Massbrook South, Bofeenaun, Ballina, Co. MayoF26N2C0
€299,500
3 Bed~1 Bath~126 m²~BER D1
What you'll like:
- Spectacular Lough Conn views: The elevated site provides breathtaking, uninterrupted vistas of the lake, creating a stunning and peaceful natural backdrop that enhances daily living.
- Generous floor area: Spanning approximately 126 square metres, the detached bungalow offers well-proportioned rooms that provide comfortable living space for families or visiting guests.
- Spacious double bedrooms: All three bedrooms are exceptionally well-sized and feature built-in wardrobe storage, ensuring ample room for furniture and personal belongings.
- Substantial site size: The property sits on a mature plot of approximately 0.6 acres, offering extensive outdoor space for gardening, entertaining, or future landscaping projects.
- Dedicated detached garage: A separate garage provides secure storage for vehicles, outdoor gear, and recreational equipment, adding significant practical value to the property.
- Ideal for anglers: The proximity to Lough Conn makes this an exceptional base for fishing enthusiasts looking to enjoy local waters and outdoor pursuits.
- Peaceful rural setting: Located in a tranquil countryside environment, the home offers a complete escape from urban noise and a deeply relaxing atmosphere.
- Solid fuel stove: The living room features a charming solid fuel stove, which provides efficient supplementary heating and a cozy focal point during winter months.
- Separate utility room: A dedicated utility space with plumbing for laundry appliances helps keep household chores organized and separate from the main kitchen areas.
- Established holiday home: Having been cherished as a holiday retreat since 1994, the property has a proven track record as a successful getaway destination.
- Bright interior layout: The well-planned bungalow design maximizes natural light throughout the main living areas, creating a welcoming and airy interior ambiance.
- Family bathroom features: The large bathroom includes both a bathtub and a separate shower cubicle, catering easily to the needs of a busy household.
- Abundant fitted storage: Generous built-in wardrobes across all bedrooms and utility areas minimize clutter and maximize the functional utility of every room.
- Mature landscaping: The established trees and garden boundaries offer immediate privacy and a settled, green environment that newly planted gardens lack.
- Potential for personalization: The 1980s build offers buyers a blank canvas to redecorate and modernize finishes to their exact personal style and taste.
- Outdoor lifestyle appeal: The scenic surroundings are ideal for wildlife lovers, artists, and walkers seeking inspiration and direct access to nature.
- Private entrance driveway: The elevated setting and private access route enhance seclusion, keeping the residence safely tucked away from passing traffic.
- Strong weekend retreat: The manageable scale and scenic location make this an effortless property to lock up and leave between weekend visits.
- Solid bungalow structure: Single-level accommodation removes the inconvenience of stairs, making the home highly accessible for occupants of all ages.
- Desirable Mayo location: Situated in the picturesque Bofeenaun area, the property places owners close to renowned scenic landscapes and rugged western heritage.
But keep in mind:
- D1 energy rating: The current D1 BER indicates poor thermal efficiency, which means the buyer should budget for substantial insulation and heating upgrades.
- Required modernisation: Built in 1984, the interior requires a comprehensive decorative overhaul to meet contemporary standards of comfort and visual appeal.
- High heating costs: Poor energy performance combined with older heating systems could result in high monthly utility bills during colder winter months.
- Remote rural location: The secluded countryside setting means longer travel times to major towns, schools, commercial amenities, and emergency services.
- Potential septic tank: Buyers must inspect the private wastewater treatment system to ensure it complies with current environmental regulations and functions properly.
- Private water source: If the property relies on a well, the buyer should commission water quality and flow tests before finalising the purchase.
- Single bathroom constraint: Having only one bathroom serving three large double bedrooms may create morning bottlenecks for families or guests.
- Roof and insulation check: The 1980s construction period suggests the roof space should be thoroughly examined for adequate insulation depth and timber integrity.
- Weather exposure: The elevated lakeside position likely exposes the structure to strong winds and heavy rainfall, requiring durable exterior maintenance.
- Outdated window joinery: Older windows may require replacement to improve thermal retention, reduce external noise, and eliminate potential draughts.
- Electrical system review: The wiring dating back to the 1980s should be professionally tested to ensure it meets modern safety standards and load requirements.
- Surface water drainage: The sloping site topography means buyers should verify that rainwater and surface run-off are adequately managed away from foundations.
- Limited public transport: The rural address is heavily reliant on private vehicles, offering virtually no accessible public transportation alternatives.
- Local market liquidity: Countryside retreats in remote areas can have longer resale timelines, making this a less liquid asset than urban housing.
- Maintenance of mature trees: Large trees close to the dwelling require regular professional assessment to prevent root interference or storm damage risks.
- Broadband availability: Buyers working remotely should verify high-speed fiber internet availability and connection speeds at this specific rural address.
- Plumbing and heating overhaul: The original heating setup and bathroom fixtures likely require upgrading to prevent unexpected mechanical failures.
- Boundary verification: Buyers should instruct their legal representative to carefully check the 0.6-acre title maps against actual physical boundary fencing.
- Appliance condition check: Included appliances in the kitchen and utility rooms should be inspected, as they may be dated or near the end of their lifespan.
- Future retrofit disruption: Undertaking significant energy and aesthetic upgrades will require temporary displacement or careful staging of interior works.
Price positioning
?
- The asking price appears somewhat elevated when comparing the listed figure against surrounding recorded transactions for similar rural properties in the immediate local vicinity, suggesting a premium is being sought for this specific location.
- Upward valuation signals stem from the substantial elevated site area, the detached garage, and the particularly scenic views overlooking a prominent lake, which distinguish this property from more standard rural housing stock nearby.
- Potential factors that could undermine this ambitious pricing level include the requirement for considerable modernisation and decorative upgrading, alongside a moderate energy rating that will likely demand additional capital expenditure.
- The strength of the current asking figure is partially supported by historical local transaction benchmarks showing higher figures for prime lakeside settings, though broader regional market averages remain notably lower overall.
Build Analysis
What we know from similar construction types
- The property is a detached bungalow built circa 1984, meaning a buyer should investigate the original construction standards, insulation levels, and window efficiency typical of that era.
- Given its rural setting and age, a buyer should thoroughly check the private wastewater treatment system, such as a septic tank, for compliance and capacity.
- The presence of a detached garage is a practical feature, but its structural condition and electrical supply should be inspected.
- As the house has been used as a holiday home since 1994, potential buyers should check for any issues related to intermittent occupation, such as dampness, plumbing stagnation, or heating system reliability.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a BER rating of D1, indicating that energy efficiency is suboptimal and thermal performance requires significant improvement.
- A deep retrofit to bring the home up to a modern B2 or A rating would likely cost between EUR 40,000 and EUR 60,000, depending on the extent of external wall insulation, upgraded windows and doors, installation of a heat pump, and solar PV panels.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €2,200 to €2,800.
- Explanation: With a floor area of 126 square metres and a D1 BER rating, energy efficiency is moderate and heating demands will be higher. Costs will depend on the use of the solid fuel stove, range, and oil or alternative heating systems.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a rural countryside setting with no apparent major industrial facilities, incinerators, or active large-scale landfills in the immediate vicinity.
- Any historical or localized environmental factors should be independently verified by the prospective buyer as part of standard due diligence.
Flood Safe
8/10Water overflow reports to follow up
- The property occupies an elevated site overlooking Lough Conn, which generally reduces the direct risk of structural flooding to the main dwelling.
- Given the proximity to a major lough, buyers should review local catchment flood risk maps and verify drainage conditions across lower-lying parts of the broader plot.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
HASSBROOK, BOFEENAUN, BALLINA
- Sale date
- Declared sale price
- €180,000.00
DERRYFADDA, BOFEENAUN, BALLINA
- Sale date
- Declared sale price
- €93,000.00
CURRAGHMORE, BOFEENAUN, BALLINA
- Sale date
- Declared sale price
- €110,000.00
PULLAMARLA, BOFEENAUN, BALLINA
- Sale date
- Declared sale price
- €275,000.00
MASSBROOK LOWER, BOFEENAUN, BALLINA
- Sale date
- Declared sale price
- €300,000.00
Recent sales in the wider Ballina area
16 THE GLEBE, CHURCH RD, BALLINA
- Sale date
- Declared sale price
- €237,500.00
32 COIS NA HABHANN, BONNICONLON, BALLINA
- Sale date
- Declared sale price
- €125,000.00
19 RATHGLAS, REHINS FORT, BALLINA
- Sale date
- Declared sale price
- €277,500.00
28 CHILDERS HEIGHTS, BALLINA, CO MAYO
- Sale date
- Declared sale price
- €200,000.00
2 JAMES CONNOLLY MEWS, BALLINA, CO MAYO
- Sale date
- Declared sale price
- €205,000.00
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
MASSBROOK SOUTH, BOFEENAUN, BALLINA
- Sale date
- Declared sale price
- €60,000.00
Buyer fees*
Associated expenses guide
- Stamp duty: approximately €2,995 based on 1 percent of the asking price for a residential property under 1 million euro.
- Solicitor legal fees: roughly €1,500 to €2,500 excluding outlay and VAT.
- Land registration fees: around €170 to €400 depending on the registration type and property value.
- Property valuation fees: approximately €150 to €300 if required for mortgage purposes.
- Surveyor fees: roughly €500 to €1,000 for a detailed structural survey, recommended given the need for modernization.
- Annual home insurance: approximately €400 to €800 depending on the level of coverage and rural location.
Forum Talk
What people are saying about this area
- Local community discussions around Bofeenaun and Massbrook South frequently highlight the tranquil, rural lifestyle and the scenic beauty surrounding Lough Conn.
- Residents and visitors often share local angling tips and boating news given the proximity to Lough Conn and surrounding fishing amenities.
- Community forums occasionally discuss rural infrastructure maintenance, road conditions, and local services available around Ballina.
- Property discussions in the broader Mayo countryside often center on the appeal of holiday homes, retrofitting older bungalows, and scenic rural retreats.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property offers a secure 0.6-acre site with plenty of outdoor space for young children to play, though the rural and remote location means travel is required for schools and amenities.
- Teenagers5/10
Spacious double bedrooms and plenty of outdoor space are great for teenagers, but the remote rural setting provides very little local entertainment or independence without transport.
- Multi-generational Living4/10
While the bungalow has three large bedrooms, it features a single bathroom and a traditional layout spanning 126 square metres, which may feel restrictive for multi-generational households.
- Single Buyers5/10
Provides an affordable detached home with land, but single buyers looking for social activity or urban convenience might find the rural isolation challenging.
- Couples8/10
An idyllic and peaceful retreat for couples seeking a slower pace of life, stunning lake views, and a home they can modernize together.
- Empty Nesters8/10
Single-level bungalow living on a mature site makes this an attractive option for empty nesters wanting peace, privacy, and scenic surroundings.
- Retirees7/10
The lack of stairs in a detached bungalow supports single-level living, though the rural location requires driving for healthcare and daily services.
Work
3 areas- Remote Working7/10
The peaceful environment is well-suited for a home office, though buyers should verify local broadband speeds and reliability.
- Hybrid Commuting3/10
The remote rural location in Co. Mayo makes regular commuting to major employment hubs impractical.
- Retired9/10
An ideal setup for retirees looking for single-level living, beautiful views, and a quiet retirement environment.
Practical
8 areas- Ageing in Place8/10
Single-level detached bungalow layout is friendly for older residents, though the remote location means healthcare services require driving.
- Low Maintenance5/10
The 0.6-acre mature site requires ongoing garden upkeep, and the house itself (built in 1984 with a D1 BER) will require modernization and maintenance.
- Secure Gated Entry3/10
The property features a private site and detached garage, but specific secure gated entry features are not detailed and would need verification.
- Minimalist Design4/10
Features a traditional 1980s bungalow floor plan with separate rooms rather than open-plan minimalist architecture.
- Flexible Floor Plans5/10
Offers well-proportioned rooms including three large bedrooms and a utility room, but the layout is fairly traditional.
- Heritage Home3/10
Built circa 1984, the home represents a mid-to-late 20th-century build rather than a historic period or heritage property.
- Ecological Setup4/10
The D1 BER rating indicates that energy efficiency could be significantly improved through modern eco-friendly upgrades.
- Outdoor areas9/10
Features an elevated, mature site extending to approximately 0.6 acres with wonderful natural views and a detached garage.
Interests
9 areas- Gardening8/10
The property boasts an elevated, mature site extending to approximately 0.6 acres, providing ample scope for enthusiastic gardeners.
- Walking9/10
Situated in a scenic countryside area with wonderful natural landscapes and lake views, perfect for outdoor walking enthusiasts.
- Gym2/10
There are no commercial gym facilities nearby, meaning residents would need to set up a home gym or travel considerable distances.
- Cycling7/10
Quiet rural roads surrounding the area offer scenic cycling routes, though they lack dedicated cycling lanes.
- Golf4/10
Golf courses are located further away in nearby towns such as Ballina, requiring regular driving.
- Fishing10/10
An exceptional location specifically highlighted for fishing enthusiasts, with spectacular views overlooking Lough Conn and a garage ideal for storing boats and rods.
- Horse Riding6/10
The rural setting and quiet local roads can accommodate equestrian interests, though local stables would need to be investigated.
- Water Sports9/10
Directly overlooking Lough Conn, this property is ideally positioned for boating, kayaking, and other freshwater water sports.
- Entertaining7/10
A generously sized kitchen and dining area alongside lovely outdoor spaces make it well-suited for hosting family and friends.
Lifestyle
5 areas- Quiet Living10/10
Located in a stunning, elevated rural setting overlooking Lough Conn, offering exceptional peace, privacy, and tranquillity away from urban hustle.
- Rural Living10/10
A quintessential countryside retreat set on an elevated 0.6-acre mature site surrounded by natural beauty and wildlife.
- Village Living4/10
The property is quite isolated in Bofeenaun rather than being right in a bustling village community.
- Coastal Living2/10
This is a lakeside property overlooking Lough Conn rather than a coastal location, though water enthusiasts will still find plenty to enjoy.
- Urban Living1/10
Located far from city centers, offering the complete opposite of urban convenience and infrastructure.
Social
6 areas- Community Involvement6/10
Rural communities in Co. Mayo often have active local parish and community groups, though integration relies on personal initiative.
- Café Culture2/10
There are no local cafes within walking distance due to the rural nature of the property.
- Nightlife1/10
Nightlife is virtually non-existent in this quiet countryside location, requiring trips into nearby towns.
- Health/Wellness groups3/10
Organized wellness groups are sparse locally, though the natural environment naturally promotes outdoor health activities.
- Networking Opportunities1/10
Professional networking opportunities locally are extremely limited.
- Tech-Hub Connectivity2/10
Not located near any established tech hubs, meaning remote tech workers will rely entirely on home internet connections.
Listing information
- Agent
- Sherry FitzGerald Durcan
- Phone
- 094 902 2039
- Published on HouseDelve
- 15 September 2026
- Correction
- Report an issue
HD-FB0B4EHouseDelve · Republic of Ireland* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.