Kinnadoohy, Killadoon, Louisburgh, MayoF28XD98
€485,000
122 m²~BER C2
What you'll like:
- Uninterrupted coastal views: The property enjoys spectacular vistas overlooking White Strand Beach, Inishturk Island, and the dramatic backdrop of Mweelrea Mountain, offering a truly exceptional West of Ireland living experience.
- Modern construction year: Built in 2005, the residence benefits from post-millennium building standards which generally translate to better structural integrity and fewer immediate renovation needs than older traditional cottages.
- Generous site size: Set on approximately 1.14 acres of land, the property provides ample private outdoor space, expansive gardens, and a wonderful buffer from neighboring properties for enhanced rural privacy.
- Detached stone outbuilding: A characterful stone outbuilding featuring connected electricity offers brilliant flexible utility, whether for secure storage or potential future conversion subject to necessary planning permissions.
- Bright open-plan layout: The ground floor incorporates a spacious kitchen, dining, and living zone designed to maximize natural light and capture the stunning surrounding coastal landscape efficiently.
- Feature solid fuel stove: A cozy solid fuel stove centered within a natural stone surround anchors the main living space, providing reliable supplemental heating and authentic rustic charm.
- Versatile mezzanine loft: The first-floor mezzanine area creates a fantastic functional bonus space ideal for use as a dedicated home office, artist studio, or quiet reading retreat.
- Dual aspect bedrooms: Multiple double bedrooms feature dual aspect windows that flood the sleeping quarters with daylight while framing picturesque countryside or coastal outlooks.
- Excellent condition throughout: The home is presented in pristine, turnkey condition, allowing a new buyer to move in immediately without incurring significant upfront decoration or repair expenses.
- Flexible accommodation structure: With three bedrooms spread across two floors alongside dual bathrooms and a handy storage room, the layout efficiently accommodates family living or hosting weekend guests.
- Wild Atlantic Way location: Situated right along the iconic scenic tourist route, the property holds exceptional appeal as either a permanent coastal residence or a high-demand holiday home.
- Substantial floor area: Extending to approximately 122 square meters, the home provides comfortable proportions that avoid the cramped feeling often associated with smaller rural holiday cottages.
- Stable asking price: Tracking records show the asking price has remained firm at €485,000 without erratic reductions, potentially indicating confident seller positioning in a specialized coastal market.
- Proximity to Louisburgh: Located roughly 12 kilometers from Louisburgh town, residents enjoy convenient access to local shops, schools, and essential community amenities while maintaining total rural tranquility.
- Killeen village nearby: Being approximately 4.5 kilometers from Killeen village allows for quick access to local conveniences without sacrificing the secluded, peaceful atmosphere of the Killadoon coastline.
- Established outdoor boundaries: The property is neatly approached via a dedicated gravel driveway, ensuring clean vehicular access and defined arrival parking space within the generous grounds.
- Functional sanitation setup: The inclusion of both a ground floor bathroom and a first-floor shower room prevents morning congestion and enhances convenience for multi-occupant households.
- Energy efficiency rating: Holding a C2 BER rating, the building performs reasonably well for its era, though a buyer might explore future upgrades to improve thermal performance further.
- Abundant natural light: Large windows integrated throughout the open-plan areas and bedrooms ensure the interior feels bright and uplifting even during overcast coastal weather days.
- Holiday home potential: Due to its scenic coastal positioning near renowned beaches like White Strand and Silver Strand, the property represents a lucrative prospect for short-term rental income.
But keep in mind:
- Moderate energy rating: The C2 BER rating indicates that heating efficiency could be optimized, and a buyer should budget for potential insulation or window upgrades to minimize winter heating costs.
- Remote rural location: Situated deep in the scenic Killadoon area, daily commuting to major employment hubs requires significant driving time and reliance on rural regional roads.
- Wastewater system verification: Buyers must thoroughly inspect and verify the status, capacity, and percolation quality of the private septic tank system serving the property to ensure environmental compliance.
- Water supply dependency: Rural properties in this region often rely on local or private water schemes, meaning a buyer should test water pressure, quality, and continuity during the diligence phase.
- Outbuilding conversion limits: While the stone outbuilding has great potential, buyers should verify whether local planning authorities would realistically permit any residential or commercial conversion.
- High coastal exposure: The property's elevated and coastal positioning exposes the exterior to harsh Atlantic winds and salt spray, which may necessitate more frequent maintenance and painting.
- Single bathroom downstairs: Having only one ground-floor bathroom for two downstairs bedrooms requires navigating stairs during the night if guests or residents occupy the upper level.
- Mezzanine privacy concerns: The open-plan nature of the first-floor mezzanine loft means noise and light easily travel from the lower living areas, limiting its suitability as a private bedroom.
- Limited local public transport: The address relies almost entirely on private vehicle transport, as scheduled public bus routes are virtually nonexistent in remote coastal townlands like Kinnadoohy.
- Winter weather vulnerability: Severe winter storms along the Western seaboard can occasionally disrupt local power supplies or render coastal access roads temporarily challenging to navigate.
- High entry price point: At €485,000, the property commands a premium reflecting its scenic views, meaning buyers should carefully assess whether local comparable values fully support this valuation.
- Maintenance of gravel driveway: The private gravel driveway will require periodic topping up and weeding to prevent potholes and maintain a tidy approach to the residence.
- Solid fuel reliance: Dependence on a solid fuel stove for primary ambiance or heating requires physical effort in hauling, storing, and sourcing seasoned timber or briquettes.
- Lack of immediate town center: Being 12 kilometers from Louisburgh means quick trips for everyday essentials like milk or newspapers involve a dedicated twenty-minute round-trip drive.
- Septic tank clearance radius: Buyers should check boundary reports to ensure the septic tank and its percolation area reside entirely within the 1.14-acre plot without neighbor encroachments.
- Potential tourism congestion: During peak summer months, proximity to popular spots like White Strand and Silver Strand may bring increased tourist traffic and parked cars near local access routes.
- Future development restrictions: Strict county planning guidelines in rural scenic areas often make it difficult to secure permission for future home extensions or additional structures.
- Mobile signal limitations: Thick stone surrounds and remote coastal topography can sometimes result in patchy mobile phone coverage, requiring buyers to verify broadband and telecom speeds.
- Insurance cost factors: Properties located in exposed coastal zones can sometimes attract higher home insurance premiums or specific storm damage exclusions that require prior quotation checks.
- Boundary fence inspection: Given the large 1.14-acre plot size, a buyer must carefully inspect all perimeter fencing and stone walls to confirm exact land ownership and livestock security.
Price positioning
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- The asking price appears somewhat undervalued relative to verified local transactions, particularly when considering a nearby comparable property on the same road that achieved a significantly higher declared sale price within the past year.
- The primary valuation signals pointing toward potential underpricing include the strong coastal location with panoramic views, an extensive site of over one acre, and a detached stone outbuilding offering clear future development upside.
- Potential factors that could support this asking price level include localized market softening or a vendor pricing strategy designed to stimulate competitive interest, whereas robust coastal holiday home demand could easily undermine perceived bargains.
- Additional relevant market indicators encompass wider regional sales data reflecting diverse price points across Louisburgh, reinforcing the conclusion that premium coastal settings command strong valuations above baseline averages.
Build Analysis
What we know from similar construction types
- The property is a detached three-bedroom residence built in approximately 2005, extending to roughly 122 square metres over two floors.
- Construction features a bright open-plan kitchen, dining, and living area with high ceilings, large windows, and a solid fuel stove with a natural stone surround.
- The layout includes a ground-floor bathroom, two bedrooms, and a storage room/hot press, alongside a first-floor bedroom, a shower room, and a mezzanine loft suitable for a home office or studio.
- The house is set on a site of approximately 1.14 acres with a gravel driveway and a detached stone outbuilding featuring connected electricity.
- A buyer should investigate the compliance and planning status of the detached stone outbuilding, particularly regarding its potential alternative uses such as guest accommodation.
- Given its coastal location in the West of Ireland, a buyer should verify the condition of exterior finishes, roof integrity against high winds and driving rain, and any potential issues related to coastal weathering or dampness.
- It is advisable to check the efficiency and condition of the heating system, insulation levels, and ventilation given the open-plan design and high ceilings.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,400 to €1,900.
- Explanation: Based on a floor area of 122 square metres and a C2 BER rating, heating demands will be moderate, supplemented by the solid fuel stove located in the main living space.
Pollution Safe
9/10Environmental situation to investigate
- The rural coastal location appears exceptionally well removed from major industrial zones, heavy manufacturing, or large active landfills.
- Any historical or legacy land use concerns in this remote part of Mayo are minimal, though standard rural septic or private well checks should be verified by the buyer.
Flood Safe
6/10Water overflow reports to follow up
- While elevated views suggest good positioning, the property is situated in a scenic coastal zone near beaches, meaning coastal erosion and surface water drainage should be professionally investigated.
- Buyers should review local flood maps and verify the specific site vulnerability with a surveyor, treating any coastal proximity risks as matters for thorough due diligence.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
KINNADOOHY, KILLADOON, LOUISBURGH
- Sale date
- Declared sale price
- €595,000.00
Recent sales in the wider Louisburgh area
14 THE CRANNOGS, LOUISBURGH, MAYO
- Sale date
- Declared sale price
- €299,000.00
AILLEMORE, KILLEEN, LOUISBURGH
- Sale date
- Declared sale price
- €360,000.00
MULLAGH, LOUISBURGH, MAYO
- Sale date
- Declared sale price
- €525,000.00
13 RIVERSIDE COURT, CHAPEL ST, LOUISBURGH
- Sale date
- Declared sale price
- €224,342.00
19 THE BEECHES, LOUISBURGH, MAYO
- Sale date
- Declared sale price
- €389,000.00
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
KINNADOOHY, KILLADOON, LOUISBURGH
- Sale date
- Declared sale price
- €350,000.00
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €4,850 — 1% of €485,000.
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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: €1,500 to €3,500 excluding VAT and outlays.
- Land registration fees: €400 to €800 depending on the property value and registration type.
- Property valuation fees: €150 to €300 for a standard mortgage valuation.
- Surveyor fees: €500 to €1,200 depending on the level of detailed structural survey required for a 122 square metre home.
- Annual home insurance: €400 to €800 depending on the level of contents and buildings cover chosen for a rural coastal location.
Forum Talk
What people are saying about this area
- Local community discussions highlight the ongoing appeal of the Wild Atlantic Way for holiday homes and permanent rural residences.
- Residents in rural coastal areas of Mayo frequently discuss the balance between scenic tourism and local infrastructure maintenance.
- Community forums often note the high demand for properties with direct views of beaches and mountains such as Mweelrea.
- Local news occasionally covers rural housing trends, noting strong interest in detached properties with large sites for privacy.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property offers a generous 1.14-acre site and safe outdoor space for young children to play, though the rural coastal location means limited immediate access to childcare facilities and urban amenities.
- Teenagers5/10
While the three-bedroom layout and outdoor space provide room to grow, teenagers may find the remote rural location lacking in local entertainment and public transport links.
- Multi-generational Living6/10
The 122 m² layout features three bedrooms and a detached stone outbuilding with potential for alternative uses subject to planning permission, which could suit extended family living.
- Single Buyers4/10
At €485,000 for a rural holiday home or permanent residence, single buyers might find the detached countryside setting isolating and maintenance-heavy without family support.
- Couples8/10
An ideal retreat for couples seeking tranquility, coastal views, and a blend of traditional cottage charm with modern comfort along the Wild Atlantic Way.
- Empty Nesters8/10
Offers single-level ground floor bedrooms and bathroom facilities alongside scenic views, making it a peaceful option for empty nesters looking to downsize to the scenic West of Ireland.
- Retirees7/10
The property provides a quiet coastal lifestyle with ground-floor living quarters, though buyers should verify the accessibility of nearby medical and essential services given the rural location.
Work
3 areas- Remote Working8/10
The first-floor mezzanine loft provides a dedicated space suitable for a home office or studio, though buyers should verify local broadband speeds for remote employment.
- Hybrid Commuting3/10
The remote Mayo location (12km from Louisburgh) makes regular commuting to major employment hubs impractical.
- Retired9/10
An exceptionally peaceful retreat for retirees looking to enjoy nature and coastal views, provided they are comfortable with rural driving and distance from hospitals.
Practical
8 areas- Ageing in Place6/10
Ground-floor bedrooms and bathroom facilities facilitate accessibility, but the remote rural location and distance from major medical centers present challenges for long-term ageing in place.
- Low Maintenance5/10
While the 2005-built home is presented in excellent condition, maintaining a 1.14-acre site, gravel driveway, and detached stone outbuilding requires ongoing effort.
- Secure Gated Entry4/10
The property features a gravel driveway and open rural approach rather than a formal secure gated entry system.
- Minimalist Design5/10
The property combines traditional cottage charm with modern open-plan comfort rather than strict minimalist architecture.
- Flexible Floor Plans7/10
A versatile layout with ground-floor double bedrooms and a first-floor mezzanine loft offering flexibility for a studio or office.
- Heritage Home4/10
Built in 2005, it is a modern build designed to mimic traditional cottage charm rather than being a true historical heritage property.
- Ecological Setup6/10
Features a solid fuel stove and natural surroundings, though buyers should verify the C2 BER rating efficiency and potential for green upgrades.
- Outdoor areas10/10
Includes a substantial 1.14-acre site, generous garden space, and a detached stone outbuilding with electricity connected, offering excellent functional outdoor utility.
Interests
9 areas- Gardening9/10
The expansive 1.14-acre site provides ample opportunity for enthusiastic gardeners to cultivate outdoor spaces despite the exposed coastal climate.
- Walking10/10
Positioned right on the Wild Atlantic Way with stunning beach and mountain backdrops, offering world-class walking and hiking trails on the doorstep.
- Gym2/10
There are no commercial gym facilities nearby, requiring home-based fitness setups or travel into larger regional towns.
- Cycling8/10
Scenic coastal and country roads offer brilliant cycling routes for enthusiasts, though undulating terrain and weather exposure should be factored in.
- Golf4/10
Golfing enthusiasts will need to travel considerable distances to reach standard 18-hole courses from this remote location.
- Fishing9/10
The coastal location provides fantastic access to shore fishing and marine environments along the Wild Atlantic Way.
- Horse Riding7/10
The generous site size and rural roads suit equestrian interests, though local livery or specialized facilities should be verified.
- Water Sports9/10
Proximity to White Strand Beach and Atlantic waters makes this an exceptional location for swimming, surfing, and other coastal water activities.
- Entertaining7/10
The open-plan kitchen, dining, and living area with a solid fuel stove creates a welcoming atmosphere for hosting guests, supported by generous outdoor grounds.
Lifestyle
5 areas- Quiet Living10/10
Situated in Kinnadoohy, Killadoon, the home enjoys uninterrupted views of White Strand Beach and Mweelrea Mountain, offering exceptionally peaceful and secluded surroundings.
- Rural Living10/10
Set on 1.14 acres surrounded by countryside, approximately 4.5km from Killeen village and 12km from Louisburgh town, perfectly suited for authentic rural life.
- Village Living6/10
Proximity to Killeen village provides basic local community feel, though daily conveniences require a drive to larger towns like Louisburgh.
- Coastal Living10/10
Directly looks onto White Strand Beach and Inishturk Island along the Wild Atlantic Way, making it a premier choice for coastal enthusiasts.
- Urban Living1/10
The remote rural and coastal setting offers virtually no urban conveniences or city infrastructure.
Social
6 areas- Community Involvement6/10
Rural communities near Killeen and Louisburgh are tight-knit, though integrating fully requires proactive participation in local events.
- Café Culture3/10
Local café options are scarce directly in the immediate townland, requiring travel to Louisburgh or nearby tourist spots.
- Nightlife1/10
Nightlife is virtually non-existent in this remote coastal area, limited to local traditional pubs in nearby villages.
- Health/Wellness groups4/10
Organized wellness groups are sparse locally, though the natural environment naturally supports outdoor health pursuits.
- Networking Opportunities2/10
Professional networking opportunities are extremely limited given the rural and residential nature of the location.
- Tech-Hub Connectivity2/10
There are no local tech hubs, meaning remote professionals will rely entirely on home internet connections.
Listing information
- Agent
- FM Auctioneers
- Phone
- 098 66 525
- Current status
- active
- Published on HouseDelve
- 12 October 2026
- Correction
- Report an issue
HD-8595EAHouseDelve · 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.