Kilcurry, Colehill, Moydow, Ballymahon, LongfordN39R967
Price on application
2 Bed~1 Bath~89 m²~BER E
What you'll like:
- Generous Site Area: The residence comes with an expansive approximately zero point seven acre site, giving buyers plenty of private outdoor space to enjoy or landscape.
- Agricultural Land Inclusion: Certain purchasing options include approximately thirteen point five acres of agricultural land, which provides immediate utility for farming or livestock grazing pursuits.
- Productive Farm Quality: The accompanying agricultural lands are predominantly of good quality and currently in strong condition, making them immediately usable for agricultural production or leasing out.
- Defined Land Divisions: The holding is laid out in clearly defined field divisions, which simplifies boundary management and makes rotational grazing or land management much easier.
- Substantial Road Frontage: The property benefits from substantial road frontage along the eastern boundary of the folio, ensuring excellent physical accessibility and potential future development flexibility.
- Renovation Potential: The single-storey residence offers excellent potential for comprehensive renovation, allowing a buyer to completely modernize the interior layout to their personal specifications.
- Extension Possibilities: There is fantastic potential to extend the existing ninety-eighty-nine square meter footprint, subject to obtaining the necessary planning permissions from the local authority.
- Vacant Property Grants: The dwelling may potentially qualify for the Vacant Property Refurbishment Grant, providing valuable financial assistance to help offset the heavy costs of upgrading the building.
- Functional Layout: The internal accommodation features two well-proportioned bedrooms, a living room, a sitting room, a kitchen, and a bathroom, providing a solid foundational layout for modernization.
- Open Fireplace Feature: The sitting room includes an operational open fireplace, which can serve as a cozy focal point and add traditional character to the main living area.
- Outdoor Patio Connection: The kitchen features a convenient patio door leading directly out to the rear patio area, creating a seamless transition for outdoor dining and entertaining.
- Manageable Dwelling Size: Extending to approximately ninety-eighty-nine square meters, the compact single-storey footprint keeps future heating, maintenance, and cleaning costs reasonably manageable for occupants.
- Flexible Lot Options: The property is being offered in separate lots, giving prospective buyers targeted bidding flexibility depending on whether they want just the house or extra land.
- Established Rural Setting: Located in a peaceful rural area near Colehill and Ballymahon, the property offers a quiet countryside lifestyle away from major urban congestion.
- Accessible Local Amenities: The property is situated within a reasonable driving distance of local towns like Ballymahon and Longford, ensuring convenient access to everyday shops, schools, and services.
- Strong Auction Format: Buying via public auction provides a transparent, binding purchase process on the fall of the hammer, eliminating lengthy chain delays associated with traditional private treaty sales.
- Online Bidding Capability: Integration with online auction platforms allows remote buyers to register and participate in the bidding process conveniently without attending the physical venue.
- Clear Title Solicitors: The legal aspects are managed by an established firm of solicitors, ensuring proper oversight of the contracts and closing documentation for the winning bidder.
- Established Auctioneer: The sale is managed by a recognized local auctioneer firm with deep regional experience, providing reliable guidance throughout the pre-auction registration process.
- Agricultural Productivity: The well-maintained condition of the farm acreage provides a turnkey income-generating opportunity for local farmers looking to expand their existing land holdings.
But keep in mind:
- Poor Energy Rating: The property holds a weak E energy rating, which indicates heavy heat loss and high utility bills unless major thermal insulation upgrades are completed.
- Substantial Renovation Costs: The dwelling requires extensive modernization throughout, meaning buyers must budget heavily for structural repairs, rewiring, replumbing, and interior finishes.
- Planning Permission Uncertainties: Any future plans to extend the house or alter the site are entirely subject to local authority planning permission, which is never guaranteed.
- Strict Auction Deposits: Participating in the auction requires substantial advance deposits paid by bank transfer, tying up significant capital for unsuccessful bidders until refunds are processed.
- Binding Contract Terms: Successful bidders are bound by contracts immediately upon the fall of the hammer, with the 10 percent deposit becoming instantly non-refundable.
- Shortfall Penalty Rules: If there is any deposit shortfall during the online auction, the buyer must lodge the remaining balance within one business day under strict penalty terms.
- Early Registration Deadlines: Buyers wishing to bid online must complete their registration well in advance of the auction date, leaving very little time for last-minute decisions.
- Minor Land Reclamation: A small portion of the agricultural land requires minor reclamation works, meaning the buyer will need to invest extra time and labor to make it fully productive.
- Single Bathroom Constraint: The house features only one bathroom servicing both bedrooms, which may feel restrictive and inconvenient for modern family living arrangements.
- Compact Room Dimensions: While functional, the individual room sizes are relatively modest, offering limited space for large furniture items without careful interior spatial planning.
- Rural Isolation Risks: The rural location means residents are heavily reliant on private motor vehicles for commuting, grocery shopping, and accessing emergency healthcare services.
- Septic Tank Verification: Buyers must independently investigate the presence, condition, and regulatory compliance of any on-site wastewater treatment or septic tank systems.
- Water Supply Checks: Due to the rural setting, purchasers should verify the reliability, source, and quality of the private or public water supply servicing the dwelling.
- Boundary Fence Inspections: Buyers need to carefully walk the boundaries of the thirteen point five acres to ensure all fencing matches the folio maps and is in good condition.
- Agricultural Lease Status: It is important to verify whether any portions of the agricultural land are currently subject to existing seasonal grazing lets or farming tenancies.
- Right of Way Checks: Thorough legal due diligence is required to confirm there are no hidden public or private rights of way crossing over the agricultural acreage or residential site.
- Structural Condition Unknown: Without a detailed pre-purchase structural survey, hidden defects such as dampness, roof timber rot, or foundation settling remain unknown risks.
- Grant Conditions Compliance: Qualifying for the Vacant Property Refurbishment Grant involves strict compliance timelines and occupancy conditions that buyers must be certain they can meet.
- Competition at Auction: Public auctions can generate intense competitive bidding pressure, potentially driving the final purchase price well beyond initial valuation expectations.
- Limited Public Transport: The immediate area lacks robust public transport infrastructure, making a second car essential for multi-adult households living at the property.
Price positioning
?
- The property lacks an explicit asking price in the listing, yet its positioning is implicitly tied to an auction format across multiple lots including substantial agricultural lands.
- Valuation signals are mixed because the poor energy rating and renovation requirements suggest a lower baseline value, while the inclusion of large acreage provides significant upside potential.
- Potential support for a higher valuation stems from possible qualification for the Vacant Property Refurbishment Grant and productive agricultural land, whereas refurbishment costs could undermine bids.
- Relevant market dynamics include the multi-lot auction structure managed by the auctioneer, requiring careful bidder registration and deposits ahead of the scheduled October date.
Build Analysis
What we know from similar construction types
- The property is an older single-storey residence extending to approximately 89 square metres with a poor BER rating of E, indicating a lack of modern insulation, energy-efficient glazing, and heating controls.
- The listing notes potential for renovation or extension, subject to planning permission, and suggests it may qualify for the Vacant Property Refurbishment Grant, which buyers should verify.
- Buyers should investigate the structural integrity of the roof, walls, and foundations, as well as the condition of the existing open fireplace, plumbing, and electrical systems.
- Due to its rural location, a buyer should investigate the status and capacity of the private water supply and wastewater treatment system (septic tank) to ensure compliance with current environmental regulations.
Retrofit Cost*
Possible renovating / insulating expenditure
- Given the floor area of approximately 89 square metres and a poor BER rating of E, a comprehensive deep retrofit to bring the property up to a modern B2 BER standard is estimated to cost between 45,000 and 65,000 euros.
- This estimated cost includes external wall insulation or internal dry-lining, upgraded roof insulation, high-performance double or triple-glazed windows and exterior doors, installation of an air-to-water heat pump or modern efficient heating system, and airtightness improvements.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is between 2000 and 2800 euro.
- Explanation: The property has a poor BER rating of E and a floor area of 89 square metres, indicating lower energy efficiency and higher heat loss, which drives up heating requirements.
Pollution Safe
8/10Environmental situation to investigate
- The property is located in a predominantly rural agricultural setting, appearing well removed from major industrial plants, heavy manufacturing, or commercial waste incinerators.
- As with many rural locations, prospective buyers should verify local agricultural practices and the status of on-site services such as septic tanks during standard pre-purchase investigations.
Flood Safe
8/10Water overflow reports to follow up
- The surrounding region generally exhibits a low apparent risk of widespread river or coastal flooding, being situated inland within County Longford.
- Buyers should consult detailed Office of Public Works (OPW) flood maps to check if any localized surface water pooling affects parts of the wider agricultural landholding.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
LISACREEVY, COLEHILL, BALLYMAHON
- Sale date
- Declared sale price
- €250,000.00
TAGHSHINNY, COLEHILL, BALLYMAHON
- Sale date
- Declared sale price
- €95,000.00
Recent sales in the wider Moydow area
12 CREEVAGHBAWN, BALLYMAHON, MULLINGAR RD
- Sale date
- Declared sale price
- €215,000.00
LEDWITHSTOWN, BALLYMAHON, CO LONGFORD
- Sale date
- Declared sale price
- €260,000.00
5 THE GRANARY, RIVERCOURT, BALLYMAHON
- Sale date
- Declared sale price
- €165,000.00
27 THOMOND PARK, BALLYMAHON, LONGFORD
- Sale date
- Declared sale price
- €169,950.00
GURTEEN, BALLYMAHON, LONGFORD
- Sale date
- Declared sale price
- €195,000.00
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: Calculated at 1 percent on residential property values up to 1 million euro, assuming the purchase price is under this threshold.
- Solicitor legal fees: Approximately 1500 to 3000 euro plus VAT and outlays.
- Land registration fees: Approximately 400 to 800 euro depending on the value and mapping requirements.
- Property valuation fees: Approximately 150 to 300 euro.
- Surveyor fees: Approximately 500 to 1200 euro depending on the depth of the survey required.
- Annual home insurance: Approximately 400 to 800 euro depending on coverage and property condition.
Forum Talk
What people are saying about this area
- Local discussions in County Longford frequently center around rural housing renovation grants and the potential of utilizing the Vacant Property Refurbishment Scheme for older country homes.
- Community groups in the wider Ballymahon and Colehill areas often share updates on local agricultural developments, land sales, and rural infrastructure improvements.
- Residents highlight the quiet, scenic nature of the countryside around Moydow, making it popular for those seeking a rural lifestyle or agricultural holdings.
- Local forums occasionally discuss the importance of checking rural septic tank systems and private water supplies when purchasing older properties in the area.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property offers a generous site with outdoor space for young children to play, though the house is currently a two-bedroom layout requiring renovation, which families should inspect for suitability.
- Teenagers5/10
With two bedrooms and 89 square metres of space, accommodation is relatively compact for teenagers, though the surrounding land offers plenty of room for outdoor pursuits.
- Multi-generational Living3/10
The current single-storey layout with two bedrooms and one bathroom provides limited space for multi-generational living without substantial extension and planning permission.
- Single Buyers7/10
An appealing project for a single buyer looking to renovate a property to their own taste, potentially benefiting from the Vacant Property Refurbishment Grant.
- Couples7/10
Well-suited for couples seeking a rural project with a manageable two-bedroom footprint and potential to extend subject to planning permission.
- Empty Nesters6/10
Single-storey living is convenient for empty nesters, though the need for comprehensive renovation works should be carefully considered.
- Retirees6/10
The absence of stairs in a single-storey home suits retirees, but the remote rural setting and renovation requirements demand careful planning.
Work
3 areas- Remote Working6/10
The quiet rural setting is conducive to home working, though buyers should verify local broadband speeds and connectivity.
- Hybrid Commuting4/10
The rural location means hybrid commuting to major employment hubs will involve significant driving times.
- Retired8/10
An excellent setting for retirement if buyers are prepared to manage a property renovation and enjoy quiet surroundings.
Practical
8 areas- Ageing in Place7/10
The single-storey layout is helpful for ageing in place, though accessibility modifications may be needed during the planned renovation.
- Low Maintenance2/10
The property requires substantial renovation and updating, meaning maintenance demands will be high initially.
- Secure Gated Entry3/10
There is no mention of a secure gated entry system, which buyers should verify or install if required.
- Minimalist Design4/10
The traditional cottage structure lends itself more to classic rural styling than ultra-minimalist architecture.
- Flexible Floor Plans5/10
The layout is relatively standard for a two-bedroom home, though potential exists to reconfigure during renovations subject to planning.
- Heritage Home6/10
The property has a traditional cottage feel, offering character for those interested in older rural dwellings.
- Ecological Setup4/10
The current BER rating is E, indicating that significant energy upgrades will be required to achieve an eco-friendly setup.
- Outdoor areas9/10
Features a generous site with a patio area and extensive surrounding land offering great potential for outdoor use.
Interests
9 areas- Gardening9/10
The generous site and surrounding agricultural lands offer exceptional opportunities for extensive gardening and outdoor cultivation.
- Walking7/10
Quiet rural roads provide pleasant routes for casual walking, although dedicated walking trails may require travel.
- Gym2/10
Commercial gym facilities are not within walking distance, requiring travel to nearby towns.
- Cycling7/10
Low-traffic rural roads are generally suitable for cycling enthusiasts, subject to local road conditions.
- Golf4/10
Golf courses will require a drive to nearby towns as none are immediately adjacent.
- Fishing6/10
The rural inland setting in Longford provides reasonable proximity to regional rivers and lakes for fishing.
- Horse Riding8/10
The rural environment and available land holding make this a strong option for equestrian interests, subject to local facilities.
- Water Sports3/10
Water sports activities would depend on traveling to designated lakes or rivers in the wider region.
- Entertaining5/10
The house currently requires renovation, but the patio and outdoor areas offer potential for entertaining once upgraded.
Lifestyle
5 areas- Urban Living2/10
This is a distinctly rural location with very low urban density and amenities.
- Quiet Living9/10
Situated in a rural countryside location offering a peaceful environment away from urban congestion.
- Rural Living10/10
Set on a substantial rural site with agricultural lands, making it ideal for those seeking a genuine country lifestyle.
- Village Living5/10
While located in a rural countryside area, local village amenities are a drive away rather than immediately on the doorstep.
- Coastal Living1/10
The property is located inland in County Longford, far from any coastal areas.
Social
6 areas- Community Involvement6/10
Rural communities often feature local clubs and associations, though integration relies on active participation.
- Café Culture2/10
Cafés are not within walking distance and require travel to nearby towns and villages.
- Nightlife1/10
Nightlife options are virtually non-existent in this rural area, requiring trips to larger towns.
- Health/Wellness groups3/10
Local wellness or pilates & stretching groups would need to be accessed in nearby urban centres.
- Networking Opportunities2/10
Professional networking opportunities locally are very limited given the rural setting.
- Tech-Hub Connectivity2/10
There are no major tech hubs nearby, meaning remote digital infrastructure is reliant entirely on home broadband.
Listing information
- Agent
- James L. Murtagh & Associates
- Phone
- 044 934 0088
- Published on HouseDelve
- 2 October 2026
- Correction
- Report an issue
HD-2F236BHouseDelve · 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.