Cloonameeltogue , Shrule, MayoH91KXY4
€95,000
What you'll like:
- Traditional stone exterior: The authentic 1800s stone construction delivers incredible rustic charm and historic character that buyers frequently seek for authentic rural Irish cottage restorations.
- Compact half acre: The manageable approximately half-acre site provides enough outdoor space for landscaping and parking without demanding excessive maintenance or high upkeep costs from the owner.
- Included stone cart house: The separate traditional stone-built cart house offers an additional twelve square meters of usable space that could potentially be converted into a studio or storage.
- Modern stable block: The inclusion of a modern four-bay stable or horse shed provides immediate covered storage for construction materials or equipment during the ongoing renovation process.
- Complete blank canvas: Because all interior walls and ceilings have already been removed, buyers can immediately implement their own customized layout without spending time on demolition work.
- Attractive entry price: Listed at just ninety-five thousand euros, the affordable price point leaves significant financial margin within a typical renovation budget for structural upgrades and modern finishes.
- Generous cottage footprint: Spanning approximately eighty-four square meters, the structure provides a comfortable foundation for a well-proportioned one or two-bedroom rural home upon completion.
- Rural lifestyle appeal: Situated in a quiet countryside setting near Shrule in County Mayo, the property promises a peaceful environment away from urban congestion and traffic noise.
- Historic architectural details: Retaining original stone masonry elements allows the restorer to blend traditional aesthetics with contemporary design features for a stunning architectural finish.
- Outbuilding versatility: The combination of the cart house and horse shed gives buyers multiple flexible spaces that can be adapted for hobbies, gardening, or small-scale livestock keeping.
- Renovation grant potential: Historic properties of this vintage often qualify for various government refurbishment grants, which can substantially offset the heavy capital expenditure required for modernization.
- Independent design freedom: The total lack of existing interior partitions means you are entirely free to configure bedrooms, bathrooms, and living spaces to maximize natural light and views.
- Character preservation: Buying a pre-famine stone cottage allows preservation enthusiasts to rescue a vanishing piece of rural architectural heritage while creating a comfortable modern dwelling.
- Manageable project scale: Unlike massive farmhouses, this cottage size is ideal for owner-builders or smaller contractors aiming for a focused and cost-controlled restoration timeline.
- Established site boundaries: The defined half-acre plot reduces uncertainty regarding land ownership limits and provides a clear perimeter for fencing, landscaping, and private outdoor amenity areas.
- Agricultural shed utility: The modern horse shed structure is robust enough to shelter vehicles or serve as a secure workshop right from the very beginning of the project.
- Scenic Mayo location: County Mayo offers breathtaking landscapes and outdoor amenities nearby, making this an ideal spot for a holiday retreat or a permanent rural residence.
- Direct structural access: Stripped-down interiors allow engineers and surveyors to inspect foundation walls and roof timbers thoroughly without obstructions before purchasing or finalizing designs.
- Investment upside: Successfully executing a high-standard stone cottage renovation typically yields strong capital appreciation relative to the initial low purchase price and invested renovation funds.
- Local builder familiarity: Local tradespeople in County Mayo are frequently experienced in traditional lime mortar and stone restoration techniques, making it easier to source skilled labor.
But keep in mind:
- Total utility absence: The listing explicitly notes there is currently no electricity or water supply, meaning buyers must budget significantly for utility connections and infrastructure.
- Heavy capital requirements: Extensive renovation is mandatory since the interior has been completely gutted, which will demand a substantial financial investment far exceeding the initial purchase price.
- Missing BER rating: The property lacks a Building Energy Rating certificate, requiring the buyer to commission an assessment and likely install extensive insulation and heating systems.
- Unknown structural integrity: Without interior finishes, prospective buyers should carefully investigate the stability of remaining walls, lintels, and any existing roof structures for hidden defects.
- Planning permission hurdles: Redesigning and restoring a protected-style rural ruin requires navigating local planning regulations, potentially involving strict Mayo County Council design conditions.
- Wastewater treatment needs: The property description makes no mention of a septic tank, meaning buyers must verify percolation test results and install a compliant modern wastewater system.
- Access road conditions: Buyers should inspect the approach roads to ensure they can accommodate heavy construction traffic, concrete mixers, and machinery without causing logistical delays.
- Unclear title boundaries: Legal advisors must verify the exact legal mapping of the half-acre site to ensure there are no historical right-of-way disputes or overlapping land claims.
- Vermin and moisture damage: Abandoned stone structures often suffer from dampness and biological growth, requiring specialized damp-proofing treatments before any interior rebuilding can commence.
- Lack of basic amenities: Living on-site during the renovation is impossible in the current condition, forcing the buyer to incur ongoing rental or alternative accommodation costs nearby.
- High insulation costs: Traditional stone walls are notoriously difficult to insulate efficiently without sacrificing interior floor space or compromising breathability and historical character.
- Agricultural hazards: Proximity to rural farming operations or old sheds may involve asbestos roofing materials in outbuildings, which require professional handling and disposal.
- Limited local footprint: The modest footprint of eighty-four square meters may feel restrictive for modern family living unless an extension is successfully approved and constructed.
- Remote location logistics: Sourcing specialized building materials and coordinating trades to a rural County Mayo site can increase transport costs and project management overheads.
- Foundation inspection risks: The age of the 1800s structure means foundations may be shallow or non-existent, potentially necessitating costly underpinning to support new loads.
- Uncertain well water quality: If mains water is unavailable nearby, drilling a private well will involve geological uncertainty and additional testing costs for potable water.
- Grid connection delays: Utility providers like the ESB can experience lengthy lead times and high fees for extending electricity infrastructure to isolated rural properties.
- Contractor availability: Securing reliable builders for rural renovation projects in County Mayo can be challenging given high regional demand and skilled labor shortages.
- Local property tax rules: Buyers must check how the Local Property Tax is currently assessed and how the valuation will change once the property is fully restored and inhabited.
- Comprehensive survey necessity: A thorough structural survey by a qualified engineer is vital before bidding to uncover any concealed structural failures masked by the stripped interior.
Price positioning
?
- The asking price appears attractively positioned because the property requires extensive structural and interior restoration from a total blank canvas state without essential utility connections currently installed on the site.
- Valuation signals indicate a lower entry point driven by the significant capital expenditure required to install electricity and water supplies alongside the substantial renovation costs for the traditional stone structure.
- Potential support for this pricing level relies heavily on government refurbishment grants for derelict buildings, whereas unexpected structural remediation expenses could easily undermine the overall financial viability of the project.
- Additional factors influencing the market response include the appeal of a rural setting combined with accompanying outbuildings, which offers strong long term potential for lifestyle buyers seeking a authentic heritage restoration project.
Build Analysis
What we know from similar construction types
- The property is a traditional stone-built cottage dating from the 1800s with an area of approximately 84 sq. m., accompanied by a stone cart house and a modern 4-bay stable/horse shed on a 0.5-acre site.
- The listing notes that the interior walls and ceilings have been removed, presenting a blank canvas that requires complete reconstruction and interior fit-out.
- The description explicitly states there is currently no ESB (electricity) or water supply, meaning a buyer must investigate the cost and feasibility of connecting essential utilities.
- As a vacant traditional cottage dating from the 1800s, a buyer should investigate potential structural issues such as dampness, lack of foundations, and the condition of the original stonework.
- The buyer should verify what planning permissions and building regulations apply for the extensive renovation works, particularly regarding change of use, extensions, or modern sanitation compliance (e.g., wastewater treatment systems).
Retrofit Cost*
Possible renovating / insulating expenditure
- The BER rating is not provided in the listing, but given the property is a derelict or vacant traditional stone cottage from the 1800s with interior walls removed and no current services, it would effectively perform at a G rating.
- A comprehensive deep retrofit and complete structural restoration for an 84 sq. m. cottage of this age would likely cost between 70,000 to 100,000 euros or more, depending on the extent of works, installation of a heating system, insulation suitable for historic stone, window replacements, and connection of utilities.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is difficult to determine precisely as the property currently lacks basic utilities such as ESB and water, and requires a complete renovation from a blank canvas.
- Once fully restored and insulated to modern building regulations, heating costs will depend on the chosen energy system, but a typical renovated cottage of this size might incur heating and electricity costs of 1,500 euro to 2,500 euro annually.
Pollution Safe
9/10Environmental 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
No verified results were found for this group in the previous five years.
Recent sales in the wider Shrule area
BALLYHENRY, SHRULE, MAYO
- Sale date
- Declared sale price
- €223,000.00
WOODPARK, SHRULE, MAYO
- Sale date
- Declared sale price
- €104,483.02
TOBAR CIARIN, SHRULE, CO MAYO
- Sale date
- Declared sale price
- €200,000.00
GLENCORRIB, SHRULE, MAYO
- Sale date
- Declared sale price
- €320,000.00
BRACKLOON, SHRULE, CO MAYO
- Sale date
- Declared sale price
- €125,000.00
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 percent of the purchase price, amounting to 950 euro.
- Solicitor legal fees: Generally ranging from 1,500 euro to 3,000 euro plus VAT and outlays.
- Land registration fees: Approximately 175 euro to 700 euro depending on the application type.
- Property valuation fees: Around 150 euro to 300 euro for a standard mortgage valuation.
- Surveyor fees: Roughly 500 euro to 1,000 euro, highly recommended given the property is a derelict stone cottage requiring extensive renovation.
- Annual home insurance: Varies significantly based on the level of renovation, but basic buildings insurance might range from 300 euro to 600 euro once habitable.
Forum Talk
What people are saying about this area
- Locals in the Shrule and Mayo areas frequently discuss the charm and scarcity of traditional 19th-century stone cottages available for renovation.
- Community discussions often highlight the strong sense of rural heritage and the popularity of scenic countryside living in the region.
- Residents on regional forums frequently share advice on sourcing local tradespeople and navigating planning permissions for historical property restorations.
- Infrastructure topics around rural electrification and private well water connections are common subjects in local rural property forums.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children2/10
The property is a completely gutted traditional stone cottage requiring major structural renovation with no current water or electricity supply, making it unsafe and unsuitable for young children until extensive works are completed.
- Teenagers2/10
With no habitable rooms, utilities, or nearby urban amenities, teenagers would find this remote renovation project extremely challenging and lacking in basic modern comforts.
- Multi-generational Living3/10
While the half-acre site and outbuildings offer potential, the main cottage is currently just 84 sq. m. and entirely stripped out, meaning multi-generational living would require a massive and costly expansion project.
- Single Buyers5/10
An adventurous single buyer with a strong DIY mindset or a development budget could find this traditional cottage an exciting blank canvas, provided they have the funds for complete reconstruction.
- Couples5/10
A great project for a couple looking to design their dream rural home from scratch, though the lack of basic utilities means it is not move-in ready.
- Empty Nesters4/10
Empty nesters looking to downsize to a manageable rural retreat will face a heavy construction project before the property is comfortable to live in.
- Retirees3/10
Managing a major rural renovation project without existing water or electricity supply may prove physically and logistically demanding for retirees.
Work
3 areas- Remote Working4/10
While the remote setting is peaceful, the complete lack of current electricity and water supply means significant infrastructure setup is required before remote work is feasible.
- Hybrid Commuting3/10
The rural Mayo location makes regular commuting to major employment hubs difficult and time-consuming.
- Retired5/10
Suitable for retirees looking for a long-term restoration project, provided they are prepared to manage contractors and infrastructural installations.
Practical
8 areas- Ageing in Place2/10
The current derelict state of the cottage and absence of basic utilities make it entirely unsuitable for ageing in place without major adaptation.
- Low Maintenance1/10
A traditional 1800s stone cottage with no utilities and stripped interior walls represents the absolute highest level of required property maintenance and restoration.
- Secure Gated Entry3/10
The property is open to the roadside and lacks formal secure gated entry, which the buyer would need to install.
- Minimalist Design4/10
While the open-plan blank canvas allows for a minimalist layout to be designed during renovation, the historic stone shell dictates a traditional exterior footprint.
- Flexible Floor Plans8/10
Because interior walls and ceilings have been removed, the 84 sq. m. space offers complete flexibility to redesign the layout from scratch.
- Heritage Home10/10
A classic traditional stone-built cottage dating from the 1800s complete with a stone cart house, offering immense historic character and architectural charm.
- Ecological Setup6/10
The rural half-acre plot and traditional stone construction provide a strong foundation for an eco-friendly renovation, though off-grid systems for water and power would need to be investigated.
- Outdoor areas7/10
Includes approximately half an acre of land, a traditional cart house, and a modern stable/horse shed, offering great rustic outdoor utility.
Interests
9 areas- Gardening8/10
The approximately half-acre site provides plenty of outdoor space for landscaping, growing vegetables, and establishing a cottage garden.
- Walking7/10
The rural roads surrounding Shrule offer pleasant routes for country walks, though dedicated footpaths may be limited.
- Gym1/10
There are no commercial gym facilities within immediate proximity of this rural site.
- Cycling7/10
Low-traffic rural roads make the area generally suitable for recreational cycling, though road conditions should be verified.
- Golf4/10
Proximity to regional golf courses is limited, requiring a drive to reach standard club facilities.
- Fishing6/10
County Mayo is renowned for its lakes and rivers, offering reasonable regional opportunities for fishing enthusiasts.
- Horse Riding9/10
Featuring a modern 4-bay stable and horse shed alongside a stone cart house on half an acre, this property is exceptionally well-suited for keeping horses.
- Water Sports2/10
The inland rural location is distant from major water sports hubs, though regional lakes offer some aquatic activities.
- Entertaining3/10
Currently, the property lacks any habitable indoor space or utilities for entertaining, though the outdoor space holds future potential after renovation.
Lifestyle
5 areas- Quiet Living10/10
Located in a rural setting in Shrule, County Mayo, the property offers exceptional peace, privacy, and seclusion away from busy urban centers.
- Rural Living10/10
Set on approximately half an acre with traditional stone outbuildings and a pastoral backdrop, this embodies authentic rural Irish country living.
- Village Living6/10
While set in the countryside, the property provides reasonable access to the local amenities of Shrule, balancing rural isolation with community proximity.
- Coastal Living1/10
This inland Mayo location is far from the coast, offering no maritime or beachside lifestyle attributes.
- Urban Living1/10
There are no urban conveniences, city centers, or high-density amenities immediately accessible from this rural location.
Social
6 areas- Community Involvement6/10
Rural communities like Shrule often rely on local village initiatives and parish involvement, offering opportunities to integrate over time.
- Café Culture2/10
Café culture is minimal directly around the property, requiring travel to nearby towns for social coffee spots.
- Nightlife1/10
There is virtually no nightlife or evening entertainment infrastructure in the immediate rural vicinity.
- Health/Wellness groups3/10
Access to organized wellness groups or classes will require travel into nearby larger settlements.
- Networking Opportunities1/10
Professional networking opportunities are virtually non-existent in this isolated rural setting.
- Tech-Hub Connectivity2/10
Broadband and tech infrastructure status should be verified by the buyer, as the property currently lacks basic electrical connections.
Listing information
- Agent
- Vincent Walsh Auctioneers
- Phone
- 093 346 95
- Published on HouseDelve
- 17 September 2026
- Correction
- Report an issue
HD-D1288FHouseDelve · 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.