Pinecrest, Tirhomin, Milford, Co. DonegalF92E172
€800,000
5 Bed~3 Bath~249 m²~BER C
What you'll like:
- Scenic waterfront location: The property occupies an expansive site directly on the shores of Mulroy Bay, offering breathtaking panoramic water views that enhance long-term lifestyle and value appeal.
- Generous floor area: Spanning approximately 249 square meters, the detached dormer bungalow provides exceptionally spacious accommodation well-suited for large family living or hosting visiting guests comfortably.
- Extensive private grounds: Sitting on approximately 2.17 acres of landscaped gardens, the property offers ample outdoor space that stretches all the way down to the shoreline paths.
- Versatile independent studio: A dedicated room at the rear features its own independent access and a solid fuel stove, making it ideal for a home office, guest suite, or studio.
- Direct shoreline access: The grounds feature paths leading right down to the water along 300 meters of shoreline, creating a unique coastal environment for outdoor enthusiasts and nature lovers.
- Water sports potential: The direct bay access and frontage provide an ideal base for local water activities like kayaking, paddleboarding, and sea swimming directly from your own land.
- Jetty installation potential: The waterfront setup offers favorable conditions for adding a floating jetty, subject to relevant environmental and marine permits, enhancing boating accessibility significantly.
- Development potential: The extensive 2-acre grounds may offer future opportunities for additional site development or commercial adaptation, though any such changes remain strictly subject to planning permission.
- Solid construction era: Built in 1999, the property combines modern construction standards with established structural maturity, reducing the risks associated with older heritage or unverified rural builds.
- Impressive living room: The main sitting room features a striking fully glazed wall and double glass doors that flood the interior with natural light and frame the bay views.
- Dual-fired heating system: The home benefits from a dual-fired heating setup alongside solid fuel stoves with back boilers, providing flexible and reliable temperature control options during colder months.
- Fibre broadband availability: The presence of fibre broadband makes this scenic rural retreat fully practical for remote working, digital entrepreneurship, or streaming entertainment without connectivity issues.
- Favorable structural assessment: The building has been assessed and tested in accordance with the most recent I.S. 465 standard, successfully meeting applicable industry requirements for peace of mind.
- Substantial bedroom count: With five well-proportioned bedrooms distributed across both ground and upper floors, the layout easily accommodates large families or multi-generational living arrangements.
- Ground floor convenience: Three bedrooms are located on the ground floor, including one ensuite, offering accessible living options for residents or guests with reduced mobility.
- Bright gallery landing: The upper level features an open galley landing with velux windows that maximize natural daylight and provide elevated viewing perspectives over the surrounding bay.
- Practical utility facilities: A dedicated utility room is plumbed for laundry appliances and provides a separate functional entrance to manage outdoor gear after exploring the shore.
- Stable pricing strategy: The asking price has remained stable at €800,000 without erratic fluctuations, suggesting a confident vendor position and clear initial market positioning.
- Picturesque Donegal setting: Located in a highly scenic area of County Donegal, the property captures the best of rural coastal tranquility while remaining accessible via a long sweeping driveway.
- Hospitality adaptation potential: The extensive layout and detached studio features provide viable raw potential for adaptation toward boutique hospitality or personal service ventures, subject to regulations.
But keep in mind:
- High baseline asking price: At €800,000, the property demands significant capital outlay, requiring buyers to carefully evaluate local market comparables and long-term resale liquidity in rural Donegal.
- Moderate BER rating: The C energy rating indicates that the home may require future energy efficiency upgrades, insulation enhancements, or window improvements to reduce running and heating costs.
- Planning permission dependencies: Any plans to develop additional sites, construct a jetty, or adapt the dwelling for commercial hospitality are entirely subject to local council approval and regulations.
- Rural isolation considerations: While the scenic coastal setting is peaceful, the remote location may involve longer commutes for daily conveniences, schooling, commercial amenities, and professional services.
- Maintenance of extensive grounds: Managing over two acres of landscaped gardens and 300 meters of shoreline requires ongoing physical upkeep, regular landscaping effort, and potentially significant gardening expenses.
- Marine weather exposure: Properties situated directly on a bay shoreline are highly exposed to severe coastal storms, high winds, and salt spray, which can accelerate exterior wear and tear.
- Private septic system uncertainty: Given the rural location, buyers must thoroughly investigate the condition, capacity, and regulatory compliance of any private wastewater treatment or septic tank facilities.
- Private water supply verification: Buyers should verify whether the property relies on a private well or local group water scheme, ensuring adequate water pressure, potability, and testing standards.
- Flooding and erosion risks: Proximity to the shoreline means buyers should commission a specialist survey to assess potential coastal erosion risks and surface water drainage patterns during heavy tides.
- Access road maintenance: The long sweeping driveway and surrounding rural approach roads may require joint maintenance agreements or private upkeep by residents, which should be verified prior to purchase.
- I.S. 465 verification diligence: While the listing notes compliance with the I.S. 465 standard, buyers must independently review the engineer's certification report during legal conveyancing to confirm full coverage.
- Heating efficiency concerns: Relying on solid fuel stoves with back boilers and dual-fired systems requires active management and ongoing fuel costs compared to modern heat pump alternatives.
- Potential retrofit expenses: Upgrading the C-rated building to modern nearly zero-energy building standards could involve substantial capital investments in insulation, heating controls, and glazing.
- Commercial viability risks: Transforming parts of the dwelling or grounds for hospitality or service uses involves navigating complex commercial planning laws, rates, and local tourism market demand.
- Jetty permitting hurdles: Constructing a floating jetty on Mulroy Bay involves navigating stringent marine environmental protections, foreshore licensing, and local council permissions.
- Limited local public transport: The rural address likely offers minimal access to public transit networks, making multi-car ownership an absolute necessity for all household members.
- Isolated utility infrastructure: Remote coastal locations can occasionally experience vulnerability to power outages during severe winter weather events, requiring consideration of backup power generators.
- Interior cosmetic updating: Certain interior finishes, such as tiled-effect linoleum in the hallway, may not suit every buyer's taste, necessitating immediate or deferred redecoration budgets.
- Lack of immediate retail amenities: Daily grocery shopping, medical clinics, and secondary schools will require driving distances into nearby Milford or surrounding towns.
- Resale market limitations: Luxury rural properties situated at higher price points often have a narrower pool of prospective buyers, potentially extending future selling times.
Price positioning
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- The asking price appears ambitious because it sits well above typical regional benchmarks for county locations, reflecting a heavy premium for the substantial waterfront acreage and unique lifestyle appeal rather than standard residential floor area value.
- Valuation signals indicate that while the generous two-acre site, direct shore access, and independent studio space add genuine versatility, commanding an eight-hundred-thousand-euro figure in this rural market relies heavily on capturing niche buyer demand.
- Support for this price point rests on the exceptional scenic setting along Mulroy Bay and potential commercial or hospitality uses subject to planning, whereas factors that could undermine it include the C-rated energy efficiency and remote location.
- Additional relevant market context shows that while premium coastal properties in Donegal can achieve high figures, matching this specific asking price requires a specialized buyer seeking exclusive lifestyle amenities rather than conventional housing value.
Build Analysis
What we know from similar construction types
- The property is a detached dormer bungalow constructed in 1999, extending to approximately 249 sq. m., and features a timber frame or standard masonry build with timber flooring and a feature double-height glass wall in the living room.
- The house relies on dual-fired heating and solid fuel stoves with back boilers; a buyer should investigate the efficiency, maintenance history, and compliance of these heating systems.
- The listing notes the property has been assessed and tested in accordance with the I.S. 465 standard and successfully met applicable industry standards, which is an important consideration for homes in regions potentially affected by mica or pyrite; a buyer should verify these engineering reports independently.
- The dwelling includes an additional family room/studio with independent access, which the buyer should investigate for proper planning permission and building regulation compliance if intended for guest or commercial use.
- The expansive 2-acre site stretches to the shore with approximately 300 meters of shoreline and potential for a floating jetty or future development; a buyer must verify local planning restrictions, environmental designations around Mulroy Bay, and riparian rights.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 2,200 euro to 2,800 euro.
- This estimate accounts for the floor area of 249 square meters, a BER rating of C, and dual-fired heating combined with solid fuel stoves as noted in the property details.
Pollution Safe
9/10Environmental situation to investigate
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 estateExtra effort was used to find nearby sales here
TIRHOMIN, MILFORD, CO. DONEGAL
- Sale date
- Declared sale price
- €40,000.00
Recent sales in the wider Milford area
14 LOUGH FERN HEIGHTS, MILFORD, CO. DONEGAL
- Sale date
- Declared sale price
- €168,000.00
KILMACRENNAN RD, MILFORD, DONEGAL
- Sale date
- Declared sale price
- €226,000.00
GORTMACALL, MILFORD, CO DONEGAL
- Sale date
- Declared sale price
- €429,500.00
GLENKEEN, MILFORD, CO DONEGAL
- Sale date
- Declared sale price
- €415,000.00
KINNALARGY, DOWNINGS, MILFORD
- Sale date
- Declared sale price
- €1,005,000.00
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: €8,000 — 1% of €800,000.
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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 plus VAT and outlays.
- Land registration fees: approximately 600 euro to 800 euro depending on the property value.
- Property valuation fees: approximately 150 euro to 300 euro.
- Surveyor fees: approximately 500 euro to 1,200 euro depending on the level of detail required for a property of 249 square meters.
- Annual home insurance: approximately 500 euro to 1,000 euro depending on the level of coverage and location.
Forum Talk
What people are saying about this area
- Local community discussions highlight the scenic beauty of the Mulroy Bay area and its popularity among water sports enthusiasts.
- Residents frequently discuss tourism initiatives and local amenities in the Milford and surrounding coastal regions.
- Conversations on regional forums often focus on rural development, planning permissions, and infrastructure improvements in County Donegal.
- Local updates occasionally touch upon the benefits and challenges of remote working and connectivity in scenic coastal spots.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property offers extensive outdoor grounds and plenty of room to play safely, though the proximity to the shore should be noted by parents of very young children.
- Teenagers8/10
With five bedrooms and an independent studio room, teenagers will appreciate having their own space and proximity to outdoor water activities.
- Multi-generational Living8/10
The flexible layout including ground floor bedrooms and a separate studio space with independent access lends itself well to multi-generational living arrangements.
- Single Buyers4/10
At 249 square meters on an expansive site with a substantial asking price, this large property might exceed the typical needs and maintenance capacity of a single buyer.
- Couples7/10
Provides spacious coastal living with great entertaining areas, though the size of the home and grounds requires significant upkeep for a couple.
- Empty Nesters7/10
Offers single-level living potential with ground-floor bedrooms and bathrooms, alongside tranquil surroundings ideal for those downsizing from busy urban areas.
- Retirees7/10
Features ground-floor bedrooms and peaceful, scenic surroundings, though buyers should verify the long-term ease of maintaining a large home and expansive 2-acre site.
Work
3 areas- Remote Working9/10
Equipped with fibre broadband and featuring a versatile independent studio/family room, making it exceptionally well-suited for working from home.
- Hybrid Commuting4/10
The rural Donegal location means hybrid commuting to major employment hubs outside the region would involve significant travel time.
- Retired8/10
Provides a peaceful, scenic retirement setting with ground-floor bedroom options, though maintenance of the large grounds should be factored in.
Practical
8 areas- Ageing in Place8/10
Features three bedrooms and bathroom facilities on the ground floor, which assists with accessibility, though buyers should verify suitability for long-term mobility needs.
- Low Maintenance4/10
A 249 sq. m. dormer bungalow set across an expansive 2+ acre site with extensive shoreline requires ongoing property and grounds upkeep.
- Secure Gated Entry5/10
Approached via a long sweeping driveway offering privacy, though specific security gates would need to be verified or installed by the buyer.
- Minimalist Design3/10
The property features a traditional dormer bungalow layout with dedicated functional rooms rather than stark minimalist architectural styling.
- Flexible Floor Plans9/10
Offers great versatility with five bedrooms, open-plan living zones, and a rear family room/studio with independent access.
- Heritage Home2/10
Built in 1999, this is a modern constructed property rather than a traditional period or heritage home.
- Ecological Setup6/10
Features dual-fired heating with solid fuel stoves containing back boilers, alongside a C BER rating, offering potential for further green upgrades.
- Outdoor areas10/10
Outstanding outdoor assets including approximately 2 acres of landscaped grounds, direct shore access, and extensive waterfront views over Mulroy Bay.
Interests
9 areas- Gardening9/10
The property includes approximately 2 acres of landscaped grounds and expansive outdoor space, perfect for avid gardeners.
- Walking8/10
Direct private access to the shore and surrounding scenic Donegal landscape provide fantastic opportunities for coastal and rural walks.
- Gym5/10
There is ample space inside the home or within the independent studio to set up a home gym, though local commercial gym facilities will require travel.
- Cycling7/10
The scenic local roads offer great cycling routes, though the rural location means hills and varying terrain are to be expected.
- Golf6/10
Located in County Donegal, which is home to notable golf courses, though players should expect some driving time to reach them.
- Fishing9/10
With direct private access to the shoreline of Mulroy Bay, this property is exceptionally well-suited for fishing enthusiasts.
- Horse Riding6/10
The extensive acreage and rural surroundings offer potential for equestrian interests, subject to setting up appropriate facilities.
- Water Sports10/10
An ideal location for water enthusiasts, featuring direct shore access, suitability for a floating jetty, and great conditions for kayaking and sea swimming.
- Entertaining9/10
A generous sitting room with a fully glazed wall, extensive outdoor grounds, and a spacious kitchen/dining area make this home wonderful for hosting guests.
Lifestyle
5 areas- Quiet Living10/10
Situated in a highly scenic, tranquil location along the shores of Mulroy Bay with extensive private grounds and a long sweeping driveway ensuring maximum privacy.
- Rural Living9/10
Occupies an impressive site measuring over two acres in rural County Donegal, surrounded by picturesque landscapes and direct shoreline access.
- Village Living6/10
Offers a private rural retreat while remaining within reach of local village amenities in Milford.
- Coastal Living10/10
Boasts stunning, direct views over Mulroy Bay, private access to the shore via multiple paths, and 300 meters of shoreline ideal for coastal enthusiasts.
- Urban Living1/10
Located in a deeply rural and scenic coastal setting far removed from city or urban centers.
Social
6 areas- Community Involvement6/10
Engaging with the local community will rely on participating in nearby Milford village life and local rural networks.
- Café Culture3/10
Café culture is limited in this rural setting, requiring travel to nearby towns for a wider selection of coffee shops and social spots.
- Nightlife2/10
The property is situated in a quiet, rural coastal environment with virtually no local nightlife on the doorstep.
- Health/Wellness groups4/10
Local wellness options like pilates & stretching classes would likely need to be sourced in nearby towns or organized independently.
- Networking Opportunities3/10
Professional networking is minimal locally, though remote working infrastructure allows for online connectivity.
- Tech-Hub Connectivity8/10
The presence of fibre broadband supports strong digital connectivity for remote tech roles, despite the rural location.
Listing information
- Agent
- Sherry FitzGerald Paul Reynolds
- Phone
- 074 9122399
- Current status
- active
- Published on HouseDelve
- 21 October 2026
- Correction
- Report an issue
HD-ACF31EHouseDelve · 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.