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Photograph 1 of 1 of Balroebuck Beg , Corrandulla, Galway

Balroebuck Beg , Corrandulla, Galway

€48,000

What you'll like:

  • Affordable entry price: The asking price of forty-eight thousand euros offers an exceptionally low financial entry point for acquiring land in this region. This makes it financially accessible for self-builders working with modest capital.
  • Generous site size: Each site measures approximately zero point five four acres providing ample space for a substantial family home and gardens. This generous acreage allows for flexible positioning of the main dwelling and ancillary structures.
  • Substantial road frontage: With thirty-two meters of road frontage per site there is plenty of space for a safe vehicular entrance. This frontage easily accommodates sightline requirements and private driveway access without crowding.
  • Favorable site depth: The sixty-four meter depth provides a long narrow proportion that naturally separates front and rear garden zones. This depth allows the future dwelling to be set well back from the public roadway for added privacy.
  • Clear land dimensions: The defined metrics of zero point two two hectares give a concrete basis for early architectural site planning. Buyers can immediately begin mapping out footprint possibilities with their chosen building design professionals.
  • Adjacent reference point: Located conveniently to the left of a specific local Eircode making the exact land plots easy to locate. This clear spatial marker helps contractors and surveyors find the exact boundaries during initial site visits.
  • Established local agent: Listed through a recognized regional auctioneer providing a professional point of contact for arranging initial viewings. Local agents can often provide valuable context regarding neighborhood development trends and utility availability.
  • Rural lifestyle appeal: Situated in a peaceful countryside setting in County Galway offering a quiet environment away from urban congestion. This location is ideal for buyers seeking a tranquil rural lifestyle surrounded by agricultural fields.
  • Custom build opportunity: Purchasing a vacant site allows you to design and construct a bespoke home tailored precisely to your needs. You avoid the compromises inherent in buying a pre-owned property that requires extensive remodeling.
  • Energy efficiency potential: Building a brand new home from scratch enables the incorporation of cutting-edge sustainable heating and insulation technologies. This ensures low future energy bills and compliance with modern building regulations.
  • Gradual capital investment: Buying land first and funding construction in phases can help manage overall project cash flow more effectively. You can take time to secure funding and finalize architectural drawings before breaking ground.
  • Community proximity: Positioned within the Corrandulla area which provides access to local community amenities, schools, and sporting facilities. Families can enjoy countryside living while remaining connected to essential local services.
  • Galway city access: Offers a viable commuter distance to Galway City for employment, higher education, and broader commercial amenities. This allows homeowners to enjoy rural calm while maintaining access to a major economic hub.
  • Independent design freedom: Unencumbered by existing structures meaning demolition costs and unexpected heritage restrictions are completely avoided. You start with a clean slate for your architectural ambitions.
  • Landscaping blank canvas: The current undeveloped nature of the plots provides complete freedom to design your ideal garden and outdoor living spaces. You can plant mature trees and layout patios exactly where you prefer.
  • Privacy and space: Rural plots generally offer greater distance from immediate neighbors compared to standard suburban housing developments. This enhances your everyday privacy and reduces noise pollution from neighboring properties.
  • Investment upside: Securing land at this price point and successfully obtaining planning permission can significantly increase the total asset value. This provides potential equity growth upon successful completion of a new build home.
  • Manageable scale: At just over half an acre each, the plots are large enough for privacy but small enough to maintain easily. You will not be overwhelmed by excessive ground maintenance demands.
  • Agricultural surroundings: Enjoy scenic views of the surrounding rural countryside typical of County Galway agricultural landscapes. These pleasant vistas contribute positively to the overall daily living experience.
  • Direct negotiation scope: Being sold as individual sites provides a focused negotiation process directly with the selling agent regarding terms. Buyers can clarify exact site boundaries and conditions of sale clearly before committing.

But keep in mind:

  • Subject to planning permission: The sale is strictly conditional on the buyer obtaining planning permission from the local authority. This introduces a major risk that your application could be refused, leaving you with an unbuildable asset.
  • Local housing need restrictions: Galway County Council enforces strict local housing need criteria for rural planning applications. Buyers must verify whether they personally qualify under these local demographic guidelines before purchasing.
  • BER not applicable: No Building Energy Rating certificate is provided as these are undeveloped plots of land. Buyers must factor future energy compliance costs into their overall construction budget calculations.
  • Unknown ground conditions: There is no geotechnical report provided to confirm soil stability, rock presence, or water table levels. Buyers should commission a site suitability test to avoid unexpected foundation excavation expenses.
  • Wastewater treatment uncertainty: A private septic tank or wastewater treatment system will be required since mains sewage is absent. Percolation tests are essential to confirm the soil can adequately support a domestic effluent treatment system.
  • Water connection availability: It remains unconfirmed whether public mains water is accessible directly at the boundary or requires expensive extensions. Buyers should investigate the exact distance and connection costs for local water supply lines.
  • Electricity supply proximity: Access to the local electricity grid must be verified to ensure power connection is feasible and affordable. Bringing power cables from a distance can add substantial unexpected costs to your build.
  • Surface water drainage: Rural sites can sometimes suffer from poor natural drainage leading to standing water after heavy rainfall. Proper stormwater management solutions must be factored into your site development plans.
  • No floor area provided: The listing does not specify any allowable maximum dwelling size or height restrictions for the plots. Local planning policy will dictate what scale of house is permissible on these specific lands.
  • Exact boundaries unverified: The physical boundaries must be professionally mapped and checked against Land Registry folio maps. Buyers should hire a registered surveyor to legally confirm the exact perimeter before closing.
  • Development levy liabilities: Local authorities impose substantial development charges and supplementary levies upon granting planning permission for new houses. These financial contributions must be budgeted for alongside your construction costs.
  • High architectural fees: Building a bespoke home requires hiring architects, engineers, and consultants to navigate the complex planning system. These professional fees add significantly to the preliminary pre-construction budget.
  • Construction cost inflation: Building material and labor costs fluctuate, making it difficult to accurately forecast total construction expenses. Unexpected overruns can strain your project financing before the house is finished.
  • Timeline unpredictability: Navigating the planning application and potential appeal processes can take many months or even years. Buyers must be prepared for significant delays before they can physically start building.
  • Access road conditions: The local public road network leading to the site may be narrow or poorly maintained. Heavy construction traffic could cause friction with neighbors or require road bond arrangements.
  • Broadband infrastructure gaps: High-speed fiber broadband availability should be thoroughly checked to ensure remote working is viable. Rural locations sometimes suffer from slow internet speeds requiring alternative satellite solutions.
  • Lack of immediate amenities: Walking to local shops, schools, or public transport may be impractical from this rural location. Daily life will almost certainly require heavy reliance on private motor vehicles.
  • Title and folio check: Legal due diligence must confirm that clear, unencumbered freehold title is being transferred with the sale. Your solicitor should inspect the folio details carefully for any restrictive covenants or rights of way.
  • Future development surrounding: Potential future agricultural activities or neighboring rural housing could alter the immediate local environment over time. Buyers should research local development plans in the county development framework.
  • Resale liquidity risks: Vacant rural sites with planning conditions can sometimes take longer to resell if your personal circumstances change. They represent a more specialized investment market compared to finished suburban housing.

Price positioning

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This comparison depends on limited public and listing evidence, which may be incomplete, outdated or not directly comparable. The score is not a percentage, professional valuation or guaranteed estimate. Ask an independent qualified valuer before relying on a property value.
The asking price looks somewhat undervalued compared with the available evidence.
  • The asking price appears attractively valued because €48,000 for a half-acre site represents a relatively low initial capital outlay compared to broader regional residential values in the surrounding area.
  • The primary valuation signal is the condition that the site is sold subject to planning permission, which introduces substantial uncertainty and planning risks that typically discount the raw land value significantly.
  • This pricing level could be supported by successful local housing need compliance or undermined if strict local planning restrictions make obtaining a grant of residential permission exceptionally difficult for prospective buyers.
  • Additional considerations include the generous 32-meter frontage and 64-meter depth dimensions, offering favorable layout potential, though verifying local hydrogeological conditions and percolation test results remains essential before finalizing any acquisition.

Build Analysis

What we know from similar construction types

  • The offering consists of two undeveloped sites measuring approximately 0.54 acres each, being sold subject to planning permission.
  • A buyer should investigate local planning guidelines and restrictions in this rural Galway area, particularly regarding local housing need criteria or rural zoning regulations.
  • Site suitability tests, such as percolation tests for wastewater treatment systems and soil stability assessments, must be investigated prior to purchase.
  • Access to local utility connections including electricity, water, and broadband should be verified.
  • Boundary lines, rights of way, and legal title should be confirmed by a solicitor.

Heating cost*

Estimated expense to heat this property every year

  • Not applicable as the property listing is for undeveloped land sites sold subject to planning permission rather than an existing dwelling.

Pollution Safe

9/10

Environmental situation to investigate

  • The rural setting of Balroebuck Beg appears largely free from major industrial pollution sources or heavy manufacturing concerns.
  • Buyers should verify the proximity of any legacy agricultural waste storage or local septic tank systems during their standard environmental investigations.

Flood Safe

8/10

Water overflow reports to follow up

  • The general Corrandulla region features inland rural terrain, though some low-lying areas in County Galway can be prone to seasonal surface water accumulation.
  • As the site is sold subject to planning permission, a site-specific flood risk assessment should be carried out to confirm suitability for development.

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 Corrandulla area

  • KILROE, CORRANDULLA, CO. GALWAY

    Sale date
    Declared sale price
    €510,000.00

  • CARROWBEG NORTH, CORRANDULLA, CO. GALWAY

    Sale date
    Declared sale price
    €235,000.00

  • AN SEAN TALAMH, GRANGE, CORRANDULLA

    Sale date
    Declared sale price
    €360,000.00

  • LUIMNAGH WEST, CORRANDULLA, GALWAY

    Sale date
    Declared sale price
    €290,000.00

  • BALLYDONLLAN, CORRANDULLA, GALWAY

    Sale date
    Declared sale price
    €370,000.00

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 depending on whether this is residential or commercial land.
  • Solicitor legal fees: roughly 1,500 euro to 3,000 euro plus VAT and outlays.
  • Land registration fees: typically between 130 euro and 700 euro depending on the application type.
  • Property valuation fees: around 150 euro to 300 euro.
  • Surveyor fees: approximately 500 euro to 1,200 euro depending on the depth of the survey required.
  • Annual home insurance: variable once a structure is built, but generally ranges from 350 euro to 700 euro.

Forum Talk

What people are saying about this area

  • Local residents in the Corrandulla area often discuss the charm of rural living combined with convenient access to Galway city.
  • Community forums frequently highlight the need for local rural housing development subject to strict planning permission guidelines.
  • Traffic and local road infrastructure maintenance are common topics of discussion among residents in surrounding townlands.
  • The availability of local amenities, schools, and community groups makes the wider Corrandulla area popular for family life.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The property consists of bare sites sold subject to planning permission in a rural area, meaning no immediate dwelling or enclosed garden is available for young children.

    3/10
  • Teenagers

    The rural location lacks immediate public transport, entertainment, or amenities suitable for independent teenagers.

    3/10
  • Multi-generational Living

    With two separate sites available, buyers might explore building multiple homes subject to planning permission, though this requires significant development effort.

    5/10
  • Single Buyers

    Purchasing a raw site subject to planning permission involves substantial capital, construction delays, and regulatory hurdles that may not suit single buyers looking for immediate housing.

    2/10
  • Couples

    Couples looking to build their own custom home from scratch will find potential in the site dimensions, subject to securing the necessary planning permission.

    4/10
  • Empty Nesters

    Managing a self-build project on a raw site is typically a demanding undertaking rather than a simple downsize option for empty nesters.

    3/10
  • Retirees

    Building a new home from the ground up requires navigating complex planning laws and construction management, which may not align with retirement goals.

    3/10

Work

3 areas
  • Remote Working

    Remote working is possible once a home is built, but buyers should investigate local broadband and telecommunications infrastructure availability.

    5/10
  • Hybrid Commuting

    The rural Galway location involves longer travel times to major employment hubs, making regular commuting challenging.

    3/10
  • Retired

    Managing a self-build project in retirement can be strenuous, though the final rural home would suit a quiet retirement lifestyle.

    3/10

Practical

8 areas
  • Ageing in Place

    Purchasing a bare site and building a home requires navigating long-term accessibility considerations from scratch, and the rural isolation may complicate later-life care.

    2/10
  • Low Maintenance

    Managing a vacant plot and undertaking a self-build project represents high initial maintenance and project management effort.

    1/10
  • Secure Gated Entry

    The sites are open land plots with 32 meters of road frontage, lacking any pre-existing secure gated entry.

    1/10
  • Minimalist Design

    Buyers have a blank canvas to design a minimalist home, subject to local planning authority design guidelines.

    6/10
  • Flexible Floor Plans

    Buying a site subject to planning permission allows the buyer to design a floor plan tailored entirely to their needs.

    8/10
  • Heritage Home

    These are vacant development sites rather than established period or heritage properties.

    1/10
  • Ecological Setup

    The 0.54-acre plot sizes offer potential for incorporating eco-friendly building practices and renewable energy systems, subject to planning approval.

    6/10
  • Outdoor areas

    Each site provides approximately 0.54 acres of outdoor space with substantial road frontage, offering vast potential for landscaping and private gardens.

    9/10

Interests

9 areas
  • Gardening

    Each site spans approximately 0.54 acres, providing ample outdoor space for extensive landscaping and gardening projects.

    9/10
  • Walking

    The rural country roads allow for walking, though the lack of dedicated pedestrian footpaths should be verified.

    6/10
  • Gym

    There are no commercial gym facilities within immediate proximity of the rural sites.

    1/10
  • Cycling

    Rural country roads offer routes for cycling enthusiasts, though traffic conditions and road safety should be investigated.

    6/10
  • Golf

    Golf courses are not immediately adjacent, requiring travel to regional facilities.

    3/10
  • Fishing

    Proximity to local waterways and loughs in the broader Galway region may offer fishing opportunities, requiring verification of local rights and access.

    5/10
  • Horse Riding

    The rural setting and generous plot sizes may appeal to equestrian enthusiasts, subject to local stable availability and planning permissions for keeping horses.

    6/10
  • Water Sports

    The inland rural location is not suited for immediate water sports access without traveling to nearby lakes or the coast.

    2/10
  • Entertaining

    As there is currently no physical structure on the sites, entertaining is not possible until a home is built.

    2/10

Lifestyle

5 areas
  • Quiet Living

    Located in rural Balroebuck Beg, Corrandulla, the setting offers a peaceful countryside environment with minimal urban noise.

    9/10
  • Rural Living

    This offering comprises rural land plots measuring approximately 0.54 acres each, ideal for a dedicated countryside lifestyle.

    10/10
  • Village Living

    While rural, the location is distant from immediate village centers, requiring driving for local conveniences.

    4/10
  • Coastal Living

    The location is inland in County Galway with no coastal proximity.

    1/10
  • Urban Living

    This is a strictly rural setting far removed from city centers and urban conveniences.

    1/10

Social

6 areas
  • Community Involvement

    Rural areas often feature tight-knit local communities, though integration relies on active participation in nearby village events and organizations.

    5/10
  • Café Culture

    There are no cafés within walking distance due to the rural nature of the sites.

    1/10
  • Nightlife

    The immediate area offers no nightlife options, requiring travel into larger towns or Galway city.

    1/10
  • Health/Wellness groups

    Local wellness or pilates & stretching groups would require travel to nearby community centers or towns.

    2/10
  • Networking Opportunities

    Professional networking opportunities are virtually non-existent in this rural location.

    1/10
  • Tech-Hub Connectivity

    There are no local tech hubs, meaning remote workers will rely entirely on home internet connections.

    1/10

Listing information

Agent
Vincent Walsh Auctioneers
Phone
093 346 95
Published on HouseDelve
25 September 2026
Correction
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Property reference: HD-653B69HouseDelve · Republic of Ireland

Report 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.