Kiffa, Crosserlough, Ballyjamesduff, County CavanA82ND25
€40,000
2 Bed~1 Bath~48 m²
What you'll like:
- Low entry price: The attractive guiding figure of forty thousand euros provides an affordable entry point for buyers seeking a budget-friendly renovation project in a scenic countryside setting.
- Traditional cottage character: The original structure offers authentic rural charm and architectural features that appeal to purchasers looking to restore a historic home with distinct personality.
- Additional outbuildings: Two standalone sheds included on the site provide valuable extra storage space or potential workshop areas to support ongoing construction and renovation works.
- Rear extension presence: The existing rear extension potentially expands the usable footprint beyond the core cottage, offering a useful starting baseline for a comprehensive redesign and modernization plan.
- Peaceful rural environment: Situated in a tranquil countryside location near Crosserlough, the property delivers a quiet lifestyle away from urban congestion while maintaining scenic landscape views.
- Accessible local amenities: The convenient reach to Ballyjamesduff ensures that everyday shopping, schools, and essential community services remain within a practical driving distance from the rural retreat.
- Online auction convenience: The structured digital bidding process allows remote participation and transparent competition, enabling interested parties to follow the sale proceedings directly from home.
- Clear legal representation: The appointment of a designated solicitor firm ensures that legal documentation is formally managed and accessible for review by prospective buyers prior to bidding.
- Renovation potential: The property presents a blank canvas opportunity for creative purchasers to upgrade, insulate, and configure the interior layouts completely to their own personal modern standards.
- Compact floor area: The modest size of forty-eight point four square meters naturally limits overall material quantities and labor expenses required for foundational retrofitting and interior finishes.
- Standalone structure privacy: Being detached from neighboring properties ensures independent access, greater privacy, and fewer constraints when positioning skips or staging construction equipment outside.
- Established site boundaries: The presence of an established rural plot provides defined outdoor space for potential garden landscaping, private parking bays, or future minor site improvements.
- Government grant prospects: Rural fixer-upper properties often align with national vacant property refurbishment grants, potentially offering financial assistance to offset heavy modernization and upgrade costs.
- Direct agent availability: The involvement of a named local negotiator facilitates straightforward communication for arranging physical inspections and clarifying initial property queries before the sale date.
- Flexible project phasing: The detached nature of the outbuildings allows buyers to store tools securely on-site while focusing capital and labor primarily on the main dwelling first.
- Definite auction timeline: The scheduled sale date creates a clear deadline for interested buyers, removing prolonged waiting periods and streamlining the acquisition process for decisive purchasers.
- Countryside community integration: Buying into the Crosserlough area places residents within an established rural community known for traditional events, local sports clubs, and scenic walking trails.
- Scoped investment opportunity: The low initial outlay minimizes direct financial exposure, making it a manageable risk venture for experienced property developers or ambitious DIY enthusiasts.
- Improvement scope freedom: The absence of a current Building Energy Rating indicates a completely blank efficiency slate, freeing the buyer to install modern heat pumps or solar arrays.
- Rural tourism potential: Once fully restored, the cottage could serve as an idyllic countryside holiday retreat or short-term rental accommodation targeting tourists exploring County Cavan.
But keep in mind:
- Missing BER rating: The complete lack of a Building Energy Rating certificate means buyers must budget blind for extensive insulation, window replacements, and heating system installations.
- Unknown property type: The listing fails to clarify the precise structural classification or legal tenure type, requiring careful solicitor review of the title deeds before bidding.
- Small floor area: At only forty-eight point four square meters, the compact living space may require a costly extension to achieve comfortable modern family accommodation standards.
- Uncertain service status: Because services like water, electricity, and sewage have not been tested, buyers should independently verify their functionality and connection status immediately.
- Online auction binding risk: Becoming immediately contractually bound at the fall of the hammer leaves no cooling-off period if unexpected structural defects emerge post-sale.
- Non-refundable deposit terms: The requirement to pay the balance of a ten percent deposit immediately upon winning means committed funds are permanently at risk if financing fails.
- Upfront registration barriers: Bidders must navigate advance security deposits and strict registration deadlines through an online portal, locking up capital temporarily before the auction.
- Extensive renovation required: The description as a traditional cottage needing refurbishment implies high capital expenditure beyond the purchase price to render the dwelling habitable.
- Outbuilding condition unknowns: The structural soundness of the two standalone sheds is unverified, meaning they might require complete demolition and rebuilding rather than simple repair.
- Agricultural access considerations: Rural sites in County Cavan can sometimes involve shared laneways or specific right-of-way easement questions that need rigorous legal verification.
- Septic tank compliance: Buyers should investigate whether an existing septic tank meets current environmental standards or if a brand-new wastewater treatment system must be installed.
- Well water dependency: Rural properties in this region frequently rely on private wells rather than mains water, necessitating professional testing for water quality and potability.
- Dampness and weathering: Older unoccupied rural cottages often suffer from severe rising damp, penetrating moisture, and roof timber decay that demand specialized remediation.
- Planning permission hurdles: Any significant structural alterations, extensions, or changes of use will require formal local authority planning consent, adding time and cost.
- Limited local transport: The rural setting lacks reliable public transport links, meaning future occupants will be entirely dependent on private vehicles for all daily travel.
- Unyielding asking price: The recorded asking price history shows zero reduction from the initial tracking figure, suggesting the vendor holds firm price expectations.
- Inspection limitations: Photographs and descriptions are provided strictly for guidance, meaning buyers purchase the asset on an as-is basis without warranty from the agent.
- Heating system absence: Traditional cottages of this vintage often lack central heating entirely, requiring the installation of radiators, piping, and a primary heat source.
- Roof structure integrity: The condition of the roof timbers and slates is unconfirmed, presenting a potential major expense if complete re-roofing proves necessary.
- Unverified boundary lines: Fences and hedgerows marking the rural plot may not accurately reflect the official folio map, requiring careful confirmation by a registered surveyor.
Price positioning
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- The asking price appears significantly undervalued relative to typical rural housing values because the modest forty thousand euro guide reflects a heavily distressed or derelict condition requiring substantial capital investment.
- Key under-valuation signals include the very small forty eight square meter floor area and the explicit description as a traditional cottage requiring complete refurbishment alongside outbuildings needing extensive work.
- Factors that could support such a low price include severe structural issues or an absence of modern amenities, whereas potential undersupply in the rural renovation market might quickly drive competitive bidding well above the initial guide.
- Given the online auction format and low starting figure, the strategy is clearly designed to generate high interest and competitive momentum rather than representing the ultimate market clearing value for the property.
Build Analysis
What we know from similar construction types
- The property is a traditional rural cottage featuring a rear extension and two standalone sheds or outbuildings, representing a comprehensive renovation opportunity on a compact floor area of approximately 48.4 square metres.
- Given the traditional nature of the original structure and the presence of extensions, a buyer should investigate the structural integrity of the walls and roof, the presence of damp, and the condition of any existing services.
- Prospective purchasers must verify planning permission and building compliance for both the original dwelling and the rear extension, as well as the outbuildings, to ensure all structures comply with local regulations.
- Buyers should also investigate the availability and condition of essential utility connections such as water, electricity, and wastewater treatment or septic tank facilities on the rural site.
Retrofit Cost*
Possible renovating / insulating expenditure
- Because the BER rating is not provided in the listing details, but the property is described as a traditional cottage requiring complete refurbishment, a deep retrofit to bring the dwelling to a modern energy efficiency standard could range between 35000 and 55000 euros, depending on the extent of insulation, window replacements, and heating system upgrades required.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,200 to €1,800.
- Given the small floor area of 48.4 square metres, overall energy consumption could be lower, but the traditional cottage construction and lack of a provided BER rating suggest potential inefficiencies that the buyer should investigate.
Environmental checks
Area-level evidence and things to investigate
Air quality
Nearby sites
Landfills
None foundWaste facilities
None foundNearby infrastructure
Mobile phone masts
None foundOverhead electricity lines
None foundUnderground electricity cables
None foundFlood Safe
8/10Water overflow reports to follow up
- The property is situated in a rural inland setting within County Cavan, away from major coastal flood risks.
- Available mapping evidence shows no designated flood risk zones immediately affecting this site.
- Standard precautions against surface water accumulation during heavy rainfall should still be considered during property renovations.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
KEENAGH, CROSSERLOUGH, BALLYJAMESDUFF
- Sale date
- Declared sale price
- €97,000.00
Recent sales in the wider Ballyjamesduff area
32 BEECHWOOD AVE, BALLYJAMESDUFF, CAVAN
- Sale date
- Declared sale price
- €200,000.00
KILMORE, BALLYJAMESDUFF, CO. CAVAN
- Sale date
- Declared sale price
- €142,500.00
38 OAKLANDS PARK BALLYJAMESDUFF, BALLYJAMESDUFF, CAVAN
- Sale date
- Declared sale price
- €268,000.00
FINTAVIN, BALLYJAMESDUFF, CAVAN
- Sale date
- Declared sale price
- €586,425.00
5 COURT CRESCENT, VIRGINIA RD, BALLYJAMESDUFF
- Sale date
- Declared sale price
- €240,000.00
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
- Estimated stamp duty: €400 — 1% of €40,000.
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Based on the asking price shown on this page, using standard residential stamp-duty rates. No adjustments are made for VAT, reliefs, mixed-use property or additional land. The final purchase price and your circumstances may change the amount payable.
- Solicitor legal fees: approximately €1,500 to €3,000 plus VAT and outlay.
- Land registration fees: approximately €400 to €800 depending on the property value and registration type.
- Property valuation fees: approximately €150 to €300.
- Surveyor fees: approximately €400 to €1,000 depending on the level of detail required for the traditional cottage.
- Annual home insurance: approximately €350 to €700 depending on the level of cover and rural location.
Forum Talk
What people are saying about this area
- Local discussions highlight a steady demand for traditional rural cottages across County Cavan, particularly among buyers looking for renovation projects to customize.
- Community forums note that properties near Ballyjamesduff benefit from good accessibility to local services while maintaining a quiet countryside appeal.
- Resident discussions often emphasize the importance of reviewing legal packs thoroughly when purchasing rural properties through online auction platforms.
- Prospective buyers in local groups frequently discuss the availability of grants for refurbishing older vacant or traditional homes in rural regions.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children2/10
The property requires substantial renovation and sits on a rural site, which may present safety hazards for young children during works.
- Teenagers3/10
Limited indoor space with only 48.4 m² and a remote rural location means teenagers may find it isolated and lacking privacy.
- Multi-generational Living1/10
With a floor area of just 48.4 m² and two bedrooms, the cottage is entirely unsuitable for multi-generational living without significant expansion.
- Single Buyers6/10
At an asking price of €40,000, it offers an affordable entry point for a single buyer willing to take on a major project.
- Couples5/10
Affordable for a DIY-focused couple, but the compact size and extensive refurbishment required will test living arrangements.
- Empty Nesters4/10
Single-level traditional cottage layout could appeal for downsizing, but the heavy maintenance and renovation needs offset this.
- Retirees4/10
Rural tranquility appeals to retirees, but the lack of immediate amenities and the challenge of managing a renovation project are drawbacks.
Work
3 areas- Remote Working5/10
Quiet rural setting is ideal for home working focus, but buyers should investigate local broadband speeds and reliability.
- Hybrid Commuting3/10
Rural County Cavan location involves significant travel times to major employment hubs like Dublin.
- Retired7/10
Suits retirement for those seeking a countryside project and peaceful surroundings, provided healthcare access is acceptable.
Practical
8 areas- Ageing in Place3/10
While single-level, the property requires complete modernization and lacks accessible features currently, making ageing in place challenging without investment.
- Low Maintenance1/10
The property is a traditional cottage requiring extensive renovation, structural work, and grounds clearance.
- Secure Gated Entry2/10
Rural location with an open or semi-defined site boundary; security measures would need to be installed by the buyer.
- Minimalist Design5/10
The small footprint allows for potential minimalist redesign during the renovation process.
- Flexible Floor Plans3/10
With only 48.4 m² and a rear extension, layout flexibility is inherently restricted unless extended further.
- Heritage Home9/10
Features a traditional rural cottage aesthetic with character and outbuildings, appealing to heritage enthusiasts.
- Ecological Setup4/10
Rural plot offers potential for green retrofitting, but current BER is not provided and energy systems likely need total overhaul.
- Outdoor areas7/10
Includes the rural site and two standalone sheds/outbuildings, providing functional outdoor workspace and land.
Interests
9 areas- Gym2/10
Commercial gym facilities are not nearby, requiring travel into local towns.
- Walking7/10
Quiet country roads surrounding the property offer pleasant environments for recreational walking.
- Gardening8/10
The rural site provides ample outdoor space and potential to develop extensive gardens or growing areas.
- Cycling7/10
Low-traffic rural roads provide good routes for cyclists, though road conditions and lighting should be verified.
- Golf4/10
Requires travel to regional golf courses as none are immediately on your doorstep.
- Fishing6/10
County Cavan is renowned for lakes and waterways, making fishing a viable local hobby subject to checking specific nearby spots.
- Horse Riding6/10
Rural setting with quiet roads is generally conducive to equestrian pursuits, subject to local livery availability.
- Water Sports2/10
No major water sports infrastructure is immediately adjacent to this inland rural site.
- Entertaining3/10
The current 48.4 m² layout and derelict state of parts of the property severely limit hosting guests until fully renovated.
Lifestyle
5 areas- Quiet Living9/10
Located in a peaceful rural setting in County Cavan, offering a very quiet environment away from urban congestion.
- Rural Living10/10
A quintessential traditional rural cottage set in the countryside, ideal for authentic rural living.
- Village Living6/10
Situated within convenient reach of Ballyjamesduff and surrounding villages, balancing countryside seclusion with nearby community access.
- Coastal Living1/10
The location in inland County Cavan offers no proximity to the coast.
- Urban Living1/10
Deeply rural location with no urban conveniences or city atmosphere nearby.
Social
6 areas- Community Involvement6/10
Rural townlands typically feature tight-knit local communities, though integration relies on active participation.
- Café Culture3/10
Very limited local café options immediately nearby, requiring trips into Ballyjamesduff.
- Nightlife1/10
Almost non-existent nightlife in this peaceful rural pocket.
- Health/Wellness groups4/10
Local wellness classes or groups would likely be found in nearby towns rather than the immediate townland.
- Networking Opportunities1/10
Professional networking is virtually absent in this rural setting.
- Tech-Hub Connectivity1/10
No local tech hubs exist nearby; remote tech infrastructure depends entirely on the home connection.
Listing information
- Agent
- Smith Property
- Phone
- 049 436 2244
- Current status
- active
- Published on HouseDelve
- 11 November 2026
- Correction
- Report an issue
HD-073C03HouseDelve · 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.