Derryniggin, Newtowngore, Leitrim

€170,000

2 Bed~1 Bath~105 m²

What you'll like:

Substantial Land Holding: The property includes approximately 25.28 acres of land, offering exceptional space for privacy, smallholding activities, or potential future agricultural and forestry projects.
Lakeside Frontage Access: Enjoy over 360 meters of frontage directly onto Derrycassan Lough, providing incredible scenic views and direct access to a pre-existing jetty for water activities.
Waterway Connectivity: The shoreline connects directly to the Shannon and Erne Blueway via the Woodford River and Ballinamore Canal, which is fantastic for boating enthusiasts and explorers.
Established Forestry Plantations: Roughly 18.16 acres are covered by mixed species forestry planted across different years, which may provide future timber yields or environmental amenities.
Dedicated Biodiversity Areas: Approximately 5.4 acres are assigned specifically as biodiversity zones, enhancing the natural habitat and supporting local wildlife conservation efforts on the site.

Internal Forestry Roads: Recently laid forestry roads provide easy vehicle and foot access throughout the expansive site, making maintenance and exploration much more manageable.
Elevated Hillside Setting: Positioned on an elevated hillside leading down to the lake, the structures benefit from stunning vistas and a very private, peaceful rural atmosphere.
Secluded Private Location: Situated at the end of a tarred laneway just outside the village, ensuring minimal passing traffic and maximum seclusion for residents or visitors.
Two Log Cabins: Includes two separate pine log cabins built in the 1990s, presenting a unique primary accommodation option alongside a secondary guest or workspace structure.
Dormer Cabin Layout: The main 105 square meter cabin features multiple rooms including a sauna, shower room, and a mezzanine bedroom with a covered balcony.
Secondary Cabin Unit: The smaller 41 square meter single-storey cabin provides additional independent living space complete with a kitchen, living area, and bedroom.
Detached Workshop Garage: Features an 18 square meter block-built garage with timber cladding, offering secure storage or a functional workspace for DIY and maintenance projects.
Outdoor Decking Areas: Both cabins include designated deck spaces, such as a rear deck and a covered balcony, perfect for taking in the surrounding lakeside landscape.
High Speed Connectivity: The listing notes excellent 5G mobile data speeds on-site, which is a major advantage for anyone needing to work remotely from this rural retreat.
Off-Grid Potential: The property represents a fantastic opportunity for those with vision to create a self-sufficient, off-grid eco-property or unique holiday let enterprise.
Renovation Grant Eligibility: The structures may qualify for various grants, including the SEAI Vacant Property Refurbishment scheme, helping to offset the modernization costs.
Proximity to Local Amenities: Located only about 1.8 kilometers from nearest amenities and roughly 10 kilometers from Ballinamore for wider shopping and services.
Accessible Regional Towns: Within a convenient 40-minute drive of major regional hubs like Carrick-on-Shannon, Cavan Town, and Enniskillen for comprehensive urban conveniences.
Manageable Commute Distance: Situated approximately a two-hour drive from both Dublin and Belfast, making weekend getaways from the capital cities entirely feasible.
Attractive Guide Price: With an asking price of 170,000 euros for over 25 acres and two dwellings, the property offers a high quantum of land and potential per euro.

But keep in mind:

Sold As Seen Basis: The property is being sold strictly as seen, meaning buyers must accept all existing defects and assume full responsibility for required remediation works.
Vacant For Years: The cabins have been left unused for several years, which likely means hidden maintenance issues, pest damage, or degradation of internal finishes.
Major Modernisation Required: Neither cabin is ready for immediate occupation and both require comprehensive repair and modernization before anyone can comfortably move in.
Disconnected Electricity Supply: Electricity is currently disconnected to the property, and purchasers will need to arrange and pay for reconnection through the utility provider.
Private Utility Dependencies: The site relies entirely on an on-site waste treatment system and a private well, which buyers should inspect thoroughly for compliance and potability.

Cash Purchase Requirement: Due to its unique nature, size, and auction method of sale, the property is explicitly not suitable for traditional mortgage-backed buyers.
Unconfirmed BER Rating: The Building Energy Rating is noted as not provided or TBC, indicating that energy efficiency is unknown and likely very poor initially.
Pine Log Construction Maintenance: The 1990s pine log construction requires careful inspection for wood rot, structural settling, and ongoing weatherproofing treatments.
Timber Double Glazing Wear: Fitted with older timber double-glazed windows that may suffer from drafts, seal failure, or rot, potentially requiring complete replacement.
Tile Effect Roof Sheeting: The roof covering consists of tile effect sheeting, which should be inspected for rust, leaks, or storm damage accumulated over years of vacancy.
Forestry Management Obligations: Owning approximately 18 acres of forestry may entail specific regulatory obligations, thinning schedules, or restrictions regarding felling and maintenance.
Access Lane Maintenance: Being located at the end of a tarred laneway means buyers should investigate who is legally responsible for the upkeep and repair of this access road.
Limited Public Transport: The rural setting means public transport options are virtually non-existent, making private vehicle ownership an absolute necessity for residents.
Potential Flood or Damp Risks: Given the close proximity to Derrycassan Lough and the Woodford River, buyers should verify damp proofing and potential high-water impacts.
Wastewater Compliance Verification: The private waste treatment system must be thoroughly vetted by a professional to ensure it meets current environmental standards and local regulations.
Private Well Water Testing: The private well needs rigorous microbiological and chemical testing to guarantee a safe, reliable potable water supply for daily living.
Auction Purchase Pressure: Buying via an online auction process requires swift financial preparation, legal review, and non-refundable deposits without standard cooling-off periods.
Legal Title Due Diligence: Folio LM6376F must be carefully examined by a solicitor to confirm exact boundaries, rights of way, and absence of adverse land claims.
Isolated Emergency Response: The secluded, rural location means emergency services, fire response, and medical assistance times will be significantly longer than in urban areas.
Extensive Grounds Upkeep: Managing over 25 acres of mixed land, forestry, and water frontage requires significant ongoing physical labor and equipment investment from the owner.

Price positioning

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.

UnderpricedOverpriced

The asking price looks moderately undervalued compared with the available evidence.

The asking price appears undervalued because it encompasses a massive twenty five acre landholding featuring mature forestry and extensive lake frontage, which inherently carries substantial intrinsic land and timber asset value well beyond ordinary residential dwellings.
Valuation signals are heavily influenced by the necessity for total renovation of the neglected log cabins, disconnected electricity services, and cash buyer requirements due to non-standard construction, suppressing standard market competition.
Potential factors that could strongly support this price include successful utilization of available government grants for vacant property refurbishment and the creation of an off grid eco enterprise, whereas unforeseen structural degradation could severely undermine financial viability.
Additional relevant considerations involve the exceptionally private lakeside setting and significant recreational potential, though these niche lifestyle and commercial possibilities appeal to a very specialized pool of prospective purchasers rather than general home hunters.

Build Analysis

What we know from similar construction types

The property comprises two pine log cabins originally built in the 1990s, featuring timber double-glazed windows and tile-effect sheet roof coverings, alongside a block-built detached garage/outbuilding with timber cladding.
The listing states that the cabins have been left unused for several years, are not ready for immediate occupation, and require significant repair and modernisation, meaning a buyer should investigate structural integrity, timber decay, dampness, and roof condition.
Services are currently disconnected, with electricity needing to be reconnected and an on-site waste treatment system and private well requiring professional inspection and testing.
Planning permission, compliance, and building regulations history for the original construction of the log cabins and outbuilding should be thoroughly verified by the buyer's legal representative, particularly given the rural lakeside setting and forestry surroundings.
The property is sold as seen and note is made that it is not suitable for traditional mortgage buyers, indicating potential challenges in securing standard financing.

Retrofit Cost^*

Possible renovating / insulating expenditure

The BER rating is not provided in the listing details, but given that the pine log cabins date from the 1990s and have been vacant and unmaintained for several years, a deep retrofit and extensive renovation will likely be required.
A comprehensive upgrade including heating systems, insulation improvements, window servicing or replacement, electrical reconnection, and plumbing overhaul could easily range from EUR 50,000 to EUR 100,000 or more, though potential buyers should investigate eligibility for the SEAI Vacant Property Refurbishment Grant to help offset these costs.

Heating cost^*

Estimated expense to heat this property every year

Estimated annual heating cost: €1,500 to €2,500.
Explanation: As the property consists of unserviced log cabins requiring modernization and currently lacks an active heating system or BER rating, heating costs will depend heavily on the restoration works, insulation upgrades, and the primary fuel source chosen (such as wood or electricity) once fully renovated.

Pollution Safe

9/10

Environmental situation to investigate

The property is situated in a highly rural, elevated lakeside setting with minimal industrial activity nearby.
There are no apparent major industrial pollution sources or large-scale landfills in the immediate vicinity, though private well and septic tank systems should be tested.

Flood Safe

6/10

Water overflow reports to follow up

While the cabins themselves are positioned on an elevated site, the land spans down to the shore of Derrycassan Lough and the Woodford River, presenting a natural proximity to water bodies.
Prospective buyers should verify specific local flood risk mapping and historical water levels for lower-lying portions of the 25-acre holding.

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 Newtowngore area

TULLYNORTH, NEWTOWNGORE, LEITRIM
Sale date
19/10/2023
Declared sale price
€280,000.00
7 BEECH COURT, NEWTOWNGORE, COUNTY LEITRIM
Sale date
20/09/2022
Declared sale price
€79,000.00

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% of the purchase price (€1,700) for properties under €1,000,000.
Solicitor legal fees: Generally range from €1,500 to €3,000 plus outlay and VAT.
Land registration fees: Typically around €170 to €400 depending on the property type and registration method.
Property valuation fees: Usually between €150 and €300.
Surveyor fees: Ranging from €500 to €1,200 depending on the depth of the survey required.
Annual home insurance: Estimated between €400 and €800 per year depending on the coverage and location.

Forum Talk

What people are saying about this area

Locals in the Newtowngore and wider Leitrim region frequently discuss the scenic appeal and tourism potential of the Shannon-Erne Blueway network.
Community forums often highlight the balance between rural privacy and proximity to amenities in Ballinamore and Carrick-on-Shannon.
Discussions regarding rural properties in Leitrim often touch upon the availability of vacant property refurbishment grants for upgrading older structures.
Residents value the quiet lakeside environment, though winter weather and access roads are common topics of seasonal conversation.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas

Young Children
The property requires substantial repair and modernization, and features lakeside access without immediate safety fencing, making it less suitable for young children.
2/10
Teenagers
Teenagers might enjoy the expansive outdoor space and lake access, but the remote rural location lacks nearby entertainment and amenities.
4/10
Multi-generational Living
With two cabins on site, there is potential for multi-generational living, though significant renovation is required to make them comfortable.
5/10
Single Buyers
An adventurous single buyer with a vision could transform this off-grid property, though it requires substantial manual work and cash purchase power.
5/10
Couples
Offers a romantic, highly private lakeside retreat for couples willing to take on a significant renovation and off-grid lifestyle project.
6/10
Empty Nesters
Provides a peaceful retirement or empty-nester project, but the heavy maintenance of forestry and unready cabins should be carefully considered.
5/10
Retirees
The remote setting and need for extensive refurbishment might present physical and logistical challenges for retirees.
4/10

Work

3 areas

Remote Working
Features excellent 5G mobile data speeds, making remote working feasible once electricity is reconnected and interiors are upgraded.
8/10
Hybrid Commuting
The remote location is roughly two hours from Dublin and Belfast, making hybrid commuting highly impractical.
2/10
Retired
Well-suited for a peaceful retirement lifestyle if the buyers are prepared for rural maintenance and off-grid living.
6/10

Practical

8 areas

Outdoor areas
Spans over 25 acres of land, mature forestry, stone yard, decks, and lake frontage with a jetty.
10/10
Ageing in Place
The property requires major modernization, is unsuited for immediate occupation, and is remote from medical infrastructure.
3/10
Low Maintenance
Requires substantial repair, forestry management, and general upkeep across a large acreage and multiple cabins.
1/10
Secure Gated Entry
Positioned at the end of a private tarred lane way, offering natural seclusion and privacy.
6/10
Minimalist Design
Cabins feature simple timber construction, but require extensive refurbishment to meet modern minimalist standards.
5/10
Flexible Floor Plans
Includes a dormer-style main cabin and a smaller second cabin, offering flexible layout options for accommodation or a workspace.
6/10
Heritage Home
Built in the 1990s, these are modern pine log cabins rather than traditional heritage homes.
1/10
Ecological Setup
Exceptional potential for an off-grid, self-sufficient eco property with forestry, private well, and waste treatment system.
10/10

Interests

9 areas

Gardening
Massive potential for gardening, smallholding, and self-sufficiency across the extensive grounds and bio-diversity areas.
9/10
Walking
Fantastic walking opportunities on-site through newly laid forestry roads and access to local lakeland amenities and blueways.
9/10
Gym
No commercial gym facilities nearby, though the property offers plenty of physical work and an on-site sauna.
3/10
Cycling
Great rural roads and forestry tracks for cycling enthusiasts, though amenities require some travel.
7/10
Golf
Rural location means golf courses will require a drive to nearby larger towns.
4/10
Fishing
Exceptional fishing potential with extensive frontage onto Derrycassan Lough and a pre-existing jetty, connected to the Shannon-Erne Blueway.
10/10
Horse Riding
Ample land and private forestry tracks provide a good environment for keeping and riding horses.
7/10
Water Sports
Direct lake frontage with a jetty and connection to the Woodford River makes this ideal for boating, kayaking, and water activities.
8/10
Entertaining
Stunning scenic backdrop for hosting guests outdoors, though the current interior state requires upgrading before indoor entertaining is viable.
6/10

Lifestyle

5 areas

Quiet Living
Extremely private and peaceful setting at the end of a lane way with stunning lake and forestry views, offering ultimate quiet living.
10/10
Rural Living
Set across over 25 acres of land and forestry in rural Leitrim, providing an authentic and secluded rural lifestyle.
10/10
Village Living
Located just outside a picturesque village, but the property itself is entirely isolated rather than integrated into village life.
4/10
Coastal Living
This is a lakeside property in Irelands Lakelands, with no proximity to the coast.
1/10
Urban Living
Deeply rural location far removed from urban centers, requiring a two-hour drive to reach major cities like Dublin or Belfast.
1/10

6 areas

Community Involvement
Very secluded location, though some local community connection is possible via nearby Newtowngore village.
4/10
Café Culture
Café culture is minimal locally, with wider amenities located 10km away in Ballinamore.
2/10
Nightlife
Virtually no nightlife in the immediate vicinity due to the highly rural and private setting.
1/10
Health/Wellness groups
Limited local wellness groups directly on hand, though the property features an on-site sauna and natural tranquility.
3/10
Networking Opportunities
Extremely isolated setting offers very few local professional networking opportunities.
2/10
Tech-Hub Connectivity
Surprisingly well-supported by excellent 5G mobile data speeds despite the rural location.
7/10

Listing information

Agent: REA Donohoe Spring (Carrigallen)
Phone: 049 952 7560
Published on HouseDelve: 27 September 2026
Correction: Report an issue

Property reference: HD-432B6FHouseDelve · Republic of Ireland

Report 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.