Knocks, Garadice, Ballinamore, Leitrim
€49,000
2 Bed~1 Bath~144 m²
What you'll like:
- Low entry price: The attractive asking price of 49000 euros significantly lowers the financial barrier for buyers looking to undertake a rural restoration project.
- Generous site size: The property sits on approximately 0.86 acres of land, providing ample outdoor space for gardens, extensions, or landscaping improvements.
- Dual folio inclusion: The sale includes two separate freehold folios, which may simplify future legal configurations or potential boundary delineations for the new owner.
- Renovation grant potential: Buyers may qualify for lucrative vacant and derelict property grant schemes, substantially offsetting the high capital expenditure required for modernizing the dwelling.
- Tranquil rural setting: Situated in a peaceful countryside location, the property offers an idyllic retreat with very low ambient noise and beautiful natural surroundings.
- Proximity to Ballinamore: The short drive to Ballinamore town ensures convenient access to local shops, schools, healthcare services, and everyday community amenities.
- Outdoor recreation access: The location is renowned for nearby lakes and outdoor leisure activities, making it highly appealing for fishing, boating, and walking enthusiasts.
- Mature site characteristics: The established trees and vegetation surrounding the dwelling provide immediate privacy, character, and a head start on landscaping the grounds.
- Historic building character: Retaining traditional cottage elements gives buyers a charming aesthetic foundation to preserve unique architectural features during the restoration process.
- Previous planning precedent: The site previously held planning permission, which indicates that local authorities have historically viewed residential development on this footprint favorably.
- Existing house drawings: Prospective buyers can inspect previous architectural drawings, offering a helpful conceptual starting point for redesigning the interior and layout.
- Substantial floor area: Proposed plans suggest a spacious potential footprint of roughly 144 to 145 square meters, accommodating comfortable family living arrangements after completion.
- Flexible development options: The expansive site and structure allow buyers to choose between a faithful historical restoration or a complete modern replacement dwelling.
- Stable asking price: The tracked asking price has remained completely unchanged at 49000 euros, suggesting a firm seller stance and a straightforward pricing baseline.
- Clear agent representation: Being handled by a sole selling agent streamlines communication and makes arranging physical viewings of the derelict structure straightforward.
- Independent Eircode reference: The listing provides a helpful neighbouring Eircode reference to assist prospective buyers in easily locating the remote rural plot.
- Expansion capacity: The generous 0.35-hectare plot easily accommodates modern extensions, a garage, or outbuildings without crowding the main residential structure.
- Strong local demand: Rural fixer-upper properties frequently attract keen interest from lifestyle buyers and returning emigrants seeking affordable countryside homes.
- Investment upside: Successfully renovating a heavily discounted derelict cottage often yields strong capital appreciation relative to the initial combined purchase and repair outlay.
- Autonomous utility potential: A rural site of this scale provides ample space for installing modern private sewage treatment systems and boreholes if required.
But keep in mind:
- Completely derelict condition: The existing dwelling is in a traditional derelict state, requiring a comprehensive and potentially costly structural overhaul before it is habitable.
- Lapsed planning permission: Previous planning consent has now expired, meaning buyers must submit a brand new application and risk refusal from the local planning authority.
- Uncertain structural integrity: The physical condition of the stonework, roof timbers, and internal walls must be meticulously investigated by a qualified engineer prior to purchasing.
- Unverified BER status: The property is listed as exempt, but buyers should independently verify whether energy rating assessments will eventually be triggered by future renovation works.
- Grant eligibility criteria: Qualification for vacant and derelict property grants is strictly subject to satisfying complex official requirements and timelines that are not guaranteed.
- Substantial hidden costs: Derelict rural renovations frequently uncover severe hidden defects such as dry rot, damp, or foundation issues that rapidly escalate project budgets.
- Potential utility connection expenses: Bringing electricity, water, and modern telecommunications to a long-vacant rural cottage can incur significant connection fees from utility providers.
- Wastewater treatment compliance: Installing a new septic tank or modern effluent treatment system must meet stringent environmental standards dictated by local percolation testing.
- Boundary verification needed: Buyers must instruct their legal representative to carefully inspect the two folios to ensure fencing accurately matches official land registry maps.
- Strict planning restrictions: Building in a rural Leitrim setting may involve rigorous local housing need criteria or design guidelines enforced by the county council.
- Lack of habitable accommodation: Buyers cannot move in immediately and will need to rent elsewhere or secure alternative living arrangements throughout the entire construction period.
- Access and boreen conditions: Narrow local approach roads leading to the property should be inspected to ensure heavy construction traffic and delivery trucks can access the site.
- Absence of interior fittings: The internal layout is currently non-functional, requiring total replacement of plumbing, electrical wiring, heating systems, and sanitary ware.
- Asbestos and hazardous materials: Older derelict buildings occasionally contain hazardous building materials such as asbestos, which require specialized and costly professional removal.
- Over-budget construction risks: Current building material inflation and labor shortages present a risk that final renovation expenses could far exceed initial financial estimates.
- Financing challenges: Traditional mortgage lenders rarely finance derelict properties, meaning buyers typically need cash funds or specialized renovation loan products.
- Agricultural or drainage constraints: Low-lying or rural drainage aspects of the 0.86-acre plot should be checked during wet weather to rule out chronic seasonal waterlogging.
- Neighboring boundary disputes: Given the rural location, buyers should verify that no historical boundary overlaps or right-of-way disputes exist across the two folios.
- Uncertain historical use: The exact structural history is sparse, leaving potential latent defects regarding past foundation shifts or unauthorized historical alterations unrecorded.
- Local search due diligence: Comprehensive legal searches regarding local zoning, future road developments, or environmental designations must be completed during the conveyancing phase.
Price positioning
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- The asking price of forty-nine thousand euros appears low at first glance for a detached rural property footprint, primarily because the structure is presented as a traditional derelict cottage requiring extensive capital expenditure to become habitable.
- Valuation signals indicate that while the baseline entry cost is modest, the overall financial commitment will be significantly higher once full renovation works or a replacement dwelling development are factored into the total project cost.
- Supporting factors for this pricing level include the inclusion of approximately zero point eight six acres of land and potential eligibility for government vacant and derelict property refurbishment grants, which could help offset substantial building expenses.
- Potential risks that could undermine this pricing structure include the expiration of previous planning permission, which means any future redevelopment will require securing fresh local authority consents without absolute guarantees of approval.
Build Analysis
What we know from similar construction types
- The property is described as a traditional derelict cottage on a 0.86-acre site, indicating that a comprehensive structural survey is essential to assess the integrity of the existing walls, roof, and foundation.
- The listing notes that the property previously benefited from planning permission and house drawings, but this has since lapsed; a buyer should investigate local planning policies regarding renovation versus demolition and replacement dwelling opportunities.
- Given the derelict state, prospective buyers should verify connection feasibility and the condition of essential services such as water, electricity, and wastewater treatment systems.
- The property may qualify for the Vacant Property Refurbishment Grant and Derelict Property Grant schemes, and buyers should verify their eligibility criteria directly with the relevant local authority.
Heating cost*
Estimated expense to heat this property every year
- Annual heating cost: Cannot be accurately estimated at present as the property is currently a derelict cottage without a functioning heating system or a BER rating. Once fully restored, a standard rural home of this size (approximately 144 square metres) could incur significant heating costs depending on the insulation standards achieved and the fuel type installed, which the buyer should investigate during refurbishment.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The site is set within an elevated or typical rural countryside topography in County Leitrim, though proximity to regional lakes and watercourses means local surface water drainage should be checked.
- Buyers should review regional flood maps and consult local authority data to confirm whether any part of the wider landholding or access routes is susceptible to seasonal flooding.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
DRUMREILLY, GARADICE, BALLINAMORE
- Sale date
- Declared sale price
- €160,000.00
CORRAMAHAN, GARADICE, BALLINAMORE
- Sale date
- Declared sale price
- €110,000.00
LISROUGHTY, GARADICE, BALLINAMORE
- Sale date
- Declared sale price
- €80,000.00
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: €490 — 1% of €49,000.
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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 200 euro to 800 euro depending on the registration type and property value.
- Property valuation fees: approximately 150 euro to 300 euro.
- Surveyor fees: approximately 500 euro to 1,200 euro, which is highly recommended given the derelict and restoration nature of the property.
- Annual home insurance: approximately 300 euro to 600 euro, though comprehensive vacant or construction-specific coverage should be investigated for this type of property.
Forum Talk
What people are saying about this area
- Locals in the Ballinamore and Garadice areas frequently discuss rural housing projects, traditional cottage restorations, and the availability of the Vacant Property Refurbishment Grant for older properties.
- Community discussions often highlight the appeal of scenic countryside settings near Garadice Lake, attracting buyers looking for peaceful rural lifestyles and renovation projects.
- Residents note that properties in rural Leitrim requiring significant work benefit from being close to local towns like Ballinamore for daily services and tradespeople.
- Property forums often advise prospective buyers of rural derelict homes to verify local planning precedents, particularly regarding former planning history on rural sites.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children2/10
The property is a traditional derelict cottage requiring complete renovation, which poses significant safety hazards for young children on-site during construction work.
- Teenagers2/10
The rural Leitrim location lacks immediate local amenities, public transport, and entertainment options that teenagers typically require, making it quite isolated.
- Multi-generational Living3/10
While the 0.86-acre site offers plenty of space for potential expansion or a replacement dwelling subject to planning permission, the current structure is uninhabitable.
- Single Buyers4/10
At an asking price of €49,000, it presents an affordable entry point for single buyers with a vision, though substantial additional capital will be required for redevelopment.
- Couples5/10
A great project for adventurous couples looking to build their dream rural home from scratch, provided they have the budget and patience for a major build.
- Empty Nesters5/10
Offers a peaceful rural retreat for empty nesters seeking a hands-on downsizing or custom-build project in a scenic countryside setting near Ballinamore.
- Retirees4/10
The need for extensive renovation works and the rural location far from specialized healthcare services mean this property requires careful consideration for retirement living.
Work
3 areas- Remote Working6/10
Once renovated, it offers a quiet home office environment, but buyers should investigate local broadband and high-speed internet availability before committing.
- Hybrid Commuting2/10
The rural Leitrim location is far from major employment hubs like Dublin or Galway, making regular hybrid commuting highly impractical.
- Retired6/10
Suited for retirees looking for a custom rural haven, provided they are prepared to manage a heavy-duty property renovation project.
Practical
8 areas- Ageing in Place2/10
The property is currently a derelict structure and would require specialized redesign from the ground up to support accessible ageing-in-place features.
- Low Maintenance1/10
As a derelict cottage with overgrown grounds and two freehold folios to manage, maintenance requirements will be exceptionally high initially.
- Secure Gated Entry3/10
The open site currently lacks secure gated entry, though boundaries and gates could easily be installed during redevelopment.
- Minimalist Design5/10
The clean slate of a restoration project or replacement dwelling allows a blank canvas for buyers wishing to pursue a minimalist architectural style.
- Flexible Floor Plans8/10
Because the building requires a total overhaul (and previous drawings suggest broad layout potential across two floors), buyers have maximum flexibility to configure the interior.
- Heritage Home7/10
The property features a traditional derelict cottage retaining original character, appealing to those interested in preserving vernacular Irish heritage architecture.
- Ecological Setup7/10
The 0.86-acre plot provides ample space to incorporate sustainable technologies like solar panels, heat pumps, and a vegetable garden, though eligibility for grants should be verified.
- Outdoor areas9/10
Spanning c.0.86 acres across two separate freehold folios, the mature site offers vast potential for comprehensive outdoor landscaping and amenities.
Interests
9 areas- Gardening9/10
The generous c.0.86-acre site provides an expansive canvas for enthusiastic gardeners to cultivate extensive lawns, vegetable plots, and landscaping.
- Walking8/10
Situated in a scenic rural area with quiet country roads and proximity to local outdoor amenities, it is well-suited for avid walkers.
- Gym2/10
There are no commercial gym facilities within walking distance, requiring travel into nearby towns for indoor fitness options.
- Cycling8/10
The surrounding countryside features quiet rural roads that offer pleasant routes for cycling enthusiasts.
- Golf6/10
The property is located within a reasonable driving distance of regional golf amenities typical of the wider Leitrim and Cavan lake regions.
- Fishing9/10
Garadice and the surrounding Ballinamore area are renowned for exceptional angling and lake fishing opportunities, making this an ideal spot for fishermen.
- Horse Riding7/10
The rural setting and expansive plot size provide good potential for horse riding enthusiasts, though local equestrian facilities should be verified.
- Water Sports7/10
Proximity to the local lake amenities in the Garadice area offers good opportunities for various water sports and boating activities.
- Entertaining3/10
The existing dwelling is derelict and uninhabitable, meaning entertaining guests is entirely impossible until significant rebuilding takes place.
Lifestyle
5 areas- Quiet Living10/10
Set in a tranquil countryside location in Knocks, Garadice, the property offers absolute peace, quiet, and privacy away from urban noise.
- Rural Living10/10
This is a quintessential rural Leitrim setting featuring a mature 0.86-acre site surrounded by open countryside and local natural amenities.
- Village Living4/10
While a short drive from Ballinamore, the immediate surroundings consist of open countryside rather than a tight-knit village community atmosphere.
- Coastal Living1/10
The location is deeply inland in County Leitrim, offering zero proximity to coastal environments.
- Urban Living1/10
Completely removed from city or urban centers, lacking any immediate access to city-style infrastructure and conveniences.
Social
6 areas- Community Involvement5/10
Engaging with the local community will rely on participating in events and activities centered around the nearby town of Ballinamore.
- Café Culture2/10
There are no local cafes within immediate walking distance, requiring a drive into Ballinamore for dining and coffee spots.
- Nightlife1/10
The rural setting completely lacks local nightlife, pubs, or entertainment venues within immediate reach.
- Health/Wellness groups3/10
Wellness activities and groups are sparse in the immediate rural townland and will necessitate travel to larger nearby towns.
- Networking Opportunities1/10
Professional networking opportunities locally are virtually non-existent given the remote, countryside nature of the location.
- Tech-Hub Connectivity1/10
There are no technology hubs in the immediate vicinity, making physical tech-hub access unviable.
Listing information
- Agent
- Gordon Hughes Estate Agents
- Phone
- 071 964 5555
- Current status
- active
- Published on HouseDelve
- 10 October 2026
- Correction
- Report an issue
HD-50DB54HouseDelve · 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.