Drominboy, Lisnagry, LimerickV94X4X0
€150,000
BER G
What you'll like:
- Generous One Acre Site: The property includes an expansive one-acre plot, providing ample outdoor space for gardens, extensions, or landscaping projects to suit the buyer's lifestyle.
- Traditional Cottage Character: The dwelling retains authentic period charm and character features, offering a unique aesthetic foundation for a sympathetic restoration project.
- Detached Three Bedroom Layout: The accommodation provides a functional three-bedroom footprint extending to approximately 77 square metres, ideal for a compact family home.
- Traditional Outbuildings Included: A range of existing stone or traditional outbuildings provides practical storage space and exciting potential for future conversion uses.
- Sought-After Rural Setting: Situated in a highly desirable countryside location near Lisnagry, combining peaceful rural living with strong long-term property desirability.
- Close To Limerick City: The location remains exceptionally convenient to the eastern suburbs of Limerick City, ensuring effortless daily commuting for work and leisure.
- Proximity To University: Being positioned within easy reach of the University of Limerick makes this holding highly attractive for staff, academics, or rental investment.
- Accessible Local Amenities: The property sits just a short distance from Lisnagry and Castleconnell villages, offering convenient access to local shops, schools, and community facilities.
- Renovation Potential: Buyers have a blank canvas to completely modernise, upgrade, and stamp their own personal specification and design choices throughout the entire residence.
- Affordable Entry Price: With an asking price of €150,000, this holding represents an accessible entry point into the rural property market for hands-on renovators.
- Strong Value Creation: Comprehensive upgrades and modern insulation improvements could significantly enhance the overall market value of the property upon completion.
- Spacious Yard Areas: Dedicated external yard spaces accommodate building materials, contractor parking, and machinery storage during the extensive renovation works phase.
- Commuter Friendly Location: Excellent regional road connectivity ensures straightforward access to major employment hubs, technology parks, and educational institutions around Annacotty.
- Expansion Possibilities: The large surrounding plot provides sufficient physical space to extend the existing footprint subject to obtaining the necessary planning permissions.
- Countryside Views: The appealing rural setting offers pleasant views and a tranquil environment away from heavy urban congestion while remaining close to conveniences.
- Private Independent Setting: Enjoy the privacy of a standalone detached rural property without the immediate restrictions or management fees associated with suburban housing estates.
- Local Agency Representation: The property is handled by an established local auctioneer familiar with the specific regional market dynamics and rural titles.
- Investment Upsprint Opportunity: Suitable for builders, developers, or owner-occupiers seeking a rewarding project to generate substantial equity through sweat and capital investment.
- Historic Charm Preservation: Elements of the original cottage can be retained to blend rustic heritage styling with contemporary open-plan living arrangements.
- Flexible Accommodation Use: The interior layout can be completely reconfigured during the renovation process to optimise natural light and modern family living requirements.
But keep in mind:
- Extensive Modernisation Required: The residence requires complete modernisation and upgrading throughout, meaning substantial capital expenditure is mandatory before it becomes habitable.
- Lowest BER Rating G: The property carries a G energy rating, indicating severe thermal inefficiency that will necessitate comprehensive insulation and heating overhauls.
- Substantial Renovation Budget: Buyers must budget significantly beyond the purchase price to cover the extensive construction, wiring, plumbing, and structural remediation costs.
- Uncertain Structural Integrity: Due to the traditional age and vacant nature of the cottage, buyers should verify structural soundness and check for rising damp.
- Potential Septic Tank Works: Buyers must investigate the condition and regulatory compliance of any existing wastewater treatment or septic tank facilities on site.
- Private Well Water Verification: The buyer needs to verify the presence, quality, and functional condition of any private water supply serving the dwelling.
- Planning Permission Complexities: Extending or altering a traditional rural cottage may face stringent local planning guidelines and restrictions imposed by the local authority.
- No Bathrooms Detailed: The listing does not specify current bathroom facilities, suggesting plumbing infrastructure may be entirely absent or severely outdated.
- Outbuilding Condition Unknown: Traditional outbuildings may require costly roof repairs, repointing, or structural stabilization before they can be safely utilised for storage.
- Boundary Verification Needed: The buyer's legal representative must carefully verify the exact legal boundaries and title maps associated with the one-acre plot.
- Access And Right Of Way: Buyers should confirm that all access roads and entrance gateways enjoy clear legal rights of way without third-party encumbrances.
- Heating System Replacement: The dwelling likely lacks a modern central heating system, requiring the installation of a completely new boiler and radiator network.
- Electrical Rewiring Mandatory: Older traditional cottages typically feature obsolete electrical wiring that must be entirely replaced to meet current safety standards.
- Window And Door Replacements: Existing windows and exterior doors are likely single-glazed or deteriorated, necessitating full replacement to improve thermal performance.
- Potential Roof Remediation: The roof structure and coverings should be professionally inspected to determine if re-slating or timber replacement is necessary.
- Overgrown Site Clearance: The one-acre grounds and yard areas may require heavy clearance work to remove overgrown vegetation, debris, and old farm waste.
- Financing Construction Mortgages: Securing a standard mortgage on a G-rated derelict property can be challenging, often requiring specialised renovation or staged-payment loan products.
- Temporary Accommodation Costs: Buyers undertaking a major project may need to rent elsewhere during the works period, adding further to the overall project cost.
- Local Development Restrictions: Rural housing policies in the county may restrict certain types of large-scale structural additions or commercial usage on the land.
- Unknown Asbestos Presence: Older building materials used in traditional cottages may contain asbestos, requiring professional testing and safe removal prior to remodeling.
Price positioning
?
Not enough reliable market evidence is available to position this asking price.
Build Analysis
What we know from similar construction types
- The property is a traditional detached 3-bedroom cottage extending to approximately 77 sq.m. standing on a generous site of about 1 acre.
- It features a range of traditional outbuildings offering useful storage and potential for further uses, subject to necessary permissions.
- The listing states that the property requires comprehensive modernisation and upgrading throughout, indicating that potential buyers should investigate the structural integrity, dampness, roof condition, and electrical and plumbing systems.
- Given the traditional nature of the cottage, a structural survey is strongly advised to assess the extent of renovation required and any potential compliance issues regarding past extensions or alterations.
Retrofit Cost*
Possible renovating / insulating expenditure
- The BER rating is G, indicating poor energy efficiency and high heat loss, which necessitates a comprehensive deep retrofit to achieve modern standards.
- A deep retrofit for a 77 sq.m. cottage typically includes external wall insulation, upgraded windows and doors, roof insulation, installation of a heat pump or modern heating system, and airtightness improvements.
- Estimated deep retrofit costs for a property of this size with a G rating generally range from EUR 45,000 to EUR 65,000 or more, depending on the materials used, grant availability (such as SEAI grants), and the baseline condition of the structure.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €2,500 to €3,500.
- Explanation: Given the poor G energy rating and the need for significant modernisation, the property likely suffers from high heat loss and inefficient thermal performance, leading to elevated heating demands.
Pollution Safe
8/10Environmental situation to investigate
- The property is located in a rural countryside setting away from major heavy industrial zones, reducing the likelihood of immediate industrial pollution concerns.
- Buyers should independently verify local agricultural runoff factors or proximity to any legacy farm waste storage as part of standard pre-purchase investigations.
Flood Safe
7/10Water 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 Lisnagry area
ROSS BEARA, BALLINACOURTY, LISNAGRY
- Sale date
- Declared sale price
- €450,000.00
MONADREEN, CAHERLINE, LISNAGRY
- Sale date
- Declared sale price
- €783,000.00
KNOCKSENTRY, LISNAGRY, LIMERICK
- Sale date
- Declared sale price
- €439,000.00
EIBHEAR COTTAGE, GARRAUNYKEE, LISNAGRY
- Sale date
- Declared sale price
- €1,300,000.00
RIVERS, LISNAGRY, LIMERICK
- Sale date
- Declared sale price
- €390,000.00
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, amounting to €1,500.
- Solicitor legal fees: roughly €1,500 to €3,000 excluding outlay and VAT.
- Land registration fees: approximately €130 to €700 depending on the application type.
- Property valuation fees: around €150 to €300.
- Surveyor fees: approximately €500 to €1,000.
- Annual home insurance: roughly €400 to €800 depending on coverage and the condition of the property.
Forum Talk
What people are saying about this area
- Locals in the Lisnagry and Castleconnell areas frequently discuss the charm and desirability of rural living while remaining within easy commuting distance of Limerick City and the University of Limerick.
- Community forums often highlight the strong demand for detached fixer-upper properties on generous sites, as such opportunities are increasingly scarce in the east Limerick commuter belt.
- Residents frequently note ongoing local appreciation for improvements in regional road infrastructure connecting Annacotty, Lisnagry, and the wider eastern suburbs.
- Discussions around the area often mention the convenience of local amenities while maintaining a peaceful countryside atmosphere.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The generous 1-acre site provides fantastic outdoor space for young children to play safely in a countryside environment, though buyers should verify the safety of any existing outbuildings.
- Teenagers5/10
The rural location offers plenty of space, but the distance from urban amenities and public transport means teenagers may rely heavily on parents for transport.
- Multi-generational Living4/10
At approximately 77 sq.m., the current cottage layout is relatively compact for multiple generations, though the outbuildings and 1-acre site offer significant potential for extension subject to planning.
- Single Buyers5/10
An affordable entry point at €150,000, but single buyers should budget carefully for the extensive modernization and upgrading required throughout.
- Couples7/10
A wonderful project for couples looking to put their own stamp on a traditional 3-bedroom cottage while enjoying a peaceful rural lifestyle close to Limerick City.
- Empty Nesters6/10
Provides a manageable single-level footprint of 77 sq.m. with beautiful rural surroundings, though the heavy maintenance required for a G-rated property and large grounds should be considered.
- Retirees5/10
While the countryside setting is appealing for retirement, the property requires substantial renovation to ensure modern comfort and accessibility standards.
Work
3 areas- Remote Working6/10
Provides a quiet rural environment well-suited for a home office, though buyers should verify the availability and speed of local broadband infrastructure.
- Hybrid Commuting7/10
Offers convenient access to Limerick City, the University of Limerick, and major employment hubs in the eastern suburbs while maintaining a countryside home.
- Retired7/10
An ideal setup for retirees looking for a peaceful rural home with scope for personalization, provided they are prepared for property upkeep.
Practical
8 areas- Ageing in Place4/10
The single-level cottage layout is a positive for mobility, but the extensive renovation required and rural isolation present challenges for ageing in place without significant adaptation.
- Low Maintenance2/10
The property requires modernization and upgrading throughout, carries a G BER rating, and includes traditional outbuildings and a 1-acre site that demand ongoing maintenance.
- Secure Gated Entry3/10
The listing does not mention an existing secure gated entry, so buyers should budget to install perimeter security if desired.
- Minimalist Design3/10
The dwelling is a traditional 3-bedroom cottage with historic character rather than a sleek, minimalist contemporary build.
- Flexible Floor Plans5/10
The 77 sq.m. floor area offers a compact layout, but the required renovation provides an ideal blank canvas to reconfigure spaces to personal needs.
- Heritage Home8/10
Retains traditional cottage character with older outbuildings, offering wonderful historic charm for enthusiasts of older rural architecture.
- Ecological Setup3/10
With a G BER rating and older structures, the property currently lacks modern eco-friendly features, though the 1-acre site provides ample room for green energy retrofits.
- Outdoor areas9/10
Features a generous site of approximately 1 acre with yard areas, traditional outbuildings, and ample surrounding space.
Interests
9 areas- Gardening9/10
The expansive site of approximately 1 acre provides a blank canvas for keen gardeners to create extensive lawns, vegetable plots, or landscaped gardens.
- Walking8/10
The rural surroundings offer lovely local country roads and proximity to scenic areas along the River Shannon region for walking enthusiasts.
- Gym3/10
Dedicated gym facilities will require travel into nearby suburban areas like Annacotty or Limerick City.
- Cycling7/10
Quiet local country roads provide pleasant cycling routes, though the lack of dedicated cycle lanes on all nearby connector routes should be noted.
- Golf6/10
Reasonable proximity to regional golf courses in the greater Limerick area, such as Castletroy Golf Club.
- Fishing8/10
The property's location near Castleconnell puts it close to the renowned angling waters of the River Shannon.
- Horse Riding7/10
The 1-acre site and rural context offer potential for equestrian pursuits, subject to adding suitable paddock or stable facilities.
- Water Sports4/10
Proximity to the River Shannon offers some recreational water opportunities, though major water sports centers require further travel.
- Entertaining6/10
Generous outdoor yard and garden spaces offer great potential for summer entertaining once the interior and exterior areas are upgraded.
Lifestyle
5 areas- Quiet Living9/10
Situated in a scenic rural setting in Drominboy, Lisnagry, offering a peaceful countryside atmosphere away from heavy urban noise.
- Rural Living10/10
Occupies a 1-acre site with traditional outbuildings, surrounded by an appealing countryside landscape near Lisnagry and Castleconnell.
- Village Living7/10
Conveniently located just a short distance from the local amenities of Lisnagry and Castleconnell villages.
- Coastal Living1/10
The property is located inland in County Limerick with no proximity to the coast.
- Urban Living4/10
While close to the eastern suburbs of Limerick City and the University of Limerick, the immediate setting is strictly rural.
Social
6 areas- Community Involvement7/10
Proximity to active local communities in Lisnagry and Castleconnell encourages participation in local clubs and events.
- Café Culture5/10
Local village amenities provide basic options, but a wider variety of cafes requires traveling towards Annacotty or Limerick City.
- Nightlife3/10
The immediate rural location is very quiet, meaning residents must travel into Limerick City for extensive nightlife.
- Health/Wellness groups5/10
Access to health and wellness groups like pilates & stretching will typically require heading towards nearby suburban centers or the university.
- Networking Opportunities4/10
Professional networking is limited locally, though proximity to the University of Limerick and the eastern suburbs helps bridge this gap.
- Tech-Hub Connectivity5/10
Reasonably close to major employment and educational tech nodes in Limerick, but dependent on private transport and local connection speeds.
Listing information
- Agent
- REA John Lee
- Phone
- 061 378 121
- Published on HouseDelve
- 6 September 2026
- Correction
- Report an issue
HD-B3F24CHouseDelve · 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.