Ballybaun, Monivea , Athenry, Galway
€70,000
What you'll like:
- Generous site size: The property offers a substantial 0.5-acre parcel of land, providing plenty of outdoor space for a large garden and private driveway.
- Active planning permission: The site benefits from existing planning approval under reference 22/60252, saving the buyer months of administrative delays and planning risk.
- Substantial home design: Approved plans feature a large two-storey dwelling spanning approximately 207 square meters, ideal for accommodating a growing family comfortably.
- Detached garage included: The approved construction incorporates a generous 55 square meter domestic garage, offering excellent secure storage or workshop space.
- Versatile bedroom layout: The proposed floor plan includes multiple bedrooms with ensuites, providing practical modern living accommodations for residents and guests.
- Peaceful rural setting: Situated in Ballybaun, the location delivers a quiet countryside lifestyle surrounded by established one-off residential homes and open agricultural land.
- Proximity to Monivea: The site is located just 6 kilometers from Monivea village, ensuring quick access to local community amenities, schools, and social spots.
- Convenient to Colemanstown: Being only 3 kilometers from Colemanstown provides an additional nearby hub for local community activities and everyday conveniences.
- Accessible to Athenry: A convenient 15-minute drive brings residents into Athenry town, connecting them to major shopping, dining, and professional services.
- Strong commuter links: The close proximity to Athenry grants easy access to the main railway line and major road networks connecting to Galway City.
- Low entry price: With an asking price of just €70,000, this land represents an affordable starting point for self-builders wanting to create a custom home.
- Established neighborhood: The surrounding area features a pleasant mix of existing residential properties, ensuring you are not building completely in isolation.
- Defined boundaries: The roughly half-acre footprint gives clear spatial parameters for landscaping, septic tank placement, and private boundary treatments.
- Ground floor guest facilities: The proposed layout includes a convenient downstairs bedroom with an ensuite, catering well to multigenerational living needs.
- Spacious master suite: The upper level features a primary bedroom complete with a walk-in wardrobe and ensuite, creating a private owners retreat.
- Dedicated utility room: The approved plans incorporate a separate utility space, keeping laundry and mechanical functions neatly organized away from the main kitchen.
- Dual living areas: Separate sitting and kitchen-dining-living rooms offer flexible spaces for formal entertaining and casual family time.
- Private development control: Buying a raw site with planning permission allows you to manage contractors directly and choose finishes tailored to your exact taste.
- Investment potential: Completing a substantial custom build in a sought-after Galway rural location typically yields strong long-term property value appreciation.
- Direct agent availability: The listing is managed by an established local agency with direct contact numbers provided, streamlining the initial inquiry process.
But keep in mind:
- Expiration risks: Buyers must carefully verify the exact expiry date of planning reference 22/60252 to ensure construction can begin without requiring a fresh application.
- Development levies: The buyer should investigate local council Section 48 development contributions, as these fees can add substantial unexpected costs before building starts.
- Connection costs for utilities: Bringing electricity, water, and telecom services to a rural site can incur high connection fees that impact your total budget.
- Wastewater treatment requirements: A private septic tank or wastewater treatment system will be required, so percolation tests should be independently verified by an engineer.
- Construction cost inflation: Building a 207 square meter home plus a 55 square meter garage in the current market requires significant capital and careful budget management.
- Condition compliance: The buyer must check all conditions attached to the planning permission to ensure there are no restrictive clauses or onerous environmental demands.
- Architectural fees: Engaging engineers, architects, and project managers to oversee the approved build will add professional service fees to the overall project cost.
- Financing complexities: Securing a self-build mortgage can be more intricate than buying an existing property, often requiring staged drawdowns tied to construction milestones.
- Weather delays: Rural construction projects in Galway are subject to weather conditions that can cause groundworks delays and extend your overall build timeline.
- Local housing needs restrictions: The buyer should confirm whether local housing need rules apply to this planning permission to ensure they qualify to build here.
- Boundary verification: It is essential to have a surveyor inspect the 0.5-acre site boundaries against the legal folio map to prevent future property disputes.
- Access road suitability: Buyers should assess the local rural approach roads to ensure they can handle heavy construction traffic and concrete delivery trucks safely.
- Lack of immediate public transport: The rural location means daily life relies heavily on private vehicle transport, as there are no urban bus routes outside the gate.
- Surface water drainage: Proper drainage solutions must be engineered for the site to prevent pooling water around the new foundations and garage footprint.
- Landscaping requirements: Converting a raw rural plot into a finished garden will require additional investment in topsoil, planting, and hardscaping after construction.
- Temporary accommodation needs: Building your own home means renting elsewhere during the construction period, adding significant living expenses to your project tally.
- Supply chain volatility: Sourcing specific building materials for the large two-storey design might face lead times or price fluctuations impacting the build schedule.
- Ber rating obligations: Once constructed, the new dwelling will need to achieve a compliant Building Energy Rating, which requires careful specification of insulation and heating.
- Broadband availability: High-speed fiber internet availability should be verified with local providers, as some rural pockets rely on slower alternative connection types.
- Future maintenance responsibilities: Rural properties often require managing private wells, boundary hedges, and long driveways independently without council assistance.
Price positioning
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- The asking price appears attractively valued because it reflects solely the land value and current planning permit stage rather than the substantial completed structure, offering a low entry barrier for self-builders in county Galway.
- Strong valuation signals include the inclusion of active full planning permission for a large two-storey dwelling and domestic garage, which significantly de-risks the initial development phase and saves considerable time and holding costs.
- Factors that could support this price include high construction cost inflation and local planning restrictions, whereas factors that might undermine it include potential local connection residency clauses tied to the specific rural planning permission.
- Additional relevant considerations involve the half-acre footprint and convenient fifteen-minute drive to Athenry, which together enhance the long-term lifestyle appeal and ultimate finished market value for prospective owner-occupiers.
Build Analysis
What we know from similar construction types
- The offering is for a 0.5-acre site with full planning permission (Planning Reference 22/60252) for a two-storey dwelling of approximately 207 sq. m. and a 55 sq. m. domestic garage.
- A buyer should verify the expiry date and specific conditions attached to the current planning permission.
- As this is a vacant site, a buyer must investigate the availability, proximity, and connection costs for essential utilities such as electricity, water, and waste treatment (such as a proprietary wastewater treatment system).
- Site suitability tests, including soil percolation testing, should be reviewed or conducted to ensure compliance for a septic tank or wastewater treatment plant.
- Construction costs, timelines, and potential local housing need criteria or rural planning restrictions should be thoroughly investigated before proceeding.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: Not applicable.
- Explanation: The property is currently an undeveloped site with planning permission for a future dwelling rather than an existing habitable structure, so no current heating costs apply. The buyer should investigate the installation and running costs of the proposed heating system for the planned 207 sq. m. house.
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
ROUNDFIELD, MONIVEA, ATHENRY
- Sale date
- Declared sale price
- €385,000.00
SAKYRA HOUSE, MONIVEA, ATHENRY
- Sale date
- Declared sale price
- €180,000.00
2 GLENNASLAT, MONIVEA, ATHENRY
- Sale date
- Declared sale price
- €280,000.00
Recent sales in the wider Athenry area
30 BLOCK Q ATHENRY SHOPPING CENTER, ATHENRY, CO GALWAY
- Sale date
- Declared sale price
- €280,000.00
72 WILLOWS, RAHEEN, ATHENRY
- Sale date
- Declared sale price
- €378,000.00
GRANGE, ATHENRY, GALWAY
- Sale date
- Declared sale price
- €525,000.00
CLORANE, ATHENRY, CO GALWAY
- Sale date
- Declared sale price
- €495,000.00
15 PAIRC NA HABHANN, GORTNAHOWN, ATHENRY
- Sale date
- Declared sale price
- €425,000.00
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
- Solicitor legal fees: approximately 1,500 to 3,000 euro plus VAT and outlays.
- Land registration fees: approximately 400 to 800 euro depending on the property value.
- Property valuation fees: approximately 150 to 300 euro for a mortgage valuation if required.
- Surveyor fees: approximately 500 to 1,200 euro depending on the type of survey and property size.
- Annual home insurance: approximately 350 to 700 euro for standard buildings and contents cover.
Forum Talk
What people are saying about this area
- Locals in the Athenry and Monivea areas frequently discuss the peaceful rural lifestyle and community atmosphere.
- Residents often highlight the convenience of being within a short drive of Athenry town while enjoying a countryside setting.
- Traffic and road conditions on rural approach roads are common topics of discussion among drivers in the wider parish.
- Planning permissions for one-off rural housing and local developments are closely followed by community members.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The 0.5-acre site provides ample outdoor space for children to play safely in a countryside setting, though buyers should verify local school transport options and distances.
- Teenagers5/10
The rural location offers plenty of space and privacy, but teenagers will likely require transport to access social activities, schools, and amenities.
- Multi-generational Living7/10
With full planning permission for a substantial two-storey home of approximately 207 sq. m., there is significant potential to accommodate multi-generational living arrangements.
- Single Buyers4/10
Building a custom home from a site requires substantial capital, time, and project management, which may be less suited for single buyers starting out.
- Couples7/10
An excellent opportunity for couples looking to design and build their dream home with generous proportions, a large garage, and a peaceful rural backdrop.
- Empty Nesters6/10
Provides a serene environment for retirement or downsizing to a custom-built home, though the ongoing maintenance of a 0.5-acre plot and a large house should be considered.
- Retirees6/10
A quiet rural setting well-suited for a relaxed retirement, provided that healthcare facilities and services within driving distance meet your long-term needs.
Work
3 areas- Remote Working8/10
Designing your own home allows for dedicated home office spaces, though buyers should verify local broadband speed and fiber availability.
- Hybrid Commuting6/10
A 15-minute drive to Athenry provides good rail or road links, making a hybrid commute feasible depending on your final destination.
- Retired8/10
An ideal location for retirees looking to build a tailored, comfortable home away from urban congestion.
Practical
8 areas- Ageing in Place7/10
The approved ground floor includes a bedroom with an ensuite, offering good potential for accessibility as you age, though rural isolation should be factored in.
- Low Maintenance3/10
As a vacant site with full planning permission, building a new home requires extensive initial effort, maintenance of a 0.5-acre plot, and upkeep of a large property.
- Secure Gated Entry5/10
Buyers have the opportunity to incorporate automated gates and security fencing into their custom build design.
- Minimalist Design5/10
The approved two-storey layout is substantial (approx. 207 sq. m.), but interior finishes can be tailored to a minimalist aesthetic if desired.
- Flexible Floor Plans8/10
Building from a live planning permission allows purchasers to adapt room layouts during construction to suit their exact lifestyle needs.
- Heritage Home1/10
This is a modern greenfield development site rather than a historical or protected heritage property.
- Ecological Setup7/10
A rural 0.5-acre site provides an excellent opportunity to integrate modern eco-friendly technologies, solar panels, and sustainable heating systems into the new build.
- Outdoor areas9/10
Features a generous 0.5-acre site area complemented by a large 55 sq. m. domestic garage, offering abundant outdoor space and storage.
Interests
9 areas- Gardening9/10
The generous 0.5-acre site offers an expansive canvas for landscaping, vegetable gardens, and outdoor planting projects.
- Walking7/10
Quiet rural country roads surround the property, making them suitable for scenic walks, though buyers should note the lack of dedicated pedestrian footpaths.
- Gym2/10
There are no commercial gym facilities within immediate walking distance, requiring a drive into nearby towns.
- Cycling7/10
The surrounding country roads offer pleasant cycling routes for enthusiasts, though traffic on rural links should be navigated with care.
- Golf4/10
Proximity to golf courses will require a short drive, as none are located immediately adjacent to the site.
- Fishing5/10
County Galway features various regional rivers and lakes, though buyers should investigate specific local angling spots and permissions nearby.
- Horse Riding8/10
The rural environment and nearby agricultural context are well-suited for equine interests, with potential space for stabling subject to local planning.
- Water Sports2/10
Inland County Galway location means water sports require travelling further afield to lakes or coastal areas.
- Entertaining8/10
The approved plans for a large kitchen/dining/living room layout and a 55 sq. m. domestic garage provide fantastic spaces for hosting family and guests.
Lifestyle
5 areas- Quiet Living10/10
Located in a peaceful rural setting surrounded by agricultural holdings and established one-off houses, offering exceptional peace and quiet.
- Rural Living10/10
A classic countryside location approximately 6km from Monivea village and 3km from Colemanstown, ideal for authentic rural living.
- Village Living7/10
Monivea village is approximately 6km away, providing convenient access to local village amenities while retaining a private countryside feel.
- Coastal Living1/10
The property is located inland in County Galway and offers no proximity to the coast.
- Urban Living2/10
The setting is distinctly rural, though Athenry is roughly a 15-minute drive away for broader urban conveniences.
Social
6 areas- Community Involvement7/10
Proximity to Monivea and Colemanstown offers opportunities to engage with active local community groups and rural organizations.
- Café Culture3/10
Café options are limited in the immediate vicinity and will typically require a drive into nearby towns or villages.
- Nightlife2/10
The setting is strictly rural and quiet, offering virtually no nightlife directly on your doorstep.
- Health/Wellness groups4/10
Local wellness classes or sports clubs will generally be found in nearby settlements like Athenry or Monivea.
- Networking Opportunities3/10
Professional networking infrastructure is minimal locally, making this better suited for remote workers or commuters.
- Tech-Hub Connectivity3/10
True tech hubs are concentrated in larger cities like Galway, requiring travel or remote setups.
Listing information
- Agent
- Pat Callanan Property Sales
- Phone
- 091 844 818
- Published on HouseDelve
- 4 October 2026
- Correction
- Report an issue
HD-85134EHouseDelve · 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.