Herkin, Ballymagowan Upper, Kerrykeel, DonegalF92APV2
€220,000
3 Bed~BER G
What you'll like:
- Stunning water views: The elevated site offers magnificent scenic vistas overlooking Mulroy Bay, providing a picturesque and peaceful rural backdrop for daily living.
- Spacious detached layout: The large two-storey structure gives buyers generous room to configure living spaces to suit growing family needs and personal preferences.
- Private rural setting: Positioned in Ballymagowan Upper, the location guarantees a quiet countryside atmosphere away from heavy urban noise and congestion.
- Multiple reception rooms: Featuring both a dedicated lounge and a separate living room, the layout allows for flexible entertainment and family relaxation zones.
- Solid fuel fireplaces: Both main reception areas include functional fireplaces, offering cozy heating options and traditional focal points for winter evenings.
- External storage outhouses: Three included outhouses provide valuable extra space for securely storing gardening equipment, tools, bicycles, and outdoor gear.
- Defined gravel parking: The established gravel driveway ensures ample off-street parking capacity for multiple vehicles right outside the main entrance.
- Charming boundary features: Attractive local stone walls enhance the rustic appeal of the grounds and help clearly define the front property boundaries.
- Convenient local amenities: Kerrykeel village is nearby, offering essential community services such as a national school, local shops, pubs, and the post office.
- Proximity to beaches: The renowned coastal destination of Portsalon and its excellent sandy beaches are within a convenient ten-kilometer drive.
- Renowned golf access: Portsalon Golf Course is easily reachable from the property, making it an ideal location for golf enthusiasts and weekend players.
- Oil fired central heating: An existing O.F.C.H. system is installed, providing standard radiator-based warmth throughout the majority of the internal living spaces.
- Tiled functional areas: Ceramic tiling in the entrance, kitchen, and select living spaces ensures durable and easily cleanable flooring in high-traffic zones.
- Wood flooring character: Semi-solid oak flooring in the bedrooms and solid pine in the lounge add warm textures and traditional character to the rooms.
- Accessible navigation: The provided Eircode allows visitors and delivery drivers to easily locate the rural address using modern satellite navigation technology.
- Private treaty sale: Purchasing via private treaty allows interested parties to make direct offers without the pressure of a public auction environment.
- Growth potential: The reasonable asking price combined with the generous footprint provides buyers an opportunity to modernize and build long-term equity.
- Independent country living: The standalone nature of the house frees occupants from management fees or shared building maintenance responsibilities common in developments.
- Natural light opportunities: Elevated positioning helps maximize natural sunlight exposure throughout the day, brightening the primary rooms of the house.
- Outdoor recreation base: The scenic surrounding countryside offers immediate access to walking, hiking, and rural exploration for active lifestyle buyers.
But keep in mind:
- Extremely poor BER rating: The property holds a G energy rating, indicating severe thermal inefficiency that will likely demand substantial insulation upgrades.
- Heating cost concerns: Due to the poor energy rating, future heating bills using the current oil system could be exceptionally high during winter months.
- Required energy retrofitting: Buyers should budget heavily for deep retrofit works such as wall insulation, window replacements, and heating system modernizations.
- Missing floor area data: The total square footage is not provided in the listing, making it difficult to calculate exact per-square-meter acquisition costs.
- Bathroom count ambiguity: The listing fails to state the total number of bathrooms, requiring careful verification of plumbing facilities during a physical viewing.
- Compact kitchen space: The kitchen measures a relatively small 2.40m by 2.00m, which may feel cramped for modern cooking and family dining requirements.
- Outhouse condition unknown: The structural integrity and weatherproofing of the three external outhouses must be thoroughly inspected for potential damp or rot.
- Rural septic tank checks: Buyers need to investigate the status and compliance of the private wastewater treatment system serving the dwelling.
- Water supply verification: The source and potability of the domestic water supply should be formally verified by a professional during the diligence phase.
- Remote winter access: Heavy rural snow or ice on elevated approach roads could occasionally make driving conditions challenging during severe winter weather.
- Maintenance of stone walls: The traditional local stone boundary walls may require specialized masonry repairs over time to prevent gradual structural degradation.
- Gravel driveway upkeep: The existing gravel drive will require periodic replenishment and weed control to maintain a tidy appearance and prevent surface erosion.
- Limited public transport: The rural location lacks frequent public transport links, meaning residents will rely heavily on private cars for daily commuting.
- Potential damp risks: Elevated rural sites exposed to strong coastal winds and rain require diligent checks for penetrating damp around windows and walls.
- Electrical system age: Given the property age and style, an electrical safety survey is strongly recommended to check compliance with current standards.
- Window efficiency status: The age and double-glazing status of the windows are not detailed, potentially representing another major capital expenditure item.
- Boundary line clarity: Legal advisers should carefully check mapping boundaries to ensure all outhouses and access paths sit entirely within the title lands.
- Future proofing costs: Bringing a G-rated home up to a comfortable modern environmental standard will require navigating grants and managing complex contractor schedules.
- Limited local employment: Proximity to major employment hubs is limited, making remote work viability or long commutes a necessary consideration for buyers.
- Resale value considerations: The poor energy rating could impact future marketability until comprehensive thermal upgrades are successfully completed by the new owner.
Price positioning
?
- The asking price appears reasonably positioned because it aligns closely with regional transactional benchmarks for similar rural detached dwellings located across the surrounding wider area.
- Under-valuation signals are absent given the inclusion of multiple outhouses and an elevated site, while over-valuation signals are mitigated by competitive regional sales figures for comparable homes.
- Potential factors supporting this price level include scenic bay views and local amenities, whereas a weak energy rating could undermine buyer enthusiasm and necessitate future capital expenditure.
- Additional relevant considerations involve the property requiring modernization to improve its energy efficiency, which prospective purchasers will likely factor into their overall valuation assessment.
Build Analysis
What we know from similar construction types
- The property is a large detached two-storey rural house featuring outhouses and a gravel drive, occupying an elevated site.
- Given the rural location, a buyer should investigate the status and compliance of the private water supply and wastewater treatment system, such as a septic tank.
- The presence of outhouses requires verification regarding their structural condition and whether any local planning permissions or agricultural exemptions apply.
- A thorough structural survey is recommended to assess the overall condition of the two-storey building, including the roof, walls, and any potential dampness associated with rural and elevated coastal or bay-view exposures.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a G BER rating, indicating very poor energy efficiency and high heat loss.
- A comprehensive deep retrofit is required to bring the house up to modern energy standards, which typically includes external wall insulation, upgraded windows and doors, roof insulation, and the installation of a heat pump or modern efficient heating system.
- Estimated deep retrofit costs for a detached house of this type generally range from €50,000 to €80,000 or more, depending on the exact floor area and extent of works needed to achieve a B2 BER rating or higher.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 2,500 euro to 3,500 euro.
- Explanation: The property has a G BER rating, indicating very poor energy efficiency and high heat loss, which will result in substantially higher oil-fired central heating costs compared to more modern homes.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The listing describes the property as situated on an elevated site overlooking Mulroy Bay, which generally reduces the likelihood of direct surface flooding.
- While elevation provides good protection, localized heavy rainfall can occasionally affect low-lying rural access roads, so buyers should review local drainage conditions.
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 Kerrykeel area
GORTCALLY, KERRYKEEL, CO. DONEGAL
- Sale date
- Declared sale price
- €96,500.00
LEITRIM, SHORE RD, KERRYKEEL
- Sale date
- Declared sale price
- €220,000.00
11 FORD GARDEN, KERRYKEEL, DONEGAL
- Sale date
- Declared sale price
- €170,000.00
6 CUAN NA TRA, KERRYKEEL, LETTERKENNY
- Sale date
- Declared sale price
- €240,000.00
KNOCKBRACK, KERRYKEEL, COUNTY DONEGAL
- Sale date
- Declared sale price
- €80,062.00
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 2,200 euro to 4,400 euro depending on whether it is a residential property under the standard 1% or 2% brackets.
- Solicitor legal fees: approximately 1,500 euro to 3,000 euro plus outlay and VAT.
- Land registration fees: approximately 170 euro to 600 euro depending on the registry type.
- Property valuation fees: approximately 150 euro to 300 euro.
- Surveyor fees: approximately 500 euro to 1,000 euro.
- Annual home insurance: approximately 400 euro to 800 euro.
Forum Talk
What people are saying about this area
- Local residents frequently discuss the scenic beauty and quiet rural atmosphere around Mulroy Bay and Kerrykeel.
- Community groups often highlight local amenities in Kerrykeel including the national school, shops, and proximity to Portsalon beaches.
- Driving routes and local road conditions are common topics among villagers during winter months.
- Tourism and outdoor activities such as golf and coastal walks attract considerable positive local interest.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property offers a large detached two-storey layout and outdoor space suitable for young children, though buyers should verify safety features and the proximity of the local National School in Kerrykeel.
- Teenagers5/10
Rural setting with plenty of outdoor space, but teenagers may find the location quite remote regarding independent access to entertainment and broader social amenities.
- Multi-generational Living6/10
Features multiple rooms and outhouses offering potential space, though the exact layout and bathroom arrangements should be verified for multi-generational comfort.
- Single Buyers4/10
At €220,000, the entry price is accessible, but the remote rural location and substantial upkeep required for a large detached house with outhouses may not suit all single buyers.
- Couples7/10
Provides a spacious rural retreat with stunning views over Mulroy Bay, ideal for couples looking for peace and quiet with proximity to coastal amenities.
- Empty Nesters6/10
Great for empty nesters seeking a scenic rural home with room for visiting family, though property maintenance and heating (O.F.C.H. with a G BER rating) should be considered.
- Retirees6/10
Offers a tranquil environment on an elevated site, though retirees should note the rural location and consider potential accessibility upgrades given the G BER rating and outhouses.
Work
3 areas- Remote Working5/10
Provides a quiet home environment with room for a home office, but buyers should verify local broadband speeds and reliability in this rural area.
- Hybrid Commuting3/10
The rural location in Kerrykeel, Co. Donegal, involves significant travel times to major employment hubs, making regular commuting challenging.
- Retired8/10
An ideal setup for retirees looking to enjoy peace, scenic views, and local village conveniences without urban hustle.
Practical
8 areas- Ageing in Place5/10
The two-storey layout and rural isolation present challenges for ageing in place, though buyers could investigate potential modifications.
- Low Maintenance4/10
A large detached two-storey house with three outhouses and grounds requires ongoing property maintenance and upkeep.
- Secure Gated Entry3/10
The listing mentions a gravel drive and parking with local stone walls, but explicit secure gated entry is not detailed.
- Minimalist Design3/10
Traditional layout featuring multiple rooms, a fireplace, and separate outhouses rather than a minimalist architectural style.
- Flexible Floor Plans6/10
Includes multiple reception rooms and bedrooms offering reasonable layout flexibility, though structural changes would need verification.
- Heritage Home4/10
A traditional rural property featuring local stone walls, though it is not explicitly marketed as a protected heritage structure.
- Ecological Setup3/10
The property carries a G BER rating and relies on Oil Fired Central Heating (O.F.C.H.), indicating significant room for energy efficiency improvements.
- Outdoor areas8/10
Features an elevated site with stunning views over Mulroy Bay, gravel drive and parking, local stone walls, and three outhouses.
Interests
9 areas- Gardening7/10
The elevated site, gravel drive, and outhouses provide plenty of scope for outdoor green-thumb projects, though soil conditions should be verified.
- Walking8/10
Set in a scenic rural area overlooking Mulroy Bay with proximity to the coastline and beaches at Portsalon for great walking routes.
- Gym2/10
No dedicated gym facilities on-site, and formal fitness centres would require travelling some distance into nearby towns.
- Cycling6/10
Scenic rural roads offer cycling opportunities, though narrow country lanes and hilly terrain require caution.
- Golf8/10
Conveniently located within a short 10km drive of the renowned Portsalon Golf Course.
- Fishing8/10
Proximity to Mulroy Bay and coastal waters provides excellent opportunities for angling and water-based hobbies.
- Horse Riding6/10
The rural environment offers quiet local roads and countryside suitable for equestrian enthusiasts, subject to local livery availability.
- Water Sports8/10
Close proximity to Mulroy Bay and the excellent beaches of Portsalon makes this location ideal for water sports enthusiasts.
- Entertaining6/10
Features a lounge, living room, and outdoor areas with stunning views, though the rural location means guests will need to travel.
Lifestyle
5 areas- Quiet Living9/10
Located in an elevated rural setting in Ballymagowan Upper with stunning views over Mulroy Bay, ensuring a peaceful and private atmosphere.
- Rural Living10/10
A classic rural property featuring a gravel drive, local stone walls, and three outhouses, perfectly suited to the rural Donegal countryside.
- Village Living7/10
Kerrykeel is within reach, offering local amenities such as a National School, independent shops, bars, restaurants, and a post office.
- Coastal Living8/10
Enjoys stunning views over Mulroy Bay and is within a short 10km drive of Portsalon, which features excellent beaches.
- Urban Living1/10
The property is entirely rural and remote, far removed from any major urban centres or city infrastructure.
Social
6 areas- Community Involvement7/10
Proximity to Kerrykeel allows for participation in local community life, events, and village amenities.
- Café Culture4/10
Limited café options immediately nearby in the rural setting, requiring a trip into local villages or towns.
- Nightlife3/10
Restricted to local village pubs in Kerrykeel, with extensive nightlife options largely absent in this rural location.
- Health/Wellness groups4/10
Formal wellness classes or pilates and stretching groups would likely require travel to larger nearby settlements.
- Networking Opportunities2/10
The rural setting offers very few professional networking opportunities outside of local trade.
- Tech-Hub Connectivity1/10
No tech hubs or specialized co-working spaces exist in the immediate vicinity.
Listing information
- Agent
- REA McElhinney
- Phone
- 074 915 3414
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-DA16E3HouseDelve · 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.