Gortygara, Gurteen, Ballymote, Co. SligoF56HN62
€95,000
2 Bed~1 Bath~56 m²~BER A
What you'll like:
- Attractive Asking Price: The modest price tag of ninety-five thousand euros offers an accessible entry point for buyers looking to undertake a custom rural renovation project.
- Generous Site Area: Standing on approximately half an acre, the property provides ample outdoor space for extensive landscaping, gardening, or future recreational improvements.
- Traditional Cottage Charm: The property retains its classic architectural character, presenting an exciting canvas for restorers wanting to preserve authentic rural aesthetics.
- Refurbishment Grant Potential: Buyers should investigate potential eligibility for the Derelict Property Refurbishment Grant, which could significantly offset heavy modernization costs.
- Dual Bedroom Layout: Featuring two generously proportioned double bedrooms, the dwelling offers a functional footprint suitable for a small family or visiting guests.
- Spacious Sitting Room: The layout includes a well-sized sitting room that can easily be transformed into a comfortable, welcoming communal living space.
- Separate Sanitary Facilities: The inclusion of both a shower room and a separate WC provides practical convenience during the early planning stages of renovation.
- Mains Water Connection: Having mains water already connected to the site eliminates the initial hassle and expense of drilling a private well.
- Electricity Supply Present: With electricity currently connected to the dwelling, tradespeople can power tools immediately without waiting for utility hookup delays.
- Rural Cultural Heartband: Located in the heartland of Coleman Country, the setting offers buyers a rich traditional music heritage and a peaceful countryside lifestyle.
- Development Potential: The substantial plot size offers great scope for potential extensions or outbuildings, subject to obtaining the necessary local planning permissions.
- Investment Upside: Successful restoration of this cottage could yield a strong return on investment through either long-term letting or resale upon completion.
- Manageable Floor Area: At fifty-six square meters, the compact footprint keeps structural renovation timelines and material expenses reasonably contained for builders.
- Peaceful Rural Setting: Situated in Gortygara near Gurteen, residents will enjoy low traffic volumes, serene surroundings, and a strong sense of local community.
- Accessible Location: Positioned within reach of Ballymote, future occupants will maintain reasonable access to regional towns for everyday shopping and essential services.
- Blank Canvas Opportunity: Because the interior is stripped for renovation, buyers can completely redesign the internal layout to suit modern lifestyle preferences.
- Outdoor Living Potential: The half-acre grounds provide a wonderful opportunity to create private patio areas, polytunnels, or a thriving vegetable garden.
- Independent Access: The semi-detached structure still offers a sense of privacy on its expansive rural plot without feeling cramped by immediate neighbors.
- Low Municipal Taxes: A property at this price point generally attracts lower baseline property taxes, keeping ongoing holding costs minimal during the renovation phase.
- Historic Character Appeal: Properties featuring traditional Irish cottage architecture remain highly sought after by buyers desiring authentic rural charm over modern builds.
But keep in mind:
- Total Refurbishment Required: The listing notes that the property requires total refurbishment, meaning buyers must budget heavily for comprehensive structural and cosmetic overhauls.
- Severe BER Rating: The building currently holds an exceptionally poor BER rating of G, indicating major thermal inefficiency requiring substantial insulation upgrades.
- Septic Tank Verification Needed: Buyers must thoroughly inspect the on-site septic tank to ensure it meets current environmental standards and regulatory compliance codes.
- Conflicting Energy Ratings: The text description mentions an ambiguous energy rating, so purchasers should independently verify the exact BER certificate details before bidding.
- Limited Initial Space: With a floor area of only fifty-six square meters, the home is quite small and will likely require an extension to suit modern family needs.
- Grant Approval Uncertainty: Accessing government refurbishment grants is never guaranteed and is subject to strict eligibility terms that buyers must independently verify.
- Hidden Structural Defects: Older cottages frequently hide dampness, timber rot, or foundation issues, necessitating a comprehensive pre-purchase structural engineering survey.
- Planning Permission Hurdles: Any major structural extensions or external modifications will require local authority approval, adding time and administrative costs to the project.
- Asbestos Material Risk: Older rustic dwellings often contain hazardous materials like asbestos in roof tiles or old insulation, requiring careful professional testing and removal.
- Outdated Plumbing Systems: The existing plumbing infrastructure is likely obsolete and will need complete replacement to support modern kitchen and bathroom installations.
- Electrical Rewiring Needed: Given the age and condition of the cottage, a full professional electrical rewiring will be mandatory to meet safety standards.
- Roof Integrity Concerns: Buyers should carefully inspect the roof timbers and coverings for leaks or sagging, as roof replacements represent a major capital expense.
- Dampness and Ventilation: Traditional stone or block cottages often suffer from rising damp due to missing damp-proof courses, requiring expensive remediation work.
- Window and Door Replacements: Existing windows and exterior doors are likely drafty or damaged, necessitating complete replacement to achieve acceptable thermal performance.
- Contractor Availability: Securing reliable builders and tradespeople for rural renovation projects can be challenging and subject to significant scheduling delays.
- Construction Inflation Risks: Building material and labor costs fluctuate unpredictably, meaning initial renovation budgets could easily be exceeded during the works.
- Temporary Accommodation Costs: Because the dwelling is uninhabitable in its current state, buyers must account for the cost of renting elsewhere during construction.
- Site Boundary Verification: Purchasers should have their legal representative carefully examine the title maps to confirm the exact boundaries of the half-acre plot.
- Access and Road Frontage: Buyers should check the condition of local approach roads to ensure heavy construction vehicles can safely access the property.
- Heating System Installation: The cottage currently lacks an efficient central heating system, requiring the installation of a modern heat pump or boiler setup.
Price positioning
?
- The asking price appears attractively positioned because it heavily accounts for the extensive structural upgrades required to bring the traditional cottage up to modern habitation standards.
- Undervaluation signals are visible when comparing the modest initial outlay against historical transactions in the wider rural locality, though the heavy repair costs naturally temper this initial advantage.
- Potential support for this pricing level stems from prospective buyer interest in government refurbishment grants, while escalating construction inflation and labor shortages could easily undermine the ultimate financial viability.
- Additional relevance is found in the generous half-acre site size offering future expansion potential, making it an appealing project for buyers seeking rural lifestyle transformations despite the significant immediate capital investment required.
Build Analysis
What we know from similar construction types
- The property is described as a traditional two-bedroom semi-detached cottage in need of total refurbishment, which indicates that structural integrity, dampness, roof condition, and the state of the internal timbers should be thoroughly investigated.
- The presence of a septic tank on site requires inspection to verify its current condition, compliance with environmental standards, and suitability for potential future extensions or development.
- The half-acre site offers potential for further development, and buyers should verify planning history, local zoning, and the feasibility of obtaining necessary permissions for any extensions or new structures.
- Buyers should investigate eligibility for the Derelict Property Refurbishment Grant and any other available home energy upgrade grants to offset the significant renovation costs.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a BER rating of G, which indicates that a comprehensive deep retrofit is required to bring the energy efficiency up to a modern standard.
- A deep retrofit for a small cottage of approximately 56 square metres typically ranges from €40,000 to €60,000, covering external wall insulation, roof insulation, upgraded windows and doors, and the installation of a renewable heating system, though actual costs will depend heavily on the extent of structural repairs needed.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately €800 to €1,200.
- Explanation: Although the listing mentions a high BER, the property is currently in a state of total refurbishment and requires a new heating system to be installed before it can achieve energy efficiency in practice.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a rural agricultural setting in Co. Sligo, generally far removed from major industrial pollution sources and large commercial incinerators.
- Any localized concerns regarding agricultural run-off or private septic tank maintenance are standard for rural settings and should be verified during standard surveys.
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
MULLAGHROE, GURTEEN, BALLYMOTE
- Sale date
- Declared sale price
- €186,000.00
CLOONLAHEEN, GURTEEN, BALLYMOTE
- Sale date
- Declared sale price
- €121,000.00
CLOONEEN, GURTEEN, BALLYMOTE
- Sale date
- Declared sale price
- €210,000.00
CLOONSILLA, GURTEEN, BALLYMOTE
- Sale date
- Declared sale price
- €90,000.00
BEHY, GURTEEN, BALLYMOTE
- Sale date
- Declared sale price
- €31,000.00
Recent sales in the wider Ballymote area
53 MARREN PARK, BALLYMOTE, SLIGO
- Sale date
- Declared sale price
- €90,000.00
KEENAGHAN, BALLYMOTE, SLIGO
- Sale date
- Declared sale price
- €185,000.00
40 BOTHAR AN CORRAN KEENAHAN, BALLYMOTE, SLIGO
- Sale date
- Declared sale price
- €208,000.00
45 BOTHAR AN CORRAN, KEENAGHAN, BALLYMOTE
- Sale date
- Declared sale price
- €170,000.00
CARNALECK, LAVAGH, BALLYMOTE
- Sale date
- Declared sale price
- €182,000.00
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 percent of the purchase price, amounting to €950.
- Solicitor legal fees: Generally ranging between €1,500 and €3,000 plus VAT and outlays.
- Land registration fees: Typically around €170 to €400 depending on the application type.
- Property valuation fees: Usually between €150 and €300.
- Surveyor fees: Ranging from €500 to €1,000 depending on the level of detail required for the derelict property.
- Annual home insurance: Estimated between €350 and €700 depending on the coverage and vacant property status.
Forum Talk
What people are saying about this area
- Locals in the Gurteen and Ballymote areas frequently discuss the charm and appeal of rural country living in South Sligo.
- Community interest is often high regarding traditional cottage renovations and the utilization of the Derelict Property Refurbishment Grant.
- Residents highlight the quiet, peaceful rural setting while remaining within a reasonable driving distance of larger towns like Ballymote and Boyle.
- Local discussions often center around community life, traditional music in Coleman Country, and rural infrastructure improvements.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children3/10
The property requires total refurbishment and has only 2 bedrooms and 1 bathroom with 56 m² of space, which is very compact for young children before any extension work is completed.
- Teenagers3/10
A 56 m² two-bedroom cottage in need of total renovation offers very limited personal space for teenagers unless major expansion projects are undertaken.
- Multi-generational Living2/10
With a floor area of only 56 m² and a requirement for complete modernization, the layout is unsuitable for multi-generational living in its current state.
- Single Buyers6/10
An affordable entry-level project at €95,000 for a single buyer willing to take on a full restoration project or potentially apply for the Derelict Property Refurbishment Grant.
- Couples6/10
Provides an exciting project for a couple looking for a rural fixer-upper, though extensive renovations are needed before it becomes comfortable.
- Empty Nesters5/10
Suitable for downsizers or empty nesters seeking a quiet rural cottage project, provided they are prepared to manage a heavy refurbishment process.
- Retirees4/10
While appealing for a rural retirement setting, the property's need for total refurbishment may present physical and logistical challenges for retirees.
Work
3 areas- Remote Working5/10
Provides a quiet environment for remote work, but buyers should verify local broadband speeds and infrastructure availability.
- Hybrid Commuting3/10
The rural location in Co. Sligo means commuting to major employment hubs is lengthy and impractical for regular office attendance.
- Retired6/10
Well-suited for retirees wanting a quiet rural home project, though the heavy renovation work required should be carefully considered.
Practical
8 areas- Ageing in Place3/10
The cottage requires total refurbishment and is currently unsuited for ageing in place without major accessibility modifications and modernizing.
- Low Maintenance2/10
Described as needing total refurbishment, this property will require substantial ongoing maintenance and initial capital investment.
- Secure Gated Entry3/10
There is no existing secure gated entry mentioned, though the rural plot allows for fencing and gates to be installed.
- Minimalist Design5/10
The small 56 m² footprint naturally leans toward compact living, but a full renovation allows buyers to implement their own design scheme.
- Flexible Floor Plans4/10
The current layout comprises an entrance hall, kitchen, sitting room, two bedrooms, shower room, and WC, offering limited flexibility unless extended.
- Heritage Home8/10
A traditional two-bedroom semi-detached cottage offering classic rural character and potential heritage appeal.
- Ecological Setup4/10
Features a septic tank on site and mains water, but overall energy efficiency and ecological systems will need complete overhaul despite the listed BER rating.
- Outdoor areas8/10
Stands on a generous site of approximately half an acre, providing ample outdoor space for gardens and potential extensions.
Interests
9 areas- Cycling7/10
Low-traffic rural roads around Coleman Country provide a scenic environment for recreational cycling.
- Gardening9/10
The property stands on a generous site extending to approximately half an acre, providing fantastic potential for keen gardeners to landscape and cultivate.
- Walking7/10
The rural surroundings offer plenty of quiet local roads and countryside paths suitable for casual walking.
- Gym2/10
Commercial gym facilities are not nearby, requiring travel into larger towns for fitness centers.
- Golf4/10
Golf enthusiasts would need to travel to regional courses, as there are no major courses in the immediate vicinity.
- Fishing6/10
The rural Sligo region features various lakes and rivers nearby, making it reasonably well-positioned for fishing hobbyists.
- Horse Riding6/10
The half-acre plot and rural setting offer potential for equestrian interests, subject to adding appropriate outbuildings.
- Water Sports2/10
Inland location means water sports require significant travel to coastal areas or major lakes.
- Entertaining4/10
Indoor living space is currently very restricted at 56 m², though the half-acre outdoor area offers good potential for summer entertaining once developed.
Lifestyle
5 areas- Quiet Living9/10
Situated in a rural setting in Gortygara, Gurteen, Co. Sligo, offering a peaceful countryside atmosphere away from urban noise.
- Rural Living10/10
A classic traditional rural cottage set on a generous site of approximately half an acre in the heartland of Coleman Country.
- Village Living6/10
Located in a rural area with proximity to local community points in Gurteen, offering a traditional countryside lifestyle.
- Coastal Living1/10
The property is located inland in Co. Sligo and has no direct proximity to the coast.
- Urban Living1/10
This is a deeply rural location, far removed from city centers and urban amenities.
Social
6 areas- Community Involvement7/10
Traditional rural areas like Gurteen typically feature close-knit local communities and village activities.
- Café Culture2/10
Café options are sparse locally, requiring trips to nearby towns for a traditional café culture.
- Nightlife1/10
Nightlife is virtually non-existent in this rural countryside setting.
- Health/Wellness groups3/10
Formal health and wellness classes will require travel to larger nearby settlements.
- Networking Opportunities1/10
Not suited for professional networking due to its isolated rural position.
- Tech-Hub Connectivity1/10
There are no tech hubs nearby; buyers should verify internet connectivity for remote digital work.
Listing information
- Agent
- E & M Scanlon Auctioneers & Estate Agents
- Phone
- 0719189224
- Published on HouseDelve
- 9 September 2026
- Correction
- Report an issue
HD-B09193HouseDelve · 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.