Derelict Residence & Granary On C. 28.02 Acres, Kilcar, Curraghboy, County Roscommon
SALE AGREED
Last asking price: €200,000
What you'll like:
- Substantial Land Holding: The property includes approximately 28.02 acres of land, providing a significant footprint for agricultural expansion or hobby farming use.
- Good Quality Farmland: The lands are described as predominantly good quality, ensuring immediate utility for grazing, silage, or other agricultural pursuits.
- River Frontage Feature: The acreage fronts onto the Cross River, offering natural irrigation access and enhancing the scenic amenity of the holding.
- Redevelopment Opportunity: Includes a derelict cottage and granary structure, presenting an exceptional canvas for a bespoke rural home project.
- Vacant Home Grant Potential: The existing residence appears suitable for qualification under current refurbishment grants, potentially offsetting initial capital outlay.
- Private Rural Setting: Situated at the end of a country lane, ensuring minimal passing traffic and a high degree of privacy and seclusion.
- Proximity to Curraghboy: Located just three kilometres from Curraghboy village, balancing secluded country living with convenient access to local amenities.
- Access to Brideswell: Only five kilometres from Brideswell, providing additional community facilities and local services within a short drive.
- Agricultural Expansion Value: Offers an ideal opportunity for local farmers looking to increase their existing land holdings in County Roscommon.
- Defined Land Boundaries: The holding is registered under a clear folio reference (RN22941), which should streamline the legal conveyance process.
- Immediate Enquiries Invited: The auctioneer is actively inviting offers for immediate sale, allowing for a potentially swift and decisive purchasing timeline.
- Direct Road Access: The property is located to the front at the end of the road with clear signage, ensuring straightforward physical entry.
- Local Agent Expertise: Marketed by an established regional auctioneer, DNG Ivan Connaughton, providing local insight and straightforward communication channels.
- Versatile Granary Structure: The inclusion of a traditional granary alongside the cottage offers additional stone-built volume for creative integration or storage.
- Endless Customization Potential: Total dereliction allows buyers to bypass previous architectural constraints and design a modern, highly efficient rural dwelling.
- Strong Rural Demand: Land-with-derelict-house combinations in County Roscommon consistently attract robust interest from both farming and lifestyle buyers.
- Natural Habitat Appeal: River frontage and mature acreage create an attractive environment for wildlife enthusiasts and environmental conservation projects.
- Scalable Farming Base: The acreage is large enough to operate as an independent startup agricultural unit or an out-farm for livestock.
- Commuter Convenience: Positioned within reasonable driving distance of Athlone via local routes, facilitating wider regional employment and services access.
- Clear Directional Guidelines: Detailed routing instructions provided in the listing make physical inspection straightforward for prospective interested parties.
But keep in mind:
- Derelict Residence Condition: The house is fully derelict and uninhabitable, requiring a complete, costly structural overhaul before any occupation is possible.
- Unverified BER Status: Building Energy Rating is not provided, meaning buyers must budget for potential deep-retrofit insulation and energy upgrade costs.
- Unknown Room Layout: Bedrooms and bathrooms are unlisted, so buyers cannot assess the internal scale without an intrusive physical site inspection.
- Missing Floor Area Specs: Total square footage is unspecified, making initial per-square-meter cost estimations and renovation budgeting highly speculative.
- Untested Services: The listing explicitly notes that no apparatus, fixtures, fittings, or services have been tested by the selling agent.
- Private Lane Maintenance: Located at the end of a country lane, which may imply shared maintenance responsibilities or the need for resurfacing.
- Grant Criteria Uncertainty: Qualification for the Vacant Home Grant must be independently verified with the local authority before relying on those funds.
- Agricultural Lease Status: Buyers should verify if any portion of the 28.02 acres is currently subject to seasonal grazing lets or active tenancies.
- Boundary Verification Needed: Legal representation must confirm that all fences match the official folio RN22941 mapping without historical encroachment issues.
- Access Bridge Requirements: River frontage may necessitate inspection of any existing riverbanks or bridges for flood risk and structural stability.
- Private Well Necessity: A derelict rural property typically lacks mains water, meaning a new well may need to be drilled and filtered.
- On-Site Wastewater Treatment: An old septic tank, if present, is unlikely to meet current environmental standards and will need complete replacement.
- Grid Connection Costs: Bringing electricity to a derelict cottage situated at the end of a lane can incur significant utility connection fees.
- Local Planning Restrictions: Rural housing policies in County Roscommon may restrict who can rebuild or construct a new dwelling on these lands.
- Agricultural Access Limits: The internal layout of the acreage should be inspected to ensure all fields are easily accessible for modern farm machinery.
- Fencing and Hedging Upgrades: Boundary fences and internal stock-proofing are likely degraded and will require substantial investment to manage livestock safely.
- Site Clearance Expenses: Demolition debris, overgrowth, and structural rubble removal will add upfront costs to the initial site preparation phase.
- Financing Complexities: High street lenders rarely offer standard mortgages on derelict properties, often requiring cash buyers or specialized renovation loans.
- Contractor Availability: Sourcing reliable builders and tradespeople for a remote rural renovation project in County Roscommon may prove challenging and costly.
- Comprehensive Survey Required: Buyers must commission a thorough structural and environmental survey to uncover hidden foundation, damp, or timber decay issues.
Price positioning
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- The asking price of two hundred thousand euros appears well positioned because the extensive acreage of over twenty-eight acres combined with a derelict residential structure offers substantial underlying asset value that naturally attracts considerable market interest.
- Valuation signals indicate that while the land quality and river frontage support a solid baseline price, the derelict condition of the cottage requires significant capital expenditure to restore, creating a tension between land value and renovation costs.
- Potential factors supporting this valuation include eligibility for vacant home grants and strong local demand for agricultural land expansion, whereas unknown structural defects or planning restrictions could undermine the overall commercial appeal and market value.
- Relevant considerations for prospective buyers involve assessing the exact boundaries, the true arable quality of the twenty-eight acres, and navigating local planning guidelines to ensure the granary and cottage can be successfully redeveloped without excessive delays.
Build Analysis
What we know from similar construction types
- The property comprises a derelict residence and granary standing on approximately 28.02 acres, indicating that a complete structural overhaul or rebuild will be required.
- The listing notes potential suitability for the Vacant Property Refurbishment Grant, which a buyer should verify with the local authority regarding eligibility conditions.
- Given the derelict state, a buyer must investigate the presence of structural defects, roof integrity, dampness, and the condition of any existing foundations.
- Access to basic services such as electricity, water, and waste management (septic tank) must be thoroughly investigated prior to purchase.
- Planning permission and compliance regarding re-development and any extension works should be verified with the local planning office.
Retrofit Cost*
Possible renovating / insulating expenditure
- A BER rating is not provided in the listing, but given the derelict nature of the cottage, it would likely fall into the D to G energy rating category if assessed.
- A comprehensive deep retrofit and total renovation for a derelict rural residence of this type typically ranges from €80,000 to over €150,000 depending on the scale of works, materials used, and whether structural rebuilding is necessary.
Heating cost*
Estimated expense to heat this property every year
- Annual heating cost: Cannot be estimated reliably as the property is described as a derelict residence with no BER rating or operational heating system.
- Buyers should investigate the installation of a new heating system and energy efficiency upgrades, potentially utilizing vacant property grants.
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 Curraghboy area
ARDMULLEN HOUSE, ARDMULLEN, CURRAGHBOY
- Sale date
- Declared sale price
- €315,000.00
LYSTERFIELD, CURRAGHBOY, ROSCOMMON
- Sale date
- Declared sale price
- €112,000.00
DUTCH COTTAGE, COOLAGARRY, CURRAGHBOY
- Sale date
- Declared sale price
- €140,000.00
DERRYGLAD, CURRAGHBOY, CO ROSCOMMON
- Sale date
- Declared sale price
- €207,000.00
SHAMROCK, LYSTERFIELD, CURRAGHBOY
- Sale date
- Declared sale price
- €30,000.00
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
- Estimated stamp duty: €2,000 — 1% of €200,000.
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Based on the asking price shown on this page, using standard residential stamp-duty rates. No adjustments are made for VAT, reliefs, mixed-use property or additional land. The final purchase price and your circumstances may change the amount payable.
- Solicitor legal fees: roughly 1,500 to 3,000 euro plus outlay and VAT.
- Land registration fees: approximately 130 to 400 euro depending on the registration type.
- Property valuation fees: around 150 to 300 euro.
- Surveyor fees: approximately 500 to 1,200 euro depending on the depth of the building survey required.
- Annual home insurance: highly variable for a derelict property, but typically ranges from 400 to 1,000 euro once habitable.
Forum Talk
What people are saying about this area
- Locals in the Curraghboy and Brideswell areas often discuss the potential of rural and derelict property grants for old homesteads.
- Community discussions frequently highlight the appeal of agricultural land holdings coming to market in rural Roscommon.
- Residents note that properties located at the end of country lanes offer great privacy but may require upgrades to local infrastructure.
- Interest in local river frontage, such as the Cross River, is a common topic among farming communities in the region.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children2/10
The property features a derelict residence that is unliveable in its current condition, making it unsuitable for young children until extensive re-development is completed.
- Teenagers2/10
Due to the derelict nature of the existing dwelling, teenagers cannot comfortably reside here without major reconstruction works first taking place.
- Multi-generational Living3/10
While there is a substantial landholding of c. 28.02 acres offering future potential, the current lack of a habitable structure limits multi-generational living options until re-development occurs.
- Single Buyers4/10
Single buyers looking for a substantial rural project or land asset may find appeal, though significant capital and effort are required to make the property habitable.
- Couples4/10
Couples interested in a self-build or major renovation project will find potential here, though the property is currently derelict and requires complete modernization.
- Empty Nesters3/10
The substantial acreage and derelict home present a heavy project workload, which may not align well with empty nesters seeking an easier lifestyle.
- Retirees2/10
Managing a derelict property and c. 28.02 acres of land involves significant physical and financial demands, making it less suitable for retirees.
Work
3 areas- Remote Working4/10
While remote working is physically possible in a rural setting, buyers should verify the availability and quality of local broadband infrastructure.
- Hybrid Commuting3/10
The rural location in County Roscommon involves longer travel times to major employment hubs, making hybrid commuting less convenient.
- Retired3/10
The management required for a derelict home and extensive land acreage might prove overly burdensome for a standard retirement lifestyle.
Practical
8 areas- Ageing in Place2/10
The property requires extensive renovation and modernization from a derelict state, making it currently unsuitable for ageing in place without significant adaptation.
- Low Maintenance1/10
A derelict cottage and granary paired with c. 28.02 acres represent a high-maintenance undertaking requiring substantial capital and ongoing land management.
- Secure Gated Entry3/10
Located at the end of a country lane, privacy is high, but formal secure gated entry infrastructure would need to be installed by the buyer.
- Minimalist Design3/10
The existing structure is derelict, giving a blank slate where a minimalist design could theoretically be applied during a future rebuild.
- Flexible Floor Plans3/10
Due to the derelict condition of the building, any future floor plan will need to be designed and constructed entirely from scratch.
- Heritage Home6/10
The property features a traditional derelict cottage and granary which may hold local character, though buyers should verify any historical designations.
- Ecological Setup7/10
The c. 28.02 acres of land and river frontage offer strong potential for ecological projects, rewilding, or sustainable rural living initiatives.
- Outdoor areas10/10
An exceptional amount of outdoor space is provided with c. 28.02 acres of predominantly good quality land fronting onto the Cross River.
Interests
9 areas- Gardening8/10
With c. 28.02 acres of land available, there is immense scope for extensive gardening, landscaping, or agricultural projects.
- Walking7/10
The quiet country lane setting and vast private landholding provide ample space for walking and exploring the local countryside.
- Gym2/10
There are no commercial gym facilities nearby, requiring a drive to larger nearby towns for fitness amenities.
- Cycling6/10
The surrounding rural roads offer scenic cycling routes, though local traffic conditions and road narrowness should be factored in.
- Golf3/10
Golf enthusiasts would need to travel considerable distances to access nearby courses from this rural location.
- Fishing8/10
The lands fronting onto the Cross River present great potential for fishing enthusiasts to enjoy angling opportunities close to home.
- Horse Riding8/10
The generous land size of c. 28.02 acres offers fantastic potential for keeping horses and setting up equestrian facilities.
- Water Sports2/10
While the property borders the Cross River, major water sports facilities are not immediately available on-site.
- Entertaining3/10
Entertaining guests is currently impractical given the derelict state of the residence, though future re-development could change this.
Lifestyle
5 areas- Quiet Living9/10
Situated at the end of a country lane in a rural setting, the property offers exceptionally high levels of peace and quiet away from urban congestion.
- Rural Living10/10
Encompassing c. 28.02 acres of predominantly good quality land fronting onto the Cross River, this represents a quintessential rural holding.
- Village Living5/10
Located approximately 3 kilometres from Curraghboy and 5 kilometres from Brideswell, providing moderate proximity to small village amenities.
- Coastal Living1/10
The property is located inland in County Roscommon, far removed from any coastal environments.
- Urban Living1/10
This is a deeply rural country location with no urban conveniences immediately at hand.
Social
6 areas- Community Involvement6/10
Proximity to Curraghboy and Brideswell allows for local community integration, though rural living generally requires proactive engagement.
- Café Culture2/10
Café options are sparse in the immediate vicinity, requiring travel to larger nearby towns for a vibrant café scene.
- Nightlife1/10
There is virtually no nightlife in this quiet rural townland, with entertainment venues restricted to larger urban centers.
- Health/Wellness groups3/10
Access to organized health and wellness groups is limited locally, likely requiring travel to nearby population centers.
- Networking Opportunities1/10
Professional networking opportunities are virtually non-existent in this rural setting.
- Tech-Hub Connectivity1/10
The property is located in a rural countryside area far from established technology hubs.
Listing information
- Agent
- DNG Ivan Connaughton
- Phone
- 090 666 3700
- Current status
- sale agreed
- Published on HouseDelve
- 24 September 2026
- Correction
- Report an issue
HD-EF9350HouseDelve · 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.