Tullylannagh, Leitrim Village, Co. Leitrim., Folio LM1975FN41WY68
€250,000
5 Bed~3 Bath~239 m²
What you'll like:
- Generous Floor Area: The property spans an impressive 239 square metres, providing ample space for a large five-bedroom family home layout.
- Elevated Panoramic Views: Positioned high up, the residence offers striking vantage points overlooking Leitrim Village and the nearby River Shannon landscape.
- Substantial Plot Size: Sitting on approximately 0.54 acres of land, the site grants great outdoor expansion and comprehensive garden landscaping opportunities.
- Detached Garage Included: The inclusion of a large double garage offers exceptional additional storage or practical workshop capabilities for vehicle owners.
- Attractive Asking Price: Listed at €250,000, the property represents an accessible entry point relative to its expansive size and impressive footprint.
- Renovation Grant Potential: The listing notes potential qualification for derelict property grant schemes, which could significantly offset initial structural investment costs.
- Desirable Village Proximity: Being situated on the outskirts of Leitrim Village ensures convenient access to local shops, pubs, and community services.
- Waterway Amenity Access: The location close to the Shannon Erne Waterway provides wonderful recreational boating, fishing, and scenic walking lifestyle benefits.
- Blank Canvas Project: Advanced construction status allows ambitious buyers to completely customize interior finishes, specifications, and modern heating configurations.
- Established Structural Shell: Built approximately thirty years ago, the main structural envelope is already in place, saving considerable initial construction time.
- Quiet Rural Setting: The property delivers a peaceful countryside atmosphere while remaining well connected to neighboring regional hubs.
- Flexible Interior Layout: The vast square footage enables imaginative architectural changes, such as open-plan kitchen living zones or dedicated home offices.
- Stable Pricing History: Recorded asking prices have remained completely unchanged at €250,000, suggesting a firm vendor baseline without erratic price adjustments.
- Strong Resale Upsale: Successfully completing the renovation of a large detached home in this scenic locale could yield robust long-term capital appreciation.
- Private Outdoor Space: The elevated grounds provide a wonderful sense of seclusion and privacy away from main public thoroughfares.
- Tradesperson Opportunity: Highly suitable for experienced builders or DIY enthusiasts looking to apply their trade skills to a rewarding restoration project.
- Regional Hub Proximity: Easy driving access to nearby Carrick-on-Shannon expands employment, secondary schooling, and major retail shopping options for residents.
- Scenic Tourism Surroundings: Positioned centrally within the renowned Leitrim lakes region, offering a picturesque environment for outdoor enthusiasts and nature lovers.
- Independent Utility Setup: Ownership of a standalone plot allows buyers to design modern, efficient private waste and water management systems if required.
- Clear Title Identifier: The property is referenced under a specific land folio identifier, facilitating straightforward legal conveyancing and title verification checks.
But keep in mind:
- Missing BER Rating: The property currently lacks a Building Energy Rating certificate, which obscures the actual energy efficiency and upgrade costs involved.
- Comprehensive Renovation Required: Although structurally advanced, the house requires extensive finishing works throughout, demanding a substantial capital injection beyond purchase.
- Grant Eligibility Uncertainty: Buyers must independently verify if the building successfully meets all strict criteria required to secure vacant or derelict refurbishment grants.
- Hidden Structural Defects: Having remained unfinished for a prolonged period, potential dampness, weathering, or timber decay issues should be thoroughly investigated.
- Wastewater System Verification: The status of existing septic tanks or sewage treatment facilities must be inspected to ensure compliance with modern environmental standards.
- Water Supply Confirmation: Prospective purchasers should verify whether public mains water is connected or if a private well requires drilling and filtration.
- Unfinished Roof Integrity: The longevity and weatherproofing of the roof timbers and coverings installed decades ago require professional engineering inspection.
- Electrical Rewiring Needed: First-fix or outdated electrical installations will likely need complete replacement to satisfy current safety regulations and certification standards.
- Plumbing System Overhaul: Complete heating and plumbing infrastructure must be designed, installed, and certified, adding considerable expense to the overall renovation budget.
- Planning Permission Compliance: Buyers should check if any historical construction work deviates from original planning permissions or if retention permissions are necessary.
- Access Road Condition: The local approach roads and entrance driveway require evaluation to ensure heavy construction vehicles can safely access the site.
- Boundary Demarcation Check: Legal advisors must verify all folio boundary lines against physical site fencing to prevent future neighbor disputes.
- Local Property Tax Revaluation: Completing and occupying the dwelling will trigger a mandatory LPT reassessment based on the finished market value.
- Extended Construction Timeline: Managing a major residential renovation project requires significant time, project management expertise, and patience during completion.
- Contingency Budget Necessity: Unexpected hidden defects are common in part-finished older builds, necessitating a robust financial buffer alongside the purchase price.
- Contractor Availability Delays: Securing reliable local tradespeople and builders for comprehensive renovation projects can be challenging in rural regional locations.
- Property Insurance Hurdles: Insuring a vacant or unfinished structure during construction can be complex and typically incurs higher premium costs.
- Potential Radon Presence: Leitrim can experience elevated radon levels, meaning baseline gas testing and subsequent mitigation measures should be factored in.
- Surface Water Drainage: The elevated sloped site requires proper exterior drainage engineering to prevent rainwater runoff pooling around foundations.
- Long-Term Liquidity Risks: Heavy reliance on finding a niche buyer willing to take on a major project could impact future resale turnaround times.
Price positioning
?
- The asking price of 250000 euros appears overvalued when considering the significant capital outlay required to complete a substantial five-bedroom residence that is currently at an advanced stage of construction but demands comprehensive renovation.
- Valuation signals are driven by the property's prime elevated position spanning 0.54 acres with panoramic views over Leitrim Village and the River Shannon, which heavily offsets standard depreciation typically associated with unfinished dwellings.
- Potential support for this price level stems from eligibility for the derelict grant scheme and strong appeal to builders or DIY enthusiasts, whereas heavy construction costs and unknown hidden structural defects could severely undermine profitability.
- The stable asking price history since initial listing suggests a firm seller position with minimal immediate motivation to discount, indicating that buyers must factor in substantial finishing budgets rather than expecting soft pricing dynamics.
Build Analysis
What we know from similar construction types
- The property is approximately 30 years old and is described as being at an advanced stage of construction but requiring comprehensive renovation and finishing.
- The structure extends to approximately 239 square metres (2,573 square feet) and includes a large double garage on an elevated 0.54-acre site.
- The listing notes that the property may qualify for the derelict or vacant property refurbishment grant schemes, subject to successful application and verification of eligibility criteria.
- A buyer should investigate the structural integrity of the existing shell, the condition of any installed roof and window elements, and potential water ingress or damp issues given the extended period the building has remained unfinished.
- A thorough professional survey is recommended to assess compliance with historical planning permissions, building regulations applicable at the time of construction, and the extent of remedial works needed to bring the property to a habitable standard.
Retrofit Cost*
Possible renovating / insulating expenditure
- The BER rating is noted as exempt or not provided, but given the property requires comprehensive renovation from an unfinished state, a deep retrofit is necessary.
- Estimated deep retrofit and completion costs are likely to range from €100,000 to €150,000 or higher, depending on the current state of insulation, heating, wiring, and plumbing, and whether the buyer avails of available government grants.
Heating cost*
Estimated expense to heat this property every year
- Annual heating costs are difficult to estimate precisely as the property is currently undergoing a comprehensive renovation and lacks a BER rating.
- Assuming a future modern retrofit with efficient insulation for a 239 square meter detached house, annual heating costs could range from 1,800 to 2,500 euro depending on the chosen heating system and energy source.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in an elevated rural setting outside Leitrim Village, showing no apparent proximity to major industrial pollution sources or modern waste incineration facilities.
- Any historical land use or potential legacy concerns should be independently verified by the buyer's surveyor as part of standard due diligence.
Flood Safe
8/10Water overflow reports to follow up
- The property occupies an elevated site above Leitrim Village and the River Shannon, providing significant natural separation from nearby lower-lying flood zones.
- Official river flood mapping places the nearest identified flood risk areas at a safe distance away from the main residential structure.
- Comprehensive site renovation provides an opportunity to ensure proper exterior drainage and damp-proofing are fully integrated during construction.
The property is outside the mapped flood area. But the nearest mapped area is approximately 148 metres away.
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 Co Leitrim area
No verified results were found for this group in the previous five years.
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: €2,500 — 1% of €250,000.
?
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 are estimated to range between 1,500 and 3,000 euro plus VAT, depending on the complexity of the conveyancing process.
- Land registration fees will typically cost between 400 and 800 euro based on the property purchase price.
- Property valuation fees generally range from 150 to 300 euro.
- Surveyor or engineer fees are estimated between 500 and 1,200 euro, which is particularly recommended for assessing the scope of renovation required for this property.
- Annual home insurance is estimated between 400 and 800 euro, though buyers should verify rates once the renovation works are completed.
Forum Talk
What people are saying about this area
- Locals in Leitrim Village frequently discuss the scenic beauty and growing appeal of properties situated along the River Shannon and the Shannon-Erne Waterway.
- Residents on community forums often highlight the active tourism and boating community, which brings vibrant seasonal activity to the area.
- Discussions regarding local infrastructure often touch upon rural connectivity and the ongoing maintenance of regional roads surrounding Leitrim Village and Carrick-on-Shannon.
- Community groups frequently share updates on local amenities, village events, and the benefits of rural family living within County Leitrim.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children3/10
The property requires comprehensive renovation and presents significant safety hazards for young children due to its incomplete construction state, though the 0.54-acre site offers plenty of outdoor room to play once completed.
- Teenagers6/10
With 239 square metres of floor area and five bedrooms, there is ample personal space for teenagers, but the property requires extensive finishing before it is habitable.
- Multi-generational Living5/10
The generous five-bedroom layout and 0.54-acre site provide good physical capacity for multi-generational living, though substantial interior redesign would be needed to tailor the space.
- Single Buyers2/10
A major five-bedroom renovation project is generally an overwhelming undertaking for a single buyer without dedicated building experience or trade skills.
- Couples4/10
For couples with construction experience or a strong DIY vision, this represents an exciting project to build a dream home, but it is not move-in ready.
- Empty Nesters4/10
The large footprint offers plenty of room for visiting family, but managing a massive renovation project may not suit empty nesters looking for a low-stress lifestyle.
- Retirees3/10
Retirees looking for comfort and ease would face significant challenges managing a major structural finish and potential maintenance on an elevated, incomplete property.
Work
3 areas- Remote Working6/10
The large floor area allows plenty of space to set up a dedicated home office, though broadband connectivity should be verified by the buyer.
- Hybrid Commuting4/10
Leitrim Village is relatively remote from major employment cities, making regular hybrid commuting demanding.
- Retired5/10
While the scenic setting suits retirement, the heavy renovation workload makes it less immediately practical unless completed by contractors.
Practical
8 areas- Ageing in Place3/10
The two-story layout and elevated site present accessibility challenges, and the property requires complete fit-out to accommodate modern accessibility needs.
- Low Maintenance1/10
As an unfinished property requiring comprehensive renovation and finishing across 239 square metres, maintenance and construction management needs are exceptionally high.
- Secure Gated Entry3/10
The property currently features an open site setup, and any security gates would need to be installed as part of the finishing works.
- Minimalist Design4/10
While the blank canvas allows for a minimalist layout to be designed from scratch, the existing structure follows a traditional detached footprint.
- Flexible Floor Plans8/10
Because the interior requires comprehensive finishing, the purchaser has a rare opportunity to completely configure the layout to their exact requirements.
- Heritage Home2/10
Originally constructed approximately 30 years ago, this is a modern concrete-era build rather than a traditional heritage or period home.
- Ecological Setup4/10
The property's BER is not provided and it requires full systems installation, giving buyers a chance to integrate modern eco-friendly heating and insulation.
- Outdoor areas9/10
The property stands on an exceptional 0.54-acre elevated site with panoramic views, offering massive outdoor potential.
Interests
9 areas- Gardening8/10
The 0.54-acre site offers enormous scope for landscaping, creating extensive gardens, and outdoor cultivation projects.
- Walking8/10
The scenic surroundings near the River Shannon and Shannon Erne Waterway provide wonderful opportunities for walking and exploring.
- Gym3/10
Dedicated commercial gym facilities are limited locally, requiring home workout setups or travel to larger towns.
- Cycling7/10
The surrounding countryside and regional roads offer scenic routes for cycling enthusiasts.
- Golf5/10
While the wider region features golf courses, buyers should verify the exact travel times to the nearest clubs.
- Fishing9/10
The property's proximity to the River Shannon and the Shannon Erne Waterway makes it an ideal location for fishing enthusiasts.
- Horse Riding6/10
The generous site and rural surrounds could accommodate equestrian interests, though local equestrian facilities should be verified.
- Water Sports9/10
Overlooking the River Shannon, the location is exceptionally well-suited for water sports, boating, and river activities.
- Entertaining7/10
Once renovated, the large five-bedroom home and 0.54-acre grounds will provide fantastic spaces for hosting guests and entertaining.
Lifestyle
5 areas- Quiet Living9/10
Situated on an elevated site on the outskirts of Leitrim Village with panoramic views of the countryside and River Shannon, the location offers a peaceful and private setting.
- Rural Living8/10
The property combines a rural feel on 0.54 acres with close proximity to the natural amenities of the Shannon Erne Waterway.
- Village Living8/10
Located on the outskirts of Leitrim Village, residents have easy reach to local shops, pubs, restaurants, and community amenities.
- Coastal Living1/10
The property is inland in County Leitrim, far away from any coastal environment.
- Urban Living2/10
This is a rural or village-edge setting rather than an urban location, lacking city conveniences on the doorstep.
Social
6 areas- Community Involvement7/10
Leitrim Village offers local community facilities, pubs, and events that encourage active participation in village life.
- Café Culture5/10
Basic local amenities are available in the village, but an extensive café culture requires traveling to larger nearby towns like Carrick-on-Shannon.
- Nightlife3/10
Nightlife is limited to local village pubs and restaurants, with vibrant nightlife requiring trips to larger urban hubs.
- Health/Wellness groups4/10
Local wellness groups may exist within the community, but buyers should investigate specific availability in the immediate area.
- Networking Opportunities2/10
The location is primarily residential and rural, offering minimal local professional networking opportunities.
- Tech-Hub Connectivity2/10
There are no major tech hubs in the immediate vicinity, making local professional tech networking virtually non-existent.
Listing information
- Agent
- DNG McGill
- Phone
- 043 334 5822
- Current status
- active
- Published on HouseDelve
- 3 November 2026
- Correction
- Report an issue
HD-5A0FE2HouseDelve · 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.