodating multiple vehicles during and after the renovation process.
- Investment Upside: Buying a heavily discounted fixer-upper with land can yield strong equity growth upon successful completion of modernization works.
- Historic Character: Traditional rural Irish homesteads retain unique local heritage features that modern builds simply cannot replicate.
- No Onward Chain: Properties requiring total renovation often represent straightforward estate or executor sales with fewer complications in the transaction chain.
- Agricultural Options: The large plot size may allow for grazing livestock or renting out land to local farmers for supplementary income.
- County Roscommon Location: Situated in a scenic western county known for its rich heritage, lakes, and relaxed rural community atmosphere.
But keep in mind:
- Extensive Renovation Required: The listing explicitly notes the property is in need of extensive renovation and modernisation throughout, meaning high capital expenditure.
- Poor Energy Rating: The dwelling carries a G BER rating, indicating severe thermal inefficiency and the urgent need for comprehensive insulation and heating upgrades.
- Single Bathroom Layout: The house currently contains only one bathroom for four potential bedrooms, creating a bottleneck that will likely require a layout redesign.
- Unknown Structural Integrity: Buyers must commission a thorough structural survey to check for dampness, roof timber decay, or foundation issues typical of vacant older homes.
- Planning Permission Complexities: Converting old stone outbuildings or building on agricultural land will require navigating strict local county development planning laws.
- Bog Land Utility: The included 8.15 acres of turbary bog has limited commercial utility and environmental regulations regarding turf cutting are increasingly strict.
- Outdated Services: Water, electricity, and sewage systems may be obsolete or disconnected, requiring significant investment to bring up to modern standards.
- Heating System Absence: A G-rated house often lacks an efficient central heating system, necessitating the installation of a brand-new plumbing and boiler network.
- Remote Access Maintenance: Rural roads leading to the property can experience weather-related isolation or require private upkeep responsibilities.
- Wastewater Compliance: Buyers should verify the status and legal compliance of the existing septic tank system to ensure it meets current environmental standards.
- High Construction Costs: Current market rates for building materials and labor mean renovation budgets can easily spiral beyond initial financial projections.
- Lack of Agent Details: The listing lacks direct agent phone numbers or specific contact details, which could slow down initial communication and viewing arrangements.
- Potential Asbestos Presence: Older houses undergoing renovation frequently contain hazardous materials like asbestos or lead paint that require professional removal.
- Overgrown Land: The 25+ acres may require substantial clearance, fencing repairs, or land management to make it usable for farming or leisure.
- Mortgage Availability: Lenders often refuse standard residential mortgages on properties with a G rating or those deemed uninhabitable until works are certified.
- Lack of Floor Plan: The exact dimensions and internal layout distribution are unclear without a physical viewing or detailed architectural drawings.
- Agricultural Land Quality: Buyers must verify the agricultural quality and drainage of the land acreage, as wet or rocky soil restricts farming utility.
- Isolation Risks: A peaceful countryside location can translate to higher security risks for vacant properties prone to vandalism or property theft.
- Local Housing Restrictions: County Roscommon planning guidelines may enforce strict local needs clauses if a buyer intends to build new structures on the land.
- Uncertain Boundary Lines: The exact legal boundaries spanning over 25 acres should be meticulously checked by a solicitor against the Land Registry maps.
Price positioning
?
- The property is offered at an asking price of one hundred fifty-nine thousand euros, reflecting its significant need for extensive internal renovation and modernization across a ninety square meter footprint.
- Comparable rural detached homes requiring upgrade work in the surrounding Lisacul and Castlerea areas have historically achieved transaction prices ranging from approximately ninety thousand to one hundred sixty thousand euros.
- The inclusion of over twenty-five acres of land significantly enhances the asset value, setting this listing apart from standard rural residential dwellings sold with minimal garden plots or standard site sizes.
- Prospective purchasers should carefully investigate the exact condition of the traditional stone outbuildings and verify the legal title and boundaries associated with the extensive agricultural and bog acreage included.
Build Analysis
What we know from similar construction types
- The property is a traditional four-bedroom hipped-roof residence that is explicitly described as being in need of extensive renovation and modernisation throughout, indicating that a comprehensive structural and cosmetic survey is essential.
- Given the G BER rating and the traditional nature of the home, a buyer should investigate potential issues related to dampness, insulation, roof integrity, and the condition of internal flooring and wiring.
- The listing notes the presence of traditional stone outbuildings, which require physical inspection to assess structural stability and potential for restoration or conversion, subject to planning permissions.
- The property comes with C25.17 acres of land, including C8.15 acres of turbury bog; a buyer's legal representative should verify boundary lines, title deeds, rights of way, and any restrictions or entitlements associated with the land and turbury rights.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property holds a G BER rating, which triggers the requirement for a deep-retrofit cost estimate.
- A comprehensive deep retrofit for a 90 square meter home of this age and condition typically ranges between €50,000 and €90,000+ depending on the extent of structural upgrades, installation of an air source heat pump or alternative renewable heating system, extensive wall and roof insulation, window and door replacements, and airtightness measures.
- Additional expenditure will likely be necessary to address underlying damp, structural repairs, and modernization of the single bathroom and kitchen facilities before energy efficiency upgrades can be effectively implemented.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €2,500 - €3,500+
- Explanation: Given the very poor BER rating of G and the explicit note that the 90 m² residence is in need of extensive renovation and modernisation, thermal efficiency is likely severely compromised. Operating conventional heating systems in a poorly insulated structure of this type results in high energy consumption, though actual costs will depend heavily on the temporary or permanent heating methods installed during refurbishment.
Pollution Safe
8/10Environmental 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
CLOONTOWART, LISACUL, CASTLEREA
- Sale date
- Declared sale price
- €349,000.00
CREEVY, LISACUL, CASTLEREA
- Sale date
- Declared sale price
- €120,000.00
CLOONTOWART, LISACUL, CASTLEREA
- Sale date
- Declared sale price
- €175,000.00
KILRUANE, LISACUL, CASTLEREA
- Sale date
- Declared sale price
- €259,000.00
CREEVY, LISACUL, CASTLEREA
- Sale date
- Declared sale price
- €205,000.00
Recent sales in the wider Castlerea area
CLOONSHANVILLE RD, FRENCHPARK, CASTLEREA
- Sale date
- Declared sale price
- €250,000.00
BALLINGARE, CASTLEREA, CO ROSCOMMON
- Sale date
- Declared sale price
- €75,000.00
Cloonbonniff, Castlerea, County Roscommon
- Sale date
- Declared sale price
- €85,000.00
TARMON, CASTLEREA, ROSCOMMON
- Sale date
- Declared sale price
- €185,000.00
TULLY, CASTLEREA, COUNTY ROSCOMMON
- Sale date
- Declared sale price
- €32,000.00
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
BRIARFIELD, LISACUL, CASTLEREA
- Sale date
- Declared sale price
- €130,000.00
Buyer fees*
Associated expenses guide
- Stamp duty: Approximately €1,590, calculated at 1% of the residential asking price of €159,000.
- Solicitor legal fees: Generally range from €1,500 to €3,000 plus 23% VAT, depending on the complexity of conveyancing.
- Land registration fees: Typically around €600 to €700 payable to the property registration authority for a transfer of ownership, plus potential mortgage registration outlays.
- Property valuation fees: Usually between €150 and €300 if required by a mortgage lender.
- Surveyor fees: Roughly €350 to €1,000 or more, varying significantly based on the depth of the structural assessment needed for a property requiring extensive renovation.
- Annual home insurance: Generally ranges between €400 and €700 per year, though premiums for vacant or heavily dilapidated properties undergoing major works should be verified directly with insurers.
Forum Talk
What people are saying about this area
- Rural property market discussions highlight ongoing interest in traditional fixer-upper country homes offering substantial acreage and privacy in County Roscommon.
- Local community forums emphasize proximity to Lisacul village amenities and a convenient 15-minute drive to Ireland West Airport Knock.
- Prospective buyers frequently discuss the logistical and financial considerations involved in undertaking extensive G-rated renovation projects in rural settings.
- Discussions regarding land holdings point out the added value of accompanying turbury bog plots and traditional stone outbuildings for agricultural or storage use.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children3/10
The property requires extensive renovation and modernization, which may pose safety hazards and logistical challenges for young children during construction.
- Teenagers4/10
With four bedrooms, there is adequate physical space once renovated, but the remote rural location offers limited entertainment or independent transport options for teenagers.
- Multi-generational Living4/10
The total floor area is 90 m² with one bathroom, which is quite compact for multi-generational living without substantial expansion or redesign.
- Single Buyers5/10
An affordable asking price of €159,000 provides an entry point, but single buyers should investigate the significant capital and effort required for a major renovation project.
- Couples6/10
Offers a rewarding country project for couples looking to craft a rural home, though they must be prepared for comprehensive modernization work.
- Empty Nesters5/10
The peaceful setting suits those looking to downshift to the countryside, but the upkeep of extensive grounds and a major renovation might become demanding.
- Retirees4/10
A G BER rating and the need for extensive renovation mean potential comfort and accessibility challenges for retirees unless substantial upgrades are made.
Work
3 areas- Remote Working5/10
The peaceful environment suits remote work, but buyers should investigate local broadband infrastructure and connection speeds in this rural area.
- Hybrid Commuting3/10
The remote rural location in County Roscommon makes regular commuting to major employment hubs impractical, though Ireland West Airport is a 15-minute drive.
- Retired7/10
Ideal for retirees seeking a quiet rural project, provided they budget for modernizing the property for comfort.
Practical
8 areas- Ageing in Place3/10
The current layout, single bathroom, and heavy renovation requirements—coupled with a G BER rating—mean significant structural changes are needed to safely age in place.
- Low Maintenance1/10
With a G BER, a requirement for extensive renovation, and over 25 acres of land including bog, maintenance demands will be exceptionally high.
- Secure Gated Entry2/10
The property features a traditional rural setup without pre-existing automated or secure gated entry systems.
- Minimalist Design3/10
The property is a traditional four-bedroom hipped-roof residence with stone outbuildings, leaning toward rustic heritage rather than clean minimalist aesthetics.
- Flexible Floor Plans4/10
At 90 m² with a fixed layout comprising a living room, kitchen, four bedrooms, and one bathroom, substantial reconfiguration would be needed to achieve flexibility.
- Heritage Home8/10
Features traditional stone outbuildings and a classic country home layout that oozes historic rural character.
- Ecological Setup4/10
While the land and turbury bog offer a traditional rural connection, the G BER rating indicates poor energy efficiency that requires a complete ecological overhaul.
- Outdoor areas10/10
Outstanding outdoor footprint featuring C25.17 acres of land, traditional stone outbuildings, and private pastoral space.
Interests
9 areas- Gardening9/10
Extensive grounds spanning over 25 acres provide boundless space for landscaping, kitchen gardens, and outdoor cultivation projects.
- Walking8/10
The quiet rural roads and surrounding countryside offer ample opportunities for scenic walks right from the doorstep.
- Gym2/10
Commercial gym facilities are scarce in the immediate rural vicinity, requiring travel to nearby towns.
- Cycling7/10
Quiet country roads provide pleasant cycling routes, though caution is required given rural road layouts and lack of dedicated cycle lanes.
- Golf4/10
Proximity to specialized sports like golf is limited, requiring drives to regional courses.
- Fishing6/10
The rural setting in Co. Roscommon places buyers reasonably close to regional lakes and rivers, though local specifics should be verified.
- Horse Riding8/10
The inclusion of extensive land and traditional outbuildings makes this property very suitable for keeping horses or setting up equestrian facilities.
- Water Sports2/10
Inland location offers little direct access to major water sports facilities without traveling further afield.
- Entertaining5/10
While outdoor space is plentiful, the house itself is currently in a derelict or heavily dated state requiring renovation before it is suitable for hosting guests indoors.
Lifestyle
5 areas- Quiet Living10/10
Situated in a peaceful countryside setting in Co. Roscommon, offering exceptional privacy and tranquility away from urban noise.
- Rural Living10/10
Set on over 25 acres of land including turbury bog, this property epitomizes a traditional rural holding with stone outbuildings.
- Village Living7/10
Located close to Lisacul Village and its local amenities, striking a balance between isolated countryside and community proximity.
- Coastal Living1/10
Inland County Roscommon location means coastal amenities and beaches are distant.
- Urban Living2/10
The setting is intensely rural, far removed from city centers, though larger towns like Ballaghaderreen and Castlerea are accessible.
Social
6 areas- Community Involvement7/10
Proximity to Lisacul Village allows newcomers to integrate into local rural community life and village activities.
- Café Culture3/10
Café options are limited locally, with more vibrant café scenes restricted to larger neighboring towns.
- Nightlife1/10
The immediate area is entirely rural and quiet, offering virtually no nightlife options.
- Health/Wellness groups3/10
Organized wellness groups are sparse locally and typically require traveling to nearby population centers.
- Networking Opportunities1/10
Professional networking is minimal in this rural countryside pocket.
- Tech-Hub Connectivity1/10
Far removed from urban tech hubs, relying entirely on remote telecommunications infrastructure.
Listing information
- Agent
- Agent details not available.
- Published on HouseDelve
- 4 September 2026
- Correction
- Report an issue
HD-A33DC4HouseDelve · 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.