Lower Fermanagh Street, Clones, Co. Monaghan

Larmer Property is delighted to introduce to the market the former Clones Dry Cleaners, an exceptional development and investment opportunity situated on Lower Fermanagh Street in the heart of Clones, Co. Monaghan.

Positioned squarely in a prime town-centre location, this property offers immediate, walk-to access to all everyday shops, services, and local amenities. Adding to its practical appeal, the rear of the property directly backs onto the SuperValu car park, offering superb convenience for access, parking, and town navigation.

Site Size: 470 Sq. Metres / 0.116 Acres / 0.047 Hectares

Planning Permission & Potential Layout
A standout feature of this listing is its completed change of use. Transitioning from its original footprint as a commercial dry cleaning business, the property now comes with full planning permission for conversion into a modern 2-bedroom residence. This pre-approved planning removes significant bureaucratic delays and uncertainty for the incoming owner.
Whether you are an investor looking to add a high-demand rental to your portfolio or a buyer seeking to build a custom town-centre residence, the layout provides a clear, actionable roadmap for transformation.

Modernisation Project & The €70,000 Vacant Property Refurbishment Grant
The property is currently in raw condition and requires full modernisation, including a complete re-wire, re-plumbing, structural updates, and comprehensive interior fit-out.
Crucially, because the building has been vacant and structurally disused for an extended period, it qualifies for the Derelict Property Refurbishment Grant of up to €70,000 (Under the Croí Cónaithe / Vacant Property Refurbishment Grant scheme).

Key Benefits of the Grant:

Direct Equity Injection: Up to €70,000 in non-repayable grant funding significantly reduces the net out-of-pocket capital required for major works like re-wiring, re-plumbing, roofing, and structural repairs.

Improved Energy Performance: Grant funds can be paired with additional SEAI energy efficiency grants (such as insulation, heat pumps, and window upgrades) to transform a historic structure into a high-BER rating modern home.

By offsetting heavy renovation costs through state support, investors and homebuilders can achieve a finished project value well above their total capital outlay.

Strategic Location & Regional Connectivity
Clones is a historic market town experiencing significant local investment and renewal in the last number of years. A major highlight for the area is the ongoing Ulster Canal restoration project. This ambitious redevelopment is revitalising the waterway network through Clones, driving local tourism, improving recreational infrastructure, and creating a vibrant destination for both residents and visitors.

Furthermore, the property benefits immensely from its strategic border position. Located just minutes from the Northern Ireland border, Clones shares close proximity to neighbouring Northern Irish counties such as Fermanagh and Tyrone. This seamless cross-border connectivity makes the location highly attractive for buyers or tenants commuting across the region for work, education, or leisure.

An Unmissable Investment:
Priced competitively to sell, this property represents one of the most accessible entry points into the Co. Monaghan property market. The combination of its central town-centre placement, the €70,000 derelict grant eligibility, full planning permission for a 2-bedroom home, and the broader economic resurgence driven by the Ulster Canal project makes this former Clones Dry Cleaners an unmissable prospect.

Contact us today to arrange a viewing.

Features
Town Centre Location
Qualifies for Derelict Property Grant
Full planning for a two bedroom residence
Large yard available for a number of uses subject to planning
Ample private parking on-site
Site Size: 470 Sq. Metres / 0.116 Acres / 0.047 Hectares
Area Of Residence : 0.91 Sq.Mtrs.

BER Details : BER: E2

Directions
Driving into Clones from Monaghan Road, turn right at the traffic lights going on to the R183 at the end of this road turn right and the house is immediately on your right - See Larmer Sign
Viewing Details
Strictly by appointment with Larmer Property

Proof Of Funds
Before we can take and offer on a property, we need to have had sight of proof of funds. This is simply, as the term suggests, proof that the buyer has the financial means to complete the transaction at the amount of his/her offer. There are a number of means by which someone can finance the purchase of a transaction and equally a number of methods by which proof of funds can be conveyed to an agent.

Examples of Proof of Funds:
Cash + Mortgage Approval from a Financial Institution (mortgage buyers):
This is the most common proof of funds for those financing a transaction partly with cash and partly with a mortgage. To prove a cash balance, a bank statement or screenshot of same will be acceptable. Alternatively an email from a bank official confirming that a sufficient bank balance is in place is acceptable. To prove that a mortgage is in place, we require a letter of offer or approval in principle from the lending institution. The combined amount of the cash and mortgage approval will need to be at least the amount of your offer on the property.

Cash in Bank (cash buyers)
We require a bank statement(s) in your name with cash balance(s) equal to or in excess of your offer amount. Alternatively a letter from your bank or solicitor confirming a cash balance of at least your offer amount is also acceptable.

Selling an Existing Property
Very often, a buyer will be financing the purchase of a property through the sale of an existing property. From a vendor's point of view, it is a little bit risky to accept an offer that is subject to the sale of another property - this is referred to as being in a chain and if for any reason the sale of that property falls through, the offer then no longer holds any water. If trying to use the sale of an existing property as proof of funds, an email from the selling estate agent as to the offers currently on that property will give some comfort to a vendor and is probably the best thing to do in this situation

Disclaimer
The above details are for guidance only and do not form part of any contract. They have been prepared with care but we are not responsible for any inaccuracies. All descriptions, dimensions, references to condition and necessary permission for use and occupation, and other details are given in good faith and are believed to be correct but any intending purchaser should not rely on them as statements or representations of fact but must satisfy himself / herself by inspection or otherwise as to the correctness of each of them. In the event of any inconsistency between these particulars and the contract of sale, the latter shall prevail. The details are issued on the understanding that all negotiations on any property are conducted through this office.