Former Eithnas By The Sea, Mullaghmore, Co. SligoF91FF24
€350,000
300 m²~BER C3
What you'll like:
- Prime seaside position: The property overlooks the picturesque working harbour in the heart of Mullaghmore, providing exceptional scenic views and direct proximity to local coastal amenities.
- Established hospitality history: Operating successfully as a critically acclaimed seafood restaurant since 1990, the building carries strong local brand recognition and historical goodwill for future operators.
- Substantial floor area: Spanning approximately 300 square metres across ground, first, and attic levels, the building offers generous interior volumes suitable for diverse commercial operations.
- Fully fitted kitchens: The inclusion of very large and fully equipped commercial kitchen facilities significantly reduces initial capital expenditure and setup time for a new food business.
- Multi-level dining spaces: Configured with dedicated dining areas on both the ground and first floors, the layout easily accommodates up to sixty patrons including outdoor seating zones.
- Versatile upper floor: The first floor features a large open space previously utilized as a cookery school, offering immediate potential for workshops, events, or private dining extensions.
- Former residential accommodation: The attic level includes former living quarters, presenting a convenient on-site accommodation option for owners, managers, or staff members subject to compliance.
- Enclosed rear courtyard: A private rear yard with dedicated access and multiple storage buildings enhances operational efficiency for deliveries, waste management, and inventory storage.
- Iconic artistic exterior: The building features a striking mural across its entire front elevation, serving as a unique visual landmark that naturally attracts passing tourist traffic.
- Wild Atlantic Way tourism: Positioned along a world-famous coastal touring route, the property benefits from a steady stream of domestic and international visitors throughout the peak seasons.
- Limited direct competition: Operating in a tightly knit coastal village with few direct hospitality rivals helps secure a captive customer base during busy spring and summer months.
- Excellent presentation standard: Maintained in exceptional condition by the retiring owners, the structure allows a buyer to step into a turnkey commercial environment with minimal repair delays.
- Inventory inclusion option: The availability of a detailed fixture and fitting inventory upon request provides transparency and potential cost savings for incoming commercial operators.
- Alternative development potential: The substantial footprint and flexible layout offer compelling scope for alternative commercial uses or comprehensive redevelopment, subject to securing local planning permission.
- Stable asking price: The recorded asking price has remained firm at €350,000 without upward or downward adjustments, suggesting a committed vendor with realistic initial valuation expectations.
- Accessible location profile: Situated twenty-six kilometres north of Sligo Town and three kilometres from the main N15 road corridor, ensuring manageable supply chain logistics and visitor transit.
- Strong seasonal footfall: Mullaghmore is renowned for its sandy beaches and rugged shoreline, driving reliable year-round recreation traffic and robust seasonal tourism revenue spikes.
- Original stone character: The building incorporates an original stone-built structure that was substantially extended to the rear, blending historical architectural charm with modern functional space.
- Retirement vendor motivation: The premises became available due to the long-term owners retiring after decades of continuous trading, which often indicates a straightforward and motivated sale process.
- Clear asset boundaries: The inclusion of defined storage structures and rear access boundaries ensures practical functionality for commercial deliveries without disrupting front-of-house guest experiences.
But keep in mind:
- High energy consumption: The C3 energy rating features a very high performance indicator of 629.33 kWh/m/yr, which could result in substantial heating and utility overheads for a commercial buyer.
- Commercial use restrictions: Buyers intending to alter the current commercial layout or convert the attic residential space must verify local planning permissions to ensure compliance with county regulations.
- Strict inventory verification: Because fixtures and fittings are available upon request, buyers should independently audit the exact operational condition of all included kitchen equipment before finalizing contracts.
- Upper floor accessibility: Multi-level dining and attic residential spaces spanning three floors may present accessibility challenges for patrons with mobility impairments unless retrofitted with lifts.
- Seasonal revenue dependency: While summer tourism is strong, incoming operators must carefully analyze winter trade sustainability to ensure year-round cash flow covers baseline operational expenses.
- Attic compliance checks: Buyers should thoroughly investigate the former residential attic space to confirm it meets current fire safety, ventilation, and building regulations for human habitation.
- Renovation capital requirements: Transforming the existing restaurant layout for alternative commercial concepts or modern branding could require significant additional capital investment beyond the purchase price.
- Wastewater infrastructure limits: Rural coastal locations can occasionally experience municipal sewage or grease trap capacity constraints, necessitating a detailed engineering inspection of the drainage systems.
- Marine weather exposure: Positioned directly beside the harbour, the exterior building fabric will face harsh Atlantic winds and salt spray, leading to higher ongoing maintenance and painting costs.
- Limited onsite parking: The listing notes an enclosed courtyard but does not highlight dedicated customer vehicle parking spaces, which could inconvenience patrons during peak dining hours.
- Fixed price rigidity: The lack of recorded asking price reductions indicates the seller may hold a firm valuation stance, potentially limiting room for aggressive financial negotiations.
- Commercial rate liabilities: Acquiring a substantial commercial premises in a tourist hotspot will incur local authority commercial rates that buyers must factor into their ongoing financial forecasts.
- Plumbing and wiring age: As an extended historic stone building, prospective buyers should commission a comprehensive structural and M&E survey to check the integrity of concealed electrical and plumbing systems.
- Staff recruitment logistics: Sourcing experienced hospitality and kitchen staff in rural coastal settings can prove challenging and may require offering competitive wages or accommodation packages.
- Fire safety regulations: Operating a multi-floor restaurant and cookery school requires stringent fire compartmentation and emergency egress systems that a buyer must have professionally certified.
- Tourism market volatility: Reliance on domestic holidaymakers and international travel trends leaves the business vulnerable to broader macroeconomic shifts affecting discretionary consumer spending.
- Transition of goodwill: While the previous seafood restaurant was critically acclaimed, a new owner taking over a long-running legacy business must actively rebuild brand loyalty under new management.
- Insurance cost pressures: Coastal commercial properties often face higher premiums for property and public liability insurance, particularly against storm damage or water ingress risks.
- Unspecified bed and bath count: The listing omits specific counts for bedrooms and bathrooms, requiring immediate clarification from the selling agent regarding the exact sanitary and living facilities.
- Future development uncertainties: Any grand plans to expand or redevelop the rear storage buildings or upper floors remain entirely subject to discretionary local authority planning approvals.
Price positioning
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- The asking price of €350,000 for a substantial 300 square metre seaside commercial and mixed-use premises appears potentially undervalued when compared against regional property benchmarks and the significant scale of the accommodation provided across multiple floors.
- Valuation signals supporting potential underpricing include the extensive floor area, fully fitted commercial kitchen facilities, excellent harbour-front positioning within a prime tourist destination, and the inclusion of alternative development or residential potential.
- Factors that could support such an accessible price point involve the specialized nature of a restaurant and hospitality property, potential capital expenditure required to update or reconfigure the facilities, and retirement motivations of long-standing owners.
- Additional relevant market dynamics highlight the unique challenge of valuing specialized hospitality assets in scenic rural coastal locations, where the buyer pool may be narrower compared to standard residential offerings despite strong seasonal tourism footfall.
Build Analysis
What we know from similar construction types
- The property is a former restaurant premises comprising an original stone-built building substantially extended to the rear, spanning ground, first, and attic floors over an area of approximately 300 square metres.
- A buyer should investigate the structural integrity and insulation standards of both the original stone structure and the rear extension, particularly given the coastal environment of Mullaghmore.
- The attic space was formerly used as residential accommodation, and a buyer should verify compliance with current building regulations, fire safety standards, and planning permissions for any potential residential or mixed-use reconfiguration.
- The property features an impressive mural on the entire front elevation, which a buyer may wish to inspect for maintenance requirements or local planning constraints.
- The inclusion of rear storage buildings and an enclosed courtyard requires checks on boundaries, rights of way, and overall condition.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 4500 to 6500 euro.
- Explanation: Given the C3 energy rating, the large 300 square metre floor area, and the commercial building layout, energy consumption for heating is expected to be substantial compared to a standard residential home.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a scenic coastal village environment away from major heavy industrial zones, incinerators, or known active large-scale landfills.
- Any historical local waste management or legacy industrial concerns appear minimal, though buyers should verify local environmental records for complete peace of mind.
Flood Safe
7/10Water overflow reports to follow up
- Positioned directly overlooking the harbor in a coastal setting, the property is subject to standard maritime environmental factors typical of seaside locations.
- While general flood risk appears manageable in the immediate village context, prospective buyers should review detailed local coastal flood hazard mapping and insurance availability.
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 Mullaghmore area
KILKILLOGE, MULLAGHMORE, SLIGO
- Sale date
- Declared sale price
- €400,000.00
3 BREFFNI ROAD, MULLAGHMORE, CLIFFONEY
- Sale date
- Declared sale price
- €315,000.00
KILKILLOGE, MULLAGHMORE, CO SLIGO
- Sale date
- Declared sale price
- €730,000.00
KILKILLOGE, MULLAGHMORE, CO. SLIGO
- Sale date
- Declared sale price
- €150,000.00
THE OLD POST OFFICE, MULLAGHMORE, SLIGO
- Sale date
- Declared sale price
- €75,000.00
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: €3,500 — 1% of €350,000.
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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 1500 to 3500 euro depending on the firm and complexity of the commercial or mixed-use title.
- Land registration fees: approximately 400 to 800 euro for property conveyancing and registry filings.
- Property valuation fees: approximately 150 to 350 euro for a standard lender or independent valuation.
- Surveyor fees: approximately 1000 to 2500 euro for a comprehensive structural and building condition survey of a 300 square metre property.
- Annual home or commercial property insurance: approximately 1200 to 3000 euro depending on exact usage and coverage extent.
Forum Talk
What people are saying about this area
- Mullaghmore is widely discussed on local and tourist forums as a premier scenic destination along the Wild Atlantic Way, known for its picturesque harbor and sandy beach.
- Community groups frequently highlight the strong seasonal tourism footfall, which peaks during spring and summer due to visitors and water sports enthusiasts.
- Residents on local forums note that Mullaghmore maintains limited local commercial competition, making established hospitality spots key anchors for the village.
- Discussions regarding property in the area often emphasize the appeal of coastal living combined with proximity to Sligo Town for broader amenities.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children3/10
The property is a former commercial restaurant with extensive kitchen and dining infrastructure rather than a conventional family home. Substantial conversion work and planning permissions would be necessary to make it suitable for young children.
- Teenagers4/10
While the seaside location offers outdoor activities, the building itself is currently a commercial premises with former residential space in the attic. Adapting it for teenagers requires significant structural redesign.
- Multi-generational Living4/10
The expansive 300 m² footprint across three floors offers space, but the layout is commercial. Substantial investment would be needed to create private, independent multi-generational living quarters.
- Single Buyers2/10
Priced at €350,000 for a 300 m² commercial restaurant building, this property is generally unsuited for a standard single home buyer unless they intend to run a business or undertake a major commercial-to-residential project.
- Couples5/10
For couples looking for a live-work opportunity or a hospitality venture in a scenic coastal village, the property offers intriguing potential, though extensive renovation is likely required.
- Empty Nesters3/10
Managing a large former restaurant building involves significant maintenance and oversight, making it less than ideal for empty nesters seeking a low-stress retirement property.
- Retirees2/10
The property requires substantial upkeep and potential redevelopment. Retirees looking to downsize or avoid heavy property management should carefully evaluate the workload involved.
Work
3 areas- Remote Working6/10
The 300 m² floor area provides ample room to establish a home office or live-work setup, though broadband infrastructure and connectivity should be independently verified.
- Hybrid Commuting2/10
Located 26km from Sligo Town and a considerable distance from major economic hubs, hybrid commuting would be highly impractical for most standard office roles.
- Retired3/10
Running or maintaining a 300 m² former commercial restaurant premises is demanding, making it less suitable for a standard retirement lifestyle unless undertaking significant redevelopment.
Practical
8 areas- Ageing in Place3/10
With accommodation spread across ground, first, and attic floors in a former commercial building, the layout presents significant accessibility challenges for ageing in place.
- Low Maintenance2/10
A 300 m² commercial building with extensive historical restaurant fit-outs, kitchens, and a C3 BER rating requires ongoing maintenance and potential energy upgrades.
- Secure Gated Entry4/10
The property features an enclosed rear courtyard and rear access, but standard secure gated entry systems would need to be installed by a new owner.
- Minimalist Design3/10
The building retains a traditional stone exterior with extensive commercial extensions, murals, and fitted restaurant interiors, far from minimalist.
- Flexible Floor Plans8/10
Spanning 300 m² across multiple levels with former dining areas, a cookery school, and attic accommodation, the building offers high spatial flexibility subject to planning permissions.
- Heritage Home6/10
The original stone-built building has historical character in the village, though its primary modern identity has been commercial rather than residential.
- Ecological Setup3/10
The building holds a C3 BER rating with a high energy performance indicator of 629.33 kWh/m²/yr, indicating that energy efficiency improvements should be investigated.
- Outdoor areas7/10
Includes an enclosed rear courtyard, rear access, storage buildings, and previously utilized outdoor seating areas overlooking the harbour.
Interests
9 areas- Gardening2/10
The property features an enclosed rear courtyard and storage buildings rather than traditional garden spaces, focusing heavily on commercial utility.
- Walking9/10
The scenic harbourfront location and proximity to a wonderful sandy beach and rugged shoreline provide outstanding opportunities for coastal walks.
- Gym2/10
There are no dedicated fitness facilities on-site, and local options in the immediate village are limited.
- Cycling8/10
The Wild Atlantic Way and surrounding coastal roads offer highly scenic cycling routes, though local traffic can increase during peak tourist seasons.
- Golf5/10
While County Sligo offers renowned links courses, players should investigate the exact travel times to the nearest clubs from Mullaghmore.
- Fishing9/10
Positioned directly overlooking the harbour with established maritime traditions, the location is exceptionally well-suited for fishing enthusiasts.
- Horse Riding5/10
Coastal and rural areas in the Northwest often support equestrian activities, though buyers should verify local stables and beach riding access.
- Water Sports9/10
Mullaghmore is internationally famous for its coastal marine environment, making it a prime spot for surfing, sailing, and various water sports.
- Entertaining10/10
Equipped with extensive dining areas across ground and first floors, large fully fitted kitchens, and a former seafood restaurant setup, the property is inherently designed for large-scale entertaining.
Lifestyle
5 areas- Quiet Living5/10
Mullaghmore is a scenic and peaceful coastal village during off-peak times, but it experiences notable seasonal tourist activity and visitor footfall during spring and summer.
- Rural Living4/10
Located in a distinct coastal village community rather than an isolated rural setting, positioned 26km north of Sligo Town.
- Village Living9/10
Positioned directly overlooking the harbour in the heart of Mullaghmore on the Wild Atlantic Way, offering an authentic seaside village atmosphere.
- Coastal Living10/10
The property boasts an exceptional seaside setting with views of the harbour, a wonderful sandy beach nearby, and a rugged shoreline right on the Wild Atlantic Way.
- Urban Living1/10
This is a rural coastal village location far removed from urban centers, with Sligo Town located 26km away.
Social
6 areas- Community Involvement7/10
Being a prominent fixture in the heart of Mullaghmore, any owner or business operator here naturally becomes part of a tight-knit coastal community.
- Café Culture7/10
Benefiting from strong visitor footfall year-round and particularly in spring and summer, the area supports local hospitality and tourist-focused café culture.
- Nightlife5/10
Nightlife is vibrant during the peak tourism seasons along the Wild Atlantic Way, but quiets down considerably during the winter months.
- Health/Wellness groups4/10
Local wellness options are likely grassroots or tied to seasonal activities, requiring travel to larger towns for structured group classes.
- Networking Opportunities3/10
Networking is primarily restricted to local tourism, hospitality, and regional small business circles rather than corporate sectors.
- Tech-Hub Connectivity2/10
The remote coastal village setting lacks proximity to established tech hubs, meaning remote professionals must rely entirely on local internet speeds.
Listing information
- Agent
- Sherry FitzGerald Draper
- Phone
- 071 914 3710
- Current status
- active
- Published on HouseDelve
- 19 October 2026
- Correction
- Report an issue
HD-DB8FC0HouseDelve · 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.