Iceford, Ballina, Co. MayoF26P9P7
€375,000
4 Bed~2 Bath~164 m²~BER E
What you'll like:
- Stunning coastal setting: Nestled directly along the breathtaking Wild Atlantic Way, this home offers buyers a scenic lifestyle with beautiful natural surroundings right at the doorstep.
- Spectacular river views: The property enjoys impressive vistas looking towards the River Moy, creating a tranquil daily backdrop that significantly enhances the home's long-term appeal.
- Generous floor area: Spanning approximately 164 square metres, the spacious detached layout provides ample room for growing families without feeling cramped or restricted.
- Substantial site size: Set across a 0.4-acre plot, the grounds offer plenty of private outdoor space for children, pets, gardening enthusiasts, and outdoor family gatherings.
- Proximity to Enniscrone Beach: Located less than ten minutes away from golden sandy beaches, buyers can easily enjoy coastal walks and seaside recreation whenever desired.
- Renowned golf access: Being very close to the acclaimed Enniscrone Golf Club gives golf lovers convenient access to a top-tier sporting facility nearby.
- Open plan living: The combined kitchen and living area provides a bright, flexible space that suits modern family routines and casual entertaining effortlessly.
- Dedicated sitting room: A separate sitting room is perfectly positioned to capture scenic river views, offering a cozy retreat away from the main kitchen areas.
- Flexible fourth bedroom: The fourth bedroom functions easily as a home office, making remote work or hybrid employment arrangements very convenient for modern buyers.
- Outdoor patio space: A spacious side patio connects directly to the kitchen, creating an ideal setup for outdoor dining, summer barbecues, and relaxation.
- Solid detached structure: As a standalone detached property, it offers enhanced privacy and less noise transmission compared to semi-detached or terraced alternatives.
- Modernisation potential: The house is in good overall condition while remaining open for aesthetic updates, letting buyers customize finishes to their personal taste.
- Family bathroom provision: The layout includes a well-sized family bathroom alongside a separate guest WC, reducing morning queues in a busy household.
- Bright interior spaces: Generously proportioned rooms and practical hallway layouts ensure good natural light distribution throughout the primary living zones.
- Established residential appeal: Situated in a recognizable rural-coastal corridor near Ballina, the property holds solid appeal for long-term owner-occupation.
- Outdoor entertaining readiness: The 0.4-acre site provides ample blank canvas potential for landscaping projects, polytunnels, or custom garden entertainment zones.
- Convenient drive times: Short journey times to local towns ensure that everyday shopping, schools, and professional services remain within practical reach.
- Vacation home potential: Given its coastal positioning near major leisure amenities, the property could also serve as an exceptional holiday retreat.
- Clear room dimensions: Well-defined room measurements throughout the listing allow buyers to plan furniture layouts prior to moving in.
- Manageable scale: At 164 square metres on a single accessible plot, the property avoids the excessive maintenance burdens of sprawling estate properties.
But keep in mind:
- Poor energy rating: The property carries a weak BER rating of E, indicating significant heat loss that will likely require immediate insulation upgrades.
- High energy consumption: An energy performance indicator of 246 points to high utility bills, meaning buyers should budget for substantial heating improvements.
- Modernisation costs required: While habitable, the interior needs updating, which will add extra renovation expenses to the initial purchase price of €375,000.
- Exposed coastal climate: Being situated directly on the Wild Atlantic Way exposes the structure to harsh weather, increasing long-term exterior maintenance requirements.
- Potential damp risks: Coastal properties often face wind-driven rain challenges, so buyers must carefully inspect external walls and windows for moisture ingress.
- Single-glazed vulnerability: If original windows are present, buyers should check their thermal efficiency and budget for potential double or triple glazing replacements.
- Heating system efficiency: An E-rated home often relies on older boilers or inefficient heating infrastructure, which may need complete replacement for modern comfort.
- Septic tank verification: Buyers must verify whether the property relies on a private septic tank system and ensure it complies with current environmental standards.
- Private water supply check: It is essential to confirm if the property uses a private well or municipal water connection, and test the water quality accordingly.
- Boundary line clarity: Given the 0.4-acre rural site size, buyers should have their solicitor meticulously examine the maps to confirm exact boundary lines.
- Local planning restrictions: Rural Mayo locations often feature strict local planning controls, which could restrict future extensions or structural modifications.
- Public transport reliance: The tranquil coastal setting likely implies limited public transport options, making a reliable personal vehicle mandatory for daily life.
- Commute distance to amenities: While close to Enniscrone, broader urban amenities in Ballina require regular driving, adding to long-term fuel and travel costs.
- Roof and attic insulation: An E rating strongly suggests that attic insulation falls below modern standards and will need immediate top-up to retain heat.
- Ventilation requirements: Modernizing an older E-rated home with new insulation often necessitates installing proper ventilation systems to prevent condensation issues.
- High retrofit investment: Achieving a modern B or C energy rating from an E baseline will demand a substantial capital investment in heat pumps or solar panels.
- Surface water drainage: Buyers should inspect the 0.4-acre grounds during heavy rain to ensure there are no pooling or surface water drainage issues near the foundations.
- Chimney and fireplace check: If open fires are present, flues must be thoroughly inspected by a professional chimney sweep before use to prevent fire hazards.
- Electrical system age: Older rural homes sometimes feature outdated wiring that may not meet current safety standards, requiring a comprehensive electrical survey.
- Resale energy expectations: Future buyers increasingly demand high energy efficiency, meaning the current E rating could impact the property's short-term resale liquidity.
Price positioning
?
- The asking price appears somewhat elevated relative to broader regional transaction metrics, driven largely by its prime coastal positioning and scenic river views along the Wild Atlantic Way rather than baseline structural metrics.
- Signals supporting a higher valuation include a substantial floor area, a generous site size, and proximity to major regional amenities, whereas signals indicating potential overvaluation stem from an inefficient energy rating requiring significant capital expenditure.
- This ambitious pricing could be supported by strong demand for scenic rural retreats and lifestyle properties, but it might be undermined by the immediate need for energy upgrades and modernisation across the dwelling to meet modern standards.
- Overall, while the coastal setting and scenic outlook add undeniable premium appeal, prospective purchasers must carefully weigh the substantial renovation costs against the current headline asking price in the local market context.
Build Analysis
What we know from similar construction types
- The property is a detached 164 square metre residence set on a 0.4-acre site in a coastal rural location near the River Moy.
- The listing notes the home is in good overall condition but would benefit from modernisation and updating.
- A buyer should investigate the construction methods, insulation levels, and window efficiency given the rural coastal exposure.
- Verify the status of on-site services such as the septic tank/wastewater treatment system and private water supply if applicable, ensuring compliance with current environmental regulations.
- Inspect the roof, exterior walls, and drainage for any signs of weather damage or dampness typical of exposed coastal settings.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has an E BER rating, indicating significant energy inefficiency and high heat loss.
- A comprehensive deep retrofit to bring the home to a modern B2 standard or higher would likely cost between EUR 50,000 and EUR 75,000, depending on the extent of works required.
- Key measures would include upgrading external wall insulation, installing a high-efficiency heat pump, upgrading windows and external doors, and adding comprehensive roof and floor insulation.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €2,500 - €3,200.
- Explanation: With a floor area of approximately 164 m² and a low BER rating of E, the property is likely to have higher energy consumption and poorer heat retention, resulting in significantly elevated heating costs compared to more energy-efficient homes.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a tranquil rural and coastal setting along the River Moy, appearing well removed from major heavy industrial zones, incinerators, or large modern landfills.
- Any historical or localized agricultural runoff or minor waste management matters should be independently verified by the buyer as part of standard due diligence.
Flood Safe
7/10Water overflow reports to follow up
- The property enjoys an elevated or coastal-adjacent setting with views towards the River Moy, though proximity to water bodies means localized flood risk should be checked.
- Buyers should consult local authority flood maps and carry out environmental searches to confirm the precise flood safety profile of the specific site.
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 Ballina area
16 THE GLEBE, CHURCH RD, BALLINA
- Sale date
- Declared sale price
- €237,500.00
32 COIS NA HABHANN, BONNICONLON, BALLINA
- Sale date
- Declared sale price
- €125,000.00
19 RATHGLAS, REHINS FORT, BALLINA
- Sale date
- Declared sale price
- €277,500.00
28 CHILDERS HEIGHTS, BALLINA, CO MAYO
- Sale date
- Declared sale price
- €200,000.00
2 JAMES CONNOLLY MEWS, BALLINA, CO MAYO
- Sale date
- Declared sale price
- €205,000.00
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 €3,750 based on 1% of the asking price for residential property up to €1 million.
- Solicitor legal fees: roughly €1,500 to €3,000 excluding outlays and VAT.
- Land registration fees: around €170 to €800 depending on the property value and registration type.
- Property valuation fees: typically between €150 and €300 if required by a mortgage lender.
- Surveyor fees: approximately €500 to €1,200 depending on the level of detailed structural survey conducted.
- Annual home insurance: roughly €400 to €900 depending on the level of cover and property location.
Forum Talk
What people are saying about this area
- Locals in the Ballina and Iceford areas frequently discuss the natural beauty of the Wild Atlantic Way and the scenic views overlooking the River Moy.
- Residents often highlight the convenience of living within a short drive of Enniscrone Beach and the award-winning Enniscrone Golf Club.
- Community discussions often center around rural living, property modernization projects, and enjoying the tranquil, scenic environment of County Mayo.
- There is ongoing community interest in local tourism and amenities associated with the coastal and riverine attractions nearby.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property features a spacious 0.4-acre site with plenty of outdoor space for young children to play safely in a tranquil setting, though the BER rating of E suggests potential heating updates should be investigated to ensure a warm environment.
- Teenagers7/10
With four bedrooms, including one currently utilised as a home office, there is ample space for growing teenagers. The proximity to Enniscrone Beach provides great recreational opportunities.
- Multi-generational Living5/10
The detached 164 m² layout offers single-level living potential with four bedrooms, but the single bathroom and guest WC might require adaptation for extended multi-generational comfort.
- Single Buyers5/10
A detached home of this size on 0.4 acres requires ongoing maintenance and modernisation, which might be substantial for a single occupant, though the asking price of €375,000 offers generous space.
- Couples8/10
An ideal home for couples seeking a scenic coastal retreat along the Wild Atlantic Way with spectacular views towards the River Moy and plenty of room for guests.
- Empty Nesters7/10
The tranquil setting and single-floor accommodation potential suit empty nesters looking to downsize to a scenic area, provided they are prepared for garden and property upkeep.
- Retirees6/10
The peaceful location and single-level aspects appeal to retirees, though the E BER rating and need for modernisation mean buyers should verify potential upgrade costs for energy efficiency.
Work
3 areas- Remote Working8/10
Includes a fourth bedroom currently utilised as a home office, providing a dedicated workspace, though broadband speeds should be verified by the buyer.
- Hybrid Commuting4/10
The rural Ballina location means regular commuting to major employment hubs would be lengthy, making hybrid working challenging.
- Retired8/10
An excellent choice for retirees looking for peace, scenic beauty, and proximity to golf and outdoor pursuits.
Practical
8 areas- Ageing in Place7/10
The property offers single-level accommodation potential across its 164 m², though some adaptations and modernization would make it better suited for long-term accessibility.
- Low Maintenance4/10
The property requires some modernization and updating, and the 0.4-acre grounds require regular upkeep, indicating moderate ongoing maintenance.
- Secure Gated Entry3/10
The listing does not indicate a gated entry system, so security features would need to be installed if desired.
- Minimalist Design4/10
Features a traditional detached residential layout rather than a minimalist architectural style.
- Flexible Floor Plans7/10
Offers a versatile open-plan kitchen/living area and a flexible fourth bedroom currently used as an office, allowing various layout configurations.
- Heritage Home2/10
This is a standard contemporary detached residence rather than a protected or historic heritage home.
- Ecological Setup3/10
The BER rating of E indicates poor current energy efficiency, meaning significant ecological and thermal upgrades should be investigated.
- Outdoor areas9/10
Set on a substantial 0.4-acre site featuring a spacious patio area to the side accessed directly from the kitchen, perfect for outdoor living.
Interests
9 areas- Gardening8/10
The generous 0.4-acre site provides an excellent canvas for keen gardeners to develop lawns, flower beds, or a home-grown vegetable patch.
- Walking9/10
Proximity to Enniscrone Beach and the scenic Wild Atlantic Way offers fantastic opportunities for coastal and rural walks right on the doorstep.
- Gym2/10
There are no dedicated fitness facilities on-site, and a home gym would need to be set up in one of the existing rooms, with local commercial gyms requiring travel.
- Cycling8/10
The scenic local coastal and rural roads around Ballina and Enniscrone provide picturesque routes for cycling enthusiasts.
- Golf10/10
Located less than 10 minutes from the renowned Enniscrone Golf Club, proudly named Irish Golf Course of the Year 2025.
- Fishing9/10
The property enjoys spectacular views towards the River Moy, which is internationally famous for its exceptional salmon fishing.
- Horse Riding7/10
The rural Mayo setting offers local equestrian potential and scenic rural lanes suitable for horse riding activities.
- Water Sports9/10
Being less than 10 minutes from Enniscrone Beach makes this an exceptional location for surfing, swimming, and various coastal water sports.
- Entertaining8/10
Features an impressive open-plan kitchen/living area and a spacious patio area to the side accessed directly from the kitchen, ideal for al fresco dining and hosting guests.
Lifestyle
5 areas- Quiet Living9/10
Nestled in Iceford along the Wild Atlantic Way, the property offers a highly peaceful and tranquil rural-coastal setting away from urban congestion.
- Rural Living8/10
Set on a 0.4-acre site in a scenic coastal location with open views towards the River Moy, offering a classic western rural lifestyle.
- Village Living6/10
While private and secluded, the property is located less than 10 minutes from Enniscrone, providing access to local village amenities and community features.
- Coastal Living10/10
Boasting an enviable setting along the Wild Atlantic Way with spectacular views over the River Moy and less than 10 minutes from Enniscrone Beach.
- Urban Living2/10
This is a distinctly rural and coastal property far removed from city or urban conveniences.
Social
6 areas- Community Involvement6/10
Engaging with the local community would typically center around nearby Enniscrone and Ballina parish and club activities.
- Café Culture5/10
Local café options are limited immediately around Iceford, requiring a short drive into Enniscrone or Ballina for a wider selection.
- Nightlife3/10
The tranquil setting offers minimal nightlife on-site, with residents relying on local pubs and establishments in nearby towns.
- Health/Wellness groups5/10
Wellness activities are accessible primarily by traveling into Enniscrone or Ballina for community classes and sports facilities.
- Networking Opportunities3/10
Professional networking opportunities are sparse in this rural coastal enclave.
- Tech-Hub Connectivity2/10
The rural location lacks proximity to physical tech hubs, meaning remote professionals must rely entirely on home internet performance.
Listing information
- Agent
- Sherry FitzGerald Feeney West
- Phone
- 096 72 828
- Published on HouseDelve
- 9 September 2026
- Correction
- Report an issue
HD-DEF491HouseDelve · 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.