0.96 Acre Site, Harristown, Graiguemanagh, Co. Carlow

€75,000

What you'll like:

Generous site size: This substantial 0.96-acre plot provides ample space for a large bespoke family home, extensive gardens, and potentially outbuildings without feeling cramped.
Scenic countryside setting: The property offers panoramic rural views in a peaceful location, making it an attractive environment for families seeking a tranquil lifestyle.
Proximity to town: Graiguenamanagh town centre is just minutes away, ensuring convenient access to daily essentials, local schools, shops, traditional pubs, and waterside dining.
Recreational access: The location provides immediate access to the scenic River Barrow and popular local walking trails, which is ideal for outdoor enthusiasts and active families.
Commuting convenience: The site is within easy commuting distance of major employment hubs like Kilkenny City, Carlow, and New Ross, expanding your potential work options.

Affordable entry price: The asking price of €75,000 represents a relatively low initial capital outlay for a nearly one-acre plot in County Carlow.
Custom design freedom: Buying a plot subject to planning permission allows you to design and construct a bespoke property tailored precisely to your family needs.
Registered folio clarity: The property is clearly identified under Folio No CW29617F, which helps streamline the initial legal title checks carried out by your solicitor.
Established local demand: The sought-after Harristown area typically retains strong property desirability, suggesting good long-term capital preservation once a home is successfully built.
Outdoor lifestyle potential: The generous plot dimensions easily accommodate modern lifestyle additions such as polytunnels, home offices, play areas, or extensive landscaping features.
Natural privacy buffer: A plot approaching one acre naturally distances your future dwelling from neighbours and passing traffic, significantly enhancing your everyday residential privacy.
Flexible layout options: The well-proportioned plot shape offers multiple placement possibilities for positioning your future house and driveway to maximise sunlight exposure.
Regional connectivity: Being situated in County Carlow provides straightforward access to arterial regional roads, facilitating weekend trips across the southeast of Ireland.
Community integration: Graiguenamanagh boasts an active local community with schools and sports clubs, helping new residents integrate smoothly into rural town life.
Investment upside: Purchasing raw land and securing planning permission can potentially generate substantial equity uplift compared to buying an existing second-hand property.
Landscape integration: The undulating topography of the scenic Barrow Valley area allows for striking architectural designs that can capitalise on elevated rural views.
Direct agent support: Having an established local agency handling the details ensures that mapping and layout documents can be readily requested and reviewed.
Stable asking price: Recorded asking-price history shows a stable €75,000 baseline, indicating the seller is currently holding firm rather than engaging in erratic price shifts.
Low holding costs: Vacant land typically incurs minimal ongoing maintenance expenses compared to completed residential structures, giving you financial breathing room before building.
Future proofing space: The near-acre footprint ensures you will have plenty of room for future extensions or secondary garden structures as your household needs evolve.

But keep in mind:

Subject to planning risk: The sale is strictly conditional on acquiring planning permission, meaning your investment could be tied up if Carlow County Council rejects your application.
Local housing restrictions: The listing notes that applicants must meet strict local housing need criteria set by Carlow County Council, which could legally prevent many buyers from qualifying.
Absence of BER rating: No Building Energy Rating is provided since there is no existing structure, meaning you must budget entirely for future energy efficiency compliance.
Unknown ground conditions: The lack of preliminary site investigation data means you should independently verify percolation test results and soil load-bearing capacity before purchasing.
Potential connection costs: Bringing electricity, water, and telecommunications services to a vacant rural site can involve substantial upfront utility connection fees from providers.

On-site wastewater requirements: You will likely need to install a bespoke proprietary effluent treatment system and percolation area, adding significant compliance and installation costs.
Uncertain development levies: Local authority planning permissions typically incur substantial development contributions per square metre, which buyers must factor into their overall budget.
Lack of structural details: With no bedrooms, bathrooms, or floor area provided, you bear 100 percent of the architectural design and structural engineering financial risk.
Restricted immediate occupancy: You cannot move onto the land or live there immediately, requiring you to maintain separate accommodation during the lengthy planning and construction phases.
Planning refusal exposure: If previous local applications on or near the site faced rejections, your designated architect may need to significantly alter proposed designs to satisfy planners.
Access road limitations: Local rural boreens or approach roads leading to the site may be narrow, potentially creating logistical challenges for heavy construction traffic and large delivery trucks.
Surface water drainage: Rural sites without urban storm sewers require careful engineering solutions to manage heavy rainfall and prevent localized water pooling on the property.
Legal title complexities: Your solicitor must carefully inspect Folio CW29617F for any unregistered rights of way, historical burdens, or boundary overlaps common in rural plots.
Potential boundary disputes: Fenced or hedged boundaries on rural plots do not always match the official Land Registry maps, requiring a professional topographical survey to confirm.
Construction inflation risk: Building material and labour costs fluctuate unpredictably, meaning your estimated construction budget could expand significantly between purchase and completion.
Time delay exposure: The entire process from site purchase through planning appeals and construction can easily take several years, testing your financial and emotional patience.
Financing difficulties: Securing a traditional mortgage specifically for unbuilt rural land subject to planning can be notoriously difficult, often requiring specialized self-build loan products.
Environmental designations: Proximity to the River Barrow corridor means local authorities may impose strict ecological or environmental assessments to protect local habitats and water quality.
Lack of immediate amenities: While close to town, the immediate rural plot has no shops or public transport directly outside the gate, necessitating complete reliance on private vehicles.
Strict occupancy clauses: Local housing need rules often include tie-in clauses that restrict your ability to sell or rent the finished house to non-locals for a specified period.

Price positioning

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.

UnderpricedOverpriced

The asking price appears broadly in line, with a slight overvaluation signal.

The asking price of seventy five thousand euros for this nearly one acre site appears moderately positioned due to the inherent uncertainty and risk associated with purchasing subject to acquiring planning permission in a rural countryside location.
The primary valuation signal is the requirement for prospective buyers to satisfy strict local housing need criteria mandated by Carlow County Council, which significantly restricts the potential pool of eligible purchasers and suppresses market demand.
Potential factors that could support the asking price include scenic rural views and close proximity to Graiguenamanagh town centre, while overly restrictive planning policies or prohibitive connection costs for essential services could undermine this valuation.
The stable asking price history observed since mid October indicates a realistic initial pricing strategy by the vendor, though prolonged time on the market without a price adjustment could eventually prompt negotiations below the current advertised figure.

Build Analysis

What we know from similar construction types

The property is offered for sale as a 0.96-acre site subject to acquiring planning permission, meaning a buyer must design and construct a bespoke home.
Buyers should investigate local housing need criteria required by Carlow County Council, as planning permission is subject to these restrictions.
Site-specific investigations including soil conditions, percolation tests, and drainage suitability for wastewater treatment should be conducted prior to purchase.

Heating cost^*

Estimated expense to heat this property every year

Annual heating cost: 0 euro.
Explanation: The property is an undeveloped 0.96-acre site being sold subject to planning permission, so there is currently no structure to heat.

Pollution Safe

9/10

Environmental situation to investigate

The site is situated in a rural countryside setting with no apparent immediate proximity to heavy industrial facilities, waste incinerators, or active major landfills.
Any historical agricultural or local land uses should be independently verified by the buyer to ensure no localized contamination risks are present.

Flood Safe

7/10

Water overflow reports to follow up

While the property itself is situated on an elevated rural plot near Harristown, the broader Graiguenamanagh area features proximity to the River Barrow, which has experienced historical flood alerts in low-lying riverside zones.
Buyers should consult detailed local flood maps and verify site-specific drainage conditions with Carlow County Council prior to finalizing designs.

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 Harristown 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: €750 — 1% of €75,000.
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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: approximately 1,500 to 3,000 euro plus VAT.
Land registration fees: approximately 400 to 800 euro depending on the property value.
Property valuation fees: approximately 150 to 300 euro.
Surveyor fees: approximately 500 to 1,200 euro.
Annual home insurance: not applicable as this is a vacant site offered subject to planning permission rather than a finished structure.

Forum Talk

What people are saying about this area

Locals in the Graiguenamanagh and Harristown areas frequently discuss the scenic appeal of living near the River Barrow and local walking trails.
Community discussions often highlight the strict local housing need criteria enforced by Carlow County Council for applicants seeking planning permission in rural zones.
Residents value the peaceful countryside setting while noting its convenient commuting distance to larger hubs like Kilkenny City, Carlow, and New Ross.
Prospective buyers in the wider area often share advice on navigating the local planning application process for bespoke site builds.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas

Young Children
The peaceful rural setting offers a wonderful, safe environment for young children to grow up, though buyers must account for the need to secure planning permission and construct a property first.
7/10
Teenagers
While the scenic countryside provides a great backdrop, teenagers will likely rely heavily on parents for transport to schools, social activities, and amenities given the rural location near Graiguenamanagh.
6/10
Multi-generational Living
The nearly one-acre plot offers ample space to design a large bespoke home with potential for annexes or flexible layouts to accommodate multi-generational living, subject to planning permission.
7/10
Single Buyers
Purchasing a site subject to planning permission involves substantial time, risk, and capital investment in construction, making it less suitable for typical single buyers looking for immediate turnkey accommodation.
4/10
Couples
An exceptional opportunity for couples looking to design and build their dream home together from scratch in a scenic setting close to the River Barrow.
7/10
Empty Nesters
The generous plot size and peaceful countryside appeal to empty nesters looking to downsize to a custom-built, manageable home, though managing a self-build project can be demanding.
6/10
Retirees
The tranquil location offers a wonderful retirement setting with panoramic rural views, but retirees should consider the long-term maintenance of a large site and the distance to healthcare and services.
6/10

Work

3 areas

Remote Working
A custom-built home can easily incorporate a dedicated, quiet home office with scenic views, provided reliable rural broadband can be verified by the buyer.
8/10
Hybrid Commuting
While within commuting distance of Kilkenny City, Carlow, and New Ross, the rural location means travel times to major employment centers must be factored into a hybrid schedule.
5/10
Retired
The peaceful environment is ideal for retirees looking to build a bespoke home tailored to their lifestyle, provided they account for future healthcare access.
8/10

Practical

8 areas

Ageing in Place
A custom-built home can be specifically designed with single-level living and accessible features to facilitate ageing in place, though the site itself currently lacks any structures.
7/10
Low Maintenance
Managing a 0.96-acre plot and undertaking a self-build project involves significant initial and ongoing grounds maintenance.
3/10
Secure Gated Entry
Buyers have the opportunity to install bespoke security gates and fencing as part of their custom planning and construction process.
5/10
Minimalist Design
The plot provides a blank slate for those wishing to design a minimalist architectural home, subject to planning approval guidelines.
6/10
Flexible Floor Plans
Being sold as a bare site subject to planning permission, buyers have ultimate flexibility to design a floor plan tailored precisely to their needs.
9/10
Heritage Home
This is a vacant plot of land rather than an existing period or heritage property.
1/10
Ecological Setup
The rural plot offers ample space to incorporate sustainable technologies such as geothermal heating, solar panels, and rainwater harvesting into a new build.
8/10
Outdoor areas
The expansive 0.96-acre site offers vast potential for extensive gardens, patios, and bespoke outdoor living spaces.
10/10

Interests

9 areas

Gardening
A nearly one-acre plot provides an expansive canvas for enthusiastic gardeners to create extensive lawns, vegetable plots, or landscaped outdoor spaces.
10/10
Walking
The area offers immediate access to local walking trails and the scenic amenities of the River Barrow.
9/10
Gym
There are no commercial gym facilities directly on site, requiring travel into nearby towns for fitness center access.
3/10
Cycling
The surrounding rural roads and scenic local routes provide excellent opportunities for recreational cycling.
8/10
Golf
While rural, the property is within commuting distance of regional towns that offer local golf courses and clubs.
6/10
Fishing
The close proximity to the River Barrow provides fantastic opportunities for freshwater fishing enthusiasts.
9/10
Horse Riding
The rural setting and spacious plot offer potential for equestrian pursuits, subject to local facilities and proper setup.
7/10
Water Sports
Immediate access to the River Barrow allows for waterside activities and river-based water sports.
8/10
Entertaining
A self-build project allows the buyer to design an expansive indoor and outdoor entertaining space, though no structures currently exist on the bare site.
7/10

Lifestyle

5 areas

Quiet Living
Located in a peaceful countryside setting in Harristown with panoramic rural views, offering an exceptionally quiet and tranquil living environment.
10/10
Rural Living
This is a prime rural site spanning nearly an acre, perfectly suited for those seeking an authentic countryside lifestyle.
10/10
Village Living
The property benefits from being just minutes away from Graiguenamanagh town centre, providing easy access to local shops, traditional pubs, and community amenities.
8/10
Coastal Living
The location is inland in County Carlow and offers no proximity to coastal environments or marine amenities.
1/10
Urban Living
Urban amenities are limited locally, with residents relying on nearby towns like Kilkenny, Carlow, and New Ross for major urban services and employment hubs.
2/10

6 areas

Community Involvement
Proximity to Graiguenamanagh allows residents to engage easily with local community groups, schools, and village activities.
7/10
Café Culture
Graiguenamanagh town centre offers local cafes and waterside dining options within a short drive.
6/10
Nightlife
Nightlife options are limited to local traditional pubs, with more extensive entertainment venues requiring travel to larger nearby towns.
4/10
Health/Wellness groups
Local wellness opportunities are modest, though walking trails and the natural environment support an active outdoor lifestyle.
5/10
Networking Opportunities
Networking opportunities in the immediate rural vicinity are limited, requiring travel to urban hubs for business connections.
3/10
Tech-Hub Connectivity
Rural connectivity can vary, and buyers should investigate local broadband infrastructure speeds before committing to tech-heavy remote work.
4/10

Listing information

Agent: Sherry FitzGerald McDermott - Bagnelstown
Phone: 059 972 0528
Current status: active
Published on HouseDelve: 19 October 2026
Correction: Report an issue

Property reference: HD-F3AB1EHouseDelve · 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.