
Cross Residence, Creggan, Ballaghaderreen, Co. RoscommonF45N793
€199,000
3 Bed~2 Bath~118 m²~BER F
What you'll like:
- Historic character: The residence dates back to circa 1903 and retains charming original features like stone flag flooring, adding unique aesthetic appeal for buyers who appreciate period homes.
- Generous site size: The property sits on a well-maintained site of approximately 0.3 acres, providing a spacious outdoor setting with plenty of room for gardening or recreation.
- Dual heating systems: Heating is supported by both oil-fired central heating and a solid-fuel stove with a back boiler, giving buyers flexible and reliable temperature control options.
- Practical layout: Comprising three double bedrooms and two bathrooms across 117.86 square metres, the interior offers comfortable accommodation well-suited for families or visiting guests.
- Original architectural details: Interior highlights include authentic wall panelling, timber flooring, and timber ceilings, preserving the heritage feel while integrating modern comforts seamlessly.
- Dual living areas: Features both a cosy sitting room and a separate living room, each accented by impressive stone walls and fireplaces for versatile relaxation spaces.
- Functional storage sheds: Includes two useful rear sheds, offering convenient outdoor storage solutions for tools, equipment, or bikes without cluttering the main home.
- Scenic proximity: Located close to Lough Gara and the village of Monasteraden, providing buyers with picturesque natural surroundings and excellent weekend leisure opportunities nearby.
- Convenient town access: Situated just a short drive from Ballaghaderreen, ensuring easy daily access to a comprehensive range of shops, supermarkets, and essential service providers.
- Educational amenities: Proximity to local national and secondary schools in the nearby town makes this an exceptionally practical choice for families with school-aged children.
- Sporting facilities: Nearby sports clubs and recreational amenities offer buyers active lifestyle options just minutes away from their front door.
- Private outdoor space: The spacious side garden creates a wonderful private setting for outdoor dining, entertaining, or simply enjoying the peaceful rural atmosphere.
- Thoughtful maintenance: The listing notes the property has been thoughtfully renovated and well maintained over the years, potentially reducing immediate repair burdens for the buyer.
- Kitchen functionality: The fully fitted and tiled kitchen/dining area includes an adjoining storage room, combining everyday culinary convenience with practical storage capacity.
- Accessible bathroom facilities: Features a ground-floor bathroom with a separate shower unit alongside an upstairs shower room, enhancing convenience for multi-occupant households.
- Welcoming entrance: The entrance hall showcases original stone flag flooring, creating an impressive and authentic first impression for arriving guests and residents alike.
- Character fireplaces: Multiple rooms feature charming open fireplaces and stoves, establishing a warm and traditional focal point during colder winter months.
- Established community: Located in Creggan near Ballaghaderreen, buyers benefit from a peaceful country setting while remaining part of a welcoming and established local community.
- Natural light and views: The rural Creggan setting ensures pleasant green views from the windows, contributing to a tranquil and restorative domestic environment.
- Competitive value: Priced at €199,000 for a detached 117-square-metre period home on 0.3 acres, it represents an attractive entry point into rural property ownership.
But keep in mind:
- Poor energy rating: The property holds a low BER rating of F, which indicates substandard energy efficiency and suggests that significant insulation upgrades will likely be required.
- High retrofit costs: Due to the F energy rating, buyers should budget for substantial capital expenditure to upgrade heating, windows, and insulation to modern standards.
- Historic building maintenance: Period structures from 1903 often require specialized maintenance and higher ongoing upkeep costs to preserve original materials like stone and timber.
- Solid fuel reliance: Dependence on a solid-fuel stove with a back boiler requires regular manual labor, fuel sourcing, and continuous chimney maintenance during colder months.
- Potential damp risks: Original stone flag floors without modern damp-proof membranes can sometimes lead to rising damp issues, which buyers should thoroughly investigate during a survey.
- Dated window efficiency: Older homes of this vintage frequently feature single-glazed or older double-glazed windows that can contribute to heat loss and drafts.
- Septic tank verification: Buyers must verify the presence, condition, and regulatory compliance of any private septic tank or wastewater treatment system serving the dwelling.
- Water supply check: It is important to confirm whether the property relies on a private well or a public mains connection, along with testing water quality and pressure.
- Electrical system age: Older residences may still contain legacy electrical wiring that requires upgrading to meet modern safety standards and accommodate contemporary appliances.
- Roof condition review: The timber ceilings and period construction necessitate a careful professional inspection of the roof timbers and slates for potential leaks or structural wear.
- Rural isolation: While peaceful, the Creggan location is car-dependent, meaning daily reliance on driving for shopping, schools, and commuting to major employment hubs.
- Boundary verification: Buyers should carefully inspect legal folio maps with their solicitor to confirm exact boundaries, right-of-way access, and any shared laneway maintenance duties.
- Broadband availability: High-speed fibre broadband coverage should be independently verified by the buyer if remote working or reliable internet connectivity is a priority.
- Extension limitations: Planning restrictions may apply to any future extensions or alterations given the period nature of the building and its rural setting.
- Storage shed condition: The two rear sheds may be of older construction and could require repairs, roof patching, or weatherproofing before they are fully usable.
- Chimney integrity: Open fireplaces and stoves require professional flue inspections and sweeping to prevent fire hazards and ensure proper ventilation throughout the home.
- Insurance premiums: Insuring a circa 1903 period property can sometimes attract higher premiums or require specialized heritage home policies due to its age and construction.
- Ventilation adequacy: Traditional homes retrofitted with modern comforts can occasionally suffer from condensation issues if adequate sub-floor and wall ventilation is lacking.
- Boundary fencing upkeep: Maintaining the fences and hedges around a 0.3-acre rural plot requires ongoing physical effort and potential landscaping costs for the new owner.
- Future resale liquidity: Rural properties with low energy ratings can sometimes take longer to resell in future markets unless efficiency upgrades are completed prior to listing.
Price positioning
?
- The asking price appears somewhat overvalued because the listed figure of nearly two hundred thousand euros sits above typical broader regional benchmarks and reflects a premium for the extensive charm and historic character of the circa 1903 period dwelling.
- Valuation signals present a mixed picture where the generous floor area and beautifully maintained site spanning zero point three acres support the price tag, yet the poor energy rating of F indicates substantial future upgrade costs are likely required.
- Factors that could undermine such a pricing strategy include the energy performance certificate requiring costly retrofits to achieve modern efficiency standards, whereas strong market demand for rural character properties and scenic locations could support the valuation.
- Additional relevant considerations involve the presence of functional outdoor storage sheds and a dual heating system combining oil firing with a solid fuel stove, which collectively enhance the overall liveability and practical appeal of the countryside residence.
Build Analysis
What we know from similar construction types
- The property is a charming period residence dating from circa 1903, originally owned by the local schoolmaster, spanning approximately 117.86 square metres.
- The house retains numerous original features including stone flag flooring in the hallway, exposed stone walls, fireplaces, wall panelling, and timber ceilings.
- Buyers should investigate the structural condition of the older fabric, including potential rising damp in stone floors, the state of the roof timbers, and the longevity of the original walls.
- Verify the functionality and compliance of the solid-fuel stove with a back boiler and the oil-fired central heating system.
- Check planning permissions and building regulations for any historical alterations or extensions carried out during renovations.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a BER rating of F, which indicates poor energy efficiency and significant heat loss.
- A deep retrofit to bring this circa 1903 period home up to a modern B2 BER standard would likely cost between 50,000 and 70,000 euros.
- Costs would cover external or internal wall insulation (taking care to use breathable materials suitable for older stone structures), upgraded double or triple glazed windows, roof insulation, and possible heating system upgrades.
- Specialist advice should be sought to ensure that any energy-efficiency measures applied do not trap moisture within the traditional stone and timber construction.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €2,500 to €3,500
- Explanation: Given the floor area of approximately 117.86 square metres and a low BER rating of F, the property is likely to have higher energy consumption. The heating relies on oil-fired central heating and a solid-fuel stove with a back boiler, which can help offset costs depending on fuel usage and efficiency.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a predominantly rural agricultural setting with no major heavy industrial facilities or active large-scale incinerators reported in the immediate vicinity.
- Any historical waste management sites or legacy industrial concerns in the wider Roscommon region are generally distant, though standard environmental due diligence is advised.
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 Ballaghaderreen area
BANADA, BALLAGHADERREEN, CO ROSCOMMON
- Sale date
- Declared sale price
- €137,000.00
15 CHERRY BLOSSOM COURT, CATHEDRAL STREET, BALLAGHADERREEN
- Sale date
- Declared sale price
- €116,000.00
4 CASTLECOURT, BALLAGHADERREEN, ROSCOMMON
- Sale date
- Declared sale price
- €180,000.00
25 DALTON TERRACE, BALLAGHADERREEN, ROSCOMMON
- Sale date
- Declared sale price
- €143,000.00
LUNG, BALLAGHADERREEN, CO. ROSCOMMON
- Sale date
- Declared sale price
- €182,500.00
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: €1,990 (calculated at 1% of the asking price of €199,000 for residential property up to €1 million)
- Solicitor legal fees: €1,500 to €2,500 plus VAT and outlay
- Land registration fees: €175 to €700 depending on the application type
- Property valuation fees: €150 to €300
- Surveyor fees: €500 to €1,000 depending on the level of detail required
- Annual home insurance: €400 to €800 depending on the policy level and provider
Forum Talk
What people are saying about this area
- Local discussions highlight the scenic appeal and peaceful rural atmosphere surrounding the Creggan and Ballaghaderreen areas.
- Residents frequently note the convenience of being within a short drive of local schools, shops, and amenities in Ballaghaderreen.
- Community interest often centres around the recreational opportunities provided by nearby Lough Gara and the surrounding countryside.
- Property forums and local updates often emphasise the value of traditional period homes and rural properties requiring ongoing energy efficiency upgrades.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property features a spacious site of approximately 0.3 acres and three double bedrooms, offering room for young children to play safely in the outdoor area. However, buyers should verify if the rural location and stairs in a period home meet their family safety needs.
- Teenagers5/10
Three double bedrooms provide adequate sleeping arrangements, but the rural Creggan location near Ballaghaderreen offers limited independent public transport or nearby entertainment venues suitable for teenagers.
- Multi-generational Living4/10
With 117.86 square metres of floor area and two bathrooms, the space is somewhat limited for extended family living. The traditional layout across two floors may also present accessibility challenges for older generations.
- Single Buyers7/10
Priced at €199,000 for a 3-bedroom character home, this property offers affordable entry for single buyers seeking a period residence with renovation character, provided they are willing to manage rural maintenance.
- Couples8/10
An appealing choice for couples wanting a charming period home with three bedrooms, dual living spaces, and a peaceful rural setting within a short drive of local amenities.
- Empty Nesters7/10
Offers a tranquil rural lifestyle with a manageable 0.3-acre site. Buyers should consider that maintaining a circa 1903 heritage property and managing a multi-level layout may require ongoing effort.
- Retirees6/10
The peaceful setting near Ballaghaderreen is attractive for retirement, but the stairs, two-storey configuration, and an F BER rating indicating potential energy efficiency updates mean buyers should inspect suitability for ageing in place.
Work
3 areas- Remote Working7/10
The home features multiple living areas and three bedrooms, providing flexible space for a home office. Buyers should verify broadband speed and connectivity in the Creggan area.
- Hybrid Commuting4/10
The rural location in County Roscommon involves longer travel times to major employment hubs, making frequent hybrid commuting less convenient.
- Retired9/10
An ideal home for retirees looking for character, a manageable garden, and a peaceful countryside environment close to local town amenities.
Practical
8 areas- Ageing in Place5/10
While the single-acre grounds are manageable, the two-storey layout with bedrooms upstairs and an F BER rating requires careful evaluation for long-term comfort and accessibility.
- Low Maintenance5/10
As a circa 1903 period property with original stone and timber features, ongoing maintenance is expected compared to a modern build.
- Secure Gated Entry3/10
The listing notes parking and garden space, but buyers should verify if secure gated entry is currently installed.
- Minimalist Design2/10
The home is characterized by traditional period charm, original stone flag floors, wall panelling, and character features rather than minimalist aesthetics.
- Flexible Floor Plans6/10
Includes a welcoming entrance hall, sitting room, living room with solid-fuel stove, kitchen/dining area, and three double bedrooms offering reasonable layout flexibility.
- Heritage Home10/10
A charming period residence dating from circa 1903, originally owned by the local schoolmaster, retaining exceptional original features such as stone flag flooring and wall panelling.
- Ecological Setup5/10
Features oil-fired central heating and a solid-fuel stove with a back boiler, but holds an F BER rating, suggesting potential for future energy efficiency upgrades.
- Outdoor areas8/10
Set on a beautifully maintained site of approximately 0.3 acres with a spacious side garden and two useful rear storage sheds.
Interests
9 areas- Gardening8/10
The property includes a beautifully maintained site extending to approximately 0.3 acres with a spacious side garden, offering ample space for keen gardeners.
- Walking8/10
Proximity to Lough Gara and rural country roads provides pleasant opportunities for walking and exploring nature.
- Gym3/10
Dedicated gym facilities are not on-site, and residents would need to travel into nearby Ballaghaderreen for commercial fitness centers.
- Cycling7/10
The surrounding rural roads offer scenic cycling routes, though local traffic speeds and narrow country lanes should be factored in.
- Golf4/10
Requires travel to regional golf courses, as specific club facilities are not directly adjacent to the property.
- Fishing8/10
Close proximity to Lough Gara makes this an excellent location for fishing enthusiasts and anglers.
- Horse Riding6/10
The rural setting offers potential for equestrian interests in the wider Roscommon region, though specialized stables must be verified nearby.
- Water Sports6/10
Proximity to Lough Gara allows for certain freshwater activities, though major dedicated water sports centers are limited.
- Entertaining7/10
Features a cosy sitting room with an open fireplace, a living room with a solid-fuel stove, and a spacious side garden suitable for hosting guests.
Lifestyle
5 areas- Quiet Living9/10
Set in a peaceful rural location in Creggan, Co. Roscommon, with a mature 0.3-acre site, ensuring minimal ambient noise and a tranquil environment.
- Rural Living10/10
A classic rural property dating from 1903, surrounded by countryside and located close to Lough Gara and local villages.
- Village Living7/10
Close proximity to the village of Monasteraden and Ballaghaderreen provides good access to local community services while retaining a rural countryside atmosphere.
- Coastal Living1/10
The property is located inland in County Roscommon, far from any coastal amenities or beaches.
- Urban Living2/10
Situated in a rural countryside setting rather than an urban environment, requiring a drive for major city amenities.
Social
6 areas- Community Involvement7/10
Proximity to Ballaghaderreen and Monasteraden offers good opportunities to engage with local community groups, schools, and sporting facilities.
- Café Culture4/10
Café options are limited directly around the rural site, requiring a short drive into nearby towns for local coffee shops.
- Nightlife2/10
The rural Creggan setting offers virtually no nightlife, which is restricted to local pubs in nearby towns.
- Health/Wellness groups5/10
Local wellness and fitness groups can be accessed within Ballaghaderreen, though options are modest compared to larger urban centers.
- Networking Opportunities2/10
Professional networking opportunities are minimal in this rural residential location.
- Tech-Hub Connectivity2/10
There are no major tech hubs in the immediate vicinity; remote professionals should verify high-speed fiber internet availability.
Listing information
- Agent
- James Kilcoyne Ltd
- Phone
- 094 9860039 / 087 2365294
- Published on HouseDelve
- 30 September 2026
- Correction
- Report an issue
HD-FE7950HouseDelve · 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.