2 No. Sites C. 0.85 Acres Each, Mullaghardagh, Dysart, County Roscommon
€30,000
What you'll like:
- Generous site size: Each site spans approximately 0.85 acres, providing ample space for a substantial family home, landscaped gardens, and ample off-street parking without feeling cramped.
- Scenic countryside views: The elevated position delivers commanding vistas of the surrounding rural landscape, enhancing daily living and potentially boosting long-term property desirability and market value.
- Flexible purchasing options: Buyers can acquire either a single plot or both sites together, accommodating various budget levels, construction timelines, and custom residential development strategies.
- Subject to planning flexibility: Offering the land subject to planning permission allows prospective buyers to negotiate a secure contract conditional on obtaining local authority approval for their preferred design.
- Affordable entry price: At an asking price of thirty thousand euros, this parcel represents an exceptionally low-cost acquisition for self-builders entering the rural housing market.
- Convenient local access: Situated close to the established villages of Ballyforan, Four Roads, and Dysart, residents will enjoy easy access to nearby community amenities and local schools.
- Established rural setting: Located in Mullaghardagh, the plots benefit from a peaceful countryside atmosphere while remaining connected to a welcoming and supportive local rural community.
- Dual site potential: Purchasing both plots offers a unique opportunity for multi-generational family living or a phased investment project with a built-in neighboring residential plot.
- Custom design freedom: Buying raw land enables purchasers to design a bespoke energy-efficient home tailored precisely to their modern lifestyle requirements rather than renovating older housing stock.
- Low holding costs: Vacant land typically incurs minimal ongoing maintenance and utility expenses, making it a cost-effective long-term asset to hold while finalizing architectural plans.
- Rural housing demand: Properties offering scenic rural views and generous outdoor space consistently attract strong interest from local buyers seeking quiet countryside residential settings.
- Direct auctioneer contact: Working with a well-known local agency facilitates straightforward communication regarding title deeds, boundaries, and local authority planning history for the area.
- Potential local housing need: Buyers with strong ties to the region may find local council planning policies favorable, provided they meet standard local housing need criteria.
- Space for outbuildings: The generous 0.85-acre footprint easily accommodates detached garages, workshops, or large storage sheds to support rural hobbies or remote working setups.
- Landscaping potential: The blank canvas of an undeveloped rural site allows owners to plant mature hedging, orchards, and private lawns to maximize privacy and curb appeal.
- Investment optionality: Holding raw land can act as a reliable hedge against inflation, with potential capital appreciation as rural housing demand fluctuates over time.
- Manageable development scale: A two-site offering is intimate enough to avoid the complexities of large housing estates while still offering good spatial independence from neighbors.
- Proximity to regional hubs: The location maintains reasonable driving distances to larger towns in County Roscommon and neighboring counties for broader employment and retail needs.
- Peaceful privacy: Set away from busy urban centers, the plots promise low ambient noise levels and a tranquil living environment surrounded by open fields.
- Clear boundaries to inspect: Physical land parcels allow prospective buyers to walk the exact perimeter, evaluate topography, and assess natural drainage patterns firsthand before committing.
But keep in mind:
- Planning permission uncertainty: Buying subject to planning carries the risk that the local council may refuse residential development due to strict rural housing guidelines and zoning policies.
- Local housing need restrictions: County Roscommon planning guidelines often enforce strict local needs criteria, meaning non-local buyers may face significant hurdles in securing planning consent.
- Uncertain connection costs: Bringing electricity, telecommunications, and mains water to an undeveloped site can involve substantial unseen financial outlays depending on distance from existing infrastructure.
- Wastewater treatment requirements: Because rural sites lack mains sewerage, buyers must budget for a costly proprietary effluent treatment system and percolation area approved by engineers.
- Site percolation risks: Soil tests must be conducted rigorously to verify that the ground conditions can successfully pass percolation standards required for domestic wastewater disposal.
- Absence of BER rating: Since these are bare land plots without structures, energy ratings do not apply yet, but future builds must achieve strict compliance under modern building regulations.
- Boundaries verification needed: Buyers must instruct their legal representative to carefully inspect folio maps to ensure physical boundary fences match official land registry boundaries precisely.
- Right of way access check: Due diligence is required to confirm that legal and unhindered vehicular access from the public road to the specific sites is fully guaranteed.
- Agricultural tie potential: Local authorities sometimes attach restrictive clauses to rural permissions, and buyers should verify if any historical agricultural encumbrances affect the title.
- Surface water drainage: The elevated views might indicate sloping terrain, requiring careful site grading and drainage management to prevent water accumulation near future foundations.
- Road frontage standards: The local council may require specific road widening, sightline clearance, or set-back requirements as a condition of granting planning permission.
- Lack of footpath lighting: Rural locations typically feature unlit local roads, meaning residents must rely entirely on private vehicle transport for evening travel.
- Public transport limitations: The immediate rural setting lacks frequent public bus services, making reliable private car ownership an absolute necessity for future occupants.
- High initial professional fees: Developing a raw site requires upfront investment in architects, engineers, environmental consultants, and soil testers before construction even begins.
- Construction timeline risks: Navigating the planning application and appeal process can take many months, delaying the start of actual building works on the property.
- Potential zoning limitations: Local development plans might designate certain rural zones as restricted areas, limiting the type and scale of permissible residential designs.
- Lack of immediate amenities: Daily convenience shopping and secondary schools will require driving into neighboring villages or towns, increasing routine travel times.
- Site clearance expenses: The plots may require extensive ground clearing, removal of scrub, or leveling before heavy machinery can begin foundation excavation works.
- Utility connection delays: Coordinating with utility providers to install new grid connections can introduce unpredictable scheduling bottlenecks during the construction phase.
- Resale liquidity factors: Raw rural land can sometimes take longer to resell than turnkey properties if market conditions shift or planning hurdles deter cautious buyers.
Price positioning
?
- The asking price of thirty thousand euro for each of the two generously sized building sites appears notably undervalued when compared to broader rural land and residential values typical for the county.
- This apparent under valuation is heavily signalled by the low entry cost per plot, though buyers must factor in the substantial financial risk and uncertainty associated with obtaining necessary local planning permission.
- Potential factors that could strongly support such an accessible price include strict local housing need restrictions or percolation test challenges, while successful acquisition subject to planning would unlock significant hidden equity.
- Overall, the low headline figure reflects typical speculative rural land pricing where development rights are not yet secured, presenting a balanced risk-reward profile for determined self-builders looking in County Roscommon.
Build Analysis
What we know from similar construction types
- The property consists of two prime building sites, each approximately 0.85 acres, being sold either as they stand or subject to planning permission.
- A buyer should investigate local planning policies and restrictions in County Roscommon, particularly regarding local-need criteria for rural housing if applying for planning permission.
- Site suitability tests, such as percolation tests for wastewater treatment systems and site assessments for water and electricity connections, must be conducted by a qualified professional before purchase.
- Boundary lines, title deeds, and rights of way should be verified by the buyer's legal representative.
Heating cost*
Estimated expense to heat this property every year
- Heating cost cannot be reliably estimated as there is no existing structure or BER rating provided for these building sites.
- The buyer should investigate potential heating and energy requirements if planning permission is sought for a new build.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
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 Mullaghardagh area
ARDCOLMAN, DYSART, ROSCOMMON
- Sale date
- Declared sale price
- €330,000.00
BALLYGLASS, DYSART, ROSCOMMON
- Sale date
- Declared sale price
- €280,000.00
FEENEYS COTTAGE, MILLTOWN, DYSART
- Sale date
- Declared sale price
- €180,000.00
MEADOW VIEW, DYSART, BALLINASLOE
- Sale date
- Declared sale price
- €302,500.00
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: Estimated at 1% to 2% of the purchase price depending on whether the property is residential or commercial.
- Solicitor legal fees: Typically ranging from €1,500 to €3,000 plus VAT and outlays.
- Land registration fees: Approximately €400 to €800 depending on the value and registration type.
- Property valuation fees: Usually between €150 and €300.
- Surveyor fees: Generally ranging from €500 to €1,200 depending on the complexity of the property.
- Annual home insurance: Estimated between €350 and €800 per year depending on coverage.
Forum Talk
What people are saying about this area
- Locals in the Dysart and Ballyforan areas frequently discuss the scenic countryside views and the appeal of rural living in County Roscommon.
- Community discussions often highlight the convenience of local village amenities in Ballyforan, Four Roads, and Dysart for families and commuters.
- There is ongoing interest in rural housing opportunities and acquiring sites subject to local planning permission requirements.
- Residents value the quiet, community-oriented atmosphere while staying within accessible driving distance of larger towns.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The sites offer ample open space for children to play safely outdoors once developed, but buyers should verify local school transport options and proximity to childcare facilities.
- Teenagers4/10
Rural locations with limited public transport can restrict independence for teenagers; however, the generous plot size offers plenty of room for family living if a suitable home is built.
- Multi-generational Living6/10
With c. 0.85 acres per site, there is substantial space to design a large custom home or annex tailored for multi-generational living, subject to planning permission.
- Single Buyers3/10
Purchasing a raw building site and undertaking a self-build project may present significant financial and logistical challenges for single buyers.
- Couples5/10
An appealing opportunity for couples looking to design and build their dream home from scratch, provided they are prepared for the rural self-build process.
- Empty Nesters5/10
Offers a peaceful countryside setting for retirement building plans, though buyers should consider future accessibility to healthcare and services.
- Retirees4/10
The rural environment is tranquil, but reliance on a car for all amenities and managing a large plot could become demanding in later years.
Work
3 areas- Remote Working6/10
A self-built home allows for a dedicated home office, but buyers must verify the availability and speed of local broadband infrastructure.
- Hybrid Commuting3/10
The rural location means commuting to major employment hubs will likely involve significant driving times.
- Retired8/10
An ideal location for retirees looking to build a custom, manageable home in a serene countryside setting.
Practical
8 areas- Ageing in Place5/10
While a self-build can be specifically designed for accessibility, the rural isolation may present challenges for older residents over time.
- Low Maintenance4/10
Managing c. 0.85 acres of land requires ongoing groundskeeping and garden maintenance.
- Secure Gated Entry6/10
Buyers have the complete freedom to install private gates, boundary fencing, and modern security systems during the build process.
- Minimalist Design6/10
The sites offer a blank slate, allowing architects and buyers to implement clean, minimalist architectural designs subject to planning approval.
- Flexible Floor Plans10/10
As vacant building sites, buyers have absolute flexibility to design their exact floor plan from the ground up.
- Heritage Home1/10
These are vacant building sites rather than existing historical structures.
- Ecological Setup8/10
New builds present a prime opportunity to integrate high-efficiency insulation, renewable energy sources, and sustainable heating systems from day one.
- Outdoor areas10/10
Each site provides approximately 0.85 acres of generous outdoor space with commanding views of the surrounding countryside.
Interests
9 areas- Gardening10/10
Each site spans approximately 0.85 acres, providing an exceptional canvas for extensive landscaping, vegetable gardens, and outdoor planting.
- Walking7/10
The quiet rural roads surrounding the property offer pleasant environments for scenic country walks.
- Gym2/10
Commercial fitness facilities are not within immediate walking distance, likely requiring a drive into larger nearby towns.
- Cycling7/10
The surrounding countryside features quiet local roads that can be suitable for recreational cycling, though motorists should be mindful of rural speeds.
- Golf5/10
Buyers should verify the proximity of the nearest golf courses, as rural County Roscommon has limited facilities directly nearby.
- Fishing7/10
The region features various rivers and lakes characteristic of County Roscommon, offering potential opportunities for local angling enthusiasts.
- Horse Riding8/10
The generous plot size and rural setting could potentially accommodate equestrian facilities, subject to design and local permissions.
- Water Sports3/10
Water sports activities are generally limited in this immediate inland rural location, requiring travel to major lakes or rivers.
- Entertaining6/10
Future home designs could easily incorporate large open-plan living and expansive outdoor patio areas for hosting guests.
Lifestyle
5 areas- Quiet Living10/10
Situated in a scenic rural area with commanding countryside views, ensuring an exceptionally peaceful and quiet living environment.
- Rural Living10/10
A quintessential rural setting in County Roscommon, ideal for those seeking a countryside lifestyle surrounded by open fields.
- Village Living7/10
Located conveniently close to the local villages of Ballyforan, Four Roads, and Dysart, offering a strong sense of community proximity.
- Coastal Living1/10
The property is located deep inland in County Roscommon and has no proximity to the coast.
- Urban Living2/10
Far removed from urban centers, offering none of the conveniences or atmosphere of city living.
Social
6 areas- Community Involvement7/10
Proximity to nearby villages like Ballyforan and Four Roads offers opportunities to engage in close-knit local community activities.
- Café Culture3/10
Local café options are minimal in the immediate rural vicinity, requiring trips to nearby towns for social dining.
- Nightlife2/10
True to its rural nature, nightlife options are sparse outside of traditional local village pubs.
- Health/Wellness groups4/10
Formal health, wellness, and pilates & stretching groups will likely require travel to larger surrounding settlements.
- Networking Opportunities2/10
Professional networking opportunities are virtually non-existent locally and would rely heavily on remote connectivity or travel.
- Tech-Hub Connectivity2/10
There are no local tech hubs in the immediate rural area, making remote digital infrastructure essential to verify.
Listing information
- Agent
- DNG Ivan Connaughton
- Phone
- 090 666 3700
- Published on HouseDelve
- 25 September 2026
- Correction
- Report an issue
HD-D54B2CHouseDelve · Republic of IrelandReport 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.