Doonfore, Ballinfull, SligoF91E640
€100,000
1 Bed~1 Bath~37 m²~BER G
What you'll like:
- Attractive Land Holding: The property includes approximately 4.18 acres of mostly very good quality agricultural land, providing excellent space for hobby farming, gardening, or keeping animals right beside the cottage.
- Scenic Countryside Setting: Situated in beautiful North County Sligo, the property offers picturesque rural views and a peaceful atmosphere that appeals strongly to buyers seeking a quiet country retreat.
- Traditional Character: The three-roomed traditional cottage provides an authentic architectural base for a bespoke restoration project, allowing a buyer to preserve historical features while modernising the interior layout.
- Renovation Grant Potential: The vacant and potentially derelict structure may qualify for lucrative government schemes like the Vacant Property Refurbishment Grant, significantly reducing out-of-pocket modernisation costs subject to qualification.
- Energy Upgrade Grants: Future owners can potentially leverage SEAI home energy grants to improve thermal performance, helping offset the high costs associated with upgrading the current poor energy rating.
- Replacement Dwelling Potential: The site may offer potential for a replacement modern dwelling, giving buyers an alternative path if renovating the existing traditional footprint proves structurally impractical.
- Flexible Lot Options: Advertised as potentially available to be sold in one or two lots, this provides purchasing flexibility for buyers who might only want the house or just the land.
- Accessible Entry Price: With an asking price of one hundred thousand euros, the property represents an affordable entry point into the rural property market for resourceful DIY renovators.
- Stable Asking Price: Recorded price history shows the asking price has remained completely unchanged since tracking began, suggesting a firm vendor stance but also a predictable baseline for initial negotiations.
- Development Flexibility: The combination of agricultural land and a residential footprint creates diverse development angles, whether for agricultural use, horticultural projects, or potential future housing expansion.
- North Sligo Tourism Appeal: Located in a highly scenic region known for coastal beauty and outdoor amenities, the property holds strong long-term potential as a holiday home or short-term rental investment.
- Autonomous Rural Living: Owning over four acres of land alongside a detached cottage enables a self-sufficient lifestyle, including small-scale food production and renewable energy integration opportunities.
- Privacy and Space: Unlike suburban dwellings, this rural holding offers generous physical separation from neighbours, ensuring complete privacy and freedom to develop the surrounding grounds.
- Clear Folio Reference: The property is explicitly tied to Folio SL14459, giving legal professionals a clear starting point for title investigation and boundary verification during the conveyancing process.
- Direct Agent Representation: Managed by an established agency, buyers have a clear channel for requesting supplementary legal packs, planning histories, and specific lot-purchase breakdowns promptly.
- Customisation Freedom: Because the interior requires complete renovation, buyers are not paying a premium for someone else's aesthetic choices and can design every square metre from scratch.
- Compact Floor Area: The small thirty-seven square metre footprint keeps projected baseline material costs manageable compared to larger derelict farmhouses requiring massive capital outlays.
- Outdoor Storage Expansion: The generous acreage allows for the future erection of modern agricultural sheds, workshops, or outbuildings to support rural hobbies or storage needs.
- Potential Site Value: Depending on local rural housing planning guidelines, the holding could harbour long-term site value for family members or future development initiatives.
- Heritage Preservation Value: Restoring a traditional North Sligo cottage contributes to preserving local vernacular architecture, which is increasingly rare and valued in rural communities.
But keep in mind:
- Extremely Poor Energy Rating: The property carries a G energy rating, indicating severe thermal inefficiency that will require extensive insulation, window replacement, and heating installation to achieve modern living standards.
- Total Interior Dereliction: Described as needing renovation with only three rooms, the dwelling will require a gut-rehab or structural overhaul before it is habitable for any incoming occupant.
- Compact Living Space: At just thirty-seven square metres, the existing cottage is exceptionally small and will likely need a substantial extension to provide comfortable modern family accommodation.
- Grant Eligibility Uncertainty: While potentially eligible for various refurbishment grants, securing these funds involves strict criteria, timelines, and local authority approvals that carry no absolute guarantee of payout.
- Planning Permission Hurdles: Achieving permission for a replacement dwelling or significant structural extension in a rural Sligo area can be challenging due to local housing need restrictions and environmental policies.
- Unverified Structural Integrity: Buyers must investigate the stability of the stone walls, roof timbers, and foundations, as decades of neglect can hide costly structural defects requiring professional underpinning.
- Wastewater Treatment Requirements: A rural property of this type typically requires the installation of a modern septic tank or proprietary wastewater treatment system compliant with current environmental standards.
- Private Water Supply Risk: Buyers should verify whether the property connects to a public water main or relies on a private well, which may require filtration upgrades or drilling new sources.
- Agricultural Land Quality: Although described as mostly very good quality, the buyer should independently inspect the four acres to confirm drainage, soil fertility, and boundary fence conditions.
- Right-of-Way and Access Checks: Conveyancing must rigorously check legal access rights from the public road to both the cottage and the distinct agricultural land parcels to prevent future disputes.
- Folio Boundary Discrepancies: The exact mapping of Folio SL14459 needs careful cross-referencing on the ground to ensure physical boundary walls match registered Ordnance Survey registry maps.
- Uncertain Lot Division: If the property is sold in separate lots, prospective buyers bidding on just the house may face complications regarding shared access, utility corridors, or land fragmentation.
- High Renovation Inflation: Construction costs for rural renovations have risen significantly, meaning estimated building budgets can easily be exceeded during deep retrofitting and modern compliance works.
- Full-Time Project Management: Transforming a G-rated derelict cottage demands substantial time, contractor oversight, and logistical coordination, making it unsuitable for buyers without construction experience.
- Limited Immediate Occupancy: The dwelling cannot be lived in during renovation, meaning buyers must factor in ongoing rental or alternative housing costs throughout the construction period.
- Potential Local Restrictions: Sligo County Council development plans may impose strict design, height, and material guidelines on any new build or extension in this countryside zone.
- Lack of Central Infrastructure: Being located in a dispersed rural setting means reliance on vehicular transport for all daily services, shopping, schools, and medical facilities.
- Potential Septic Tank Percolation: Soil percolation tests must be carried out to ensure the land can successfully support a new wastewater treatment system without failing local environmental tests.
- Hidden Environmental Hazards: Older rural cottages may contain hazardous materials such as asbestos in old roof slates or lead in legacy plumbing, requiring careful professional removal.
- Stagnant Price Interpretation: The unchanging asking price since initial tracking could indicate a seller unwilling to negotiate flexibly, or alternatively, a reflection of low initial market interest.
Price positioning
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- The asking price of one hundred thousand euros appears reasonably valued because the traditional cottage requires extensive renovation work and carries a poor energy rating, making the low entry cost reflective of significant initial capital expenditure needed to achieve habitable standards.
- Valuation signals indicate strong underlying asset value derived from the inclusion of over four acres of good quality agricultural land and potential site opportunities, which offsets the diminutive thirty-seven square meter footprint of the existing dilapidated dwelling structure.
- Factors that could support this pricing level include high buyer interest driven by potential eligibility for lucrative government refurbishment grants, whereas factors undermining the valuation involve unpredictable construction inflation and the complex logistics of managing a remote rural building project.
- Additional relevant market dynamics include the historical stability of the asking price since tracking began, suggesting a firm vendor stance that anticipates competitive bidding from purchasers seeking a countryside lifestyle project with land and expansion potential.
Build Analysis
What we know from similar construction types
- The property is a three-roomed traditional cottage spanning approximately 37 square metres and is in a state of dereliction or severe disrepair, requiring a complete renovation.
- A buyer should investigate the structural integrity of the existing walls, roof, and foundations, as traditional cottages often suffer from damp, lack of proper damp-proof courses, and deteriorating timber elements.
- Given the land holding of over 4 acres and mentions of residential site potential or replacement dwelling possibilities, a buyer should verify planning policy constraints and local housing need requirements with the local planning authority.
- Investigate the status and capacity of essential services such as water, electricity, and wastewater treatment, which may be outdated or absent.
- Verify the exact boundaries and title details associated with the folio lands, particularly if considering purchasing in separate lots.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a BER rating of G, indicating the lowest level of energy efficiency and requiring a comprehensive deep retrofit.
- A full deep retrofit and major refurbishment for a small property of 37 square metres typically ranges from €50,000 to €80,000 or more, depending on structural interventions, insulation, window replacements, and heating system installations.
- Costs could be partially offset by available state supports such as the Vacant Property Refurbishment Grant, Derelict Property Grant, and SEAI grants, subject to meeting all eligibility criteria.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 1,500 to 2,200 euro.
- Explanation: Given the very poor G energy rating and small 37 m² floor area of the traditional cottage, heating efficiency is likely very low until major retrofitting and insulation upgrades are completed.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a rural countryside setting in North Co. Sligo, appearing well away from major industrial plants, heavy manufacturing, or large waste incinerators.
- There are no prominent local reports of legacy industrial pollution or active landfill concerns in the immediate Doonfore or Ballinfull vicinity, though buyers should verify local agricultural runoff factors.
Flood Safe
8/10Water overflow reports to follow up
- The rural setting enjoys an elevated position relative to major river networks, though coastal proximity in North Sligo means local surface water drainage should be verified during heavy rainfall events.
- There are no specific historical flood alerts widely documented for this exact rural land parcel, but prospective buyers are advised to check local drainage maps and flood risk indicators.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estateExtra effort was used to find nearby sales here
DOONFORE 2, BALLINFULL, SLIGO
- Sale date
- Declared sale price
- €350,000.00
Recent sales in the wider Ballinfull area
BALLYMULDERRY, BALLINFULL, SLIGO
- Sale date
- Declared sale price
- €490,000.00
SHORNCLIFF, BALLINFULL, SLIGO
- Sale date
- Declared sale price
- €635,000.00
LISLARY, BALLINFULL, SLIGO
- Sale date
- Declared sale price
- €370,000.00
LISSADELL, BALLINFULL P.O, BALLINFULL
- Sale date
- Declared sale price
- €150,000.00
SILVERHILL, BALLINFULL, CO. SLIGO
- Sale date
- Declared sale price
- €100,000.00
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: €1,000 — 1% of €100,000.
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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: approximately 1,500 to 3,000 euro plus VAT and outlays.
- Land registration fees: approximately 400 to 800 euro depending on the complexity of the folio mapping.
- Property valuation fees: approximately 150 to 300 euro required by mortgage lenders.
- Surveyor fees: approximately 500 to 1,000 euro to assess the condition of the traditional cottage needing renovation.
- Annual home insurance: approximately 400 to 800 euro depending on the rebuild cost and vacant property coverage.
Forum Talk
What people are saying about this area
- Locals in North County Sligo frequently discuss the scenic beauty and quiet rural lifestyle around Ballinfull and Doonfore.
- Community forums often highlight the increasing popularity of traditional cottage restorations and the availability of vacant property refurbishment grants in rural areas.
- Residents note that proximity to coastal amenities and rugged landscapes makes North Sligo attractive for holiday homes or permanent rural living.
- Discussions regarding rural properties in Sligo often emphasize the importance of verifying water, electricity, and sewage connection standards during renovations.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children2/10
The property is a very small one-bedroom traditional cottage requiring major refurbishment and has only 37 square meters of floor area, making it completely unsuitable for young children without significant and costly extension work.
- Teenagers1/10
With just one bedroom and 37 square meters of living space, there is zero privacy or capacity for teenagers.
- Multi-generational Living1/10
The tiny floor area and single bedroom layout make multi-generational living impossible without a complete rebuild or major expansion.
- Single Buyers6/10
The €100,000 asking price and rural Sligo setting offer an affordable project for a single buyer willing to take on a renovation challenge.
- Couples4/10
While the low price is appealing, the 37 square meter size and heavy renovation burden mean couples would need to live through significant construction works.
- Empty Nesters5/10
Suitable for empty nesters looking for a rural downsizing project, provided they have the budget and appetite to renovate a traditional cottage.
- Retirees4/10
The rural Sligo location is peaceful, but the poor BER rating of G and the extensive renovation required present substantial physical and financial hurdles for retirees.
Work
3 areas- Remote Working5/10
While working from a quiet rural retreat is appealing, buyers should verify the availability and speed of broadband connectivity in this part of Sligo.
- Hybrid Commuting2/10
The remote location in North County Sligo is impractical for regular hybrid commuting to major employment cities.
- Retired8/10
An ideal setup for retirees seeking a countryside project and a slower pace of life, assuming they are prepared for property management.
Practical
8 areas- Ageing in Place3/10
The current structure requires complete modernization and is not suited for ageing in place without extensive adaptation and layout reconfiguration.
- Low Maintenance1/10
A derelict or semi-derelict traditional cottage paired with over four acres of land requires ongoing and substantial maintenance.
- Secure Gated Entry3/10
The property features an open rural setting rather than a secure gated entry system.
- Minimalist Design5/10
The small three-room floor plan is inherently minimalist by scale, though structurally primitive.
- Flexible Floor Plans2/10
At only 37 square meters, the layout offers very little flexibility without major structural intervention.
- Heritage Home9/10
The traditional cottage style offers genuine heritage character for buyers interested in historic rural architecture.
- Ecological Setup7/10
The large plot of land and rural orientation provide a blank canvas for sustainable living and eco-friendly upgrades, supported by potential SEAI grants.
- Outdoor areas10/10
Features 4.18 acres of mostly very good quality agricultural land, offering immense outdoor potential.
Interests
9 areas- Golf4/10
Golf enthusiasts will need to travel some distance to reach the nearest courses in County Sligo.
- Gardening9/10
With 4.18 acres of mostly very good quality agricultural land, there is immense scope for gardening and landscaping projects.
- Walking8/10
The scenic North Sligo countryside provides wonderful rural walking routes right on the doorstep.
- Gym1/10
There are no commercial gym facilities nearby, requiring a drive into larger towns.
- Cycling7/10
Quiet rural roads offer pleasant cycling conditions, though regional infrastructure is limited.
- Fishing7/10
North Sligo offers good access to regional angling opportunities, both river and sea, though specific proximity should be checked.
- Horse Riding8/10
The inclusion of over four acres of land and the rural environment make this potentially suitable for keeping a horse or equestrian pursuits.
- Water Sports5/10
Sligo is famous for water sports and surfing, but travel to coastal hubs will be necessary.
- Entertaining2/10
The 37 square meter one-bedroom cottage is severely space-constrained, making indoor entertaining impractical until significantly expanded.
Lifestyle
5 areas- Quiet Living10/10
Located in beautiful North County Sligo with rural surroundings, offering exceptional peace and quiet.
- Rural Living10/10
A quintessential rural setting featuring a traditional cottage accompanied by over four acres of agricultural land.
- Village Living4/10
The property is situated in the countryside rather than directly within a village community, requiring travel for daily amenities.
- Coastal Living5/10
North County Sligo is known for its coastal proximity, though the specific inland distance to the sea should be verified by the buyer.
- Urban Living1/10
This is a remote rural location far removed from urban centers and city conveniences.
Social
6 areas- Community Involvement6/10
Rural Sligo communities are typically tight-knit, offering local engagement opportunities through nearby parishes and village associations.
- Café Culture2/10
Café culture is non-existent directly around the property, requiring trips to local towns or villages.
- Nightlife1/10
There is no local nightlife to speak of, maintaining a strictly rural character.
- Health/Wellness groups3/10
Structured wellness groups or pilates and stretching classes would require travel to nearby population centers.
- Networking Opportunities1/10
Professional networking opportunities are virtually absent in this rural location.
- Tech-Hub Connectivity1/10
The property is located far from any designated tech hubs or business parks.
Listing information
- Agent
- Property Partners Mulholland
- Phone
- 071 914 2845
- Current status
- active
- Published on HouseDelve
- 21 October 2026
- Correction
- Report an issue
HD-CEB090HouseDelve · 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.