Portnoo, Narin, County DonegalF94N226
€249,950
3 Bed~1 Bath~BER G
What you'll like:
- Coastal proximity advantage: The property sits in a highly sought-after seaside location just a short stroll from Narin blue flag beach, offering exceptional lifestyle and leisure benefits.
- Golf course proximity: Situated directly adjacent to the renowned Narin and Portnoo Links Golf Course, this home provides immediate access to world-class sporting facilities.
- Detached property layout: Unlike apartments or terraced units, this detached dwelling offers greater privacy, autonomy, and space for future family or holiday usage.
- Functional three bedrooms: The inclusion of three distinct bedrooms accommodates small families or visiting guests comfortably without requiring immediate structural expansions.
- Upstairs living space: The spacious upstairs living room measuring twenty by twelve feet offers elevated views and a comfortable separate area to relax.
- Open fireplace feature: The upstairs living area boasts a traditional open fireplace, creating a cozy focal point for chilly coastal winter evenings.
- Fitted bedroom storage: Multiple bedrooms come equipped with fitted robes and built-in units, reducing the immediate need for freestanding furniture purchases.
- Generous kitchen dimensions: The kitchen and dining area provides ample space for family meals and gatherings with existing fitted units and tiled splashbacks.
- Ground floor bedroom: Having a bedroom on the ground floor improves accessibility options for residents or guests who prefer avoiding stairs.
- Convenient ground bathroom: The ground floor contains a fully functional bathroom with a shower, wash hand basin, and W.C for everyday convenience.
- Internal storage spaces: The layout benefits from dedicated storage cupboards and a hotpress with shelving, helping keep living areas organized and tidy.
- Holiday home potential: The desirable coastal setting makes this an ideal candidate for a dedicated holiday retreat or short-term letting investment.
- Stable asking price: The recorded asking price has remained completely stable at two hundred forty-nine thousand nine hundred fifty euros without erratic fluctuations.
- Clear market positioning: The fixed pricing provides absolute clarity for prospective buyers evaluating their mortgage limits and opening offer strategies.
- Viewing accessibility: Viewings are arranged by strict appointment, allowing interested parties to inspect the property thoroughly without rushing public open-house crowds.
- Established local agency: The property is handled by an established regional auctioneer, ensuring professional guidance throughout the initial purchasing process.
- Solid wooden flooring: Select bedrooms feature attractive solid wooden flooring, adding a touch of quality and durability to the interior finishes.
- Tiled splashback convenience: Kitchen and bathroom wet areas feature tiled splashbacks, protecting walls and simplifying daily cleaning and maintenance tasks.
- Dedicated landing space: An open landing area connects the upper rooms smoothly, enhancing the overall flow and circulation of the first floor.
- Renovation blank canvas: The dated energy rating indicates potential for buyers to modernize the interiors completely to their own personal tastes.
But keep in mind:
- Terrible energy rating: The property holds a very poor BER rating of G with an extremely high energy performance indicator of 517.76 kWh/m2/yr.
- Severe insulation deficits: The G rating strongly indicates that the dwelling lacks adequate thermal insulation, requiring massive upgrade investments to achieve comfort.
- Substantial heating costs: The current energy profile guarantees exorbitant winter heating bills unless comprehensive retrofitting works are undertaken immediately.
- Mandatory energy upgrades: Buyers must budget significantly for modern heat pumps, external wall insulation, and double-glazed upgrades to make the home efficient.
- Missing floor area: The listing fails to provide the total floor area, forcing buyers to independently measure and verify the exact living dimensions.
- Unspecified property type: The listing does not clarify the exact construction style or material build, requiring thorough structural surveys before bidding.
- Untested services warning: The auctioneer explicitly notes that all apparatus, fixtures, fittings, and services remain untested by the selling agency.
- Potential plumbing obsolescence: Because appliances and services are untested, buyers should prepare for possible replacement of aging heating and water systems.
- Linoleum flooring wear: Extensive use of linoleum flooring in key areas like the kitchen and hall suggests that cosmetic floor replacements may be needed.
- Single bathroom constraint: The entire house relies on just one single bathroom, which could create morning bottlenecks for families or groups of guests.
- Limited upper bathroom access: The only bathroom is situated on the ground floor, meaning upstairs occupants must navigate stairs during the night.
- Small third bedroom: Bedroom number one measures under ten by seven feet, restricting its utility mostly to a tiny single room or home office.
- Concrete flooring press: The internal storage press features bare concrete flooring, highlighting unfinished or utilitarian sections within the interior.
- Coastal weathering risks: Being located in a marine coastal environment exposes the exterior structure to harsh salt winds, increasing maintenance liabilities.
- Fixed asking price stance: The lack of asking price movement suggests the seller may hold firm expectations, potentially limiting aggressive negotiation discounts.
- High renovation outlay: Combining the purchase price with mandatory G-rating retrofits pushes the total financial commitment much higher than face value.
- Holiday home restrictions: Prospective buyers intending to use the property as a short-term rental must verify local council regulations and planning rules.
- Septic tank verification: Buyers must thoroughly investigate sewage disposal arrangements, checking whether the property relies on a private septic system.
- Water supply checks: Due to the rural coastal setting, purchasers should verify the reliability and quality of the local water supply system.
- Detailed structural survey: The combination of coastal exposure and a G energy rating makes an independent structural and damp survey strictly mandatory.
Price positioning
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- The asking price appears somewhat elevated relative to the typical baseline for similar regional properties given the exceptionally poor energy efficiency rating requiring extensive capital investment.
- The valuation signals highlight strong prime coastal positioning near a renowned blue flag beach and a famous golf course which naturally commands a lifestyle premium.
- Market support rests heavily on high seasonal demand for holiday retreats in the area though poor insulation standards could undermine buyer enthusiasm significantly.
- Relevant considerations include potential upgrade costs required to improve the energy rating which buyers will likely factor into any prospective negotiations.
Build Analysis
What we know from similar construction types
- The property is a detached three-bedroom coastal home featuring a reverse-level or unconventional layout with the main living room located on the first floor.
- Given its coastal location in Narin, a buyer should investigate potential exposure to marine weathering, wind-driven rain, and moisture ingress, which are common challenges for coastal properties in County Donegal.
- The BER rating of G indicates severe thermal inefficiency and very high energy consumption, suggesting that the property likely lacks adequate wall insulation, modern double glazing, and efficient heating systems.
- A comprehensive structural survey and damp assessment should be conducted to check for fabric degradation, ventilation issues, and the condition of the open fireplace and chimney.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a G BER rating, which falls into the D-G bracket requiring a deep-retrofit cost estimate.
- A comprehensive deep retrofit to bring this property up to a modern energy efficiency standard (such as a B2 BER) is estimated to cost between 50,000 and 70,000 euros, or potentially more.
- This estimate accounts for the installation of external or internal wall insulation, roof insulation, high-performance windows and doors, an air source heat pump or modern efficient heating system, and extensive ventilation upgrades to address the current extremely high energy performance indicator.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €2,500 to €3,500.
- Explanation: Given the poor BER rating of G and high energy performance indicator of 517.76 kWh/m2/yr, the property is extremely energy inefficient, resulting in significantly higher heating demands during colder months.
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 estate
No verified results were found for this group in the previous five years.
Recent sales in the wider Narin area
1 9 and 10 LAKEVIEW EST, NARIN, DONEGAL
- Sale date
- Declared sale price
- €450,000.00
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: €2,499.5 — 1% of €249,950.
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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: €1,500 to €3,000 excluding VAT and outlays.
- Land registration fees: €400 to €800 depending on the property value and registration type.
- Property valuation fees: €150 to €300 for a standard mortgage valuation.
- Surveyor fees: €400 to €800 for a structural pre-purchase survey.
- Annual home insurance: €350 to €700 depending on the level of coverage and coastal location.
Forum Talk
What people are saying about this area
- Locals frequently discuss the scenic beauty and appeal of Narin blue flag beach and the surrounding coastal walks.
- Community interest often centres around tourism activity during the summer months due to the popularity of the nearby golf links.
- Residents highlight the quiet, rural nature of the Portnoo and Narin area, making it a well-known holiday home destination.
- Local discussions sometimes touch upon the seasonal fluctuations in population and services typical of coastal areas in County Donegal.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property is located within walking distance of Narin's blue flag beach, providing great outdoor recreation for young children.
- Teenagers6/10
Close proximity to the beach and local golf course offers good recreational options for teenagers, though rural location lacks extensive urban entertainment.
- Multi-generational Living4/10
With three bedrooms and one bathroom across two stories, space and privacy may be limited for multi-generational families.
- Single Buyers6/10
Affordable asking price makes it accessible, though the remote coastal setting requires careful consideration of lifestyle preferences.
- Couples8/10
An ideal setup for couples looking for a coastal home or holiday retreat close to scenic amenities and leisure activities.
- Empty Nesters7/10
Good size for empty nesters seeking a quiet seaside location, though future mobility needs should be assessed given the stairs and layout.
- Retirees6/10
Peaceful coastal setting suits retirement well, but buyers should investigate the property's suitability for ageing in place due to the first-floor living room and bedroom configuration.
Work
3 areas- Remote Working5/10
Provides a quiet environment for remote work, but buyers should investigate local broadband speeds and reliability.
- Hybrid Commuting2/10
The remote location in County Donegal makes hybrid commuting to major employment hubs highly impractical.
- Retired9/10
An attractive prospect for retirees seeking a scenic, peaceful environment close to leisure pursuits like golf and beach walks.
Practical
8 areas- Ageing in Place4/10
The layout features an upstairs living room and bedrooms on different levels, which may present challenges for ageing in place without modification.
- Low Maintenance5/10
Standard detached construction, though the G BER rating indicates potential need for significant energy upgrades.
- Secure Gated Entry1/10
No secure gated entry features are mentioned in the property listing data.
- Minimalist Design5/10
Traditional layout rather than an open-plan minimalist design.
- Flexible Floor Plans5/10
Standard room configurations across two floors with fixed structural divisions.
- Heritage Home3/10
Appears to be a standard modern or adapted property rather than a protected heritage home.
- Ecological Setup2/10
The G BER rating and an energy performance indicator of 517.76 kWh/m2/yr highlight a poor current ecological and thermal setup, requiring substantial buyer investment.
- Outdoor areas6/10
Proximity to natural coastal amenities is a major plus, though specific private garden details are not provided in the listing.
Interests
9 areas- Gardening5/10
The listing details do not specify a large garden, but the coastal setting offers natural surroundings.
- Walking10/10
Outstanding location for walking enthusiasts, with the blue flag beach just a short stroll away.
- Gym2/10
Dedicated fitness and gym facilities are scarce in this remote rural location.
- Cycling7/10
Scenic local roads offer pleasant cycling routes, though hilly terrain and weather conditions should be considered.
- Golf10/10
Directly adjacent to the renowned Narin & Portnoo Links Golf Course.
- Fishing8/10
Coastal location provides excellent opportunities for sea fishing and marine activities.
- Horse Riding5/10
Rural setting may offer local equestrian opportunities, though buyers should verify nearby stables.
- Water Sports9/10
Proximity to Narin's blue flag beach makes it highly suitable for swimming, surfing, and other water sports.
- Entertaining6/10
Features a spacious upstairs living room and a combined kitchen/dining area suitable for hosting guests, though overall space is modest.
Lifestyle
5 areas- Quiet Living9/10
Situated in a highly sought-after coastal location in County Donegal, offering a peaceful and tranquil environment away from major urban noise.
- Rural Living8/10
Embraces a rural coastal feel in Portnoo, surrounded by natural landscape and scenic beaches.
- Village Living5/10
Close to local amenities in Narin and Portnoo, but lacks the robust commercial infrastructure of a larger village or town.
- Coastal Living10/10
Exceptionally well-positioned just a short stroll from Narin's blue flag beach.
- Urban Living1/10
Very far removed from urban centers, offering no city amenities or high-density conveniences.
Social
6 areas- Community Involvement6/10
Coastal areas often have tight-knit local communities, particularly during seasonal peaks.
- Café Culture4/10
Limited local café options immediately nearby, typical of a quieter rural coastal destination.
- Nightlife2/10
Very limited nightlife options, restricted to local hospitality venues.
- Health/Wellness groups4/10
Access to pilates & stretching or similar wellness groups would likely require traveling to larger neighboring towns.
- Networking Opportunities1/10
Virtually no professional networking opportunities in this rural setting.
- Tech-Hub Connectivity1/10
Absence of nearby tech hubs, requiring reliance on remote connectivity.
Listing information
- Agent
- Campbells Auctioneers
- Phone
- 074 95 21020
- Current status
- active
- Published on HouseDelve
- 28 October 2026
- Correction
- Report an issue
HD-7EA230HouseDelve · 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.