Old Road, Ballylanders, LimerickV35HW13
€210,000
2 Bed~2 Bath~67 m²~BER G
What you'll like:
- Detached rural privacy: The property is a standalone countryside cottage offering peace and seclusion without being completely isolated from local conveniences.
- Manageable floor area: Measuring approximately 67 square meters, the layout provides an easily maintained living space ideal for streamlined housekeeping.
- First-time buyer appeal: The compact two-bedroom configuration represents an accessible entry-level price point of €210,000 for acquiring standalone rural real estate.
- Downsizing convenience: The single-story ground elements and compact footprint make it a practical alternative for older buyers seeking simpler accommodation.
- Holiday home potential: Its countryside positioning near hiking routes suits lifestyle buyers looking for a lock-and-leave weekend retreat in County Limerick.
- Proximity to village: Being located just minutes from Ballylanders village ensures daily essentials and community engagement remain within quick reach.
- Outdoor lifestyle access: Proximity to stunning local hiking routes provides immediate opportunities for outdoor recreation and scenic nature walks.
- Treble glazed windows: All windows and exterior doors feature treble glazing, which significantly improves acoustic dampening and thermal retention.
- Palladio front door: The installation of a high-security Palladio front door enhances both the aesthetic entryway appeal and household security standards.
- Ground floor insulation: Underfloor P.I.R. insulation installed at the ground level helps minimize upward-moving cold drafts and ground chill.
- Ceiling insulation upgrades: Upstairs ceilings feature 50 mm insulation installed directly over an airtightness membrane to reduce heat loss upward.
- Porch thermal envelope: The front porch benefits from 100 mm of external insulation fitted to safeguard the main entrance against winter elements.
- Insulated patio floor: The patio floor has also been insulated, contributing positively to the overall thermal boundary of the building footprint.
- Energy efficient lighting: Low-wattage lighting fixtures are fitted throughout the cottage, helping to reduce everyday household electricity consumption levels.
- Modern efficient appliances: Energy-efficient appliances are included, which helps lower utility running costs for the incoming occupant.
- Dual central heating: The house utilizes a flexible dual heating arrangement combining an outdoor heatpac boiler and a solid fuel stove.
- Stove with boiler: The solid fuel living room stove is equipped with an integrated boiler to assist with domestic heating needs.
- Ensuite bathroom inclusion: Bedroom 1 features a private ensuite layout measuring 1.89 m by 1.09 m, adding convenience for residents.
- Two bathroom count: Having two bathrooms across a 67 m2 footprint is a rare and practical layout advantage for guests and occupants.
- Strong local community: Ballylanders offers a tight-knit rural community feel, making it welcoming for newcomers seeking local integration.
But keep in mind:
- Concerning BER rating: The property carries a G energy rating, which indicates very poor energy performance and high potential heating inefficiency.
- Substantial retrofit costs: Bringing a G-rated home up to modern efficiency standards will likely require major capital expenditure beyond the asking price.
- Compact square footage: At roughly 67 square meters, the total living space is quite restricted and may feel cramped for growing households.
- Limited bedroom sizing: The two upstairs bedrooms offer modest spatial dimensions, limiting furniture placement and storage capacity options.
- Small ensuite dimensions: The ensuite measures just 1.89 m by 1.09 m, providing a very tight clearance space for sanitary fixtures.
- Reliance on solid fuel: Dual heating systems dependent on solid fuel require regular manual labor, fuel storage space, and ongoing supply costs.
- Outdoor boiler maintenance: The outdoor heatpac boiler will require regular servicing and protection against weathering and winter freezing conditions.
- Rural septic tank check: Buyers must investigate whether the property relies on a private septic tank system and verify its compliance standards.
- Water source verification: Purchasers should verify if the home is serviced by a public mains water supply or a private local well scheme.
- Boundary line clarity: Legal checks should confirm the exact property boundary lines, access rights, and maintenance responsibilities for the lane.
- Potential damp risks: Older rural cottages can be prone to rising or penetrating damp, requiring a thorough pre-purchase structural engineering survey.
- Low affluence context: Surrounding small-area statistical indices suggest a marginally below-average local economic affluence score, worth noting for resale liquidity.
- Limited public transport: The rural Ballylanders location means residents will heavily depend on private cars for daily commuting and errands.
- Narrow local roads: Access via rural country roads may involve narrow stretches that can be challenging during winter or heavy weather.
- Resale market ceiling: Small two-bedroom rural detached homes can have niche buyer pools, potentially affecting future capital appreciation timelines.
- Extension spatial limits: The compact plot size and footprint may restrict future physical expansion or building extensions without planning hurdles.
- Storage limitation constraints: The absence of a large utility or garage means internal storage space for bikes, tools, or gear is restricted.
- Ventilation and airtightness: Added insulation and airtightness membranes require proper mechanical or natural ventilation management to prevent condensation buildup.
- Mortgage lending hurdles: Some financial institutions may impose retention conditions or strict valuation rules on properties carrying a G energy rating.
- High heating overheads: Until structural thermal anomalies causing the G rating are resolved, heating fuel bills during winter could prove burdensome.
Price positioning
?
- Recent transaction figures for detached homes and countryside cottages in the surrounding Ballylanders rural market generally demonstrate transaction values scaling from the mid-hundred thousands upwards depending on floor area and renovation standards.
- The asking price of two hundred ten thousand euros aligns relatively closely with historical transacted property benchmarks recorded across comparable rural pockets within the local area for compact second-hand dwellings.
- The property features a modest floor area of sixty-seven square meters, which supports a moderate absolute price point compared to larger multi-bedroom rural family homes trading at higher overall ticket levels.
- Potential buyers should investigate the implications of the G energy rating, as substantial insulation upgrades or retrofitting work may be required to improve overall thermal performance and long-term energy efficiency.
Build Analysis
What we know from similar construction types
- The property is a detached countryside cottage with a small floor area of approximately 67 m².
- Despite listing some energy efficiency upgrades such as treble glazing, a Palladio front door, underfloor PIR insulation, and ceiling insulation, the official BER rating is notably low at G, which a buyer should thoroughly investigate to understand why the rating is so poor.
- The heating system is dual-fuel, featuring an outdoor heatpac boiler and a solid fuel stove with a boiler; a buyer should check the condition and compliance of these heating installations.
- Given that it is an older rural cottage that has undergone partial retrofitting, a structural survey should be conducted to check for dampness, roof condition, and the overall integrity of the older parts of the structure.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a BER rating of G, indicating poor overall energy performance despite some partial insulation upgrades.
- A comprehensive deep retrofit to bring a detached cottage of this size (c. 67 m²) to a high BER standard (such as A or B) would typically cost between €40,000 and €60,000.
- The cost would cover upgrading the heating system away from older fossil fuel boilers, potentially installing an air source heat pump, enhancing wall and floor insulation further, and addressing any ventilation or airtightness gaps contributing to the G rating.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,800 to €2,600. Explanation: Although the 67 m² property benefits from localized energy upgrades such as triple glazing, an insulated patio floor, and perimeter insulation, it carries a very poor G BER rating. This suggests underlying thermal inefficiencies or gaps in overall envelope insulation (such as roof or uninsulated stone/cavity walls) alongside heavy reliance on dual central heating systems like an outdoor heatpac boiler and solid fuel stove, which can drive up annual fuel consumption.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a tranquil rural countryside setting well away from major heavy industrial zones, large manufacturing plants, and active commercial landfills.
- Any prospective buyer should verify local agricultural practices or minor legacy waste storage footprints typical of rural areas during standard property surveys.
Flood Safe
8/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
MOUNTAIN VIEW, OLD RD, BALLYLANDERS
- Sale date
- Declared sale price
- €85,000.00
Recent sales in the wider Ballylanders area
KNOCKADEA, BALLYLANDERS, LIMERICK
- Sale date
- Declared sale price
- €386,000.00
CARRATURK, BALLYLANDERS, LIMERICK.
- Sale date
- Declared sale price
- €307,000.00
CHURCH ROAD, BALLYLANDERS, KILMALLOCK
- Sale date
- Declared sale price
- €200,000.00
KNOCKLONG RD, BALLYLANDERS, LIMERICK
- Sale date
- Declared sale price
- €275,000.00
UPPER MAIN ST, BALLYLANDERS, LIMERICK
- Sale date
- Declared sale price
- €260,000.00
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
MOUNTAIN VIEW, OLD RD, BALLYLANDERS
- Sale date
- Declared sale price
- €85,000.00
Buyer fees*
Associated expenses guide
- Stamp duty: Approximately €2,100, calculated as 1% of the €210,000 purchase price for residential property in Ireland.
- Solicitor legal fees: Generally range from €1,500 to €3,000 plus 23% VAT, covering conveyancing and legal outlays.
- Land registration fees: Typically between €400 and €800 depending on the specific registration requirements for property deeds and mapping.
- Property valuation fees: Usually range from €150 to €300 if required by a mortgage lender.
- Surveyor fees: Roughly €350 to €600 for a standard structural survey or condition report on a countryside cottage.
- Annual home insurance: Approximately €400 to €800 per year, depending on building coverage limits, location risk factors, and policy add-ons.
Forum Talk
What people are saying about this area
- Locals note that Ballylanders offers a strong, tight-knit community atmosphere with active local organizations and tidy village amenities.
- Residents frequently highlight the scenic rural lifestyle and proximity to popular walking and hiking trails around the Ballyhoura mountains.
- Buyers in rural Limerick community forums often discuss the balance between peaceful country living and the necessity of relying on a car for daily commutes and errands.
- Discussions regarding older country cottages typically center on the benefits of retrofitting and upgrading insulation to improve energy efficiency from low initial BER ratings.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children4/10
With a compact 67 m² floor area and 2 bedrooms, space is limited for growing families, though the peaceful rural setting offers a safe outdoor environment to investigate further.
- Teenagers3/10
A two-bedroom countryside cottage provides very little independent personal space or privacy for teenagers, and the rural location lacks immediate youth-centric entertainment.
- Multi-generational Living2/10
The small footprint of 67 m² and limited room count make multi-generational living highly impractical here.
- Single Buyers7/10
Affordable at €210,000 with a manageable layout, it offers a great entry point for single buyers wanting a quiet retreat, provided they are comfortable with rural maintenance.
- Couples8/10
An ideal setup for couples or downsizers looking for a cozy, charming two-bedroom detached cottage close to a local village.
- Empty Nesters8/10
Well-suited for empty nesters seeking a manageable single-level or small two-bedroom footprint with scenic rural surroundings and strong community ties.
- Retirees7/10
Great for retirement due to the peaceful environment and single-level convenience elements, though buyers should verify how well the layout accommodates long-term ageing in place given the stairs and compact design.
Work
3 areas- Remote Working6/10
A peaceful environment conducive to focus, though buyers must verify local broadband speeds and internet connectivity options.
- Hybrid Commuting5/10
Rural location means commuting to major employment hubs will involve driving significant distances.
- Retired9/10
An ideal property match for retirees looking to step away from the active workforce into a quiet countryside home.
Practical
8 areas- Ageing in Place5/10
Features a ground-floor bedroom/bathroom layout potential, but the presence of an upper floor and stairs means adaptation may be needed for long-term ageing in place.
- Low Maintenance8/10
The compact 67 m² size and recent insulation upgrades (treble glazing, underfloor insulation) point towards manageable upkeep, though the G BER rating should be carefully investigated.
- Secure Gated Entry3/10
Standard countryside cottage setup with no explicit mention of secure gated entry systems.
- Minimalist Design7/10
The small two-bedroom footprint naturally lends itself to a streamlined, minimalist lifestyle.
- Flexible Floor Plans4/10
With only 67 m² of space and fixed room allocations across two floors, layout flexibility is inherently restricted.
- Heritage Home6/10
Retains the classic character of a countryside cottage while benefiting from modern energy-efficient upgrades.
- Ecological Setup7/10
Includes notable energy-efficient updates such as treble glazing, extensive P.I.R. and external insulation, airtightness membranes, and a dual central heating system, though buyers should verify why the official BER is rated G.
- Outdoor areas6/10
Includes an insulated patio floor and countryside surroundings, though the exact size of the private garden plot should be verified.
Interests
9 areas- Gardening7/10
Being a detached countryside cottage, there is potential for outdoor space and gardening projects, though buyers should inspect the exact plot boundaries.
- Walking9/10
Positioned close to stunning hiking routes, making it a fantastic base for walking and outdoor enthusiasts.
- Gym2/10
Commercial gym facilities will require travel to larger nearby towns as the immediate area is strictly rural.
- Cycling8/10
Quiet country roads surrounding the property offer pleasant environments for cycling, though local traffic conditions should be checked.
- Golf4/10
Proximity to golf courses is limited, requiring travel to regional facilities.
- Fishing5/10
Rural Limerick offers access to regional rivers and angling spots, though buyers should verify the closest specific locations.
- Horse Riding6/10
Countryside location lends itself well to rural equestrian interests, subject to local stable availability.
- Water Sports2/10
Inland rural location means water sports facilities are distant.
- Entertaining5/10
While the living room is a decent size (3.67m x 4.97m), the overall 67 m² footprint limits large indoor gatherings.
Lifestyle
5 areas- Quiet Living10/10
Located in a peaceful countryside setting just minutes from Ballylanders village, offering exceptional peace and privacy.
- Rural Living10/10
A quintessential countryside cottage experience featuring scenic rural views and a quiet country road location.
- Village Living8/10
Situated just minutes away from Ballylanders village, bridging rural privacy with close proximity to local community amenities.
- Coastal Living1/10
The property is located inland in County Limerick, far away from any coastal areas.
- Urban Living2/10
Far removed from city life, offering a strictly rural and small-village lifestyle rather than urban conveniences.
Social
6 areas- Community Involvement8/10
The listing notes a strong local community near Ballylanders village, offering good opportunities for local integration.
- Café Culture3/10
Café options are sparse immediately nearby, typically requiring trips to larger nearby settlements.
- Nightlife2/10
Nightlife is practically non-existent in this quiet rural countryside setting.
- Health/Wellness groups5/10
Local village or community hall activities may host wellness or pilates & stretching groups, though options are limited.
- Networking Opportunities2/10
Professional networking is minimal in this rural location.
- Tech-Hub Connectivity2/10
The property is far from major urban tech hubs.
Listing information
- Agent
- Agent details not available.
- Published on HouseDelve
- 2 September 2026
- Correction
- Report an issue
HD-0F0983HouseDelve · 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.