Gortnabrade, Carrigart, County DonegalF92TW80
€330,000
3 Bed~2 Bath~135 m²~BER C
What you'll like:
- Spectacular Coastal Vistas: Enjoy breathtaking, uninterrupted sea views spanning Horn Head, Ards, Carrigart, and Downings Bay directly from the property. This enhances daily living and provides exceptional long-term aesthetic and resale value.
- Open Plan Living: The spacious open-plan layout connecting the kitchen, living, and sunroom areas creates a bright, modern interior environment. This configuration is highly sought after by contemporary buyers for family life and entertaining.
- Abundant Natural Light: Large windows and a dedicated sunroom flood the primary living quarters with daylight throughout the day. This reduces reliance on artificial lighting and creates a warm, welcoming home atmosphere.
- Outdoor Entertainment Decking: The inclusion of an exterior decking area extends the usable living space outdoors for warm-weather relaxation. It offers a perfect vantage point to appreciate the surrounding coastal landscape and sunsets.
- Comfortable Bedroom Count: Featuring three well-proportioned bedrooms, the layout easily accommodates family members, guests, or a home office. This makes the property versatile for various buyer demographics and lifestyle requirements.
- Convenient Ensuite Provision: One of the bedrooms benefits from an ensuite bathroom, providing private convenience for occupants. This feature adds a touch of everyday luxury and improves the overall functionality of the home.
- Prime Tourist Proximity: Situated close to Carrigart, Glen, Downings, and the popular Donegal Boardwalk. This guarantees fantastic access to local amenities, sandy beaches, and recreational hotspots for residents and potential holidaymakers.
- World Class Golfing Nearby: Proximity to the renowned Rosapenna Golf Resort makes this location a dream for golf enthusiasts. It also enhances the property's potential appeal as a high-yield short-term vacation rental investment.
- Generous Floor Area: Offering 134.8 square meters of living space, the house provides comfortable proportions without feeling cramped. This ensures adequate room for storage, furniture placement, and daily household activities.
- Stable Asking Price: The recorded asking price has remained stable at €330,000 without any increases or erratic fluctuations. This suggests a realistic initial pricing strategy by the vendor and potential for straightforward negotiations.
- Energy Rating Baseline: The property achieves a respectable C BER rating, offering a reasonable baseline for energy efficiency. Buyers can plan straightforward upgrades to further reduce heating costs and improve thermal comfort.
- Scenic Rural Setting: Located in Gortnabrade near Carrigart, the home provides a peaceful countryside escape away from urban congestion. It delivers privacy and tranquility while remaining well-connected to vibrant local coastal villages.
- Versatile Investment Potential: The combination of stunning views and proximity to leisure amenities makes this an attractive candidate for holiday rental income. Buyers can easily balance personal use with lucrative tourism opportunities.
- Dedicated Local Agent: Listed through an established local professional, facilitating direct communication and streamlined viewing arrangements. Local expertise can help buyers navigate regional property nuances and closing procedures efficiently.
- Sunroom Extension Benefit: The dedicated sunroom maximizes passive solar heat gain while framing the dramatic coastal vistas. It serves as a peaceful reading nook or secondary lounge area separate from the main living room.
- Outdoor Lifestyle Access: The surrounding region is famous for walking trails, water sports, and pristine northern beaches. Residents can easily embrace an active, health-conscious coastal lifestyle right on their doorstep.
- Manageable Property Scale: A 3-bedroom detached or semi-detached style home typically incurs lower ongoing maintenance costs than sprawling estates. This makes it an ideal option for downsizers or those seeking a lock-and-leave holiday home.
- Strong Regional Demand: Properties in scenic Donegal coastal hotspots consistently attract keen interest from holiday home seekers and relocators. Buying here secures a foothold in a desirable, tightly-held geographical pocket.
- Clear Spatial Flow: The architectural layout successfully separates private bedroom quarters from the bustling main living zones. This design ensures privacy and quietness even when hosting multiple guests or family members.
- Viewing Accessibility: The selling agent explicitly recommends viewings, indicating a property ready for inspection and prompt vendor engagement. Interested buyers can quickly assess the physical condition and verify all listed attributes.
But keep in mind:
- Moderate Energy Rating: A C BER rating indicates that thermal efficiency could fall below modern passive standards. Buyers should budget for potential insulation upgrades or heating system modernizations to lower future energy bills.
- Untested Building Services: The agent explicitly notes that heating apparatus, fixtures, and services have not been tested. Prospective buyers must conduct thorough structural and mechanical surveys to avoid unexpected repair costs.
- Approximate Property Measurements: Floor areas and room dimensions are stated as approximate guides rather than guaranteed figures. Buyers relying on exact square footage should commission an independent measured survey before finalizing contracts.
- Decking Maintenance Requirements: Exterior timber or composite decking exposed to harsh Atlantic coastal weather will demand regular staining and upkeep. Neglecting this maintenance can lead to premature rotting, slipping hazards, and expensive replacement.
- Exposed Coastal Location: Properties situated near prominent bays and headlands face high winds, salt spray, and moisture. Buyers should inspect exterior paintwork, window seals, and roof flashings for early signs of weather-related degradation.
- Single Ensuite Limitation: With only one ensuite bathroom serving a three-bedroom layout, morning congestion for the main bathroom is possible. Families or groups of guests sharing the remaining facilities should plan accordingly.
- Potential Holiday Home Premium: Locations adjacent to major golf resorts and beaches often carry inflated seasonal pricing pressures. Buyers must evaluate whether the €330,000 asking price aligns with true long-term local residential values.
- Limited Public Transport: Rural County Donegal locations generally lack robust public transport infrastructure, necessitating car ownership. Buyers should consider the daily fuel and vehicle maintenance costs associated with remote commuting.
- Winter Weather Isolation: Scenic coastal routes can become exposed or challenging to navigate during severe winter storms. Buyers should assess local road maintenance and winter accessibility before committing to permanent residency.
- Wastewater System Verification: Rural properties in this region frequently rely on private septic tanks or localized treatment systems. Buyers must verify the registration, compliance, and functional condition of these sanitation facilities.
- Water Supply Due Diligence: Rural dwellings may depend on private well sources rather than municipal mains connections. Water quality testing and flow rate verification are essential due diligence steps for any purchaser.
- Broadband Connectivity Check: Remote coastal areas in Ireland can occasionally suffer from substandard fixed-line internet speeds. Buyers requiring reliable remote work capabilities should verify available broadband providers and connection speeds.
- High Local Tourism Traffic: Proximity to popular beaches and golf resorts can introduce seasonal traffic congestion and noise during peak summer months. Year-round residents might experience restricted parking and influxes of visitors nearby.
- Potential Future Retrofit Costs: Bringing a C-rated property up to a modern A-rating could require significant capital investment in heat pumps or solar panels. Buyers should review government grant availability to offset these potential expenses.
- Limited Expansion Potential: Depending on site boundaries and local planning restrictions, extending the 134.8 square meter footprint might prove challenging. Buyers looking for future growth should consult local planning guidelines.
- Interior Finish Discrepancies: Photographs provided in listings can sometimes flatter the true condition of interior paint, flooring, and fixtures. An in-person inspection is vital to identify any wear and tear requiring immediate redecoration.
- Roof and Attic Insulation: Coastal properties require robust roof space ventilation to prevent condensation driven by damp sea air. Surveyors should carefully inspect attic spaces for adequate insulation and moisture control measures.
- Boundary Line Confirmation: Rural properties occasionally feature unclear demarcation lines or shared access lanes. Buyers should have their legal representatives rigorously check folio maps and title deeds to prevent future boundary disputes.
- Home Insurance Surcharges: Insuring properties located directly exposed to coastal winds and marine environments can sometimes attract higher premiums. It is advisable to obtain insurance quotes prior to bidding to check affordability.
- Resale Market Volatility: Holiday home markets can be sensitive to broader economic downturns, affecting future liquidity and resale timelines. Buyers should view this purchase with a medium-to-long-term ownership horizon in mind.
Price positioning
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- The asking price of €330,000 for this 134.8 square metre property appears positioned noticeably above typical regional norms, driven largely by its premium coastal location featuring spectacular sea views over major scenic bays and proximity to golf resorts.
- Upward valuation signals stem from the inclusion of three bedrooms, an ensuite, a spacious open plan kitchen living sunroom area, and decking, all enhancing lifestyle appeal compared to smaller or more conventional dwellings in the wider local area.
- Factors that could support such an elevated asking price include sustained demand for scenic holiday retreats and high amenity coastal homes, whereas potential overvaluation risks could stem from narrower buyer pools seeking permanent year round residences.
- The stability of the recorded asking price at €330,000 with no documented reductions suggests a firm vendor strategy, where initial buyer interest levels will test whether the premium attached to these specific coastal vistas and features is fully validated.
Build Analysis
What we know from similar construction types
- The property features an open-plan kitchen, living, and sunroom area designed to maximize the spectacular sea views over Horn Head, Ards, Carrigart, and Downings Bay.
- Includes exterior decking, which a buyer should inspect for weatherproofing, structural integrity, and wood maintenance requirements given the coastal location.
- The buyer should verify compliance and planning permission for the sunroom extension and decking areas, as well as ensure all boundaries and septic/drainage systems are fully registered and compliant.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 1,500 to 2,200 euro.
- Given the floor area of approximately 134.8 square metres and a C energy rating, energy consumption will be moderate, though heating costs will vary based on occupant usage and fuel types.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a scenic, rural coastal setting in County Donegal, appearing well removed from major industrial zones, heavy manufacturing, or large-scale waste facilities.
- Any minor local legacy or agricultural runoff concerns should be verified independently by prospective buyers as part of their standard due diligence.
Flood Safe
8/10Water 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 Carrigart area
102 UMLAGH COTTAGES, CARRIGART, CO DONEGAL
- Sale date
- Declared sale price
- €180,000.00
ALENCON, CARRIGART, DONEGAL
- Sale date
- Declared sale price
- €170,000.00
GLEN, CARRIGART, DONEGAL
- Sale date
- Declared sale price
- €580,000.00
2 HAWTHORN COTTAGES, UMLAGH, CARRIGART
- Sale date
- Declared sale price
- €250,000.00
MAIN STREET, CARRIGART, CO DONEGAL
- Sale date
- Declared sale price
- €180,000.00
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: €3,300 — 1% of €330,000.
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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 property value and registration type.
- Property valuation fees: approximately 150 to 300 euro for a mortgage valuation report.
- Surveyor fees: approximately 500 to 1,200 euro depending on the level of detail and property size.
- Annual home insurance: approximately 400 to 800 euro depending on the level of cover and property location.
Forum Talk
What people are saying about this area
- Locals in the Carrigart and Downings areas frequently discuss the vibrant tourism and scenic coastal amenities, highlighting proximity to beaches like the Donegal Boardwalk.
- Residents often share updates regarding community events and local developments around Rosapenna Golf Resort and the broader Rosguill Peninsula.
- Traffic and infrastructure improvements during peak tourist seasons are common topics of conversation among community members on local forums.
- The area is well-regarded by locals for its outdoor lifestyle, water sports, and walking trails overlooking Horn Head and Downings Bay.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property offers good indoor and outdoor space for young children with a spacious open-plan layout, though buyers should verify the safety of the decking and surrounding garden areas given the scenic and potentially exposed coastal location.
- Teenagers7/10
With 3 bedrooms and 134.8 square meters of floor area, there is ample space for growing teenagers. The proximity to local beaches and outdoor spots like Downings Bay offers great recreational outlets.
- Multi-generational Living4/10
A 3-bedroom, 2-bathroom layout with 134.8 square meters provides limited separation for multi-generational living arrangements, making it better suited to a single nuclear family or couple.
- Single Buyers5/10
Priced at €330,000, this property offers generous space for a single buyer looking for a scenic retreat, though the asking price reflects a substantial investment for a single income without recent price adjustments.
- Couples8/10
Ideal for couples seeking a scenic coastal home with an open-plan kitchen, living, and sunroom area, plus spectacular sea views over Horn Head and Downings Bay.
- Empty Nesters7/10
The single-level flow and manageable 3-bedroom size make it appealing for empty nesters, provided they are comfortable with a more rural, coastal setting.
- Retirees7/10
Great for retirees looking for peaceful coastal living and views, though buyers should assess the property's accessibility and proximity to essential medical and daily services in Carrigart.
Work
3 areas- Remote Working8/10
The spacious layout and quiet environment offer a great setting for remote working, though buyers must verify broadband speeds and connectivity in this rural Donegal location.
- Hybrid Commuting3/10
The remote location in County Donegal makes hybrid commuting to major urban employment hubs highly impractical.
- Retired9/10
An ideal home for retirees seeking a peaceful coastal environment with scenic views and nearby leisure amenities like Rosapenna Golf Resort.
Practical
8 areas- Ageing in Place6/10
The property features a manageable 3-bedroom footprint, but buyers should check accessibility features and proximity to healthcare services for long-term ageing in place.
- Low Maintenance7/10
A modern 3-bedroom layout typically requires standard maintenance, though exterior decking and exposure to coastal weather elements will need regular upkeep.
- Secure Gated Entry3/10
The listing does not mention gated entry or specialized security perimeters, so buyers should investigate physical security measures independently.
- Minimalist Design6/10
The open-plan living, kitchen, and sunroom areas lend themselves well to a clean, contemporary aesthetic.
- Flexible Floor Plans5/10
The 134.8 square meter floor area has a defined 3-bedroom and 2-bathroom layout with limited structural flexibility for major redesigns.
- Heritage Home2/10
This is a modern style property rather than a traditional heritage or period home.
- Ecological Setup5/10
The BER rating is C (BER No: 119955417 with an Energy Performance Indicator of 175.44 kWh/m2/yr), indicating room for energy-efficiency upgrades to improve its ecological footprint.
- Outdoor areas9/10
Features generous outdoor space including decking designed to capture spectacular sea views over Horn Head, Ards, Carrigart, and Downings Bay.
Interests
9 areas- Gardening7/10
The property includes outdoor areas and decking, offering solid potential for keen gardeners to develop the grounds, subject to maritime weather conditions.
- Walking9/10
Proximity to the Donegal Boardwalk, local beaches, and scenic coastal routes provides fantastic opportunities for walking and hiking enthusiasts.
- Gym2/10
There are no dedicated fitness centers or commercial gyms within immediate walking distance, requiring a drive to larger local towns.
- Cycling8/10
The scenic local roads around Carrigart and Downings offer picturesque cycling routes, though rural road conditions should be taken into account.
- Golf9/10
The property is located very close to the renowned Rosapenna Golf Resort, making it an exceptional location for golf enthusiasts.
- Fishing8/10
The coastal proximity and views over Downings Bay provide great access to local sea fishing and marine angling opportunities.
- Horse Riding6/10
The rural environment offers scope for equestrian activities in the wider County Donegal area, though local stables should be independently verified.
- Water Sports9/10
Proximity to Downings Bay and local beaches makes this an ideal location for enthusiasts of water sports such as surfing, swimming, and boating.
- Entertaining8/10
The spacious open plan kitchen, living, and sunroom area combined with decking provides a wonderful setup for hosting guests and enjoying sea views.
Lifestyle
5 areas- Quiet Living9/10
Located in Gortnabrade, Carrigart, County Donegal, the property benefits from a tranquil rural and coastal setting with spectacular sea views, offering a very high level of peace and quiet.
- Rural Living9/10
Situated in a scenic countryside location close to Carrigart and Downings, perfectly suited for those seeking an authentic rural and coastal lifestyle.
- Village Living7/10
While enjoying a countryside feel, the property is close enough to local village amenities in Carrigart for daily conveniences.
- Coastal Living10/10
Exceptional coastal location featuring spectacular sea views over Horn Head, Ards, Carrigart, and Downings Bay, with decking to enjoy the marine environment.
- Urban Living1/10
The remote rural and coastal setting offers virtually no urban amenities or city-style conveniences nearby.
Social
6 areas- Community Involvement7/10
County Donegal communities near Carrigart and Downings are known for being welcoming and active, offering good opportunities for local engagement.
- Café Culture6/10
While local villages offer charming seasonal and local cafés, vibrant year-round café culture is limited compared to larger urban centers.
- Nightlife4/10
Nightlife options are restricted to local pubs in Carrigart and Downings, offering a traditional rather than bustling evening scene.
- Health/Wellness groups6/10
Local community hubs and hotels in the area occasionally host wellness classes, though formal groups should be verified locally.
- Networking Opportunities2/10
The rural and coastal setting provides very few professional networking opportunities outside of local trade or tourism circles.
- Tech-Hub Connectivity2/10
There are no tech hubs in the immediate vicinity, making this location entirely dependent on home internet infrastructure for digital professionals.
Listing information
- Agent
- Louis Boyce Auctioneer and Valuer
- Phone
- 087 221 6208
- Current status
- active
- Published on HouseDelve
- 27 October 2026
- Correction
- Report an issue
HD-80FAE7HouseDelve · 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.