c. 10.77 Acres, The Meadows, Tullamore, Offaly
€4,000,000
What you'll like:
- Active planning permission: The site benefits from existing full planning permission for 92 residential houses under reference 22/212, which significantly reduces initial project development lead times and administrative uncertainty.
- Substantial overall acreage: Spanning approximately 10.77 acres in total, the property provides a large-scale canvas capable of delivering a meaningful volume of much-needed housing stock to the regional market.
- Expansion landholding included: An extra 3.24 acres of land is included alongside Phase 1, offering a clear opportunity to increase total yields through a subsequent expansion phase subject to approvals.
- Strategic regional location: Positioned directly in Tullamore, the county town of Offaly, the property taps into a thriving and well-established local population hub with strong economic fundamentals.
- Reliable commuter links: The M6 Dublin to Galway motorway is located roughly 10 km away, ensuring smooth vehicular connectivity to the capital and the wider national road network.
- Direct rail connectivity: Tullamore Train Station is situated approximately a 10-minute walk from the subject site, offering regular direct passenger services to Dublin Heuston Station for commuters.
- Proximity to town centre: Future residents will enjoy convenient walking access to the core of Tullamore, placing shops, services, and social infrastructure within comfortable daily reach.
- Robust local employment: The town hosts major public sector employers like the Midland Regional Hospital and government departments, driving a steady stream of housing demand from professionals.
- Established retail amenities: Prominent national brands such as Dunnes Stores, Tesco, Lidl, and Aldi operate nearby, ensuring everyday shopping conveniences are fully met for incoming occupiers.
- Proven residential surroundings: Situated near successful existing neighborhoods like Ashley Court and Oakfield, the location is already validated as a desirable and functional setting for family homes.
- Pedestrian friendly access: The 10-minute proximity to public transit and local retail reduces reliance on cars for basic errands, aligning well with modern sustainable urban living preferences.
- Educational infrastructure access: A wide selection of local schools and educational facilities serve Tullamore, making the planned family houses highly attractive to growing households with children.
- Leisure and recreation options: The nearby Grand Canal and local recreational amenities provide ample outdoor lifestyle choices, enhancing the marketability of the finished residential development.
- Freehold title structure: The property is understood to be held on a freehold basis, providing a clean legal foundation for the incoming developer to secure project financing easily.
- Structured tender process: Selling via a formal tender closing on October 9th, 2026, establishes a clear, transparent timeline for serious bidders to organize their final proposals.
- Data room availability: Comprehensive legal and technical tender documents are accessible via a dedicated data room, allowing thorough upfront technical evaluation before making financial commitments.
- Infill development efficiencies: As an in-fill site, existing municipal infrastructure surrounding the perimeter should theoretically simplify utility connections compared to isolated greenfield land parcels.
- Midlands commercial hub: Tullamore acts as the primary regional center for commerce and public administration, creating a resilient local economy less vulnerable to single-industry downturns.
- High market absorption potential: Proven demand in this established regional pocket suggests strong absorption rates for completed family homes matching the permitted 92-unit layout.
- Future scaling upside: The unpermitted portion of the land provides speculative upside value if future local planning policies permit higher densities or further residential expansion.
But keep in mind:
- Significant capital commitment: With an asking price of four million euros, the asset requires substantial upfront capital deployment alongside significant construction financing to bring to fruition.
- Expiration timeline pressure: The granted planning permission is scheduled to expire on March 3rd, 2029, leaving a finite window to complete construction works before fresh applications become necessary.
- Uncertainty on utility capacity: While mains services are stated to be available nearby, buyers must carefully verify actual network capacity to support 92 plus additional homes without costly upgrades.
- Phase two planning risk: The extra 3.24 acres lack current planning permission, meaning future yield expansion is entirely speculative and subject to local authority discretion.
- Tender submission deadline: The strict tender deadline of October 9th, 2026, leaves a compressed window for detailed engineering, legal, and financial due diligence by prospective buyers.
- Development contribution levies: Local authority financial levies associated with a 92-house scheme can run exceptionally high and must be factored accurately into overall project financial models.
- Potential archaeological constraints: Given the regional setting near historical features like the Grand Canal, buyers should investigate whether pre-development archaeological testing or monitoring conditions apply.
- Potential ecological restrictions: Local drainage ditches, hedgerows, or protected species habitats across the 10.77 acres may impose seasonal clearance restrictions or mandatory mitigation measures.
- Connection infrastructure costs: Bringing heavy utilities across the site boundaries to service multiple phases may entail substantial off-site infrastructure contributions or grid connection fees.
- Construction cost inflation risk: Prolonged exposure to macroeconomic volatility in building materials and labor markets could compress profit margins across the multi-year construction lifecycle.
- Competitive local supply: The strength of Tullamore's housing market could attract rival developers, potentially leading to increased competition for buyers upon completion of the scheme.
- Strict planning condition compliance: Fulfilling all pre-commencement conditions attached to the planning permission prior to breaking ground can introduce unforeseen bureaucratic delays.
- Surface water drainage design: Sustainable urban drainage systems (SUDS) requirements for large infill sites can occupy valuable net developable land and require complex engineering solutions.
- Legal title verification needed: Although understood to be freehold, buyers must independently verify title integrity and check for any historical rights of way, burdens, or restrictive covenants.
- Local road network capacity: Increased traffic generated by 92 new homes plus potential future phases should be assessed to ensure local junctions can handle peak-hour loads adequately.
- Boundaries and land registry: Buyers should commission a detailed topographical land survey to confirm that physical boundary lines precisely match the legal folio mapping boundaries.
- Site ground conditions: Comprehensive geotechnical and soil site investigations are required to rule out poor load-bearing capacity, high water tables, or contamination that could inflate foundation costs.
- Appraisal and financing risk: Lenders may impose stringent pre-sale or pre-letting conditions before releasing construction drawdowns for a large residential project of this scale.
- Third-party appeal history: The planning path involved an appeal to An Bord Pleanála, indicating that local stakeholder scrutiny or observation submissions should be thoroughly reviewed by buyers.
- Vendor acceptance discretion: The tender terms explicitly state the vendor is not obliged to accept the highest or any offer, introducing an element of transaction negotiation risk.
Price positioning
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- The asking price stands at four million euros for approximately ten point seven seven acres featuring active full planning permission for ninety two residential units.
- Comparable regional development land transactions indicate that the per acre valuation aligns closely with prevailing market values for serviced infill sites in provincial urban centres.
- The inclusion of additional unpermitted acreage provides potential for future expansion phases which buyers should investigate regarding feasibility and local planning constraints.
- Established local residential demand and strong transport connectivity in Tullamore support the overall pricing structure relative to comparable development opportunities.
Build Analysis
What we know from similar construction types
- The property is a development land asset comprising c. 10.77 acres with full planning permission (ref 22/212, upheld by An Bord Pleanala ref ABP-317341) for 92 residential units in Phase 1, expiring on 3rd March 2029.
- A buyer should investigate the exact status, capacity, and connection points of mains services (water, drainage, and electricity) relative to the site boundaries.
- The additional c. 3.24 acres (Phase 2 equivalent) lacks current planning permission, so a buyer should verify local zoning objectives and the feasibility of obtaining future planning permission for additional units.
- A buyer should carefully review all conditions attached to the existing planning permission to ensure compliance requirements, development contributions, and timelines can be successfully met.
Heating cost*
Estimated expense to heat this property every year
- Not applicable as the property is offered as an undeveloped land site with planning permission for 92 houses rather than an existing habitable dwelling; individual heating costs would depend on the future build specifications and BER ratings of each completed home.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
7/10Water overflow reports to follow up
- The property is situated near the Grand Canal area within Tullamore, meaning local drainage and regional flood risk factors should be formally reviewed.
- Buyers should consult detailed Office of Public Works (OPW) flood maps and environmental reports included in the data room to confirm site-specific safety.
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 Tullamore area
58 CLONMINCH WOOD, TULLAMORE, OFFALY
- Sale date
- Declared sale price
- €295,000.00
17 HOPHILL GROVE, TULLAMORE, OFFALY
- Sale date
- Declared sale price
- €250,000.00
5 CHANCERY PARK DOWNS, TULLAMORE, OFFALY
- Sale date
- Declared sale price
- €275,000.00
BALLINAMERE, TULLAMORE, CO OFFALY
- Sale date
- Declared sale price
- €325,000.00
MUCKLAGH, TULLAMORE, OFFALY
- Sale date
- Declared sale price
- €355,000.00
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: Because this property comprises approximately 10.77 acres of development land with planning permission, non-residential or mixed-rate rules may apply, potentially resulting in a flat 7.5% rate amounting to approximately €300,000, or residential/alternative calculations depending on the final contract structure; the buyer should verify the exact classification with their solicitor.
- Solicitor legal fees: Approximately €3,000 to €7,000 plus VAT, varying based on the complexity of commercial/development title work and conveyancing.
- Land registration fees: Approximately €500 to €1,000 depending on the scale of property registration and folio mapping outlays.
- Property valuation fees: Approximately €300 to €1,000 for commercial or multi-unit development appraisals.
- Surveyor fees: Approximately €1,500 to €4,000+ depending on the scope of architectural, civil, and site investigative reports required for a major development opportunity.
- Annual home insurance: Approximately €500 to €1,200 per structure once built, though vacant land or construction phase insurance will require specialized site policies.
Forum Talk
What people are saying about this area
- Locals on community forums frequently discuss the growing demand for housing in Tullamore due to strong employment centers like the Midland Regional Hospital.
- Residents highlight the excellent connectivity provided by the Tullamore train station, making daily commuting to Dublin manageable.
- Discussions often center around infill developments and how new housing phases will integrate with existing neighborhoods like Bachelors Walk and Church Road.
- Traffic management and local school capacity are common topics of interest among residents as the town continues to expand.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property includes full planning permission for a large residential scheme in an established town with nearby schools and amenities, making it well-suited for families with young children.
- Teenagers8/10
Proximity to Tullamore town centre, educational institutions, and transport links provides teenagers with good independence and access to local facilities.
- Multi-generational Living7/10
The scale of the 10.77-acre site and planned housing development offers potential layout options for multi-generational living configurations, though buyers should verify specific house designs.
- Single Buyers6/10
As a large land and development opportunity rather than a single ready-to-move-in apartment or starter home, individual single buyers would typically be developers or investors.
- Couples7/10
The location close to the town centre and train station offers great convenience for couples working locally or commuting to Dublin or Galway.
- Empty Nesters6/10
While close to town amenities and healthcare, the property itself is a large-scale development site rather than a compact empty-nester home.
- Retirees6/10
Proximity to the Midland Regional Hospital and town services is advantageous, but the asset is primarily a commercial development opportunity rather than a retirement residence.
Work
3 areas- Remote Working7/10
The location provides a solid base for remote working within a developed regional town, provided purchasers verify local broadband infrastructure capacity.
- Hybrid Commuting9/10
Exceptionally well connected, featuring a 10-minute walk to Tullamore Train Station with direct links to Dublin Heuston, and close proximity to the M6 motorway.
- Retired5/10
While town-centre convenience and hospital access suit retirees, the property itself is a large development land portfolio intended for construction.
Practical
8 areas- Ageing in Place5/10
Proximity to healthcare services like the Midland Regional Hospital is a strong point, though the property is a development site rather than an adapted dwelling.
- Low Maintenance4/10
Managing a c. 10.77-acre development site with planning permissions and tender requirements involves significant administrative and project maintenance.
- Secure Gated Entry5/10
Gated security features would depend entirely on the final implementation of the approved housing designs for Phase 1.
- Minimalist Design4/10
The asset consists of large-scale greenfield/infill land rather than a minimalist architectural structure.
- Flexible Floor Plans6/10
Planning permission exists for 92 houses, offering various layouts, but flexibility is bound by the granted planning parameters under Reference 22/212.
- Heritage Home1/10
The property is an infill development opportunity with planning permission for modern housing rather than a protected heritage structure.
- Ecological Setup6/10
Prospective buyers must satisfy themselves regarding mains services availability, environmental standards, and sustainable integration into the local area.
- Outdoor areas9/10
Extending to approximately 10.77 acres in total, the site offers vast expansive outdoor footprint potential for modern residential landscaping and open spaces.
Interests
9 areas- Cycling7/10
Flat terrain within the regional town and proximity to local routes make cycling a viable option for getting around.
- Gardening6/10
Future phases and gardens planned for the residential development offer typical suburban green spaces, though the current asset is raw land with planning permission.
- Walking8/10
The site is within a 10-minute walk of the town centre and train station, with the Grand Canal nearby providing scenic walking routes.
- Gym7/10
Tullamore town centre provides easy access to local fitness centres, health clubs, and recreational amenities.
- Golf7/10
Tullamore features established local sporting facilities, including a well-regarded golf club in the surrounding area.
- Fishing7/10
The location near the Grand Canal and regional waterways offers good accessibility for angling enthusiasts.
- Horse Riding6/10
County Offaly features rural expanses and equestrian facilities in the wider surrounding countryside.
- Water Sports5/10
Proximity to the Grand Canal provides basic water-based amenity options, though major water sports require travel further afield.
- Entertaining7/10
Close proximity to Tullamore's restaurants, pubs, and shopping amenities supports an active social and entertaining lifestyle.
Lifestyle
5 areas- Quiet Living5/10
Situated in an established urban and residential infill location near the town centre, meaning standard suburban activity levels rather than remote isolation.
- Rural Living4/10
Though located in the Midlands, the site is an in-fill urban development plot within Tullamore town rather than a rural countryside holding.
- Village Living7/10
Tullamore offers a strong provincial town community feel with local shops and services accessible within a short walk.
- Coastal Living1/10
Tullamore is an inland regional centre in County Offaly with no proximity to the coast.
- Urban Living8/10
Positioned right in the county town of Offaly, offering excellent access to retail parks, shopping centres, public transport, and employment hubs.
Social
6 areas- Community Involvement8/10
Located in a thriving provincial town with an established community fabric and active local organizations.
- Café Culture7/10
Tullamore town centre offers a good selection of local cafés, restaurants, and social spots within walking distance.
- Nightlife7/10
As a major regional hub, the town provides a variety of pubs, entertainment venues, and social options.
- Health/Wellness groups8/10
Proximity to the Midland Regional Hospital and local community wellness infrastructure supports health-focused groups.
- Networking Opportunities7/10
Strong commercial base with major public sector employers and regional commerce creates solid local networking potential.
- Tech-Hub Connectivity6/10
Good regional connectivity to Dublin and the Midlands, though buyers should verify specific high-speed digital infrastructure capabilities on site.
Listing information
- Agent
- Agent details not available.
- Published on HouseDelve
- 2 September 2026
- Correction
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HD-A86636HouseDelve · 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.