
Muing, Belmullet, MayoF26YD92
€340,000
4 Bed~2 Bath~BER G
What you'll like:
- Generous Acreage Package: The offering includes approximately 20 acres of additional land split into parcels, providing excellent agricultural or development flexibility for buyers.
- Coastal Proximity Appeal: Situated less than a five-minute walk from Blacksod Bay, offering exceptional access to stunning marine views and outdoor coastal activities.
- Town Centre Proximity: Located approximately a 15-minute walk from Belmullet town centre, ensuring convenient access to local shops, schools, and essential community services.
- Four Bedroom Layout: Features four generously proportioned bedrooms, providing versatile accommodation suitable for families, hosting guests, or establishing a dedicated home office space.
- Outbuilding Storage Space: Includes a detached garage and a functional two-bay shed, offering substantial secure storage or potential workshop space for hobbyists and trades.
- Dual Heating Systems: Equipped with both oil-fired central heating and a solid fuel stove in the kitchen, giving occupants flexible options for home warmth.
- Established Services Connected: Benefits from a connection to mains water and features an existing septic tank drainage system, streamlining the initial rural relocation process.
- Golf Course Nearby: Positioned just a five-minute drive from the renowned Carne Golf Club, making it an absolute paradise for avid golf enthusiasts.
- Recreational Water Access: Close proximity to the local Tidal Pool and Elly Bay allows effortless enjoyment of swimming, water sports, fishing, and scenic birdwatching.
- Scenic Regional Setting: The Mullet Peninsula location delivers rugged natural beauty, dramatic cliffs at Benwee Head, and unspoiled sandy shores right on your doorstep.
- Flexible Lot Purchasing: The property and lands can be purchased together or in separate lots, accommodating varied buyer budgets and specific land acquisition goals.
- Land Road Frontage: The substantial 16.33-acre plot to the rear boasts excellent road frontage, enhancing future accessibility and potential site development opportunities.
- Seafront Land Parcel: An attractive 2.87-acre parcel along the seafront features both road and sea frontage, presenting a unique standalone purchase or holding addition.
- Natural Light Flow: Interior design features clever internal hallway windows that channel natural daylight directly into the central living room spaces.
- Functional Wet Room: The shower room is configured in a modern wet-room style, offering accessible washing facilities and straightforward daily maintenance for residents.
- Solid Timber Flooring: Several bedrooms and the living room feature attractive timber flooring, adding warmth and traditional character throughout the main living zones.
- Established Garden Site: Set on a circa 1-acre private site, providing ample outdoor green space for gardening, recreation, and potential landscaping enhancements.
- Stable Asking Price: The recorded asking price has remained stable at €340,000, suggesting a clear initial valuation without erratic fluctuations during the tracking period.
- Gateway Location: Belmullet serves as a vibrant cultural gateway to the Mullet Peninsula, ensuring a strong community atmosphere and active local calendar.
- Investment Versatility: The combination of a residential bungalow and multiple land lots offers astute investors diverse rental, farming, or resale value strategies.
But keep in mind:
- Severe Energy Rating: The property carries an exceptionally poor G energy rating, indicating substantial heat loss and a mandatory requirement for massive fabric upgrades.
- High Retrofit Costs: Bringing a G-rated bungalow up to modern thermal standards will demand significant capital investment in insulation, windows, and heating systems.
- Septic Tank Compliance: Buyers must independently investigate the registration status and structural condition of the septic tank to ensure full compliance with environmental standards.
- Outdated Interior Finishes: Portions of the interior feature older lino flooring and dated finishes, requiring immediate cosmetic expenditure to achieve modern aesthetic standards.
- Single Bathroom Facilities: The house relies on one shower room and a separate WC, which may prove restrictive for a four-bedroom family home during busy mornings.
- Complex Title Splitting: Because the holding is offered in multiple lots, buyers should verify legal demarcation lines, rights of way, and access easements carefully.
- Agricultural Land Quality: The buyer should conduct thorough agronomic due diligence on the 16.33-acre plot to confirm soil quality and actual agricultural productivity.
- Coastal Weather Exposure: The exposed western coastal location means the structure will face severe Atlantic weather, increasing long-term exterior maintenance and painting costs.
- Limited Floor Area Data: The official listing omits total floor area measurements, requiring buyers to verify exact internal square footage prior to making firm offers.
- Solid Fuel Reliance: Dependence on solid fuel stoves and oil heating can incur high operational expenses given fluctuating fuel commodity prices in rural areas.
- Renovation Disruption: Undertaking the necessary thermal and cosmetic overhauls on a G-rated home will likely cause significant disruption for incoming occupiers.
- Potential Foundation Dampness: Coastal proximity and older rural construction styles require a professional damp and timber survey to check for moisture ingress issues.
- Water Supply Reliability: Reliance on mains water in remote rural pockets should be checked for consistent pressure and potential interruption risks during peak seasons.
- Planning Permission Hurdles: Any aspirations to develop the road-frontage land parcels will face stringent local rural housing planning restrictions enforced by Mayo County Council.
- Resale Liquidity Concerns: G-rated rural bungalows can have narrower buyer pools upon eventual resale unless comprehensive energy efficiency overhauls are successfully executed.
- Insulation Deficits: Standard construction from older rural eras typically lacks adequate cavity wall and attic insulation, contributing directly to the low BER grade.
- Ventilation Requirements: Wet rooms and older bathrooms require careful monitoring to prevent condensation build-up, especially given the low baseline thermal efficiency.
- Access Point Verification: Buyers must verify that all agricultural land parcels have legally secure, unhindered access points directly from public roadways.
- Heating System Age: The current oil-fired boiler and stove setup should be professionally inspected to determine remaining operational lifespan and safety compliance.
- Negotiation Margin Uncertainty: While the asking price has held steady, buyers should carefully assess local market demand to determine if room for price negotiation exists.
Price positioning
?
- The asking price is positioned at three hundred and forty thousand euros because it bundles a four-bedroom bungalow with over nineteen acres of agricultural land, which creates a complex multi-lot valuation structure.
- Undervaluation signals are absent given the substantial land acreage, while overvaluation signals stem from the very poor energy rating requiring major capital investment to achieve modern habitation standards.
- Supporting factors include desirable coastal proximity near Blacksod Bay and flexible lot options, whereas the weak energy performance and rural location could significantly undermine buyer enthusiasm.
- Overall market positioning appears reasonably balanced when factoring in the total land package, though individual buyers may discount heavily for the extensive retrofit costs indicated by the energy rating.
Build Analysis
What we know from similar construction types
- The property is a detached 4-bedroom bungalow featuring a conventional layout with a mix of timber, lino, and tiled flooring, accompanied by a detached garage and a two-bay shed.
- Heating is provided by an oil-fired central heating system and a solid fuel stove in the kitchen, alongside an open fireplace in the living room.
- Given the G BER rating, a buyer should investigate the thermal performance, insulation levels in the walls and attic, and the condition of the windows and external doors.
- The presence of a septic tank requires verification regarding its compliance with current environmental standards and registration requirements.
- The inclusion of substantial surrounding agricultural lands (circa 19.2 acres total across two plots) means a buyer should clarify boundary lines, rights of way, and the exact legal title and folio details associated with each lot.
Retrofit Cost*
Possible renovating / insulating expenditure
- Estimated deep-retrofit cost: €50,000 to €75,000.
- Reasoning: The property holds a G BER rating, indicating very poor energy efficiency. Achieving a B2 rating or higher will likely require comprehensive external wall insulation or pumped cavity insulation, attic insulation upgrades, window and door replacements, and potentially the installation of a heat pump or modern heating controls, along with addressing airtightness and ventilation.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 2,500 to 3,500 euro.
- Explanation: Given the poor G energy rating and combination of oil-fired central heating and a solid fuel stove in a four-bedroom bungalow, energy efficiency is likely very low, resulting in higher-than-average heating and fuel consumption.
Environmental checks
Area-level evidence and things to investigate
Air quality
Nearby sites
Landfills
None foundWaste facilities
None foundIndustrial facilities
None foundNearby infrastructure
Overhead electricity lines
None foundUnderground electricity cables
None foundFlood Safe
6/10Water overflow reports to follow up
- The property is located in close proximity to coastal flood zones associated with Blacksod Bay, requiring careful attention to potential tidal hazards.
- Low-lying agricultural land included in the holding, especially parcels situated along the seafront, exhibits higher exposure to coastal inundation.
- Unmapped local surface water accumulation during intense rainfall events should be considered due to the flat topography near the coast.
The property is outside the mapped flood area. But the nearest mapped area is approximately 75 metres away. This map does not account for flood defences.
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 Belmullet area
CHURCH ROAD, BELMULLET, CO MAYO
- Sale date
- Declared sale price
- €240,000.00
CORCLOGH WEST, BELMULLET, CO. MAYO
- Sale date
- Declared sale price
- €80,000.00
14 SHORE RD, BELMULLET, MAYO
- Sale date
- Declared sale price
- €150,000.00
EMLYBEG NORTH, BELMULLET, MAYO
- Sale date
- Declared sale price
- €160,000.00
TALLAGH ROAD, BELMULLET, CO MAYO
- Sale date
- Declared sale price
- €75,000.00
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: €3,400 — 1% of €340,000.
?
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 euro plus VAT and outlays.
- Land registration fees: 400 to 800 euro depending on property value and land folios.
- Property valuation fees: 150 to 300 euro.
- Surveyor fees: 500 to 1,200 euro depending on the depth of survey required.
- Annual home insurance: 400 to 800 euro depending on coverage and location.
Forum Talk
What people are saying about this area
- Locals and regular visitors to the Mullet Peninsula frequently highlight the exceptional natural beauty and strong sense of community in the Belmullet area.
- Community discussions often center on the popularity of outdoor amenities in the region, particularly Carne Golf Club, local water sports, and walking trails along Blacksod Bay.
- Residents frequently note that properties within walking distance of Belmullet town centre remain in steady demand for both permanent living and holiday homes.
- Discussions regarding rural properties in County Mayo often emphasize the importance of verifying septic tank compliance and upgrading insulation for homes with a G energy rating.
- Local forums occasionally discuss the value of agricultural land holdings and small coastal plots in the Erris region for farming use or potential long-term development.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The four-bedroom bungalow and circa 1-acre site provide plenty of outdoor space for young children to play safely, and the proximity to Blacksod Bay and local schools adds family appeal, though buyers should verify the safety of local roads.
- Teenagers6/10
Four bedrooms offer good personal space for teenagers, and the scenic coastal location provides great outdoor lifestyle options, but the rural setting means limited local entertainment and public transport for older kids.
- Multi-generational Living6/10
The single-level bungalow layout reduces stairs and can accommodate extended family, supported by additional land options and outbuildings, though the single bathroom setup and separate WC require careful sharing.
- Single Buyers4/10
A detached four-bedroom property with extensive land parcels represents a significant maintenance commitment and price point for a single buyer unless they intend to farm or lease out the extra acreage.
- Couples7/10
Offers generous space for couples looking for a peaceful rural retreat near the coast with room for home offices or hobbies, though the overall property size and land parcels exceed typical entry-level requirements.
- Empty Nesters8/10
Single-level bungalow living makes it well-suited for downsizing from larger multi-story homes while retaining plenty of room for visiting family and enjoying nearby walking and coastal amenities.
- Retirees8/10
The lack of stairs in a single-storey bungalow facilitates comfortable daily living, and the peaceful coastal environment near Belmullet town amenities is attractive for retirement, subject to managing the 1-acre garden.
Work
3 areas- Remote Working6/10
The four-bedroom layout allows for comfortable home office setups, though buyers should verify local broadband speeds and fiber availability in this rural Mayo location.
- Hybrid Commuting3/10
The remote western location in Belmullet makes regular commuting to major employment hubs like Galway or Dublin entirely impractical.
- Retired9/10
An ideal home for retirees seeking a slower pace of life, single-level living, and proximity to coastal walks, golf, and fishing.
Practical
8 areas- Ageing in Place8/10
The single-level bungalow design and step-free internal transitions support aging in place well, though the rural location requires driving for healthcare access.
- Low Maintenance5/10
While single-storey living is manageable, the G BER rating indicates poor energy efficiency requiring upgrades, and the 1-acre site plus optional agricultural land involve significant upkeep.
- Secure Gated Entry3/10
The property features an open rural entrance without automated gates, meaning buyers would need to install security measures if desired.
- Minimalist Design4/10
Traditional bungalow architecture with separate rooms, a solid fuel stove, and oil-fired central heating reflects conventional layout styles rather than minimalist design.
- Flexible Floor Plans6/10
Four bedrooms provide versatile options for guest rooms or home offices, though the main living spaces are compartmentalized rather than open-plan.
- Heritage Home3/10
The property is a standard mid-20th century style bungalow rather than a protected or historically significant period heritage home.
- Ecological Setup3/10
The G BER rating, reliance on oil-fired central heating, and a septic tank indicate that the property currently has a low ecological performance and requires green retrofitting.
- Outdoor areas9/10
Features a circa 1-acre private plot, a detached garage, a two-bay shed, and options to acquire additional agricultural and seafront land parcels.
Interests
9 areas- Gardening9/10
The property sits on a circa 1-acre site with ample scope for extensive landscaping, vegetable patches, and outdoor gardening projects.
- Walking9/10
Surrounded by outstanding natural beauty on the Mullet Peninsula, offering immediate access to coastal walks, scenic shores, and local routes.
- Gym3/10
Dedicated commercial fitness facilities are sparse in the immediate rural area, meaning residents would likely rely on home workouts or travel into Belmullet.
- Cycling7/10
Scenic local roads and coastal routes provide great cycling environments, though rural weather conditions and wind should be factored in.
- Golf9/10
Carne Golf Club is located just a five-minute drive away, offering world-class links golf right on the doorstep.
- Fishing9/10
The coastal location near Blacksod Bay and the wider Mullet Peninsula provides outstanding opportunities for sea angling and local fishing.
- Horse Riding7/10
The availability of extensive land parcels and rural surroundings provides a good foundation for equestrian interests, subject to setting up appropriate stables or paddocks.
- Water Sports9/10
Proximity to Blacksod Bay and local beaches makes this an ideal spot for water sports enthusiasts, including swimming, kayaking, and surfing.
- Entertaining7/10
The spacious living room, kitchen/dining area, and large outdoor site provide good hosting capabilities for family and friends, though remote positioning requires transport planning for guests.
Lifestyle
5 areas- Quiet Living9/10
Situated in a scenic, rural-edge location near Blacksod Bay on a generous private site, ensuring a tranquil and low-noise daily environment away from urban congestion.
- Rural Living9/10
Includes significant acreage options and a rural setting on the outskirts of Belmullet, perfectly aligning with a country lifestyle complemented by coastal proximity.
- Village Living6/10
Located about a 15-minute walk from Belmullet town centre, offering access to local shops and services, though it leans more toward dispersed rural settlement than traditional village core living.
- Coastal Living10/10
Exceptional access to Blacksod Bay within a five-minute walk and nearby stunning beaches, cliffs, and seafront land parcels on the Mullet Peninsula.
- Urban Living2/10
The remote coastal location in County Mayo offers very limited urban amenities, density, or city-style conveniences.
Social
6 areas- Community Involvement7/10
Belmullet offers an active local community with schools, clubs, and local events, though integrating into rural networks takes time.
- Café Culture5/10
Belmullet town centre provides local cafes and eateries within a 15-minute walk, but it lacks the dense café culture found in larger urban centres.
- Nightlife3/10
Nightlife is largely restricted to local pubs and seasonal venues in Belmullet town, offering limited variety for those seeking vibrant nightlife.
- Health/Wellness groups5/10
Basic local wellness and community fitness classes may be found in Belmullet, but specialized groups are limited.
- Networking Opportunities2/10
Professional networking opportunities are minimal in this remote rural and coastal setting.
- Tech-Hub Connectivity2/10
There are no local tech hubs or coworking clusters nearby, anchoring work strictly to remote home setups.
Listing information
- Agent
- Fox & Gallagher
- Phone
- 096 70 900
- Current status
- active
- Published on HouseDelve
- 11 November 2026
- Correction
- Report an issue
HD-162851HouseDelve · 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.