Annaghkeen, Headford, Headford, Galway
€40,000
What you'll like:
- Affordable entry point: Listed at an attractive asking price of forty thousand euros, representing a low-cost acquisition for prospective self-builders entering the rural housing market.
- Lough Corrib proximity: Located just one kilometre from the picturesque shores of Lough Corrib, offering exceptional amenity value for water sports enthusiasts and fishermen.
- Peaceful rural setting: Situated in a tranquil countryside environment in Annaghkeen, providing buyers with an idyllic and quiet lifestyle away from urban congestion.
- Manageable distance to town: Positioned approximately six kilometres from Headford town, ensuring daily conveniences, schools, and supermarkets remain within a short drive.
- Commutable to Galway City: Lying roughly thirty-one kilometres from Galway City, giving commuters a viable base to reach major employment and commercial hubs.
- Dual site offering: Presented as two elevated sites for sale, potentially offering options for family members to build adjacent homes subject to local planning.
- Elevated topography: Benefiting from an elevated position, which typically aids in achieving better views, surface water drainage, and site aesthetics for construction.
- Public services nearby: Public utility services are noted as being available along the main road, potentially easing connection logistics for a future development.
- Established local community: Nestled in a well-regarded rural pocket of County Galway, fostering a welcoming neighborhood atmosphere for new residents building bespoke homes.
- Clear asking price stability: Recorded asking price history shows steady positioning at forty thousand euros with no erratic fluctuations, suggesting a straightforward seller stance.
- Identifiable reference marker: Positioned directly beside a known Eircode reference, making it straightforward for engineers, surveyors, and couriers to locate the land precisely.
- Agent representation: Managed by an established local auctioneer, providing buyers with a professional point of contact familiar with regional planning norms.
- Countryside housing demand: Strong ongoing interest in rural County Galway sites means any completed home here should retain solid long-term desirability.
- Recreational lifestyle appeal: The surrounding Ower and Headford region is renowned for scenic walking routes and heritage sites, enhancing daily lifestyle quality.
- Flexible design potential: Buying an unbuilt site allows the purchaser to design a custom architectural layout tailored exactly to their family requirements.
- Energy efficiency freedom: Self-building from scratch enables the incorporation of modern renewables like heat pumps and solar panels to achieve top BER ratings.
- Incremental capital investment: Spreading costs between land purchase and staged construction can sometimes offer a more manageable financial timeline than buying finished homes.
- No upper chain complications: Being sold as vacant land means there is no complex property chain or departing occupant to delay the initial purchase closing.
- Investment upside: Securing planning permission successfully on an elevated rural plot typically adds substantial value compared to the initial raw land cost.
- Direct road access potential: Proximity to existing public roadways increases the likelihood of satisfying local authority sightline and entrance requirements.
But keep in mind:
- Subject to planning permission: The sale is strictly contingent on securing planning permission, introducing a major regulatory hurdle and risk of refusal.
- Local housing need rules: County Galway planning guidelines often enforce strict restrictive clauses on rural housing, requiring buyers to prove strong local ties.
- Unconfirmed BER status: Building energy rating is not provided, though standard new builds must independently achieve high modern compliance standards upon completion.
- Unknown exact floor area: Specific site acreage or exact square dimensions are omitted from listing details, requiring careful verification via the title deeds and maps.
- Unspecified site boundaries: Exact legal boundaries and fencing responsibilities must be meticulously checked with a mapping professional before finalizing the contract.
- Utility connection costs: While services are nearby, bringing electricity, water, and telecoms onto the actual building footprint can incur significant additional capital expense.
- Wastewater treatment requirements: A private septic tank or proprietary effluent treatment system will likely be mandatory, requiring a successful percolation test.
- Percolation test uncertainty: Soil suitability and drainage must be rigorously tested to ensure the ground can support a compliant domestic wastewater treatment system.
- Site development overheads: Elevated sites can sometimes involve higher excavation, rock breaking, or retaining wall costs during the initial groundworks phase.
- Potential planning delays: Navigating the local authority planning application and potential An Bord Pleanála appeals process can considerably extend project timelines.
- Architectural restrictions: Local planning policies may dictate roof pitch, exterior finishes, and window proportions to ensure integration with the rural landscape.
- Lack of immediate amenities: Walking to local shops or schools from a rural site is impractical, making private car transport an absolute daily necessity.
- Surface water management: Adequate drainage solutions must be engineered to prevent runoff issues onto neighboring lands or public roadways from the elevated plot.
- Agricultural gateway sharing: Buyers should verify if existing agricultural access gates are shared or if separate dedicated entrance permissions must be applied for.
- Title and folio verification: Legal advisors must inspect the land folio carefully to check for any unregistered rights of way, burdens, or historical wayleaves.
- Future development creep: Nearby agricultural activities or potential future rural housing developments could alter the peaceful character of the immediate surroundings.
- Lack of structural details: As raw land, there are no existing foundations, meaning all geological and geotechnical surveys remain entirely the buyer's responsibility.
- Financing complexities: Securing a standard mortgage specifically for unbuilt land subject to planning can be more complex than buying a completed second-hand home.
- Inflationary construction costs: Building materials and contractor labor rates fluctuate, meaning initial budget estimates for constructing a home require a healthy contingency.
- Unverified site suitability: Without professional topographical and environmental reports, hidden site constraints such as high water tables remain unproven risks.
Price positioning
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- The asking price appears attractively positioned because it reflects a typical baseline entry point for rural land parcels offered subject to planning permission in this regional location, indicating competitive initial positioning by the selling agent.
- Valuation signals show that while the low headline figure successfully drives initial engagement, the requirement to secure planning permission introduces substantial conditional uncertainty that justifies a more modest upfront capital commitment from prospective buyers.
- This pricing strategy could be supported by strong local demand for countryside housing near scenic amenities, whereas factors such as strict local planning restrictions or high development costs could significantly undermine the overall financial viability.
- Additional relevant considerations include the proximity to major employment hubs and local towns, which balances rural tranquility with commuter convenience, thereby influencing the ultimate long-term value once planning hurdles are successfully overcome.
Build Analysis
What we know from similar construction types
- The listing is for two elevated sites being sold subject to planning permission, meaning there is no existing structure to evaluate.
- A buyer must investigate local planning policies and restrictions in this rural area of County Galway, including whether local needs criteria apply to obtaining planning permission.
- Percolation tests and site suitability assessments should be conducted to determine the feasibility of an on-site wastewater treatment system.
- The proximity to Lough Corrib (approximately 1km) may introduce specific environmental, drainage, or planning considerations that require investigation.
Heating cost*
Estimated expense to heat this property every year
- Not applicable: The property consists of two elevated sites for sale subject to planning permission and does not currently feature a structure to heat.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
7/10Water overflow reports to follow up
- The description notes the sites are elevated, which generally reduces surface water accumulation risks compared to low-lying terrain.
- Given the proximity to the shores of Lough Corrib (approximately 1km away), buyers should consult local flood maps and investigate any potential winter high-water levels or localized drainage conditions.
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 Headford area
BALLYHALE, HEADFORD, GALWAY
- Sale date
- Declared sale price
- €160,000.00
42 EALLAGH, HEADFORD, CO GALWAY
- Sale date
- Declared sale price
- €445,000.00
MOUNTROSS, HEADFORD, GALWAY
- Sale date
- Declared sale price
- €70,000.00
CLOONEEN, HEADFORD, GALWAY
- Sale date
- Declared sale price
- €380,000.00
GALWAY ROAD, HEADFORD, CO. GALWAY
- Sale date
- Declared sale price
- €150,000.00
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: €400 — 1% of €40,000.
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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 1500 to 3000 euro plus VAT for conveyancing services.
- Land registration fees: approximately 400 to 800 euro depending on the purchase price and land registry filings.
- Property valuation fees: approximately 150 to 300 euro for a standard mortgage valuation report if required.
- Surveyor fees: approximately 500 to 1200 euro depending on the depth of the structural survey for the site or potential development.
- Annual home insurance: Not applicable as this listing is for undeveloped land sites subject to planning permission rather than an existing habitable dwelling.
Forum Talk
What people are saying about this area
- Locals in the Headford and Annaghkeen areas frequently discuss rural housing development guidelines and the local planning permission process for sites subject to local needs criteria.
- Community discussions often highlight the scenic appeal and recreational popularity of nearby Lough Corrib, particularly regarding angling and water activities.
- Residents value the peaceful rural setting while often noting the reliance on car transport for commuting to Galway City, which is approximately 31km away.
- Infrastructure topics in local forums regularly touch upon the maintenance of rural third-class roads and the extension of public utilities along main regional routes.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children3/10
The property consists of two raw elevated sites sold subject to planning permission, meaning a home must be designed and built first. While a rural setting can be wonderful for children once a house is established, the initial lack of existing structures and proximity to open water (Lough Corrib is 1km away) require careful safety considerations for young families.
- Teenagers3/10
Located approximately 6km from Headford town and 31km from Galway City, teenagers would rely heavily on parents for transport to schools, social activities, and amenities due to the rural location.
- Multi-generational Living4/10
Purchasing a raw site offers the blank canvas needed to design a bespoke multi-generational home with annexes or dual-living spaces, subject to securing the necessary planning permission.
- Single Buyers2/10
Building a home from scratch on a site sold subject to planning permission involves substantial time, risk, and capital investment beyond the €40,000 asking price, which may be challenging for many single buyers.
- Couples4/10
For couples looking to build their dream rural home together, these sites offer an affordable entry point at €40,000, though navigating the planning permission process adds complexity.
- Empty Nesters4/10
Empty nesters looking to downsize or build a custom retirement property in a peaceful countryside setting will find the location appealing, provided they are prepared to manage a self-build project.
- Retirees4/10
The peaceful rural setting offers a tranquil environment for retirement, but the distance from major medical facilities and urban centers means buyers should verify healthcare accessibility.
Work
3 areas- Remote Working6/10
Working from home in a tranquil rural environment is feasible, but buyers should investigate and verify local broadband and fiber internet infrastructure availability.
- Hybrid Commuting3/10
With Galway City 31km away and Headford 6km away, hybrid commuting is manageable but involves regular driving time dependent on rural road networks.
- Retired7/10
The peaceful countryside location is well-suited for retirees seeking a quiet place to build a custom home, provided they account for travel to essential services.
Practical
8 areas- Ageing in Place4/10
Building a new home allows for accessible design features from the ground up, but the remote rural setting means reliance on a car for healthcare and daily errands increases with age.
- Low Maintenance3/10
As raw elevated sites sold subject to planning permission, the property requires undertaking a full construction project, which involves high initial maintenance and management effort.
- Secure Gated Entry5/10
Buyers have the opportunity to install custom security gates and fencing during the eventual construction and site development process.
- Minimalist Design6/10
The vacant sites offer a clean slate for architects to implement minimalist contemporary building designs, subject to local planning guidelines.
- Flexible Floor Plans10/10
Because no structure currently exists, buyers have absolute freedom to design a custom floor plan that suits their exact functional needs.
- Heritage Home1/10
These are vacant greenfield sites rather than period or heritage properties.
- Ecological Setup7/10
Building a new home on a rural site allows for the integration of modern eco-friendly technologies, solar power, and sustainable heating systems from the outset.
- Outdoor areas10/10
Comprising two elevated sites in a scenic countryside setting near Lough Corrib, the outdoor space potential is vast and completely customisable.
Interests
9 areas- Gardening9/10
Buying an elevated site provides ample land space to design and cultivate custom gardens, landscaping, and outdoor growing areas tailored to personal preferences.
- Walking8/10
The rural surroundings and close proximity to the shores of Lough Corrib (1km away) offer scenic local routes for walking and nature exploration.
- Gym1/10
There are no fitness centres or gyms within immediate walking distance, requiring a drive into Headford or further afield for dedicated fitness facilities.
- Cycling7/10
The quiet country roads around Annaghkeen provide scenic routes for cycling enthusiasts, though local traffic conditions and road maintenance should be verified.
- Golf3/10
Golfing enthusiasts will need to travel outside the immediate rural vicinity as there are no golf courses directly on the doorstep.
- Fishing10/10
With the shores of Lough Corrib located just 1km away, this is an exceptional location for fishing and angling enthusiasts.
- Horse Riding7/10
The rural countryside setting offers a suitable backdrop for equestrian pursuits, subject to local stabling availability and road suitability.
- Water Sports8/10
The proximity to Lough Corrib (1km away) provides fantastic access for boating, kayaking, and various freshwater water sports.
- Entertaining4/10
Any entertaining space would need to be built from scratch as part of a future house design, though a rural garden setting could eventually accommodate gatherings.
Lifestyle
5 areas- Quiet Living10/10
Situated in a peaceful rural setting in Annaghkeen, Headford, these sites offer exceptional quiet living away from urban hustle and bustle.
- Rural Living10/10
This is a quintessential rural opportunity located in the Co. Galway countryside, surrounded by natural landscapes and approximately 6km from the nearest town.
- Village Living5/10
While not directly in a village, the sites are about 6km from Headford town, providing reasonable access to local community amenities and village-style services.
- Coastal Living2/10
The location is inland and landlocked, though the shores of Lough Corrib are just 1km away for freshwater aquatic activities rather than coastal living.
- Urban Living1/10
With Galway City 31km away and the immediate area being strictly rural, this location is unsuited for those seeking an urban lifestyle.
Social
6 areas- Community Involvement6/10
Rural communities near Headford typically offer local clubs, associations, and community events for residents willing to actively engage.
- Café Culture2/10
Café options are limited in the immediate rural townland, requiring a trip into Headford town for local coffee shops and eateries.
- Nightlife1/10
There is virtually no nightlife in the immediate rural surroundings, with residents needing to travel to Headford or Galway City for evening entertainment.
- Health/Wellness groups3/10
Wellness groups and pilates & stretching classes would generally require travel into nearby towns or urban centers.
- Networking Opportunities1/10
The rural location offers minimal professional networking opportunities locally, making remote or city-based networking necessary.
- Tech-Hub Connectivity2/10
Tech hubs are concentrated in Galway City, meaning tech professionals would rely entirely on remote connection capabilities.
Listing information
- Agent
- Vincent Walsh Auctioneers
- Phone
- 093 346 95
- Current status
- active
- Published on HouseDelve
- 28 October 2026
- Correction
- Report an issue
HD-1272E7HouseDelve · 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.