Grange,Granlahan, Ballinlough, RoscommonF45YY77
€65,000
3 Bed~1 Bath~BER G
What you'll like:
- Affordable acquisition cost: The asking price of sixty-five thousand euros offers an exceptionally low entry barrier for buyers looking to undertake a complete rural property restoration project.
- Generous site acreage: The property includes approximately zero point four nine acres of land, providing ample outdoor space for gardens, parking, and outbuilding utility usage.
- Traditional agricultural outbuildings: Includes old style farm buildings and a three bay hayshed, offering valuable storage space or potential secondary structures for future development.
- Grant funding potential: The listing notes that the house may qualify for valuable vacant home grants, significantly offsetting the heavy costs associated with a total renovation.
- Mains water availability: The property already benefits from a mains water supply connection, eliminating the major expense and delay of drilling a private well.
- Previous utility infrastructure: The house previously had an electricity connection and oil fired central heating, suggesting that basic utility routing may already be established on site.
- Priced to sell: Marketed explicitly as priced to sell, indicating strong motivation and a realistic valuation for a heavily distressed rural fixer upper property.
- Rural privacy setting: Situated in the peaceful countryside of Grange near Granlahan, providing an appealing quiet lifestyle away from dense urban congestion and noise.
- Compact two storey layout: The three bedroom two storey design offers a functional traditional footprint that can be easily reconfigured into a comfortable modern family home.
- Independent project scope: Free from shared party walls or apartment management committees, giving the buyer total creative freedom and control over the renovation timeline.
- Local market entry: Represents a rare opportunity to acquire land and a detached structure in County Roscommon at a fraction of typical turnkey housing market values.
- Agricultural charm: Retains authentic historical character through its accompanying farm structures, which can be restored to enhance the overall rural aesthetic and property appeal.
- Direct agent representation: Listed with an identifiable local auctioneer and valuer, ensuring interested buyers can readily access professional guidance and immediate property viewing arrangements.
- Eircode provided: Includes a specific location identifier code, which simplifies navigation to the rural site for contractors, surveyors, and prospective buyers during inspections.
- Footprint expansion potential: The existing structural footprint combined with the generous plot size offers potential scope for future extension subject to obtaining necessary local planning permissions.
- Investment upside: A comprehensive renovation completed within budget could yield a high return on investment given the low initial capital outlay required for purchase.
- Community proximity: Located within reach of Ballinlough, ensuring convenient access to essential local village amenities, community facilities, and regional transport routes.
- Workshop and storage options: The inclusion of the three bay hayshed provides excellent covered space for storing construction materials and heavy tools during the renovation phase.
- Self build autonomy: Allows hands on buyers or independent contractors to specify high quality insulation and modern heating systems tailored precisely to their personal preferences.
- Estate value retention: Properties with manageable land plots consistently maintain strong appeal among rural buyers once upgraded from derelict to habitable modern standards.
But keep in mind:
- Severe structural degradation: The property requires total renovation and is described as derelict, meaning buyers must anticipate massive capital expenditures to make the dwelling structurally safe.
- Extremely poor energy rating: Holds a G energy rating, indicating severe thermal inefficiency that will necessitate comprehensive insulation, window replacements, and heating system overhauls.
- Unverified floor area: The total floor area is not provided in the listing details, requiring the buyer to commission independent measurements to accurately estimate material and labor costs.
- Uncertain building condition: The old style farm buildings and three bay hayshed may suffer from roof rot or structural instability, requiring professional engineering assessment prior to purchase.
- Dormant utility connections: Although services previously existed, reconnecting electricity and oil fired central heating will involve substantial fees, safety inspections, and potential rewiring works.
- Grant eligibility risks: Qualification for vacant home grants is not guaranteed and requires rigorous application processes, leaving the buyer exposed to out of pocket financing gaps.
- Unknown septic status: The listing does not mention a wastewater treatment system, meaning buyers should investigate whether a compliant septic tank exists or must be installed.
- Boundary verification needed: The buyer must carefully verify the exact legal boundaries of the zero point four nine acre plot with a folio map and local surveyor.
- Renovation financing hurdles: Traditional mortgage lenders often refuse loans on derelict properties, meaning buyers may need cash funds or specialist renovation loan products.
- Planning permission complexities: Securing retention or new planning permission for extensive structural alterations or outbuilding conversions in Roscommon can introduce costly administrative delays.
- Asbestos and hazard risks: Older derelict houses frequently contain hazardous materials such as asbestos or lead paint, requiring specialized professional removal and safe disposal protocols.
- Remote maintenance logistics: Managing a major rural construction project from a distance can create significant oversight challenges and elevated contractor travel or accommodation costs.
- Local material sourcing: Transporting heavy building supplies to a rural location may incur higher delivery fees and logistical hurdles compared to urban construction sites.
- Unknown structural materials: The exact wall and roof construction types are unspecified, meaning hidden dampness or timber rot could inflate repair budgets unexpectedly.
- Access and roadway suitability: Narrow rural approach roads might restrict heavy construction traffic, concrete mixers, or large delivery trucks during the renovation process.
- Drainage and flood risk: Low lying rural plots in Roscommon should be checked for surface water accumulation or poor drainage issues during wet winter seasons.
- Lack of immediate occupancy: The home is completely uninhabitable in its current state, forcing buyers to rent elsewhere or maintain alternative housing throughout the construction period.
- Contractor availability shortages: Securing reliable local builders and specialized tradespeople for rural renovation projects can be difficult given high regional demand and labor constraints.
- Comprehensive survey essential: Buyers must budget for a thorough structural survey to uncover hidden foundation faults, timber pests, or roof sagging before entering a binding contract.
- Uncertain title and easements: Legal due diligence is critical to ensure there are no adverse rights of way, disputed land strips, or archaic burdens attached to the rural folio.
Price positioning
?
- The asking price appears undervalued because the property is heavily discounted to reflect its derelict state, requiring a complete and total renovation alongside outbuildings that need significant structural and cosmetic investment.
- Under-valuation signals are clearly evident in the very low entry price point, combined with a poor energy rating and extensive repair requirements across the three bedroom structure and associated agricultural sheds on the site.
- Potential factors that could support such an attractive pricing strategy include the inclusion of usable acreage and eligibility for government refurbishment grants, whereas severe construction inflation could rapidly undermine overall project viability.
- Additional relevant considerations involve factoring in substantial contingency budgets for modernizing utilities, addressing legacy maintenance neglect, and managing rural contractor availability to successfully transform this substantial renovation opportunity into a habitable home.
Build Analysis
What we know from similar construction types
- The property is described as a derelict 3-bed two-storey house requiring total renovation, indicating that structural elements, roofing, wiring, plumbing, and insulation will need comprehensive inspection and likely complete replacement.
- The inclusion of old-style farm buildings and a 3-bay hayshed on circa 0.49 acres provides additional structures that a buyer should investigate for structural integrity, asbestos presence, and potential for redevelopment or repurposing.
- The listing notes the property previously had an ESB connection and oil-fired central heating, but a buyer must verify the current status, safety, and functionality of all legacy utility connections.
- The buyer should investigate potential eligibility for vacant home or derelict property refurbishment grants, as well as local planning regulations regarding the renovation of rural structures.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property holds a G BER rating, indicating the highest level of energy inefficiency.
- Bringing a derelict property of this type up to a modern A-rating standard via a deep retrofit—including comprehensive wall insulation, window replacements, heating system installation, and renewable technologies—is estimated to cost between 60,000 and 100,000 euros or more, heavily dependent on the extent of structural repairs required alongside energy upgrades.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €2,500 to €3,500
- Explanation: Given the G BER rating and the fact that the property requires total renovation with previously installed oil-fired central heating currently out of use, heating inefficiency will be very high until major insulation and heating system upgrades are completed.
Pollution Safe
9/10Environmental situation to investigate
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
RATHLENA, GRANLAHAN, BALLINLOUGH
- Sale date
- Declared sale price
- €300,000.00
GRANGE, GRANLAHAN, BALLINLOUGH
- Sale date
- Declared sale price
- €285,000.00
Recent sales in the wider Ballinlough area
5 OAK LAWN, BALLINLOUGH, CO. ROSCOMMON
- Sale date
- Declared sale price
- €235,000.00
2 SCAHILL PARK, BALLINLOUGH, ROSCOMMON
- Sale date
- Declared sale price
- €265,000.00
14 WALLACE COURT, BALLINLOUGH, ROSCOMMON
- Sale date
- Declared sale price
- €95,000.00
8 HILL VIEW, BALLINLOUGH, ROSCOMMON
- Sale date
- Declared sale price
- €253,000.00
SRAH, BALLINLOUGH, ROSCOMMON
- Sale date
- Declared sale price
- €243,000.00
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
GRANGE, GRANLAHAN, BALLINLOUGH
- Sale date
- Declared sale price
- €83,000.00
Buyer fees*
Associated expenses guide
- Stamp duty: €650 (1% of the asking price of €65,000 for residential property under €1 million)
- Solicitor legal fees: Approximately €1,500 to €3,000 plus outlays and VAT
- Land registration fees: Approximately €175 to €700 depending on the registration type and property value
- Property valuation fees: Approximately €150 to €300
- Surveyor fees: Approximately €500 to €1,200 depending on the depth of structural survey required for a renovation project
- Annual home insurance: Approximately €400 to €800, though comprehensive cover should be verified once the renovation scope is defined
Forum Talk
What people are saying about this area
- Local discussions highlight rural properties in Roscommon as popular projects for buyers seeking affordable renovation opportunities.
- Community interest often centers around the availability of vacant home grants for derelict rural houses.
- Residents frequently discuss the charm and potential of old-style farm buildings accompanying rural properties in the Ballinlough area.
- Local forums note that properties requiring total renovation often attract interest from those looking to create bespoke countryside homes.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children2/10
The property is a derelict house in need of total renovation, making it unsafe and unsuitable for young children until extensive construction work is completed.
- Teenagers2/10
With no habitable space currently available and a requirement for total renovation, this property is not appropriate for teenagers.
- Multi-generational Living1/10
The small 3-bedroom, 1-bathroom footprint in total dereliction does not currently support multi-generational living arrangements.
- Single Buyers5/10
An affordable entry price of €65,000 may appeal to a single DIY enthusiast or ambitious buyer looking for a serious renovation project, provided they have additional funds for rebuilding.
- Couples5/10
Couples looking for a project home to customize entirely to their tastes will find potential here, though the property is currently uninhabitable.
- Empty Nesters3/10
Empty nesters seeking a manageable downsizing project should note the heavy construction demands and potential health and safety challenges of a derelict home.
- Retirees2/10
The extensive renovation required makes this an unsuitable choice for retirees unless hiring a complete project management team.
Work
3 areas- Remote Working4/10
While remote work is possible in a rural home, buyers should investigate the availability and speed of local broadband infrastructure, especially given the derelict state.
- Hybrid Commuting3/10
The rural Roscommon location makes regular commuting to major employment hubs difficult and time-consuming.
- Retired5/10
Suitable for retirement only after a major capital investment and construction project to make the home comfortable.
Practical
8 areas- Ageing in Place1/10
A derelict multi-story house requiring total renovation is entirely unsuitable for ageing in place without significant architectural redesign and adaptation.
- Low Maintenance1/10
The property requires total renovation and includes old-style farm buildings and a hayshed, representing a very high-maintenance undertaking.
- Secure Gated Entry2/10
There is no indication of secure gated entry; the property is open and derelict.
- Minimalist Design2/10
The structure is an old 2-storey house in need of total renovation, far from a modern minimalist design.
- Flexible Floor Plans6/10
Because the house requires total renovation, a buyer has a blank canvas to reconfigure the internal layout entirely.
- Heritage Home4/10
Features old-style farm buildings, though buyers should verify if the main structure holds any official protected or heritage status.
- Ecological Setup3/10
The property has a G BER rating and requires total renovation, meaning significant energy efficiency upgrades will be mandatory.
- Outdoor areas7/10
The circa 0.49-acre site includes traditional outbuildings and a 3-bay hayshed, offering extensive rural outdoor footprint potential.
Interests
9 areas- Gardening8/10
The circa 0.49-acre plot offers plenty of outdoor space for landscaping, vegetable patches, and gardening enthusiasts once cleared.
- Walking6/10
Quiet rural roads provide pleasant local walking routes, though amenities and footpaths are absent.
- Gym1/10
No commercial gym facilities are within convenient distance of this rural location.
- Cycling5/10
Low-traffic country roads can be suitable for cycling, though rural conditions and weather will dictate usability.
- Golf3/10
Access to golf courses will require traveling to nearby towns, as none are immediately adjacent.
- Fishing5/10
Roscommon features various lakes and rivers, though buyers should verify the proximity of specific angling spots to this townland.
- Horse Riding7/10
The inclusion of old-style farm buildings and 0.49 acres could potentially accommodate equestrian interests with further development.
- Water Sports2/10
Limited direct access to water sports facilities locally, aside from distant regional lakes.
- Entertaining1/10
The house is entirely derelict and unlivable, making entertaining impossible until major rebuilding works occur.
Lifestyle
5 areas- Coastal Living1/10
County Roscommon is an inland county with no proximity to the coast.
- Urban Living1/10
This is a deeply rural setting far removed from urban centers and city amenities.
- Quiet Living9/10
Located in Grange, Granlahan, Ballinlough, Co. Roscommon, the property offers a rural, countryside setting characterized by a high degree of peace and quiet.
- Rural Living10/10
Set on circa 0.49 acres with old-style farm buildings and a 3-bay hayshed, this represents a classic rural property setup.
- Village Living4/10
The rural countryside location means limited immediate access to village amenities without relying on transport.
Social
6 areas- Community Involvement5/10
Rural townlands often feature tight-knit local communities, though integration requires proactive effort.
- Café Culture1/10
There is no café culture directly accessible in this rural area.
- Nightlife1/10
Nightlife options are absent in this rural countryside setting.
- Health/Wellness groups2/10
Local wellness or fitness groups will be minimal, requiring travel to nearby towns.
- Networking Opportunities1/10
Professional networking opportunities are virtually nonexistent in this immediate rural locality.
- Tech-Hub Connectivity1/10
There are no local tech hubs; connectivity relies entirely on home internet solutions.
Listing information
- Agent
- Gerry Coffey Auctioneer and Valuer
- Phone
- 094 964 3600
- Published on HouseDelve
- 30 September 2026
- Correction
- Report an issue
HD-E9F67FHouseDelve · 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.