According to recent research into global climate, population and economic conditions, Ireland is among a number of northern regions set to see an influx of tourists put off by the Med's soaring temperatures. With Mayo jutting out into the Atlantic, over-heated tourists can always rely on cool sea breezes!

Not that the county, renowned for its rugged beauty and unspoilt beaches, is in need of global warming to boost tourism: 2005 saw record numbers of visitors to Mayo, considered a yearround destination.

Domestic tourism in Mayo topped previous figures and the tourism spend increased by 20m to 230m last yea, according to Ireland West Tourism.

Bed nights increased by almost 120,000 to 4.4 million, bringing the county's market share of bed nights up from 17% to 18%.

Road, rail and air transport upgrades have also made the county more accessible, according to Brian Quinn, senior tourism officer with Bord Failte for Ireland West.

"Improvements to the motorway at Mullingar, for example, have made a big difference to travelling times, and there are plans to increase the number of trains from three to five, " Quinn said.

"Both of these factors will help increase frequency of travel further."

The most popular tourist locations in Mayo are Westport, Achill and Louisburgh, although Ballina and Belmullet are also popular.

"The main hub for holiday homes in Mayo forms a horseshoe shape around Clew Bay, stretching from Achill to Louisburgh, " explains Michael Davitt of Cronin Estates.

In terms of prices, Westport is probably the most expensive, with Mulranny following closely behind. Tuohy Real Estate Alliance recently sold a five-bed house with cottage in Mulranny for 500,000 inclusive.

Prices in Louisburgh are on the way up, with small plots of land (circa 0.51 hectare) in rural locations close to the town and with sea views starting from 95,000.

O'Toole Auctioneering in Westport currently has a three-bed traditional cottage, close to the beach in Devlin for 250,000.

But if you're on the hunt for value in this part of Mayo, according to Davitt, Newport is showing signs of growth and is probably a good location. "You could pick up a four-bed for 250,000 to 300,000."

Further out the coast in the northwest, Belmullet offers even better value, with prices around 10% less than Westport, according to local agents.

Mayo's many attractions include uncongested holiday resorts and excellent angling, as well as coarse and flyfishing, particularly around Ballina and the River Moy.

An outdoor enthusiast's paradise, the county has a variety of golf courses, as well as great locations for watersports and excellent walking and climbing trails.

Mayo's tourism highlights include Croagh Patrick, Knock Shrine, the Ceide Fields near Ballycastle, and Cong, forever associated with John Wayne and Maureen O'Hara in the Hollywood film, The Quiet Man.

Not that the nightlife or entertainment is very quiet either: while few visit Mayo for the weather, many decide to return for the craic.

The range of visitor attractions and activities is also expanding every year, according to Grainne Kilcoyne, projects administrator at Bord Failte.

"The Mayo 5000 celebration in 1993 really inspired interest in Mayo and led to Riverdance, which was a spin-off from 'The Mayo Suite', composed by Bill Whelan, John McColgan and Moya Doherty, working together for the first time, " says Kilcoyne.

"Festivals are a part of life here, particularly in the summer months, when your only challenge is choosing . . . will it be beach racing, arts, traditional music or a children's festival?"

WESTPORT

Distance from Dublin: 160 miles Key attractions: Westport House and Country Garden, Westport Golf Club, Glenans Sailing Centre, Doon Promontory Fort, Ashford Castle Shopping and eating: Ardmore Country House Hotel and Restaurant, The Blue Wave Restaurant, The Clock Tavern Bar and Restaurant Entertainment: Matt Molloy's pub, Hotel Westport, The Beech Club leisure centre, Castlecourt Hotel. Atlantic Coast Hotel Leisure Centre, Westport Arts Festival Average price of a holiday home:

Three-beds start from 350,000 to 400,000 depending on location Westport is a unique heritage town with a continental feel. Planned and designed by architect James Wyatt, it boasts a beautiful Georgian layout with tree-lined streets, a bustling old-world harbour and a fabulous location, looking out over Clew Bay.

The town is an extremely popular year-round holiday destination, according to Michael Davitt of Cronin Estate Agents, and both the residential and holiday home sectors are competitive.

Although the tourist market is a good mix of Irish, British, mainland European and American visitors, holiday home buyers tend to be Irish, particularly from the east coast and Galway areas, according to Brendan French of Tuohy Real Estate Alliance.

"Anywhere in Westport or close to the town is a good location, " Davitt says, "but the creme de la creme of locations has to be along the coast road, heading towards Louisburgh.

"This is where you pay for the view and where you'll find the designer properties.

Houses here regularly sell for anywhere from 700,000 to 1.1m. We currently have a one-acre site along here which has already achieved bids in excess of 270,000."

With many families choosing to relocate here and a thriving long-term rental market servicing foreign nationals who work in the booming tourist sector, speculation that the ending of Section 48 tax allowances would bring a flood of holiday home property to the market is likely to be misplaced, according to Davitt.

Popular locations close to the town include The Harbour, Rosbeg, Streamstown and Belclare. "On average, holiday homes achieve between, 600 and 900 per week depending on location and house type, year round in Westport, " says Davitt.

"For long-term rental, four-beds close to the town centre achieve around 1,200 per week and three-beds 900 per week."

LOUISBURGH

Distance from Dublin: 173 miles Key attractions: Blue Flag beaches at Carrowmore, Sliver Strand, Croagh Patrick, National Famine Museum, Connemara National Park, Clare Island, Megalithic tombs Shopping and eating: Durkans Weir House and Restaurant Entertainment: Ocean Lodge Hotel, West View Hotel, Feile Chois Cuain Average price of a holiday home:

From 200,000 upwards A 20-minute drive along the scenic coast road from Westport, Louisburgh is a small and increasingly popular base for holiday-home makers. With several Blue Flag beaches, including Silver Strand, location for the latest Calvin Klein advert, and excellent fishing, the residential market in the town has become buoyant in recent years, according to Michael Davitt of Cronin Estates.

As an up and coming location, prices in Louisburgh are more competitive than in Westport. The real advantage of the village, though, is better supply, according to Brendan French of Tuohy Real Estate Alliance.

"There's a good supply of second-hand and one-off housing, as well as welllocated new builds in the area. Prices start at around 200,000, depending on location, and detached properties with views start at around 300,000."

The countryside around Louisburgh, particularly to the west of the town and south toward Leenane on the Galway/ Mayo border also offers a good location for that rare species, a bargain cottage.

Yet that's still a competitive market says French, who recently sold a derelict site with fantastic views on a couple of acres at Kilsallagh for 430,000 at auction. Properties around Leenane can be found for around the 200,000 mark.

Holiday homes rent for around 400 to 700, depending on season and occupancy.

ACHILL ISLAND

Distance from Dublin: 180 miles Key attractions: Five Blue Flag beaches, rugged, unspoilt scenery, Gaeltacht location, Slievemore Deserted Village, Kildamhnait Castle, The House of Prayer, and watersports Shopping and eating: Sweeney's SuperValu, Kieran Sweeney's Craft shop Entertainment: Numerous festivals including the Achill Seafood Festival, cultural festival Scoil Acla and a yawl sailing festival, Cruinniu Badoiri Acla, as well as the October Arts Festival.

Average price of a holiday home:

Three-bed properties starting from 250,000 Accessible year-round by bridge, Achill Island was Ireland's first holiday destination and is one of Europe's last non-commercial tourist resorts, according to local estate agent Tom Cafferkey of Achill Island Properties.

Famous for its dramatic land and seascapes, which have provided inspiration for writers, poets and artists such as Paul Henry over the years, today it is one of the top surfing destinations and a mecca for all sorts of watersports.

Tourism and the holiday home market are buzzing throughout the year as a result of those pursuits, according to Cafferkey, particularly around the entertainment hub at Keel, where much of the outdoor and watersports activities are based. The supply of houses on the island is good thanks to tax incentive schemes.

Most buyers are Irish, and they are predominantly people with a family connection to the island.

"Your average three-bed, three-star standard accommodation would cost around 250,000 and upwards in Keel, " says Cafferkey, "and rental in the high season (July-August) is around 600 to 700 per week."

Duort, on the other side of the island is slightly more expensive. "This was the original tourist location and properties here start around 300,000, although you can find new apartments for around 200,000, " Cafferkey says.

Other popular locations include Dooagh, with prices around 250,000, and Achill Sound, which gets 'pilgrim tourism' with the House of Prayer.

ON THE MARKET FURMOYLE, LOUISBURGH

Price: 360,000 Agent: Cronin Estate Agents, 098-25449 Just a few miles outside Louisburgh, this cosy, three-bed cottage style property has fantastic views of Croagh Patrick and is within easy reach of Cross and Carowniskey beaches.

Finished to a high standard throughout and set on a large, landscaped site with separate garage. it is an ideal family getaway or holiday rental property. Furmoyle features a large living room with views upstairs. Also on this level, is the master bedroom with en-suite. Downstairs is a kitchen/dining room, a sitting room, two bedrooms and main bathroom.

BUNAHOWNA, MULRANNY

Price: 500,00 ( 390,000 without cottage) Agent: Tuohy & Co Real Estate Alliance, 098-28000 This provides a chance to buy two properties in a sought-after location, less than two miles from Mulranny and its blue flag beaches. Bunahowna, comprising a main residence with adjacent cottage, boasts spectacular views of Clew Bay. The main residence has a split-level design with large reception rooms and four bedrooms, two en-suite. The refurbished cottage in need of some modernisation, on a smaller landscaped site, has one reception room with bay window and sea views. Purchase is optional to interested parties.

PROSPECT, WESTPORT

Price: 520,000 Agent: Cronin Estate Agents, 098-25449 In show house condition, this stunning holiday home on 0.75 acres of landscaped gardens is in a premier location on the coast road from Westport to Louisburgh. Boasting wellproportioned rooms, with views over Clew Bay and finished to a high standard, accommodation includes an L-shaped living/kitchen area with open fireplace and country-style kitchen. Upstairs are three bedrooms, the master en-suite. Just five minutes from Westport, the property is also ideally located close to Cloona Health Centre and many fine mountain walks.

NO. 3, CRUMPAUN HOLIDAY VILLAGE, KEEL

Price: 300,000 Agent: Achill Island Auctioneers, Tom Cafferkey, 087-6452780 Benefiting from a great location and Section 23 tax allowances, No. 3 Crumpaun Holiday Village will appeal to buyers looking for attractive investment potential. Situated on the Slievemore road, just half a mile from the centre of Keel village, renowned for its windsurfing and entertainment, this property comes fully furnished and has a Section 23 allowance of 120,000.

Accommodation includes open-plan kitchen/dining room, living room with feature "replace and three bedrooms, one ensuite.

CEOL NA HEAIN, BUNNACURRY, ACHILL

Price: 240,000 Agent: Achill Island Auctioneers, 087-6452780 Situated in the heart of the Achill Gaeltacht, this is a new development of seven detached cottages. The property is well located for watersports enthusiasts, since all of Achill's five Blue Flag beaches are within a 10-minute drive. Though the house is traditional looking on the outside, the accommodation and layout is modern and includes a living room, open plan kitchen/dining room, hot press, bathroom with WC/WHB and shower, and three bedrooms, two en-suite with walk-in wardrobes. There is a 10-Year Home Bond Guarantee on the house.