Photograph 1 of 11 of Muingaroon, Belmullet, Mayo
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Muingaroon, Belmullet, MayoF26V562

€295,000

3 Bed~3 Bath~70 m²

What you'll like:

  • Traditional cottage charm: The 1930s residence retains authentic historical character features which appeal to buyers seeking rustic architectural heritage and timeless countryside aesthetics.
  • Scenic lake views: The dwelling overlooks Carramore Lake, offering stunning uninterrupted vistas that enhance daily living and long-term property desirability.
  • Substantial adjoining land: Approximately 16 acres of land are included with the sale, providing excellent scope for agricultural use or hobby farming.
  • Commonage shares included: Two shares in the local commonage extending to approximately 58 acres are bundled, boosting the overall rural holding value.
  • Farm entitlements attached: The inclusion of 31 Farm Entitlements presents potential income-generating opportunities or valuable subsidies for agricultural operators.
  • Peaceful private setting: Set well back from the public road, the residence enjoys superior privacy and tranquility away from busy traffic corridors.
  • Generous parking space: Ample outdoor surface area surrounds the house easily accommodating multiple vehicles for residents and visiting guests alike.
  • Oil-fired central heating: The property is equipped with an installed central heating system ensuring warmth throughout the colder winter months.
  • Double glazed windows: Fitted double glazing improves interior thermal retention and helps mitigate outside road or weather noise effectively.
  • Proximity to Belmullet: Located only fifteen minutes from Belmullet town, residents have convenient access to local shops, schools, and essential services.
  • Spectacular coastal location: The renowned beaches, coastline, and lakes of the Erris region are close by, offering exceptional recreational lifestyle pursuits.
  • Rural development potential: The generous landholding and traditional footprint provide significant potential for future modernization or sensitive extension projects.
  • Outdoor lifestyle appeal: The expansive acreage and surrounding countryside create an ideal environment for equestrian activities or keeping livestock.
  • Established residential footprint: Having an existing dwelling avoids the lengthy planning permission delays associated with building a brand new rural home.
  • Clear demarcation opportunities: The sizeable boundary footprint allows for distinct garden landscaping, paddock separation, and agricultural utility zoning.
  • Strong local amenities: Barnatra and surrounding villages are within easy reach, fostering a close-knit community feel and convenient rural convenience.
  • Unique market offering: Properties combining a traditional home, significant acreage, commonage, and entitlements rarely appear for sale, ensuring future asset distinctiveness.
  • Functional three-bed layout: The interior provides three bedrooms and three bathrooms, offering practical accommodation arrangements despite the compact floor area.
  • Open fireplace feature: The living room includes a traditional open fireplace adding cozy ambiance and a focal point for family gatherings.
  • Natural light advantages: Elevated positioning and countryside surroundings allow natural light to flood the living spaces throughout the daytime.

But keep in mind:

  • Exempt BER status: The property lacks an official Building Energy Rating certificate, meaning buyers should investigate potential thermal inefficiencies independently.
  • Compact floor area: The total dwelling size is approximately 70 square metres, which may feel restricted for families seeking modern open-plan spaciousness.
  • Small kitchen space: The listing notes only a small kitchen area, potentially requiring reconfiguration or extension to suit contemporary culinary needs.
  • Historic building maintenance: A 1930s cottage structure likely requires ongoing specialized maintenance, damp checks, and potential structural preservation work.
  • Agricultural land quality: The buyer should verify the exact soil quality, drainage capacity, and usability of the 16 adjoining acres.
  • Commonage access rights: Legal verification is necessary to confirm the exact boundaries, grazing rights, and management rules attached to the commonage shares.
  • Entitlement transfer verification: Buyers must ensure the 31 Farm Entitlements are fully eligible for transfer and compatible with their own farming status.
  • Onsite wastewater treatment: The presence of a septic tank requires professional inspection to ensure current environmental compliance and structural integrity.
  • Private water supply check: If the property relies on a well, comprehensive water quality and flow testing should be conducted before finalizing purchase.
  • Remote rural location: The isolated setting means longer travel times for commuting, emergency services, and specialized commercial shopping needs.
  • Road frontage access: Buyers should check the legal right-of-way and maintenance obligations concerning the driveway connecting the house to the public road.
  • Insulation standards unknown: Due to the age of the structure, wall and roof insulation levels may fall below modern building regulations.
  • Heating system age: The condition and efficiency of the oil-fired boiler and radiators should be professionally evaluated prior to bidding.
  • Limited bathroom sizing: Three bathrooms within a 70 square metre footprint suggest tight spatial layouts that may require updating for comfort.
  • Potential planning restrictions: Local planning authorities often impose strict guidelines on extending or altering traditional rural cottages in scenic zones.
  • Boundary fence upkeep: The buyer should inspect all perimeter fencing across the 16 acres to determine current repair and livestock containment costs.
  • Weather exposure risks: Elevated coastal and lakeside settings in Mayo experience high wind and driving rain, demanding robust exterior weatherproofing.
  • Agricultural lease encumbrances: Due diligence must confirm that no third-party farmers currently hold grazing leases or seasonal rights over the land.
  • Limited local public transport: The rural position lacks robust public transit links, making car ownership an absolute necessity for occupants.
  • Resale liquidity factors: Niche rural holdings with large land shares appeal to a specific buyer pool, which can extend future selling timelines.

Price positioning

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This comparison depends on limited public and listing evidence, which may be incomplete, outdated or not directly comparable. The score is not a percentage, professional valuation or guaranteed estimate. Ask an independent qualified valuer before relying on a property value.
The asking price looks moderately overvalued compared with the available evidence.
  • The asking price appears somewhat overvalued because the baseline cost per square metre for a compact traditional cottage significantly exceeds typical regional residential medians when excluding land values.
  • Potential overvaluation signals stem from the modest seventy square metre floor area and absent energy rating, which might necessitate immediate capital investment to achieve modern habitation standards.
  • This ambitious pricing could be supported by the substantial sixteen acres of adjoining landholding and valuable commonage shares with farm entitlements, providing tangible agricultural utility.
  • Conversely, remote rural positioning and limited local employment hubs could heavily undermine buyer demand, potentially restricting broader market appeal and justifying a more conservative valuation.

Build Analysis

What we know from similar construction types

  • The property is described as a traditional 1930s cottage, meaning a buyer should investigate the original construction materials, damp proofing, insulation levels, and the overall structural integrity of the older fabric.
  • Given the age of the structure, potential buyers should check the condition of the roof, the electrical wiring, and the plumbing systems.
  • The listing notes oil-fired central heating and double glazing, but the efficiency and age of these installations should be verified.
  • Buyers should verify the exact boundaries of the 16 acres of adjoining land and review the legal documentation concerning the commonage shares and farm entitlements.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost: €1,200 to €1,800.
  • Short explanation: The property benefits from oil-fired central heating and double glazing, but being a traditional 1930s cottage with a floor area of 70 m² and an unprovided BER, energy efficiency may vary and the buyer should investigate insulation levels.

Pollution Safe

9/10

Environmental situation to investigate

  • The property is situated in a highly rural, scenic location in County Mayo, well removed from major industrial zones, incinerators, and large urban waste sites.
  • Any potential local agricultural runoff or historical septic tank usage should be independently verified by the buyer as part of standard rural due diligence.

Flood Safe

8/10

Water overflow reports to follow up

  • The cottage occupies an elevated position enjoying views across Carramore Lake, suggesting a lower direct risk of structural flooding, though proximity to water bodies warrants standard flood risk checks.
  • Buyers should consult local flood maps and verify the drainage capacity of the surrounding 16-acre landholding during wet weather conditions.

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

  • Stamp duty: approximately 1 percent of the purchase price, equalling €2,950 for a property asking €295,000.
  • Solicitor legal fees: roughly €1,500 to €3,000 plus VAT and outlays.
  • Land registration fees: typically around €130 to €700 depending on the application type.
  • Property valuation fees: about €150 to €300 if required by a mortgage lender.
  • Surveyor fees: approximately €500 to €1,000 to assess the structural condition of the 1930s cottage.
  • Annual home insurance: estimated between €400 and €800 per year depending on the policy and coverage.

Forum Talk

What people are saying about this area

  • Locals in the Erris and Belmullet region frequently discuss the scenic beauty of Carramore Lake and the surrounding coastline.
  • Community forums highlight the peaceful, rural lifestyle and the strong demand for traditional properties with substantial landholdings in County Mayo.
  • Residents often share advice on rural property maintenance, oil-fired heating systems, and managing agricultural land shares in the area.
  • Traffic and local infrastructure updates for the Barnatra and Belmullet areas are regularly discussed among community members on social media.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The property offers plenty of outdoor space with 16 acres, but the 3-bedroom cottage has a compact floor area of 70 m², which might feel tight for a growing young family.

    5/10
  • Teenagers

    With a floor area of 70 m² and a remote rural location approximately 15 minutes from Belmullet, teenagers may find themselves isolated from social activities and amenities.

    4/10
  • Multi-generational Living

    The 70 m² traditional cottage layout does not provide the independent living spaces or square footage typically required for multi-generational living.

    3/10
  • Single Buyers

    An appealing retreat for a single buyer seeking a rural lifestyle with substantial land, though the remote location requires careful consideration.

    5/10
  • Couples

    A charming 1930s traditional cottage offering a cozy living environment and stunning views across Carramore Lake, ideal for a couple looking for a rural escape.

    7/10
  • Empty Nesters

    A manageable property size for empty nesters, though the substantial 16-acre landholding and rural maintenance demands should be evaluated.

    6/10
  • Retirees

    While it offers a peaceful and private setting, retirees should verify the accessibility of healthcare services and the physical demands of maintaining a traditional cottage and landholding.

    5/10

Work

3 areas
  • Remote Working

    A wonderfully peaceful environment for working from home, though buyers should verify broadband speeds and internet connectivity availability in this rural location.

    6/10
  • Hybrid Commuting

    The remote rural location in Co. Mayo makes regular commuting to major employment hubs impractical.

    2/10
  • Retired

    An ideal setting for retirement if you are seeking a quiet rural lifestyle with land and nature right on your doorstep.

    8/10

Practical

8 areas
  • Ageing in Place

    The traditional cottage layout and rural isolation mean ageing in place could present challenges regarding healthcare access and property maintenance.

    4/10
  • Low Maintenance

    A 1930s traditional cottage combined with approximately 16 acres of land requires ongoing property and agricultural upkeep.

    3/10
  • Secure Gated Entry

    The property is set back from the public road with generous parking, offering good privacy, though security gates would need to be installed by the buyer.

    5/10
  • Minimalist Design

    The property features traditional 1930s character with an open fireplace and cottage features rather than a modern minimalist aesthetic.

    4/10
  • Flexible Floor Plans

    With a total floor area of 70 m² across three bedrooms, the layout is relatively fixed and compact.

    3/10
  • Heritage Home

    A genuine traditional 1930s cottage that retains much of its original character and charm.

    9/10
  • Ecological Setup

    The extensive landholding, commonage shares, and rural setting offer excellent potential for self-sufficiency and ecological or agricultural projects.

    7/10
  • Outdoor areas

    An exceptional outdoor offering featuring approximately 16 acres of adjoining land, commonage shares, and stunning lake and countryside views.

    10/10

Interests

9 areas
  • Gardening

    With approximately 16 acres of land and generous surroundings, there is boundless space for extensive gardening, polytunnels, or landscaping projects.

    9/10
  • Walking

    Surrounded by the spectacular countryside, lakes, and coastal scenery of the Erris region, offering exceptional walking opportunities.

    9/10
  • Gym

    There are no commercial gym facilities nearby, meaning fitness routines would need to rely on home setups or outdoor activities.

    1/10
  • Cycling

    The surrounding rural roads and scenic countryside offer great routes for cycling enthusiasts, though traffic is minimal and terrain can be exposed.

    8/10
  • Golf

    Belmullet is home to the renowned Carne Golf Links, placing world-class golf within a reasonable driving distance.

    5/10
  • Fishing

    With stunning uninterrupted views across Carramore Lake and close proximity to lakes and the coastline, this is an exceptional location for fishing enthusiasts.

    9/10
  • Horse Riding

    The extensive landholding of approximately 16 acres and commonage shares provide wonderful potential for keeping horses and equestrian pursuits.

    9/10
  • Water Sports

    Proximity to the spectacular coastline and beaches of Erris provides great access for water sports such as surfing, kayaking, and swimming.

    8/10
  • Entertaining

    Generous parking and scenic outdoor surroundings offer a nice backdrop, but the 70 m² interior is relatively small for hosting large gatherings indoors.

    5/10

Lifestyle

5 areas
  • Quiet Living

    Set back from the public road in a highly private and peaceful setting with uninterrupted views across Carramore Lake and the surrounding countryside.

    10/10
  • Rural Living

    This property is the epitome of rural living, featuring approximately 16 acres of adjoining land, commonage shares, and agricultural entitlements.

    10/10
  • Village Living

    Barnatra and surrounding villages are within easy reach, but the property itself is quite isolated rather than integrated into a village community.

    5/10
  • Coastal Living

    The spectacular coastline, beaches, lakes, and countryside of Erris are all close by, offering fantastic access to coastal landscapes.

    8/10
  • Urban Living

    Located in a remote rural area approximately 15 minutes from Belmullet, far removed from any urban environment.

    1/10

Social

6 areas
  • Community Involvement

    While rural communities in the area are tightly knit, the isolated setting means getting involved requires an active effort to reach local village amenities.

    6/10
  • Café Culture

    Café options are limited to nearby towns like Belmullet rather than being within walking distance.

    3/10
  • Nightlife

    Nightlife is virtually non-existent in this immediate rural setting, requiring travel into Belmullet for pubs and social venues.

    1/10
  • Health/Wellness groups

    Wellness activities like pilates & stretching would likely need to be organized independently at home or found in nearby Belmullet.

    4/10
  • Networking Opportunities

    This rural location offers very few local professional networking opportunities.

    1/10
  • Tech-Hub Connectivity

    There are no tech-hubs nearby, making this strictly a location for remote work rather than co-working spaces.

    1/10

Listing information

Agent
Tim Quinn & Co Auctioneers
Phone
097 81 476 / 085 7045652
Published on HouseDelve
20 September 2026
Correction
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Property reference: HD-32BD60HouseDelve · 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.