9 Dromcairn, Skehanagh, Tralee, Co.Kerry
€95,000
BER B3
What you'll like:
- Desirable established development: Located in a well-regarded neighborhood on the outskirts of the town, ensuring a pleasant residential setting for future occupants.
- Convenient road access: Positioned within easy reach of local road networks, providing smooth daily commuting and connectivity to nearby regional hubs.
- Full planning permission: The site comes with pre-approved planning permission for a detached family home, significantly reducing administrative hurdles for the buyer.
- Impressive home design: The approved plans feature a substantial detached dwelling tailored for modern family living standards and spatial requirements.
- Attractive entry price: Listed at ninety-five thousand euros, presenting a remarkably accessible financial entry point for self-build enthusiasts.
- Stable asking price: The recorded tracking history shows zero price fluctuations since monitoring began, indicating a firm and steady vendor valuation approach.
- Unique self-build opportunity: Offers purchasers the rare chance to construct a custom-designed dream property rather than renovating existing stock.
- Sought-after location: Situated in a high-demand residential pocket that typically retains strong long-term property desirability and market interest.
- Private treaty flexibility: Offered via private treaty sale method, allowing interested parties reasonable time for thorough preparation and structured negotiations.
- Established neighborhood context: Surrounded by existing residential infrastructure, avoiding the isolation often associated with rural standalone site purchases.
- Clear development potential: The approved footprint allows buyers to visualize the final architectural layout clearly before committing financial capital.
- Reduced delay risk: Having planning already secured bypasses the lengthy and uncertain local authority application process entirely.
- Family-oriented setting: The suburban environment naturally appeals to families seeking community safety, green spaces, and neighborhood tranquility.
- Customizable interior finishes: Building from a permitted shell enables the ultimate owner to select all internal specifications to personal tastes.
- Strategic regional positioning: Tralee serves as a major commercial hub in the county, bolstering the enduring utility of this residential address.
- Growth investment upside: Constructing a bespoke property on an appropriately priced serviced site often yields favorable equity creation upon completion.
- Professional agency representation: Managed by an established local estate agency, ensuring structured communication and formal transaction processing throughout.
- Manageable financial exposure: The modest land acquisition cost limits initial capital lockup compared to purchasing finished turnkey properties.
- Clear site boundaries: Situated within a recognized housing layout, minimizing potential boundary disputes common with rural land plots.
- Future resale appeal: Modern detached homes in established suburban developments consistently attract strong interest from subsequent home-seeking buyers.
But keep in mind:
- Unspecified floor area: The listing lacks exact square meterage details, requiring the buyer to examine planning documents carefully for precise measurements.
- Unknown bedroom count: Room and bedroom configurations are not explicitly detailed in the marketing data, necessitating verification via architectural plans.
- Undefined bathroom provision: The precise number of planned bathrooms remains unstated, which could impact projected plumbing and outfitting costs.
- Construction cost inflation: Building a detached home independently exposes the buyer to fluctuating material and labor expenses in the current market.
- Planning condition compliance: The buyer must meticulously review all attached local authority planning conditions to ensure compliance feasibility and avoid costly surprises.
- Connection fee liabilities: Prospective purchasers should verify the exact proximity and capacity of mains water, sewage, and electricity connection points.
- Development levy obligations: Local council development contributions are typically triggered by planning permissions and must be factored into the total budget.
- Self-build project management: Managing an independent construction project requires significant time, technical oversight, and contingency financial reserves.
- Unclear property type classification: The exact legal nature of the land title should be thoroughly investigated by a qualified solicitor before signing contracts.
- Timeline uncertainty: Construction schedules are prone to delays from weather, contractor availability, and material supply chain bottlenecks.
- Hidden site preparation costs: Ground conditions, excavation needs, and site clearance expenses cannot be fully determined without a professional site survey.
- Strict planning validity windows: Buyers must verify the exact remaining lifespan of the planning permission to ensure construction can begin lawfully.
- Limited existing structure: There is no habitable dwelling on site, meaning buyers cannot generate rental income during the construction phase.
- Mortgage stage payment complexity: Securing self-build construction financing involves specialized lender inspections and staged fund releases.
- Lack of immediate occupancy: Buyers must arrange and fund alternative temporary accommodation while the approved family home is being built.
- Contractor availability bottlenecks: Securing reliable, high-quality local builders for bespoke residential projects can present scheduling challenges.
- Surface water drainage verification: Detailed drainage design approvals must be confirmed to prevent future run-off or saturation issues on the plot.
- Access road completion status: Purchasers should verify whether the estate roads are fully taken in charge by the local authority.
- Utility trenching expenses: Bringing services from estate boundaries to the actual building footprint may incur substantial additional groundwork charges.
- Comprehensive legal due diligence: A thorough solicitor review is essential to uncover any potential restrictive covenants burdening the site.
Price positioning
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- The asking price of ninety-five thousand euros appears remarkably low because it represents a site purchase with full planning permission rather than a finished dwelling, requiring substantial additional capital investment before habitability.
- Signals indicating under valuation include the remarkably modest headline figure for an established development, though this is offset by the heavy financial commitment needed to construct the approved detached family home from scratch.
- Factors that could support such a price point include high construction costs and labour shortages that deter standard buyers, whereas robust local demand for custom builds might quickly undermine the initial impression of a bargain.
- Relevant considerations involve the recorded asking price remaining entirely unchanged throughout tracking, suggesting a firm vendor strategy that likely anticipates competitive interest despite the extensive building work required by the purchaser.
Build Analysis
What we know from similar construction types
- The property is offered as a site with full planning permission for a detached family home within a well-established development.
- A buyer should verify the exact status of the existing planning permission, including any conditions, expiration dates, and local connection requirements.
- Investigation into connection fees and availability for local services such as water, electricity, and sewage is recommended.
- Site-specific ground conditions and foundation requirements should be assessed prior to purchase.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €800 to €1,400.
- Explanation: This is a site offering full planning permission for a detached family home with a projected B3 BER rating. Once constructed to modern energy efficiency standards, the heating demand should be relatively moderate compared to older properties, though actual costs will depend on the final heating system installed and occupant lifestyle.
Pollution Safe
9/10Environmental situation to investigate
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 Skehanagh area
9 MARIAN TERRACE, FENIT, TRALEE
- Sale date
- Declared sale price
- €240,000.00
LEITH EAST, TRALEE, KERRY
- Sale date
- Declared sale price
- €472,000.00
AUGHACASLA, CASTLEGREGORY, TRALEE
- Sale date
- Declared sale price
- €250,000.00
5 LEE DRIVE, BALLINORIG, TRALEE
- Sale date
- Declared sale price
- €351,000.00
19 URBAN TERRACE, BOHERBEE, TRALEE
- Sale date
- Declared sale price
- €175,000.00
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
- Estimated stamp duty: €950 — 1% of €95,000.
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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: €1,500 to €3,000 excluding outlay and VAT.
- Land registration fees: €400 to €800 depending on the property value and registration type.
- Property valuation fees: €150 to €300 for mortgage or standard purchase valuation.
- Surveyor fees: €500 to €1,200 depending on the depth of the structural survey.
- Annual home insurance: €350 to €700 depending on the rebuild cost and chosen policy coverage.
Forum Talk
What people are saying about this area
- Locals in Tralee frequently discuss the growth of well-established residential developments on the outskirts of the town.
- Residents often highlight the convenience of local road networks connecting suburban areas like Skehanagh to the town center.
- Community discussions often center around the availability of sites with planning permission for custom self-build and detached family homes.
- Buyers in the area often look out for serviced sites that offer a balance of quiet suburban living and close proximity to local amenities.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property includes full planning permission for a detached family home in a sought-after development near Tralee, offering a safe environment for young children.
- Teenagers7/10
Proximity to Tralee provides access to local amenities and schools suitable for teenagers, though you should verify public transport links.
- Multi-generational Living6/10
As this is a self-build site with full planning permission, multi-generational living potential depends entirely on how you choose to execute the final architectural design.
- Single Buyers3/10
Purchasing a site and undertaking a self-build project typically requires substantial capital and project management experience, which may be less suited to solo first-time buyers.
- Couples8/10
An exceptional opportunity for couples looking to design and build their dream home together in a well-established suburban development.
- Empty Nesters5/10
While the location is desirable, managing a new build might be larger or more intensive than empty nesters typically require.
- Retirees5/10
Building a custom home allows for future-proofing, but the stress of construction must be weighed against retirement lifestyle goals.
Work
3 areas- Remote Working7/10
A self-build allows you to dedicate a specific room or extension as a home office, though you should verify local broadband speeds.
- Hybrid Commuting7/10
Good access to local road networks makes hybrid commuting viable, connecting you to regional transport links.
- Retired5/10
Managing a construction project may not align with a relaxed retirement, though the end result would be a bespoke home.
Practical
8 areas- Ageing in Place7/10
Because you are building from scratch, you can specifically design single-story living or accessible features into the architectural plans.
- Low Maintenance6/10
A newly constructed home built to modern standards (such as the B3 BER context or higher) will require minimal maintenance initially.
- Secure Gated Entry5/10
Gated entry would need to be incorporated into your own specific site design and planning compliance.
- Minimalist Design8/10
The blank slate of a building site allows you to pursue clean, minimalist architectural aesthetics entirely.
- Flexible Floor Plans10/10
With full planning permission for a detached family home, you retain maximum flexibility to shape the floor plan to your exact needs.
- Heritage Home2/10
This is a modern development site rather than a period or heritage property.
- Ecological Setup8/10
A self-build project provides an ideal opportunity to integrate high-efficiency heating, solar panels, and sustainable materials.
- Outdoor areas9/10
A detached site offering ample space to design private gardens, patios, and outdoor living zones tailored to your lifestyle.
Interests
9 areas- Gardening8/10
Buying a building site allows you to completely design and landscape your own garden and outdoor planting areas from scratch.
- Walking7/10
The development provides pleasant estate walking conditions, with wider access to Tralee's amenities and nearby trails.
- Gym6/10
Fitness facilities are accessible within Tralee Town, requiring a short drive or commute from the development.
- Cycling6/10
Local road networks offer cycling potential into town, though you should verify dedicated cycle lane connectivity.
- Golf7/10
County Kerry is renowned for golf, and Tralee features local courses within reasonable driving distance.
- Fishing6/10
The broader Kerry region offers good angling opportunities, though proximity to specific local spots should be verified.
- Horse Riding6/10
Equestrian facilities exist in the wider Tralee and Kerry area, suitable for enthusiasts with transport.
- Water Sports5/10
While inland, coastal areas offering water sports are within driving distance of Tralee.
- Entertaining8/10
Designing your own detached home gives you total freedom to create open-plan living and outdoor entertaining spaces tailored to your preferences.
Lifestyle
5 areas- Quiet Living8/10
Located in a well-established development on the outskirts of Tralee Town, offering a generally peaceful residential atmosphere.
- Rural Living4/10
This is a suburban development site rather than a rural holding, though it sits on the edge of town.
- Village Living7/10
Provides a community feel within a recognised development while remaining close to the broader amenities of Tralee.
- Coastal Living4/10
Tralee is inland from the coast, though coastal drives and beaches in County Kerry are accessible by car.
- Urban Living6/10
The location offers convenient access to Tralee Town and its road networks without being right in the bustling town centre.
Social
6 areas- Community Involvement7/10
Dromcairn is a well-established development, offering opportunities to integrate into an active local community.
- Café Culture6/10
Tralee Town offers a selection of cafés and social spots a short distance away.
- Nightlife6/10
Pubs, restaurants, and evening entertainment are readily accessible in nearby Tralee Town centre.
- Health/Wellness groups6/10
Local health, wellness, and pilates & stretching classes can be found throughout Tralee.
- Networking Opportunities5/10
Professional networking is more limited locally compared to major cities, relying mostly on regional business groups.
- Tech-Hub Connectivity5/10
Tralee is not a primary tech hub, so remote tech workers will depend heavily on home internet infrastructure.
Listing information
- Agent
- Sherry FitzGerald Stephenson Crean
- Phone
- 066 7180822
- Current status
- active
- Published on HouseDelve
- 18 October 2026
- Correction
- Report an issue
HD-77AC89HouseDelve · 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.