Chapel Street, Ballinakill, Co. Laois
€85,000
3 Bed~1 Bath~BER G
What you'll like:
- Attractive entry price: Listed at eighty-five thousand euros, this asset offers an exceptionally low acquisition cost for buyers seeking a renovation project.
- Detached structure layout: Being a detached building, the house provides better privacy and independent boundary configurations compared to terraced alternatives.
- Village centre convenience: Situated directly in Ballinakill, future occupants will enjoy easy walking access to local amenities and community services.
- Nearby major towns: Located just six kilometres from Abbeyleix and twenty kilometres from Portlaoise, regional connectivity is reasonably convenient for motorists.
- Vacant possession offered: The sale comes with vacant possession, ensuring a straightforward closing process without complications involving holding tenants.
- Clear development potential: The existing three-bedroom footprint provides a solid baseline for a complete modern rebuild or extensive architectural redesign.
- Grant funding availability: Derelict properties in Ireland frequently qualify for substantial government refurbishment grants, significantly reducing out-of-pocket capital expenses.
- Compact project scale: The manageable size of the structure limits initial scaffolding and preliminary site preparation costs for builders.
- Rural lifestyle appeal: Ballinakill offers a peaceful countryside atmosphere combined with a traditional village community feel for prospective homeowners.
- Investment upside potential: Successfully completing a full overhaul could yield strong future resale value or reliable long-term rental income.
- Pitched roof profile: The traditional pitched roof design simplifies structural repairs and allows for straightforward slate or tile replacements.
- Direct road frontage: The property benefits from immediate access onto Chapel Street, facilitating straightforward delivery of construction materials.
- No upward chain: Because the asset is offered via an online auction platform, transaction timelines are typically fixed and expedited.
- Independent utility connections: Being located within a settled village street suggests that mains water and electricity connections are readily accessible nearby.
- Local school proximity: Families will appreciate the presence of local educational facilities within the immediate Ballinakill village catchment area.
- Historical character retention: Rejuvenating an older village structure preserves local architectural heritage and enhances neighborhood streetscapes.
- Outdoor space potential: Depending on the plot boundaries, there is potential to clear overgrowth to create a private rear garden.
- Flexible design options: Total internal dereliction allows the buyer to completely configure the floor plan to suit modern living standards.
- Growing regional demand: Increased interest in rural housing stock across Laois supports positive long-term prospects for upgraded residential properties.
- Low stamp duty base: The modest purchase price results in minimal initial stamp duty liabilities for the acquiring party.
But keep in mind:
- Severe structural dereliction: The building is described as entirely derelict, meaning extensive structural remediation will be required before occupation.
- Complete internal rebuild: Requiring total refurbishment, buyers must budget for new wiring, plumbing, insulation, floors, and interior partitions.
- Bottom-tier BER rating: The property carries a G energy rating with high energy consumption, mandating major thermal upgrades to achieve comfort.
- Uninspected interior condition: The auctioneers did not internally inspect the property, leaving hidden damp, rot, or structural failures undocumented.
- Unknown exact floor area: Official floor measurements are not provided, making accurate quantity surveying and material cost estimation difficult upfront.
- Substantial capital requirement: Renovation costs will likely exceed the initial purchase price, requiring significant access to ready funds or specialized loans.
- Planning permission hurdles: Substantial alterations to a derelict structure may require local authority planning approval and architectural oversight.
- Asbestos and hazardous materials: Older derelict buildings frequently contain hazardous substances like asbestos, requiring professional testing and safe removal.
- overgrown site clearance: Heavy vegetation and debris accumulation will necessitate specialized site clearance machinery prior to construction work.
- Auction purchase risks: Buying via an online auction typically involves non-refundable deposits and unconditional contracts upon the fall of the hammer.
- Lack of professional survey: Buyers must commission their own independent structural engineering report to assess foundation and wall integrity.
- Potential boundary disputes: Old properties often feature ambiguous boundary lines that require legal verification by a qualified conveyancing solicitor.
- Utility reconnections required: Disused services will need formal application and connection fees paid to local utility providers to restore power and water.
- Local property tax compliance: The buyer must verify if any historical local property tax arrears or exemptions apply to the vacant title.
- Zoning and usage restrictions: Buyers should check local Laois County Council development plans to ensure no restrictive zonings impact the site.
- Construction contractor delays: Securing reliable builders for rural renovation projects can be challenging given current industry demand and labor shortages.
- Uncertain structural timber: Rot in roof timbers and floor joists is highly probable given prolonged vacancy and potential roof leaks.
- Surface water drainage check: The buyer must investigate existing soakaways and drainage connections to prevent future flooding or damp issues.
- Lack of contemporary amenities: The current layout lacks modern bathroom and kitchen facilities, requiring complete installation from scratch.
- Insurance availability challenges: Securing buildings insurance for a severely derelict property can prove difficult and expensive until structural repairs are completed.
Price positioning
?
- The asking price appears somewhat overvalued because it exceeds historical lower-tier transactions on the immediate street for properties requiring extensive structural intervention and complete modernization.
- Valuation signals are mixed as surrounding context includes varying transaction points, though the poorest condition properties nearby have historically traded at significantly lower price thresholds.
- Substantial renovation costs and a deficient energy rating could heavily undermine the asking price, while strong buyer appetite for derelict renovation projects might provide some support.
- Relevant considerations include the severe nature of the required refurbishment work, the vacant possession status, and the overall macroeconomic housing climate affecting rural property restructuring.
Build Analysis
What we know from similar construction types
- The property is described as a derelict detached three-bedroom house requiring complete refurbishment, indicating that structural elements, roof integrity, and internal finishes should be thoroughly investigated.
- Given the G BER rating and vacant possession, a buyer should assess the extent of damp, timber rot, and any potential issues with the existing foundations or walls.
- Compliance with local planning regulations regarding the renovation or potential extension of a derelict structure should be verified with the local authority.
Retrofit Cost*
Possible renovating / insulating expenditure
- Estimated deep-retrofit cost is approximately 60,000 to 100,000 euros or higher.
- The reasoning is based on a G BER rating, indicating the property requires comprehensive insulation upgrades, new windows and doors, a modern heating system, and potentially ventilation improvements to bring it to a modern energy efficiency standard.
Heating cost*
Estimated expense to heat this property every year
- €0 (Current State): The property is described as a derelict house requiring complete refurbishment with a G BER rating and no active heating system.
- Future Estimate: Once fully renovated and upgraded to a modern energy standard, heating a typical 3-bedroom detached house could cost between €1,200 and €2,000 annually depending on the fuel source used.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The general area around Ballinakill does not feature prominently in major historical fluvial flood events, though localized surface water accumulation during heavy rainfall should be independently investigated.
- Buyers are advised to consult local authority flood maps to confirm the exact risk profile for this specific plot.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
CHAPEL STREET, BALLINAKILL, CO LAOIS
- Sale date
- Declared sale price
- €30,000.00
CHAPEL ST, BALLINAKILL, PORTLAOISE
- Sale date
- Declared sale price
- €235,000.00
7 CHAPEL STREET, BALLINAKILL, CO. LAOIS
- Sale date
- Declared sale price
- €66,000.00
3 CHAPEL ST, BALLINAKILL, LAOIS
- Sale date
- Declared sale price
- €110,000.00
Recent sales in the wider Ballinakill area
STANHOPE ST, BALLINAKILL, PORTLAOISE
- Sale date
- Declared sale price
- €163,000.00
THE SQUARE, BALLINAKILL, LAOIS
- Sale date
- Declared sale price
- €443,000.00
9 HEYWOOD VILLAGE, BALLINAKILL, LAOIS
- Sale date
- Declared sale price
- €430,000.00
BOLEYBAWN, BALLINAKILL, LAOIS
- Sale date
- Declared sale price
- €460,000.00
1 MONACLEAR CRESCENT, BALLINAKILL, CO. LAOIS
- Sale date
- Declared sale price
- €367,000.00
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, amounting to €850.
- Solicitor legal fees: Generally range from €1,500 to €3,000 excluding outlay and VAT.
- Land registration fees: Typically around €175 to €700 depending on the application type.
- Property valuation fees: Usually between €150 and €300.
- Surveyor fees: Ranging from €500 to €1,200 depending on the depth of the survey required for a derelict property.
- Annual home insurance: Varies significantly given the derelict condition, but standard policies generally start around €300 to €800 once habitable.
Forum Talk
What people are saying about this area
- Locals in Ballinakill frequently discuss village heritage and community initiatives to revitalize older properties.
- Residents highlight the convenience of living close to local amenities while enjoying a quiet rural setting.
- Discussions in the broader Laois area often touch upon the regeneration of derelict rural housing stock with the help of available grants.
- Transport links to nearby Abbeyleix and Portlaoise are regularly noted as key advantages for commuters in community forums.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children1/10
The property is described as a derelict detached house requiring complete refurbishment, making it unsafe and completely unsuitable for young children until extensive renovations are completed.
- Teenagers1/10
Due to its current derelict state and need for complete refurbishment, it is not habitable for teenagers at present.
- Multi-generational Living1/10
The house requires complete refurbishment from a derelict condition, offering no immediate space for multi-generational living.
- Single Buyers3/10
At an asking price of €85,000, it offers an affordable entry point for a single buyer willing to take on a major restoration project, though extensive capital and work are required.
- Couples3/10
An affordable proposition for a couple looking for a substantial renovation project, but completely uninhabitable in its current state.
- Empty Nesters2/10
The heavy construction and financial investment required for a derelict property make this less ideal for empty nesters unless they are experienced project managers.
- Retirees1/10
A derelict house requiring complete refurbishment is entirely unsuitable for retirees seeking comfort and low-stress living.
Work
3 areas- Remote Working3/10
While remote working is physically possible anywhere with a connection, the property is currently derelict with a G BER rating, meaning broadband infrastructure and living conditions must be heavily established by the buyer.
- Hybrid Commuting4/10
Portlaoise is approximately 20km away, offering rail and road links, but the property itself requires a complete rebuild before anyone can live and commute from it.
- Retired2/10
Managing a derelict house restoration is typically not suited to a standard retirement lifestyle, though the price point may appeal to some.
Practical
8 areas- Ageing in Place1/10
A derelict structure with a G BER rating and complete refurbishment needs is entirely unsuited for ageing in place without major architectural intervention.
- Low Maintenance1/10
The property requires complete refurbishment from a derelict state, representing high maintenance and intensive construction work.
- Secure Gated Entry2/10
No secure gated entry is currently indicated in the listing details.
- Minimalist Design5/10
The blank canvas of a derelict three-bedroom house offers the structural opportunity to design a minimalist interior during refurbishment.
- Flexible Floor Plans5/10
Because the property is arranged over ground and one upper floor and requires complete refurbishment, a buyer has the potential to alter the internal layout, subject to professional advice.
- Heritage Home4/10
Located on Chapel Street in a traditional village setting, the property may hold traditional character, though heritage status should be verified by the buyer.
- Ecological Setup1/10
The property currently holds a G BER rating (450.62 kWh/m2/yr) and is derelict, meaning current energy efficiency is very poor and requires a total retrofit.
- Outdoor areas3/10
Outdoor space details are not specified in the listing, and the buyer should verify the extent of any gardens or yard areas included.
Interests
9 areas- Gardening5/10
Depending on site boundaries and any potential plot attached to the derelict structure, a gardening project could be established during overall renovations, though outdoor details are currently limited.
- Walking6/10
Village centre location provides access to local walking routes, though the immediate property is derelict.
- Gym3/10
Access to dedicated gym facilities would require traveling to nearby larger towns such as Portlaoise.
- Cycling5/10
The rural and village roads around Ballinakill offer cycling potential, but local infrastructure should be verified by the buyer.
- Golf4/10
Proximity to golf courses would need to be investigated in the wider County Laois area.
- Fishing4/10
Local angling opportunities in the region would need to be verified by the buyer.
- Horse Riding5/10
Rural County Laois generally offers equestrian potential, though local stables and facilities require verification.
- Water Sports2/10
Inland location limits immediate access to water sports facilities.
- Entertaining1/10
The house is derelict and requires complete refurbishment, making entertaining impossible until extensive works are completed.
Lifestyle
5 areas- Quiet Living6/10
Located in Ballinakill village centre, the setting can offer a quieter lifestyle once the property is made habitable.
- Rural Living7/10
County Laois offers a rural feel, with Abbeyleix approximately 6km away and Portlaoise 20km away.
- Village Living8/10
The property is conveniently located relative to amenities in Ballinakill village centre.
- Coastal Living1/10
County Laois is an inland county with no proximity to the coast.
- Urban Living2/10
Ballinakill is a small village rather than an urban center, though larger towns like Portlaoise are 20km away.
Social
6 areas- Community Involvement5/10
Being situated in Ballinakill village centre allows for local community integration once the property is habitable.
- Café Culture3/10
Village amenities are nearby, but extensive café culture is more likely found in larger nearby towns.
- Nightlife2/10
Ballinakill is a quiet village with limited nightlife; buyers should expect to travel to Portlaoise for broader evening entertainment.
- Health/Wellness groups3/10
Local health or pilates & stretching groups would likely require traveling to larger neighboring settlements.
- Networking Opportunities2/10
A rural village setting offers limited professional networking opportunities locally.
- Tech-Hub Connectivity2/10
Tech hubs are absent locally, requiring travel to regional centers or relying entirely on home internet setup.
Listing information
- Agent
- BidX1 Ireland Ltd
- Phone
- 01 6673388
- Published on HouseDelve
- 10 September 2026
- Correction
- Report an issue
HD-6D39F0HouseDelve · 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.