Broadfield, Ballyvary, Castlebar, Co. MayoF23HD51
€155,000
3 Bed~145 m²
What you'll like:
- Substantial Land Holding: The property includes approximately 8.5 acres of good-quality agricultural land, providing exceptional space for equestrian pursuits, hobby farming, or general rural enjoyment surrounding your future residence.
- Full Planning Permission: Approved full planning permission for a contemporary three-bedroom detached dormer eliminates initial planning risks and allows you to commence construction much sooner.
- Generous Floor Area: The approved architectural design spans approximately 144.6 square metres, offering ample family living space configured over two well-planned levels for maximum everyday comfort.
- Open Plan Living: The ground floor features a spacious 36.2 square metre open-plan kitchen, dining, and living zone that connects directly to an expansive patio via double doors.
- Flexible Upper Mezzanine: The first floor incorporates a dedicated mezzanine office space overlooking the main living area, creating an ideal remote working environment without sacrificing bedroom count.
- Multiple Bathrooms Planned: The design includes a family bathroom alongside multiple ensuite shower rooms, ensuring excellent convenience and privacy for family members and visiting guests alike.
- Established Access Point: An existing entrance already leads from the public road into a sheltered clearing, providing a practical baseline for site access during construction works.
- Mature Natural Boundaries: The holding is naturally defined by established hedgerows and mature trees, imparting an immediate sense of character, privacy, and established rural beauty.
- Proximity to Castlebar: Located just nine kilometres from Castlebar Town Centre, residents can easily access extensive retail, educational, medical, and sporting amenities within a short drive.
- Ballyvary Village Convenience: The property sits within easy reach of Ballyvary village, offering convenient access to local community facilities and traditional rural services.
- Secluded Countryside Setting: Enjoying a remarkably peaceful rural atmosphere, the site creates a genuine private retreat feel without suffering from complete isolation from neighboring homes.
- Equestrian Potential: The gently undulating topography and generous acreage make this holding highly suitable for keeping horses or establishing small-scale paddock grazing systems.
- Historical Footprint Present: The presence of an original derelict bungalow may offer strategic advantages or flexibility regarding local housing connection policies and utility access points.
- Architectural Integration: The approved modern dormer design features clean lines and sympathetic finishes designed to sit comfortably and attractively within the surrounding countryside.
- Natural Light Optimization: Generous glazing is incorporated into the approved plans to flood the interior spaces with natural light and maximize views of the picturesque landscape.
- Dedicated Utility Space: The floor plans incorporate a separate utility room off the main living areas, helping to keep laundry and household chores neatly compartmentalized.
- Convenient Land Parcel: All 8.5 acres are held in one single, cohesive parcel, making farm management and boundary maintenance significantly more straightforward for the owner.
- Outdoor Entertaining Design: The expansive patio area specified in the architectural drawings provides a wonderful outdoor extension of the indoor living space for summer gatherings.
- Future Equity Potential: Securing a site with planning permission and substantial land near a major county town offers strong potential for value creation upon project completion.
- Tranquil Rural Views: The elevated and undulating nature of the lands provides scenic outlooks across the surrounding countryside, enhancing the overall appeal of the residential site.
But keep in mind:
- Derelict Structure Present: The existing dwelling is fully derelict and requires complete demolition or extensive renovation, which will add significantly to your initial site preparation and clearance costs.
- Demolition and Removal Costs: Clearing the old bungalow and outbuilding will require specialized contractors to handle waste disposal safely, impacting your upfront development budget.
- Unknown Utility Connections: You must carefully investigate the proximity and capacity of local electricity, water, and telecom connections to ensure modern services can be brought to the site economically.
- Wastewater Treatment Requirements: Because rural properties rely on private systems, you must commission a professional percolation test to design a compliant on-site wastewater treatment plant.
- Planning Condition Compliance: Buyers need to review all existing planning conditions and expiration dates attached to the current grant of permission to ensure they can be met within required timeframes.
- Construction Inflation Risks: Building a custom 144 square metre home exposes you to current material and labour cost volatility, meaning actual construction expenses could exceed initial estimates.
- Agricultural Access Demands: Managing or leasing 8.5 acres of farmland requires ongoing maintenance of fencing and gates to keep livestock secure and prevent boundary disputes with neighbours.
- Surface Water Drainage: The gently undulating land may require professional drainage assessment to prevent seasonal water pooling around the proposed patio and foundation footprints.
- Local Housing Needs Criteria: You should verify whether any local housing need restrictions or residency clauses were attached to the planning permission that might affect your eligibility to build.
- Private Road Maintenance: Depending on the status of the approach road, you may share responsibility with neighbours for maintaining the local rural laneway leading to your entrance.
- Lack of Immediate Habitation: You cannot move into the property immediately, requiring you to rent or secure alternative accommodation throughout the entire construction period.
- Ground Condition Verification: A thorough site investigation and soil report should be commissioned prior to purchase to confirm ground bearing capacity and avoid unexpected foundation expenses.
- Percolation Test Uncertainty: If soil tests fail to meet environmental standards, installing an advanced tertiary wastewater treatment system could increase your site development costs considerably.
- Boundary Demarcation Checks: You must instruct your legal representative to thoroughly verify all folio boundaries on the ground to ensure the 8.5 acres match the official land registry maps.
- Construction Finance Availability: Securing a self-build mortgage for a property with a derelict dwelling requires specialist lender approval and staged disbursement draws that need careful financial planning.
- Isolation During Bad Weather: Rural locations in County Mayo can occasionally experience challenging driving conditions during severe winter storms, requiring dependable transport arrangements.
- Professional Fees Required: Bringing this project to completion will necessitate hiring architects, engineers, and project managers, adding professional service fees to your overall capital outlay.
- County Council Development Levies: You must calculate and budget for local authority development contributions, connection fees, and bond requirements payable upon activating the planning permission.
- Timeframe Management: Overseeing a custom rural build demands significant personal time and project management expertise to avoid costly delays and contractor disputes.
- Future Extension Limitations: Any future alterations to the approved house design would require a fresh planning application to Mayo County Council, restricting spontaneous layout changes.
Price positioning
?
- Selected recent transacted market evidence informs this asking-price comparison.
- Selected sale: SPRINGHILL, BALLYVARY, CASTLEBAR — 2026-05-18 — €210,000.00.
- The asking price of €155,000 for a property that includes approximately 8.5 acres of agricultural land, a derelict bungalow, and full planning permission for a three-bedroom dormer residence appears competitively positioned.
- The inclusion of substantial land and redevelopment potential provides significant physical scope relative to the €155,000 asking price.
Build Analysis
What we know from similar construction types
- The property includes a derelict bungalow that requires complete redevelopment or demolition, meaning a buyer must investigate the structural integrity, clearance costs, and connection status of existing services such as water, electricity, and sewage.
- Full planning permission is in place for a three-bedroom detached dormer residence of approximately 145 square metres; a buyer should verify the specific conditions, expiration dates, and any local tie-restrictions attached to the planning grant.
- The offering includes approximately 8.5 acres of agricultural land, requiring a buyer to inspect boundaries, access rights, and the quality of grazing ground.
- As the primary structure is yet to be built, construction financing, builder availability, and compliance with current building regulations will need to be carefully managed by the purchaser.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: As the existing dwelling is currently derelict and requires complete redevelopment, heating costs will depend entirely on the final energy efficiency specifications, insulation levels, and heating systems installed in the newly constructed residence. Once built to modern standards for a 145 m² home, estimated annual heating and energy costs are typically between €1,200 and €1,800.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a tranquil rural setting surrounded by agricultural land, well away from heavy industrial zones, major waste facilities, or active landfills.
- Any historical agricultural or domestic activities on the site should be verified by the buyer as part of standard pre-purchase investigations.
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
SPRINGHILL, BALLYVARY, CASTLEBAR
- Sale date
- Declared sale price
- €210,000.00
KNOCKATEMPLE, BALLYVARY, CASTLEBAR
- Sale date
- Declared sale price
- €475,000.00
BALLYGOMMAN, BALLYVARY, CASTLEBAR
- Sale date
- Declared sale price
- €135,000.00
KILLEEN, BALLYVARY, CASTLEBAR
- Sale date
- Declared sale price
- €232,500.00
Recent sales in the wider Castlebar area
10 MARIAN ROW, CASTLEBAR, MAYO
- Sale date
- Declared sale price
- €255,000.00
90 SPRINGFIELD COURT, CASTLEBAR, CO MAYO
- Sale date
- Declared sale price
- €237,500.00
23 CHESTNUT GROVE, THE CURRAGH, CASTLEBAR
- Sale date
- Declared sale price
- €280,000.00
62 TUR UISCE LEICNIN VILLAGE, TURLOUGH, CASTLEBAR
- Sale date
- Declared sale price
- €448,000.00
4 CORHEENS, BREAFFY, CASTLEBAR
- Sale date
- Declared sale price
- €480,000.00
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, which amounts to roughly €1,550 for a €155,000 property.
- Solicitor legal fees: Generally range between €1,500 and €3,000 plus VAT and outlay expenses.
- Land registration fees: Typically around €400 to €700 depending on the property value and registration type.
- Property valuation fees: Usually between €150 and €300 for a standard mortgage or independent valuation.
- Surveyor fees: Expect to pay between €500 and €1,200 depending on the depth of the building survey required.
- Annual home insurance: Roughly €400 to €800 per year for standard buildings and contents coverage.
Forum Talk
What people are saying about this area
- Local residents frequently highlight Ballyvary as a quiet and desirable rural community with convenient access to Castlebar.
- Community discussions often emphasize the benefits of rural living combined with close proximity to major county town amenities.
- Property searches and local interest in the Broadfield area typically center around agricultural holdings, self-build opportunities, and private countryside retreats.
- Regional forums note that properties with established planning permission in rural Mayo are in steady demand among buyers seeking custom builds.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property offers plenty of outdoor space and land for children to play safely in a rural environment, though the presence of a derelict structure on-site means buyers must secure the area during the build.
- Teenagers5/10
There is ample room with the planned 145 m² home and extensive grounds, but the remote countryside location requires driving for all teenage social activities and schooling in Castlebar.
- Multi-generational Living5/10
While the 8.5 acres provide significant space, the approved three-bedroom dormer plan is sized for a single household unless further development is explored.
- Single Buyers3/10
A self-build project with 8.5 acres and a derelict bungalow represents a substantial undertaking and financial commitment, making it less suited to typical single buyers.
- Couples7/10
An exceptional opportunity for couples looking to design and build a modern bespoke home with land, offering total privacy within a short drive of Castlebar.
- Empty Nesters6/10
Provides a tranquil rural lifestyle and manageable single-story ground-floor living in the approved plans, though the upkeep of 8.5 acres requires consideration.
- Retirees5/10
The peaceful setting suits retirement, but managing a construction project and extensive agricultural land might prove demanding without local support.
Work
3 areas- Remote Working8/10
Features a dedicated mezzanine office overlooking the living space, perfect for home-based professionals, subject to verifying local broadband speeds.
- Hybrid Commuting5/10
Manageable drive to Castlebar for commuting connections, but less suited for frequent long-distance hybrid work into major cities.
- Retired6/10
Allows for a quiet retirement lifestyle once built, though land management and construction oversight must be factored in.
Practical
8 areas- Ageing in Place5/10
The approved ground floor includes bedrooms and a bathroom, supporting single-level living, but the rural isolation presents challenges for advanced age support services.
- Low Maintenance2/10
Involves managing a self-build project, clearing or rebuilding a derelict structure, and maintaining 8.5 acres of agricultural land.
- Secure Gated Entry4/10
Currently features an established entrance from the public road, but private security gates would need to be installed during the build.
- Minimalist Design6/10
The approved dormer plan features clean modern lines and an open-plan layout, aligning well with contemporary aesthetic preferences.
- Flexible Floor Plans8/10
Features a well-designed ground floor alongside an upper-floor mezzanine office and third bedroom, offering versatile living arrangements.
- Heritage Home4/10
Includes a derelict original bungalow on-site that links to the property's history, though it requires complete redevelopment.
- Ecological Setup7/10
Abundant green space, mature trees, and agricultural land provide a natural environment with ample scope for eco-friendly heating and energy installations.
- Outdoor areas10/10
Comprises approximately 8.5 acres of good-quality grazing ground, mature hedgerows, and an expansive planned patio area.
Interests
9 areas- Gardening9/10
With 8.5 acres of land and mature vegetation, there is boundless potential for extensive landscaping, vegetable gardens, and horticulture.
- Walking8/10
Surrounded by quiet country roads and private lands, offering immediate access to rural walking routes.
- Gym3/10
No fitness facilities on-site, requiring a trip into Castlebar for gym access, though a home gym could be incorporated into the new build.
- Cycling7/10
The scenic local country roads provide a pleasant environment for cycling enthusiasts, though rural traffic conditions should be verified.
- Golf5/10
While not directly adjacent to a course, Castlebar and the surrounding County Mayo region offer local golfing facilities within driving distance.
- Fishing6/10
County Mayo is renowned for angling opportunities, though buyers should verify the proximity of specific local fishing waters.
- Horse Riding10/10
The inclusion of approximately 8.5 acres of good-quality grazing ground and mature boundaries makes this an ideal property for equestrian pursuits.
- Water Sports3/10
Inland location means water sports require travel to nearby lakes or the coast.
- Entertaining8/10
The approved open-plan kitchen, dining, and living area opening onto a large patio makes the future home well-suited for hosting family and friends.
Lifestyle
5 areas- Quiet Living10/10
Set amidst the peaceful countryside of Broadfield with high privacy, mature trees, and no immediate urban noise.
- Rural Living10/10
Features approximately 8.5 acres of agricultural land, a derelict bungalow, and a secluded countryside setting 9 kilometres from Castlebar.
- Village Living6/10
Convenient to Ballyvary village amenities while retaining a deeply rural and private local atmosphere.
- Coastal Living1/10
Located inland in County Mayo, far from coastal areas and marine amenities.
- Urban Living2/10
Decidedly rural property relying on Castlebar Town Centre, 9 km away, for urban conveniences.
Social
6 areas- Community Involvement6/10
Close-knit rural community near Ballyvary with opportunities to engage in local village life and community groups.
- Café Culture3/10
Very limited local café options on your doorstep; residents must travel into Castlebar for a wider choice.
- Nightlife2/10
Strictly rural setting with no nightlife options immediately nearby, requiring trips into Castlebar.
- Health/Wellness groups4/10
Access to wellness groups requires traveling into nearby Castlebar or participating in local community hall activities.
- Networking Opportunities2/10
Not a commercial or business hub; professional networking will rely on digital connectivity or travel to larger towns.
- Tech-Hub Connectivity3/10
Rural location requires buyers to investigate the availability and speed of high-speed fiber broadband connections for tech-focused work.
Listing information
- Agent
- Sherry FitzGerald Durcan
- Phone
- 094 902 2039
- Published on HouseDelve
- 23 September 2026
- Correction
- Report an issue
HD-8D8A29HouseDelve · 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.