Lisduff, Ballyhaunis, Co. Mayo

€50,000

2 Bed~1 Bath

What you'll like:

Affordable asking price: The low asking price of fifty thousand euros provides an accessible entry point for buyers looking for a rural renovation project.
Traditional stone structure: The property features a classic stone cottage aesthetic that appeals to buyers seeking authentic architectural character in the countryside.
Elevated rural site: Situated on an elevated position, the cottage enjoys picturesque views and a peaceful, private countryside atmosphere away from urban congestion.
Generous plot size: The cottage comes with approximately one acre of surrounding land, offering ample space for gardens, landscaping, or outbuildings.
Land expansion option: Buyers have the unique opportunity to negotiate the separate purchase of an additional sixty-seven acres of adjoining agricultural land.

Proximity to town: Located approximately four kilometres from Ballyhaunis, ensuring daily conveniences and local amenities are within a short driving distance.
Regional connectivity: The nearby N60 national road provides direct and efficient travel access towards major regional hubs like Castlebar, Claremorris, and Roscommon.
Claremorris accessibility: Being just seventeen kilometres from Claremorris grants convenient access to secondary schools, larger supermarkets, and rail transport links.
Renovation potential: The property offers a complete blank canvas for custom redesign and modern expansion tailored entirely to the new owner's preferences.
Heritage property charm: Historic rural cottages hold strong long-term appeal for holiday home use, rural tourism ventures, or peaceful retirement living.
No upper chain: The listing presents a straightforward acquisition process without complex upward property chains complicating or delaying the purchase timeline.
Independent contractor freedom: Purchasers can hire their own local builders and craftspeople to oversee conservation work using traditional lime mortar and stone.
Agricultural adjacency: The availability of neighboring farmland creates potential synergy for hobby farming, equine use, or small-scale rural enterprise ventures.
Quiet countryside setting: The low-density rural surroundings guarantee minimal traffic noise, dark skies for stargazing, and an unhurried lifestyle.
Local amenities nearby: Ballyhaunis offers essential services including shops, churches, medical practices, and sports clubs within a ten-minute drive.
Investment value upside: Total capital outlays for purchase and renovation could yield a high-value rural residence relative to urban housing markets.
Scenic county location: Situated in County Mayo, the property places owners close to world-class fishing lakes, rugged mountains, and Atlantic coastal routes.
Direct agent contact: Dealing directly with an established local auctioneer ensures transparent communication and reliable guidance throughout the bidding process.
Flexible development scope: The generous site footprint allows for modern extensions, subject to obtaining the necessary local authority planning permissions.
Self-sufficiency potential: The one-acre plot size easily accommodates polytunnels, vegetable patches, and small livestock for sustainable homesteading ambitions.

But keep in mind:

No septic tank: The property lacks an on-site wastewater treatment system, meaning the buyer must budget for installation and percolation testing.
Planning permission warning: The listing explicitly notes the property is sold without planning permission, creating regulatory risks for future renovation or rebuilding.
Building condition unknown: The lack of a provided Building Energy Rating and unverified structural integrity require comprehensive independent engineering surveys prior to bidding.
Substantial renovation costs: Traditional stone cottages often require extensive capital investment to remediate dampness, insert insulation, and install modern utilities.
Unclear utility connections: Buyers must verify the availability, proximity, and connection costs for essential mains electricity and a reliable private water supply.

Land separately priced: The advertised sixty-seven extra acres require a separate financial transaction, meaning the headline price does not include the wider holding.
Potential dereliction grants: Accessing government refurbishment grants for vacant or derelict properties involves strict qualifying criteria and administrative compliance burdens.
Remote winter conditions: Elevated rural locations in County Mayo can experience severe weather and winter storms, potentially impacting access and heating demands.
Narrow local roads: Approach roads to rural townlands may be narrow, poorly lit, or require careful navigation for large construction and delivery vehicles.
Strict planning policies: Local council rural housing guidelines may restrict who can obtain planning permission to rebuild or extend in this specific area.
Lack of floor area data: The absence of documented square footage makes it difficult to calculate precise material costs for insulation, roofing, and flooring.
Agricultural leasing complications: Any separate purchase of adjoining farmland might involve existing tenancies or grazing agreements that require legal clarification.
Boundary verification needed: Buyers should engage a qualified surveyor to inspect historical folio maps and confirm exact legal boundaries for both the cottage plot and land.
Private well requirements: If mains water is unavailable, drilling a borehole and installing filtration systems will add significant unbudgeted capital expenses.
Insurance availability challenges: Insuring a vacant, derelict, or unrated structure can be difficult and expensive until proper security and weatherproofing are installed.
Local septic percolation risks: Soil percolation tests might fail due to local clay or water table conditions, complicating the design of a compliant wastewater system.
Mortgage lending hurdles: Lenders frequently refuse mortgages on unhabitable or structurally compromised properties, potentially forcing buyers to rely on cash funds.
Chimney and roof defects: Traditional properties of this age frequently suffer from failing roof timbers, slipped slates, and deteriorated chimney stacks requiring replacement.
Radon gas potential: Certain regions of County Mayo record elevated radon levels, necessitating thorough testing and potential mitigation systems in enclosed dwellings.
Future maintenance demands: Older stone structures require ongoing specialist maintenance to prevent moisture ingress and preserve historic masonry work over time.

Price positioning

This comparison depends on limited public and listing evidence, which may be incomplete, outdated or not directly comparable. The score is not a percentage, professional valuation or guaranteed estimate. Ask an independent qualified valuer before relying on a property value.

UnderpricedOverpriced

The asking price looks moderately undervalued compared with the available evidence.

Selected recent transacted market evidence informs this asking-price comparison.
Selected sale: 6 ABBEY STREET, BALLYHAUNIS, CO. MAYO — 2026-08-18 — €181,000.00.
The property is positioned at an asking price of €50,000 for a traditional stone cottage on a circa 1 acre site near Ballyhaunis.
The listing notes that the property is being offered as is without planning permission and lacks a septic tank.

Build Analysis

What we know from similar construction types

The property is described as a traditional stone cottage, which indicates older construction methods likely requiring extensive restoration or renovation.
The listing notes that the property is being offered for sale as is and without the benefit of planning permission, meaning a buyer must investigate local planning policies and the feasibility of obtaining necessary consents for renovation, replacement, or redevelopment.
There is no septic tank currently on site, so a buyer should investigate the requirements, costs, and feasibility of installing a compliant wastewater treatment system.
The BER rating is listed as exempt, which is common for older protected or traditional structures, but a buyer should assess the thermal performance and the scope of works needed to make the dwelling habitable.

Retrofit Cost^*

Possible renovating / insulating expenditure

As the property is a traditional stone cottage offered without a BER rating and requiring significant or total restoration, a comprehensive deep retrofit and renovation could easily exceed €50,000 to €100,000+ depending on the structural integrity, installation of heating, insulation, windows, and a wastewater system.

Heating cost^*

Estimated expense to heat this property every year

Annual heating cost is difficult to estimate given that the BER is not provided and the property is described as a traditional stone cottage requiring restoration without a currently functioning heating system.
Assuming standard solid fuel or portable heating once restored, annual costs could easily exceed 1,500 to 2,500 euro, though buyers should investigate and verify the energy efficiency and heating installation requirements thoroughly.

Pollution Safe

9/10

Environmental situation to investigate

The property is situated in a peaceful rural setting with no apparent major industrial pollution sources, incinerators, or active landfills in immediate proximity.
Any historical land use in the surrounding agricultural area is typical of rural Co. Mayo and generally presents low legacy industrial risk.

Flood Safe

8/10

Water overflow reports to follow up

The property description notes the cottage is situated on an elevated site, which typically reduces the likelihood of surface water flooding.
As a general precaution in rural areas, buyers should verify local drainage conditions and consult regional flood maps during their investigations.

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 Ballyhaunis area

6 ABBEY STREET, BALLYHAUNIS, CO. MAYO
Sale date
18/08/2026
Declared sale price
€181,000.00
DRIMBANE, BALLYHAUNIS, MAYO
Sale date
31/07/2026
Declared sale price
€315,000.00
35 ESKER PINES, BALLYHAUNIS, COUNTY MAYO
Sale date
30/07/2026
Declared sale price
€167,000.00
TURLOUGH, BALLYHAUNIS, MAYO
Sale date
27/07/2026
Declared sale price
€165,000.00
1A BEECH PARK, BALLYHAUNIS, CO MAYO
Sale date
23/07/2026
Declared sale price
€183,000.00

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, or roughly 500 euro for a 50,000 euro property.
Solicitor legal fees: roughly 1,500 to 2,500 euro plus outlay and VAT.
Land registration fees: approximately 170 to 400 euro depending on the registration type.
Property valuation fees: around 150 to 300 euro.
Surveyor fees: approximately 500 to 1,000 euro depending on the depth of the survey required for a traditional stone cottage.
Annual home insurance: roughly 350 to 700 euro, though this will vary significantly depending on the eventual condition and structural renovation of the property.

Forum Talk

What people are saying about this area

Local discussions highlight Ballyhaunis as a quiet rural community with good access to the N60 for regional travel.
Residents frequently discuss the availability of traditional rural properties and land holdings in the surrounding Co. Mayo area.
Community forums often emphasize the peaceful setting of rural townlands like Lisduff while noting the reliance on nearby towns for major amenities.
Potential buyers in the region commonly share advice regarding the requirements for rural renovations and planning permissions.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas

Young Children
The property requires substantial renovation and lacks modern amenities such as a septic tank, making it unsuitable for young children without major works.
3/10
Teenagers
Located in a very remote rural setting far from secondary schools, entertainment, and public transport options suitable for teenagers.
2/10
Multi-generational Living
The traditional two-bedroom cottage footprint is small, though the potential to acquire additional land offers room for future expansion subject to planning.
3/10
Single Buyers
Affordable entry price of €50,000, but the need for extensive renovation and the lack of a septic tank present high initial hurdles for a single buyer.
4/10
Couples
A charming project for a couple willing to take on a significant restoration of a traditional stone cottage in a peaceful rural location.
4/10
Empty Nesters
Offers a quiet rural lifestyle and single-level potential, though buyers should investigate the considerable investment required to make it habitable.
5/10
Retirees
Provides an idyllic countryside setting on an elevated site, but the lack of immediate healthcare facilities and the condition of the property must be considered.
5/10

Work

3 areas

Remote Working
Provides the quiet space needed for home-working, but buyers must verify broadband availability and quality in this rural area.
5/10
Hybrid Commuting
Reasonable access to the N60 for regional travel towards Castlebar, Claremorris, and Roscommon, but long-distance commuting is less practical.
4/10
Retired
Ideal for retirees looking for a rural project or a quiet countryside retreat, provided they are prepared for rural maintenance.
7/10

Practical

8 areas

Ageing in Place
While single-level, the cottage requires full adaptation for modern accessibility, and healthcare services require driving.
4/10
Low Maintenance
Being sold 'as is' with a traditional structure requiring complete renovation, no current septic tank, and extensive grounds.
2/10
Secure Gated Entry
Private elevated rural setting, but perimeter security and gates would need to be installed by the buyer.
3/10
Minimalist Design
Traditional stone cottage footprint provides a blank canvas for a minimalist interior design approach upon renovation.
6/10
Flexible Floor Plans
The small existing layout offers limited current flexibility, though future reconfiguration or extension is possible subject to planning.
5/10
Heritage Home
A classic traditional stone cottage offering authentic historical character and architectural restoration potential.
9/10
Ecological Setup
The large plot of circa 1 acre—with optional adjoining agricultural land—provides an excellent base for eco-friendly living, growing food, and installing green energy systems.
7/10
Outdoor areas
Elevated site on circa 1 acre with an option to purchase an additional 67 acres of adjoining land, offering vast outdoor potential.
9/10

Interests

9 areas

Gardening
Set on circa 1 acre with extensive opportunities for landscaping, kitchen gardens, and outdoor cultivation, plus potential for much more land.
9/10
Walking
Quiet rural roads and elevated countryside positions provide ample opportunities for scenic country walks.
8/10
Gym
No commercial gym facilities nearby; residents would need to travel towards Ballyhaunis or larger towns.
2/10
Cycling
Surrounded by quiet country roads suitable for cycling enthusiasts, though regional routes may have local traffic.
7/10
Golf
Requires travel to the nearest golf courses in the wider County Mayo region as none are immediately adjacent.
4/10
Fishing
County Mayo is renowned for its lakes and rivers, though buyers should verify the proximity of specific angling spots to Lisduff.
6/10
Horse Riding
The availability of surrounding agricultural land and rural tracks makes this an attractive potential setup for equestrian pursuits.
8/10
Water Sports
Inland location remote from major water sports facilities.
2/10
Entertaining
The current structure requires complete renovation before it can comfortably host guests, though the outdoor space offers long-term potential.
3/10

Lifestyle

5 areas

Quiet Living
Situated in a peaceful rural setting approximately 4km from Ballyhaunis on an elevated site with exceptional privacy and quiet surroundings.
10/10
Rural Living
The epitome of rural living, featuring a traditional stone cottage surrounded by countryside with an option to acquire 67 acres of adjoining agricultural land.
10/10
Village Living
Located about 4km from the nearest town of Ballyhaunis, offering a balance between absolute isolation and local town amenities.
5/10
Coastal Living
Inland Co. Mayo location with no proximity to the coast.
1/10
Urban Living
Entirely rural location far removed from city or major urban conveniences.
1/10

6 areas

Community Involvement
Proximity to Ballyhaunis allows participation in local community groups, GAA clubs, and rural organizations.
6/10
Café Culture
Limited to local town amenities approximately 4km away in Ballyhaunis.
3/10
Nightlife
Completely devoid of local nightlife, requiring travel to larger towns for evening entertainment.
1/10
Health/Wellness groups
Access to wellness groups depends on traveling into Ballyhaunis or Claremorris.
4/10
Networking Opportunities
Rural location offers virtually no local professional networking opportunities.
2/10
Tech-Hub Connectivity
No tech hubs in the immediate vicinity; relies entirely on home internet connections.
1/10

Listing information

Agent: Sherry FitzGerald Hanley
Phone: 094 9371479
Published on HouseDelve: 23 September 2026
Correction: Report an issue

Property reference: HD-3901C2HouseDelve · Republic of Ireland

Report 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.