
Main Street (Formally J.Brownes Bar), Ballyduff, KerryV92HP2W
€349,000
5 Bed~3 Bath~185 m²~BER B
What you'll like:
- Exceptional energy rating: Achieving a B energy rating in a protected structure is rare and ensures lower heating bills while maintaining a warm indoor climate throughout the year.
- Comprehensive recent renovations: The property has been tastefully updated over the past decade, featuring modern high gloss engineered wood flooring, upgraded electrical wiring, and contemporary bathroom fixtures.
- Generous floor area: Spanning approximately 185 square meters, this substantial residence offers five bedrooms and three bathrooms, providing ample space for a large family or visiting guests.
- Historic character retained: Beautiful original features such as exposed stonework blend seamlessly with modern luxuries, offering a unique heritage aesthetic that standard new builds simply cannot replicate.
- Central village convenience: Positioned right in the heart of Ballyduff village, residents can easily walk to local shops, welcoming pubs, the church, school, doctors, and the pharmacist.
- Private rear courtyard: The fully enclosed outdoor space provides a safe oasis for relaxation and entertaining, shielding residents from the hustle and bustle of the main street.
- Secure vehicle access: The rear courtyard benefits from direct and secure vehicle access straight from the main street, offering valuable off-street parking convenience in a village setting.
- Modern electrical upgrades: The wiring was completely redone upstairs in 2016 and downstairs in 2021, significantly reducing immediate safety concerns and the need for costly electrical overhauls.
- Flexible accommodation layout: With five bedrooms distributed across two levels, including two downstairs bedrooms, the layout easily accommodates multi-generational living or single-level accessibility needs.
- Bright natural lighting: Large windows and dual-aspect rooms flood the interior spaces with natural light, accentuating the extensive living areas and highlighting the restored original architectural elements.
- Proximity to coastal amenities: Several beautiful beaches including Kilmore, Ballybunion, Ballyheigue, and Banna are located within a short drive, offering fantastic weekend leisure opportunities for outdoor enthusiasts.
- Nearby world-class golf: Renowned golf courses in the surrounding area provide exceptional sporting facilities just minutes away, adding substantial lifestyle value for avid golfers and tourists alike.
- Accessible regional towns: Tralee is only 22km away and Listowel is 17km away, ensuring easy access to major secondary schools, large supermarkets, hospitals, and extensive employment hubs.
- Connected to main services: The residence benefits from direct connections to main public water and sewerage services, avoiding the maintenance complexities associated with private septic tanks.
- Finished primary bathroom: The luxurious family bathroom features floor-to-ceiling tiling, an electric shower, two frosted windows, and a stunning freestanding curved top bath for ultimate relaxation.
- Spacious primary bedroom: Bedroom four measures an impressive 5.25m by 3.85m and includes extensive fitted sliderobes alongside dual windows overlooking the active main street below.
- Substantial asking price stability: The asking price has remained stable at €349,000 without erratic fluctuations, indicating a straightforward and potentially realistic initial valuation by the selling agent.
- Strong community spirit: Located in a welcoming village known for its vibrant local community, buyers will immediately benefit from a friendly neighborhood atmosphere and established local groups.
- Commercial conversion potential: Having previously traded as a well-known local bar, the property carries a rich local history and offers fascinating architectural proportions unique to former commercial buildings.
- Ready-to-occupy condition: Despite its historic protected status, the major structural and interior transformations mean a new owner can move in immediately without undertaking arduous immediate renovations.
But keep in mind:
- Protected structure restrictions: As a registered protected structure under number 21300901, any future alterations, painting, or repairs may require strict local planning consent and specialized conservation methods.
- Unfinished store room space: The upstairs storeroom and bathroom area is currently plumbed but not fitted, requiring additional capital expenditure and contractor labor to complete the bathroom installation.
- Mixed window glazing types: While some windows are upgraded double-glazed PVC sash units, the property still retains single-glazed teak windows that may cause drafts and reduce thermal efficiency.
- Covered historical fireplaces: Both the kitchen and sitting room fireplaces are currently covered up or out of operation, meaning buyers should inspect their structural integrity before attempting restoration.
- Main street noise exposure: Several bedrooms and the primary sitting room overlook the main street, which could introduce traffic noise and privacy considerations during busy daytime hours.
- Heritage conservation costs: Maintaining traditional building materials and historic fabric on a protected structure often incurs significantly higher specialist contractor costs during routine property upkeep cycles.
- Limited ground floor bathroom: There is only one compact shower room servicing the two downstairs bedrooms and main living spaces, potentially causing bottlenecks for larger families or guests.
- Compact utility space: The utility room measures just 2.2m by 1.3m, offering very tight confines for simultaneous washing, drying, and general household cleaning supply storage.
- Single-glazed timber upkeep: The remaining single-glazed teak windows will demand regular sanding, painting, and timber maintenance to prevent rot and weather degradation over coming years.
- Complex attic ventilation: The roof and attic spaces in older converted structures require careful professional inspection to ensure proper ventilation and prevent hidden moisture accumulation issues.
- Uncertain preservation grants: Buyers must independently investigate whether current heritage grants are accessible to offset the specialized maintenance costs associated with this specific protected structure.
- Potential boundary clarity: The exact legal boundaries encompassing the rear courtyard and secure vehicular access point should be meticulously verified through title deeds and mapping.
- Historic plumbing integration: Merging modern bathroom plumbing with older heritage pipework infrastructure requires careful professional surveying to prevent long-term hidden leaks or pressure drops.
- Restricted front exterior changes: The exterior facade cannot be easily altered or repainted with modern non-breathable paints due to heritage guidelines governing protected historic structures.
- Potential insurance premiums: Insuring a historic protected structure can sometimes attract higher premium rates or require specialist heritage policies depending on the original construction materials.
- Strict local authority oversight: Local planning authorities hold extensive enforcement powers regarding unauthorized works on protected structures, limiting DIY adaptability for future owners.
- Street-front front door access: The front entrance opens directly onto the main thoroughfare without a protective setback, exposing the entryway directly to passing pedestrian and vehicular traffic.
- Staircase configuration risks: Older structural footprints adapted into multi-level residences can sometimes feature steeper or narrower staircases that require careful safety evaluation for children or elderly residents.
- Past commercial use history: Having formerly traded as a licensed bar, buyers should conduct thorough environmental and structural due diligence regarding past commercial waste or plumbing modifications.
- Potential radon gas presence: Given the regional geology of County Kerry, buyers should verify radon testing levels within the dwelling to ensure indoor air quality meets safe standards.
Price positioning
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- The asking price of €349,000 appears slightly overvalued when compared against broader regional transactions in the Ballyduff area, where most standard homes trade below this threshold, though this property includes a large footprint and protected historical character.
- Valuation signals show tension between the extensive modern renovations spanning electrical upgrades and a high B energy rating, versus the potential challenges of a rural village location and protected structure maintenance costs.
- Support for such a price relies heavily on the substantial 185 square meter floor area, five bedrooms, and high-end cosmetic finishes, while downside risks could undermine buyer demand given limited local high-value comparable sales.
- Additional relevance comes from the unique commercial heritage of the former bar premises, offering a secure rear courtyard and central village convenience that may attract specialized buyers looking for a distinct lifestyle residence.
Build Analysis
What we know from similar construction types
- The property is a protected structure (Registration number 21300901), which means a buyer should investigate any local authority restrictions or planning consents required for future alterations, maintenance, or repairs.
- The building features a mix of double-glazed PVC sash windows and single-glazed teak windows, so a buyer should assess the thermal and acoustic performance of the single-glazed sections.
- The electrical wiring was updated recently, with the upstairs rewired in 2016 and downstairs in 2021.
- There is an unfinished storeroom/bathroom on the first floor that is plumbed but not fitted, presenting potential completion work for the new owner.
- The property benefits from an exceptional B energy rating despite its historic origins, indicating successful thermal improvements during its comprehensive renovation over the last 10 years.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,200 to €1,600
- Explanation: Given the property has a floor area of approximately 185 square meters and a very efficient B energy rating, heat retention is strong, though total consumption will vary depending on occupancy and lifestyle.
Pollution Safe
8/10Environmental situation to investigate
- The property is located in a rural village setting, appearing largely removed from heavy industrial zones, major waste incineration, or large-scale active landfills.
- As a matter for standard environmental due diligence, buyers should verify local records regarding any historical commercial waste or localized legacy land use associated with the village center.
Flood Safe
8/10Water overflow reports to follow up
- The building is situated on the Main Street of Ballyduff within an established village core, generally indicating a low apparent vulnerability to standard fluvial or coastal flooding based on regional topography.
- Prospective buyers are advised to consult official local authority flood mapping to confirm historical flood risks and ensure comprehensive due diligence for the specific site.
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 Ballyduff area
CORBALLY, BALLYDUFF, KERRY
- Sale date
- Declared sale price
- €168,000.00
THE HAVEN, ARDCULLEN, BALLYDUFF
- Sale date
- Declared sale price
- €375,000.00
DROMMARTIN, BALLYDUFF, CO KERRY
- Sale date
- Declared sale price
- €70,000.00
24 TOWER DR, BALLYDUFF, TRALEE
- Sale date
- Declared sale price
- €225,000.00
9 SHEEPWALK, BALLYDUFF, TRALEE
- Sale date
- Declared sale price
- €165,000.00
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: €3,490 — 1% of €349,000.
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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 €3,000 excluding outlays and VAT
- 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 depth of the structural survey
- Annual home insurance: €400 to €900 depending on the level of cover chosen for a 185 square meter property
Forum Talk
What people are saying about this area
- Local community discussions highlight Ballyduff as a welcoming village with a strong sense of community spirit.
- Residents frequently note the convenience of having essential village amenities such as local shops, schools, doctors, and pubs within easy walking distance.
- Proximity to coastal amenities and scenic spots like Ballybunion, Ballyheigue, and Banna beaches is a frequent positive talking point among locals.
- Property forums and local news often emphasize the appeal of repurposed historic village buildings, such as former commercial premises converted into unique residential homes.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
With five bedrooms and generous living space, there is ample room for younger children to grow. However, parents should verify the safety of the enclosed rear courtyard and multi-level layout for toddlers.
- Teenagers8/10
The generous 185 sq. m. floor area and five well-sized bedrooms offer teenagers their own private spaces and independence within the home.
- Multi-generational Living8/10
Featuring five bedrooms and flexible ground-floor sleeping quarters including a bedroom and shower room, this property is exceptionally well-suited for multi-generational living.
- Single Buyers4/10
A 185 sq. m. historic property with five bedrooms may be far too large and maintenance-heavy for a single buyer, especially given the asking price of 349000.
- Couples6/10
While couples will enjoy the abundant space and character, managing five bedrooms might be excessive unless they frequently host guests or plan to expand their family.
- Empty Nesters6/10
The presence of ground-floor bedrooms allows for single-level living options, though the overall scale of a five-bedroom historic home could feel burdensome to maintain.
- Retirees6/10
Ground-floor bedrooms and shower facilities support accessibility, but retirees should consider the ongoing upkeep associated with a protected historic structure.
Work
3 areas- Remote Working8/10
With five bedrooms available, creating a dedicated home office is straightforward, though buyers should verify local broadband speeds for professional remote work.
- Hybrid Commuting4/10
Located 17km from Listowel and 22km from Tralee, hybrid commuting to major employment hubs requires regular driving.
- Retired8/10
Village amenities on the doorstep and ground-floor bedroom options make this a very manageable and engaging home for retirees.
Practical
8 areas- Ageing in Place7/10
The inclusion of downstairs bedrooms and a shower room supports aging in place, though buyers should inspect doorways and step entries.
- Low Maintenance4/10
As a protected historic structure that has undergone extensive renovation, ongoing maintenance requires careful stewardship and specialized care.
- Secure Gated Entry7/10
Features a fully enclosed rear courtyard with the benefit of secure vehicle access directly from the main street.
- Minimalist Design2/10
This is a historic, character-filled former pub with exposed stonework and traditional features, contrasting sharply with minimalist aesthetics.
- Flexible Floor Plans8/10
With five bedrooms, dual-aspect living spaces, and an unfinished store room/bathroom upstairs, there is significant flexibility in how rooms can be utilized.
- Heritage Home10/10
A protected structure steeped in history, formerly J. Brownes bar, beautifully combining original character with modern B-rated luxury.
- Ecological Setup8/10
Achieving an exceptional B energy rating through comprehensive renovations ensures high thermal efficiency, which is rare for a historic protected structure.
- Outdoor areas5/10
Outdoor space is limited to a fully enclosed rear courtyard rather than sprawling lawns, offering privacy and vehicle access with minimal green maintenance.
Interests
9 areas- Gardening4/10
The property features a fully enclosed rear courtyard rather than a traditional garden, which limits extensive planting opportunities.
- Walking9/10
Every village amenity is within walking distance, and the surrounding Kerry landscape offers fantastic opportunities for outdoor walks.
- Gym3/10
There is no dedicated fitness facility on-site, and specialist gym amenities would likely require travel to nearby towns like Listowel or Tralee.
- Cycling7/10
The village setting provides a scenic base for cycling enthusiasts to explore the local Kerry roads and coastal routes.
- Golf9/10
World-class golf courses, including those in nearby Ballybunion, are within a short drive of the property.
- Fishing8/10
The location in County Kerry offers good proximity to local rivers and coastal spots favored by fishing enthusiasts.
- Horse Riding6/10
Rural and coastal County Kerry offers various equestrian trails and stables, though buyers should verify local livery availability.
- Water Sports8/10
Proximity to coastal areas like Ballybunion and Banna provides excellent access to swimming, surfing, and other water sports.
- Entertaining9/10
Formerly a well-known local bar, the expansive open-plan kitchen and dining areas and historical character make this home uniquely suited for hosting guests.
Lifestyle
5 areas- Quiet Living5/10
Situated right on the main street of a lively village, the property experiences community activity that may limit absolute quiet, despite its charming interior.
- Rural Living4/10
This is firmly a village-centre location rather than a rural retreat, though surrounding countryside and coastal areas are easily accessible.
- Village Living10/10
Located in the heart of Ballyduff village with shops, pubs, a school, and a church right on the doorstep, offering an authentic community lifestyle.
- Coastal Living7/10
Multiple beautiful beaches such as Ballybunion, Ballyheigue, and Banna are within a short drive, providing great coastal access.
- Urban Living3/10
The setting is distinctly rural village rather than urban, lacking large city amenities while offering tight-knit community living.
Social
6 areas- Community Involvement9/10
Positioned centrally in a village known for its strong community spirit, local pubs, shops, and church foster high social engagement.
- Café Culture6/10
Local village pubs and shops are present, though specialized upscale cafe culture is more readily found in nearby larger towns.
- Nightlife5/10
Local welcoming pubs offer traditional village nightlife, but extensive nightlife options require travel to Tralee or Listowel.
- Health/Wellness groups6/10
Local community spaces may host basic wellness classes, but specialized health groups should be independently verified by the buyer.
- Networking Opportunities3/10
A rural village setting offers limited professional networking compared to major urban centers or tech hubs.
- Tech-Hub Connectivity3/10
The property is located in a rural village rather than a tech hub, making high-speed fiber availability a point for the buyer to verify.
Listing information
- Agent
- Dillon Prendiville Auctioneers
- Phone
- 068 21 739
- Current status
- active
- Published on HouseDelve
- 1 November 2026
- Correction
- Report an issue
HD-ACE65EHouseDelve · 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.