Sheeaun, Ballysheedy, Gort, County GalwayH91A6F3
€135,000
3 Bed~2 Bath~138 m²
What you'll like:
- Generous site size: The property sits on a mature 0.81-acre plot, providing ample outdoor space for landscaping, extensions, or private gardens.
- Proximity to Gort: Located just 4 kilometres from Gort town, ensuring convenient access to daily shopping, schools, and essential local amenities.
- Near local golf club: Situated approximately 3 kilometres from Gort Golf Club, offering easy recreational access for golf enthusiasts and outdoor lovers.
- Coastal proximity: Positioned only 12 kilometres from the scenic seaside village of Kinvara, perfect for weekend trips and coastal walks.
- Potential for grants: The structure may qualify for various national refurbishment grants, potentially lowering overall reconstruction costs for ambitious buyers.
- Established footprint: The existing 138 square metre floor area provides a substantial baseline for rebuilding or redesigning a bespoke family home.
- Detached garage included: Features an independent detached garage on the site, offering immediate secure storage or a workshop space during construction.
- Rare planning opportunity: Situated in a rural location where securing fresh local planning permission can historically be challenging for new applicants.
- Recent occupancy history: Last occupied in August 2024, indicating the site has only recently entered its current vacant and neglected state.
- No internal viewing restrictions: While interior access is restricted, external site visits can be arranged through the managing agent for initial scoping.
- Competitive asking price: Priced at €135,000, presenting an affordable entry point for cash buyers looking to undertake a major renovation project.
- Mature surrounding landscape: The plot benefits from established mature trees and boundaries, offering an immediate sense of privacy and established character.
- Rural lifestyle appeal: Offers buyers a quiet countryside setting without feeling entirely isolated from nearby towns and community services.
- Direct agent contact: Managed by an established local agency with accessible contact numbers, facilitating straightforward inquiries and arranging site visits.
- Reconstruction flexibility: The fire-damaged and partially demolished state allows a buyer to completely reinvent the interior layout to modern standards.
- Investment upside: Successfully completing a full rebuild on a large site near Gort could yield significant long-term capital appreciation for the owner.
- Commuting convenience: The short drive to Gort provides direct connections via major regional transport routes toward larger employment hubs.
- Private drainage potential: A rural site allows custom installation of modern eco-friendly septic or wastewater treatment systems suited to future needs.
- Clear boundary definition: The 0.81-acre holding provides clearly demarcated space to plan out future gardens, parking, and outbuilding configurations safely.
- Project management freedom: Gives self-build enthusiasts and contractors total control over material choices, insulation standards, and energy efficiency upgrades.
But keep in mind:
- Fire damage severity: The structure is fire-damaged and partially demolished, meaning extensive structural engineering assessments are required before starting any work.
- No internal access: Buyers cannot currently view the interior spaces, making it difficult to fully evaluate hidden structural or smoke damage.
- Missing BER rating: The property has no Building Energy Rating provided, indicating it currently fails to meet habitable energy efficiency standards.
- High reconstruction costs: Rebuilding a fire-damaged dwelling will likely require substantial capital far exceeding standard cosmetic renovation budgets.
- Unverified utility services: Services such as electricity, water, and sewage have not been tested and may require complete replacement from scratch.
- Strict viewing rules: Strict access protocols require prior arrangement with the agent, complicating due diligence and independent contractor inspections.
- Grant uncertainty: Eligibility for government refurbishment grants is not guaranteed and must be formally verified by the relevant local authority.
- Planning compliance risks: Buyers must investigate whether the existing damaged structure retains full legal planning status for a direct rebuild.
- Asbestos presence risk: Older fire-damaged buildings may contain hazardous materials like asbestos, requiring professional testing and costly removal procedures.
- Untested structural integrity: Remaining walls and foundations could be compromised by heat and water damage, risking total demolition requirements.
- Cash purchase likely: Mortgage lenders typically refuse financing for fire-damaged properties, restricting buyer pools primarily to cash purchasers.
- Insurance challenges: Securing property or builders risk insurance for a fire-damaged structure under reconstruction can prove difficult and expensive.
- Hidden site liabilities: Overgrown grounds may conceal old septic tanks, wells, or boundaries that require professional surveying and remediation.
- Local restriction policies: Local county development plans may impose stringent design or occupancy rules on rebuilding older rural properties.
- Demolition expenses: Part of the building is already demolished, meaning additional clearance and debris removal costs will apply immediately.
- Vandalism and weathering: Being vacant since August 2024 without a secure roof exposes the remaining structure to further weather degradation.
- Contractor availability: Sourcing reliable builders for a complex rural reconstruction project can lead to significant delays and budget overruns.
- Boundary dispute risks: Mature overgrowth may obscure exact property lines, necessitating a formal boundary survey by a registered professional.
- Unverified local covenants: Rural land parcels can sometimes carry historical rights of way or burdens that need legal title investigation.
- Total project risk: Represents a high-risk development undertaking where unforeseen construction hurdles could significantly inflate the final investment cost.
Price positioning
?
- The asking price appears heavily discounted because the dwelling is partially demolished and fire damaged, requiring extensive reconstruction before it can become habitable for any potential buyer entering the rural housing market.
- Signals of lower valuation are reinforced by the total absence of internal access, zero habitable floor space currently, and substantial capital expenditure needed to clear and rebuild the structure from its present state.
- This price point could be supported if eligible refurbishment grants cover a significant portion of rebuilding costs, whereas unexpected structural clearance expenses or strict local planning restrictions could severely undermine its financial viability.
- Additional considerations include the value of the mature site and detached garage, alongside strong demand for rural locations where obtaining fresh planning permission for new residential builds remains notoriously difficult.
Build Analysis
What we know from similar construction types
- The property is described as a partially demolished, fire-damaged detached house, meaning a buyer should investigate the structural integrity of any remaining walls and foundations.
- No internal viewings or access are permitted without prior arrangement, so a comprehensive pre-purchase structural survey is critical to assess the full extent of the fire damage and necessary reconstruction.
- A buyer should verify the status of any existing planning permission or local restrictions for rebuilding or extending a fire-damaged property on this 0.81-acre site.
- Investigation into the condition and usability of the detached garage and existing on-site services (such as water, electricity, and sewage systems) is required.
- Buyers should verify eligibility and terms for any vacant property or refurbishment grants mentioned in the listing.
Retrofit Cost*
Possible renovating / insulating expenditure
- A BER rating was not provided in the listing, but given the property is partially demolished and fire-damaged, it would effectively require a complete rebuild or deep overhaul equivalent to a G-rated property.
- A full deep retrofit and reconstruction for a 138 square meter property in this condition could easily exceed 150,000 to 200,000 euros or more, depending on structural salvageability, current material costs, and compliance with modern building regulations.
Heating cost*
Estimated expense to heat this property every year
- Heating cost cannot be reliably estimated at this time.
- The property is described as partially demolished and fire-damaged with no operational heating systems or verified BER rating, so prospective buyers should investigate reconstruction and installation costs thoroughly.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a quiet rural setting outside Gort, appearing well removed from major heavy industrial zones, waste-to-energy incinerators, or active large-scale landfills.
- Any potential legacy agricultural or domestic waste concerns on the immediate site should be verified independently during standard pre-purchase structural and environmental due diligence.
Flood Safe
8/10Water overflow reports to follow up
- The site sits within a general rural landscape in County Galway, where certain low-lying pockets can be prone to seasonal turlough activity or localized surface water accumulation.
- Buyers should consult local flood history maps and verify drainage conditions across the 0.81-acre site to ensure long-term flood resilience.
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 Gort area
CLOONNAHAHA, GORT, GALWAY
- Sale date
- Declared sale price
- €495,000.00
48 GORT NA RI, GORT, CO GALWAY
- Sale date
- Declared sale price
- €390,000.00
70 BURREN VIEW, ENNIS RD, GORT
- Sale date
- Declared sale price
- €295,000.00
NO 1 GORT NA RI, BALLYHUGH ROAD, GORT
- Sale date
- Declared sale price
- €395,000.00
GARRABEG, GORT, CO GALWAY
- Sale date
- Declared sale price
- €315,000.00
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% of the purchase price, or roughly 1,350 euro.
- Solicitor legal fees: approximately 1,500 to 2,500 euro plus outlay.
- Land registration fees: approximately 130 to 400 euro depending on the application type.
- Property valuation fees: approximately 150 to 300 euro.
- Surveyor fees: approximately 500 to 1,000 euro, highly recommended given the fire-damaged and partially demolished state of the structure.
- Annual home insurance: variable and subject to specialist underwriting due to the fire damage and reconstruction status; to be verified with insurers.
Forum Talk
What people are saying about this area
- Local discussions in the Gort area frequently touch upon rural housing development and the challenges of securing planning permission on family or rural land.
- Residents often discuss the availability and application processes for vacant and derelict property refurbishment grants offered by the local authority.
- Community interest is often high regarding local amenities, such as the proximity to Gort Golf Club and transport links to Kinvara and Galway.
- Buyers in the wider rural Gort region frequently share advice on sourcing reliable local contractors for major structural renovations and fire-damage repairs.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children1/10
The property is a partially demolished, fire-damaged house, making it entirely unsuitable and unsafe for young children to occupy until extensive rebuilding takes place.
- Teenagers1/10
Due to the severe fire damage and lack of internal access, teenagers cannot live here safely without a total structural reconstruction.
- Multi-generational Living1/10
The home requires substantial rebuilding and renovation before any multi-generational family could consider moving in.
- Single Buyers3/10
An ambitious single buyer with a strong construction background could see potential in the 0.81-acre site and 3-bed layout, though the current fire damage presents major hurdles.
- Couples3/10
Couples looking for a major project might be attracted to the site potential and possible refurbishment grants, but the property requires complete rebuilding.
- Empty Nesters2/10
The heavy construction and remediation required make this an impractical choice for empty nesters unless they are managing a large-scale contractor project.
- Retirees2/10
Given the fire-damaged and partially demolished state of the dwelling, retirees would face significant challenges managing the required construction works.
Work
3 areas- Remote Working4/10
While a rural retreat suits remote working, the property currently lacks habitable space and reliable broadband infrastructure should be verified by the buyer.
- Hybrid Commuting4/10
Proximity to Gort provides access to regional transport links, but the lack of a habitable structure makes commuting impractical at present.
- Retired3/10
Retirees looking for a peaceful location might appreciate the rural setting, but managing a fire-damaged rebuild is a major undertaking.
Practical
8 areas- Ageing in Place2/10
The property requires a complete ground-up rebuild, meaning universal design for ageing in place would need to be incorporated entirely from scratch.
- Low Maintenance1/10
A fire-damaged, partially demolished house with a 0.81-acre mature site represents the absolute maximum in property maintenance and project management.
- Secure Gated Entry3/10
There is currently no secure gated entry in place, and the site requires secure fencing due to its vacant and damaged condition.
- Minimalist Design3/10
The blank slate of a rebuild allows for minimalist design implementation, but the current structure offers no such features.
- Flexible Floor Plans5/10
Because the house requires extensive refurbishment and structural work, a buyer has substantial flexibility to redesign the 138 m² floor plan.
- Heritage Home2/10
The listing indicates a fire-damaged detached house rather than a protected or notable historical heritage home.
- Ecological Setup4/10
The rural site offers potential for eco-friendly retrofits or renewable energy installations during the mandatory refurbishment process.
- Outdoor areas8/10
The property benefits from a mature 0.81-acre site, providing ample outdoor space once cleared and landscaped.
Interests
9 areas- Gardening8/10
The 0.81-acre mature site offers plenty of outdoor space for extensive landscaping and gardening projects once the house is rebuilt.
- Walking7/10
The rural surroundings provide pleasant local roads and countryside scenery for walks, though rural roads typically lack dedicated footpaths.
- Gym2/10
There are no fitness facilities on site, and a drive into Gort would be required to access commercial gyms.
- Cycling6/10
The local country roads are suitable for cycling enthusiasts, though local traffic and road conditions should be verified.
- Golf9/10
The property is conveniently located just 3km from Gort Golf Club, making it ideal for golf enthusiasts.
- Fishing5/10
Buyers should investigate local angling opportunities in the wider Galway region, as specific local river or lake access details are not provided.
- Horse Riding6/10
The rural setting and generous site size could potentially suit equestrian interests, subject to local amenities and stabling.
- Water Sports6/10
Proximity to Kinvara and the wider coastal areas within a 12km radius allows for potential access to water sports.
- Entertaining2/10
Entertaining is impossible in the current fire-damaged and partially demolished state, though the future potential on the large site is high.
Lifestyle
5 areas- Quiet Living9/10
Situated in a rural area just outside Gort, the location offers a very peaceful and private setting on a mature site.
- Rural Living9/10
Set on a 0.81-acre rural site approximately 4km from Gort, this offers a traditional countryside lifestyle.
- Village Living5/10
While rural, the property is a short drive from Gort town amenities and about 12km from the seaside village of Kinvara.
- Coastal Living6/10
Being approximately 12km from the seaside village of Kinvara, coastal amenities are within reasonable driving distance.
- Urban Living2/10
The location is decidedly rural rather than urban, requiring a drive to Gort for everyday town services.
Social
6 areas- Community Involvement6/10
Proximity to Gort allows for integration into local community groups and activities once the home is made habitable.
- Café Culture4/10
Café options are limited locally, requiring a trip into Gort or Kinvara to enjoy local eateries.
- Nightlife3/10
Rural location means nightlife is minimal locally, though Gort town offers pubs and basic evening entertainment.
- Health/Wellness groups4/10
Access to local wellness groups or pilates & stretching classes would require traveling into nearby Gort.
- Networking Opportunities3/10
Networking options are sparse in this rural pocket, though Gort provides standard business and community networks.
- Tech-Hub Connectivity2/10
Buyers should thoroughly investigate broadband availability and speeds in this rural townland before committing to tech-dependent work.
Listing information
- Agent
- Farrell Auctioneers & Estate Agents LTD
- Phone
- 091 632 688 / 086 245 5925 / colm@colmfarrell.com
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-24E733HouseDelve · 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.