Kincasslagh, Braade, County DonegalF94YX75
€359,950
3 Bed~3 Bath~BER B
What you'll like:
- Stunning coastal outlook: The property occupies an elevated site in Braade providing sweeping sea views across the rugged coastline, enhancing everyday living and long-term asset appeal.
- Strong energy efficiency: The residence achieves an impressive B energy rating with an indicator of 140.07 kWh/m2/yr, which should translate to lower heating bills and comfortable thermal performance.
- Convenient airport access: Donegal Airport is located close by, offering regular flights to Dublin and making travel to and from the region exceptionally straightforward for regular commuters or holidaymakers.
- Proximity to pristine shores: Carrickfinn Blue Flag Beach is situated just a short distance away, granting effortless access to one of Ireland's most scenic sandy beaches for recreation and walking.
- Ground floor primary suite: The inclusion of a generous ground floor master bedroom complete with a private en-suite bathroom ensures excellent long-term accessibility and single-level living convenience.
- Modern open layout: The expansive open-plan kitchen and living room spans over 26 feet, creating a bright and sociable core living space tailored to contemporary lifestyle preferences and family gatherings.
- Dedicated sun room: A separate dining and sun room extension allows abundant natural light to flood the interior while providing an inviting spot to enjoy panoramic views throughout the changing seasons.
- Practical utility space: A separate utility room with fitted units provides dedicated space for laundry and chores, keeping the main kitchen area clean, organized, and uncluttered.
- Extra outdoor storage: A detached outdoor shed measuring over 11 by 8 feet offers valuable extra space for storing bicycles, outdoor gear, garden equipment, or hobbies.
- Alternative heating installation: The open-plan living area features a wood pellet stove, providing a sustainable and cozy alternative heating option to standard fossil fuel systems.
- Dual bathroom configuration: With three bathrooms in total including an en-suite, a ground-floor guest WC, and a large family bathroom, morning routines for a busy household will face minimal friction.
- Versatile upper floor: The first floor hosts two exceptionally well-proportioned bedrooms and a family bathroom, offering private quarters ideal for family members, visiting guests, or a home office setup.
- Established local villages: The property enjoys a peaceful rural setting while remaining within easy reach of the local village amenities and communities of Kincasslagh and Annagry.
- Holiday home potential: The appealing coastal location, proximity to local flights, and flexible accommodation make the residence an attractive proposition for a holiday retreat or lucrative rental investment.
- Surrounding garden space: The property is complemented by surrounding outdoor grounds that capitalize on the elevated topography, offering manageable green space to enjoy the coastal environment.
- Fitted storage solutions: The master bedroom comes complete with built-in fitted wardrobes, maximizing floor space and providing immediate storage convenience for the new owner.
- Generous room dimensions: Throughout the home, individual rooms feature expansive proportions, such as Bedroom 2 measuring over 18 feet in length, ensuring comfortable furniture placement.
- Natural light optimization: The strategic orientation and open layout maximize daylight penetration across both floors, enhancing the airy and welcoming atmosphere of the interior spaces.
- Well-proportioned family bath: The first-floor family bathroom is exceptionally spacious at nearly 14 feet long and features both a separate bath and a shower enclosure.
- Clear structural boundaries: The detached nature of the dwelling ensures maximum privacy and independence from neighboring properties compared to semi-detached or terraced alternatives.
But keep in mind:
- Exposed coastal climate: Being situated on an elevated coastal site in County Donegal means the structure is likely subjected to driving wind-driven rain and harsh Atlantic weather elements, requiring rigorous ongoing exterior maintenance.
- Wood pellet dependency: The inclusion of a wood pellet stove as a primary feature requires regular fuel hauling, cleaning, and mechanical upkeep, and buyers should verify the local availability and cost of wood pellets.
- Shed-housed heating system: The heating boiler is located within the external detached shed, which could make the system more vulnerable to winter freezing temperatures or pipe insulation issues if not adequately protected.
- Unverified square footage: The official floor area was not provided in the listing details, meaning buyers must independently measure and verify the exact internal footprint relative to the asking price of €359,950.
- Unconfirmed property title: The exact legal property type and boundaries remain unspecified in the listing summary, requiring your solicitor to carefully examine the folio maps and rights of way.
- Septic tank due diligence: Rural properties in coastal Donegal frequently rely on private onsite wastewater treatment systems, so buyers must inspect the registration, condition, and percolation area compliance of any septic tank.
- Private water supply check: Buyers should verify whether the property connects to a public mains water supply or relies on a private local well, checking the water quality, pressure, and filtration setup.
- Elevated wind exposure: The elevated position that grants stunning sea views may also expose the outdoor grounds and structure to high wind speeds, potentially limiting comfortable outdoor seating options without sheltered landscaping.
- Local service capacity: Rural locations can sometimes experience constraints with high-speed broadband infrastructure, making it vital to check internet connectivity speeds if working from home is a priority.
- Holiday home restrictions: Depending on local county development plans or planning conditions, restrictions may apply regarding permanent occupancy or holiday letting permits that buyers should clarify.
- Maintenance of private access: Buyers should investigate who holds legal responsibility for maintaining the approach roads and laneways leading up to the elevated site, particularly during winter storms.
- Insulation of roof spaces: While the B BER rating is favorable, buyers should commission a thorough structural survey to check attic insulation depths and verify the performance of the hot press cylinder.
- Potential damp risks: Coastal properties frequently face higher humidity and salt air corrosion risks, making it essential to inspect window seals, external render, and ventilation systems for signs of trapped moisture.
- Untested fixtures and services: The selling agents explicitly note that no apparatus, fixtures, fittings, or services have been tested, placing the full burden of system verification onto the purchaser.
- Limited public transport: The rural setting near Kincasslagh generally lacks comprehensive public transport networks outside of local link services, making private vehicle ownership an absolute necessity.
- Winter heating costs: Despite a strong B rating, maintaining an expansive detached home during harsh winter months can incur significant fuel consumption, making heating efficiency a continuous budget consideration.
- Boundary fence clarity: Buyers should carefully cross-reference the physical garden boundaries with the official land registry map to ensure there are no overlapping claims or disputed access strips.
- Future local development: While the setting feels peaceful, buyers should check local planning registers for any potential future holiday chalet or residential developments that could alter the surrounding coastal views.
- Drainage and surface water: The sloping topography of an elevated site requires proper exterior surface water management and gutter run-off systems to prevent pooling or soil erosion around the foundations.
- Resale market liquidity: Properties priced near €359,950 in rural coastal Donegal target a more specialized segment of buyers, which could influence future resale timeframes compared to major urban markets.
Price positioning
?
Not enough reliable market evidence is available to position this asking price.
Build Analysis
What we know from similar construction types
- The property is a detached two-story residence occupying an elevated coastal site in County Donegal, meaning a buyer should investigate potential exposure to high winds, driving rain, and salt spray, which can accelerate weathering on exterior finishes.
- The heating system features a wood pellet stove and a boiler located in the detached shed, so a buyer should verify the condition, efficiency, and maintenance history of these heating installations.
- Given the coastal location, a thorough structural and damp survey should be conducted to check for any signs of moisture ingress or coastal corrosion on windows, doors, and external fixtures.
- A buyer should verify local planning compliance, boundary lines, and wastewater treatment arrangements (such as septic tank or local sewerage systems) associated with the property.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,100 to €1,700.
- Short explanation: The property features a favorable B energy rating and a wood pellet stove, which helps maintain higher energy efficiency. However, actual costs will depend heavily on household usage patterns, local fuel prices, and occupancy levels, which the buyer should verify.
Pollution Safe
9/10Environmental situation to investigate
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 Braade area
No verified results were found for this group in the previous five years.
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 €3,599 based on the 1% residential property rate for the first €1 million.
- Solicitor legal fees: Generally ranges from €1,500 to €3,000 plus outlay and VAT for conveyancing services.
- Land registration fees: Typically around €400 to €800 depending on the property value and registration type.
- Property valuation fees: Usually between €150 and €300 if required by a mortgage lender.
- Surveyor fees: Estimated from €400 to €1,000 depending on the level of detailed structural survey chosen.
- Annual home insurance: Broadly ranges from €400 to €800 per year depending on cover levels and location.
Forum Talk
What people are saying about this area
- Local community discussions highlight the scenic beauty and appeal of Kincasslagh and Braade for holiday homes and permanent rural living.
- Residents frequently note the close proximity to Carrickfinn Blue Flag Beach and Donegal Airport as major regional advantages.
- Property discussions in west Donegal often touch on the balance between remote coastal tranquility and the need for private transport.
- Local forums point out steady interest in modern or well-insulated detached properties given the Atlantic weather conditions.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property features three bedrooms and surrounding gardens for play, though buyers with young children should verify local school proximities and childcare facilities in the Kincasslagh and Annagry areas.
- Teenagers6/10
Three well-proportioned bedrooms offer good personal space, but teenagers might find the remote rural and coastal setting lacking in nearby adolescent entertainment venues or public transport links.
- Multi-generational Living5/10
With three bedrooms and three bathrooms, including a ground-floor master suite, there is some flexibility, but the overall footprint lacks an entirely separate annex or extensive multi-generational capacity.
- Single Buyers5/10
At €359,950 for a three-bedroom detached house, it offers spacious living, but single buyers might find the maintenance of a detached rural property and elevated site high for one person.
- Couples8/10
An exceptional layout for couples looking for a peaceful coastal retreat with a modern open-plan kitchen, living room, and sun room, plus plenty of space for visiting guests.
- Empty Nesters8/10
Features a convenient ground-floor master bedroom with an en-suite, making single-level living viable, alongside serene sea views and a quiet coastal location ideal for post-family life.
- Retirees7/10
The ground-floor master bedroom and bathroom provisions support accessibility, though retirees should check the accessibility of the elevated site and proximity to medical services.
Work
3 areas- Remote Working8/10
The bright, spacious layout and peaceful environment provide a great setting for home offices, though buyers should verify local broadband speeds.
- Hybrid Commuting4/10
Proximity to Donegal Airport offers some travel convenience, but the remote County Donegal location makes regular commuting to major employment hubs impractical.
- Retired9/10
An ideal setup for retirees seeking a quiet, scenic coastal haven with single-floor bedroom capabilities on the ground level.
Practical
8 areas- Ageing in Place8/10
Features a ground-floor master bedroom with an en-suite and a ground-floor W.C., facilitating long-term accessibility.
- Low Maintenance7/10
Modern construction standards with a high B BER rating and a wood pellet stove suggest energy efficiency and manageable upkeep.
- Secure Gated Entry2/10
The listing details do not mention a gated entry or specialized security fencing, meaning buyers should inspect boundary provisions.
- Minimalist Design6/10
Features a modern open-plan layout and clean lines, though traditional touches like a wood pellet stove offer a cozy feel.
- Flexible Floor Plans7/10
The open-plan kitchen/living room combined with the sun room and multiple bedrooms provides flexible living arrangements.
- Heritage Home1/10
This is a modern contemporary detached residence rather than a period or heritage property.
- Ecological Setup8/10
Benefits from an efficient B BER rating and a wood pellet stove system, contributing to lower environmental impact.
- Outdoor areas8/10
Includes surrounding gardens and a detached shed on an elevated site, maximizing the spectacular coastal views and outdoor utility.
Interests
9 areas- Gardening7/10
The property is complemented by surrounding gardens and a detached shed, offering a great canvas for keen gardeners.
- Walking9/10
Proximity to the coast, stunning sea views, and nearby Blue Flag beaches offer magnificent opportunities for scenic coastal walks.
- Gym2/10
There are no commercial gym facilities within immediate walking distance, requiring travel to larger nearby towns for fitness centers.
- Cycling8/10
The surrounding coastal and rural roads provide fantastic scenic routes for cycling enthusiasts, though local traffic conditions and weather should be considered.
- Golf6/10
County Donegal features notable links courses in the broader region, though buyers should verify the exact driving times to the nearest golf clubs.
- Fishing9/10
The coastal location and proximity to local waters make this an ideal spot for sea fishing and exploring local angling opportunities.
- Horse Riding6/10
The rural and coastal environment suits equestrian pursuits well, though local stables and riding trails should be investigated independently.
- Water Sports9/10
Being close to the coast and Carrickfinn Blue Flag Beach provides exceptional access to swimming, surfing, and various water sports.
- Entertaining8/10
The modern open-plan kitchen, living room, and adjoining dining/sun room create a bright, spacious environment ideal for hosting guests.
Lifestyle
5 areas- Quiet Living10/10
Occupying an elevated site in the tranquil coastal townland of Braade, the property delivers an exceptionally peaceful environment away from urban congestion.
- Rural Living9/10
Set within a scenic and peaceful rural-coastal landscape in County Donegal, surrounded by open gardens and natural scenery.
- Village Living8/10
Located just a short distance from the local villages of Kincasslagh and Annagry, providing convenient access to community amenities.
- Coastal Living10/10
Boasts stunning sea views across the surrounding coastline and is situated close to the Carrickfinn Blue Flag Beach.
- Urban Living1/10
The property is entirely rural and remote from major urban centers, offering none of the characteristics of city living.
Social
6 areas- Community Involvement7/10
Close proximity to Kincasslagh and Annagry villages supports engagement with tight-knit local rural communities and events.
- Café Culture4/10
Local amenities include nearby villages, but extensive cafe culture and diverse dining spots are limited compared to urban centers.
- Nightlife2/10
The quiet rural and coastal setting offers minimal nightlife options, restricted mostly to local traditional pubs.
- Health/Wellness groups4/10
Formal wellness classes or health groups would likely require checking local community center schedules or traveling to larger towns.
- Networking Opportunities2/10
Professional networking opportunities are scarce in this remote coastal location, making it heavily reliant on remote connectivity.
- Tech-Hub Connectivity2/10
The location is far removed from major metropolitan tech hubs, though home-based digital connectivity can be independently verified.
Listing information
- Agent
- Agent details not available.
- Published on HouseDelve
- 4 September 2026
- Correction
- Report an issue
HD-11A826HouseDelve · 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.