
Cross, Binghamstown, Belmullet, MayoF26N6P1
€280,000
4 Bed~2 Bath~157 m²
What you'll like:
- Stunning coastal location: The property is situated in a spectacular setting overlooking Beldarra Beach, offering buyers a rare seaside lifestyle and natural beauty.
- Short beach walk: Beldarra Beach is located just a five-minute walk from the house, providing exceptionally convenient daily access to the shore.
- Peaceful Atlantic atmosphere: The soothing sound of nearby Atlantic waves can be heard from the grounds, creating a truly tranquil coastal living experience.
- Substantial land holding: The residence sits on approximately 2.5 acres, giving buyers plenty of outdoor space for gardening, recreation, or keeping animals.
- Spacious family accommodation: The 157 square meter floor area provides four well-proportioned bedrooms, ensuring ample room for a growing household.
- Ensuite master bedroom: One of the four bedrooms features an ensuite bathroom, offering added privacy and convenience for the primary occupants.
- Generous main bathroom: A large main bathroom serves the remaining bedrooms, easily accommodating family routines and visiting guests alike.
- Generous kitchen space: The property features a large kitchen and dining area designed specifically to support comfortable family living and entertaining.
- Cosy living room fire: The main living room includes a traditional open fire, creating a warm focal point for relaxing after outdoor activities.
- Dual fireplace features: Open fireplaces are present in both the living and dining areas, adding traditional charm and supplemental warmth.
- Oil-fired central heating: The house is equipped with an oil-fired central heating system to ensure consistent warmth throughout the colder months.
- Private setback position: The home is set back nicely from the road, successfully offering enhanced peace, privacy, and everyday seclusion.
- Expansion land potential: The additional land situated to the rear of the house offers versatile potential for various future uses.
- Attic conversion potential: The partially converted attic space provides exciting opportunities to create additional living quarters, subject to proper permissions.
- Versatile upper floor: The attic area could easily be adapted into extra bedrooms, a home office, or a creative art studio.
- Strong rental appeal: The coastal positioning and generous acreage could attract holidaymakers looking for scenic rural retreat rentals.
- Natural outdoor recreation: Owning two and a half acres gives children and pets boundless space to play safely in a natural environment.
- Local auctioneer representation: The property is handled by an established regional auctioneer, providing accessible local guidance during purchase.
- Established residential setting: Located in the Binghamstown area near Belmullet, the home connects buyers to a welcoming coastal community.
- Affordable per-meter value: At the asking price, the cost per square meter offers competitive value relative to similar coastal acreage properties.
But keep in mind:
- Missing BER certificate: The energy rating is not provided, meaning buyers must investigate thermal efficiency and potential insulation upgrade costs.
- Unclear property type: The listing omits the specific structural style, so buyers should verify construction materials and property classification details.
- Attic regulatory status: The partially converted attic requires careful investigation to confirm if proper building regulations and permissions were followed.
- Rear land restrictions: Utilizing the rear land for new projects is subject to strict planning permissions from the local county council.
- Exposed coastal climate: Being very close to the Atlantic ocean may expose the exterior structure to high winds and salt corrosion.
- High heating dependence: Oil-fired heating systems can involve volatile fuel costs, requiring buyers to budget carefully for winter energy expenses.
- Septic tank inspection: Buyers must verify the presence, condition, and regulatory compliance of any private wastewater treatment system on site.
- Private water supply check: It is essential to investigate whether the property relies on a private well and test its water quality.
- Boundary fence verification: The exact boundaries of the 2.5-acre plot should be carefully checked against official land registry maps.
- Road frontage access: Buyers should confirm right-of-way access and winter maintenance responsibilities for the approach road from the main route.
- High humidity risks: Coastal properties frequently face higher humidity levels, requiring thorough checks for dampness and ventilation adequacy.
- Remote rural location: The Belmullet area is geographically remote, which may increase commuting distances for essential services and employment.
- Renovation cost contingency: Any unfinished attic or cosmetic updates will require a dedicated financial buffer to complete to modern standards.
- Planning precedent limits: Future structural alterations on the large site may be restricted by local environmental or coastal preservation policies.
- Insurance cost variations: Securing property insurance near the coastline can sometimes involve higher premiums or specific flood policy exclusions.
- Local septic maintenance: Private sewerage systems require regular desludging and upkeep, adding ongoing responsibilities for the homeowner.
- Chimney safety check: The multiple open fireplaces should be professionally inspected for structural integrity and safe ventilation before use.
- Window seal durability: Salt spray from nearby waves can degrade window frames faster, necessitating thorough inspection of joinery seals.
- Broadband availability check: High-speed internet access should be verified independently, as rural coastal locations can experience connectivity limitations.
- Local market liquidity: Reselling a large coastal property in a rural region can sometimes take longer compared to urban housing markets.
Price positioning
?
- The asking price appears somewhat overvalued because it exceeds recent regional transaction benchmarks for established dwellings across the wider local area, pushing expectations toward the higher end of the rural coastal market.
- Upward valuation signals stem from the substantial two point five acre plot size, proximity to the scenic beach location, generous internal floor area, and potential for expanding accommodation through the partially converted attic space.
- Potential factors that could undermine this pricing include remote geographical positioning, lack of a verified energy rating certificate, and historical regional sales figures that generally trade well below the current marketing figure.
- Supporting market aspects involve ongoing buyer demand for coastal lifestyle properties featuring expansive outdoor space and privacy, though prospective purchasers must weigh these amenities against necessary modernization and improvement costs.
Build Analysis
What we know from similar construction types
- The property features a partially converted attic space, and a buyer should investigate whether all necessary planning permissions, building regulations, and structural certifications were obtained for any conversion works carried out.
- Given the coastal location overlooking Beldarra Beach, the building's exterior envelope and joinery should be inspected for weather resilience and potential weathering from marine air.
- The listing mentions potential for further use of the surrounding 2.5 acres and rear land subject to planning permission, which a buyer should verify with the local planning authority.
- The BER rating is not provided in the listing, so a formal energy rating assessment should be commissioned to understand the property's energy efficiency and insulation standards.
- The presence of oil-fired central heating and open fireplaces means a buyer should check the condition of the boiler, flues, and chimneys.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately €1,800 to €2,400.
- Short explanation: The house has a floor area of 157 m² and relies on oil-fired central heating alongside open fires. Given its coastal location in Mayo and the lack of a provided BER rating, heating demands may be higher during winter months, so buyers should investigate the property's energy efficiency further.
Pollution Safe
10/10Environmental situation to investigate
- The property is situated in a scenic coastal rural environment in County Mayo, well removed from major industrial zones, heavy manufacturing, or large-scale waste facilities.
- There are no apparent nearby legacy landfill or incinerator concerns identified in this remote coastal setting, though local environmental queries should be verified during conveyancing.
Flood Safe
8/10Water overflow reports to follow up
- While the property enjoys an elevated coastal position overlooking Beldarra Beach, proximity to the Atlantic coast means buyers should review local coastal erosion and flood risk assessments.
- The site sits on approximately 2.5 acres, but specific surface water drainage or coastal exposure factors for low-lying coastal paths should be investigated independently.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
EMLYBEG NORTH, BINGHAMSTOWN, BELMULLET
- Sale date
- Declared sale price
- €35,000.00
EMLYBEG NORTH, BINGHAMSTOWN, BELMULLET
- Sale date
- Declared sale price
- €85,000.00
EMLYBEG NORTH, BINGHAMSTOWN, BELMULLET
- Sale date
- Declared sale price
- €65,000.00
Recent sales in the wider Belmullet area
CHURCH ROAD, BELMULLET, CO MAYO
- Sale date
- Declared sale price
- €240,000.00
CORCLOGH WEST, BELMULLET, CO. MAYO
- Sale date
- Declared sale price
- €80,000.00
14 SHORE RD, BELMULLET, MAYO
- Sale date
- Declared sale price
- €150,000.00
EMLYBEG NORTH, BELMULLET, MAYO
- Sale date
- Declared sale price
- €160,000.00
TALLAGH ROAD, BELMULLET, CO MAYO
- Sale date
- Declared sale price
- €75,000.00
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
Cross, Binghamstown, Belmullet
- Sale date
- Declared sale price
- €32,000.00
Buyer fees*
Associated expenses guide
- Stamp duty: Approximately €2,800 to €5,600 depending on whether the property is residential and the applicable tax bracket.
- Solicitor legal fees: Generally ranging from €1,500 to €3,000 plus VAT and outlay costs.
- Land registration fees: Around €175 to €700 depending on the nature of the property registration.
- Property valuation fees: Approximately €150 to €300 for mortgage or insurance purposes.
- Surveyor fees: Roughly €500 to €1,200 depending on the depth of the structural survey.
- Annual home insurance: Estimated between €400 and €800 per year.
Forum Talk
What people are saying about this area
- Locals in the Binghamstown and Belmullet areas frequently discuss the stunning natural amenity of Beldarra Beach and the growing popularity of coastal properties in remote Mayo.
- Community discussions often highlight the appeal of spacious rural sites with substantial acreage for families looking to relocate to the west coast.
- Residents frequently note the strong community spirit in the Erris peninsula, alongside seasonal tourism activity during the summer months.
- Transport and infrastructure maintenance across rural Belmullet routes are common topics of local interest among community groups.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property sits on approximately 2.5 acres of land, providing exceptional outdoor space for young children to play safely in a secluded environment close to Beldarra Beach.
- Teenagers7/10
The generous four-bedroom layout and large plot offer ample personal space for teenagers, while the nearby beach and coastal setting provide great recreational opportunities.
- Multi-generational Living7/10
With four bedrooms and 157 m² of floor area, there is substantial room for extended family, and the partially converted attic offers potential for additional accommodation subject to planning.
- Single Buyers5/10
A 157 m² home on 2.5 acres might require more maintenance than a single buyer typically wants, though it offers great privacy and space.
- Couples8/10
Provides a peaceful, scenic coastal retreat with a cosy living room and open fire, ideal for couples looking for tranquility and natural beauty.
- Empty Nesters7/10
Offers wonderful privacy and coastal views, though managing 2.5 acres of land and a larger home in later years should be considered.
- Retirees6/10
The rural, coastal setting is tranquil and scenic, but the scale of the 2.5-acre plot and potential maintenance requirements should be weighed against the desire for a quieter lifestyle.
Work
3 areas- Remote Working7/10
The partially converted attic offers exciting potential to create a dedicated home office space, subject to planning and building regulations.
- Hybrid Commuting3/10
The remote location in Belmullet, Co. Mayo, makes regular commuting to major employment hubs impractical.
- Retired8/10
Provides a serene, beautiful, and private environment well-suited for a peaceful retirement by the sea.
Practical
8 areas- Ageing in Place6/10
While the single-level flow of the main accommodation is helpful, the large 2.5-acre plot and remote location mean healthcare and services require travel.
- Low Maintenance4/10
Maintaining approximately 2.5 acres of land and a 157 m² house requires ongoing upkeep and effort.
- Secure Gated Entry5/10
The property is set back from the road offering privacy, but buyers should verify if secure gates are currently installed.
- Minimalist Design4/10
The home features traditional elements like open fireplaces and a classic four-bedroom layout rather than ultra-minimalist architecture.
- Flexible Floor Plans8/10
Includes four bedrooms and a partially converted attic space that offers significant potential for customisation and expansion.
- Heritage Home3/10
The property presents as a substantial modern or established residence rather than a designated period heritage home.
- Ecological Setup6/10
The generous land size provides opportunities for sustainable living, though the current heating relies on oil-fired central heating.
- Outdoor areas10/10
Set on approximately 2.5 acres with stunning coastal views overlooking Beldarra Beach, providing exceptional outdoor space.
Interests
9 areas- Gardening9/10
The approximately 2.5-acre plot provides extensive space for landscaping, vegetable patches, and other horticultural projects.
- Walking10/10
With Beldarra Beach just a five-minute walk away and the scenic Mayo coastline surrounding the area, walking opportunities are outstanding.
- Gym3/10
Dedicated fitness facilities or commercial gyms are not immediately adjacent to this rural coastal location.
- Cycling7/10
The surrounding coastal roads offer scenic cycling routes, though local amenities are somewhat remote.
- Golf5/10
Buyers should verify the proximity of local golf courses in the wider Belmullet region.
- Fishing9/10
The exceptional coastal location near Beldarra Beach provides fantastic access for sea fishing enthusiasts.
- Horse Riding8/10
The 2.5-acre plot and rural setting offer excellent potential for keeping animals, such as horses, subject to appropriate arrangements.
- Water Sports9/10
Proximity to Beldarra Beach and the Atlantic makes this an ideal spot for individuals interested in swimming, surfing, and other water sports.
- Entertaining8/10
Features a generous kitchen and dining area alongside extensive outdoor grounds, making it well-suited for hosting family and friends.
Lifestyle
5 areas- Quiet Living10/10
Set back from the road on 2.5 acres, the property offers exceptional peace, privacy, and seclusion accompanied by the sound of Atlantic waves.
- Rural Living9/10
Located in Cross, Binghamstown, Belmullet, Co. Mayo, the residence provides a quintessential rural experience with substantial surrounding land.
- Village Living5/10
The property is situated in a more secluded coastal area rather than directly in a bustling village center.
- Coastal Living10/10
Overlooking Beldarra Beach with the beach only a five-minute walk away, this home delivers a premier coastal living experience.
- Urban Living1/10
This is a remote coastal and rural property far removed from any urban center.
Social
6 areas- Community Involvement6/10
Rural Mayo locations typically feature tight-knit local communities, though engagement relies on participating in nearby village activities.
- Café Culture3/10
Cafés and social hubs are located further away in local towns rather than within immediate walking distance.
- Nightlife1/10
The property is situated in a quiet, secluded coastal area with virtually no commercial nightlife nearby.
- Health/Wellness groups4/10
Wellness activities like walking and swimming can be enjoyed independently, but formal wellness groups will likely require travel to nearby towns.
- Networking Opportunities2/10
Professional networking is minimal in this remote rural and coastal setting.
- Tech-Hub Connectivity2/10
Buyers should verify local broadband speeds and tech infrastructure, as the location is distinctly rural.
Listing information
- Agent
- Tim Quinn & Co Auctioneers
- Phone
- 097 81 476 / 085 7045652
- Published on HouseDelve
- 21 September 2026
- Correction
- Report an issue
HD-D5D9B0HouseDelve · 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.