C. 0.30 Acre Site, Carrowbane, Frenchpark, County Roscommon
€30,000
BER E1
What you'll like:
- Highly affordable entry price: At an asking price of just thirty thousand euros, this land parcel presents a remarkably low financial barrier for residential construction enthusiasts.
- Convenient village proximity: Positioned on the outskirts of Frenchpark village, future occupants will enjoy effortless walking access to local convenience shops, schools, and essential community amenities.
- Generous plot dimensions: The approximately zero point three zero acre parcel provides sufficient private space to accommodate a modern single-family dwelling and adequate garden space.
- Strategic bypass connectivity: The recently opened N5 Frenchpark Bypass nearby significantly enhances regional driving connectivity, minimizing daily commuting hassles for prospective residents working further afield.
- Airport proximity advantage: Ireland West Airport Knock is situated approximately twenty-five minutes away, offering exceptional travel convenience for frequent flyers and international commuters alike.
- Regional town access: Nearby hubs including Boyle, Castlerea, and Carrick on Shannon are readily accessible, providing broader employment opportunities, secondary schooling, and extensive retail facilities.
- Flexible purchase options: The land is offered either as it stands or subject to planning permission, giving buyers customized pathways depending on their risk tolerance and design preferences.
- Established roadside positioning: Situated directly along the established Boyle Road, the parcel benefits from straightforward vehicular access points already integrated into the existing rural roadway network.
- Compact rural footprint: Managing a zero point three zero acre footprint requires minimal ongoing grounds maintenance compared to sprawling agricultural acreage, suiting busy modern lifestyles perfectly.
- Desirable suburban setting: The location is widely regarded as highly sought-after within the local community, preserving long-term residential appeal and potential future capital appreciation for homeowners.
- Direct agent contact: Readily available telephone and email contacts allow interested purchasers to quickly secure supplementary documentation or arrange site inspections without unnecessary administrative delays.
- Growth corridor potential: Situated near vital infrastructural upgrades, the locality is well-positioned to attract ongoing local investment, potentially enhancing neighborhood aesthetics and community vitality over time.
- Custom self-build freedom: Purchasing an undeveloped site allows buyers to design a bespoke architectural layout tailored precisely to their family requirements rather than compromising on secondhand properties.
- Energy efficiency starting point: Building a brand new structure ensures compliance with modern building regulations, allowing owners to easily surpass the historical E1 energy rating typical of older houses.
- Manageable development scale: The small plot size reduces initial civil engineering complexities, making site clearance and foundational groundwork much simpler for residential contractors to execute efficiently.
- Local amenity integration: Being close to established village infrastructure means future residents will immediately plug into an existing community fabric without waiting for new amenities to be built.
- Attractive rural scenery: County Roscommon offers scenic landscapes and a peaceful countryside atmosphere, providing a tranquil backdrop for individuals seeking an escape from congested urban living environments.
- Investment diversification: Acquiring affordable land represents a tangible asset class that diversifies personal financial portfolios away from purely stock-based or cash-heavy wealth preservation strategies.
- Independent utility planning: Building from scratch enables owners to integrate cutting-edge renewable energy technologies like solar arrays and air-source heat pumps directly into their primary construction budget.
- Recreational opportunities: The surrounding Roscommon region boasts numerous lakes, walking trails, and historical sites, ensuring plenty of weekend leisure activities for households residing on this plot.
But keep in mind:
- Planning permission uncertainty: Because the property may be sold subject to planning permission, buyers should verify local council zoning restrictions carefully to avoid costly application rejections.
- Restricted plot acreage: Measuring only zero point three zero acres, the site may severely limit the scale of the house, garden landscaping, and parking areas you can build.
- Unverified utility availability: Prospective buyers must investigate whether mains water, electricity, and sewage connections are available immediately at the boundary or if expensive extension fees apply.
- Potential local housing restrictions: Rural planning guidelines in County Roscommon often enforce strict local needs criteria, meaning non-locals might face significant hurdles obtaining construction approval.
- Traffic noise exposure: Positioning directly along the Boyle Road and near the N5 bypass could expose the future dwelling to persistent vehicular traffic noise and headlight glare.
- Unmapped boundary specifics: Buyers should commission a professional land survey to confirm exact property boundaries and verify that no historical encroachment issues exist with neighboring landowners.
- Historical E1 rating note: While the listing mentions an E1 BER rating, this likely pertains to a legacy assessment or a generalized baseline; purchasers must verify its exact applicability to any future build.
- Lack of structural services: As a vacant plot, there are no existing habitable structures, requiring substantial upfront capital investment before any residential occupation can actually take place.
- Soil stability unknowns: Interested parties should conduct comprehensive ground soil testing to determine if sub-surface conditions require expensive specialized foundation engineering prior to construction.
- Surface water drainage risks: Low-lying or poorly draining soils could cause pooling rainwater on a small zero point three zero acre plot, necessitating costly drainage infrastructure installations.
- Rural ribbon development policies: Local planning authorities frequently discourage ribbon development along major regional routes, potentially complicating approval timelines for single-off rural housing proposals.
- Public footpath connectivity: Buyers should verify if safe pedestrian footpaths connect the site continuously into the heart of Frenchpark village to ensure safe walking access.
- Broadband infrastructure gaps: High-speed fiber internet availability along rural stretches of the Boyle Road should be independently verified to ensure remote working feasibility for future occupants.
- Agricultural adjacency impacts: Proximity to surrounding farmland may occasionally result in seasonal agricultural odors, heavy machinery movements, and dust from localized farming operations.
- Extinguished development rights risk: Previous planning applications on or near the site could have lapsed or been refused, which might negatively influence current local planning precedents.
- Sightline and frontage requirements: Local road authorities often demand strict vehicular sightline clearances, meaning a portion of the frontage might need to be cleared or setback.
- Development levy costs: Constructing a new home incurs local authority development contributions, connection fees, and professional architectural service expenses that significantly inflate the base purchase price.
- Lack of immediate shelter: Unlike buying an existing house, building a new home means enduring a prolonged construction timeline with no immediate rental income or living space provided.
- Future road expansion impacts: Future infrastructural adjustments or road widening schemes by the county council could potentially affect the front boundaries of this roadside property.
- Market liquidity limitations: Vacant residential building sites can sometimes experience slower resale timelines compared to turnkey properties if regional housing market demand temporarily contracts.
Price positioning
?
Not enough reliable market evidence is available to position this asking price.
Build Analysis
What we know from similar construction types
- The property is a prime building site extending to approximately 0.30 acres, meaning there is no existing structure and a buyer would need to undertake a completely new build.
- The listing notes the site may be sold as it stands or subject to planning permission, so a buyer must investigate local planning policies, connection availability for local services, and whether local housing need criteria apply to secure permission from the local authority.
Heating cost*
Estimated expense to heat this property every year
- 0 euro
- Estimated annual heating cost is 0 euro because the property is currently an undeveloped building site with no structure to heat.
Pollution Safe
9/10Environmental situation to investigate
- The site is located in a predominantly rural agricultural setting with no major industrial facilities or active landfills in immediate proximity.
- Buyers should undertake standard environmental due diligence to confirm absence of any localized legacy contamination from historical agricultural or domestic uses.
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 Frenchpark area
CLOONSHANVILLE RD, FRENCHPARK, CASTLEREA
- Sale date
- Declared sale price
- €250,000.00
CLOONSHANVILLE BOYLE ROAD, FRENCHPARK, ROSCOMMON TOWN
- Sale date
- Declared sale price
- €129,000.00
KILNAMANAGH, FRENCHPARK, CO ROSCOMMON
- Sale date
- Declared sale price
- €161,000.00
27 THE OAKS, FRENCHPARK, ROSCOMMON
- Sale date
- Declared sale price
- €220,000.00
CLERRAGH, FRENCHPARK, CO ROSCOMMON
- Sale date
- Declared sale price
- €115,000.00
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 percent to 2 percent of the purchase price, or roughly 300 euro to 600 euro for a 30,000 euro site.
- Solicitor legal fees: Generally range from 1,500 euro to 3,000 euro excluding VAT and outlays.
- Land registration fees: Typically around 400 euro to 700 euro depending on the registration type and property value.
- Property valuation fees: Usually between 150 euro and 300 euro if required by a lender.
- Surveyor fees: Estimated between 500 euro and 1,000 euro depending on the type of survey conducted.
- Annual home insurance: Not applicable as this is a vacant building site without a constructed dwelling.
Forum Talk
What people are saying about this area
- Locals in Frenchpark note that the opening of the N5 Frenchpark Bypass has significantly reduced through-traffic in the village.
- Community discussions often highlight the convenience of living near Castlerea and Boyle for secondary schools and larger shopping needs.
- Residents frequently mention proximity to Ireland West Airport Knock as a major positive for frequent travelers.
- Rural housing enquiries in County Roscommon often emphasize the need to verify local connection rules for planning permission.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The site is located on the outskirts of Frenchpark village, offering proximity to local schools and amenities, providing a foundation for family life once a home is constructed.
- Teenagers5/10
While the location is accessible via the N5 bypass and nearby towns, older teenagers may find rural County Roscommon somewhat isolated regarding entertainment and transport options.
- Multi-generational Living6/10
The 0.30-acre plot provides sufficient space to design and build a bespoke multi-generational home, subject to obtaining the necessary planning permissions.
- Single Buyers4/10
At an asking price of €30,000, the land is affordable, but single buyers must factor in the substantial costs and complexities of building a custom property from scratch.
- Couples6/10
An attractive opportunity for couples looking to design their dream home together in a convenient rural setting, provided they are prepared for a self-build project.
- Empty Nesters6/10
Offers a chance to downsize or build a custom, manageable retirement property in a village-edge location, though maintenance of a new build and grounds must be considered.
- Retirees6/10
Proximity to village amenities is a positive, but buyers should investigate healthcare access in the wider County Roscommon area for long-term retirement planning.
Work
3 areas- Remote Working5/10
The site offers a quiet environment for home working, but buyers must investigate the availability and speed of local broadband infrastructure.
- Hybrid Commuting6/10
Benefiting from access to the newly opened N5 Frenchpark Bypass and reasonable proximity to Ireland West Airport Knock and surrounding towns for regional commuting.
- Retired7/10
An ideal location for retirees looking to construct a custom home tailored to their exact needs in a quiet village-edge setting.
Practical
8 areas- Ageing in Place5/10
A new build can be specifically designed for accessibility and ageing in place, though the rural location means reliance on transport for healthcare services.
- Low Maintenance5/10
A new construction home can be built with modern, low-maintenance materials, though managing a 0.30-acre site will require ongoing grounds upkeep.
- Secure Gated Entry5/10
Security features such as gated entries would need to be incorporated into the private build plans by the purchaser.
- Minimalist Design5/10
Achieving a minimalist aesthetic is entirely feasible since the property is an undeveloped site, subject to planning approval.
- Flexible Floor Plans10/10
As a prime building site sold as-is or subject to planning permission, the buyer has complete freedom to create their own floor plan.
- Heritage Home1/10
This is a vacant plot of land rather than an existing period or heritage property.
- Ecological Setup7/10
A blank 0.30-acre site provides an excellent opportunity to integrate modern eco-friendly building technologies, solar arrays, and sustainable landscaping.
- Outdoor areas8/10
The 0.30-acre footprint gives ample space to design customized gardens, patios, and outdoor living areas tailored to personal preferences.
Interests
9 areas- Gardening8/10
The 0.30-acre plot size provides a blank canvas for gardening enthusiasts to design extensive landscaping, lawns, and planting beds around a new home.
- Walking7/10
The rural roads surrounding Frenchpark offer pleasant local walking routes, though buyers should verify pedestrian infrastructure such as footpaths closer to the main roads.
- Gym3/10
Dedicated fitness and gym facilities are scarce in the immediate village, requiring travel to larger nearby towns like Boyle or Castlerea.
- Cycling7/10
The surrounding regional roads offer routes for cyclists, though road safety and lighting should be carefully evaluated by prospective buyers.
- Golf5/10
Golf enthusiasts will need to travel to nearby towns in County Roscommon or neighboring counties for course access.
- Fishing6/10
County Roscommon is well-known for its lakes and rivers, though buyers should verify the proximity of specific angling spots to this particular location.
- Horse Riding6/10
The rural setting is conducive to equestrian interests, subject to finding local livery yards and suitable hacking routes.
- Water Sports4/10
While regional lakes offer some water-based activities, dedicated water sports facilities will require travel to larger amenity hubs.
- Entertaining5/10
Entertaining space would entirely depend on the eventual floor plan and outdoor area designed and built by the purchaser.
Lifestyle
5 areas- Quiet Living8/10
Positioned along the Boyle Road outside Frenchpark village, the 0.30-acre site offers a peaceful rural ambiance away from major urban congestion.
- Rural Living9/10
Set within County Roscommon, this prime building site delivers an authentic rural living experience with surrounding countryside and local community ties.
- Village Living7/10
Located on the outskirts of Frenchpark village, residents can enjoy easy access to local shops and community facilities within a short distance.
- Coastal Living1/10
The property is located inland in County Roscommon and is entirely unsuited for those seeking a coastal lifestyle.
- Urban Living2/10
Frenchpark is a small village rather than an urban center, offering very limited city-style amenities or conveniences.
Social
6 areas- Community Involvement7/10
Frenchpark village offers a tight-knit rural community feel with local events and engagement opportunities typical of County Roscommon settlements.
- Café Culture3/10
Café options in Frenchpark are limited, with a more vibrant café culture found only by traveling to larger neighboring towns.
- Nightlife2/10
Nightlife is minimal in the immediate vicinity, restricted mostly to local village pubs rather than clubs or extensive evening venues.
- Health/Wellness groups4/10
Local wellness groups or pilates & stretching classes would likely be community-led or require travel to nearby larger towns.
- Networking Opportunities2/10
Professional networking opportunities are virtually non-existent in this rural village location.
- Tech-Hub Connectivity2/10
There are no local tech hubs in Frenchpark, meaning remote tech workers must rely entirely on their own home internet setups.
Listing information
- Agent
- DNG Ivan Connaughton
- Phone
- 090 666 3700
- Published on HouseDelve
- 6 September 2026
- Correction
- Report an issue
HD-D4334AHouseDelve · 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.