Milehill, Ballinrobe, MayoF31KO37
€400,000
4 Bed~3 Bath~184 m²~BER B
What you'll like:
- Energy efficient rating: The property boasts an impressive B BER rating, which significantly reduces long-term heating costs and ensures better overall thermal insulation for the household.
- Generous floor area: Spanning approximately 184 square metres, the residence provides ample living space across two well-proportioned levels to comfortably accommodate a growing family.
- Modern construction era: Built around 2005 or 2006, the dwelling avoids the major structural degradation issues commonly associated with much older rural housing stock.
- Detached private setting: Situated as a standalone home on an elevated site, residents will enjoy enhanced privacy and reduced noise transmission from neighboring properties.
- Landscaped outdoor space: The generous surrounding gardens provide a safe, established green area for children to play and for hosting outdoor family gatherings during warmer months.
- Tarmacadam driveway finish: The well-maintained driveway offers durable, dust-free off-street parking for multiple vehicles and enhances the initial curb appeal upon arrival.
- Dedicated storage shed: The inclusion of an external wooden outbuilding provides practical convenience for storing garden maintenance equipment, bicycles, and outdoor gear securely.
- Open plan kitchen area: The spacious kitchen and dining zone features modern shaker-style units and sliding glass doors that seamlessly connect the indoor cooking space to the rear garden.
- Dual living spaces: Having both a bright main sitting room and a separate family room allows larger households to enjoy simultaneous, independent entertainment and relaxation activities.
- Cozy open fireplace: The secondary family room features a traditional open fireplace, creating an inviting focal point for gathering during cold winter evenings.
- Functional utility room: A dedicated utility back hall keeps noisy laundry appliances out of the main kitchen area, helping to maintain a tidy and organized home environment.
- Guest washroom convenience: The ground floor includes a separate guest WC, which is extremely practical when entertaining visitors and avoids the need for upstairs access.
- Multiple built-in wardrobes: Three of the four bedrooms come equipped with fitted storage solutions, reducing the immediate need for buyers to purchase heavy standalone wardrobes.
- Principal bedroom ensuite: The master bedroom features a private ensuite shower room, offering an added layer of morning convenience and personal privacy for the owners.
- Tiled family bathroom: The main bathroom is fully tiled and fitted with both a bath and an electric shower, catering flexibly to different family bathing preferences.
- Strategic regional location: Positioned approximately 3.5 kilometres from Ballinrobe, the home provides easy access to local schools, shops, restaurants, and essential community services.
- Proximity to Cong Village: Located just 7.7 kilometres from scenic Cong, residents can easily enjoy local tourist amenities, woodland walks, and high-end hospitality venues.
- Commuting distance to Galway: Being roughly 44 kilometres from Galway City makes this rural property a viable commuter alternative for professionals working in the urban center.
- Accessible county towns: Convenient driving distances to both Castlebar and Headford ensure that regional administrative, healthcare, and secondary education facilities remain within easy reach.
- Secure gated entrance: The property features physical entrance gates that enhance site security and help keep young children or pets safely contained within the boundary.
But keep in mind:
- High asking price: At €400,000, buyers should independently verify that local comparable market values truly justify this valuation for the specific rural pocket of Mayo.
- Reliance on private transport: The rural hillside setting means residents are entirely dependent on cars for daily errands, school runs, and accessing employment opportunities.
- Potential heating costs: While the B rating helps, oil-fired central heating systems can be volatile in price, requiring buyers to budget carefully for annual fuel deliveries.
- Septic tank verification needed: Buyers must check the status, capacity, and compliance of the private wastewater treatment system, as municipal sewage connections are unlikely here.
- Water supply due diligence: It is essential to confirm whether the property relies on a private well or a group water scheme, and test the water quality accordingly.
- Insulation standards check: Although built in the mid-2000s, a professional snag list or survey should confirm that attic and wall cavity insulation meets modern expectations.
- Window seal inspection: PVC windows installed around 2005 may require inspection for degraded double-glazing seals, drafts, or failing hardware mechanisms needing replacement.
- Roof timber inspection: Buyers should instruct their surveyor to thoroughly check the roof timbers from the attic access hatch for any signs of dampness or timber pests.
- Elevated wind exposure: The elevated setting might expose the house to higher wind speeds during winter storms, potentially increasing strain on roof tiles and external fixtures.
- Surface water drainage: The elevated and landscaped site should be checked during a wet inspection to ensure rainwater drains properly away from the building foundations.
- Boundary fence clarity: Buyers must have their legal representative meticulously verify all property boundary lines against the official land registry maps to prevent disputes.
- Maintenance of wooden shed: The external wooden storage shed will require regular painting and preservative treatments to prevent rot and weather damage over coming years.
- Upstairs bathroom ventilation: The main family bathroom should be checked for adequate mechanical or natural ventilation to prevent moisture buildup and subsequent mold growth.
- Electrical system compliance: An electrical safety audit should be performed to ensure the 2005-era consumer unit and wiring meet current safety standards and device loads.
- Appliance lifespan uncertainty: The integrated electric kitchen appliances may be approaching the end of their functional lifespan and could require budgeting for prompt replacement.
- Traffic safety on approach: Local rural approach roads may feature narrow stretches or national speed limits, requiring careful driving habits during dark or icy conditions.
- Broadband availability check: Buyers working from home must verify the exact high-speed fiber or wireless broadband speeds available at this specific rural address.
- Local planning restrictions: Prospective buyers should investigate local planning control rules regarding any future extensions, garden offices, or structural alterations they might plan.
- Property tax assessment: Buyers need to check the current Local Property Tax band and calculate how the valuation will impact their ongoing annual household budgeting.
- Viewing restrictions: The strictly private appointment policy managed solely by the specific auctioneer requires careful coordination and may limit spontaneous return visits.
Price positioning
?
- The asking price appears somewhat overvalued relative to regional market transactions, as surrounding verified sales in the broader locality generally register at lower price points for established residential properties of varying sizes and types.
- Upward valuation signals stem from the generous square footage, energy-efficient building rating, and elevated countryside setting, whereas downward signals arise from proximity premiums compared against traditional town developments in the wider district.
- Strong local demand for modern detached family homes with substantial acreage and commuting accessibility could support the requested figure, though broader economic headwinds and regional purchasing limits might easily undermine buyer enthusiasm.
- Additional factors influencing the positioning include the property construction era, overall finish quality, and ongoing regional infrastructure developments that enhance commuting convenience toward nearby employment hubs like Galway City and Castlebar.
Build Analysis
What we know from similar construction types
- Constructed circa 2005/06, this 184 m2 detached property features a traditional block-built configuration with a tarmacadam driveway, PVC windows, and an oil-fired central heating system.
- The BER rating of B indicates a relatively high standard of energy efficiency for a mid-2000s build, which is advantageous for utility costs.
- A buyer should investigate the condition of the septic tank or local wastewater treatment system, as well as the source of water supply typical for rural properties in this area.
- It is recommended to verify compliance with local planning permissions for any extensions or alterations, and to check the functional state of the open fireplace and chimney.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately €1,500 to €2,000. The property has a floor area of 184 square metres and a favorable BER rating of B, which indicates good energy efficiency, though actual costs will depend on household usage, energy prices, and the oil-fired central heating system.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The listing describes the property as occupying a quiet, elevated setting, which generally indicates a reduced susceptibility to surface water flooding.
- Buyers should consult local flood maps and carry out standard environmental due diligence to confirm historical drainage patterns in the surrounding area.
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 Ballinrobe area
81 CILL O SEIGHIN, BALLINROBE, MAYO
- Sale date
- Declared sale price
- €276,000.00
KNOCKNAKILLEW, BALLINROBE, CO MAYO
- Sale date
- Declared sale price
- €375,000.00
APT 6 LOWER FIRST FLOOR, BLOCK A GORT NA GCLOCH, BALLINROBE
- Sale date
- Declared sale price
- €115,000.00
36 TOWER VIEW, BALLINROBE, MAYO
- Sale date
- Declared sale price
- €270,000.00
CREAGH DEMESNE, BALLINROBE, CO. MAYO
- Sale date
- Declared sale price
- €160,000.00
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 €4,000 based on 1 percent of the €400,000 asking price for a residential property up to €1 million
- Solicitor legal fees: approximately €2,000 to €4,000 excluding outlay and VAT
- Land registration fees: approximately €600 to €800 depending on the property value and registration type
- Property valuation fees: approximately €150 to €300
- Surveyor fees: approximately €500 to €1,000 for a structural pre-purchase survey
- Annual home insurance: approximately €400 to €800 depending on the level of cover and provider
Forum Talk
What people are saying about this area
- Residents in the Ballinrobe area frequently discuss local community events, sports club activities, and regional infrastructural updates on community forums.
- Discussions regarding rural connectivity often highlight the convenient commuting distances from Mile Hill to major employment hubs like Galway City and Castlebar.
- Local community groups often share updates concerning amenities in nearby Cong Village and local school registrations.
- Traffic management and local road maintenance around the outskirts of Ballinrobe are occasional topics of interest among local motorists.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property offers four bedrooms, a generous garden area, and a safe rural setting that is well-suited for young children to grow up in.
- Teenagers7/10
With four bedrooms and multiple reception rooms including a separate family room, there is adequate space for teenagers, though the rural location means they will rely on transport for activities.
- Multi-generational Living6/10
The 184 m2 layout provides good overall space over two floors, but the traditional two-story configuration may require adaptation for true multi-generational accessibility.
- Single Buyers4/10
A large 184 m2 detached family home on a generous site might be larger and more maintenance-intensive than what a typical single buyer is looking for.
- Couples7/10
Provides generous living space with open-plan kitchen and dining areas, ideal for couples looking for room to grow or host guests.
- Empty Nesters6/10
While spacious and comfortable, the four-bedroom property and large garden may be larger than empty nesters require, though it offers a quiet setting.
- Retirees5/10
The rural, elevated setting and two-story layout may present challenges for ageing in place, though the modern build and B BER rating offer comfort.
Work
3 areas- Remote Working8/10
With four bedrooms and flexible living spaces, there is ample room to set up one or more home offices in a quiet environment.
- Hybrid Commuting6/10
While suitable for hybrid working, the commute to Galway City is approximately 44 km, making regular travel manageable but dependent on driving.
- Retired7/10
Offers a peaceful and spacious environment for retirement, though buyers should consider future mobility needs across the two-story layout.
Practical
8 areas- Ageing in Place5/10
The two-story layout with bedrooms upstairs may require modifications for comfortable long-term ageing in place.
- Low Maintenance7/10
Constructed around 2005/06 with a B BER rating, PVC windows, and a tarmacadam driveway, indicating a relatively modern and manageable standard of maintenance.
- Secure Gated Entry6/10
The property features entrance gates to the tarmacadam driveway, providing a degree of privacy and boundary definition.
- Minimalist Design5/10
The property features a traditional family home layout with generous rooms rather than an ultra-minimalist architectural style.
- Flexible Floor Plans7/10
Includes a separate family room, open-plan kitchen and dining area, and utility spaces that offer good functional flexibility.
- Heritage Home2/10
Built circa 2005/06, this is a modern detached family home rather than a period or heritage property.
- Ecological Setup7/10
Benefits from a modern B BER rating, oil-fired central heating, and insulated glass, contributing to better energy efficiency.
- Outdoor areas9/10
Features a substantial landscaped site, generous garden area, and a wooden shed, offering plenty of functional outdoor space.
Interests
9 areas- Gardening9/10
Features a generous garden area and a landscaped site that provides plenty of scope for keen gardeners.
- Walking8/10
The quiet rural surroundings and proximity to scenic areas like Cong offer excellent opportunities for walking and outdoor exploration.
- Gym3/10
There is no dedicated gym facility on-site, and residents would need to travel into nearby Ballinrobe for commercial fitness centres.
- Cycling7/10
The surrounding rural roads offer scenic cycling routes, though local traffic on regional roads should be factored in.
- Golf8/10
Ballinrobe is known for its excellent sporting facilities, including the renowned Ballinrobe Golf Course located nearby.
- Fishing8/10
The region around Ballinrobe and Cong is famous for its world-class lough fishing, particularly on Lough Mask and Lough Corrib.
- Horse Riding7/10
The rural setting and expansive countryside around Mayo provide a suitable environment for equestrian pursuits, subject to local livery availability.
- Water Sports7/10
Proximity to the great Mayo and Galway lakes provides good opportunities for various water sports and boating activities.
- Entertaining8/10
The impressive open-plan kitchen and dining area with sliding glass doors leading to the rear garden makes this home great for hosting and entertaining.
Lifestyle
5 areas- Quiet Living10/10
Situated in a quiet, elevated rural setting outside Ballinrobe, offering a peaceful environment away from heavy urban noise.
- Rural Living9/10
Located in a scenic rural area on a landscaped site, surrounded by countryside while remaining accessible to nearby towns and villages.
- Village Living8/10
Ballinrobe is only 3.5 km away and Cong Village is 7.7 km away, providing easy access to local village and town amenities.
- Coastal Living2/10
The property is inland in County Mayo, offering no immediate proximity to coastal amenities or beaches.
- Urban Living3/10
Located in a distinctly rural and elevated countryside position, far removed from dense urban environments, though Galway City is within a 44 km commute.
Social
6 areas- Community Involvement7/10
Proximity to Ballinrobe and surrounding communities offers various local clubs, associations, and community groups to join.
- Café Culture6/10
A selection of cafés and restaurants can be found in nearby Ballinrobe (3.5 km) and Cong Village.
- Nightlife4/10
The rural setting offers limited nightlife options directly on the doorstep, requiring travel into Ballinrobe or further afield for vibrant evening entertainment.
- Health/Wellness groups6/10
Local wellness and health groups are accessible within the nearby town of Ballinrobe.
- Networking Opportunities4/10
Professional networking opportunities are relatively sparse locally, making remote channels or travel to Galway City necessary for extensive networking.
- Tech-Hub Connectivity5/10
While remote working is well accommodated by the home's layout, buyers should verify the local broadband speeds to ensure high-speed tech connectivity.
Listing information
- Agent
- Vincent Walsh Auctioneers
- Phone
- 093 346 95
- Published on HouseDelve
- 16 September 2026
- Correction
- Report an issue
HD-D424DDHouseDelve · 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.