Ballabenna, Lhoobs Road, Foxdale, Isle Of Man
Description
A Distinctive Farmhouse with Approved Development Potential and Exceptional Land Opportunities Set within approximately 3 ½ acres of private countryside, including a sweeping private driveway, this beautifully renovated farmhouse offers the rare chance to enjoy immediate rural living while providing outstanding scope to create a significantly larger, bespoke country residence. There is also the option to acquire further land approaching 30 acres by separate negotiation, allowing purchasers to tailor the scale of their holding to suit their lifestyle ambitions. Alongside the farmhouse is an attractive stone barn with approved planning permission (11/003144/B) to be sympathetically renovated and linked to the existing home. This consent offers the opportunity to create an impressive extended residence of up to approximately 5,000 sq ft, providing a superb canvas for those seeking a substantial country home of real presence and character. The farmhouse has been thoughtfully modernised with sustainability and comfort in mind, featuring an air source heat pump, solar panels, and underfloor heating throughout, ensuring energy-efficient living without compromise. The result is a home that blends traditional rural charm with the expectations of contemporary living. Surrounded by open countryside and far-reaching views, the property enjoys a strong sense of privacy and tranquillity, while remaining conveniently located just a 15-minute drive from Douglas. Whether envisioned as a refined family home, lifestyle retreat, or long-term legacy property, this is an exceptional opportunity in one of the Isle of Man’s most unspoilt rural settings.
Not marked as sole agency on the original listing, so this property may also be marketed by other agents not captured in this data.
Nearby
- SchoolFoxdale School0.75 mi · 16 min walk · 2 min drive
- GP surgeryPeel Doctors4.8 mi · 102 min walk · 15 min drive
- DentistRegent Dental Practice4.4 mi · 94 min walk · 14 min drive
- SupermarketCo-op Food3.5 mi · 76 min walk · 11 min drive
- PubThe Baltic Inn0.76 mi · 16 min walk · 2 min drive
- RestaurantThe Hawthorn2.1 mi · 45 min walk · 7 min drive
- CaféArd Jerkyll1.1 mi · 24 min walk · 4 min drive
- Petrol stationUnnamed petrol0.76 mi · 16 min walk · 2 min drive
- AirportIsle of Man Airport8.6 mi · 28 min drive
Nearest match in each category, from a fixed list of Isle of Man amenities — not every pub, café or shop on the island, so treat this as a useful sample, not a complete picture. Distances are straight-line ("as the crow flies"), multiplied by 1.3 to approximate real road-network distance — this is an estimate, not turn-by-turn routing, and actual walking/driving routes may differ. Times assume constant average speeds appropriate to the Isle of Man's roads and 25/35mph limits: walking 4.5 km/h, cycling 14 km/h, driving 30 km/h — not open-road speeds, and they don't account for traffic, parking or terrain.
Masts nearby
No mapped communication mast within 2 miles of this property.
Read this before drawing a conclusion. These are masts mapped by OpenStreetMap contributors — 38 communication structures for the whole island, 29 of them tagged as carrying a mobile network. The operators run considerably more sites than that, so a mast not shown here is not evidence there isn't one. There is no official Isle of Man mast register to check against: Ofcom's Sitefinder never covered the island and the Communications Commission publishes no list. Nothing in this data says which generation a mast carries, so none of it can tell you whether a site is 5G.
Price per square metre
£675,000 over 464.5 m² is £1,453 per m². Compared with other properties currently for sale that publish a floor area — the percentage is this property against that group's midpoint:
Floor area comes from the Isle of Man Land Registry's transaction register via the agent's own listing, and covers the whole property. Comparisons are drawn from asking prices of properties currently for sale, not achieved sale prices — the Isle of Man sold register records no floor areas at all, so a sold £/m² cannot be calculated from it. Sample sizes are shown in brackets; small groups move a lot. This is context for a conversation with an agent, not a valuation.
What the numbers on this listing say
- New to this site 2 days ago. Little negotiating history has built up yet.
- Freehold. The most straightforward tenure to buy and to lend against. Tenure is as declared by the agent; have your advocate confirm it against the register.
Assembled from this site's own record of the listing and the Isle of Man Government sold-price register. It deliberately makes no recommendation and no valuation — it reports what is measurable and leaves the judgement to you.
What this purchase costs beyond the asking price
Duty is charged in slices, so each rate applies only to the part of the price inside its band. Three categories exist: owner-occupier (nothing on the first £230,000, 1% to £500,000, 2% above) — £6,200 here; resident but not owner-occupier, a second home or a let (2%, 2.5% above £3m) — £13,500; and non-resident (4%, 4.5% above £3m) — £27,000. Which one you fall into is a question about you, not about the property, and the Registry decides it. Scale set by the Land, Deeds and Probate Registries (Fees and Duties) Order 2023, in force 1 May 2023 — check the Central Registry's own calculator or ask your advocate for the figure that actually applies. This site is not a tax adviser and takes no fee from anyone named on this page.
What it would cost each month
The interest rate above is a placeholder you should replace with a real quote — this site holds no lender rates, is paid nothing by any lender, and is not advice. Land Registry duty is calculated from the published band scale; everything else follows from the numbers you type.
Getting connected
Four providers sell residential broadband on the island: Manx Telecom, Sure, Wi-Manx, BlueWave Communications. Manx Telecom owns and operates the fixed network the others largely resell, so what is physically available at an address is usually a Manx Telecom question whoever ends up billing you.
This site has no per-address availability feed and makes no claim about the speed, technology or price at this property — a "fibre available here" badge that turned out to be wrong on completion day would be worse than no badge at all. Check with a provider against the actual address before you rely on it. No provider pays this site anything, and these are ordinary links, not referrals.
What would improving it be worth?
Value added is the extra floor area priced at £2,651/m² — the midpoint asking price per m² among 28 Isle of Man properties currently for sale that publish a floor area. Cost uses real Isle of Man build rates: £4,000–£6,000/m² new build and £2,000–£4,000/m² refurbishment, depending on quality. Net is against the mid rate. The last column is how often Isle of Man actually grants that kind of application.
| Improvement | Value it might add | Likely cost | Net | Granted |
|---|---|---|---|---|
| Add a bedroom (single-storey extension) A modest double plus circulation, built new. ~14 m² |
£37,116 | £52,500 14 m² · mid spec new build range £42,000–£63,000 |
−£15,384 | 0% (314) |
| Loft conversion with a bedroom Works inside an existing roof, so it prices as refurbishment rather than new build — which is why it usually wins. ~20 m² |
£53,023 | £41,000 20 m² · mid spec refurb range £33,000–£50,000 |
+£12,023 | 0% (46) |
| Two-storey extension Roughly 14 m² on each of two floors. ~28 m² |
£74,232 | £105,000 28 m² · mid spec new build range £84,000–£126,000 |
−£30,768 | 0% (66) |
| Garage, annexe or outbuilding Detached space is worth less per m² than main-house floor area. ~18 m² |
£28,632 | £67,500 18 m² · mid spec new build range £54,000–£81,000 |
−£38,868 | 0% (199) |
Two things it cannot see. First, it prices floor area at the local average rate — it doesn't know your plot, your roof, your outlook, or whether an extension is physically possible; nor whether your street has a ceiling price that no amount of extending beats. Second, the rate comes from asking prices of other properties currently for sale, because the Isle of Man's sold register records no floor areas at all — so it reflects what sellers ask, not what buyers paid.
The obvious alternative method is worse, which is why it isn't used here: comparing a typical 3-bed with a typical 4-bed suggests a bedroom is worth around £430,000 island-wide. It isn't — a 4-bed is generally a bigger house on a bigger plot, so that figure measures the mix of what's for sale, not the value of adding a room.
Before spending anything, get a builder's quote and talk to an architect — what work of this kind actually gets approved here shows how often applications like yours succeed, and on what grounds the refusals go.
Building work on this property
Same estimate model this site uses on its planning pages (UK cost ranges with the Isle of Man's 18% uplift) — a rough starting point, not a quote. Always get quotes from an Isle of Man builder before budgeting.
See also all Isle of Man property professionals — architects, surveyors, mortgage brokers and trades.
Sale history
No prior sale found in the Isle of Man property register for this address.
Planning history
| Application | Description | Status |
|---|---|---|
| 11/00314/B | Renovation of farmhouse, erection of link extension and barn conversion to form a dwelling | Permitted Look up 11/00314/B on the official register |
Matched by house name/street and parish against Isle of Man planning applications decided between 4 Jan 2011 and 29 Dec 2023 (the government published no 2017 files, so that year is absent) — coverage is partial and not a unique-ID lookup. No bare decision date is available in this data, so the application number (which embeds its year) is shown instead. Where a "Worked on by" name appears, it's a known architect or surveyor cross-referenced by the same application number — worth a call before commissioning a fresh survey.
Search the official register for anything since 2023
Estimated cost of live planning permissions
Isle of Man planning permissions lapse 3 years after grant if unbuilt; these applications fall inside that window and were not refused, so they are presumptively still capable of being implemented.
- 11/00314/B — Single-storey extension
£53,100–£88,500Renovation of farmhouse, erection of link extension and barn conversion to form a dwelling
The work type shown is inferred automatically from the wording of the planning application's own description — it isn't stated by the applicant. The base cost range comes from published UK national renovation/build-cost guides for that type of project, with an 18% uplift for the Isle of Man. That uplift is not a guess: AtkinsRealis's July 2026 interim report for the Isle of Man Treasury puts Manx construction costs 18% above the UK average — joint 16th most expensive place to build on the BCIS rankings, comparable with Outer London — driven by imported materials with no local competition and a shortage of skilled trades. Figures exclude VAT at 20% and professional fees, typically 12–18%. These figures are indicative only, not a quote: actual cost depends on specification, finish, ground conditions and the contractor. For anything serious, get a quote from a local quantity surveyor or builder.
