Kiltymoodan, Ballinamore, LeitrimN41DY80
€149,900
4 Bed~1 Bath~127 m²~BER G
What you'll like:
- Spacious extended cottage: The property offers a generous floor area of 127 square meters with four bedrooms, providing ample room for a growing family or guests.
- Walking distance location: Situated within easy walking distance of Ballinamore town centre, ensuring convenient access to local shops, schools, and daily amenities.
- Generous plot size: The residence sits on approximately 0.41 hectares or 1.013 acres of land, offering a large private garden with excellent outdoor potential.
- Grant eligibility potential: The property should qualify for the vacant property refurbishment grant subject to conditions, which can significantly offset initial upgrade costs.
- Dual heating options: The home features oil-fired central heating alongside a solid fuel range and an open fireplace, adding traditional character and reliable warmth.
- Versatile living spaces: Includes both a separate sitting room and a living room, giving buyers flexible layout options for entertaining, hobbies, or home working.
- Scenic town views: The elevated property enjoys great views overlooking the nearby town, enhancing the picturesque rural charm of the setting.
- Attic storage conversion: Features two additional attic storage rooms on the first floor, providing extra usable space for storage or creative projects.
- Essential utilities connected: The dwelling benefits from mains water supply and an existing electricity connection, simplifying immediate occupancy requirements.
- Outdoor storage shed: Includes a convenient lean-to storage shed on the grounds, perfect for keeping garden tools, equipment, and fuel supplies secure.
- Proximity to waterways: Located very close to the Shannon Erne Waterway, canal, and scenic greenway walks, appealing to outdoor enthusiasts and nature lovers.
- Local sports amenities: Situated near a 9-hole golf course and various local sports facilities, supporting an active and engaged community lifestyle for residents.
- Educational access nearby: Within easy reach of local National and Secondary schools as well as childcare facilities, making daily school runs straightforward.
- Regional connectivity: Positioned within convenient driving distance of larger towns like Carrick-on-Shannon and Enniskillen for broader retail and employment needs.
- Airport proximity: Knock Airport is located about an hour away by car, offering practical convenience for international travel or visiting guests.
- Value addition opportunity: The house requires modernisation and TLC, granting buyers a clear canvas to add value and customize the interior to personal tastes.
- Built-in wardrobe storage: Bedroom four comes equipped with a built-in wardrobe, saving space and providing ready-made storage solutions for clothing.
- Ground floor bedrooms: Features multiple bedrooms on the ground level, which offers enhanced accessibility for residents or visitors with mobility considerations.
- Established residential setting: Located in a recognized community near Ballinamore, combining rural privacy with the reassurance of close neighbors and community infrastructure.
- Flexible configuration potential: The distinct layout across the original cottage and its later extension allows for creative redesigns of kitchen and living areas.
But keep in mind:
- Extremely poor energy rating: The dwelling holds a very low G energy rating, indicating substantial heat loss and a requirement for extensive insulation upgrades.
- Extensive modernisation required: The property explicitly requires significant TLC and contemporary updates throughout, which will demand a substantial renovation budget.
- Septic tank due diligence: The listing notes a septic tank is present, requiring buyers to verify its structural integrity, capacity, and current regulatory compliance.
- Unclear attic compliance: The two attic storage rooms on the first floor should be checked for proper planning permission and building regulation compliance.
- Dated interior finishes: Features older finishes like lino flooring, dated wallpaper, and older wood panelling that will necessitate complete decorative overhaul.
- Single bathroom constraint: The entire 127 square metre residence is served by only one bathroom, which may create bottlenecks for a four-bedroom household.
- Potential structural damp: Given the age of the original cottage structure and the G energy rating, buyers should inspect thoroughly for rising damp and ventilation issues.
- Heating system efficiency: The oil-fired boiler and solid fuel appliances should be professionally inspected to determine their remaining operational lifespan and safety.
- Window and door performance: Older windows and external doors may lack modern double glazing, contributing to draughts and high heating bills until replaced.
- Electrical system verification: The existing electrical wiring and power point distribution should be fully tested by a qualified electrician to ensure safety compliance.
- Plumbing infrastructure check: The single-drainer sink, bathroom fixtures, and internal plumbing lines should be evaluated for potential leaks, corrosion, or blockages.
- Roof and gutter inspection: The roof structure, slates, and exterior rainwater goods should be closely examined for wear and tear, leaks, or timber rot.
- Boundary fence clarity: The boundaries of the circa one-acre plot should be verified against official land registry maps to ensure clear property ownership lines.
- Renovation cost overruns: Undertaking extensive upgrades to bring a G-rated extended cottage up to modern standards carries a high risk of unexpected construction expenses.
- Grant condition risks: Qualification for the vacant property grant is subject to strict conditions and timelines that buyers must independently verify with local authorities.
- Surface water drainage: The large garden area should be assessed for proper drainage performance, particularly during heavy winter rainfall common in the region.
- Chimney and flue safety: The open fireplace and solid fuel range flues need professional sweeping and structural testing before safe regular use can commence.
- Appliance condition uncertainty: Included appliances like the washing machine are unverified, meaning buyers should budget for immediate replacement of white goods.
- Access and parking layout: The listing does not detail formal off-street parking arrangements, so buyers should confirm vehicle access and parking space availability.
- Future maintenance demands: Older extended properties often present hidden maintenance challenges at junction points between old and new structures that require careful monitoring.
Price positioning
?
- The asking price appears modestly positioned given the spacious floor area and substantial acre of surrounding land, though significant capital expenditure will be immediately required to upgrade the poor energy rating and modernize interior finishes.
- Signals pointing towards potential under-valuation include the generous four-bedroom layout and convenient walking distance to local town amenities, balanced against the considerable renovation costs needed to bring the dwelling up to contemporary living standards.
- Strong support for this price level relies heavily on buyers securing available state refurbishment grants, whereas unforeseen structural deficiencies or severe dampness issues within the older extended cottage could quickly undermine its economic viability.
- Additional market relevance stems from rural transactions demonstrating wide pricing variances based heavily on site size and immediate habitability, meaning overall value hinges entirely on the purchaser's capacity to self-manage extensive upgrade works.
Build Analysis
What we know from similar construction types
- The property is an extended traditional cottage with a floor area of 127 square metres, featuring four bedrooms, attic storage rooms, and a combination of oil-fired central heating, a solid fuel range, and open fireplaces.
- Given the extended nature and age of the cottage, a buyer should investigate the structural integrity of both the original structure and the extension, as well as the condition of the roof and chimney structures.
- The presence of a septic tank means a buyer should verify its registration, capacity, compliance with environmental regulations, and overall condition.
- The listing notes the property may qualify for the vacant property grant, so a buyer should independently verify their eligibility and the conditions attached to the grant scheme.
- Due to the G BER rating and the need for TLC and modernisation, a buyer should investigate insulation levels, window glazing, and ventilation across the entire dwelling.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a G BER rating, indicating very poor energy efficiency and the need for a comprehensive deep retrofit.
- A full deep retrofit for a 127 m² cottage of this type typically costs between 50,000 and 80,000 euros or more, depending on the extent of internal and external wall insulation, window and door replacements, heating system upgrades to a heat pump or efficient boiler, and renewable energy installations such as solar panels.
- Grants from the Sustainable Energy Authority of Ireland (SEAI) may offset a portion of these costs, subject to achieving the required BER uplift.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 2,500 to 3,500 euro.
- Explanation: Given the poor G BER rating and the 127 square meter floor area of the property, the home will have high thermal heat loss, resulting in significantly increased oil and solid fuel consumption during colder months.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The property benefits from an elevated position relative to the town and local waterways, though proximity to the Shannon-Erne canal network suggests buyers should review local flood maps.
- Uncertain flood risks should be investigated by obtaining official flood history reports for the specific townland.
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
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
APARTMENT 3, THE LINE, BALLINAMORE
- Sale date
- Declared sale price
- €135,000.00
CRIMLIN CROSS, AUGHNASHEELIN, BALLINAMORE
- Sale date
- Declared sale price
- €199,950.00
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 (about 1,499 euro) for properties under 1 million euro.
- Solicitor legal fees: roughly 1,500 to 3,000 euro plus outlay and VAT.
- Land registration fees: approximately 600 to 800 euro for property registration and mapping.
- Property valuation fees: around 150 to 300 euro.
- Surveyor fees: approximately 500 to 1,200 euro depending on the depth of the survey required for an older extended cottage.
- Annual home insurance: roughly 400 to 800 euro per year depending on the policy coverage and location.
Forum Talk
What people are saying about this area
- Local residents frequently discuss the charm and appeal of living within walking distance of Ballinamore town and its amenities.
- Community forums often highlight local outdoor amenities including the Shannon Erne Waterway, canal and greenway walks, and the local 9-hole golf course.
- Discussions in the wider Leitrim area often touch upon the availability and application process for the vacant property refurbishment grant for older rural homes.
- Local groups often share advice on upgrading older properties, energy efficiency improvements, and dealing with BER ratings such as upgrading from a G rating.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property features a large 1-acre garden and four bedrooms, providing plenty of room for young children to play safely outdoors. It is also within walking distance of local childcare facilities and schools, making family logistics straightforward.
- Teenagers6/10
With four bedrooms and two additional attic storage rooms, there is sufficient space for teenagers to have their own privacy. The location near local secondary schools and sports facilities is convenient, though rural Leitrim offers limited activities specifically geared towards teenagers.
- Multi-generational Living5/10
The extended cottage offers generous accommodation including multiple reception rooms and four bedrooms. However, the layout with shared internal access and a single bathroom may require reconfiguration to comfortably suit multi-generational households.
- Single Buyers4/10
While the asking price of €149,900 is relatively accessible, the property requires modernisation, TLC, and potential energy upgrades given its G BER rating. This might present a significant undertaking and ongoing investment for a single buyer.
- Couples6/10
Couples looking for a project home with ample space and a large garden will find good potential here. The proximity to town amenities balances rural charm with convenience, though the need for renovations should be factored in.
- Empty Nesters5/10
The property offers single-level bedroom options and a manageable town-edge location, but the large 1-acre garden and the maintenance requirements of an older extended cottage may prove too demanding over time.
- Retirees5/10
Being within walking distance of Ballinamore town centre is a major plus for retirees needing access to local shops and services. However, the G BER rating and the property's need for modernisation mean that upgrading heating and insulation should be thoroughly investigated.
Work
3 areas- Remote Working7/10
With four bedrooms and two attic storage rooms, there is plenty of physical space to set up one or more home offices. However, buyers should verify broadband speeds and connectivity in this rural Leitrim location.
- Hybrid Commuting4/10
Ballinamore is relatively isolated from major Irish cities, making regular hybrid commuting to Dublin or Galway impractical. It is more suited for local employment or fully remote roles.
- Retired7/10
The single-level ground floor bedrooms and walking distance to town amenities make it feasible for retirement, though the upkeep of a large garden and older cottage structure should be considered.
Practical
8 areas- Ageing in Place6/10
The property includes ground-floor bedrooms and a bathroom on the main level, and its proximity to town services supports aging in place, though adaptations may be required for optimal accessibility.
- Low Maintenance3/10
As an extended older cottage requiring TLC, modernisation, and upkeep of a 1-acre garden, this property demands ongoing maintenance rather than offering a low-maintenance lifestyle.
- Secure Gated Entry2/10
The listing does not mention any secure gated entry or specialized perimeter security systems.
- Minimalist Design2/10
The property is a traditional extended cottage with conventional rooms, fireplaces, and separate living spaces, contrasting sharply with minimalist architectural styles.
- Flexible Floor Plans7/10
Featuring four bedrooms, two living spaces, a kitchen, and two attic storage rooms, the layout offers good versatility for customisation, guest accommodation, or hobbies.
- Heritage Home7/10
The property is an extended traditional cottage retaining character elements like open fireplaces and a solid fuel range, appealing to those seeking historic charm.
- Ecological Setup3/10
The home currently holds a G BER rating and relies on an oil-fired central heating system and solid fuel range, indicating that significant energy efficiency upgrades would be necessary to achieve a green setup.
- Outdoor areas8/10
The property boasts a large garden spanning approximately 1.013 acres accompanied by a lean-to storage shed, offering exceptional outdoor space for recreation and projects.
Interests
9 areas- Gardening9/10
The circa 1-acre plot provides extensive outdoor space and a large garden with excellent scope for keen gardeners to cultivate vegetables, flowers, or landscaping projects.
- Walking8/10
The location is close to the Shannon Erne Waterway, local canal walks, and greenway paths, offering excellent opportunities for scenic walking right from the doorstep.
- Gym4/10
While Ballinamore has local sports facilities, dedicated commercial gym options are limited compared to larger regional hubs like Carrick-on-Shannon.
- Cycling7/10
The surrounding countryside and proximity to local greenways and canal paths offer pleasant cycling routes for enthusiasts.
- Golf8/10
The property is conveniently located within easy reach of the local 9-hole golf course in Ballinamore, making it an attractive spot for golf enthusiasts.
- Fishing9/10
Positioned near the Shannon Erne Waterway and local canals and lakes, this location is exceptionally well-suited for fishing enthusiasts.
- Horse Riding6/10
The rural Leitrim setting offers plenty of countryside space and potential local equestrian routes, though buyers should verify nearby stable facilities.
- Water Sports7/10
Proximity to the Shannon Erne Waterway and surrounding navigations provides good opportunities for boating, kayaking, and other water-based activities.
- Entertaining7/10
The property features a separate sitting room, a living room with a solid fuel range, and a large garden that provides ample space for hosting family and friends.
Lifestyle
5 areas- Quiet Living8/10
Located in Kiltymoodan outside Ballinamore, the property benefits from a peaceful setting with a large garden and views over the town, offering a tranquil environment away from major urban hustle.
- Rural Living8/10
Set on approximately 1.013 acres with a large garden and a lean-to storage shed, this extended cottage provides a strong rural living experience while remaining connected to town amenities.
- Village Living7/10
The property is within walking distance of Ballinamore town centre, giving residents easy access to local shops, schools, and community facilities typical of a vibrant rural town.
- Coastal Living1/10
The property is located inland in County Leitrim and has no proximity to the coast or marine amenities.
- Urban Living2/10
Situated in a rural town setting, this location lacks the density, public transport networks, and extensive urban amenities associated with city living.
Social
6 areas- Community Involvement7/10
Living within walking distance of Ballinamore allows for active participation in local community groups, sports clubs, and town events.
- Café Culture5/10
Ballinamore offers a modest selection of local cafes and pubs, though options are naturally more limited than those found in larger towns or cities.
- Nightlife3/10
Nightlife options are restricted to local traditional pubs in the town, with no extensive clubbing or late-night entertainment scenes nearby.
- Health/Wellness groups6/10
Local sports facilities and community centres host various activities, and the scenic surroundings lend themselves well to outdoor health and wellness routines like pilates & stretching.
- Networking Opportunities2/10
The rural location offers very few structured professional networking events or business hubs compared to urban centres.
- Tech-Hub Connectivity2/10
There are no major tech hubs in the immediate vicinity, making local professional tech networking virtually non-existent.
Listing information
- Agent
- REA Brady
- Phone
- 071 962 2444
- Published on HouseDelve
- 17 September 2026
- Correction
- Report an issue
HD-0FB880HouseDelve · Republic of Ireland* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.