Kilgarvan, Ballylongford, Co. KerryV31E542
€499,000
4 Bed~1 Bath~BER E1
What you'll like:
- Substantial Acreage Holding: The property includes approximately 46.3 acres of generally good quality land, which offers an excellent opportunity for local farmers looking to expand their agricultural operations.
- Flexible Auction Lots: Being offered in three distinct lots provides versatility for different buyer budgets, allowing acquisition of just the house and farmyard or the entire landholding.
- Vacant Home Grants Potential: The farmhouse has been vacant for over two years, making it a strong candidate for lucrative government refurbishment grants that can significantly offset renovation costs.
- Modern Agricultural Infrastructure: The extensive farmyard features a modern cubicle house with electric scrapers, an external slatted tank, and a large slurry storage facility ready for immediate use.
- Functional Cattle Handling: An enclosed gated yard equipped with built-in cattle handling facilities ensures safe and efficient livestock management right from day one.
- Spacious Haybarn Storage: The large three-bay round-roof haybarn with lean-to structures provides ample covered space for storing winter feed, straw, and heavy agricultural machinery.
- Traditional Cow Stalls: Masonry-built cow stalls retain charming original features such as historical cobblestone floors, adding rustic character and extra functional shelter for livestock.
- Established Dairy Facilities: An adjoining dairy complete with a refrigerated tank and associated equipment offers immediate infrastructure for dairy-related farming activities.
- Elevated Scenic Setting: Occupying an elevated position, the holding commands panoramic views of the surrounding North Kerry countryside, providing a picturesque and peaceful rural lifestyle.
- Proximity to Towns: Located just 9 kilometres from both Listowel town and Ballylongford village, residents enjoy convenient access to local schools, shops, and everyday community amenities.
- Dual Heating System: The dwelling benefits from both an external oil heat pack and a solid fuel range in the front entrance porch for versatile climate control.
- Insulated Wall Boards: The block-built house features insulated slab board on the inner leaf of external walls, offering a head start on thermal efficiency upgrades.
- Double Glazed Windows: PVC double glazed windows and exterior doors are already installed throughout the farmhouse, protecting the interior from weathering and drafts.
- Concrete Yard Space: A large concrete yard with an underground water storage tank ensures durable, mud-free maneuvering space around the primary farm buildings.
- Silage Production Land: The agricultural land is currently utilized for silage production, proving its productivity and capability for valuable forage harvesting.
- Private Well Water: An on-site private well supply serves the residential hub, offering independence from public municipal water mains and associated connection fees.
- On-Site Septic Tank: The property includes an existing private septic tank system, avoiding the need to install a brand new wastewater treatment infrastructure from scratch.
- Dual Aspect Sitting Room: The comfortable sitting room features a dual aspect layout, allowing abundant natural daylight to brighten the living space throughout the day.
- Generous Outbuildings: In addition to the main farm structures, multiple versatile outbuildings provide endless potential for workshops, hobby farming, or secure storage.
- Auction Flexibility: Public auction format on a set date gives motivated buyers a transparent and definitive timeline to secure this significant rural asset.
But keep in mind:
- Poor Energy Rating: The dwelling carries a weak E1 BER rating, indicating that extensive insulation and heating upgrades will be required to achieve modern living standards.
- Extended Vacancy Condition: Having stood vacant for over two years, the farmhouse likely suffers from latent moisture, dampness, or structural neglect requiring thorough professional inspection.
- Shared Laneway Access: The property is accessed via a 0.7km shared private cul-de-sac laneway, which may lead to disputes regarding maintenance responsibilities and repair costs.
- Right of Way Burden: There is a recorded right of way through the subject holding in favour of a neighbouring property, potentially impacting privacy and farm security.
- Land Parcel Division: The acreage is physically divided by the shared private lane into separate parcels, which could create logistical challenges when moving machinery or livestock.
- Land Drainage Needs: Portions of the agricultural land would benefit significantly from professional drainage and re-seeding to maximize grass growth and livestock productivity.
- Restricted Attic Headroom: The upper floor features areas with restricted head height and a latted ceiling in Bedroom 3, limiting the usable bedroom space upstairs.
- Limited Bathroom Facilities: The entire house relies on just one main bathroom plus a small upstairs toilet, which may prove inadequate for a four-bedroom family home.
- Compact Kitchen Area: The kitchen measures only 2.5m by 2.3m, offering very tight workspace and limited cabinetry for food preparation and storage.
- Distant Auction Location: The public auction will take place at a hotel in Listowel rather than on-site, requiring bidders to travel off-site and complete formal registration beforehand.
- Solicitor Due Diligence: Buyers must thoroughly review complex folio details, title maps, and rights of way through their legal counsel prior to committing at auction.
- Slurry Management Compliance: The extensive slurry and waste storage facilities must be inspected to ensure they meet current environmental regulations and nitrate action plan standards.
- Well Water Testing: The private well supply should be independently tested for potability, bacterial contamination, and flow rate before finalizing any purchase agreement.
- Septic Tank Compliance: The existing septic tank system requires professional evaluation to determine if it meets current environmental standards or needs total replacement.
- Agricultural Lease Status: Prospective buyers should verify whether any existing seasonal grazing or silage cutting agreements affect immediate vacant possession of the land.
- Boundary Fence Verification: The buyer must carefully walk all boundaries against the official folio maps to confirm actual fencing alignments and prevent future neighbour disputes.
- Renovation Budget Overruns: Due to the age and condition of the vacant farmhouse, unforeseen building defects could easily cause major cost overruns during the refurbishment process.
- Remote Utility Connections: Being situated down a long private cul-de-sac may complicate future broadband installations or electrical grid upgrades for modern remote work needs.
- Roof Inspection Mandate: The pitched slate roof and outbuilding galvanised roofs require careful inspection by a surveyor to check for slipped slates, leaks, or timber rot.
- Lack of Floor Area Data: The official listing does not provide a total square meterage for the dwelling, making price-per-square-foot calculations difficult for cautious buyers.
Price positioning
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- The asking price of €499,000 for the entire holding may appear well-balanced or slightly advantageous given that it encompasses a substantial 46.3-acre agricultural package, an extensive farmyard with modern livestock facilities, and a detached farmhouse requiring significant upgrading.
- Valuation signals are driven heavily by the dual-income or dual-use potential, combining sizable agricultural acreage currently used for silage with a residential dwelling that benefits from eligibility for vacant home refurbishment grants, enhancing overall capital return prospects.
- Such a price level could be strongly supported by active farming demand and regional appetite for rural land holdings, though it might be undermined by the poor E1 energy rating, the extensive capital needed for modernization, and remote access via a shared private laneway.
- Relevant considerations include the flexibility of the auction offering in multiple lots, which allows different buyer segments to bid independently on the residential hub or the non-residential land parcels, potentially altering final competitive tension on the day.
Build Analysis
What we know from similar construction types
- The property is a detached 4-bedroom farmhouse that has been vacant for over two years, indicating it may be eligible for vacant home refurbishment grants.
- Construction details include block building with insulated slab board on the inner leaf, pebble dash exterior, pitched slate roof, and double-glazed PVC windows and doors.
- Services include a private well supply and an on-site septic tank, which a buyer should inspect for compliance and capacity.
- The access is via a 0.7km shared private cul-de-sac laneway with a right of way through the subject holding in favour of a neighbouring property, which should be verified regarding maintenance responsibilities and legal access rights.
- The holding includes extensive agricultural structures such as a modern cattle shed, slurry storage, traditional cow stalls, and a haybarn, requiring investigation into their structural condition and environmental compliance.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a BER rating of E1, indicating poor energy efficiency that would require a comprehensive deep retrofit to reach modern standards.
- A deep retrofit for a detached farmhouse of this type typically ranges from €50,000 to €80,000 or more, covering external wall insulation or upgrading existing insulation, heating system replacement, window and door upgrades if necessary, and renewable energy integration such as solar panels.
- Grant supports such as the SEAI One Stop Shop service or Vacant Property Refurbishment Grant may offset a portion of these upgrade and refurbishment costs, subject to qualification.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is between 2,500 euro and 3,500 euro.
- Short explanation: Given the E1 BER rating, lack of recent energy upgrades, and the dual oil and solid fuel heating system in a detached rural farmhouse, thermal efficiency is likely low, resulting in higher than average energy consumption.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a predominantly agricultural and rural setting, appearing well-removed from major industrial pollution sources, heavy manufacturing, or large modern landfills.
- As with any rural property utilizing a private well and septic tank, routine water quality testing is recommended to ensure long-term safety.
Flood Safe
8/10Water overflow reports to follow up
- The listing highlights that the residential holding occupies an elevated setting with panoramic countryside views, which generally reduces the likelihood of direct property flooding.
- Parts of the wider agricultural land note a need for drainage improvement, so prospective buyers should verify local drainage patterns and ensure the immediate farmyard and approach laneway remain unaffected by heavy rainfall.
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 Ballylongford area
WELL ST, BALLYLONGFORD, KERRY
- Sale date
- Declared sale price
- €193,000.00
TULLAHENNEL, BALLYLONGFORD, KERRY
- Sale date
- Declared sale price
- €275,000.00
BALLYMACKESSY, BALLYLONGFORD, KERRY
- Sale date
- Declared sale price
- €130,000.00
TULLAHENNEL NORTH, BALLYLONGFORD, CO. KERRY
- Sale date
- Declared sale price
- €190,000.00
TULLAHENELL, BALLYLONGFORD, KERRY
- Sale date
- Declared sale price
- €50,000.00
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: €4,990 — 1% of €499,000.
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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: Estimated between 1,500 euro and 3,000 euro plus VAT and outlays.
- Land registration fees: Typically around 600 euro to 800 euro for property registration.
- Property valuation fees: Generally ranging from 150 euro to 250 euro.
- Surveyor fees: Ranging from 500 euro to 1,500 euro depending on the depth of the structural survey required.
- Annual home insurance: Estimated between 400 euro and 800 euro per year depending on cover levels and the rural location.
Forum Talk
What people are saying about this area
- Local discussions in North Kerry frequently highlight the scenic beauty and agricultural potential of rural properties around Ballylongford and Listowel.
- Community forums often mention the importance of checking rural water schemes and private well maintenance in the region.
- Interest in vacant home refurbishment grants is commonly discussed among residents looking to restore traditional farmhouses in Co. Kerry.
- Local infrastructure updates, such as road maintenance for rural laneways and cul-de-sacs, are frequent topics of conversation among landowners.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property offers plenty of outdoor space and land for children to enjoy, though the rural setting and need for extensive refurbishment require careful childproofing and supervision.
- Teenagers5/10
There is plenty of space for teenagers in this 4-bedroom home and extensive grounds, but the remote rural location means limited independent access to local amenities or social spots.
- Multi-generational Living4/10
While the holding is large and includes numerous outbuildings, the main dwelling is a single 4-bedroom farmhouse requiring substantial renovation to comfortably house multiple generations.
- Single Buyers3/10
A large residential farm holding with extensive acreage and a property requiring significant restoration is a massive undertaking for a single buyer unless they are specifically seeking a major agricultural or renovation project.
- Couples6/10
Suits couples looking for a rewarding rural restoration project and a spacious country lifestyle, provided they are prepared for the isolation and upkeep of 46 acres.
- Empty Nesters5/10
Offers a quiet rural retreat with scenic views, but the considerable land management and house renovation required may prove burdensome for empty nesters.
- Retirees4/10
The rural isolation, distance from medical facilities, and the demands of maintaining an extensive farm holding and older home may not suit many retirees.
Work
3 areas- Remote Working6/10
The quiet rural setting is ideal for home-based work, though buyers should verify the local broadband speeds and connectivity available.
- Hybrid Commuting3/10
The rural location in Co. Kerry makes regular commuting to major employment hubs impractical.
- Retired5/10
Appeals to those seeking a peaceful retirement project, though the physical maintenance of land and buildings is substantial.
Practical
8 areas- Ageing in Place3/10
The multi-story farmhouse layout, rural isolation, and requirement for major renovation make it challenging for ageing in place without significant adaptation.
- Low Maintenance1/10
Requires extensive maintenance across 46.3 acres, a vacant farmhouse, cattle sheds, and outbuildings.
- Secure Gated Entry5/10
Features an enclosed gated yard and a shared private cul-def-sac laneway, though buyers should verify boundary and security measures.
- Minimalist Design2/10
A traditional 4-bedroom farmhouse with historic agricultural buildings, opposite of a modern minimalist aesthetic.
- Flexible Floor Plans5/10
The farmhouse layout offers standard rooms that can be reconfigured during the substantial renovation process.
- Heritage Home6/10
Features traditional farmhouse elements and old stone-built cow stalls with charming original features like cobble floors, presenting a restoration opportunity.
- Ecological Setup7/10
Extensive land holding with an on-site well, septic tank, and potential for sustainable farming or conservation projects.
- Outdoor areas10/10
Comprises approx. 46.3 acres of land, large concrete yards, haybarns, and panoramic countryside views.
Interests
9 areas- Gardening8/10
Vast amounts of outdoor space and agricultural land provide endless opportunities for extensive landscaping and gardening projects.
- Walking8/10
Private access to expansive grounds and quiet rural lanes makes it ideal for countryside walking right from the doorstep.
- Gym2/10
There are no commercial gym facilities nearby, requiring a drive into town for structured fitness classes or equipment.
- Cycling7/10
Surrounded by quiet country roads and scenic routes, though the initial 0.7km private laneway is unpaved or shared.
- Golf4/10
Requires travel to nearby towns for golf course access, as none are immediately adjacent.
- Fishing5/10
North Kerry offers various inland and coastal fishing opportunities, but buyers should verify local angling rights and exact water proximity.
- Horse Riding8/10
With 46.3 acres of land, traditional outbuildings, and rural tracks, the property is exceptionally well-suited for keeping horses.
- Water Sports3/10
Inland rural setting requires travel to coastal estuaries or rivers for serious water sports activities.
- Entertaining6/10
Generous outdoor space and large yards provide great potential for hosting gatherings, once the main house interior is fully renovated.
Lifestyle
5 areas- Quiet Living10/10
Located down a 0.7km shared private cul-de-sac laneway in an elevated countryside setting, offering absolute peace, privacy, and panoramic views.
- Rural Living10/10
Comprises approx. 46.3 acres of agricultural land, a traditional farmhouse, and extensive farmyard facilities, perfectly embodying authentic rural and farming life.
- Village Living4/10
Situated about 9km from Ballylongford village, meaning village amenities are not within immediate walking distance.
- Coastal Living3/10
While located in Co. Kerry, the setting is deeply inland and rural rather than coastal.
- Urban Living1/10
The property is entirely rural with no urban conveniences nearby, Listowel being the closest town at 9km away.
Social
6 areas- Community Involvement6/10
Rural Kerry offers tight-knit local communities centered around nearby villages and parish activities.
- Café Culture2/10
Cafés are located some distance away in Listowel or Ballylongford rather than within walking distance.
- Nightlife1/10
Completely devoid of local nightlife, requiring a trip into nearby towns for pubs, restaurants, or entertainment.
- Health/Wellness groups2/10
Wellness groups and fitness classes are concentrated in nearby towns rather than the immediate rural locality.
- Networking Opportunities1/10
Not a location suited for professional networking due to its remote, agricultural nature.
- Tech-Hub Connectivity1/10
Remote rural setting with no proximity to technological hubs or business parks.
Listing information
- Agent
- Dillon Prendiville Auctioneers
- Phone
- 068 21 739
- Current status
- active
- Published on HouseDelve
- 2 September 2026
- Correction
- Report an issue
HD-72B569HouseDelve · 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.