c. 6 Acres, Blackchurch & Tuckmilltown, Kill, Kildare
€200,000
What you'll like:
- Strategic N7 accessibility: Positioned just off Junction 6 Castlewarden, providing exceptionally direct commuter access to Dublin, the M50 motorway, and the broader national road network.
- Proximity to capital: Dublin City Centre is situated approximately twenty-three kilometers away, enabling convenient access to urban amenities and employment hubs within a twenty-five minute drive.
- Rapid M50 access: The M50 motorway at the Red Cow interchange can be reached in roughly twelve minutes, significantly streamlining regular transit times toward the northern and southern regions.
- Proximity to Dublin Airport: The property is located thirty-two kilometers from Dublin Airport, ensuring seamless international travel connections for frequent flyers and business executives.
- Proximity to Naas: The thriving town of Naas lies only ten kilometers away, offering an extensive range of commercial, retail, secondary schools, and established community services.
- Close to Avoca Rathcoole: The popular retail and dining destination Avoca Rathcoole is situated a mere six kilometers from the lands, providing high-end local conveniences.
- Surrounding business parks: Major employment centers including Citywest, Greenogue, Baldonnell, and Naas Enterprise Parks are within a ten to sixteen kilometer radius, boosting long-term regional demand.
- Golf course proximity: Castlewarden Golf and Country Club is located just one kilometer away, offering immediate leisure and recreational opportunities for sporting enthusiasts.
- Substantial acreage holding: The property comprises approximately six acres of land, representing a sizable parcel suitable for various agricultural endeavors or private rural ventures.
- Top-quality arable ground: The lands are described as top-quality arable earth, offering high productivity and well-maintained ground conditions for cropping or intensive livestock grazing.
- Extensive road frontage: The holding benefits from good road frontage along its boundaries, ensuring effortless physical access for heavy machinery, livestock trailers, and potential future development.
- Natural mature boundaries: The perimeter is naturally defined by established mature hedgerows, providing effective shelter, privacy, and clear demarcation lines from neighboring properties.
- Slane River access: The land features frontage to the Slane River, supplying a natural water source that is highly advantageous for agricultural irrigation and livestock management.
- Commuter belt location: Situated firmly within the Kildare commuter belt, the holding captures strong underlying regional land values driven by intense spatial competition.
- Potential residential site: The listing notes potential for a one-off single residence subject to obtaining the necessary local planning permissions from the local authority.
- Versatile land usage: The overall quality and structural balance of the holding make it adaptable for a wide range of alternative commercial or hobby farming uses.
- Proximity to Kill village: The nearby village of Kill is four kilometers distant, offering local convenience stores, primary education, and a welcoming community atmosphere.
- Proximity to Straffan: The affluent village of Straffan is easily accessible nearby, adding further prestige and local amenity value to the surrounding micro-location.
- Public auction certainty: Being offered via public auction on a fixed date creates a transparent, fast-track acquisition process for serious cash-backed or pre-approved bidders.
- Strong capital preservation: Landholdings near major infrastructure corridors historically serve as robust long-term hedges against inflation and urban sprawl pressures.
But keep in mind:
- Unzoned land status: The property is currently unzoned, meaning buyers must independently verify current planning restrictions and the high risk of refusal for alternative uses.
- Absence of essential services: There are no existing utility services on site, requiring buyers to independently budget and execute complex installations for water, electricity, and drainage.
- Strict auction conditions: Successful bidders must immediately sign binding contracts and pay a mandatory ten percent non-refundable deposit on the auction day.
- Uncertain residential prospects: While a residence is suggested as possible, local county development plans may strictly restrict housing in unzoned rural agricultural zones.
- Lack of structural improvements: The absence of existing farm buildings or residential dwellings means the purchaser must invest heavily in basic infrastructure from scratch.
- Agricultural valuation limits: Buyers acquiring the land purely for farming may struggle to justify the asking price relative to standard agricultural rental yields in Kildare.
- Intense competition risk: Popular commuter belt land auctions can attract speculative bidding, potentially driving final purchase prices well beyond realistic intrinsic value.
- Potential flooding concerns: Proximity to the Slane River introduces potential riparian flooding risks that require a thorough environmental and hydrological assessment prior to bidding.
- Fencing and drainage maintenance: Buyers should inspect the condition of internal field drainage systems and boundary fences to ensure livestock containment without unexpected capital outlays.
- Right of way verification: Due diligence must confirm all legal access rights, gate permissions, and absence of adverse possession or third-party land claims along boundaries.
- Local authority road levies: Future development or access improvements may trigger local authority development contributions or road widening requirements along the road frontage.
- Environmental designations: Purchasers should check whether any portions of the riverside acreage fall under special conservation orders, heritage rules, or environmental protection zones.
- Title complexity check: Legal advisors must meticulously review the auction contract and title deeds for historical burdens, restrictive covenants, or forestry replanting obligations.
- Lack of verified soil tests: Without formal agronomic soil testing reports, buyers must verify soil fertility, PH levels, and historical crop rotation practices independently.
- Security and trespass vulnerabilities: Unoccupied rural land parcels are inherently prone to illegal dumping, trespassing, and livestock interference before secure boundary gates are installed.
- High setup costs for utilities: Bringing electricity and main water lines to a vacant rural plot can involve prohibitive connection distance fees from utility providers.
- Absence of current income: The land currently generates no guaranteed rental income unless leased out seasonally, leaving the buyer with immediate holding costs.
- Agricultural tenancy rights: Due diligence must confirm that no local farmers hold active seasonal grazing agreements or conacre rights that could delay immediate vacant possession.
- Future infrastructure encroachment: Proximity to major transport corridors like the N7 raises potential long-term risks of state compulsory purchase orders for future road widening.
- Financing approval hurdles: Securing bank financing for unzoned raw land without planning permission can be notoriously difficult, typically requiring substantial liquid capital.
Price positioning
?
- The subject property comprises approximately six acres of top quality agricultural land located near Kill in County Kildare, carrying an asking price or advised minimum value of two hundred thousand euros.
- When breaking down the asking price, the cost per acre sits at approximately thirty-three thousand three hundred euros, positioning the lot above general regional county averages for raw farmland.
- The valuation expectations are heavily influenced by the strategic positioning just off the N7 dual carriageway near Junction 6, offering potential alternative uses and high visibility.
- Prospective buyers should carefully investigate local planning policies and constraints regarding potential site development, as the land is currently unzoned and sold as is.
Build Analysis
What we know from similar construction types
- The property comprises approximately 6 acres of agricultural land with road frontage and river access, meaning there are no physical residential or commercial buildings currently on the site to analyze.
- The listing mentions a potential site for a residence, so a buyer should investigate local planning policies, zoning restrictions, and historical planning applications with Kildare County Council to verify if obtaining permission for a dwelling is feasible.
- Buyers should thoroughly verify access rights, boundary lines, title details, and any potential flooding or drainage considerations associated with the frontage to the Slane River.
- Services are noted as none, meaning a prospective purchaser must investigate the availability, proximity, and connection costs for essential utilities such as electricity, water, and waste management if development is intended.
Heating cost*
Estimated expense to heat this property every year
- €0 - As the property listing states that there are no services and no dwelling or building details provided, there is currently no active heating system to generate heating costs.
Pollution Safe
8/10Environmental situation to investigate
- The property is located in a rural agricultural setting around Blackchurch and Tuckmilltown, appearing largely removed from major heavy industrial centers or active large-scale landfills.
- Buyers should verify local agricultural chemical usage, historical localized dumping, or proximity to minor commercial operations as part of standard environmental due diligence.
Flood Safe
7/10Water overflow reports to follow up
- The land features frontage to the Slane River, which means sections immediately adjacent to the watercourse may carry a seasonal risk of localized flooding or high water levels during heavy rainfall.
- Prospective buyers should consult detailed OPW (Office of Public Works) flood maps and local drainage reports to assess the exact flood extent across the 6 acres.
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 Kill area
SEBATA, MAIN ST, KILL
- Sale date
- Declared sale price
- €1,250,000.00
6 THE STABLES, KILL, KILDARE
- Sale date
- Declared sale price
- €405,000.00
9 EMBASSY MANOR, KILL, CO KILDARE
- Sale date
- Declared sale price
- €485,000.00
8 HILLVIEW, KILL, KILDARE
- Sale date
- Declared sale price
- €290,000.00
39 HARTWELL GREEN, KILL, KILDARE
- Sale date
- Declared sale price
- €450,000.00
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: Estimated at approximately 7.5% for non-residential or agricultural land (€15,000), though buyers should verify if specific reliefs such as consanguinity relief might apply.
- Solicitor legal fees: Generally range from €1,500 to €3,000 plus VAT, plus additional outlays for searches and registration.
- Land registration fees: Approximately €600 for properties valued up to €200,000 based on the Property Registration Authority scale.
- Property valuation fees: Usually between €150 and €250 if required by a lending institution.
- Surveyor fees: Typically range from €250 to €500 or more depending on the scope of the land or structural inspection.
- Annual home insurance: Varies significantly depending on whether a structure is present, but basic vacant land or structural policies can range from €300 to over €1,000 annually.
Forum Talk
What people are saying about this area
- Local residents in the Kill and Castlewarden areas frequently discuss infrastructure improvements along the N7 corridor and the impact of commuter traffic.
- Community forums often highlight the strategic advantages and high demand for agricultural land within the Kildare commuter belt.
- Discussions in nearby rural areas often center around water rights, drainage management, and seasonal maintenance regarding properties bordering local rivers like the Slane River.
- There is ongoing local interest in planning developments and zoning restrictions governed by Kildare County Council for unzoned agricultural parcels.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children3/10
The property consists of raw agricultural land spanning about 6 acres without an existing residence or built structures, making it unsuitable for young children to move into immediately.
- Teenagers3/10
As a plot of land with no house or immediate amenities, it lacks the facilities needed for teenagers, though its proximity to nearby towns offers regional access.
- Multi-generational Living2/10
There are no homes or structures currently on-site, requiring extensive planning, zoning approval, and construction before multi-generational living could be established.
- Single Buyers4/10
At an asking price of €200,000 for 6 acres near the N7, it offers an interesting land investment or a future self-build project for a single buyer with construction capital.
- Couples4/10
Couples looking to build their own home from scratch may find the location attractive, though they must investigate planning permissions and zoning status.
- Empty Nesters3/10
Empty nesters seeking a manageable downsizing option would find raw land impractical unless they intend to embark on a major custom building project.
- Retirees3/10
The property features no residential infrastructure or specialized age-friendly amenities, making it unsuitable for retirees without significant development.
Work
3 areas- Remote Working5/10
There is no existing structure or utility setup on the land; buyers should verify local broadband and utility availability before planning a remote-working home.
- Hybrid Commuting8/10
The land enjoys a highly strategic position just off Junction 6 on the N7 dual carriageway, providing direct and fast access to Dublin and the M50.
- Retired5/10
Suitable for a retirement project only if the buyer plans to build a bespoke home, otherwise it offers no immediate practical utility for retirees.
Practical
8 areas- Ageing in Place2/10
The property is undeveloped land without a home, making it entirely unequipped for ageing in place unless a custom accessible dwelling is constructed.
- Low Maintenance3/10
Managing 6 acres of agricultural land requires regular upkeep, boundary maintenance, and vegetation control.
- Secure Gated Entry4/10
The land features good road frontage, but security measures like gates and fencing would need to be installed by the purchaser.
- Minimalist Design5/10
As a blank canvas, a future buyer has total freedom to design a minimalist home, though planning permission must be investigated.
- Flexible Floor Plans5/10
No structures exist, meaning any future floor plans can be completely customized, subject to local planning guidelines.
- Heritage Home1/10
The holding consists of open agricultural land rather than a historic or architectural heritage building.
- Ecological Setup8/10
Comprises green space, mature hedgerows, top-quality arable soil, and river frontage, offering strong natural and ecological potential.
- Outdoor areas10/10
Features an expansive c. 6-acre outdoor footprint with natural boundaries, road frontage, and direct access to the Slane River.
Interests
9 areas- Gardening10/10
With c. 6 acres of top-quality arable ground, natural boundaries, and river access, the site offers exceptional potential for large-scale gardening or horticulture.
- Walking7/10
The generous landholding provides ample private space for walking, and the surrounding rural Kildare countryside offers local road-walking opportunities.
- Gym2/10
There are no on-site fitness facilities or immediate gym infrastructure, requiring travel to nearby commercial hubs.
- Cycling6/10
The local rural roads provide routes for cycling enthusiasts, though proximity to major high-speed corridors like the N7 requires caution.
- Golf9/10
Castlewarden Golf & Country Club is located just 1km away from the property, making it exceptionally convenient for golf enthusiasts.
- Fishing8/10
The property benefits from direct frontage to the Slane River, offering great potential for angling and fishing activities.
- Horse Riding8/10
The 6-acre holding and the renowned equestrian context of County Kildare provide a suitable setup for keeping horses or establishing paddock space.
- Water Sports2/10
Aside from the adjacent Slane River, which is suitable for fishing rather than major water sports, there are no notable water sports facilities nearby.
- Entertaining3/10
As an unimproved agricultural plot without a house or indoor reception areas, entertaining is currently limited to outdoor gatherings.
Lifestyle
5 areas- Quiet Living7/10
Situated in a rural townland setting bounded by mature hedgerows and a river, though its close proximity to the N7 dual carriageway introduces background traffic noise.
- Rural Living9/10
Comprising approximately 6 acres of top-quality arable land with river frontage, it provides an authentic rural and agricultural environment.
- Village Living6/10
Located a few kilometers away from local villages like Kill and Straffan, offering a balance between countryside land ownership and nearby community services.
- Coastal Living1/10
The property is located inland in County Kildare, far away from any coastal areas or marine environments.
- Urban Living4/10
While Dublin City Centre is roughly 25 minutes away via the N7, the immediate surroundings are strictly rural agricultural lands.
Social
6 areas- Community Involvement5/10
Connection to the local community relies on engaging with nearby villages like Kill and Straffan for local groups and activities.
- Café Culture4/10
Local café options are sparse directly on-site, though amenities like Avoca Rathcoole are a short drive away down the N7.
- Nightlife2/10
The immediate area is rural and agricultural, offering virtually no nightlife options without traveling into larger nearby towns or Dublin.
- Health/Wellness groups4/10
Access to health and wellness groups requires heading into nearby commercial centres like Naas or Citywest.
- Networking Opportunities5/10
Proximity to major business parks like Citywest and Naas Enterprise Park offers solid professional connectivity for commuters.
- Tech-Hub Connectivity6/10
The location's strong road connectivity to Dublin and nearby business campuses supports tech-hub access, subject to local site utility installations.
Listing information
- Agent
- Agent details not available.
- Published on HouseDelve
- 2 September 2026
- Correction
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HD-791954HouseDelve · 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.