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Photograph 1 of 5 of 0.70 Acre Site, Ballynamantan, Gort, Co. Galway
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0.70 Acre Site, Ballynamantan, Gort, Co. Galway

€70,000

What you'll like:

  • Generous parcel size: The 0.70-acre site offers ample space to design a substantial family home with extensive gardens and privacy. This generous footprint provides wonderful flexibility for landscaping and outdoor living areas.
  • Proximity to town: Located just 1.5 kilometers from Gort town, future residents will enjoy extremely convenient access to daily shopping and essential amenities. This short distance allows for easy commutes or even walking access.
  • Established local amenities: Gort features a friendly market town atmosphere with multiple primary and secondary schools, major supermarkets, and diverse dining options. These established facilities cater exceptionally well to families and commuting professionals.
  • Active sports community: The local area boasts numerous sporting amenities and clubs, encouraging an active and engaging community lifestyle for all age groups. This makes integrating into the neighbourhood seamless for new residents.
  • Excellent transport links: The nearby M18 motorway provides rapid road access to both Galway and Limerick cities for employment and leisure. This strategic connectivity significantly enhances the long-term lifestyle value of the location.
  • Public transport options: Gort benefits from regular rail and bus services, offering reliable alternative commuting options without relying entirely on private cars. This flexibility appeals strongly to modern commuters and students alike.
  • Competitive entry price: The €70,000 asking price represents an accessible financial entry point for self-builders wanting to create a bespoke property. This low acquisition cost leaves more budget available for construction.
  • Manageable development scale: A 0.70-acre plot is large enough for custom design yet manageable for future maintenance, avoiding excessive landscaping upkeep costs. It strikes an ideal balance between space and practicality.
  • Favorable regional demand: Plots in County Galway near well-serviced towns traditionally retain strong long-term interest and desirability among owner-occupier buyers. This bodes well for the future capital preservation of the asset.
  • Independent architectural freedom: Buying a blank-canvas site allows you to bypass compromise and design every square foot around your exact family needs. You avoid the hidden repair bills common with older secondhand housing stock.
  • Energy efficiency potential: Building a brand-new home from scratch lets you incorporate modern renewable technologies, achieving superior comfort ratings. This future-proofs the investment against rising energy costs.
  • Direct road access: The property benefits from sitting off the R458 via local route L85313, facilitating straightforward contractor and construction vehicle access. Good initial connectivity simplifies the heavy machinery logistics required during early building phases.
  • Clear folio reference: The land is held as part of folio GY16719, providing a precise legal identifier for your solicitor to investigate promptly. Clear title references help streamline the conveyancing process for prospective purchasers.
  • Rural yet connected feel: The Ballynamantan setting offers peaceful countryside ambience while remaining exceptionally close to urban conveniences. This peaceful environment suits buyers seeking quiet surroundings without feeling completely isolated.
  • Flexible purchase structure: Being sold subject to planning permission protects your capital until you secure the necessary legal right to build. This contingency clause reduces financial exposure for cautious self-builders.
  • Local market familiarity: Handled by an established local agency, the process can benefit from regional insights and professional negotiation support. This familiarity helps buyers navigate rural property acquisition nuances efficiently.
  • Community infrastructure: The presence of pharmacies, hotels, and a weekly market in Gort ensures daily errands require minimal travel time. This creates a highly functional and self-contained local living experience.
  • Growing regional hub: Gort acts as an important South Galway hub with continuous regional investment, supporting steady property values. Investing here positions buyers well within a thriving micro-economy.
  • Recreational opportunities: The surrounding countryside and proximity to the Burren region offer endless weekend outdoor pursuits for nature enthusiasts. This lifestyle advantage adds considerable intrinsic value beyond the plot boundaries.
  • Customizable landscaping: Buyers can position their future dwelling perfectly to maximize sunlight, privacy, and scenic rural views across the plot. This optimization is rarely achievable when purchasing pre-built suburban housing.

But keep in mind:

  • Local housing need restriction: The listing notes that local housing need criteria will apply, meaning buyers must prove strong regional ties to qualify for planning permission. This represents a major regulatory hurdle for outsiders hoping to build here.
  • Subject to planning risk: Because the sale is contingent on securing planning permission, your purchase capital remains tied up while facing refusal risks. A planning rejection could force you to walk away after spending considerable architectural fees.
  • County development plan hurdles: Local planning authorities enforce strict design guidelines and environmental policies in rural Galway that can delay application approvals. Buyers should consult a local architect early to assess design feasibility.
  • Potential percolation constraints: Rural sites require successful site suitability soil testing for wastewater treatment systems to secure planning clearance. You must make your purchase contract conditional on passing these rigorous percolation tests.
  • Uncertain site boundaries: The exact physical demarcation of the 0.70-acre plot must be verified on the ground by a mapping professional against folio GY16719. Discrepancies between fenced lines and legal folios can spark costly neighbour disputes.
  • Access road limitations: The approach via local road L85313 may be narrow or poorly lit, potentially complicating heavy construction traffic and daily commuting. Buyers should inspect the road condition thoroughly during peak weather seasons.
  • Utility connection costs: Bringing electricity, telecommunications, and public water mains to a vacant rural plot can incur substantial unexpected infrastructure connection fees. You should obtain formal utility quotes before finalizing your financial commitments.
  • Lack of BER rating: No Building Energy Rating is provided, which is standard for vacant land but highlights that a completely new build is required. Building a compliant modern home will demand rigorous adherence to current building regulations.
  • Absence of baseline metrics: Bedrooms, bathrooms, and floor areas are entirely unlisted because this is a blank-canvas development opportunity. Buyers must budget meticulously for complete architectural, engineering, and construction outlays.
  • Surface water drainage: Rural Galway sites can occasionally experience seasonal pooling or high water tables, requiring engineered drainage solutions. A thorough topographical survey is essential to identify any hidden boggy patches or runoff issues.
  • Planning precedent uncertainty: Buyers need to research recent nearby planning decisions to gauge how lenient or strict the council is regarding similar designs. Lack of prior consultation with the local planning office increases project uncertainty.
  • Agricultural boundary fencing: Existing boundaries may consist of traditional hedges or aging wire fences requiring replacement to secure livestock or pets. Upgrading boundaries adds immediate post-purchase capital expenditure to your project budget.
  • Potential servitude rights: Right-of-way burdens or utility wayleaves might cross the folio, potentially restricting where you can legally position your dwelling. Your legal counsel must inspect all burdens listed on the official folio details.
  • Construction cost inflation: Building a bespoke rural home exposes you to fluctuating material prices and labour shortages within the current construction market. Obtaining fixed-price contractor quotes can be exceptionally difficult in regional areas.
  • Temporary housing needs: Since no habitable dwelling exists on site, you will need to rent elsewhere during the entire planning and construction phase. This double-housing cost must be factored into your overall project financing.
  • Broadband availability limits: High-speed fiber broadband may not be immediately available on this specific rural lane, requiring alternative satellite solutions. Remote workers should verify connection speeds before committing to the purchase.
  • Public lighting absence: Rural lanes near Gort typically lack street lighting and footpaths, making walking back from town at night hazardous. This requires careful consideration regarding pedestrian safety for family members.
  • Fencing and clearance outlays: The raw site may require heavy clearance, tree removal, or earthmoving before foundations can be safely poured. These preparatory site works often exceed initial financial estimates if not properly surveyed.
  • County council development levies: Successfully securing planning permission triggers substantial local authority development contributions and bond payments prior to commencement. These mandatory fees can add thousands of euros to your upfront building costs.
  • Resale liquidity risks: Custom-built rural homes tailored to niche personal tastes can sometimes take longer to sell compared to standard suburban estates. Buyers should consider long-term exit strategies if their personal circumstances change unexpectedly.

Price positioning

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This comparison depends on limited public and listing evidence, which may be incomplete, outdated or not directly comparable. The score is not a percentage, professional valuation or guaranteed estimate. Ask an independent qualified valuer before relying on a property value.
The asking price looks mildly overvalued compared with the available evidence.
  • The asking price appears somewhat elevated relative to raw rural site values because the listing is sold subject to planning permission, introducing substantial regulatory risk and uncertainty for prospective buyers before any construction can actually begin.
  • Valuation signals are constrained by the mandatory local housing need restriction, which severely limits the pool of eligible purchasers who can successfully secure planning permission on this specific plot of land near Gort.
  • Support for this pricing level could come from strong commuter demand accessing the nearby M18 motorway, whereas prolonged planning delays or restrictive local county council policies could quickly undermine the investment value.
  • Additional relevant factors include the convenient proximity to Gort town amenities and transport links, which typically enhances market appeal for local buyers seeking to build a bespoke home within a well-connected regional hub.

Build Analysis

What we know from similar construction types

  • The property is a 0.70-acre site being sold subject to planning permission, meaning a buyer will need to secure a successful planning application before any construction can begin.
  • The listing notes that a Local Housing Need requirement will apply, and buyers should verify with the local planning authority whether they meet these criteria to qualify for planning permission on this site.
  • A site suitability assessment and percolation test should be investigated to determine the type of wastewater treatment system required.
  • Buyers should verify the exact boundaries, access rights from the public road, and the availability and proximity of local utility connections such as electricity and water.

Heating cost*

Estimated expense to heat this property every year

  • Not applicable as the property is a vacant site with no existing structure or heating system to evaluate.

Pollution Safe

9/10

Environmental situation to investigate

  • The site is situated in a predominantly rural setting outside Gort, appearing well removed from major industrial plants or waste incinerators.
  • No major historical landfill or legacy industrial pollution sites are prominently documented in the immediate vicinity of this townland, though buyers should carry out standard environmental due diligence.

Flood Safe

8/10

Water overflow reports to follow up

  • The general Gort region is known to feature subterranean water systems and turloughs, which can cause localized seasonal flooding in specific low-lying parts of the wider area.
  • Buyers should verify the specific site elevation and local drainage characteristics to ensure the plot is not prone to surface water accumulation during heavy rainfall.

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 Ballynamantan area

  • CLOONNAHAHA, GORT, GALWAY

    Sale date
    Declared sale price
    €495,000.00

  • 48 GORT NA RI, GORT, CO GALWAY

    Sale date
    Declared sale price
    €390,000.00

  • 70 BURREN VIEW, ENNIS RD, GORT

    Sale date
    Declared sale price
    €295,000.00

  • NO 1 GORT NA RI, BALLYHUGH ROAD, GORT

    Sale date
    Declared sale price
    €395,000.00

  • GARRABEG, GORT, CO GALWAY

    Sale date
    Declared sale price
    €315,000.00

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: approximately 1% to 2% of the purchase price depending on whether it is residential or commercial.
  • Solicitor legal fees: roughly €1,500 to €3,000 plus VAT and outlay costs.
  • Land registration fees: around €130 to €700 depending on the value and type of property application.
  • Property valuation fees: typically €150 to €300 for mortgage purposes if required.
  • Surveyor fees: generally €500 to €1,500 depending on the depth of the survey and site complexity.
  • Annual home insurance: estimated between €300 and €800 depending on coverage and building type.

Forum Talk

What people are saying about this area

  • Locals in the Gort area frequently discuss the convenience of the M18 motorway, offering easy access to both Galway and Limerick.
  • Residents often highlight the strength of local amenities in Gort, including primary and secondary schools, supermarkets, and a weekly market.
  • Public transport discussions often mention the availability of both regular bus and train services connecting the town.
  • Prospective buyers in rural pockets around Gort frequently share advice regarding the local housing need restrictions that apply to planning applications.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The 0.70-acre site offers plenty of outdoor space for children to play once a home is built. However, buyers should verify local planning rules and the feasibility of building a suitable family property.

    6/10
  • Teenagers

    Proximity to Gort provides access to secondary schools and local amenities, but teenagers may find the rural setting isolated without independent transport.

    5/10
  • Multi-generational Living

    While the 0.70-acre plot provides substantial room for a large custom-built home or annex, multi-generational living depends entirely on successfully obtaining planning permission and designing a suitable floor plan.

    4/10
  • Single Buyers

    As this is a bare site requiring a full self-build project and subject to Local Housing Need criteria, it is generally unsuitable for typical single buyers looking for immediate accommodation.

    2/10
  • Couples

    An appealing opportunity for couples wanting to construct their own home near Gort, though the time, cost, and planning hurdles of a self-build must be carefully considered.

    4/10
  • Empty Nesters

    Provides a chance to design a custom, single-story retirement home, but managing a greenfield build project may be demanding.

    4/10
  • Retirees

    The site is located just 1.5km from Gort town amenities, but building a new home requires navigating planning restrictions and construction management.

    4/10

Work

3 areas
  • Remote Working

    A custom-built home could easily incorporate a dedicated home office, though buyers should verify local broadband speeds.

    6/10
  • Hybrid Commuting

    Gort offers easy access to the M18 motorway, making commutes to Galway and Limerick convenient, alongside local bus and train services.

    7/10
  • Retired

    Suitable for retirees wishing to build a bespoke home near Gort, provided they are prepared to manage a construction project.

    5/10

Practical

8 areas
  • Outdoor areas

    The 0.70-acre plot provides extensive outdoor space for gardens, landscaping, and outbuildings.

    10/10
  • Ageing in Place

    A future single-story home could be designed for ageing in place, but reliance on a rural car-dependent location should be considered.

    5/10
  • Low Maintenance

    As a vacant 0.70-acre site, significant initial work, planning, and ongoing maintenance will be required to develop and upkeep the property.

    1/10
  • Secure Gated Entry

    Any security features such as gates or fencing would need to be installed as part of the self-build project.

    3/10
  • Minimalist Design

    A minimalist design is achievable if specified during the architectural planning and construction phase.

    5/10
  • Flexible Floor Plans

    Purchasing a vacant site allows the buyer complete freedom to design a custom floor plan tailored to their exact needs.

    10/10
  • Heritage Home

    This is a vacant greenfield site rather than a historic or heritage property.

    1/10
  • Ecological Setup

    A greenfield site offers opportunities to integrate modern eco-friendly building materials, solar tech, and sustainable systems, subject to planning.

    6/10

Interests

9 areas
  • Gardening

    A generous 0.70-acre plot provides an exceptional blank canvas for extensive landscaping, vegetable gardens, and outdoor planting.

    10/10
  • Walking

    The rural roads surrounding Ballynamantan offer pleasant local walking routes, with Gort town within reach.

    7/10
  • Gym

    While Gort has local sporting amenities, dedicated indoor gym facilities will require travel into the town.

    4/10
  • Cycling

    Quiet local roads provide good cycling opportunities, though buyers should assess regional traffic and road conditions.

    7/10
  • Golf

    Gort and the surrounding Galway region offer access to local golf courses, though they are not immediately adjacent to the site.

    5/10
  • Fishing

    County Galway features various angling opportunities in the wider region, though buyers should verify the nearest specific fishing spots.

    5/10
  • Horse Riding

    The rural setting is potentially suitable for equestrian interests, subject to building stables and paddock space on the site.

    6/10
  • Water Sports

    The inland location means water sports facilities are limited and require travel to lakes or the coast.

    2/10
  • Entertaining

    Entertaining potential depends entirely on the layout and completion of the future home built on the property.

    5/10

Lifestyle

5 areas
  • Quiet Living

    Situated off the R458 in a tranquil rural area outside Gort, offering a peaceful countryside environment.

    9/10
  • Rural Living

    A 0.70-acre greenfield site in Ballynamantan provides a classic rural living experience surrounded by open countryside.

    10/10
  • Village Living

    Located just 1.5km from Gort town, offering convenient access to local shops, schools, and community amenities.

    6/10
  • Coastal Living

    The location is inland in County Galway with no proximity to the coast.

    1/10
  • Urban Living

    This is a rural site rather than an urban location, though Gort town is a short distance away.

    2/10

Social

6 areas
  • Community Involvement

    Gort is described as a friendly market town with active local groups, sporting amenities, and weekly markets.

    6/10
  • Café Culture

    Gort provides a selection of local restaurants, hotels, and cafes within 1.5km of the property.

    5/10
  • Nightlife

    Nightlife options are limited to local pubs and hotels in Gort, with broader options requiring travel to larger cities.

    3/10
  • Health/Wellness groups

    Local sporting amenities and community groups in Gort support health and wellness activities.

    5/10
  • Networking Opportunities

    Professional networking opportunities are sparse locally and typically require travel to Galway or Limerick.

    3/10
  • Tech-Hub Connectivity

    The rural location lacks local tech hubs, though M18 access makes regional employment centres reachable.

    3/10

Listing information

Agent
DNG Brian MacMahon
Phone
091 638 638
Published on HouseDelve
25 September 2026
Correction
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Property reference: HD-3E3DE3HouseDelve · Republic of Ireland

Report 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.