
Residence on approx. 1.40 acres at Lismurtagh, Tulsk, Co. RoscommonF45XC64
€210,000
4 Bed~1 Bath~103 m²~BER G
What you'll like:
- Generous land holding: The property includes approximately 1.40 acres of rural land, providing ample outdoor space for gardening, hobby farming, or general recreational use.
- Traditional farmhouse charm: Buyers will appreciate the classic architectural style and countryside character, offering a warm and authentic rural living experience in County Roscommon.
- Flexible accommodation layout: The interior features three to four bedrooms, allowing families to easily adapt the extra rooms into a home office or a study space.
- Modern fitted kitchen: A contemporary kitchen is already installed, saving the new owner significant time and upfront renovation expenses before moving into the residence.
- Recently rewired electricals: The home has undergone recent electrical rewiring, which enhances overall household safety and reduces immediate maintenance concerns for the prospective purchaser.
- Recently replumbed systems: Updated plumbing infrastructure provides reliable water flow throughout the dwelling, minimizing the risk of unexpected pipe leaks and costly emergency plumbing repairs.
- Stylish family bathroom: A modern and well-appointed family bathroom is fully functional, offering immediate comfort and convenience for the incoming household from day one.
- Second bathroom in progress: An additional bathroom is currently nearing completion, which will significantly improve daily convenience and morning routines for larger families.
- Oil-fired central heating: The installed central heating system ensures reliable warmth during cold winter months, keeping the indoor climate comfortable throughout the entire living space.
- Mains water connection: Being connected to the mains water supply ensures a steady and dependable daily water service without the maintenance worries of a private well.
- Broadband availability: Local broadband access makes it convenient for remote workers or students to maintain a high-speed internet connection for business or educational needs.
- Adjacent outbuildings included: Several useful outbuildings are situated near the residence, offering excellent storage solutions and practical spaces for equipment or hobby workshops.
- Outbuilding development potential: The existing sheds present exciting opportunities for future conversion into studios or home businesses, subject to obtaining all necessary planning permissions.
- Peaceful rural setting: Located in a tranquil countryside environment, the property offers a quiet lifestyle away from the noise and congestion of major urban centers.
- Bright and spacious rooms: The layout benefits from good natural light, creating an open and welcoming atmosphere across the primary living and sleeping areas.
- Well-maintained country home: The residence appears generally well-preserved, allowing buyers to move in comfortably while planning any future personal cosmetic updates or improvements.
- Approachable asking price: Listed at €210,000, the property offers an accessible entry point for buyers seeking a rural home with substantial acreage and modernization work.
- Convenient regional location: Situated near Tulsk and Castlerea, residents enjoy reasonable access to local town amenities, schools, shops, and essential community services.
- Outdoor lifestyle opportunity: The sizeable plot encourages self-sufficiency projects, such as keeping chickens, growing vegetables, or establishing landscaped gardens for outdoor entertaining.
- Clear expansion scope: The generous footprint and grounds provide flexibility for future home extensions, allowing the property to grow alongside the changing needs of a family.
But keep in mind:
- Extremely poor BER rating: The property holds a G energy rating, indicating severe thermal inefficiency and high potential heating bills that require urgent insulation upgrades.
- External finishing works incomplete: Some minor exterior details remain unfinished, meaning the buyer should budget additional time and funds to complete these necessary aesthetic repairs.
- Second bathroom unfinished: While nearing completion, the second bathroom requires final construction work and fixtures, which the buyer must finish at their own expense.
- Planning permission verification needed: Buyers must investigate whether previous outbuilding uses or modifications complied with local planning regulations to avoid future legal enforcement actions.
- High retrofit costs likely: Improving the G energy rating to an acceptable standard will demand substantial capital investment in external wall insulation, windows, and heating controls.
- Rural septic tank checks: The buyer should independently inspect the wastewater treatment system or septic tank to verify compliance with current environmental and regulatory standards.
- Potential boundary disputes: Given the 1.40-acre rural plot size, a professional land survey is essential to verify exact property boundaries and prevent future encroachments.
- Local septic tank upgrade costs: If the existing sewage disposal system fails current environmental inspections, replacing or upgrading it could impose significant unexpected financial burdens.
- Reliance on oil heating: The dependence on oil-fired central heating exposes the household to volatile fossil fuel market prices and recurring delivery expenses each winter.
- Remote location commuting: The countryside setting implies long driving distances for daily commuting, school runs, grocery shopping, and accessing emergency medical services.
- Limited public transport: The rural address lacks convenient access to frequent public bus or rail networks, making car ownership an absolute necessity for all household members.
- Roof condition inspection required: A thorough structural survey should check the farmhouse roof timbers and coverings for hidden wear, dampness, or necessary slate repairs.
- Window and door efficiency: Older windows may require replacement to eliminate cold drafts and improve the dismal BER rating, adding further capital costs to the purchase.
- Potential damp issues: Traditional farmhouses in damp rural climates frequently suffer from rising or penetrating dampness, requiring careful inspection of internal wall surfaces.
- Water supply reliability: While connected to mains or group water, buyers should verify water pressure consistency and check for potential supply interruptions in the rural area.
- Access road maintenance: Local rural approach roads may be narrow or poorly maintained by the council, requiring careful driving and potential wear on household vehicles.
- Limited local employment: The immediate rural vicinity offers few high-paying job opportunities, meaning most residents must commute considerable distances for professional employment.
- Broadband speed verification: While broadband is noted as available, the buyer should test actual download speeds to ensure it meets remote work or streaming requirements.
- Home insurance premiums: Insuring a rural property with a G energy rating and traditional construction elements can sometimes attract higher premiums or specific policy conditions.
- Resale market liquidity: Rural properties with poor energy ratings can take longer to sell in the future, making this a less liquid investment for short-term homeowners.
Price positioning
?
- The asking price appears somewhat overvalued because it exceeds typical regional benchmarks for rural fixer-upper properties, especially given the considerable investment required to upgrade the deeply inefficient energy rating of the dwelling.
- Valuation signals indicate a premium is being sought for the substantial 1.40-acre plot and newly completed internal rewiring, yet these positive attributes are strongly countered by the very poor energy performance rating.
- Market support for this pricing level could be undermined by the high capital expenditure necessary to achieve a modern, comfortable living standard, whereas successful completion of external finishing works might validate the valuation.
- Relevant market dynamics show that rural houses requiring extensive thermal upgrades face cautious buyer demand, suggesting that prospective purchasers will likely factor future remediation costs heavily into their initial offers.
Build Analysis
What we know from similar construction types
- Traditional farmhouse structure on approx. 1.40 acres with a floor area of 103.49 m², featuring 3 to 4 bedrooms and 1 bathroom with a second bathroom currently nearing completion.
- The listing notes that the home has been recently rewired and replumbed, but a buyer should verify the quality and certification of these works.
- There are minor external finishing works remaining to be completed, which the buyer should inspect.
- Several outbuildings are located adjacent to the residence, and the buyer should investigate their structural condition and verify any planning permissions or compliance for potential uses.
- Given the G BER rating, a thorough structural and thermal survey is recommended to identify potential issues with insulation, dampness, and ventilation.
Retrofit Cost*
Possible renovating / insulating expenditure
- Estimated deep-retrofit cost is approximately 50,000 to 70,000 euro.
- The property holds a G BER rating, which indicates poor energy performance and high heat loss.
- Achieving an A or B rating would likely require substantial interventions including external wall insulation or internal dry-lining, roof insulation upgrades, window and door replacements, and the installation of a renewable heating system such as a heat pump, alongside addressing airtightness and ventilation.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €2,500 to €3,500
- Short explanation: Given the G energy rating, poor thermal efficiency is likely, leading to significantly higher oil-fired central heating consumption compared to more modern homes.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a peaceful rural countryside setting with no major industrial facilities, incinerators, or active large-scale landfills immediately apparent nearby.
- Any historical agricultural or domestic waste practices should be verified during standard conveyancing and environmental due diligence.
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
LISMURTAGH, TULSK, CASTLEREA
- Sale date
- Declared sale price
- €85,000.00
Recent sales in the wider Tulsk area
MANOR, TULSK, CASTLEREA
- Sale date
- Declared sale price
- €164,000.00
MANOR, TULSK, ROSCOMMON
- Sale date
- Declared sale price
- €130,000.00
CLASHAGANNY, TULSK, ROSCOMMON
- Sale date
- Declared sale price
- €147,000.00
78 MEADOWBROOK, TULSK, CO ROSCOMMON
- Sale date
- Declared sale price
- €252,000.00
CARROWGARVE, TULSK, CO ROSCOMMON
- Sale date
- Declared sale price
- €15,000.00
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 €2,100 based on 1% of the asking price
- Solicitor legal fees: estimated between €1,500 and €3,000 plus outlay and VAT
- Land registration fees: around €170 to €700 depending on the application type
- Property valuation fees: approximately €150 to €300 for mortgage purposes
- Surveyor fees: estimated between €500 and €1,000 depending on the depth of the structural survey
- Annual home insurance: roughly €400 to €800 per year depending on the policy and coverage level
Forum Talk
What people are saying about this area
- Locals in the Tulsk and wider Roscommon region often discuss the quiet, rural charm of the countryside combined with convenient access to regional towns.
- Community discussions frequently highlight the strong sense of local heritage, community spirit, and proximity to historical sites in Tulsk.
- Residents often share tips on local services, broadband availability improvements, and rural commuting routes in County Roscommon.
- Property owners in the area frequently undertake renovation projects on traditional farmhouses, making home improvements a common topic of local interest.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The generous 1.40-acre site offers plenty of outdoor play space for young children, though parents should investigate the local traffic conditions and school proximity in this rural setting.
- Teenagers5/10
While the 3/4-bedroom layout provides reasonable space, the rural location means teenagers may find public transport and local youth amenities limited without a car.
- Multi-generational Living5/10
The presence of adjacent outbuildings offers future potential for expansion or independent spaces, subject to necessary consents, though the main house currently provides a single-bathroom setup nearing completion for a second.
- Single Buyers5/10
Priced accessibly at €210,000 for a detached home with land, it offers great value, though single buyers should budget for potential upgrade works given the G BER rating.
- Couples7/10
An attractive traditional farmhouse setting with modern updates like rewiring and replumbing, offering a peaceful rural lifestyle for couples desiring country living.
- Empty Nesters6/10
The single-level elements and manageable 103.49 square metre floor area suit downsizers, but garden maintenance across the 1.40 acres should be considered.
- Retirees5/10
The tranquil countryside location provides a peaceful retirement environment, but retirees should verify proximity to medical services and local amenities.
Work
3 areas- Remote Working7/10
Broadband availability is noted in the area, making remote working feasible, though buyers should verify connection speeds.
- Hybrid Commuting4/10
The rural Co. Roscommon location involves significant transit times to major employment hubs, making hybrid commuting demanding.
- Retired7/10
An appealing option for retirees seeking a countryside home with character, land, and modern internal upgrades.
Practical
8 areas- Ageing in Place5/10
While the single-level features can help, the rural isolation and need for driving mean buyers should carefully evaluate long-term suitability.
- Low Maintenance4/10
The property requires ongoing upkeep of the 1.40 acres of land, outbuildings, and some minor external finishing works.
- Secure Gated Entry3/10
There is no mention of a secure gated entry, leaving security upgrades to the discretion of the purchaser.
- Minimalist Design3/10
This is a traditional farmhouse with character features rather than a sleek minimalist modern build.
- Flexible Floor Plans6/10
Offers a 3/4-bedroom layout with flexible rooms and adjacent outbuildings that offer scope for various uses.
- Heritage Home8/10
A charming traditional farmhouse retaining period character while benefiting from recent rewiring and replumbed systems.
- Ecological Setup3/10
The property has a G BER rating, indicating significant room for energy efficiency and ecological upgrades.
- Outdoor areas9/10
Extensive grounds of approximately 1.40 acres accompanied by a number of outbuildings adjacent to the residence.
Interests
9 areas- Gardening9/10
With approximately 1.40 acres of grounds, there is abundant space for extensive gardening, growing vegetables, and landscaping projects.
- Walking8/10
The rural surroundings offer quiet country roads and scenic routes ideal for walking enthusiasts.
- Gym3/10
Commercial gym facilities are not close by, meaning residents would likely need a home gym setup or travel to nearby towns.
- Cycling7/10
Quiet rural roads provide pleasant cycling routes, though cyclists should be mindful of regional rural road speeds and conditions.
- Golf4/10
Golf enthusiasts will need to travel to nearby towns or regional clubs as there are no courses directly on the doorstep.
- Fishing6/10
Co. Roscommon features numerous rivers and lakes, offering potential fishing opportunities within driving distance.
- Horse Riding7/10
The generous land size and rural environment provide a suitable base, with potential space for equestrian interests subject to development.
- Water Sports3/10
Water sports opportunities are limited locally, requiring travel to regional lakes or coastal areas.
- Entertaining7/10
Features a comfortable living room, modern fitted kitchen, and extensive outdoor space which lends itself well to hosting guests.
Lifestyle
5 areas- Quiet Living9/10
Located in a peaceful rural setting at Lismurtagh, Tulsk, offering high levels of privacy and tranquility away from urban noise.
- Rural Living10/10
Set on approximately 1.40 acres in the Co. Roscommon countryside with adjacent outbuildings, perfectly embodying a traditional rural lifestyle.
- Village Living6/10
Positioned in the countryside outside Tulsk, providing a rural base while remaining within reach of local village conveniences.
- Coastal Living1/10
The property is located inland in Co. Roscommon with no proximity to the coast.
- Urban Living2/10
This is a strictly countryside property far removed from city or major urban centers.
Social
6 areas- Community Involvement6/10
Rural communities offer local engagement through nearby village activities, GAA clubs, and community groups.
- Café Culture3/10
Café culture is minimal in the immediate rural vicinity, requiring trips to nearby towns for coffee shops.
- Nightlife2/10
Nightlife options are virtually non-existent in the immediate rural area, limited to local country pubs.
- Health/Wellness groups4/10
Structured wellness classes and health groups will require travel into nearby larger settlements.
- Networking Opportunities2/10
Professional networking opportunities locally are very low given the remote setting.
- Tech-Hub Connectivity3/10
Proximity to major technology hubs is low, though broadband is available for home-based tech roles.
Listing information
- Agent
- Sheehy Meares Real Estate
- Phone
- 09066 26579
- Published on HouseDelve
- 4 October 2026
- Correction
- Report an issue
HD-2DE47DHouseDelve · 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.