Lands Battlefield, Culfadda, Ballymote, Co. Sligo
€50,000
What you'll like:
- Attractive entry price: Listed at fifty thousand euros, this land parcel offers an exceptionally affordable entry point for agricultural buyers or local landowners expanding holdings.
- Generous acreage size: Comprising approximately eighteen decimal two eight acres, the parcel provides substantial physical space suitable for various agricultural uses or livestock grazing.
- Two manageable blocks: The holding is divided into two irregular blocks situated in close proximity, which can simplify stock rotation and general land management routines.
- Established boundary fencing: Mature boundaries consisting of established hedging and trees are already in place, helping to clearly define property lines and shelter livestock.
- Mixed quality grassland: The currently grassed acreage is reported to be of mixed quality, making it readily usable for basic livestock keeping and general farming enterprises.
- Elevated scenic site: Positioned on an elevated geographical site, the property benefits from outstanding panoramic views overlooking the verdant surrounding Sligo countryside landscape.
- Potential building site: The location is suggested as an ideal spot for a one-off rural house, though buyers must pursue planning permission independently.
- Proximity to Gurteen: Situated just seven kilometers south of Gurteen village, the property enjoys quick access to basic local amenities and community services.
- Access to Ballymote: Located thirteen kilometers from Ballymote, future owners can easily utilize the historic market town for shopping, schools, and sporting facilities.
- Regional connectivity options: The wider area facilitates convenient commuting to larger employment hubs like Sligo town and Carrick on Shannon for wider regional work opportunities.
- Rail transport access: Ballymote features a railway station served by the main Dublin to Sligo train line, offering alternative public transport connections nearby.
- Quiet rural setting: Positioned off a minor road accessed via the R294, the land provides a peaceful and private rural environment away from major congestion.
- Local employment hubs: Factories and a small business park located just outside Ballymote offer nearby economic activity and potential local contractor availability.
- Manageable division layout: The lands are laid out in large open plan divisions, which can facilitate efficient machinery movement and straightforward agricultural cultivation practices.
- Established access route: The property is accessed via a minor road network connecting to primary regional routes, facilitating relatively straightforward vehicular and machinery approach.
- Auction purchase format: Being offered via a structured public and virtual auction provides a transparent and time-bound acquisition process for interested bidders.
- Agricultural demand strength: Land parcels of this moderate size historically attract steady local interest from neighboring farmers seeking to consolidate their landholdings.
- Recreational amenity proximity: The scenic northwest region offers abundant outdoor pursuits, enhancing the lifestyle appeal for anyone eventually securing residential planning permission.
- Historical regional market: Being situated in Southern County Sligo places the asset within an established farming community with traditional agricultural support networks.
- Investment diversification: Acquiring physical land assets provides a tangible hedge against inflation and portfolio diversification outside traditional stock market investments.
But keep in mind:
- Sold strictly as seen: The property is explicitly marketed without being subject to planning permission, meaning buyers carry the full regulatory risk.
- Planning permission uncertainty: Securing approval for a one-off rural house on agricultural land can be notoriously difficult under strict local council guidelines.
- Unverified land quality: The actual agricultural productivity and soil fertility of the mixed quality grass require independent agronomic testing before completing a purchase.
- Lack of BER certification: Building energy ratings are noted as exempt, though this is typical for bare land lacking habitable structures requiring formal energy assessment.
- Irregular block geometry: The land parcels are described as irregular in shape, which may create inefficiencies when operating modern agricultural machinery or fencing.
- Potential drainage issues: Buyers should thoroughly investigate local drainage conditions across the elevated and lower sections to prevent waterlogging during wet winter months.
- Right of way verification: Legal contracts and title maps must be carefully examined by your solicitor to confirm permanent, unhindered legal access from the public road.
- VAT liability ambiguity: The listing notes that VAT must be referred to legal contracts, introducing potential hidden tax costs above the base auction bid.
- Auction deposit requirements: Participating in a live virtual and public auction typically demands immediate deposit funds upon the fall of the hammer.
- Lack of structural improvements: The site contains no existing habitable dwellings or outbuildings, meaning all infrastructure development must start completely from scratch.
- Utility connection costs: Bringing electricity, water, and telecommunications to a remote rural site can involve substantial capital investment and connection delays.
- Wastewater treatment hurdles: Constructing a private septic tank or wastewater treatment system will require successful percolation tests tailored to local soil conditions.
- Local housing restrictions: County Sligo planning policies often enforce strict local needs criteria, potentially restricting who is legally permitted to build here.
- Fencing maintenance liabilities: Mature boundaries of hedging and trees may require immediate remedial work or boundary clearing to safely contain livestock securely.
- Limited immediate income: Generating a meaningful commercial return from eighteen acres of mixed-quality grass may prove challenging without active farm leasing.
- Agricultural lease status: Buyers must verify through legal documentation whether any third party currently holds seasonal grazing rights or agricultural tenancy agreements.
- Exact boundary verification: Pinpointing exact physical boundaries on the ground requires commissioning a professional land surveyor to match folio maps accurately.
- Road frontage limitations: The extent of direct public road frontage should be checked to ensure safe and compliant vehicular access points can be legally established.
- Market liquidity risks: Bare agricultural land can take significant time to resell if economic conditions shift or localized farming demand declines unexpectedly.
- Solicitor review necessity: Legal title within folio SL612 must undergo rigorous scrutiny by a qualified legal professional to uncover any historical burdens or rights of way.
Price positioning
?
- The asking price appears somewhat undervalued given the substantial scale of eighteen acres of agricultural land, though the auction format and unverified planning status introduce notable uncertainty regarding its ultimate market clearing value.
- Strong valuation signals include the sheer acreage footprint combined with scenic elevated countryside views, while negative pricing pressures stem from mixed grassland quality and the explicit sale condition of being entirely unconditioned by planning permission.
- Potential support for this valuation level relies on active local farming demand or speculative interest for a rural one-off house site, whereas strict local planning restrictions could severely undermine any immediate residential development ambitions.
- Additional relevance stems from the property being offered through a public auction process where guide prices often serve merely to stimulate competitive bidding rather than reflecting the final transaction outcome achieved on the day.
Build Analysis
What we know from similar construction types
- The property consists of agricultural land rather than a built structure, spanning approximately 18.28 acres across two blocks.
- The listing suggests potential for a one-off house, but the sale is explicitly not subject to planning permission, so a buyer should investigate local zoning regulations and the likelihood of securing planning consent from the local authority.
Heating cost*
Estimated expense to heat this property every year
- Not applicable as the property listing describes agricultural land rather than a habitable residential structure with an active heating system.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
CLOONSHANBALLY, CULFADDA, BALLYMOTE
- Sale date
- Declared sale price
- €100,000.00
KILSHALVEY, CULFADDA, BALLYMOTE
- Sale date
- Declared sale price
- €201,000.00
KILLTYTEIGUE, CULFADDA, BALLYMOTE
- Sale date
- Declared sale price
- €130,000.00
KILLTYTEIGUE, CULFADDA, BALLYMOTE
- Sale date
- Declared sale price
- €45,000.00
BATTLEFIELD, CULFADDA, BALLYMOTE
- Sale date
- Declared sale price
- €62,000.00
Recent sales in the wider Ballymote area
ACHONRY, BALLYMOTE, CO SLIGO
- Sale date
- Declared sale price
- €55,000.00
42 CASTLE GROVE, BALLYMOTE, SLIGO
- Sale date
- Declared sale price
- €197,000.00
30 CORNMILL PARK, BALLYMOTE, SLIGO
- Sale date
- Declared sale price
- €202,000.00
KEENEGHAN HOUSE, BALLYMOTE, SLIGO
- Sale date
- Declared sale price
- €385,000.00
LARKHILL, KEASH, BALLYMOTE
- Sale date
- Declared sale price
- €40,000.00
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
- Stamp duty: Approximately 1 percent of the purchase price for agricultural land or residential property.
- Solicitor legal fees: Generally ranging from 1,500 to 3,000 euro plus VAT.
- Land registration fees: Typically around 170 to 400 euro depending on the value and type of registration.
- Property valuation fees: Usually between 150 and 300 euro.
- Surveyor fees: Ranging from 500 to 1,200 euro depending on the extent of the land or property inspected.
- Annual home insurance: Varies widely based on development, but typically starts around 300 to 600 euro for basic coverage if a structure is present.
Forum Talk
What people are saying about this area
- Local discussions in rural Sligo often highlight the steady demand for agricultural land and potential sites for one-off rural housing subject to local planning policies.
- Residents in the wider Ballymote and Culfadda areas frequently discuss transport connectivity, noting the convenience of the local train station on the Dublin-Sligo line.
- Community forums often emphasize the peaceful, scenic nature of the countryside alongside the economic reliance on nearby larger towns like Sligo and Carrick-on-Shannon for employment.
- Agricultural communities in South Sligo regularly share updates regarding livestock management, land leasing, and local farming enterprise trends.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children2/10
The property consists of agricultural land without a dwelling, making it entirely unsuitable for raising young children immediately.
- Teenagers2/10
As vacant land, there is no living space for teenagers, though the rural area offers space for outdoor activities.
- Multi-generational Living3/10
The 18.28 acres offer potential space for multi-generational living developments, subject to obtaining planning permission.
- Single Buyers4/10
Single buyers looking to purchase land for a future self-build project may find the acreage appealing, though it is sold as seen.
- Couples4/10
Couples interested in agricultural use or designing a custom one-off home will find potential here, requiring significant planning.
- Empty Nesters3/10
Empty nesters seeking a rural project might consider the land, but farming or building requires substantial effort.
- Retirees2/10
Retirees looking for a low-maintenance home ready to move into will not find a dwelling on this land.
Work
3 areas- Remote Working5/10
Buyers should verify local broadband and mobile data availability for remote working before constructing a dwelling.
- Hybrid Commuting4/10
The location offers road access to Sligo town and proximity to the Dublin-Sligo train line in Ballymote for commuting.
- Retired4/10
Suitable for retired farmers looking to acquire agricultural land, but not for retirees seeking a finished home.
Practical
8 areas- Ageing in Place1/10
As raw land without a home, ageing in place is not possible without a major construction project.
- Low Maintenance3/10
Agricultural land requires ongoing management such as livestock grazing, boundary maintenance, and weed control.
- Secure Gated Entry3/10
The land features mature boundaries, but buyers should verify the current status of gates and physical security.
- Minimalist Design1/10
There are no architectural structures present on the property to evaluate for minimalist design.
- Flexible Floor Plans1/10
No floor plans exist since the property consists solely of open-plan land divisions.
- Heritage Home1/10
There are no historical dwellings on the site, only agricultural fields.
- Ecological Setup8/10
The mature boundaries, trees, and grass-covered acreage offer strong potential for an ecological or sustainable setup.
- Outdoor areas10/10
With c. 18.28 acres of elevated land and outstanding countryside views, the outdoor space is vast.
Interests
9 areas- Gardening9/10
With over 18 acres of land, there is immense scope for large-scale gardening, polytunnels, and landscaping projects.
- Walking8/10
The minor rural roads and the expansive acreage itself provide plenty of space for scenic walking.
- Gym1/10
There are no commercial gym facilities nearby in this rural location.
- Cycling7/10
The surrounding minor roads offer routes for cycling enthusiasts, though traffic from local agricultural vehicles should be noted.
- Golf3/10
Golf courses are limited in the immediate vicinity and would require a drive to nearby towns.
- Fishing6/10
The broader Sligo region features numerous rivers and lakes, offering potential opportunities for fishing enthusiasts.
- Horse Riding8/10
The generous acreage and rural setting are well-suited for keeping horses and equestrian pursuits.
- Water Sports2/10
Being an inland agricultural plot, water sports facilities are not directly accessible on-site.
- Entertaining2/10
Without a residential structure or indoor amenities, entertaining is limited to outdoor gatherings on the land.
Lifestyle
5 areas- Quiet Living9/10
Located in a peaceful rural setting in County Sligo with outstanding countryside views, offering exceptional quiet living.
- Rural Living10/10
Comprising c. 18.28 acres of agricultural land in a predominantly farming area, this is the definition of rural living.
- Village Living5/10
The land is situated a few kilometers from Gurteen village, offering proximity rather than direct village integration.
- Coastal Living1/10
County Sligo has a coastline, but this inland agricultural property is far from coastal areas.
- Urban Living1/10
The location is deeply rural, far removed from urban centers and city amenities.
Social
6 areas- Community Involvement6/10
Rural communities near Gurteen and Ballymote offer local clubs and community engagement opportunities.
- Café Culture2/10
Café culture is sparse in the immediate vicinity, requiring a trip into nearby market towns.
- Nightlife1/10
There is virtually no nightlife on or immediately surrounding this rural agricultural land.
- Health/Wellness groups3/10
Local wellness groups would be found in larger nearby settlements rather than the immediate townland.
- Networking Opportunities1/10
Networking opportunities are practically non-existent in this rural farming area.
- Tech-Hub Connectivity1/10
The property is located in a rural agricultural zone far from any established tech hubs.
Listing information
- Agent
- Wilsons Auctions
- Phone
- 01 464 2800
- Published on HouseDelve
- 5 October 2026
- Correction
- Report an issue
HD-B876E5HouseDelve · 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.