Drumboher, Cloone, Leitrim
€160,000
What you'll like:
- Substantial acreage size: Spanning approximately 22 acres, this holding offers a substantial land parcel that can significantly scale an existing enterprise or provide a viable standalone start for a young farmer.
- Compact single block: The land is held in one unified block, which eliminates logistical friction and minimizes cattle movement times between disconnected parcels during daily operations.
- Direct road access: Featuring frontage directly onto a public road, the property ensures seamless entry for heavy agricultural machinery, livestock trailers, and fertilizer delivery trucks without relying on rights-of-way.
- Well proportioned paddocks: The land is laid out in large fields that facilitate efficient modern farming practices, accommodating wide implements and reducing turning times during silage harvesting.
- Productive agricultural quality: Described as good-quality ground, the soil offers strong baseline productivity with significant scope for yield improvements through targeted reseeding and intensive grass management.
- Versatile land use: The holding is exceptionally well suited for multi-purpose farming, easily transitioning between intensive grazing rotations, heavy meadow cuts, and high-volume silage production.
- Sensible topography: The land gently slopes from the southern end to the northern end, promoting natural surface drainage while remaining entirely manageable for tractor operations and livestock movement.
- Strong local farming district: Situated within a recognized agricultural community, the lands benefit from regional farming traditions and potential local contractor availability for seasonal field works.
- Proximity to Cloone: Located just 3.3km from Cloone, the property allows for rapid transit to local agricultural supplies, community amenities, and veterinary services with minimal fuel overhead.
- Accessible to Mohill: Positioned only 6.5km from Mohill, buyers gain convenient access to a larger hub offering robust commercial services, livestock mart connections, and machinery dealerships.
- Within reach of Fenagh: Being just 9km from Fenagh places the holding close to additional regional routes, enhancing overall connectivity for transporting livestock to distant fairs or processing plants.
- Proximity to Ballinamore: At 14km from Ballinamore, the land benefits from proximity to a substantial local town that supports broader trade, hardware procurement, and agricultural contracting networks.
- Close to Carrigallen: A distance of 16km to Carrigallen provides another nearby commercial node, ensuring multiple options for sourcing farm inputs and engaging with regional agricultural communities.
- Adjoins existing farmyard: The southern boundary adjoins the farmyards associated with Lot 1, which may present future operational synergies or potential expansion discussions if acquired together.
- Manageable financial entry: With an asking price of 160000 euros, the holding represents an approachable capital outlay for buyers seeking land acquisition without excessive commercial debt exposure.
- Stable asking price: The recorded asking price has remained unchanged at 160000 euros since tracking began, suggesting a firm vendor position and predictable valuation baseline for interested purchasers.
- Established local agency: Handled by REA Brady, a well-known regional firm, buyers can expect professional communication and established local knowledge regarding title and land boundaries.
- Direct water availability: Water is accessible at the public road, providing a foundational utility point that can be tapped to service livestock drinking troughs across the lower acreage.
- Clear development potential: The compact nature and road frontage provide strong structural utility, making it an appealing asset for generational wealth building or land-based asset diversification.
- Immediate operational readiness: Because the land is currently structured for practical farming use, a new owner can turn livestock out or commence silage operations almost immediately upon closing.
But keep in mind:
- Missing BER rating: The listing provides no Building Energy Rating details, though buyers should verify whether any agricultural outbuildings or structures on the land legally require certification.
- Undeclared bedroom count: The property details omit bedroom and bathroom counts, reminding buyers that this offering consists entirely of bare agricultural land rather than a residential dwelling.
- Undefined floor area: The absence of a standard floor area metric requires purchasers to rely strictly on the stated 22-acre land measurement for valuation and per-acre pricing analysis.
- Unknown property type: The listing leaves the property type unspecified, meaning buyers must independently confirm exact folio boundaries and agricultural zoning classifications with their legal counsel.
- Unverified water infrastructure: While water is noted at the public road, buyers must investigate the cost and logistics of piping mains water across the entire 22-acre layout for permanent trough systems.
- Potential drainage requirements: Although the land is described as good quality, the gentle slope from south to north requires careful inspection during wet winter months to check for hidden holding water or rush growth.
- Fencing condition unknowns: The listing does not detail the state of internal boundaries or perimeter stock-proof fencing, meaning a buyer may need to budget significantly for new wire and posts.
- Agricultural access dependencies: Buyers should verify if any internal gates or shared access points exist along boundaries, particularly regarding how the land interacts with the adjoining Lot 1 farmyards.
- Lack of structural cover: There is no mention of a slatted shed, silage pit, or machinery shed on the acreage, meaning livestock handling and fodder storage must be arranged off-site or built from scratch.
- Soil testing necessity: Prospective purchasers should commission independent soil tests to verify fertility levels, pH balance, and nutrient indexes before finalizing any purchase agreements.
- Right-of-way due diligence: Legal representatives must thoroughly inspect the folio maps to confirm there are no unregistered third-party rights-of-way or utility easements crossing the 22 acres.
- Land fragmentation risks: Even though held in one block, prospective buyers must check for any awkward field shapes or narrow bottlenecks that could hinder the turning radius of modern agricultural machinery.
- Price per acre analysis: At 160000 euros for approximately 22 acres, the per-acre cost sits around 7272 euros, requiring buyers to compare this against prevailing Leitrim land market values to ensure fair pricing.
- Absence of recent price drops: The asking price has remained static at 160000 euros without reductions, indicating limited vendor motivation to negotiate aggressively in the near term.
- Reliance on roadside water: If mains water is restricted to the road boundary, gravity or pump systems must be designed, which adds ongoing operational costs and capital investment requirements.
- Winter grazing limitations: Leitrim soils can be heavy during prolonged wet spells, and buyers must assess whether the land suffers from poaching risks that necessitate early housing of cattle.
- Lot dependency factors: Because these lands adjoin the farmyards of Lot 1, buyers must clarify how the separation affects access, utilities, and future operational independence if bought separately.
- Future planning restrictions: Agricultural zoning in rural Leitrim is tightly controlled, meaning obtaining planning permission for an independent farm dwelling on these lands may face significant regulatory hurdles.
- Maintenance of road frontage: Direct access onto a public road brings responsibilities for maintaining boundary hedges and managing safe vehicular sightlines during high-growth summer months.
- Comprehensive legal mapping: Due diligence must ensure that physical boundary fences precisely match the official Land Registry folio maps to prevent future boundary disputes with neighboring landowners.
Price positioning
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- The asking price of €160,000 for twenty-two acres appears slightly elevated relative to regional agricultural land values, reflecting an ambitious per-acre expectation for good-quality pasture in this specific district without an established residential dwelling.
- Valuation signals show tension between the strong working layout with road frontage and the lack of a modern farmyard or dwelling, suggesting the pricing banks heavily on high demand for local land consolidation.
- Support for this price level relies on active local farming enterprises seeking expansion, while potential overvaluation risks could undermine it if prospective buyers calculate that the return on agricultural output alone fails to justify the capital outlay.
- The stable asking-price history indicates firm vendor resolve, suggesting limited immediate negotiation room unless prolonged time on the market forces a strategic downward revision to attract cautious buyers.
Build Analysis
What we know from similar construction types
- The listing details indicate that this property consists of agricultural land rather than a residential dwelling, so standard home build and retrofit considerations do not apply.
- A prospective buyer should investigate land title boundaries, right-of-way access, and planning regulations concerning agricultural developments.
- Verify the availability and capacity of utility services such as water and electricity along the public road frontage.
Heating cost*
Estimated expense to heat this property every year
- Annual heating cost: 0 euro.
- Explanation: The property consists of agricultural land only with no residential or commercial structures requiring heating.
Pollution Safe
9/10Environmental situation to investigate
- The land is located in a predominantly rural agricultural setting, appearing well removed from major heavy industrial sites, incinerators, or modern commercial landfills.
- Any historical land use in this rural district is overwhelmingly agricultural, though buyers should verify local records for any legacy farm waste management practices.
Flood Safe
7/10Water overflow reports to follow up
- The property features a gentle slope from the southern to the northern end, which generally aids surface water run-off.
- As parts of Leitrim can feature low-lying river corridors or heavy soils prone to seasonal waterlogging, buyers should investigate localized drainage and flood history for specific lower-lying paddocks.
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 Cloone area
CLOONE ROAD, CLOONE, CO LEITRIM
- Sale date
- Declared sale price
- €95,000.00
PAT'S COTTAGE, DRUMHALLA, CLOONE
- Sale date
- Declared sale price
- €265,000.00
SUNNAGH BEG, CLOONE, LEITRIM
- Sale date
- Declared sale price
- €380,000.00
LISGILLOCK, CLOONE, CO.LEITRIM
- Sale date
- Declared sale price
- €306,000.00
GORTNARAGH, CLOONE, LEITRIM
- Sale date
- Declared sale price
- €140,000.00
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: €1,600 — 1% of €160,000.
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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 euro to 3,500 euro plus VAT.
- Land registration fees: approximately 400 euro to 800 euro depending on the property value.
- Property valuation fees: approximately 150 euro to 300 euro.
- Surveyor fees: approximately 500 euro to 1,200 euro depending on the scope of the inspection.
- Annual home insurance: Not applicable as this is a land holding with no residential dwelling.
Forum Talk
What people are saying about this area
- Locals in the Cloone and Mohill districts frequently discuss the strong agricultural tradition and demand for good-quality land in County Leitrim.
- Community discussions often highlight the importance of accessibility and road frontage for parcels of agricultural land in rural areas.
- Farming forums in the region note that well-proportioned paddocks with water access at the road are highly sought after by local enterprises.
- Residents in nearby areas like Ballinamore and Fenagh regularly share updates regarding local agricultural markets and land leasing trends.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children2/10
This property consists of 22 acres of agricultural land without a residential dwelling, making it entirely unsuitable for families with young children to live in.
- Teenagers2/10
As there is no house on the land, teenagers cannot reside here.
- Multi-generational Living2/10
The holding comprises bare agricultural land rather than a habitable residential structure.
- Single Buyers3/10
Single buyers looking to acquire agricultural land for farming or investment will find this appealing, though it is not a residential home.
- Couples3/10
Couples seeking a residential property will need to look elsewhere, as this listing is strictly agricultural land.
- Empty Nesters2/10
There is no dwelling suitable for empty nesters seeking to downsize into a home.
- Retirees2/10
The property lacks a residential home, making it unsuited for retirees looking for accommodation.
Work
3 areas- Remote Working1/10
There is no residential building with broadband infrastructure for remote working.
- Hybrid Commuting1/10
The property does not include a dwelling from which to commute.
- Retired3/10
Retired farmers may find the manageable acreage of interest, but it does not provide a place to live.
Practical
8 areas- Ageing in Place1/10
The absence of a home makes ageing in place impossible without building a residence, subject to planning permission.
- Low Maintenance6/10
Agricultural land requires ongoing management such as grass growth and boundary maintenance, though the layout in large paddocks helps.
- Secure Gated Entry4/10
The property has direct frontage and access onto a public road, but buyers should verify existing boundary fencing and gates.
- Minimalist Design1/10
The property is raw land rather than architectural design.
- Flexible Floor Plans1/10
There are no buildings or floor plans included in the asking price of €160,000.
- Heritage Home1/10
This is a parcel of agricultural land, not a heritage home.
- Ecological Setup7/10
The 22 acres of good-quality agricultural land provide natural green space and potential for environmentally friendly farming practices.
- Outdoor areas10/10
The holding consists entirely of approximately 22 acres of attractive, well-proportioned agricultural land laid out in large paddocks with road frontage.
Interests
9 areas- Gardening5/10
While not a domestic garden, the 22 acres offer extensive green space, though it is zoned and managed as agricultural land.
- Walking6/10
The large block of land provides ample space for walking across paddocks, and the surrounding quiet rural roads offer additional routes.
- Gym1/10
There are no indoor gym facilities on the land.
- Cycling6/10
The rural roads surrounding the property offer routes for cycling enthusiasts.
- Golf3/10
There is no direct golf course on-site, and buyers should verify the distance to the nearest golf clubs in the wider Leitrim area.
- Fishing5/10
County Leitrim is known for its lakes and waterways, though buyers should investigate specific local fishing access near Cloone.
- Horse Riding8/10
The 22 acres of manageable paddocks and direct road frontage could potentially be well suited for equestrian use.
- Water Sports2/10
The property is landlocked agricultural acreage with no direct water sports facilities.
- Entertaining2/10
As there is no residential dwelling or indoor entertainment space, entertaining is limited to outdoor agricultural settings.
Lifestyle
5 areas- Quiet Living8/10
Located in a rural district in County Leitrim, the land offers a very quiet and peaceful environment.
- Rural Living10/10
This is a 22-acre parcel of good-quality agricultural land situated in a strong farming district, ideal for rural pursuits.
- Village Living5/10
The property is located 3.3km from Cloone, offering proximity to a small village while maintaining a rural setting.
- Coastal Living1/10
The property is located inland in County Leitrim and has no proximity to the coast.
- Urban Living1/10
The setting is strictly rural and agricultural, far removed from urban centers.
Social
6 areas- Community Involvement4/10
Agricultural holdings offer connections to the local farming community, though there is no residential focal point.
- Café Culture2/10
The rural location means café culture is restricted to nearby towns like Cloone and Mohill.
- Nightlife1/10
There is no nightlife associated with this agricultural land parcel.
- Health/Wellness groups2/10
Local wellness groups would need to be accessed in nearby larger towns.
- Networking Opportunities3/10
Networking is primarily limited to local agricultural and farming circles.
- Tech-Hub Connectivity1/10
No tech infrastructure exists on the land.
Listing information
- Agent
- REA Brady
- Phone
- 071 962 2444
- Current status
- active
- Published on HouseDelve
- 29 October 2026
- Correction
- Report an issue
HD-15E34FHouseDelve · 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.