Photograph 1 of 45 of Inch East, Lisselton, Co. Kerry
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Inch East, Lisselton, Co. Kerry

€99,000

3 Bed~2 Bath~110 m²~BER G

What you'll like:

  • Attractive Asking Price: Listed at ninety-nine thousand euros, this property provides an affordable entry point for buyers seeking a renovation project with significant value-add potential.
  • Generous Site Area: Situated on approximately 1.18 acres of mature grounds, the property offers ample outdoor space for gardens, landscaping, or potential future boundary expansions.
  • Traditional Stone Architecture: Featuring classic stone-built construction and historic character, the farmhouse delivers authentic rustic appeal that appeals to heritage preservation enthusiasts.
  • Detached Coach House: Includes a magnificent two-storey stone coach house with red brick trim and loft potential, offering incredible scope for conversion into ancillary accommodation or a workshop.
  • Outbuilding Complex: The inclusion of traditional stone cow stalls and stores enclosing a cobble-lock yard provides valuable historic structures for various hobbyist or storage uses.
  • Vacant Property Potential: Having been vacant for more than two years, the property may qualify for lucrative government refurbishment grants to assist with modernization costs.
  • Convenient Regional Location: Positioned just two kilometers from Lisselton Cross and six kilometers from Listowel, the home combines rural serenity with practical access to local town amenities.
  • Proximity To Coast: Located within a short drive of the breathtaking Ballybunion seaside resort and its world-famous golf courses, offering excellent recreational lifestyle opportunities nearby.
  • Direct Road Access: The property boasts direct gated vehicular and pedestrian access to the public road, ensuring straightforward entry and connectivity for daily transport needs.
  • Seamless Regional Connectivity: Situated along the R553 road with easy access to the N69 Limerick and Killarney relief road, facilitating convenient regional commuting options.
  • Dual Aspect Rooms: Multiple living spaces and bedrooms benefit from dual aspect configurations, allowing abundant natural light to flood the interior spaces throughout the day.
  • Solid Fuel Heating Features: Equipped with a solid fuel Stanley range and a feature woodburning stove, providing traditional heating options and cozy focal points for the living areas.
  • Flexible Accommodation Layout: Features three bedrooms and two bathroom facilities, providing a functional baseline footprint that can be reconfigured during a comprehensive modernization program.
  • Walk-In Wardrobe Space: Bedroom one includes a convenient walk-in wardrobe dressing area, adding a practical touch of modern storage potential to the historic master suite.
  • Established Utility Infrastructure: The site already features an onsite septic tank and previous electricity connection points, simplifying the initial coordination required for service restoration.
  • Educational Access: Located within a short drive of primary and secondary schools, making the location potentially suitable for families planning a long-term rural relocation.
  • Heritage Town Proximity: The nearby heritage town of Listowel provides a vibrant community atmosphere with cultural events, shopping, and dining options within easy reach.
  • Cobble-Lock Courtyard: The historic cobble-lock yard enclosed by outbuildings creates a charming, enclosed courtyard setting with great aesthetic potential for outdoor entertaining areas.
  • Expansion Possibilities: The combination of a 110 square meter main dwelling and extensive stone outbuildings provides vast physical volume for creative architectural redesign.
  • Online Auction Format: Offers a transparent and structured online bidding process with a defined purchase timeline for prepared buyers ready to proceed with cash or pre-approved funds.

But keep in mind:

  • Extremely Poor Energy Rating: The property carries a G energy rating with a very high consumption indicator, meaning extensive thermal upgrades are mandatory for comfortable living.
  • Disconnnected Electricity Supply: Electricity is currently disconnected to the dwelling, requiring a formal inspection and reconnection process by the relevant utility provider before occupation.
  • Substantial Renovation Required: The extensive vacancy and age of the structure necessitate a comprehensive, costly overhaul of all structural, electrical, and plumbing systems.
  • Septic Tank Compliance Risks: The onsite septic tank must be independently inspected to verify current environmental compliance and structural integrity under modern waste regulations.
  • G-Rated Heat Loss: An energy performance indicator exceeding six hundred kilowatt-hours indicates severe heat loss through walls, windows, and roof spaces requiring total insulation.
  • Auction Purchase Pressure: Buying via an online auction requires unconditional commitment on the fall of the hammer, leaving no time for post-bid mortgage financing contingencies.
  • Strict Registration Deadlines: Bidding registration closes strictly ahead of the auction date, requiring buyers to complete all legal vetting and security deposits well in advance.
  • Unverified Grant Eligibility: While potentially qualifying for vacant property grants, buyers must independently verify their specific eligibility and approval status with local authorities.
  • Structural Timber Condition: Historic timber elements in the farmhouse and coach house require specialist surveyor inspections to check for rot, woodworm, or damp penetration.
  • Roof Integrity Concerns: Older pitched and lean-to roofs on both the main dwelling and outbuildings likely require significant repairs or complete re-roofing to ensure weather tightness.
  • Internal Dampness Issues: Long-term vacancy in traditional stone buildings frequently leads to rising damp and moisture accumulation that demands specialist remediation treatments.
  • Modernization Costs: Bringing the kitchen, bathrooms, and interior finishes up to contemporary living standards will require a substantial, well-managed construction budget.
  • Single-Pane Or Drafty Windows: The windows will likely need complete replacement to improve thermal performance, which adds considerable expense to the overall project budget.
  • Attic Conversion Standards: The third bedroom situated in the attic space should be checked by a professional to ensure it complies with current building safety and fire regulations.
  • Water Supply Verification: Buyers must thoroughly investigate the source, quality, and pressure of the private or public water supply servicing the rural property.
  • Boundary Line Confirmation: The exact legal boundaries of the 1.18-acre site should be carefully verified by a mapping professional against the official land registry folio.
  • Right-Of-Way Checks: Legal advisors must review land titles to confirm there are no undocumented public or private rights-of-way crossing the mature plot.
  • Access Visibility Hazards: The direct vehicular access onto the R553 regional road should be evaluated for sightlines and traffic speed safety by prospective motorists.
  • Outbuilding Structural Remediation: The extensive stone cow stalls and coach house require specialized masonry repairs to stabilize walls and preserve historic architectural features.
  • Unforeseen Contingency Reserves: Given the age of the farmhouse and outbuildings, buyers should maintain a generous financial contingency fund to cover unexpected hidden construction defects.

Price positioning

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This comparison depends on limited public and listing evidence, which may be incomplete, outdated or not directly comparable. The score is not a percentage, professional valuation or guaranteed estimate. Ask an independent qualified valuer before relying on a property value.
The asking price looks somewhat undervalued compared with the available evidence.
  • The asking price of 99000 euros appears attractively positioned because it reflects a substantial discount to account for heavy renovation requirements, poor energy performance, and the costs associated with bringing a long vacant structure back into habitable condition.
  • Valuation signals are heavily influenced by the lowest possible energy rating of G and a disconnected electricity supply, meaning that while the acreage and traditional stone outbuildings offer intrinsic value, immense capital expenditure will be necessary upfront.
  • Factors that could heavily support this pricing level include potential eligibility for lucrative government vacant property refurbishment grants, whereas severe structural defects or hidden water and septic issues could undermine the economic viability of the project.
  • Additional relevant considerations involve the competitive dynamics of online auction platforms where low guide prices are deliberately set to stimulate widespread market interest, competitive bidding wars, and a swift transaction timeline without standard conditions.

Build Analysis

What we know from similar construction types

  • The property is a traditional stone-built farmhouse dating back some time, featuring stone-built cow sheds and a detached two-storey stone coach house.
  • The BER is G with a high energy performance indicator of 609.02 kWh/m2/yr, indicating that the building envelope, heating, and insulation require a comprehensive overhaul.
  • The listing notes the property has been vacant for more than two years, meaning a buyer should investigate potential eligibility for the Vacant Property Refurbishment Grant.
  • Services include an onsite septic tank, which a buyer should inspect and test for current regulatory compliance and functionality.
  • Electricity is currently disconnected, and a full electrical survey should be conducted.
  • The presence of historic stone outbuildings and a coach house offers development potential, subject to obtaining proper planning permissions and structural assessments.

Retrofit Cost*

Possible renovating / insulating expenditure

  • Estimated deep retrofit cost: €60,000 to €90,000.
  • Reasoning: The property has a G BER rating and a floor area of approximately 110 m², requiring extensive insulation upgrades (external or internal wall insulation given the stone build), window and door replacements, heating system installation (such as a heat pump or efficient stove system), and ventilation improvements. Additional funds may be required for the outbuildings if they are to be integrated into the living space.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost: 2,500 euro to 3,500 euro.
  • Explanation: Given the 110 square metre floor area and very poor G energy rating indicating significant heat loss, heating costs will be substantially higher than average and the buyer should investigate upgrade options.

Pollution Safe

8/10

Environmental situation to investigate

  • The property is situated in a predominantly rural agricultural setting in County Kerry, generally distant from heavy industrial pollution concerns.
  • Any prospective buyer should independently verify the operational history of the onsite septic tank and local agricultural runoff factors as part of standard due diligence.

Flood Safe

7/10

Water overflow reports to follow up

  • The site is located in an inland rural area of North Kerry, typically presenting a lower risk of coastal or major river flooding.
  • Localised surface water accumulation during heavy rainfall events should be investigated by the buyer during their site inspection.

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 Lisselton area

  • THE COOLEEN, LACCA, LISSELTON

    Sale date
    Declared sale price
    €410,000.00
  • LR BALLYDONOGHUE, LISSELTON, KERRY

    Sale date
    Declared sale price
    €190,000.00
  • MOYBELLA, LISSELTON, CO KERRY

    Sale date
    Declared sale price
    €145,000.00
  • URLEE LISSELTON, LISSELTON, KERRY

    Sale date
    Declared sale price
    €140,000.00
  • THE MEADOW LYRE, LISSELTON, COUNTY KERRY

    Sale date
    Declared sale price
    €250,000.00

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% of the purchase price (around 990 euro for a 99,000 euro property).
  • Solicitor legal fees: approximately 1,500 euro to 2,500 euro plus outlay and VAT.
  • Land registration fees: approximately 175 euro to 400 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 depending on the level of coverage.

Forum Talk

What people are saying about this area

  • Local discussions in North Kerry frequently highlight rural housing initiatives and the Vacant Property Refurbishment Grant as great opportunities for breathing new life into traditional farmhouses.
  • Community forums often emphasize the convenience of living near Listowel and Ballybunion, noting strong local engagement in sports, heritage, and coastal amenities.
  • Residents in the Lisselton and wider rural Kerry areas regularly share tips on home energy upgrades and utilizing SEAI grants to improve older, lower-BER properties.
  • Local news channels often discuss infrastructural improvements along regional routes like the R553 and connectivity to the N69 corridor.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The property offers a generous 1.18-acre site and 3 bedrooms, providing plenty of outdoor space for young children to play, though the home requires substantial renovation and currently holds a G energy rating which buyers should investigate.

    5/10
  • Teenagers

    With three bedrooms and a rural setting, there is space for teenagers, but the remote location means older children will need transport to access social and entertainment hubs.

    5/10
  • Multi-generational Living

    The main farmhouse features three bedrooms and two bathrooms, along with a detached two-storey stone coach house with potential, though current layout and amenities are limited and require upgrading.

    4/10
  • Single Buyers

    Affordable asking price may appeal to enterprising single buyers, but the extensive renovation work needed and rural location require significant time, budget, and project management.

    4/10
  • Couples

    A charming traditional stone-built farmhouse offering a wonderful project for couples looking to create a bespoke countryside retreat, provided they are prepared for major modernisation.

    6/10
  • Empty Nesters

    The single-level and attic layout offers potential for downsizing into a rural haven, but the heavy maintenance and extensive refurbishment required should be carefully considered.

    5/10
  • Retirees

    While offering quiet rural living, the extensive renovation needs, G energy rating, and rural isolation may pose challenges for retirees looking for low-maintenance living.

    4/10

Work

3 areas
  • Remote Working

    The rural setting is ideal for quiet remote working, though buyers should verify local broadband availability and connection speeds.

    6/10
  • Hybrid Commuting

    Long-distance commuting options are limited, with the property relying on regional roads like the N69 for connectivity to larger towns.

    3/10
  • Retired

    Suits a peaceful retirement lifestyle for those who enjoy country living and DIY projects, though healthcare access requires a drive.

    7/10

Practical

8 areas
  • Minimalist Design

    Characterised by traditional stone-built farmhouse architecture, rustic features, and historic outbuildings rather than minimalist design.

    2/10
  • Ageing in Place

    The multi-level layout and need for extensive refurbishment mean significant adaptations would be required to comfortably age in place.

    4/10
  • Low Maintenance

    The property has been vacant for over two years, features older traditional structures, and requires major renovation, meaning maintenance demands will be very high initially.

    2/10
  • Secure Gated Entry

    Features direct gated vehicular and pedestrian access to the public road, providing a clear boundary point.

    6/10
  • Flexible Floor Plans

    Includes a kitchen, sitting room, bedrooms, and attic space with some scope for reconfiguration during the renovation process.

    5/10
  • Heritage Home

    A wonderfully authentic traditional stone-built farmhouse featuring an original coach house, stone cow stalls, and classic details full of historical character.

    10/10
  • Ecological Setup

    Large grounds offer potential for green initiatives such as growing food or installing renewable energy systems, though the current G BER rating indicates substantial thermal upgrades are needed.

    5/10
  • Outdoor areas

    Features a substantial c. 1.18-acre mature site complete with a cobble-lock yard, stone stores, and expansive outdoor potential.

    9/10

Interests

9 areas
  • Gardening

    The property sits on a generous 1.18-acre mature site featuring a classic cobble-lock yard, traditional stone-built cow stalls, and ample space for extensive gardening projects.

    9/10
  • Walking

    The rural surroundings offer pleasant local walking routes, although walking directly from the property requires navigating rural roads without dedicated footpaths.

    7/10
  • Gym

    There are no fitness facilities nearby, requiring a drive to nearest towns for gym access.

    2/10
  • Cycling

    The surrounding country roads are suitable for cycling enthusiasts, though traffic on regional roads should be kept in mind.

    6/10
  • Golf

    Proximity to the world-famous golf courses at the Ballybunion seaside resort makes this an excellent location for golf enthusiasts.

    8/10
  • Fishing

    The rural Co. Kerry location provides reasonable proximity to local rivers and fishing opportunities in the wider region.

    6/10
  • Horse Riding

    The generous 1.18-acre site and rural setting offer potential for equestrian interests, subject to setting up appropriate facilities.

    7/10
  • Water Sports

    Proximity to the coast and Ballybunion provides good access to local water sports and beach activities.

    7/10
  • Entertaining

    The coach house, stone yard, and spacious grounds offer fantastic potential for outdoor entertaining once restored, though current indoor living areas are basic.

    6/10

Lifestyle

5 areas
  • Quiet Living

    Situated in a peaceful rural setting along the R553 with a mature 1.18-acre site, offering a very quiet living environment away from urban congestion.

    9/10
  • Rural Living

    A classic traditional farmhouse with stone cow stalls, a coach house, and a large plot situated strictly in the countryside near Lisselton.

    10/10
  • Village Living

    Located just 2km from Lisselton Cross, offering reasonable proximity to local village amenities while retaining a distinct rural character.

    6/10
  • Coastal Living

    Located within a short drive of the breathtaking Ballybunion seaside resort, providing good access to coastal amenities.

    7/10
  • Urban Living

    Very low urban connectivity, as the property is deeply rural, though the heritage town of Listowel is approximately 6km away.

    2/10

Social

6 areas
  • Community Involvement

    Proximity to Lisselton and Listowel allows for integration into local community groups, though country living requires proactive effort.

    5/10
  • Café Culture

    Very limited local café options directly nearby, requiring a trip into Listowel or surrounding areas for coffee culture.

    3/10
  • Nightlife

    Almost no nightlife directly in the vicinity, with entertainment venues found further afield in nearby towns.

    2/10
  • Health/Wellness groups

    Local wellness groups are sparse locally, though nearby towns offer standard community and fitness classes.

    4/10
  • Networking Opportunities

    Low professional networking opportunities locally, making this location better suited for remote workers or retirees.

    2/10
  • Tech-Hub Connectivity

    Virtually no tech-hub connectivity in this rural area, relying entirely on home internet solutions.

    1/10

Listing information

Agent
Dillon Prendiville Auctioneers
Phone
068 21 739
Published on HouseDelve
26 September 2026
Correction
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Property reference: HD-F7DFF3HouseDelve · Republic of Ireland

Report 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.