
Harpur House, William Street, Drogheda, LouthA92ET97
Price on application
10 Bed~8 Bath~400 m²
What you'll like:
- Established business operations: Trading continuously since 1985 as a bed and breakfast, this property offers a ready-made income stream for any incoming hospitality investor.
- Strong council relationships: The vendor reports an excellent ongoing relationship with local county authorities, potentially securing reliable short-term accommodation placement contracts for future operators.
- Substantial floor area: Measuring over 400 square meters, this sizable building provides generous internal dimensions suitable for large family living or commercial lodging setups.
- Period architectural charm: Dating back to approximately 1820, the residence boasts handsome Georgian proportions, sliding sash windows, and authentic historic character features throughout.
- Central town location: Situated directly in the heart of Drogheda, residents or guests enjoy immediate pedestrian access to local retail, dining, and public transport infrastructure.
- Dedicated parking facilities: The inclusion of rear car parking represents a rare and valuable urban amenity for both residential occupants and visiting guests alike.
- Basement development potential: The substantial sub-grade level spans approximately 67 square meters, offering exciting opportunities for further spatial expansion or dedicated utility conversions.
- Impressive entrance facade: The street frontage features a striking Greek Doric doorway surround with a leaded fanlight, creating immediate curb appeal and historic prestige.
- Multiple ensuite configurations: Featuring eight bathrooms servicing the accommodation footprint, guests or residents benefit from excellent privacy and independent washing facilities.
- Retiring vendor handover: The current owner is retiring after decades of operation, presenting a clean transition window for a motivated new commercial operator or homeowner.
- Versatile future usage: Buyers can choose between continuing the established hospitality trade, converting the asset into a grand private residence, or exploring alternative commercial applications.
- Historic structural recognition: Listed on the national architectural heritage inventory, the building holds recognized cultural value that may appeal to preservation-minded buyers.
- Existing safety compliance: The building includes installed fire alarm systems and dedicated fire doors, which are essential prerequisites for commercial accommodation compliance and guest safety.
- Enclosed rear yard: The property benefits from a private gravelled rear yard bounded by rendered walls, providing a secure outdoor amenity space sheltered from street noise.
- Renovated outbuilding structure: The extensive six-bay two-storey outbuilding to the rear has been largely renovated, offering substantial auxiliary workspace or storage capabilities.
- Original decorative detailing: Interior spaces retain charming period elements such as original ceiling coving and intricate plaster wall panels that elevate the aesthetic appeal.
- Abundant bedroom capacity: With up to thirteen designated bedroom spaces across multiple floors, the layout provides exceptional capacity for large groups or extensive family living.
- Distinctive architectural flourishes: Unique design touches like the return oeuil-de-boeuf window and decorative marble fireplaces add authentic character and visual interest to rooms.
- Solid masonry construction: Built with smooth rendered ruled-and-lined walls and a moulded parapet cornice, the heritage exterior demonstrates durable period craftsmanship.
- Convenient utility provisions: The dedicated utility room and second kitchen installation ensure that back-of-house operations for a busy lodging business are easily manageable.
But keep in mind:
- Unclear BER rating status: The property is listed as exempt, but buyers should independently verify energy performance certificates to understand potential thermal efficiency upgrading costs.
- Historic building restrictions: Due to its protected period status, making significant structural alterations, modernizations, or exterior changes may require stringent local planning permissions.
- Aged heating infrastructure: The reliance on oil central heating may require substantial modernization or replacement to meet contemporary energy standards and reduce operational expenses.
- Maintenance of original features: Historic timber sash windows require specialized and potentially costly ongoing maintenance to prevent draftiness, rot, and operational sticking.
- Potential fire safety upgrades: While fire doors and alarms exist, buyers should inspect current commercial compliance certificates to ensure adherence to modern hospitality regulations.
- Basement moisture risks: Sub-grade levels in period buildings are prone to dampness, requiring careful due diligence regarding waterproofing, ventilation, and structural integrity.
- Aged plumbing and electrical: Operating since 1985 means underlying electrical wiring and plumbing networks may require thorough professional inspection and wholesale upgrading.
- Commercial revenue verification: Buyers must thoroughly audit historical trading accounts to validate the actual profitability and sustainability of the going-concern business model.
- High ongoing upkeep costs: Maintaining a 400-square-meter heritage property involves significant recurring maintenance expenses compared to modern residential or commercial alternatives.
- Street-front noise exposure: Direct positioning on William Street means urban traffic noise could impact guest comfort or residential tranquility in front-facing rooms.
- Complex spatial layout: The rambling multi-story layout across three stories over a basement may present accessibility challenges for guests or residents with limited mobility.
- Outbuilding adaptation expenses: Although partially renovated, the large two-bay outbuilding may require further capital expenditure to render it fully functional for commercial use.
- Uncertain council contract continuity: Prospective operators must verify whether existing local authority accommodation placements will legally transfer to a new business owner.
- Lack of private garden space: The rear is primarily a gravelled yard rather than a traditional green lawn, which might limit its appeal for residential family buyers.
- Complex insurance premiums: Insuring a historic, multi-occupancy commercial property of this age can carry significantly higher premiums than standard residential real estate.
- Potential damp in returns: The single-storey and lean-to extensions from the 1920s should be inspected closely for damp penetration, roof flashing issues, and foundation settling.
- Chimneystack maintenance needs: Smooth rendered chimneystacks require regular roof-level inspections to check for weather erosion, spalling render, and safe flue operation.
- Cast-iron drainage upkeep: Original cast-iron gutters and circular downpipes are susceptible to rust and blockage, necessitating routine clearing and eventual replacement.
- Interior reconfiguration costs: Converting the property entirely back into a single grand residence would demand a substantial architectural budget and careful space planning.
- Local parking limitations: While rear parking is available, street parking constraints in the town centre could occasionally frustrate high-volume commercial guest turnover.
Price positioning
?
Not enough reliable market evidence is available to position this asking price.
Build Analysis
What we know from similar construction types
- The property is a substantial period Georgian residence dating from c. 1820, featuring a three-storey over basement layout with a single-storey return and rear outbuilding.
- As a historic structure, a buyer should investigate potential maintenance requirements associated with original timber sliding sash windows, rendered walling, and cast-iron elements.
- Given its long-term use as a B&B and budget accommodation, a buyer should verify compliance with current fire safety regulations, building control, and commercial planning permissions if intending to continue the existing business.
- The basement level offers further development potential, but a buyer should check for potential dampness, structural integrity, and adequate ventilation typical of period basements.
- The property is listed as BER exempt, which is standard for protected or historic structures, but a buyer should assess the thermal performance and the feasibility of upgrading insulation without compromising the building's historic fabric.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 5,500 to 8,500 euro.
- Explanation: Given the large 400 m² floor area, period Georgian construction with single-glazed original sash windows, and oil central heating powering a 10-bedroom layout operating as a former B&B, energy consumption is expected to be very high. Buyers should verify the efficiency of the oil heating system and insulation levels.
Pollution Safe
8/10Environmental situation to investigate
- The property is located in an established urban centre with typical urban air quality influenced by traffic emissions.
- There are no major heavy industrial facilities or active landfills immediately adjacent to William Street, though prospective buyers should verify historical land use for any legacy commercial activity.
Flood Safe
7/10Water overflow reports to follow up
- While the property sits on higher ground within the town centre relative to the immediate banks of the River Boyne, buyers should consult local flood maps for detailed catchment assessments.
- Surface water drainage during extreme weather events is a general factor to investigate for basement-level structures in this historical part of Drogheda.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
1 ALBANY TCE, WILLIAM ST, DROGHEDA
- Sale date
- Declared sale price
- €520,000.00
5 ALBANY TERRACE, WILLIAM ST, DROGHEDA
- Sale date
- Declared sale price
- €100,000.00
4 PARADISE PLACE, WILLIAM ST, DROGHEDA
- Sale date
- Declared sale price
- €110,000.00
7 PARADISE PLACE, WILLIAM ST, DROGHEDA
- Sale date
- Declared sale price
- €110,000.00
5 PARADISE PLACE, WILLIAM ST, DROGHEDA
- Sale date
- Declared sale price
- €110,000.00
Recent sales in the wider Drogheda area
23 SIENNA, FRANCIS ST, DROGHEDA
- Sale date
- Declared sale price
- €231,000.00
60 ELMWOOD CLOSE, TERMON ABBEY, DROGHEDA
- Sale date
- Declared sale price
- €352,000.00
2 OAKLAWNS COURT, DROGHEDA, LOUTH
- Sale date
- Declared sale price
- €375,000.00
9 THE COURTYARD, MARSH RD, DROGHEDA
- Sale date
- Declared sale price
- €240,000.00
13 MILL ROW, TRINITY STREET, DROGHEDA
- Sale date
- Declared sale price
- €167,000.00
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: Varies depending on whether the property is classified residential or commercial, typically ranging from 1% to 7.5% or up to 2% for residential based on market value.
- Solicitor legal fees: Approximately 2,000 to 5,000 euro plus outlay and VAT, depending on the complexity of the commercial or residential title.
- Land registration fees: Approximately 400 to 800 euro depending on property value and registration type.
- Property valuation fees: Approximately 150 to 300 euro.
- Surveyor fees: Approximately 1,500 to 3,000 euro for a comprehensive structural survey on a large period property measuring over 400 square metres.
- Annual home insurance: Approximately 1,200 to 3,000 euro or more annually, depending on the commercial/guest house use, historical nature, and coverage extent.
Forum Talk
What people are saying about this area
- Locals in Drogheda frequently discuss ongoing regeneration projects around the town centre and along the River Boyne.
- Residents often share updates on local traffic management, particularly regarding peak-hour congestion on bridges crossing the Boyne.
- Community forums highlight active tourism and hospitality networks in the area, noting the steady demand for central accommodation.
- Discussions on local groups touch upon heritage preservation and the upkeep of historic Georgian properties in the town.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children3/10
A 3-storey over basement period Georgian residence located right on the street with 10 bedrooms presents significant safety and supervision challenges for very young children.
- Teenagers6/10
Teenagers would appreciate the generous size and central town location offering easy access to local amenities, though the historical layout may offer less contemporary privacy.
- Multi-generational Living7/10
With over 400 square metres, 10 bedrooms and 8 bathrooms across multiple levels, the property offers ample space for extended families to live together under one roof.
- Single Buyers2/10
A massive 400m2 period home with 10 bedrooms is vastly oversized and excessively demanding in maintenance for a single occupant.
- Couples4/10
While spacious, maintaining a 10-bedroom Georgian building with a basement and commercial/B&B history is far too large for a typical couple unless running a hospitality business.
- Empty Nesters4/10
The property provides plenty of room for visiting guests, but the immense scale, staircases across three storeys plus basement, and upkeep make it less practical for empty nesters.
- Retirees3/10
Navigating a three-storey over basement Georgian structure without a lift could pose mobility challenges as one ages in place.
Work
3 areas- Remote Working8/10
With 10 bedrooms, the property offers abundant options to designate multiple quiet home offices or studies for remote professionals.
- Hybrid Commuting7/10
Drogheda provides strong transport links for commuters traveling to Dublin or Belfast, though the town-centre location means managing urban traffic.
- Retired5/10
The current owner is retiring from the B&B business, offering a chance for a new buyer to take over or convert the space, though the multi-story scale is demanding.
Practical
8 areas- Ageing in Place2/10
A three-storey over basement Georgian layout featuring multiple staircases makes ageing in place exceptionally challenging without significant structural modifications.
- Low Maintenance2/10
A 400m2 protected or period structure dating from c. 1820 requires specialist upkeep, ongoing preservation, and meticulous maintenance.
- Secure Gated Entry4/10
The house fronts directly onto the street with basement railings, and features a rear car parking area, but lacks a traditional private gated security compound.
- Minimalist Design2/10
This is a historic Georgian property defined by ornate features, original sliding sash windows, coving, and traditional period architecture rather than minimalism.
- Flexible Floor Plans8/10
With 10 bedrooms, 8 bathrooms, a large reception room, and a basement with development potential, the layout offers vast flexibility for diverse uses.
- Heritage Home10/10
A magnificent c. 1820 Georgian residence recognized on the Buildings of Ireland heritage website, featuring classic architectural details like a Greek Doric doorway and sliding sash windows.
- Ecological Setup3/10
As an antique period building relying on oil central heating and traditional sash windows, its energy efficiency and ecological setup are likely to require substantial upgrades.
- Outdoor areas4/10
The property includes an enclosed gravelled yard to the rear with a renovated two-storey outbuilding and car parking, though it lacks extensive green lawns or gardens.
Interests
9 areas- Gardening3/10
The listing indicates an enclosed gravelled yard to the rear with outbuildings, leaving very little traditional green space or garden for avid gardeners.
- Walking8/10
The central town location makes it extremely convenient for walking to local amenities, shops, and historical town trails.
- Gym6/10
Town-centre location provides reasonable access to commercial fitness facilities nearby, though the property itself lacks a dedicated home gym setup.
- Cycling6/10
Urban cycling is feasible from the central location, though busy town traffic requires caution.
- Golf5/10
Drogheda and County Louth boast renowned golf courses in the wider region, though travel by vehicle is necessary to reach them.
- Fishing6/10
Proximity to the River Boyne offers fishing opportunities nearby for enthusiasts.
- Horse Riding3/10
An urban town-centre property does not accommodate horse stabling or immediate equestrian pursuits.
- Water Sports4/10
While the Boyne and nearby coastal areas offer some water activities, buyers interested in extensive water sports should verify local club access.
- Entertaining8/10
Boasting expansive reception spaces, multiple bedrooms and bathrooms, and a history as a B&B, the property is structurally primed for hosting guests and events.
Lifestyle
5 areas- Quiet Living4/10
Situated right in the centre of Drogheda town on William Street, urban noise and street activity mean it is less suited for those seeking absolute quiet.
- Rural Living1/10
This is a handsome town-centre Georgian residence with a paved rear yard, offering a distinctly urban setting rather than rural surroundings.
- Village Living4/10
It is located in an established town environment rather than a quiet village, though it shares proximity to local services.
- Coastal Living2/10
Drogheda is an inland town along the River Boyne, so buyers should investigate coastal proximity if sea views or beach access are a priority.
- Urban Living9/10
Positioned right in the heart of Drogheda town, this property delivers classic urban Georgian living with immediate access to shops, services, and transport.
Social
6 areas- Community Involvement8/10
A prominent period building in the town centre places residents right at the heart of the local Drogheda community.
- Café Culture9/10
Being located directly in the centre of Drogheda town puts numerous local cafés, restaurants, and social spots within effortless walking distance.
- Nightlife8/10
Central town positioning ensures close proximity to pubs, bars, and evening entertainment venues.
- Health/Wellness groups7/10
Town-centre amenities typically include easy access to various pilates, stretching, and wellness classes nearby.
- Networking Opportunities7/10
The commercial history and central urban setting lend themselves well to business networking and community engagement.
- Tech-Hub Connectivity6/10
Buyers should verify the local broadband infrastructure to ensure high-speed connectivity suitable for modern tech requirements.
Listing information
- Agent
- O'Brien Collins Little
- Phone
- (041) 987 5444
- Published on HouseDelve
- 6 September 2026
- Correction
- Report an issue
HD-3E28A1HouseDelve · 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.