Breaghva, Kilrush, Co. Clare
€45,000
What you'll like:
- Attractive entry price: Listed at just forty-five thousand euros, this land presents an exceptionally low capital barrier for buyers seeking to build their own home in County Clare.
- Generous plot size: Spanning zero point three three hectares or approximately zero point eight five acres, the spacious rectangular plot offers ample room for a substantial residence and gardens.
- Elevated rural setting: The land rises above the roadside, providing a wonderful elevated vantage point with picturesque views across the surrounding West Clare countryside.
- Proximity to town: Situated just over two kilometres from Kilrush town, future residents will enjoy quick access to local shops, supermarkets, and essential everyday amenities.
- Educational facilities nearby: The location is convenient for families, offering easy driving access to local primary and secondary schools situated within the nearby town of Kilrush.
- Recreational opportunities: The property sits close to the scenic West Clare coastline, Kilrush Marina, Cappa Pier, and the historic Vandeleur Walled Garden for excellent leisure pursuits.
- Quiet country lane: Positioned just off the R483 regional road on a peaceful rural lane, the setting combines countryside tranquility with practical accessibility.
- Defined land boundaries: The rectangular shape of the site should make boundary identification straightforward during pre-purchase legal and engineering inspections.
- Stable asking price: The tracked listing history shows zero price fluctuation since tracking began, indicating a firm initial pricing strategy from the selling agent.
- Manageable development scale: A single site of under an acre avoids the complexities of multi-unit development while still offering generous private outdoor space.
- Regional connectivity: The plot offers straightforward road connections via the R483 towards Cooraclare and the wider regional transportation network of County Clare.
- Local sporting amenities: Buyers interested in active lifestyles will benefit from proximity to various sports clubs and facilities operating within the Kilrush municipal area.
- Coastal lifestyle appeal: The short drive to marine attractions and coastal walks enhances the long-term lifestyle and potential resale appeal of a completed home.
- Clear folio reference: The property is referenced under a specific land folio number, which simplifies the preliminary title check for your legal representative.
- Direct road frontage: The elevated plot directly adjoins a local country road, potentially simplifying access design for your future driveway entrance.
- Potential value creation: Acquiring raw land and securing planning permission can yield significant equity growth compared to purchasing an existing second-hand property.
- Independent design freedom: Building a bespoke property allows the buyer to tailor the architectural layout and energy efficiency completely to their personal preferences.
- Established local community: The close proximity to Kilrush ensures integration into a welcoming, established rural and town community with active local associations.
- Manageable acquisition risk: The modest overall asking price limits financial exposure while navigating the uncertainties of the Irish planning permission process.
- Straightforward directions: The precise location details and nearby Eircode reference make physical inspection of the plot exceptionally easy for prospective buyers.
But keep in mind:
- Subject to planning permission: The sale is entirely contingent on securing planning consent, meaning a buyer risks investing time and money without a guaranteed home.
- Local needs restrictions: Strict planning guidelines in rural County Clare dictate that buyers must prove specific local housing ties to successfully obtain permission.
- Absence of BER rating: No Building Energy Rating exists yet, though this is typical for bare land prior to the construction of any habitable dwelling.
- Unknown ground conditions: The lack of preliminary site investigation data means buyers should verify soil percolation suitability for a private wastewater treatment system.
- Uncertain connection costs: Proximity to electricity, mains water, and telecommunications infrastructure must be independently verified to estimate potential utility connection expenses.
- Potential development delays: Navigating local authority planning applications and potential appeals through An Bord Pleanála can significantly extend your project timeline.
- Lack of existing structures: Without any habitable buildings on site, buyers cannot reside on the property during the construction phase of their new home.
- Fencing and boundary maintenance: The buyer should inspect existing boundary markers to determine whether new fencing or hedging will be required immediately after purchase.
- Surface water drainage: The elevated nature of the land should be checked for proper run-off management to prevent future water accumulation near building foundations.
- Agricultural adjacency: Being located in a rural townland means potential exposure to nearby farming activities, agricultural machinery, and seasonal country odors.
- Reliance on private transport: The rural location necessitates complete reliance on private vehicles for daily errands, as public transportation options are extremely limited.
- Factual data omissions: Key specifications such as exact zoning designations and precise site boundaries are not fully detailed in the initial marketing particulars.
- Contingency financial planning: Buyers must budget for professional fees including architects, engineers, percolation testers, and local authority planning application charges.
- Potential planning conditions: Local authorities may impose restrictive design, landscaping, or occupancy conditions that could alter the buyer's original architectural vision.
- Strict enforcement policies: Clare County Council enforces robust rural housing guidelines, making speculative building attempts highly risky for non-local applicants.
- Traffic safety considerations: Accessing the R483 from a minor country road requires careful evaluation of sightlines and vehicular speeds during site design.
- Utility infrastructure proximity: Bringing electricity and water services from the public road to a chosen build site deep within the plot can incur substantial costs.
- Future development surround: The rural character could theoretically change over time, though local planning policies generally restrict sporadic unmanaged housing growth.
- Financing complexities: Securing a standard residential mortgage for a unbuilt property subject to planning conditions can sometimes involve specialized lender requirements.
- Due diligence imperative: Buyers must conduct comprehensive legal and topographical checks independently to uncover any hidden burdens or easements registered on the folio.
Price positioning
?
- The asking price appears exceptionally low at forty-five thousand euros because the offering represents a vacant plot of land sold strictly subject to planning permission rather than a completed residential dwelling ready for immediate occupation.
- The primary valuation signals indicate substantial conditional risk due to strict local needs restrictions, meaning prospective purchasers must satisfy qualifying criteria before any residential development can be formally approved by local planning authorities.
- Factors that could significantly support such a low entry price include the inherent uncertainty of obtaining planning consent, potential connection costs for essential services, and the time delay required to navigate the regulatory planning approval process.
- Relevant contextual observations suggest that while the generous 0.85-acre site size and proximity to local town amenities provide long-term appeal, the heavy conditional constraints naturally depress the initial asking valuation compared to fully serviced urban properties.
Build Analysis
What we know from similar construction types
- The property is offered as a vacant site subject to planning permission, meaning there is no existing structure to evaluate.
- A buyer must investigate local needs restrictions associated with the planning authority to verify eligibility to build on this land.
- Site suitability tests, such as percolation tests for wastewater treatment and soil assessments for foundations, should be conducted prior to purchase.
- Access to local utility connections (electricity, water, and telecommunications) along the roadside should be verified for feasibility and connection costs.
Heating cost*
Estimated expense to heat this property every year
- Annual heating cost: 0 euro.
- Explanation: The property is a vacant site offered for sale subject to planning permission rather than a completed residential structure, meaning there are currently no heating requirements.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
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 Kilrush area
23 BEAL AN INBHIR, SHANAKYLE, KILRUSH
- Sale date
- Declared sale price
- €280,000.00
G04 QUAY MILLS, KILRUSH, CO CLARE
- Sale date
- Declared sale price
- €250,000.00
BURRANE, KILLIMER, KILRUSH
- Sale date
- Declared sale price
- €401,400.00
JOHN ST, KILRUSH, CLARE
- Sale date
- Declared sale price
- €170,000.00
MOUNT RIVERS, DOONBEG, KILRUSH
- Sale date
- Declared sale price
- €550,000.00
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 euro to 3,000 euro plus VAT.
- Land registration fees: approximately 400 euro to 800 euro depending on the consideration.
- Property valuation fees: approximately 150 euro to 250 euro.
- Surveyor fees: approximately 500 euro to 1,000 euro, though since this is a site sold subject to planning permission, a site suitability assessment or percolation test should be investigated.
- Annual home insurance: not applicable currently as this is a vacant site rather than a constructed dwelling.
Forum Talk
What people are saying about this area
- Locals in the Kilrush and wider West Clare area frequently discuss rural housing needs and planning permission constraints on local radio and community forums.
- Discussions around West Clare often highlight the appeal of proximity to Kilrush Marina, Cappa Pier, and coastal amenities for outdoor enthusiasts.
- Community groups note that rural sites subject to local planning restrictions generally attract interest from buyers with existing ties to the area.
- Infrastructure maintenance on regional routes like the R483 is a common topic among residents regarding rural connectivity.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The generous 0.85-acre site offers plenty of outdoor space for young children to play safely once a home is built, and local amenities in Kilrush include primary schools.
- Teenagers5/10
While the spacious plot provides room for growing teenagers, the rural location 2km outside Kilrush means dependence on transport for secondary school and social activities.
- Multi-generational Living6/10
The large plot size allows potential for a substantial bespoke build or annex subject to planning permission, though local needs restrictions apply.
- Single Buyers2/10
Buying a site subject to planning permission with local needs restrictions presents significant hurdles for standard single buyers.
- Couples4/10
Suitable for couples looking to build their own home from scratch, provided they can satisfy local planning requirements and manage a self-build project.
- Empty Nesters4/10
Offers a tranquil setting to build a manageable retirement home, though managing a construction project on a raw site may be demanding.
- Retirees5/10
The quiet rural location with countryside views appeals to retirees, but proximity to healthcare facilities in Kilrush should be verified during the planning process.
Work
3 areas- Remote Working6/10
Provides a quiet environment ideal for a home office once built, though buyers should verify local broadband connectivity.
- Hybrid Commuting4/10
Rural Co. Clare location means hybrid commuting relies heavily on private transport links to major employment hubs.
- Retired8/10
An ideal location for retirees looking to construct a custom home in a tranquil setting, supported by stable asking-price history of €45,000.
Practical
8 areas- Ageing in Place3/10
Currently a raw site requiring a custom build; future accessibility features would need to be incorporated into architectural plans.
- Low Maintenance2/10
An 0.85-acre rural plot requires ongoing ground maintenance and management once developed.
- Secure Gated Entry3/10
Security infrastructure would need to be installed independently as part of the site development and planning process.
- Minimalist Design5/10
The blank-slate rectangular site offers complete architectural freedom for minimalist designs, subject to planning approval.
- Flexible Floor Plans9/10
Selling subject to planning permission allows the buyer to design a floor plan tailored entirely to their needs.
- Heritage Home1/10
This is a vacant plot of land rather than a historic or heritage property.
- Ecological Setup7/10
The large rural plot offers ample space for eco-friendly building materials, renewable energy systems, and sustainable landscaping.
- Outdoor areas10/10
Features a large 0.33-hectare (0.85-acre) rectangular site with elevated countryside views and great potential for outdoor living.
Interests
9 areas- Gardening9/10
The 0.85-acre plot provides an expansive canvas for extensive landscaping, vegetable patches, and gardening enthusiasts.
- Walking7/10
Surrounded by quiet country roads ideal for casual walking, with nearby attractions like Vandeleur Walled Garden.
- Gym3/10
No gym facilities on site; residents would need to travel into Kilrush town for fitness centers.
- Cycling7/10
The quiet country road setting offers pleasant cycling routes, though caution is needed on rural connectors.
- Golf4/10
Proximity to local recreational amenities in West Clare, though specific golf courses require a short drive.
- Fishing6/10
Coastal and river fishing opportunities are accessible given the location near the West Clare coastline and Shannon estuary.
- Horse Riding7/10
The generous plot size and rural surroundings could potentially accommodate equine interests, subject to local facilities.
- Water Sports7/10
Proximity to Kilrush Marina and Cappa Pier offers excellent access to boating and water sports.
- Entertaining5/10
A future self-built home could be designed for entertaining, but currently, the raw site offers no built amenities.
Lifestyle
5 areas- Quiet Living9/10
Situated on a quiet country road just off the R483, offering a peaceful and private countryside environment.
- Rural Living10/10
A quintessential rural setting spanning 0.33 hectares with elevated countryside views in Co. Clare.
- Village Living5/10
Located just over 2km from Kilrush town, offering a balance of rural seclusion and town convenience.
- Coastal Living6/10
Proximity to the West Clare coastline, Kilrush Marina, and Cappa Pier provides good access to coastal amenities.
- Urban Living1/10
The property is entirely rural with no urban characteristics, relying on nearby Kilrush for town amenities.
Social
6 areas- Community Involvement6/10
Proximity to Kilrush town allows integration into local community groups, clubs, and local events.
- Café Culture5/10
Kilrush town offers local cafés and restaurants just 2km away from the property.
- Nightlife2/10
Very limited nightlife options immediately nearby, requiring travel into Kilrush or larger towns.
- Health/Wellness groups4/10
Access to wellness groups depends on local amenities available in Kilrush town.
- Networking Opportunities2/10
The rural site setting offers virtually no direct professional networking opportunities locally.
- Tech-Hub Connectivity2/10
As a vacant site, tech infrastructure depends entirely on future build specifications and local network availability to be verified.
Listing information
- Agent
- DNG O'Sullivan Hurley
- Phone
- 065 684 0200
- Published on HouseDelve
- 7 October 2026
- Correction
- Report an issue
HD-FAD405HouseDelve · 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.