Drumboher, Cloone, LeitrimN41W301
€280,000
What you'll like:
- Substantial agricultural holding: Spanning approximately 36 acres in a single compact block, this farm provides an efficient layout that reduces travel times and simplifies daily livestock management for a buyer.
- Productive grassland quality: The land is described as highly productive and well-maintained, offering immediate grazing potential capable of supporting a viable and intensive livestock enterprise right from day one.
- Well-managed paddock layout: The holding is divided into easily managed paddocks served by a piped water supply, which facilitates rotational grazing and optimizes pasture utilization for the incoming farm owner.
- Internal farm roadway: A comprehensive internal roadway extends through the property to provide convenient access to nearly all paddocks, significantly easing the movement of heavy machinery and livestock.
- Modern livestock facilities: The property features a substantial four-bay double-slatted cattle shed constructed with deep tanks, reducing the need for immediate capital expenditure on essential housing infrastructure.
- Reinforced silage pit: A sturdy concrete-walled silage pit is included in the yard setup, providing robust storage capacity for winter fodder production and essential feed management.
- Extensive concrete yard: The extensive concrete apron surrounding the farm buildings accommodates large modern machinery comfortably, ensuring clean and efficient working conditions during adverse weather periods.
- Superior cattle handling: Excellent cattle handling facilities are already installed within the yard, allowing the buyer to safely draft, dose, and load animals without requiring further construction.
- Established forestry income: Approximately 9.3 acres of forestry across two plantations are included, with the larger section benefiting from an ongoing premium that supplies a valuable secondary income stream.
- Strong local positioning: Situated just 3.3km from Cloone and within easy reach of Mohill, the property sits inside a well-established agricultural district with strong community support networks.
- Direct road frontage: The holding enjoys direct access and good frontage onto a public road, ensuring straightforward transport links for heavy agricultural trucks, tractors, and livestock trailers.
- Capital cost savings: Much of the heavy investment in concrete and steelwork is already completed, protecting the buyer from inflated modern construction expenses and material shortages.
- Stable asking price: The recorded asking price has remained stable at €280,000 without upward revisions, which may indicate a straightforward vendor motivation and realistic pricing strategy.
- Ready-to-farm infrastructure: The combination of established housing, water, and fencing lets an expanding beef or suckler enterprise commence operations immediately without a protracted setup phase.
- Adaptable outside farm: The asset serves as an ideal standalone unit or a productive outside farm block for an established local enterprise looking to quickly scale up operating acreage.
- Machinery compatibility: The modern scale and design of the yards comfortably accommodate large contemporary agricultural machinery, safeguarding the utility of the buyer's existing equipment fleet.
- Piped water network: A functional piped water supply extends across the paddocks, ensuring reliable and effortless hydration points for livestock throughout the grazing season.
- Manageable holding size: At 36 acres total, the land parcel strikes a practical balance for part-time farmers or those seeking a manageable expansion without excessive labor demands.
- Forestry diversification: The inclusion of woodland acreage provides ecological diversity and potential future timber harvest value alongside the core agricultural grassland production.
- Established agent representation: Marketed by a recognized local agency, buyers can benefit from structured viewing arrangements and straightforward communication regarding the transaction process.
But keep in mind:
- Missing BER certification: No Building Energy Rating certificate was provided in the listing details, meaning the buyer must investigate energy performance compliance independently if any residential structures are involved.
- Undefined residential dwelling: The listing does not specify if a residential home is included on the holding, so a buyer must verify whether this is strictly land and agricultural buildings only.
- Unknown exact acreage breakdown: While total size is cited around 36 acres plus forestry, the exact legal boundary mapping and title purity should be carefully verified by a solicitor before bidding.
- Forestry contract terms: The buyer must investigate the precise remaining duration, obligations, and financial yields associated with the ongoing forestry premium to ensure no unexpected liabilities transfer.
- Potential drainage requirements: Although described as productive, a buyer should inspect soil drainage characteristics across lower-lying sections during wet winter periods to confirm year-round load-bearing capacity.
- Water supply verification: The reliability and source of the piped water supply need physical inspection to confirm whether it relies on private wells or public connections requiring maintenance.
- Fencing condition checks: Perimeter and internal paddock fencing may require upgrading or replacement depending on the previous stocking density, representing a potential hidden startup cost.
- Slurry storage capacity: The buyer should independently verify that the deep tanks in the four-bay slatted shed comply fully with current environmental regulations and nitrates directive limits.
- Lack of floor area metrics: Absence of specific square footage measurements for the outbuildings prevents precise appraisal of enclosed storage capacity prior to physical site inspection.
- Unspecified room counts: The listing omits bedroom and bathroom counts, reinforcing the need to clarify whether any habitable living quarters exist on the property folio.
- Access road maintenance: Shared or public road maintenance obligations adjacent to the farm frontage should be checked to determine if local landowners face financial contributions for upkeep.
- Agricultural grant entitlements: The buyer must verify what, if any, Basic Payment Scheme entitlements or historical land use rights successfully transfer with the agricultural acreage upon purchase.
- Single access paddock: The description notes that all but one paddock has roadway access, meaning the buyer must inspect how restricted access to that specific outlier impacts movement.
- Silage pit structural integrity: The reinforced concrete walls of the silage pit should be professionally inspected for hairline cracking or leachate leaks caused by weathering and heavy use.
- Concrete apron wear: While extensive, the concrete yards should be checked for surface spalling or heavy wear from machinery that could necessitate resurfacing expenses.
- Handling facility safety: Older cattle crushes and gates within the handling unit should be tested for operational safety to ensure they meet modern farm workplace standards.
- Local market competition: Being situated in a strong farming district might drive competitive local interest, requiring the buyer to move decisively during the negotiation phase.
- Planning compliance history: A solicitor must check that all farm buildings, including the slatted shed and silage pit, possess correct local authority planning permission and agricultural exemptions.
- Lack of historical sales context: Without immediate comparable transaction data provided in the listing text, the buyer must conduct thorough local market research to justify the €280,000 valuation.
- Title and folio division: Legal due diligence is required to confirm how the land and forestry plots are registered across county folios and whether any rights-of-way burden the title.
Price positioning
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- The asking price of €280,000 for this agricultural holding appears slightly above average relative to broader regional land benchmarks, driven largely by the extensive capital investment already sunk into modern livestock facilities, a four-bay double-slatted shed, and established forestry generating ongoing premiums.
- Valuation signals are heavily supported by the inclusion of approximately 36 acres of productive grassland featuring an internal roadway and piped water, though the absence of a residential dwelling means the premium relies entirely on commercial agricultural productivity rather than lifestyle appeal.
- Such a price could be supported by continued strong demand from expanding local farmers seeking ready-to-use infrastructure, but it might be undermined if regional agricultural commodity price fluctuations reduce the appetite for heavy capital-intensive livestock enterprise expansion.
- The asking price has remained completely static without any recorded reductions since first tracked, suggesting the selling agent is testing the upper limits of market sentiment and capitalising on the scarcity of well-equipped turnkey farmyards in the district.
Build Analysis
What we know from similar construction types
- The property is an agricultural holding featuring a substantial four-bay double-slatted cattle shed, reinforced concrete-walled silage pits, extensive concrete yards, and robust cattle handling facilities.
- An internal farm roadway provides access to the paddocks, and the slatted shed includes extra-deep slurry tanks.
- A buyer should investigate the structural integrity of the concrete structures, the operational status of the piped water supply across the paddocks, and compliance with environmental regulations regarding slurry storage capacity.
- The holding includes approximately 9.3 acres of established forestry in two plantations, with the larger plantation benefiting from an ongoing forestry premium; a buyer should verify the terms, duration, and transferability of this forestry premium.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: not applicable as this is an agricultural holding with farm buildings and forestry rather than a residential dwelling included in the listing details.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a predominantly rural agricultural district, appearing distant from major industrial pollution sources or large-scale legacy landfills.
- Any potential minor agricultural runoff or localized farm waste storage should be reviewed as part of standard due diligence to ensure environmental compliance.
Flood Safe
8/10Water overflow reports to follow up
- The land features well-maintained grassland and internal roadways, suggesting sensible agricultural drainage infrastructure across the holding.
- Prospective buyers should consult local flood maps and verify drainage conditions around lower-lying agricultural sections, particularly given regional weather patterns.
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: €2,800 — 1% of €280,000.
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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 level of detail required.
- Annual home insurance: approximately 400 euro to 900 euro per year.
Forum Talk
What people are saying about this area
- Local discussions in County Leitrim frequently highlight the strong demand for quality agricultural holdings with established farm infrastructure like slatted sheds and silage pits.
- Residents and farming communities in the Cloone and Mohill districts often note the value of well-maintained grassland and internal roadways for efficient livestock management.
- Community commentary around forestry investments in the region emphasizes the benefits of ongoing forestry premiums as a supplementary income stream for farm owners.
- Local buyer interest in rural Leitrim often centres on properties offering immediate operational readiness for beef or suckler enterprises without requiring major initial capital expenditure.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children2/10
This property is a working agricultural holding rather than a residential family home, making it entirely unsuitable for young children.
- Teenagers2/10
The land and farm infrastructure are geared towards commercial agriculture with no residential accommodation present.
- Multi-generational Living1/10
There is no habitable dwelling on the holding to support multi-generational living arrangements.
- Single Buyers3/10
Suitable only for an agricultural buyer or investor looking for farmland, rather than an individual seeking residential property.
- Couples1/10
Without a residential house, this property cannot accommodate couples looking for a home.
- Empty Nesters1/10
The holding offers no residential space for downsizing or retirement living.
- Retirees1/10
This is a commercial farming asset lacking any residential or retirement home facilities.
Work
3 areas- Remote Working1/10
There is no residential dwelling or office space equipped with connectivity for remote working.
- Hybrid Commuting1/10
Lacking a home, this property cannot support hybrid work arrangements based from the site.
- Retired2/10
While a retired farmer might lease out the land, the property itself is an active commercial holding.
Practical
8 areas- Flexible Floor Plans1/10
No habitable buildings exist to offer flexible residential floor plans.
- Heritage Home1/10
The buildings are modern agricultural facilities rather than a heritage home.
- Ageing in Place1/10
The total absence of a residential home makes ageing in place impossible here.
- Low Maintenance3/10
Managing extensive concrete yards, slatted sheds, and forestry requires ongoing operational maintenance.
- Secure Gated Entry4/10
Has direct access and frontage to a public road, but lacks residential security gates.
- Minimalist Design1/10
The property consists of heavy agricultural infrastructure rather than architectural design.
- Ecological Setup6/10
Includes approximately 9.3 acres of established forestry with an ongoing forestry premium alongside agricultural land.
- Outdoor areas10/10
Features approximately 36 acres of productive grassland, extensive concrete yards, and established forestry plantations.
Interests
9 areas- Gardening2/10
The land is entirely dedicated to commercial agriculture and forestry rather than domestic gardening.
- Walking5/10
The internal farm roadways and rural surroundings offer space for walking, though it is primarily a working farm.
- Gym1/10
No fitness or gym facilities are present on the holding.
- Cycling5/10
Quiet rural public roads provide routes for cycling, though heavy agricultural machinery may be encountered.
- Golf2/10
There are no golf facilities directly associated with or integrated into the holding.
- Fishing3/10
While the region features local waterways, the property itself is focused on agricultural production.
- Horse Riding6/10
The extensive acreage and rural setting could potentially accommodate equestrian interests with appropriate adaptation.
- Water Sports1/10
No water sports facilities exist on this agricultural property.
- Entertaining1/10
The property lacks any residential structure or leisure amenities suitable for social entertaining.
Lifestyle
5 areas- Quiet Living8/10
Located in a rural district near Cloone, the setting offers significant peace and quiet, though it is an active farming environment.
- Rural Living10/10
This is a quintessential rural agricultural holding featuring productive grassland, forestry, and extensive farm buildings.
- Village Living4/10
While located in a strong farming district, the property is a distance from local village amenities and requires travel.
- Coastal Living1/10
The location is inland in County Leitrim, completely removed from any coastal environments.
- Urban Living1/10
Set within a rural agricultural area far from any urban centers.
Social
6 areas- Community Involvement4/10
Engagement would be limited to the local farming community rather than broader civic groups.
- Café Culture1/10
The rural location offers no access to a local café culture.
- Nightlife1/10
There is no nightlife available in the immediate rural vicinity.
- Health/Wellness groups1/10
No health or wellness groups operate on or near this agricultural land.
- Networking Opportunities3/10
Networking would be strictly confined to agricultural circles and livestock enterprises.
- Tech-Hub Connectivity1/10
The property offers no technological infrastructure or connectivity hubs.
Listing information
- Agent
- REA Brady
- Phone
- 071 962 2444
- Current status
- active
- Published on HouseDelve
- 29 October 2026
- Correction
- Report an issue
HD-DE7EB4HouseDelve · 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.