Aghateskin Broomfield, Castleblayney, Monaghan
€75,000
What you'll like:
- Unrestricted Planning Permission: The site includes active planning permission under reference 2519, saving the buyer substantial time, engineering fees, and administrative risk during the initial development phases.
- Generous Site Acreage: Spanning approximately 1.11 acres, the property offers ample external space for landscaping, private gardens, extensive parking, and potentially outbuildings for hobbyist use.
- Approved Home Design: Planning is granted for a substantial four-bedroom two-storey detached residence with a sunroom, catering well to modern family living requirements.
- Strategic N2 Proximity: Situated just one kilometer off the major N2 transport corridor, providing convenient connectivity for commuters heading towards larger urban employment centers.
- Balanced Regional Positioning: Located approximately seven kilometers north of Carrickmacross and twelve kilometers south of Castleblayney, offering easy access to two established towns.
- Accessible Local Infrastructure: Approached via the L4500 local road, which ensures straightforward vehicular access for construction traffic and daily domestic travel.
- Affordable Entry Point: With an asking price of seventy-five thousand euros, the initial land acquisition cost is relatively low, leaving more budget available for actual construction.
- Independent Development Freedom: Purchasing a raw site with planning allows the eventual occupant to oversee construction quality and tailor interior finishes directly to personal tastes.
- Rural Living Appeal: Positioned in the countryside townland of Aghateskin Broomfield, delivering a peaceful rural environment with scenic views and low local ambient noise.
- Established Agent Representation: Marketed by a recognizable local firm, ERA Tobin Estate Agents, which may facilitate smoother initial communications and local insights.
- Construction Ready Potential: Because preliminary permissions are already secured, groundworks and contractor tendering can commence much sooner than on raw agricultural land.
- Future Asset Appreciating: Completing a bespoke modern home on a sizable plot typically yields strong long-term capital growth compared to buying older secondhand housing stock.
- Family Sized Footprint: The approved four-bedroom layout ensures high resale demand in the future, as multi-bedroom rural detached homes remain perennially sought after.
- Natural Light Integration: The inclusion of a sunroom in the approved architectural plans promises bright, functional living spaces connected directly to the surrounding landscape.
- Direct Road Frontage: Properties with established local road access generally avoid complicated right-of-way disputes or expensive private laneway maintenance agreements.
- Proximity to Amenities: Daily shopping, schools, and healthcare services in nearby Carrickmacross and Castleblayney are within a short fifteen-minute driving radius.
- No Upper Chain Complications: As a vacant site purchase, the transaction is free from complex vendor-chain delays, making the legal conveyancing process potentially faster.
- Custom Energy Efficiency: Building from scratch allows the buyer to incorporate modern insulation, heat pumps, and solar technology to achieve an excellent BER rating.
- Clear Boundaries: The 1.11-acre plot size provides a defined spatial perimeter that reduces future boundary ambiguity with neighboring agricultural holdings.
- Investment Potential: Self-build projects in Monaghan often offer healthy profit margins if managed efficiently, given the strong regional preference for detached properties.
But keep in mind:
- Unverified Connection Costs: The buyer should investigate the exact distance and connection fees for bringing mains electricity and telecommunications to the building footprint.
- Wastewater Treatment Requirements: Because rural sites typically lack public sewerage, buyers must budget significantly for a certified septic tank or proprietary effluent treatment system.
- Private Water Supply Risk: The availability and potability of a local well need thorough pre-purchase testing, as mains water may not run directly past the boundary.
- Planning Expiry Timeline: The buyer must carefully verify the exact expiration date of planning reference 2519 to ensure construction can begin before permissions lapse.
- Development Condition Compliance: Numerous local authority planning conditions may be attached to reference 2519, requiring expensive specialist reports regarding drainage, ecology, or sightlines.
- Site Development Levies: Local county council development contributions can add substantial unexpected costs to a self-build project upon commencement of construction works.
- Topography and Soil Conditions: Ground conditions must be professionally tested via site percolation and trial holes to ensure the land does not require expensive piling or rock-breaking.
- Sightline and Entrance Restrictions: Road safety authorities often mandate specific boundary setbacks or hedge removals to achieve safe stopping sight distances along the L4500.
- Construction Inflation Pressures: Building material and labor costs fluctuate unpredictably, meaning the total build cost for the approved two-storey house could significantly exceed initial estimates.
- Financing Complexities: Securing a self-build mortgage can be administratively rigorous, requiring staged loan releases tied to certified architect valuations and progress milestones.
- Lack of Existing BER: While exempt from a Building Energy Rating in its current raw land state, the future structure will need careful design to meet strict current building regulations.
- Agricultural Encroachment: Being surrounded by farmland means potential seasonal agricultural disturbances, including slurry spreading, heavy machinery movement, and livestock noise.
- Local Housing Need Rules: Some rural jurisdictions enforce strict local housing need criteria for planning applicants, which the buyer should check did not apply conditionally to the original grant.
- Boundary Fencing Liabilities: The buyer should ascertain who is responsible for erecting and maintaining perimeter fencing around the 1.11-acre plot to secure livestock boundaries.
- Surface Water Drainage: Proper management of storm water and runoff is critical on rural sites to prevent localized flooding around the proposed dwelling foundations.
- Contractor Availability: Sourcing reliable builders, plumbers, and electricians in County Monaghan can be challenging given high regional demand for skilled tradespeople.
- Proximity to Regional Roads: While near the N2, the immediate local road network might experience winter ice or maintenance delays typical of rural county routes.
- Architectural Oversight Costs: Employing engineers, architects, and Assigned Certifiers throughout the build will add notable professional fees to the overall project budget.
- Legal Title Verification: A solicitor must carefully review the folio maps to confirm exact land boundaries, access rights, and the absence of any unregistered burdens.
- Future Extension Limitations: Modifying the approved planning design after purchase to add extra rooms would require a brand-new planning application, adding further delay.
Price positioning
?
- The asking price appears attractively positioned because it targets a bare site with established planning permission rather than a finished dwelling, offering significant entry value compared to completed regional house transactions.
- Potential undervaluation signals stem from the substantial capital expenditure and construction timelines required to deliver a four bedroom detached property from scratch on a large one acre rural plot.
- This pricing strategy could be supported by strong local demand for self build opportunities, though it might be undermined by rising construction inflation and unpredictable material and labour costs.
- Additional market relevance comes from comparing raw land acquisition costs against established residential values in the surrounding area to determine overall economic viability for prospective self builders.
Build Analysis
What we know from similar construction types
- The property is offered as a site with full unrestricted planning permission for a four-bedroom two-storey detached residence with a sunroom, under Planning Ref 2519.
- A buyer should verify the current status and exact expiration date of the planning permission with the local planning authority.
- Investigation into site services such as water, electricity, and wastewater treatment options (e.g., percolation test for a septic tank) is necessary as these are not detailed in the listing.
- A buyer should review the specific conditions attached to the planning permission to ensure compliance with local restrictions and design requirements.
Heating cost*
Estimated expense to heat this property every year
- Annual heating cost is not applicable at this stage as the property is offered as a site with planning permission for a future build rather than an existing structure.
- Buyers should investigate potential heating systems and installation costs for the planned four-bedroom detached residence.
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 Castleblayney area
8 THE WILLOWS, CASTLEBLAYNEY, MONAGHAN
- Sale date
- Declared sale price
- €235,000.00
4 ORAM COTTAGE, CASTLEBLAYNEY, CO MONAGHAN
- Sale date
- Declared sale price
- €155,000.00
TULLYNACRUNNET, CASTLEBLAYNEY, MONAGHAN
- Sale date
- Declared sale price
- €250,000.00
9 PARK RD, DRUMILLARD, CASTLEBLAYNEY
- Sale date
- Declared sale price
- €204,000.00
8 LAKE SIDE VILLAGE, MUCKNO ST, CASTLEBLAYNEY
- Sale date
- Declared sale price
- €210,000.00
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 (€750 to €1,500) depending on whether the acquisition is classified as residential or commercial/land.
- Solicitor legal fees: Generally ranges from €1,500 to €3,000 excluding VAT and outlays.
- Land registration fees: Around €400 to €700 depending on the registration type and mapping requirements.
- Property valuation fees: Typically between €150 and €300.
- Surveyor fees: Approximately €500 to €1,200 depending on the scope of the pre-purchase inspection for the site and planning.
- Annual home insurance: Generally ranges from €350 to €800 per year once built, depending on the property value and coverage.
Forum Talk
What people are saying about this area
- Locals in the Broomfield and wider Castleblayney area frequently discuss the convenience of the N2 corridor for commuting toward Dublin or Monaghan.
- Community forums highlight the peaceful rural atmosphere of Aghateskin, combined with close proximity to both Carrickmacross and Castleblayney amenities.
- Discussions often centre around rural housing developments and the demand for sites with full planning permission in the region.
- Road safety and traffic calming measures along local rural routes like the L4500 are occasional topics of interest among residents.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The generous 1.11-acre site provides ample safe outdoor space for young children to play, though buyers should verify local traffic conditions along the approach roads.
- Teenagers7/10
A proposed four-bedroom detached home offers good personal space for teenagers, though the rural location means limited independent access to entertainment or transit.
- Multi-generational Living6/10
While the site has planning permission for a spacious two-storey house, buyers must confirm whether the approved layout can accommodate multi-generational needs.
- Single Buyers3/10
Taking on a self-build or development project on a 1.11-acre plot is typically better suited to experienced families or couples rather than single first-time buyers.
- Couples7/10
An appealing opportunity for couples looking to construct their dream home with plenty of outdoor space, provided they are prepared to manage a construction project.
- Empty Nesters5/10
The large site and four-bedroom plans offer plenty of room for visiting family, but may involve more ongoing maintenance than empty nesters typically desire.
- Retirees4/10
The rural setting requires a car for all daily errands and medical visits, and managing a new build might present challenges for retirees.
Work
3 areas- Remote Working7/10
A custom-built home allows for a dedicated home office setup, though buyers must verify the availability and speed of local broadband connections.
- Hybrid Commuting5/10
Conveniently located about 1km off the N2, providing reasonable access for commuting towards larger towns or cities, though distances are significant.
- Retired4/10
While suitable for retirement living in a quiet area, managing a new construction project may not align with retirement goals.
Practical
8 areas- Ageing in Place5/10
A new build could theoretically be designed with accessibility in mind, but the rural location makes relying on services more difficult with age.
- Low Maintenance3/10
Maintaining a 1.11-acre plot and completing a construction project requires considerable ongoing effort and oversight.
- Secure Gated Entry5/10
Buyers have the opportunity to install secure gates as part of the site development works.
- Minimalist Design4/10
Planning permission is already established for a specific two-storey layout, limiting ultra-minimalist deviations without re-planning.
- Flexible Floor Plans7/10
Building from a granted planning permission for a four-bedroom detached home allows buyers input into final interior layouts.
- Heritage Home1/10
This is a vacant site with modern planning permission rather than an established period or heritage property.
- Ecological Setup6/10
A blank canvas site provides an opportunity to incorporate modern eco-friendly heating, insulation, and renewable energy systems during construction.
- Outdoor areas10/10
An expansive 1.11-acre site offers tremendous outdoor potential for gardens, landscaping, and recreational use.
Interests
9 areas- Gardening9/10
The expansive 1.11-acre site provides exceptional potential for extensive landscaping, vegetable gardens, and outdoor projects.
- Walking7/10
Quiet local country roads offer pleasant walking routes, though walkers should account for the absence of dedicated pedestrian footpaths.
- Gym3/10
Access to dedicated fitness facilities will require travelling into nearby towns such as Carrickmacross or Castleblayney.
- Cycling6/10
Rural roads offer scenic cycling paths, though cyclists should be mindful of mixed-speed local traffic.
- Golf5/10
Buyers should verify the proximity of regional golf courses, as local club options require a short drive.
- Fishing6/10
County Monaghan is renowned for its numerous lakes, offering potential fishing opportunities in the wider region.
- Horse Riding7/10
The generous plot size and rural surroundings could potentially accommodate equestrian interests, subject to proper outbuilding planning.
- Water Sports3/10
Inland location means dedicated water sports facilities are limited, though nearby lakes may offer basic recreational boating.
- Entertaining7/10
The approved plans for a four-bedroom home with a sunroom and large grounds provide a great foundation for hosting guests once built.
Lifestyle
5 areas- Quiet Living9/10
Situated in a peaceful rural area near Broomfield, offering a tranquil environment away from major urban congestion.
- Rural Living10/10
A classic rural setting featuring a substantial 1.11-acre plot surrounded by the countryside of County Monaghan.
- Village Living6/10
Close proximity to local rural communities while maintaining a distinct countryside feel rather than a tight-knit village center.
- Coastal Living1/10
This inland Monaghan location is completely landlocked with no proximity to the coast.
- Urban Living2/10
Located well outside major urban centres, requiring a drive to Carrickmacross or Castleblayney for extensive city amenities.
Social
6 areas- Community Involvement6/10
Rural communities near Broomfield and Castleblayney offer local clubs and community groups for active participants.
- Café Culture3/10
Cafés are sparse in the immediate townland, requiring a trip into Carrickmacross or Castleblayney for dining out.
- Nightlife2/10
True to its rural setting, nightlife options are virtually non-existent on-site and require travel to nearby towns.
- Health/Wellness groups4/10
Local wellness classes or groups will generally be found in the surrounding larger settlement areas.
- Networking Opportunities2/10
Professional networking is minimal in this rural residential pocket.
- Tech-Hub Connectivity2/10
Not near any established technology hubs; reliance will be entirely on remote digital infrastructure.
Listing information
- Agent
- John Tobin Estate Agents
- Phone
- 042 966 3344
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-8B2154HouseDelve · Republic of Ireland* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.