Cuilmore, Gurteen, SligoF56AH57
€85,000
2 Bed~1 Bath~50 m²~BER G
What you'll like:
- Attractive Asking Price: Listed at eighty-five thousand euros, this affordable price point provides an accessible entry for buyers seeking a renovation project without an excessive initial capital commitment.
- Generous Site Area: The property sits on a spacious zero point seven five acre site, providing ample outdoor space for gardens, extensions, or recreational use.
- Substantial Outbuildings: Includes two large blocks of sheds measuring sixteen meters and seventeen meters respectively, offering valuable extra space for storage, workshops, or creative studios.
- Rural Countryside Setting: Situated in a pleasant and quiet rural landscape along a country laneway, ensuring a peaceful living environment away from urban congestion.
- Proximity to Village: Gurteen village is located within four kilometers, allowing convenient access to local daily amenities, community facilities, and social gathering spots.
- Accessible Larger Towns: Tubbercurry and Ballymote are both within a fifteen minute drive, offering supermarkets, secondary schools, medical services, and broader commercial retail options.
- International Airport Access: Knock International Airport is approximately twenty minutes away by car, which is exceptionally convenient for frequent flyers, holiday home use, or visiting guests.
- Stone Built Character: Built with traditional stone walls, the cottage possesses inherent rustic charm and architectural character that can be restored into a stunning rural retreat.
- Potential for Conversion: The extensive outbuildings offer exciting potential for residential conversion, subject to obtaining the necessary local planning permissions from the council.
- Compact Floor Plan: Measuring fifty square meters with four rooms, the modest size reduces initial material costs and simplifies the overall scope of the internal renovation works.
- Garden Space Potential: The large front garden area offers multiple potential uses, including landscaping, polytunnels for growing vegetables, or off-street parking development.
- Mains Water Connected: The property features an existing mains water connection, avoiding the need and expense of drilling a private borehole for fresh water supply.
- Electricity Available: Electricity supply is available to the property, which simplifies the coordination of temporary power during the upcoming construction and renovation phases.
- Existing Septic Tank: Features an onsite septic tank system, meaning buyers do not have to install a brand new wastewater treatment system from absolute scratch.
- Flexible Layout Options: The central living room configuration with rooms branching off allows for creative internal redesign to optimize modern open-plan living standards.
- Renovation Grant Potential: Properties with a poor energy rating left vacant for extended periods may qualify for government refurbishment grants, significantly easing financial upgrade burdens.
- No Onward Chain: Being a vacant fixer-upper cottage typically involves no chain, which can potentially streamline the purchase process and speed up acquisition timelines.
- Private Lane Access: Positioned along a quiet country laneway, ensuring minimal passing traffic and enhancing privacy for the eventual occupants of the home.
- Workshop Opportunities: The large divided shed units provide ready-made spaces for tradespeople, artisans, or hobbyists requiring dedicated operational workspaces onsite.
- Investment Upside: Completing a comprehensive modernization of a rural cottage on a large plot typically delivers strong capital value appreciation relative to total invested costs.
But keep in mind:
- Extremely Poor BER Rating: The property carries a G energy rating, indicating severe thermal inefficiency that will require comprehensive insulation, windows, and heating upgrades.
- Significant Upgrading Required: The stone-built structure needs substantial and costly structural, cosmetic, and mechanical renovations before it becomes comfortably habitable for modern living.
- Uncertain Structural Integrity: Buyers must conduct a thorough structural survey to assess the condition of the traditional stone walls, roof timbers, and potential damp issues.
- Septic Tank Compliance: The existing septic tank system should be professionally inspected to verify whether it meets current environmental standards and local regulatory requirements.
- Restricted Room Sizes: The total floor area is limited to fifty square meters, meaning living spaces are compact and will require clever design to maximize comfort.
- Complex Internal Layout: Bedrooms and the bathroom branch directly off other rooms rather than a central hallway, which compromises privacy and modern functional flow.
- Planning Permission Risks: Converting the large outbuildings into residential accommodation is subject to obtaining necessary planning permissions, which is not guaranteed by the local authority.
- Outbuilding Condition Unknown: The two large blocks of sheds may require substantial roof repairs, structural reinforcement, or asbestos removal before safe usage can commence.
- Hidden Renovation Costs: Older rural cottages frequently conceal unexpected defects such as dry rot, rising damp, or inadequate foundations, increasing total project budgets.
- Narrow Laneway Access: The property is located along a country laneway, which might present challenges for heavy construction traffic, large delivery trucks, and emergency vehicles.
- Lack of Central Heating: The listing does not mention an active central heating system, implying that a completely new plumbing and heating infrastructure must be installed.
- Isolated Rural Location: While peaceful, the rural setting requires complete reliance on private motor vehicles for commuting, grocery shopping, and accessing schools or employment.
- Utility Upgrade Expenses: Bringing electricity, water, and waste management systems up to modern building standards will demand significant investment and coordination with utility providers.
- Overgrown Site Maintenance: The zero point seven five acre site and large garden areas will require heavy clearing, landscaping, and ongoing maintenance after purchase completion.
- Potential Insulation Deficits: Traditional stone cottages lack cavity walls, meaning external or internal dry-lining insulation must be carefully installed to avoid trapping moisture.
- Financing Hurdles: Mortgage lenders may be hesitant to finance properties in poor G-rated condition, potentially requiring buyers to rely on cash funds or specialized renovation loans.
- Roof Structure Inspection: The age and condition of the roof covering and underlying timbers are unconfirmed, posing a risk of expensive replacement or timber pest treatments.
- Window and Door Replacements: Existing windows and exterior doors are likely outdated and drafty, necessitating immediate replacement to improve security and thermal retention.
- Professional Fees Required: Undertaking a major renovation project will require hiring architects, engineers, and surveyors, adding substantial soft costs to the overall budget.
- Extended Construction Timeline: Living elsewhere during extensive repairs or managing a rural building project can cause significant lifestyle disruption and prolonged project stress.
Price positioning
?
- The asking price appears modestly positioned given the poor G energy rating and extensive structural upgrade requirements necessary to bring the stone-built cottage up to modern habitable standards for a buyer.
- Undervaluation signals are present due to the small 50 square metre floor area and considerable capital expenditure required for renovations, which will deter buyers seeking a turn-key property in the rural location.
- Support for this price level stems from the inclusion of a generous 0.75-acre site alongside large outbuildings that offer interesting workshop or potential conversion prospects subject to acquiring the correct planning permissions.
- Relevant market context indicates that while rural fixer-uppers can achieve low figures locally, the substantial outlays for heating, insulation, and general refurbishment will ultimately dictate the final achieved market value.
Build Analysis
What we know from similar construction types
- The property is a traditional stone-built cottage spanning approximately 50 square metres and requires significant upgrading throughout.
- The layout consists of four separate rooms, with the bathroom accessed directly through a bedroom, which a buyer may wish to reconfigure.
- The presence of two large outbuilding blocks offers potential for workshops, studios, or residential conversion, and the buyer should investigate planning compliance and local regulations regarding these structures.
- Services include a septic tank and mains water, so the buyer should verify the condition and current regulatory compliance of the wastewater treatment system.
- The property sits on a 0.75-acre site with a large front garden, providing scope for future extension subject to obtaining the necessary permissions.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a G BER rating, indicating that the building fabric, heating, and insulation are extremely poor and require a comprehensive deep retrofit.
- A full deep retrofit for a 50 square metre stone cottage typically ranges from €40,000 to €70,000 or more, depending on the extent of structural repairs, damp remediation, rewiring, plumbing, window replacements, and the installation of renewable heating systems such as a heat pump.
- Substantial grant support may be available through SEAI deep retrofit and home energy upgrade grants, though the initial capital outlay and project management required will be significant.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,800 to €2,500
- Explanation: Given the G BER rating and the need for significant upgrading, thermal efficiency is likely very poor, leading to high energy consumption.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a quiet rural countryside setting in County Sligo, distant from major industrial pollution sources and large commercial landfills.
- Any historical local land use is primarily agricultural, though buyers should verify the legacy status of local agricultural practices and private septic systems during standard due diligence.
Flood Safe
8/10Water overflow reports to follow up
- The surrounding rural area generally exhibits a low apparent risk of widespread flooding, though buyers should check local drainage conditions around the site and country laneway.
- As a rural property utilizing a septic tank, subsurface water drainage and seasonal waterlogging should be independently investigated by a qualified surveyor.
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 Gurteen area
9 COIS NA HABHAINN, GURTEEN, SLIGO
- Sale date
- Declared sale price
- €210,000.00
42 GURTEEN VIEW, GURTEEN, SLIGO
- Sale date
- Declared sale price
- €191,000.00
CLOONEAGH, GURTEEN, CO. SLIGO
- Sale date
- Declared sale price
- €35,000.00
11 COIS NA HABHAINN, GURTEEN, BALLYMOTE
- Sale date
- Declared sale price
- €205,000.00
23 COIS NA HABHAINN, GURTEEN, SLIGO
- Sale date
- Declared sale price
- €189,000.00
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: €850 based on 1% of the asking price
- Solicitor legal fees: approximately €1,500 to €3,000
- Land registration fees: approximately €130 to €700 depending on the application type
- Property valuation fees: approximately €150 to €300
- Surveyor fees: approximately €500 to €1,200
- Annual home insurance: approximately €350 to €700
Forum Talk
What people are saying about this area
- Locals in the Gurteen and wider Sligo area frequently discuss the charm of rural country living alongside the challenges of renovating older stone cottages.
- Community forums often highlight the convenience of being within a short drive of Tubbercurry, Ballymote, and Knock International Airport.
- Discussions in the region often focus on rural broadband rollout and upgrades to local country laneways.
- Residents frequently share advice on septic tank maintenance and upgrading older properties to improve BER ratings.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children3/10
The property requires significant upgrading and is quite small at 50 m², making it challenging for young children without major renovations.
- Teenagers2/10
With only 50 m² of living space and two bedrooms, space would be extremely tight for teenagers.
- Multi-generational Living2/10
The small footprint and single bathroom limit the feasibility of multi-generational living without extensive extensions or converting the sheds.
- Single Buyers7/10
An affordable entry point at 85,000 EUR for a DIY enthusiast or single buyer willing to take on a significant renovation project.
- Couples6/10
Suitable for a couple looking for a rural project, though the small size requires close quarters living until upgraded.
- Empty Nesters6/10
Good potential for downshifters wanting a quiet rural cottage project, provided they can manage the renovation work.
- Retirees5/10
While it offers single-level cottage living, the significant upgrading needed and rural location might pose practical challenges for older buyers.
Work
3 areas- Remote Working5/10
Provides a quiet environment ideal for home working, though buyers should verify broadband availability and speed in this rural area.
- Hybrid Commuting3/10
Remote location makes regular commuting to major cities impractical, though Knock Airport is 20 minutes away.
- Retired7/10
A peaceful rural retreat for retirees, provided they are prepared for property maintenance and rural driving.
Practical
8 areas- Heritage Home7/10
A traditional stone-built cottage offering rustic character and heritage appeal for preservationists.
- Ageing in Place4/10
Single-level cottage layout is positive, but the need for significant upgrading and remote location present challenges for ageing in place.
- Low Maintenance1/10
The stone-built cottage needs significant upgrading, and the 0.75-acre site with large sheds requires ongoing maintenance.
- Secure Gated Entry3/10
Rural laneway setting offers privacy, but formal secure gated entry is not currently established.
- Minimalist Design6/10
The modest 50 m² four-room footprint aligns with a minimalist scale, though extensive renovation is required.
- Flexible Floor Plans5/10
Current layout is fixed with central living room and adjoining rooms, but outbuildings offer potential for layout expansion.
- Ecological Setup6/10
Features a septic tank, mains water, and a large plot suitable for sustainable living or gardening projects, though the G BER rating indicates poor energy efficiency.
- Outdoor areas8/10
Substantial 0.75-acre site with a large front garden and two large blocks of sheds providing extensive outdoor potential.
Interests
9 areas- Gardening9/10
Features a 0.75-acre site with a large front garden area offering multiple potential uses for gardening enthusiasts.
- Walking8/10
Surrounded by quiet country laneways and rural countryside, perfect for casual and distance walking.
- Gym1/10
No commercial gym facilities are nearby; fitness pursuits would need to be home-based or involve travel to larger towns.
- Cycling7/10
The quiet country roads provide scenic cycling routes, though rural infrastructure is limited.
- Golf4/10
Rural location means golf courses will require a drive to nearby towns.
- Fishing6/10
Rural Sligo offers various inland angling opportunities, though specific proximity to fisheries should be verified.
- Horse Riding7/10
The rural setting and quiet laneways are well-suited for horse riding, and the large site may accommodate equestrian interests.
- Water Sports2/10
Inland rural location lacks immediate access to major water sports facilities.
- Entertaining4/10
Current indoor space is very limited at 50 m², though the large outdoor site and sheds offer future potential for entertaining spaces.
Lifestyle
5 areas- Quiet Living10/10
Located along a country laneway in pleasant rural countryside, offering a very peaceful and quiet environment.
- Rural Living10/10
Set on a 0.75-acre site in a true rural countryside setting, ideal for a traditional country lifestyle.
- Village Living6/10
Gurteen village is within 4 km, offering close proximity to local amenities while maintaining a rural feel.
- Coastal Living1/10
The property is located inland in County Sligo and is not near the coast.
- Urban Living1/10
Located in a remote rural laneway far from any urban centers, though larger towns are accessible by car.
Social
6 areas- Community Involvement6/10
Proximity to Gurteen village within 4 km allows for integration into local rural community activities.
- Café Culture2/10
Very limited local café options directly nearby due to the rural countryside setting.
- Nightlife1/10
No nightlife options within immediate walking distance; travel to larger towns is required.
- Health/Wellness groups3/10
Local wellness or pilates & stretching groups would likely be found in nearby towns rather than the immediate rural locale.
- Networking Opportunities1/10
Virtually non-existent in this remote rural laneway setting.
- Tech-Hub Connectivity1/10
Rural setting lacks tech hubs; connectivity depends entirely on home internet infrastructure.
Listing information
- Agent
- REA McCarrick & Sons
- Phone
- 071 918 5050
- Published on HouseDelve
- 30 September 2026
- Correction
- Report an issue
HD-BCA627HouseDelve · 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.