Photograph 1 of 35 of Cushlough, Clooncurraun, Ballinrobe, County Mayo
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Cushlough, Clooncurraun, Ballinrobe, County MayoF31DV21

€195,000

3 Bed~2 Bath~106 m²~BER F

What you'll like:

  • Flexible accommodation layout: The property includes a separate one-bedroom granny flat alongside a two-bedroom main residence, offering exceptional versatility for extended family members or rental potential. Buyers can also easily reintegrate both sections into a single larger home depending on their specific needs.
  • Charming rural setting: Situated in a mature and private countryside location surrounded by trees, the property offers a peaceful lifestyle away from urban noise. This tranquil environment appeals strongly to buyers seeking a quiet rural retreat.
  • Proximity to Lough Mask: Located very close to Lough Mask, the property is an absolute paradise for fishing enthusiasts and outdoor lovers. This prime angling location provides fantastic recreational opportunities right on your doorstep in South Mayo.
  • Attractive exposed stone fireplace: The spacious living room features a substantial exposed stone fireplace housing a solid-fuel stove, creating a warm focal point. This traditional architectural element adds genuine character and a cozy ambiance to the main living space.
  • Generous off-street parking: The exterior grounds provide ample off-street parking space for multiple vehicles, which is exceptionally convenient for families with guests or visiting relatives. This ensures practical daily accessibility for all residents and visitors alike.
  • Established mature grounds: The property benefits from generous lawn areas and established mature trees, offering a ready-made green environment for gardening enthusiasts. Buyers will appreciate the immediate privacy and established landscaping surrounding the entire footprint.
  • Wi-Fi broadband connectivity: Despite the peaceful rural location, the property benefits from existing Wi-Fi broadband connectivity for modern digital needs. This allows remote workers or streaming enthusiasts to enjoy country living without sacrificing online connectivity.
  • Independent granny flat access: The self-contained granny flat benefits from its own external entrance, providing an excellent degree of privacy for occupants. This independent setup works wonderfully for older relatives, independent teenagers, or potential visitors staying over.
  • Bright interior spaces: The main residence enjoys good natural light throughout, particularly enhancing the warm and comfortable character of the living areas. Well-proportioned rooms make the interior feel welcoming and easy to furnish for new owners.
  • Affordable asking price: Listed at a competitive asking price of €195,000, the property offers an accessible entry point for rural buyers. This leaves potential budget headroom for any future upgrades or layout modifications desired by the purchaser.
  • Compact manageable footprint: With an efficient floor area of approximately 106 square meters, the dwelling is straightforward to heat and maintain. Smaller footprints typically result in lower ongoing utility bills and manageable domestic chores for busy owners.
  • Outdoor lifestyle appeal: The surrounding region offers incredible access to outdoor pursuits throughout South Mayo and nearby Connemara landscapes. Buyers keen on hiking, exploring, and rural recreation will find the location exceptionally well-suited to their hobbies.
  • Potential for value addition: The layout flexibility allows savvy buyers to unlock hidden equity by carrying out strategic cosmetic or structural improvements. Reintegrating the granny flat could significantly enhance the overall market value of the main residence.
  • Weekend viewing availability: The selling agents facilitate viewings during evenings and weekends, making it highly convenient for working buyers to inspect. This flexible scheduling demonstrates accommodating service and simplifies the initial due diligence process.
  • Well-proportioned bedrooms: Both bedrooms in the main residence are well-proportioned, ensuring comfortable sleeping quarters for occupants or visiting guests. Adequate bedroom sizing is crucial for placing standard furniture without making rooms feel cramped.
  • Functional kitchen dining room: The separate kitchen and dining room is fitted with practical timber units and tiled flooring, offering ample space for daily meals. Having a dedicated dining area away from the main lounge keeps cooking and relaxation spaces organized.
  • Independent shower room: The granny flat includes its own private shower room, ensuring complete self-sufficiency for whoever occupies that separate zone. This prevents any bottlenecking of bathroom routines between the main house and the annex.
  • Bath in main bathroom: The main bathroom is fitted with a traditional bath, wash-hand basin, and WC, catering well to family bathing needs. Having a bathtub is a significant advantage for households with young children or those who enjoy relaxing soaks.
  • Manageable garden maintenance: The generous lawn areas are straightforward to upkeep for anyone who enjoys basic lawn mowing and simple landscaping tasks. Buyers can easily shape these green spaces into vegetable patches or vibrant flower beds over time.
  • Established local agency: The property is handled by an established local estate agent with deep knowledge of the Ballinrobe and Mayo property market. This ensures buyers can receive relevant guidance regarding local property norms and regional transaction procedures.

But keep in mind:

  • Poor BER rating: The property carries a disappointing BER rating of F with an energy performance indicator of 395.17 kWh/m2/yr. Buyers should budget significantly for deep energy retrofitting, insulation upgrades, and heating system modernization to improve efficiency.
  • Unverified services condition: The sales particulars explicitly state that no apparatus, fixtures, fittings, or services have been tested by the agents. Prospective buyers must conduct thorough independent surveys to verify the working order of heating, plumbing, and electrical systems.
  • Potential planning permission requirements: Reintegrating the granny flat into a single unified residence may require local authority consents or structural permissions. Buyers should investigate planning compliance carefully before undertaking any major internal reconfiguration works.
  • High heating cost risk: Due to the poor energy rating and single-family or multi-zone layout, winter heating bills could be substantial. Buyers should carefully evaluate the efficiency of the current solid-fuel stove and any existing central heating provisions.
  • Rural isolation considerations: Being situated in a quiet countryside setting means reliance on a car for daily shopping, schools, and essential services is absolute. Buyers accustomed to urban convenience should assess whether the remote lifestyle suits their daily routines.
  • Private septic tank uncertainty: Rural properties in this region typically rely on private wastewater treatment systems like septic tanks or packaged wastewater units. Buyers must commission a professional environmental inspection to check the condition and compliance of any onsite drainage.
  • Private water supply checks: Properties in rural Cushlough may depend on private wells or local group water schemes rather than mains infrastructure. Intending purchasers should test the water quality, pressure, and legal supply agreements during their due diligence phase.
  • Potential damp in older structures: Detached rural bungalows in mature, tree-shaded settings are frequently prone to higher moisture levels and potential damp issues. A detailed structural survey is strongly advised to check sub-floor ventilation, roof timbers, and wall integrity.
  • Roof and attic inspection needed: The condition of the roof timbers, insulation depth, and ceiling structures in both the main house and granny flat requires professional verification. Hidden roof defects can lead to costly timber rot or extensive slate repairs.
  • Electrical compliance verification: Older rural dwellings often feature outdated fuse boards or aging electrical wiring that may not meet current safety standards. Buyers should hire a certified electrician to test the entire circuit infrastructure before finalizing contracts.
  • Window and door efficiency: Timber or older double-glazed windows may suffer from draughts or seal failure, contributing to the poor energy performance rating. Replacing exterior doors and windows represents an immediate capital expense for the new owner.
  • Boundary line verification: Mature countryside properties often feature vague or overgrown boundary markers that require formal legal confirmation. Buyers should have their solicitor cross-reference the folio map carefully with the physical hedging and stone walls on site.
  • Right of way checks: Rural laneways and access routes to isolated properties can occasionally involve complex shared maintenance agreements or unclear legal rights of way. Purchasers need to verify legal access rights and who bears responsibility for road upkeep.
  • Limited public transport: The remote location completely lacks local bus networks or train links within walking distance, necessitating independent transport. Commuters without reliable vehicles will find this location entirely impractical for everyday travel.
  • Mobile phone signal variability: Heavy tree coverage and rural geography can sometimes lead to poor indoor mobile phone reception despite broadband availability. Buyers should test their specific mobile network coverage on-site during viewings.
  • Surface water drainage: Low-lying rural lawns and mature gardens can occasionally suffer from poor drainage or waterlogging during heavy winter rainfall. Checking the site topography and stormwater runoff paths is an essential due diligence step.
  • Appliance replacement budget: Kitchen units and bathroom suites appear functional but may be dated, leading to inevitable modernization costs for discerning buyers. Factoring in cosmetic renovation expenses is necessary when calculating total acquisition outlays.
  • Radon gas mitigation: County Mayo has designated areas with higher potential for elevated radon gas concentrations in residential buildings. Buyers should check local radon maps and consider requesting a radon test during the structural survey.
  • Future maintenance liabilities: Mature trees surrounding the house can pose risks of blocked gutters, root intrusion into drains, or storm damage to roofs. Ongoing tree surgery and garden maintenance represent continuous financial commitments for property owners.
  • Resale market liquidity: Rural properties with specialized configurations like attached granny flats can sometimes appeal to a more niche buyer pool. Prospective purchasers should consider long-term resale dynamics if their personal housing needs are likely to change.

Price positioning

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This comparison depends on limited public and listing evidence, which may be incomplete, outdated or not directly comparable. The score is not a percentage, professional valuation or guaranteed estimate. Ask an independent qualified valuer before relying on a property value.
The asking price looks mildly undervalued compared with the available evidence.
  • The asking price appears modestly positioned given the rural detached setting, but tempered by poor energy efficiency and a low BER rating which typically demands immediate capital investment.
  • Signals of favorable value are present in the flexible layout featuring a self-contained granny flat configuration, providing functional versatility that enhances overall space utilization beyond standard three-bedroom offerings.
  • Potential support for this pricing level relies on sustained rural housing demand and proximity to key regional lifestyle amenities, whereas weak local comparable transactions could easily undermine buyer confidence.
  • Relevant considerations include the layout reconfiguration costs required to unify the separate living spaces, alongside ongoing utility expenses associated with the inefficient energy performance rating.

Build Analysis

What we know from similar construction types

  • The property is a detached bungalow featuring a traditional rural build style with a mature countryside setting.
  • The layout is currently split into a two-bedroom main residence and a separate one-bedroom granny flat under the same roof.
  • Buyers should investigate the structural feasibility, planning permissions, and building regulations required if they wish to reintegrate the granny flat into a single three-bedroom, two-bathroom dwelling.
  • Given the F BER rating, a buyer should investigate the existing insulation levels, heating systems, windows, and overall fabric efficiency.
  • Potential issues include dampness, inadequate roof or wall insulation, and outdated heating infrastructure typical of properties with a low energy rating.

Retrofit Cost*

Possible renovating / insulating expenditure

  • Estimated deep retrofit cost: €50,000 to €75,000.
  • Reasoning: The property has a poor BER rating of F, indicating significant energy inefficiency. Bringing the home up to a modern standard (such as a B2 BER or higher) will likely require comprehensive external wall insulation, upgraded roof insulation, replacement windows and external doors, installation of a renewable heating system like an air source heat pump, and possibly ventilation upgrades.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost is approximately €2,200 to €2,800.
  • Explanation: Given the floor area of 106 square metres and a poor BER rating of F, the property has a high energy performance indicator of 395.17 kWh/m2/yr, resulting in significantly higher than average heating consumption.

Pollution Safe

9/10

Environmental situation to investigate

  • The property is situated in a quiet rural countryside setting in County Mayo, well removed from heavy industrial zones, major landfills, or known large-scale incinerators.
  • Any minor local agricultural runoff or historical land uses should be independently verified by the purchaser during standard property inspections.

Flood Safe

8/10

Water overflow reports to follow up

  • The dwelling is located in an established rural area surrounded by mature grounds, though buyers should review local topographical data regarding proximity to Lough Mask and potential seasonal groundwater levels.
  • Uncertain flood risks associated with exceptional weather events should be investigated through local authority maps and professional surveys.

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 Ballinrobe area

  • 81 CILL O SEIGHIN, BALLINROBE, MAYO

    Sale date
    Declared sale price
    €276,000.00
  • KNOCKNAKILLEW, BALLINROBE, CO MAYO

    Sale date
    Declared sale price
    €375,000.00
  • APT 6 LOWER FIRST FLOOR, BLOCK A GORT NA GCLOCH, BALLINROBE

    Sale date
    Declared sale price
    €115,000.00
  • 36 TOWER VIEW, BALLINROBE, MAYO

    Sale date
    Declared sale price
    €270,000.00
  • CREAGH DEMESNE, BALLINROBE, CO. MAYO

    Sale date
    Declared sale price
    €160,000.00

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 €1,950 based on 1% of the asking price for residential property under €1 million.
  • Solicitor legal fees: Generally range from €1,500 to €3,000 plus VAT and outlays.
  • Land registration fees: Around €175 to €700 depending on the property value and registration method.
  • Property valuation fees: Typically between €150 and €300.
  • Surveyor fees: Usually range from €400 to €800 depending on the depth of the survey and property size.
  • Annual home insurance: Estimated between €350 and €700 per year depending on the policy coverage.

Forum Talk

What people are saying about this area

  • Locals in the Ballinrobe and South Mayo areas frequently discuss the natural amenity and tourism value of nearby Lough Mask, particularly for angling and outdoor pursuits.
  • Community forums often highlight the peaceful, rural character of Clooncurraun and surrounding townlands, noting the strong sense of privacy.
  • Discussions regarding rural properties in County Mayo often touch on connectivity improvements, such as broadband rollouts, which benefit remote workers and families.
  • Property owners in the wider region occasionally share insights on maintaining older rural dwellings and managing detached septic systems or alternative heating.
  • Regional news coverage frequently emphasizes the appeal of the area for buyers seeking countryside retreats within reach of local towns like Ballinrobe.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The property features generous lawn areas and a peaceful rural setting ideal for young children, though buyers should verify safety aspects near rural roads and local childcare facilities.

    6/10
  • Teenagers

    While the separate granny flat could offer independent space for an older teenager, the remote rural location means limited local entertainment and public transit for adolescents.

    5/10
  • Multi-generational Living

    The layout includes a separate one-bedroom granny flat alongside a two-bedroom main residence, offering excellent flexibility for extended family or independent living.

    8/10
  • Single Buyers

    Affordable asking price, but the rural location and need for potential modernization (BER F) might present a maintenance challenge for a single occupant.

    5/10
  • Couples

    Provides a charming countryside retreat with flexible accommodation options, though commuting distances and rural isolation should be considered.

    7/10
  • Empty Nesters

    Single-story bungalow living offers ease of movement, and the granny flat provides space for visiting guests or potential rental income, though the low BER rating requires investigation.

    7/10
  • Retirees

    Detached bungalow layout avoids stairs, aiding accessibility, but the remote rural setting means reliance on car travel for healthcare and amenities.

    7/10

Work

3 areas
  • Remote Working

    The property benefits from Wi-Fi broadband connectivity, making home-working feasible, though buyers should verify internet speeds.

    7/10
  • Hybrid Commuting

    The rural County Mayo location involves significant travel times to major employment hubs, making regular commuting burdensome.

    4/10
  • Retired

    An ideal setup for retirees seeking a quiet countryside pace of life with single-level bungalow accommodation.

    9/10

Practical

8 areas
  • Ageing in Place

    Single-story bungalow design avoids internal stairs, supporting accessibility, though modifications for universal design may be needed.

    8/10
  • Low Maintenance

    The property holds an F energy rating and requires investigation into insulation, heating systems, and general upkeep of mature grounds.

    4/10
  • Secure Gated Entry

    Offers off-street parking in a private setting, but dedicated security gates are not specifically noted and would need to be installed.

    3/10
  • Minimalist Design

    Traditional cottage and bungalow styling with exposed stone features, rather than sleek minimalist architecture.

    4/10
  • Flexible Floor Plans

    Arranged as a main two-bedroom residence and a separate one-bedroom granny flat, with potential to reintegrate into a single three-bed home subject to consents.

    9/10
  • Heritage Home

    Features traditional character elements like an exposed stone fireplace, though it is not classified as a protected historic structure.

    5/10
  • Ecological Setup

    The low BER rating of F indicates that energy efficiency improvements are necessary to achieve a green footprint.

    4/10
  • Outdoor areas

    Enjoys a peaceful rural setting with mature trees, established grounds, and generous lawn areas.

    9/10

Interests

9 areas
  • Fishing

    Situated close to Lough Mask, renowned as one of the premier fishing lakes in the west of Ireland.

    10/10
  • Golf

    While Ballinrobe is known for its golf club, players will still need a short drive to reach the course.

    5/10
  • Gardening

    Features established grounds and generous lawn areas that offer plenty of potential for avid gardeners.

    8/10
  • Walking

    Surrounded by quiet country roads and scenic rural landscapes, ideal for casual walks and hiking.

    8/10
  • Gym

    No commercial gym facilities are within walking distance, requiring travel into nearby towns for fitness centers.

    2/10
  • Cycling

    Quiet country roads provide pleasant cycling routes, though the rural road conditions should be inspected.

    7/10
  • Horse Riding

    Rural surroundings offer potential for equestrian pursuits, though local stables and equestrian trails should be verified.

    6/10
  • Water Sports

    Proximity to Lough Mask provides good opportunities for boating, kayaking, and other freshwater water sports.

    7/10
  • Entertaining

    Features a spacious living room with an attractive exposed stone fireplace and generous outdoor space, though the rural location limits large group arrivals via public transport.

    6/10

Lifestyle

5 areas
  • Quiet Living

    Set in a mature and private countryside setting surrounded by mature trees, ensuring a peaceful and tranquil environment.

    10/10
  • Rural Living

    Located in a true rural idyll at Cushlough, surrounded by agricultural landscapes and close to Lough Mask.

    10/10
  • Village Living

    The property is situated outside the main town of Ballinrobe rather than directly within a village community.

    4/10
  • Coastal Living

    The location is inland in County Mayo, far from any coastal marine environments.

    1/10
  • Urban Living

    Completely rural setting with no urban conveniences or city infrastructure immediately at hand.

    1/10

Social

6 areas
  • Community Involvement

    Rural communities often have active local groups, but integration requires proactive engagement due to the isolated setting.

    5/10
  • Café Culture

    Very limited local café options directly adjacent; residents must travel to Ballinrobe for social dining.

    3/10
  • Nightlife

    No nightlife venues or entertainment spots within immediate vicinity.

    1/10
  • Health/Wellness groups

    Access to wellness groups, pilates, or stretching classes requires traveling into the nearest town.

    4/10
  • Networking Opportunities

    The remote countryside setting offers virtually no physical professional networking opportunities.

    2/10
  • Tech-Hub Connectivity

    While standard broadband is present, the area lacks proximity to physical tech hubs or innovation centers.

    3/10

Listing information

Agent
Property Partners Gill & Glynn Mayo
Phone
094 954 2819
Published on HouseDelve
17 September 2026
Correction
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Property reference: HD-796DF3HouseDelve · 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.