Kildorragh, Ballinamore, LeitrimN41F998
€365,000
4 Bed~5 Bath~215 m²~BER D
What you'll like:
- Town proximity: The residence is located within comfortable walking distance of Ballinamore town centre, providing convenient daily access to local shops, schools, and essential amenities.
- Generous floor area: Spanning approximately 215 square metres, the substantial detached layout offers plenty of room for a growing family to live comfortably.
- Four ensuite bedrooms: Every bedroom benefits from its own private ensuite facility, ensuring exceptional privacy and convenience for household members and visiting guests alike.
- Dedicated home office: A dedicated workspace provides fantastic flexibility for modern remote work arrangements or a quiet study area away from main living spaces.
- Dual heating options: The accommodation features both an oil-fired central heating system and a solid fuel stove, helping to maintain a warm and cozy atmosphere.
- Bright conservatory: A large conservatory extends the living space and offers a wonderful spot to relax while enjoying pleasant views of the surrounding private gardens.
- Open fireplace feature: The main living room includes a traditional open fireplace, creating a cozy focal point for winter evenings and family gatherings.
- Family bathroom upgrade: A main family bathroom equipped with a jacuzzi bath adds a touch of everyday luxury for relaxing after a long day.
- Detached garage storage: An external detached garage provides secure storage for vehicles, garden equipment, or hobby supplies, enhancing the practicality of the site.
- Ample private parking: The property boasts generous on-site parking space, easily accommodating multiple vehicles for residents and visitors without street parking hassles.
- Mature grounds: Established planting and mature grounds create a private, established outdoor environment that enhances the overall aesthetic appeal of the home.
- Early 2000s renovation: Extensive renovations undertaken in the early 2000s mean the property was modernized from its original 1960 footprint to better suit contemporary living.
- Practical utility room: A separate utility room helps keep laundry and household chores organized away from the main kitchen and dining areas.
- PVC double glazing: Double-glazed PVC windows fitted throughout help with thermal insulation and reduce outside noise transmission into the home.
- Stable asking price: The asking price has remained steady at 365000 euros since tracking began, suggesting a firm vendor stance without sudden downward adjustments.
- Versatile layout: The balanced two-storey configuration provides flexible living zones that can easily adapt to changing family needs over time.
- Established residential appeal: Situated in Kildorragh, the home benefits from an established neighborhood setting close to established community infrastructure and sports facilities.
- Strong rental potential: The combination of four ensuite rooms and a central location suggests favorable potential appeal for future tenancy if investment is considered.
- Clear boundary definition: Mature hedging and private site positioning help establish clear property boundaries and a sense of seclusion from neighbors.
- Natural light penetration: The inclusion of a conservatory and large windows helps flood interior spaces with natural daylight throughout the daytime hours.
But keep in mind:
- Moderate BER rating: The property holds a D energy rating, which indicates that a new owner should budget for potential energy efficiency upgrades in the future.
- Older original structure: Originally constructed in 1960, the underlying skeleton of the house is decades old, meaning hidden structural wear should be thoroughly investigated.
- Septic tank system: The reliance on a septic tank requires the buyer to verify its current compliance, capacity, and ongoing maintenance requirements with local regulations.
- Upgrading costs likely: Despite early 2000s renovations, interior decor and fittings may now require modernizing to match contemporary aesthetic and functional preferences.
- Insulation standards check: Given the D energy rating, the buyer should inspect attic and wall insulation levels to identify any thermal bridging or heat loss issues.
- Heating efficiency review: The combination of oil heating and solid fuel may incur higher operating costs compared to modern air-to-water heat pump systems.
- Plumbing system age: The extensive network of multiple ensuite bathrooms and a jacuzzi tub means the plumbing infrastructure should be professionally inspected for leaks.
- Electrical compliance audit: The 1960 origin and subsequent renovations mean the electrical wiring and fuse boards should be checked by a certified electrician for safety.
- Roof condition assessment: A thorough professional survey of the roof timbers and coverings is advised to ensure there are no hidden leaks or aging felt issues.
- Window seal inspection: PVC double glazed windows should be checked for blown seals or drafts, as older installations can lose their thermal efficiency over time.
- Conservatory thermal performance: Large glazed extensions can experience temperature extremes, becoming too warm in summer and chilly in winter without adequate climate control.
- Garage structural check: The detached garage should be inspected for dampness, roof soundness, and overall structural integrity before relying on it for storage.
- Boundary line verification: The buyer should instruct their legal representative to confirm that all mature garden boundaries match the official land registry maps precisely.
- Local planning compliance: Any historical alterations or the addition of the conservatory and garage should be checked against local planning records for full retention.
- Surface water drainage: Mature grounds should be inspected during wet weather to ensure proper surface water run-off away from the main dwelling foundations.
- Radon gas mitigation: Leitrim can experience elevated radon levels, so the buyer should verify whether radon testing has been conducted or mitigation is needed.
- Pricing firmness: The unchanging asking price history indicates the seller may be firm on valuation, potentially leaving less room for aggressive initial negotiations.
- Septic registration check: Buyers must ensure the private wastewater treatment system is properly registered with the relevant national authority to avoid legal complications.
- Appliance lifespan review: Included white goods and fitted kitchen appliances should be checked for age and working condition to avoid immediate replacement expenses.
- Chimney integrity test: Both the open fireplace and the solid fuel stove flues should be professionally swept and inspected for safety prior to active use.
Price positioning
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- The asking price of €365,000 for this substantial four-bedroom residence appears slightly elevated relative to standard regional benchmarks, reflecting its generous 215 square metre floor area, extensive early 2000s renovations, and convenient walking distance to town amenities.
- Valuation signals present a mixed picture: while five bathrooms including four ensuites, a dedicated home office, detached garage, and large conservatory support a higher price point, the D energy rating introduces potential future retrofit costs that could cap buyer enthusiasm.
- Factors that could support the current asking price include strong demand for flexible family living spaces with remote working capabilities and mature private grounds, whereas broader regional market softness and efficiency upgrade requirements could undermine it.
- The recorded asking price has remained stable at €365,000 without reduction since initial tracking, suggesting the agent and vendor are testing the upper bounds of local buyer demand before considering negotiations or price adjustments.
Build Analysis
What we know from similar construction types
- Originally constructed in 1960 and extensively renovated in the early 2000s, meaning elements of the original 1960s structure may still be present beneath later updates.
- A buyer should verify the current condition of the structural elements, electrical wiring, and plumbing systems installed during the early 2000s renovation.
- The property relies on a septic tank, so a buyer should commission a professional inspection to verify its condition, capacity, and compliance with current environmental regulations.
- Check the insulation levels in the walls, roof, and floors, as the 1960s origin and D BER rating suggest thermal performance may fall below modern standards.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property holds a D BER rating, which typically indicates that a comprehensive deep retrofit is required to achieve a modern energy efficiency standard (such as a B2 or A rating).
- Estimated deep retrofit costs for a detached property of approximately 215 square meters generally range from €45,000 to €75,000, depending on the scope of works.
- Key measures likely required include upgrading attic and wall insulation, replacing or upgrading the existing heating system, installing solar panels, and ensuring airtightness alongside window and door assessments.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 2,800 euro to 3,500 euro.
- Explanation: Given the 215 square metre floor area and a D energy rating, the property is likely to have higher than average energy consumption, which will be mitigated in part by the use of the solid fuel stove alongside the oil-fired central heating system.
Environmental checks
Area-level evidence and things to investigate
Air quality
Nearby sites
Landfills
None foundWaste facilities
None foundIndustrial facilities
None foundNearby infrastructure
Mobile phone masts
None foundOverhead electricity lines
None foundUnderground electricity cables
None foundFlood Safe
7/10Water overflow reports to follow up
- Mapped river flood zones are located within approximately two hundred metres of the property, indicating that nearby low-lying corridors carry some level of fluvial hazard during extreme weather events.
- The site benefits from a reasonable spatial separation from these modelled flood areas, meaning that rising waters would generally need to reach significant heights before directly threatening the immediate grounds.
- Standard rural drainage and local topography should be considered during prolonged periods of heavy rainfall, as localized surface water accumulation can occasionally affect access routes in the wider area.
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 Ballinamore area
CALLOWHILL BALLINAMORE, BALLINAMORE, LEITRIM
- Sale date
- Declared sale price
- €415,000.00
5 DUN NA BO, WILLOWFIELD RD, BALLINAMORE
- Sale date
- Declared sale price
- €300,000.00
LAHARD, BALLINAMORE, CO. LEITRIM
- Sale date
- Declared sale price
- €160,000.00
NAOMH PADRAIG, AGHOO EAST, BALLINAMORE
- Sale date
- Declared sale price
- €75,000.00
MAIN STREET, BALLINAMORE, CO. LEITRIM
- Sale date
- Declared sale price
- €161,000.00
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: €3,650 — 1% of €365,000.
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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 euro to 3,000 euro plus VAT and outlays.
- Land registration fees: approximately 400 euro to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 euro to 300 euro.
- Surveyor fees: approximately 500 euro to 1,200 euro depending on the depth of the survey required for a 215 square metre home.
- Annual home insurance: approximately 400 euro to 800 euro depending on the level of coverage and the property location.
Forum Talk
What people are saying about this area
- Locals in Ballinamore frequently discuss the ongoing demand for detached family homes within walking distance of the town centre and local schools.
- Residents on community forums often highlight the convenience of living close to local sporting facilities, shops, and amenities in the area.
- Discussions in regional groups often touch upon the appeal of properties featuring dedicated home offices and flexible accommodation for remote working.
- Prospective buyers in Leitrim regularly share advice on verifying the condition of older properties that have undergone extensive renovations.
- Community commentary often emphasizes the desirability of mature private sites and off-street parking when searching for homes in the region.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property offers four generously proportioned bedrooms, a large conservatory, and mature private grounds within walking distance of local amenities and schools in Ballinamore, making it very suitable for young children.
- Teenagers8/10
With four bedrooms each featuring ensuite facilities, plus a dedicated home office and ample living space, teenagers will appreciate the privacy and room to grow.
- Multi-generational Living7/10
The substantial 215 square metre floor area and multiple ensuite bedrooms provide good separation and accommodation options, though buyers should verify if the layout can be easily adapted for extended family needs.
- Single Buyers4/10
A 4-bedroom detached residence with five bathrooms and 215 square metres of space may exceed the needs and maintenance budget typical for a single buyer.
- Couples6/10
While spacious and offering a home office and conservatory, the large footprint and extensive grounds might be more than a couple requires unless planning for a growing family.
- Empty Nesters6/10
The property provides comfortable single-story living elements alongside upstairs space, though the extensive mature grounds and four bedrooms might present more upkeep than empty nesters desire.
- Retirees5/10
Proximity to town amenities is a strong advantage for retirees, but the two-level layout and upkeep of mature grounds and a detached garage may require ongoing maintenance effort.
Work
3 areas- Remote Working9/10
The inclusion of a dedicated home office with ensuite facilities makes this property ideal for remote working arrangements.
- Hybrid Commuting5/10
The town location in Ballinamore provides local convenience, but commuting to major employment hubs requires careful consideration of travel times.
- Retired6/10
Proximity to town amenities supports retirement living, though the size of the home and grounds may involve more maintenance than some retirees prefer.
Practical
8 areas- Ageing in Place6/10
The property features ground floor bedroom accommodation with ensuite facilities, though the two-story layout and upper bedrooms require stairs.
- Low Maintenance5/10
While renovated in the early 2000s with PVC double-glazed windows, the mature private grounds, detached garage, and septic tank require regular upkeep.
- Secure Gated Entry3/10
Ample parking and mature private grounds are noted, but a secure gated entry system is not mentioned in the listing details.
- Minimalist Design4/10
The home features traditional elements such as an open fireplace and solid fuel stove rather than a stark minimalist architectural style.
- Flexible Floor Plans8/10
With four ensuite bedrooms, a family bathroom with a jacuzzi bath, a dedicated home office, and a large conservatory, the layout offers excellent flexibility.
- Heritage Home5/10
Originally constructed in 1960 and extensively renovated in the early 2000s, it blends mid-century origins with modern updates.
- Ecological Setup5/10
Features oil-fired central heating and a solid fuel stove, alongside a septic tank and mains water, though buyers should verify current energy efficiency ratings relative to its D BER.
- Outdoor areas8/10
The property boasts mature private grounds, a detached garage, and a large conservatory that connects indoor living with the garden views.
Interests
9 areas- Gardening8/10
The property benefits from mature private grounds and a detached garage, offering plenty of scope for gardening enthusiasts.
- Walking8/10
Being within walking distance of Ballinamore town centre and local amenities makes daily walks convenient and accessible.
- Gym5/10
Local sporting facilities are nearby in town, though buyers should verify the exact availability of commercial gym facilities locally.
- Cycling7/10
The surrounding Leitrim countryside and town-adjacent location offer pleasant cycling routes, subject to local road conditions.
- Golf6/10
The regional area features local courses, though buyers should verify the proximity and membership options for golf facilities.
- Fishing7/10
County Leitrim is renowned for its lakes and waterways, making this location potentially appealing for fishing enthusiasts.
- Horse Riding6/10
The mature site and rural surroundings offer a conducive setting, though equestrian facilities would need to be verified nearby.
- Water Sports5/10
Proximity to local waterways offers some recreational water activities, though dedicated water sports infrastructure should be checked.
- Entertaining9/10
Featuring a spacious kitchen/dining room with a solid fuel stove, a large conservatory, and ample parking, the home is exceptionally well-suited for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Situated on a mature private site with extensive gardens, the residence offers a peaceful setting while remaining close to the town centre.
- Rural Living7/10
The mature private site and presence of a septic tank give a semi-rural feel, combined with the convenience of being within walking distance of Ballinamore.
- Village Living9/10
The home is located within walking distance of Ballinamore town centre, providing effortless access to local schools, shops, and sporting facilities.
- Coastal Living1/10
The inland location in County Leitrim offers no proximity to the coast or marine environments.
- Urban Living3/10
Ballinamore is a town rather than an urban center, offering a quiet community atmosphere rather than city amenities and nightlife.
Social
6 areas- Community Involvement8/10
Being within walking distance of Ballinamore town centre facilitates active participation in local community groups and events.
- Café Culture6/10
Local amenities in Ballinamore provide access to town cafes and social spots, though options are naturally more limited than in larger cities.
- Nightlife4/10
Nightlife options are confined to local town pubs and venues rather than an extensive urban entertainment scene.
- Health/Wellness groups7/10
Proximity to local sporting facilities and community groups supports engagement in health and wellness activities.
- Networking Opportunities4/10
Networking opportunities are primarily locally focused given the town setting, making remote work the main avenue for broader professional connections.
- Tech-Hub Connectivity4/10
While a dedicated home office is present, buyers should investigate the specific broadband speeds and tech infrastructure available at the location.
Listing information
- Agent
- Gordon Hughes Estate Agents
- Phone
- 071 964 5555
- Current status
- active
- Published on HouseDelve
- 9 November 2026
- Correction
- Report an issue
HD-DC3EE8HouseDelve · 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.