
Slieve League House, Croaghlin, Teelin, Co. Donegal
Price on application
10 Bed~9 Bath~335 m²~BER B3
What you'll like:
- Prime tourist location: Positioned directly on the main access route near the spectacular Slieve League Cliffs, ensuring a steady stream of high tourist footfall throughout the peak seasons.
- Established business reputation: Operates as a well-known boutique guesthouse with strong online reviews and a loyal base of repeat guests, offering immediate income potential.
- Substantial scale: Features ten bedrooms, nine of which are en-suite, providing massive capacity for paying guests, large extended families, or various commercial hospitality ventures.
- Modern construction year: Built in 2004, meaning the property avoids many of the hidden structural defects typically associated with older, traditional rural Irish housing stock.
- Spacious floor area: Extends to approximately 3,603 square feet across the main building, offering generous reception, dining, and utility spaces designed specifically for commercial hospitality use.
- Generous land holding: Set on approximately 4.54 acres of elevated and peaceful grounds, providing exceptional outdoor space, ample guest parking, and wonderful privacy for visitors.
- Favorable energy rating: Achieved a B3 BER rating, which indicates good thermal efficiency and may qualify the buyer for green mortgage rates if financing personal residential portions.
- Advanced heating systems: Benefits from oil-fired central heating with underfloor heating installed on both the ground and first floors, ensuring luxurious year-round comfort for guests.
- Robust structural flooring: Features a concrete floor between the ground and first floors, which significantly enhances soundproofing between guest rooms and reduces structural vibration.
- Double-glazed joinery: Equipped with PVC double-glazed windows throughout the building, helping to retain internal heat and minimize noise from passing seasonal traffic on the route.
- Flexible accommodation layouts: Includes interconnecting family rooms that can easily be configured as double rooms or individual spaces, maximizing booking flexibility for diverse groups.
- Registered trade name: Includes the established Slieve League B&B trade name, giving new owners an immediate advertising advantage and recognized brand identity in the local market.
- Additional detached garage: Features a large detached outbuilding extending to approximately 1,496 square feet, offering fantastic extra space for storage, projects, or auxiliary operations.
- Proximity to local amenities: Located approximately a ten-minute walk from a popular local bar and dining spot, making it very convenient for evening meals and social outings.
- Wild Atlantic Way positioning: Sits directly on the renowned coastal driving route, capturing lucrative drive-by tourist traffic exploring the breathtaking rugged landscapes of County Donegal.
- Versatile potential uses: Suited for various ventures such as a walking lodge, wellness retreat centre, exclusive-use venue, or a spacious private family residence with room to grow.
- Quality kitchen appliances: Comes equipped with a Rangemaster five-ring gas hob, multiple ovens, grills, and integrated refrigeration units, facilitating efficient catering for large groups.
- Comfortable reception areas: Offers multiple separate lounges including open fireplaces and glass-fronted stoves, allowing guests to relax comfortably in distinct private seating zones.
- Ample guest parking: Features a large stone-chipped car park that easily accommodates multiple vehicles, removing any potential street parking frustrations during busy summer tourism months.
- Future development options: The expansive grounds and unfinished outbuilding spaces offer exciting avenues for future expansion to further increase the overall commercial yield of the asset.
But keep in mind:
- Unfinished garage apartment: The large detached garage contains unfinished second-story accommodation that will require capital investment, planning compliance checks, and completion works by the buyer.
- Commercial trading records: Buyers should thoroughly investigate certified accountant-prepared accounts to verify the true net operating income and profitability of the established guesthouse business.
- Commercial rates liability: Owning and operating a registered boutique guesthouse can trigger local authority commercial rates, which must be factored into ongoing operational overhead budgets.
- High seasonal volatility: Tourism demand in this remote rural region fluctuates heavily between seasons, meaning off-peak cash flow may drop significantly without careful financial planning.
- On-site septic compliance: Buyers must inspect the private effluent treatment system to ensure it meets modern environmental standards and has adequate capacity for a ten-bedroom commercial property.
- Private water supply: Verify whether the property relies on a private well or local source, checking both the continuous flow rate and regular potability testing results for guests.
- Planning permission checks: Purchasers should verify that all past extensions, outbuildings, and commercial changes of use fully comply with local Donegal county planning and fire safety regulations.
- Fire safety regulations: Operating a multi-room guest accommodation business requires strict compliance with commercial fire safety orders, potentially necessitating costly upgrades to doors and alarms.
- Remote geographical location: While scenic, the remote setting in County Donegal means longer travel times to major cities, airports, supply chains, and specialized tradespeople for maintenance.
- High maintenance overheads: A 3,603-square-foot property with nine en-suites will demand continuous cleaning, painting, and plumbing upkeep to maintain pristine boutique guesthouse standards.
- Underfloor heating complexity: While comfortable, repairing underfloor heating systems embedded in concrete floors can be exceptionally disruptive and expensive if leaks or faults ever occur.
- Staff recruitment challenges: Sourcing reliable hospitality, housekeeping, and culinary staff in a sparsely populated rural area can prove difficult during peak tourism seasons.
- Energy cost exposure: Heating a large building with ten bedrooms and constant hot water demands for guests exposes the business to volatile international oil and electricity price swings.
- Roof and attic insulation: Buyers should commission a surveyor to inspect the attic spaces and roof voids to ensure insulation levels match the high standards expected of a B3 rating.
- Boundary fence clarity: The expansive 4.54-acre plot should be carefully reviewed against land registry folio maps to verify exact boundary lines, rights of way, and access paths.
- Accessibility limitations: The two-story layout with stairs to the upper floor may lack a ground-floor accessible bedroom, potentially limiting marketing reach for guests with mobility impairments.
- Weather exposure risks: Being situated in an elevated coastal region exposes the exterior finishes, windows, and roof tiles to harsh Atlantic winds and driving rain, increasing wear.
- Future local competition: Monitor local planning applications for other holiday homes or guesthouses in the Teelin area that could increase competition for overnight tourist bookings.
- Broadband speed limitations: High-speed fibre internet connectivity should be independently verified, as reliable broadband is crucial for modern guests, online bookings, and remote business management.
- Commercial insurance costs: Public liability and commercial property insurance for a bustling guesthouse in a tourist hotspot can be exceptionally costly and require specialist underwriting quotes.
Price positioning
?
- Evaluating the valuation requires weighing the commercial goodwill of an established ten-bedroom boutique guesthouse against the remote rural setting in County Donegal, where broader regional property price registers indicate significantly lower baseline residential values.
- Upward valuation signals include the substantial 3,385 square foot floor area, a modern B3 energy rating, an expansive 4.54-acre plot, and proximity to major tourist attractions along the Wild Atlantic Way.
- Downward valuation signals and potential risks include the heavy reliance on seasonal tourism revenue, the maintenance liabilities associated with nine en-suite bathrooms, and unfinished internal sections of the detached secondary accommodation structure.
- Market support depends heavily on sustained post-pandemic tourism recovery and demand for hospitality businesses, whereas localized economic shifts or remote maintenance costs could severely undermine aggressive commercial pricing expectations.
Build Analysis
What we know from similar construction types
- The property is a substantial detached building constructed around 2004, featuring a floor area of approximately 335 square metres (3,603 square feet) on a 4.5-acre site.
- Construction details include concrete floors between the ground and first levels, oil-fired central heating with underfloor heating on both floors, and PVC double-glazed windows.
- A buyer should investigate the planning status and building compliance of the detached garage currently being completed to provide additional two-bedroom accommodation, ensuring all necessary permissions and certifications are in place.
- Given its commercial use as a boutique guesthouse, a prospective purchaser should verify that all fire safety regulations, commercial rates, septic tank registration, and local authority compliance requirements are fully met.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 3,500 euro to 5,000 euro.
- Explanation: Given the large floor area of approximately 335 square metres (plus additional detached spaces), the B3 energy rating, and the oil-fired central heating system with underfloor heating, heating and powering a property of this scale will incur substantial energy usage throughout the year.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a remote and scenic coastal rural environment, well removed from major industrial zones, heavy manufacturing, or large-scale waste facilities.
- Any prospective buyer should independently verify local records to confirm the complete absence of historical localized waste sites or legacy agricultural runoff concerns.
Flood Safe
8/10Water overflow reports to follow up
- The listing describes the property as occupying an elevated site, which generally reduces susceptibility to rising surface water and typical river flooding.
- Given its coastal and mountainous regional geography, buyers are advised to consult official flood maps and carry out due diligence regarding extreme weather exposure.
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 Teelin area
CAPPAGH, TEELIN, CO DONEGAL
- Sale date
- Declared sale price
- €141,000.00
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: Typically 1% of the purchase value for residential properties up to 1 million euro, and 2% on any balance above that.
- Solicitor legal fees: Generally range from 1,500 euro to 4,000 euro plus outlay and VAT, depending on the complexity of the transaction.
- Land registration fees: Property Registration Authority fees usually vary between 400 euro and 800 euro depending on the purchase value.
- Property valuation fees: Usually between 150 euro and 300 euro for a standard mortgage valuation.
- Surveyor fees: Ranging from 500 euro to 1,500 euro depending on the depth of the structural survey required for a large property.
- Annual home insurance: Estimated between 800 euro and 1,800 euro per year depending on the level of coverage chosen for a commercial or large residential footprint.
Forum Talk
What people are saying about this area
- Locals and visitors frequently discuss the exceptional tourist footfall and popularity of the nearby Slieve League viewing platform along the Wild Atlantic Way.
- Community discussions often highlight the growth of adventure tourism, walking trails, and outdoor pursuits in the Teelin and surrounding southwest Donegal area.
- Residents share positive sentiment regarding local hospitality spots such as nearby traditional pubs and dining venues popular with hikers.
- Traffic management and seasonal visitor numbers during peak tourist months are common topics of discussion among residents in the wider coastal district.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property offers ample indoor space and a large 4.54-acre plot for children to explore, though buyers should verify safety measures near rural or elevated areas.
- Teenagers7/10
With 10 bedrooms and generous reception spaces, there is plenty of room for teenagers, plus the detached garage apartment provides potential independent guest or older teen accommodation.
- Multi-generational Living9/10
The extensive bedroom count (10 bedrooms, mostly en-suite) and the detached two-story outbuilding make this exceptionally well-suited for extended family living.
- Single Buyers3/10
Maintaining a massive 3,603 sq ft commercial-scale property and 4.5 acres as a single occupant would require substantial time and effort.
- Couples5/10
Unless operating the existing guesthouse business, couples might find managing such a vast residence excessive for daily needs.
- Empty Nesters5/10
Provides plenty of space for visiting family, though the sheer size means much of the home could remain unused unless utilized for business.
- Retirees4/10
While it features a peaceful rural setting, the ongoing upkeep of a large guesthouse-scale property and extensive grounds may prove demanding in later years.
Work
3 areas- Remote Working8/10
Abundant room to set up dedicated home offices, though buyers should verify local broadband speeds and reliability.
- Hybrid Commuting1/10
The remote location in Teelin makes regular commuting to major employment hubs entirely impractical.
- Retired5/10
Peaceful for retirement, though the physical demands of managing a large estate or guesthouse business should be considered.
Practical
8 areas- Ageing in Place4/10
The multi-story layout and extensive grounds present mobility and upkeep challenges for long-term ageing in place.
- Low Maintenance2/10
A 3,603 sq ft building with 10 bedrooms, 9 bathrooms, and 4.5 acres requires continuous and substantial maintenance.
- Secure Gated Entry4/10
Features a large stone-chipped driveway and generous parking, though buyers would need to install automated security gates if desired.
- Minimalist Design3/10
Traditional guesthouse layout with numerous segmented rooms and en-suites rather than open-plan minimalism.
- Flexible Floor Plans9/10
Extremely adaptable layout featuring interconnecting family rooms, multiple reception areas, and a separate unfinished two-bedroom garage apartment.
- Heritage Home3/10
Built in 2004, this is a modern commercial-residential build rather than a period or historical heritage property.
- Ecological Setup5/10
Benefits from a B3 BER rating, oil-fired central heating, and underfloor heating, though further green upgrades could be explored.
- Outdoor areas10/10
Extensive grounds spanning approximately 4.54 acres in an extraordinary coastal and cliffside location.
Interests
9 areas- Gardening8/10
The 4.5-acre plot provides extensive outdoor grounds and landscaping potential for keen gardeners.
- Walking10/10
An absolute paradise for hikers and walkers, located right on the doorstep of the iconic Slieve League Cliffs and Wild Atlantic Way trails.
- Gym2/10
There are no commercial gym facilities nearby, requiring home gym setups within the expansive property.
- Cycling7/10
Stunning scenic routes surround the property, though hilly terrain and rural roads require confidence.
- Golf4/10
Access to championship golf courses in County Donegal will require significant driving distances.
- Fishing8/10
Coastal and river fishing opportunities are widely available throughout this rugged region of South Donegal.
- Horse Riding7/10
The expansive grounds and rural tracks offer great potential for equestrian pursuits, subject to local stable availability.
- Water Sports6/10
Proximity to the Atlantic coastline allows for certain ocean-based activities, though local water conditions can be rough.
- Entertaining10/10
Designed as a guesthouse with multiple reception rooms, a large guest dining room, and extensive parking, making it exceptionally well-equipped for hosting large gatherings.
Lifestyle
5 areas- Quiet Living9/10
Situated in an elevated and peaceful coastal setting in Co. Donegal, offering exceptional serenity despite tourist footfall nearby.
- Rural Living10/10
Set on approximately 4.54 acres surrounded by dramatic natural landscapes and open countryside.
- Village Living6/10
Proximity to local amenities like The Rusty Mackerel bar provides a touch of local community feel, though it remains a largely remote destination.
- Coastal Living10/10
Positioned right on the Wild Atlantic Way and adjacent to the world-famous Slieve League Cliffs.
- Urban Living1/10
Deeply rural and remote location far removed from city centers and urban conveniences.
Social
6 areas- Community Involvement6/10
Strong local community ties typical of rural Donegal, heavily supported by tourism and local hospitality venues.
- Café Culture3/10
Limited local café options given the rural setting, though seasonal tourist spots operate nearby.
- Nightlife3/10
Restricted mostly to local traditional pubs like The Rusty Mackerel rather than diverse urban nightlife.
- Health/Wellness groups4/10
Formal wellness classes are scarce locally, though the property itself is actively marketed as ideal for a retreat centre.
- Networking Opportunities2/10
Primarily a tourism and hospitality node rather than a corporate or professional networking environment.
- Tech-Hub Connectivity1/10
Geographically isolated from any recognized technology clusters or urban innovation hubs.
Listing information
- Agent
- Henry Kee & Son
- Phone
- 074 9131050
- Published on HouseDelve
- 27 September 2026
- Correction
- Report an issue
HD-456AF5HouseDelve · 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.