Moyne, Ballaghaderreen, Co. RoscommonF45XW14
€449,000
6 Bed~3 Bath~265 m²~BER B
What you'll like:
- Generous floor area: The property provides approximately 265 square metres of residential space, ensuring abundant room for large family living and entertaining across multiple well-proportioned rooms.
- Extensive landholding included: Standing on approximately 6.35 acres, the holding offers exceptional privacy and wonderful scope for hobby farming, keeping animals, or enjoying outdoor lifestyle pursuits.
- Efficient energy rating: Achieving an impressive B energy rating indicates good thermal efficiency, potentially resulting in lower utility bills and comfortable year-round interior temperatures.
- Solar panel installation: The inclusion of solar panels enhances the home's energy credentials, offering sustainable power generation and reduced reliance on grid electricity for the household.
- Modernized kitchen facilities: A newly fitted modern kitchen and dining room forms the heart of the home, equipped for contemporary family life and featuring direct garden access via French doors.
- Upgraded bathroom fixtures: Multiple newly renovated bathrooms, including a statement bath and separate walk-in shower, provide a luxurious finish and reduce immediate need for capital expenditure.
- Principal bedroom suite: The primary bedroom includes a dedicated en-suite bathroom and a walk-in wardrobe, creating a private and practical sanctuary for the eventual home owners.
- Dedicated home office: A dedicated workspace on the first floor caters perfectly to remote working requirements, allowing for quiet productivity away from the main living zones.
- Independent guest apartment: A separate one-bedroom apartment spanning approximately 36 square metres provides fantastic flexibility for visiting guests, extended family members, or potential independent living arrangements.
- Massive double garage: The substantial two-storey double garage measures approximately 133.7 square metres, offering exceptional workshop space, hobby areas, or extensive storage options for vehicles and equipment.
- Additional utility sheds: Twin utility and fuel sheds provide practical everyday storage solutions, helping to keep the main residential dwelling clutter-free and well-organised throughout the changing seasons.
- Dual-purpose heating system: Equipped with a Firebird condensing boiler and a dual-purpose central heating setup, the home ensures reliable and adaptable warmth during colder winter months.
- Recent aesthetic improvements: Newly installed PVC windows, front and rear doors, French doors, and attractive wood flooring provide a fresh, modern aesthetic and improved security for buyers.
- Comfortable living spaces: The bright main living room features a cozy stove insert and a seamless archway connection to the kitchen area, creating a warm social hub for the household.
- Convenient tarmacadam driveway: A solid tarmacadam driveway delivers a neat approach, excellent vehicle circulation, and generous parking capacity right up to the front of the dwelling.
- Peaceful rural setting: Enjoying an idyllic countryside location, the residence offers lovely surrounding views and tranquil surroundings while remaining free from urban congestion and traffic noise.
- Accessible local amenities: Situated just approximately 7 km from Ballaghaderreen town, residents benefit from convenient access to local shops, schools, services, and diverse community sporting facilities.
- Proximity to transport: Short driving distances to Castlerea and Ireland West Airport facilitate straightforward regional commuting and convenient travel connections for frequent fliers or visiting guests.
- Stable asking price: Recorded asking price history shows stability at €449,000, suggesting a clear vendor pricing stance without erratic fluctuations or sudden mid-campaign hikes.
- Ready-to-occupy condition: Extensive recent upgrades to kitchens, bathrooms, and utility spaces mean the property requires minimal immediate refurbishment before a new family can comfortably move in.
But keep in mind:
- Substantial financial commitment: At an asking price of €449,000, buyers must secure significant mortgage financing or substantial capital reserves, requiring careful evaluation of long-term affordability and household budgeting.
- Rural property maintenance: Owning 6.35 acres of land demands ongoing groundskeeping, boundary fence upkeep, and pasture management, which can involve considerable time, physical labour, and continuous financial investment.
- Outbuilding planning compliance: Buyers should independently verify whether the expansive two-storey garage and separate apartment possess full planning permissions and compliance certifications for all intended uses.
- Septic tank verification: Rural properties typically rely on private wastewater treatment systems; buyers must inspect the condition and regulatory compliance of the septic tank and percolation area.
- Private water supply check: Given the rural setting, purchasers should test the private water source for quality, pressure, and continuous reliability before finalizing any binding property contracts.
- Commuting dependency: Relying on a rural location 7 km outside the nearest town means daily dependence on private motor vehicles for commuting, school runs, and basic grocery shopping.
- Heating system service history: The dual-purpose central heating and Firebird condensing boiler require professional inspection to confirm operational efficiency and ensure no hidden replacement costs are looming.
- Insulation standards check: While holding a B BER rating, buyers should review the specific assessor advisory report to identify any minor thermal bridging or potential ventilation improvements required.
- High local property footprint: Managing a 265 square metre main dwelling alongside a 36 square metre apartment incurs higher baseline property insurance, heating, and general domestic upkeep costs.
- Garage conversion limitations: Although the large double garage features Velux windows, converting its upper floor for habitable use may necessitate formal local authority permissions and fire safety upgrades.
- Boundary clarity review: Purchasers should instruct their legal representative to closely examine the folio maps to confirm exact land boundaries and rights of way across the 6.35-acre holding.
- Airport proximity factors: While convenience to Ireland West Airport is a plus, buyers should verify flight paths and potential noise levels to ensure tranquility matches personal preferences.
- Local service capacity: Rural schools, medical practices, and emergency services may have limited capacity or enrollment caps, which should be investigated by families moving into the area.
- Property tax assessment: Local Property Tax bands should be reviewed against current valuations to accurately calculate recurring annual property taxes applicable to a substantial rural holding.
- Electrical system review: Buyers should commission an independent electrical survey to verify the safety and compliance of wiring, particularly across older sections and extensive outbuildings.
- Roof and gutter inspection: The extensive roof surfaces of the main bungalow, large garage, and multiple outbuildings require thorough professional inspection to check for slipped tiles or blocked gutters.
- Driveway upkeep costs: The extensive tarmacadam driveway will eventually require resealing and surface maintenance to prevent weed growth and weathering damage over coming years.
- Limited price negotiation data: With a static asking price history recorded so far, there is little historical evidence to indicate how flexible the vendor might be during price negotiations.
- Future proofing costs: Integrating electric blinds and solar infrastructure is beneficial, but buyers must budget for potential future maintenance or specialized technician call-outs for these tech additions.
- Agricultural letting potential: Buyers hoping to lease out the surrounding land acreage should investigate local agricultural lease regulations, land quality restrictions, and potential income tax implications.
Price positioning
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- The asking price appears somewhat elevated relative to regional rural norms because the total package combines a substantial dwelling, extensive acreage, and significant outbuildings which commands a premium above standard rural housing stock.
- Valuation signals are supported by a high BER energy rating, extensive floor area, a detached apartment, and a massive double garage, though rural location depth may limit the pool of competing buyers willing to pay at this tier.
- Factors that could support this price include the turnkey condition following recent upgrades and the rare inclusion of over six acres, whereas factors that might undermine it include distance from major economic hubs.
- Relevant market dynamics indicate that while rural properties with land and secondary accommodation attract lifestyle buyers, higher absolute asking prices often experience extended selling timelines due to specialized buyer requirements.
Build Analysis
What we know from similar construction types
- The property is a substantial six-bedroom detached dormer bungalow extending to approximately 265 square metres, set on a 6.35-acre site with extensive outbuildings including a large double garage and a separate one-bedroom apartment.
- Listing details note recent upgrades including newly fitted PVC windows, front and rear doors, French doors, updated kitchen and bathroom facilities, a newly fitted utility room, and newly installed flooring.
- Energy-related features include a B BER rating, solar panels, a dual-purpose central heating system, and a Firebird condensing boiler.
- A buyer should investigate the planning permission and compliance status of the separate one-bedroom apartment and the extensive two-floor double garage, ensuring all local regulations and building standards were met.
- A structural survey is recommended to assess the condition of the main dormer bungalow and the numerous outbuildings, as well as to verify the integration of the renewable energy systems and dual-purpose heating.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 1,800 euro to 2,500 euro.
- Explanation: This property has a floor area of approximately 265 square meters and a BER rating of B, featuring a dual-purpose central heating system, a Firebird condensing boiler, solar panels, and stove inserts. While the B rating and renewable features improve efficiency, the large footprint and separate one-bedroom apartment mean overall energy consumption will still be substantial during colder months.
Environmental checks
Area-level evidence and things to investigate
Air quality
Nearby sites
Landfills
None foundWaste facilities
None foundIndustrial facilities
None foundNearby infrastructure
Mobile phone masts
None foundOverhead electricity lines
None foundUnderground electricity cables
None foundFlood Safe
8/10Water overflow reports to follow up
- The property occupies an extensive rural site in Moyne, Ballaghaderreen, benefiting from a generally elevated setting away from major historical river flood zones in Co. Roscommon.
- Deterministic map data indicates no mapped flood areas immediately affecting or directly adjacent to this landholding, suggesting a lower baseline exposure to river and surface water flooding.
- While rural sites can occasionally experience localised surface pooling during prolonged heavy rainfall, the generous 6.35-acre plot provides ample spatial buffer from nearby watercourses.
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 Ballaghaderreen area
15 FORTLANDS, SLIGO ROAD, BALLAGHADERREEN
- Sale date
- Declared sale price
- €183,000.00
19 ABBEYFIELD, BALLAGHADERREEN, CO ROSCOMMON
- Sale date
- Declared sale price
- €195,000.00
38 SHANNON VALLEY, BALLAGHADERREEN, CO ROSCOMMON
- Sale date
- Declared sale price
- €65,000.00
BANADA, BALLAGHADERREEN, CO ROSCOMMON
- Sale date
- Declared sale price
- €137,000.00
15 CHERRY BLOSSOM COURT, CATHEDRAL STREET, BALLAGHADERREEN
- Sale date
- Declared sale price
- €116,000.00
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: €4,490 — 1% of €449,000.
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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: approximately 1,500 euro to 3,500 euro depending on the firm and conveyancing complexity.
- Land registration fees: approximately 400 euro to 800 euro based on property value and registry type.
- Property valuation fees: approximately 150 euro to 300 euro for a standard mortgage or market valuation.
- Surveyor fees: approximately 500 euro to 1,200 euro depending on the depth of the structural survey.
- Annual home insurance: approximately 500 euro to 1,000 euro depending on the level of coverage and property size.
Forum Talk
What people are saying about this area
- Local community discussions around Ballaghaderreen frequently highlight the appeal of rural properties offering substantial acreage for hobby farming and privacy.
- Residents in the broader Roscommon region often discuss the convenience of proximity to Ireland West Airport for commuters and frequent travelers.
- Property forums note steady interest in rural detached homes featuring auxiliary units or detached workspaces for multi-generational living or remote work.
- Local commentary frequently emphasizes the balance between peaceful countryside living and accessing essential commercial and educational amenities within nearby towns.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property offers an abundance of space, extensive grounds, and six bedrooms, making it a wonderful environment for young children to grow up safely with plenty of room for play and outdoor activities.
- Teenagers9/10
With six spacious bedrooms, multiple living areas, and a separate one-bedroom apartment, teenagers will have ample space for privacy, studying, and hosting friends.
- Multi-generational Living9/10
The inclusion of a separate one-bedroom apartment provides exceptional flexibility for multi-generational living, allowing family members to maintain independence while staying close by.
- Single Buyers4/10
A 265 m² home on 6.35 acres with extensive outbuildings may require significantly more maintenance and investment than a single buyer typically seeks.
- Couples6/10
While spacious and comfortable, the large scale of the property and extensive grounds might be larger than what many couples require unless they specifically desire rural space and guest accommodation.
- Empty Nesters7/10
The property offers peaceful countryside living with a separate apartment ideal for visiting guests or family, though the large garden and extensive grounds require ongoing maintenance.
- Retirees7/10
The single-level ground-floor bedroom and bathroom facilities support aging in place well, though the rural location and substantial grounds require consideration regarding long-term upkeep.
Work
3 areas- Remote Working9/10
A dedicated home office on the first floor provides an ideal environment for remote working, complemented by spacious living areas and a peaceful atmosphere.
- Hybrid Commuting4/10
The rural location approximately 7 km from Ballaghaderreen and within driving distance of Ireland West Airport means hybrid commuting to major cities like Dublin or Galway would be challenging.
- Retired8/10
The peaceful environment, ground-floor bedroom options, and independent apartment make it a comfortable choice for retirement, provided occupants are comfortable managing a large property.
Practical
8 areas- Ageing in Place7/10
The availability of three ground-floor bedrooms and a newly renovated family bathroom with a walk-in shower supports aging in place well on the ground level.
- Low Maintenance3/10
With 265 m² of residential space, an independent apartment, a massive two-story garage, and 6.35 acres of land, this property requires substantial ongoing maintenance.
- Secure Gated Entry4/10
The property features a tarmacadam driveway and private grounds, but buyers seeking automated security gates would likely need to install them.
- Minimalist Design4/10
The property is a substantial traditional-style detached dormer bungalow with extensive outbuildings rather than a minimalist architectural build.
- Flexible Floor Plans9/10
Featuring six bedrooms, flexible living spaces, a home office, and a separate one-bedroom apartment, the floor plan offers exceptional versatility for various living arrangements.
- Heritage Home3/10
While offering country charm, the residence features recently upgraded modern facilities, PVC windows, and a B BER rating rather than traditional historic heritage status.
- Ecological Setup8/10
The property is well-equipped with solar panels, a dual-purpose central heating system, and a Firebird condensing boiler, contributing to a strong B BER energy rating.
- Outdoor areas10/10
An impressive site of approximately 6.35 acres, accompanied by a tarmacadam driveway, gardens, twin utility/fuel sheds, and a massive double garage, provides extraordinary outdoor space.
Interests
9 areas- Gardening9/10
The extensive grounds of approximately 6.35 acres provide virtually limitless potential for avid gardeners to design expansive lawns, flower beds, or vegetable plots.
- Walking8/10
The quiet rural roads and the expansive private landholding offer wonderful opportunities for daily walking and enjoying nature right from the doorstep.
- Gym5/10
There is no dedicated commercial gym nearby, but the massive two-story double garage provides ample space to set up a private home fitness center.
- Cycling7/10
The surrounding countryside offers low-traffic rural roads that are suitable for cycling enthusiasts, though connectivity to dedicated cycle lanes is limited.
- Golf5/10
While local sporting facilities are accessible within the wider region, golfers will need to investigate the exact proximity of the nearest courses.
- Fishing6/10
The rural Roscommon region is known for its lakes and rivers, though buyers should verify specific local angling spots and rights near Ballaghaderreen.
- Horse Riding9/10
With approximately 6.35 acres of good quality land suitable for paddocks, the property is exceptionally well-suited for keeping horses and equestrian pursuits.
- Water Sports3/10
Being an inland rural property, water sports opportunities are limited unless traveling to regional lakes or coastal areas.
- Entertaining9/10
The newly fitted modern kitchen and dining room with French doors to the rear garden, combined with expansive outdoor grounds and a separate apartment, make this an ideal home for hosting guests.
Lifestyle
5 areas- Quiet Living10/10
Set amidst picturesque countryside in Moyne with beautiful surrounding views, the property offers an idyllic, peaceful rural setting with high privacy and freedom.
- Rural Living10/10
Standing on approximately 6.35 acres of good quality land with scope for keeping animals or hobby farming, this is a quintessential rural property.
- Village Living6/10
Located about 7 km from Ballaghaderreen town, the property provides access to local shops and services within a short drive rather than immediate village-centre convenience.
- Coastal Living1/10
The property is situated in an inland rural location in County Roscommon, far away from any coastal areas.
- Urban Living2/10
The setting is distinctly rural and countryside-focused, located kilometers away from major urban centers.
Social
6 areas- Nightlife2/10
The rural countryside setting offers virtually no immediate nightlife, requiring travel into local towns for evening entertainment.
- Community Involvement7/10
Proximity to Ballaghaderreen town ensures access to local community groups, schools, and sporting organisations.
- Café Culture4/10
Café options are largely restricted to nearby towns such as Ballaghaderreen rather than being within immediate walking distance.
- Health/Wellness groups5/10
Wellness activities and fitness groups can be found in nearby towns, but rural isolation means fewer options directly on hand.
- Networking Opportunities3/10
Professional networking opportunities in this rural pocket of County Roscommon are sparse and primarily tied to remote work setups.
- Tech-Hub Connectivity3/10
Buyers should verify local broadband speeds and fiber availability, as tech-hub connectivity is typically centered in larger cities.
Listing information
- Agent
- James Kilcoyne Ltd
- Phone
- 094 9860039 / 087 2365294
- Current status
- active
- Published on HouseDelve
- 9 November 2026
- Correction
- Report an issue
HD-4CFD42HouseDelve · 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.