Lower Fermanagh Street, Clones, MonaghanH23V205
€200,000
2 Bed~1 Bath~91 m²~BER E2
What you'll like:
- Prime town location: Situated directly on Lower Fermanagh Street, providing immediate walk-to access to all local shops, services, and daily conveniences.
- Pre-approved planning permission: Comes with completed change of use status granting full permission to convert into a modern two-bedroom residential home.
- Substantial grant eligibility: Qualifies for the Vacant Property Refurbishment Grant of up to seventy thousand euros, significantly reducing net capital requirements.
- Strategic site size: Sits on a substantial plot measuring approximately four hundred and seventy square metres, offering useful outdoor space for future use.
- Direct car park backing: The rear of the property directly backs onto the SuperValu car park, ensuring superb convenience for vehicle access and parking.
- Local regeneration catalyst: Benefits heavily from the ongoing Ulster Canal restoration project which is driving local tourism and regional economic renewal.
- Favorable cross-border proximity: Located just minutes from the Northern Ireland border, making it exceptionally attractive for commuters working across the region.
- Accessible market entry: Priced competitively at two hundred thousand euros, representing an accessible entry point into the local Co Monaghan property market.
- Flexible development potential: The large yard area offers versatile future potential for various uses, subject to obtaining the necessary local planning consents.
- Removed bureaucratic delays: Having full planning permission already secured removes significant upfront administrative uncertainty and speeds up the construction timeline.
- Equity injection opportunity: State grant support allows homebuilders to achieve a finished project value well above their initial purchase and renovation outlay.
- Energy upgrade synergy: Grant funds can be effectively paired with SEAI efficiency schemes to transform the historic structure into a high-BER modern home.
- Actionable layout roadmap: The provided architectural configuration gives a clear and straightforward path for transforming the former dry cleaners into living space.
- Established market interest: Positioned in a historic market town experiencing positive local investment trends and renewed commercial interest over recent years.
- Recreational infrastructure boost: The canal redevelopment will improve local recreational amenities, creating a vibrant destination for both residents and visitors.
- Essential service proximity: Everyday amenities are within effortless walking distance, reducing reliance on private vehicular transport for daily errands.
- Independent customization freedom: Raw interior condition allows the incoming buyer to design and finish every single room entirely to their personal taste.
- Compact floor area: The ninety-one square metre layout is manageable to heat, maintain, and furnish efficiently once fully renovated to modern standards.
- Clear investment upside: Combining a low purchase price with substantial renovation grants creates a compelling margin for rental income or future resale value.
- Dedicated outdoor space: On-site parking and yard space are rare and valuable commodities for any residential property located directly within a town center.
But keep in mind:
- Raw structural condition: Currently in a completely raw state requiring a full interior fit-out, structural updates, and comprehensive rebuilding work throughout.
- Total rewiring requirement: The building requires a complete electrical re-wire from scratch, representing a significant technical expense for the incoming buyer.
- Complete plumbing overhaul: Requires full re-plumbing across all bathrooms and kitchen areas, adding substantial unforeseen labor and material costs to the project.
- Poor energy rating: Features a low E2 BER rating, indicating severe thermal inefficiency and high heat loss until major insulation upgrades are completed.
- Strict grant conditions: Buyers must independently verify all qualifying criteria and timelines attached to the vacant property refurbishment grant before relying on funds.
- Hidden structural defects: The historical commercial use as a dry cleaners means buyers should inspect thoroughly for any latent building or foundation issues.
- Commercial residue risks: Previous dry cleaning operations may involve chemical contaminants requiring environmental investigation and specialist remediation before residential occupancy.
- Substantial capital outlay: Beyond the asking price, extensive renovation funds will be needed upfront before the property becomes habitable or mortgageable.
- Managing contractor availability: Securing reliable local tradespeople to execute a complete structural overhaul in rural areas can introduce lengthy project delays.
- Planning compliance burdens: Any alterations to the existing approved plans will require fresh local authority applications and additional architectural fees.
- Contingent financing rules: Using the sale of an existing property as proof of funds introduces chain risks that sellers may view cautiously.
- Uncertain yard utility: The extra yard space is subject to planning permission for any specific commercial or residential expansion ideas you might have.
- Historic building challenges: Older structures often conceal dampness, poor ventilation, and outdated wall ties that escalate renovation budgets unexpectedly.
- Strict proof requirements: The selling agent mandates strict proof of funds verification, including bank statements or mortgage approval letters, prior to accepting offers.
- Market liquidity risks: Town-centre residential conversions in smaller regional hubs may experience different demand cycles compared to major urban centers.
- Boundary verification needed: Buyers must ensure their legal representative meticulously checks all property title deeds and physical boundary alignments on the ground.
- No guaranteed grant payout: State grants are subject to formal application approvals and post-works inspection sign-offs, meaning cash flow must cover costs initially.
- Disused building deterioration: Extended periods of vacancy often accelerate roof, timber, and masonry degradation requiring intensive specialist preservation efforts.
- Utility connection updates: Upgrading a commercial footprint to domestic standards may necessitate applying for entirely new water, gas, or electrical grid connections.
- Temporary living arrangements: The property is entirely uninhabitable in its current state, requiring buyers to fund alternative accommodation during the renovation period.
Price positioning
?
- The asking price of two hundred thousand euros initially appears high for a raw commercial conversion requiring complete modernisation, given that typical finished residential units in the wider local market frequently achieve lower transaction figures.
- Valuation signals are strongly influenced by the inclusion of full planning permission for a two bedroom residence and eligibility for a substantial vacant property refurbishment grant, which significantly offsets heavy upfront capital expenditure.
- This pricing strategy could be supported by successful execution of the renovation and rising regional demand driven by local infrastructure projects, but it might be undermined by unexpected structural liabilities and construction inflation.
- Relevant market comparisons across the wider area demonstrate that fully realized residential properties command varied price points, making the ultimate financial viability heavily dependent on renovation cost control.
Build Analysis
What we know from similar construction types
- The property is the former Clones Dry Cleaners, currently in raw condition and requiring a complete modernisation project including a full re-wire, re-plumbing, structural updates, and comprehensive interior fit-out.
- The listing states that the property comes with full planning permission for conversion into a modern 2-bedroom residence, which a buyer should verify with the local planning authority.
- The building has been vacant and structurally disused for an extended period, meaning a buyer should investigate potential structural issues, damp, or historical commercial contamination associated with its former use as a dry cleaners.
- The site size is 470 square metres with a large yard, and any uses for the yard beyond parking should be checked against local planning constraints.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property currently holds an E2 BER rating and is described as being in raw condition, requiring a complete gutting and overhaul.
- A deep retrofit to bring this 91 square metre property up to a modern, energy-efficient standard (such as a B2 BER or higher) will likely require substantial investment.
- Estimated costs for a comprehensive renovation and deep retrofit of a vacant commercial-to-residential conversion of this size typically range from €80,000 to €120,000 or more, depending on the extent of structural repairs, insulation installation, window replacements, and the integration of renewable heating systems like a heat pump.
- While the project may qualify for up to €70,000 under the Vacant Property Refurbishment Grant and additional SEAI grants, the buyer should budget for significant upfront capital before grants are disbursed.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,800 to €2,400.
- Explanation: Given the floor area of 91 square metres and a poor BER rating of E2, the property lacks optimal energy efficiency, resulting in higher-than-average heating requirements during colder months.
Pollution Safe
8/10Environmental situation to investigate
- The property is situated in an established town-centre environment with no prominent heavy industrial facilities, large-scale incinerators, or major landfill sites immediately adjacent.
- Given its history as a commercial dry cleaning business, prospective buyers should verify whether any localized historical chemical usage requires standard environmental due diligence.
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
No verified results were found for this group in the previous five years.
Recent sales in the wider Clones area
THE DIAMOND, CLONES, CO. MONAGHAN
- Sale date
- Declared sale price
- €145,600.00
GLENSHANE, CLONKEENCOLE, CLONES
- Sale date
- Declared sale price
- €125,000.00
1 BEECHGROVE, CLONES, CO. MONAGHAN
- Sale date
- Declared sale price
- €125,000.00
CARA ST, CLONES, MONAGHAN
- Sale date
- Declared sale price
- €250,000.00
CARN, NEWTOWNBUTLER ROAD, CLONES
- Sale date
- Declared sale price
- €325,000.00
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 €2,000 to €4,000 depending on whether the property is residential and the applicable rate.
- Solicitor legal fees: roughly €1,500 to €3,000 plus VAT and outlays.
- Land registration fees: around €400 to €800 depending on the value of the property.
- Property valuation fees: approximately €150 to €300.
- Surveyor fees: roughly €500 to €1,200 depending on the depth of the inspection.
- Annual home insurance: approximately €350 to €700 depending on the coverage level.
Forum Talk
What people are saying about this area
- Locals in Clones have expressed positive sentiment regarding the ongoing Ulster Canal restoration project, anticipating increased tourism and recreational footfall.
- Town-centre regeneration topics frequently highlight the potential of vacant property refurbishment grants to tackle dereliction in historic areas like Lower Fermanagh Street.
- Community discussions often focus on cross-border connectivity with neighbouring Fermanagh and Tyrone, noting benefits for regional commuting and trade.
- Residents regularly share updates on local infrastructure improvements, parking availability, and retail developments around the town core.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children3/10
The property is currently a raw commercial conversion project requiring complete structural overhaul, making it unsuitable for young children until all major renovations are finished.
- Teenagers4/10
A two-bedroom layout provides limited space for growing teenagers, though the town-centre location offers independent access to local amenities.
- Multi-generational Living2/10
With a floor area of 91 square metres and two bedrooms, the property lacks the spatial capacity required for multi-generational living arrangements.
- Single Buyers8/10
An affordable entry point into the market with full planning permission for a two-bedroom home, making it an excellent project for a single buyer.
- Couples8/10
Offers a fantastic opportunity for couples willing to undertake a renovation project to create a custom town-centre home.
- Empty Nesters6/10
The compact two-bedroom footprint suits downsizers, but the scale of the required refurbishment work must be carefully considered.
- Retirees5/10
While the town-centre location provides easy access to shops, the building is in raw condition and requires extensive modernization before it is comfortable for retirement living.
Work
3 areas- Remote Working7/10
A blank canvas allows a buyer to design a dedicated home office space, though broadband infrastructure should be verified.
- Hybrid Commuting6/10
The strategic border position close to Northern Ireland facilitates cross-border commuting, though transport links to major cities require consideration.
- Retired5/10
Convenient for retirees who want town-centre convenience, provided they are prepared to manage a heavy renovation project.
Practical
8 areas- Ageing in Place4/10
The property is currently a derelict shell requiring full structural work, though single-level modifications could theoretically be incorporated during the rebuild.
- Low Maintenance2/10
Requires full modernisation including a complete re-wire, re-plumbing, structural updates, and interior fit-out.
- Secure Gated Entry3/10
Features a large yard with private parking, but security features such as gates would need to be installed by the buyer.
- Minimalist Design8/10
Because the property is in raw condition, a buyer has complete freedom to implement a minimalist architectural design.
- Flexible Floor Plans7/10
Full planning permission is granted for a two-bedroom residence, with internal layouts open to customisation during the fit-out phase.
- Heritage Home5/10
Located in a historic town centre and formerly a commercial dry cleaners, though the exact heritage status of the structure should be verified.
- Ecological Setup6/10
Currently carrying an E2 BER rating, but grant funds can be paired with SEAI energy efficiency grants for substantial eco-upgrades.
- Outdoor areas7/10
Benefits from a site size of 470 square metres and a large yard offering ample on-site private parking and flexible outdoor space.
Interests
9 areas- Gardening4/10
The property includes a large site and yard measuring 470 square metres, offering potential for outdoor landscaping subject to planning and layout.
- Walking8/10
Excellent walk-to access to town amenities and proximity to the ongoing Ulster Canal restoration project provides great local walking opportunities.
- Gym6/10
Being centrally located in Clones provides reasonable access to local fitness options, though buyers should verify specific facilities.
- Cycling6/10
The town-centre setting allows for easy cycling around the local area and connecting regional routes.
- Golf5/10
Buyers should verify the proximity of the nearest golf courses in the Monaghan and Fermanagh border region.
- Fishing7/10
The region features rich waterways, and the Ulster Canal restoration project enhances local angling and water-based leisure potential.
- Horse Riding4/10
Equestrian facilities are typically found in the surrounding countryside rather than directly in the town centre.
- Water Sports6/10
The Ulster Canal redevelopment improves regional water-based recreational infrastructure.
- Entertaining5/10
While the interior requires complete rebuilding, the large rear yard and town-centre position offer future potential for hosting once renovated.
Lifestyle
5 areas- Quiet Living4/10
Situated in the heart of a bustling town centre with the rear backing onto a supermarket car park, meaning it experiences regular activity and noise.
- Rural Living2/10
This is a distinctly urban, town-centre property rather than a rural retreat.
- Village Living7/10
Located right in the historic market town of Clones, offering close-knit community access and immediate proximity to local shops and services.
- Coastal Living1/10
Clones is an inland border town with no proximity to the coast.
- Urban Living8/10
Positioned squarely in a prime town-centre location with walk-to access to everyday shops, services, and local amenities.
Social
6 areas- Community Involvement8/10
Clones is an active historic market town experiencing local economic renewal and community investment.
- Café Culture7/10
Immediate town-centre placement puts local cafes and everyday social spots within easy walking distance.
- Nightlife6/10
Local pubs and town amenities are close at hand, though nightlife options are typical of a historic market town.
- Health/Wellness groups5/10
Buyers should investigate local wellness groups and community classes available within the town.
- Networking Opportunities5/10
Opportunities exist through local business and community initiatives tied to the town's regeneration.
- Tech-Hub Connectivity4/10
Tech hubs are limited locally, though remote working is feasible depending on private internet installation.
Listing information
- Agent
- Larmer Property Consultants LTD
- Phone
- 047 74 333
- Published on HouseDelve
- 3 October 2026
- Correction
- Report an issue
HD-51B6EEHouseDelve · 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.