Calliaghstown, Kells, Meath
€50,000
BER D1
What you'll like:
- Low entry price: Priced at an accessible fifty thousand euros, this plot offers an unusually affordable entry point for buyers seeking land ownership in County Meath.
- Generous site size: Spanning approximately half an acre, the footprint provides sufficient outdoor space for a customized residential build and private garden landscaping.
- Main road frontage: Situated directly on the N52 arterial route, the property benefits from excellent immediate connectivity and straightforward year-round vehicular access for occupants.
- Proximity to Kells: Located just a short drive from the historic town of Kells, future residents will enjoy convenient access to daily shopping, schools, and essential amenities.
- Commuter accessibility: The convenient positioning along a major regional transport corridor facilitates relatively easy daily commuting towards Mullingar, Navan, and wider regional employment hubs.
- Stable asking price: Recorded listing data shows the initial price has remained completely unchanged since tracking began, indicating a steady seller stance without sudden fluctuations.
- Distinct land boundary: The holding corresponds to a clearly defined registered folio number, establishing a distinct legal baseline for your solicitor to review during conveyancing.
- Rural lifestyle potential: Acquiring a substantial plot outside urban confines allows buyers to design a bespoke countryside home tailored precisely to their personal aesthetic preferences.
- Direct regional routing: The N52 pathway provides direct cross-county travel links, minimizing the need to navigate complex rural boreens during daily winter morning commutes.
- Independent development scope: Purchasing unbuilt land lets you bypass compromise layout choices commonly found in older second-hand housing stock across the surrounding local property market.
- Defined site area: The measured metric of 0.23 hectares ensures you possess an accurate spatial understanding for preliminary architectural drawings and boundary fence planning.
- Manageable holding scale: A half-acre plot is large enough to ensure privacy yet small enough to maintain without requiring heavy agricultural machinery or excessive upkeep.
- Local town services: Being only two or three miles from Kells ensures emergency services, medical clinics, and retail parks remain within rapid response and driving distance.
- Clear navigational markers: The inclusion of precise digital mapping coordinates helps interested parties locate the exact perimeter boundaries easily prior to formal viewings.
- Established regional setting: Positioning within a recognized Meath townland offers a sense of established community while maintaining desirable separation from dense suburban housing estates.
- Price point flexibility: The exceptionally modest capital outlay reduces overall financial exposure compared to purchasing fully constructed rural dwellings in the same competitive district.
- Future equity potential: Successfully securing planning permission and constructing a modern home could significantly elevate the total asset value well above baseline acquisition costs.
- Roadside positioning advantages: Direct access from a national secondary route eliminates the complex legal hurdles often associated with securing right-of-way permissions across third-party lands.
- Immediate viewing availability: Publicly listed contact numbers allow prospective buyers to arrange prompt on-site inspections to evaluate topography and environmental layout conditions directly.
- Transparent listing disclosures: Explicit upfront notes regarding missing structures prevent wasted travel time and ensure buyers approach the acquisition with realistic expectations regarding site readiness.
But keep in mind:
- Local needs restriction: The sale is strictly subject to stringent local needs planning criteria, meaning non-local buyers may face severe difficulties securing residential development permission.
- Ghost structure discrepancy: The referenced folio historically refers to a cottage on the land, yet the description explicitly notes no cottage currently stands on this site.
- Uncertain planning history: Previous unauthorized uses or failed planning applications on the plot could complicate new submissions made to the local county council planning department.
- Heavy road proximity: Direct adjacency to a busy national secondary route introduces potential traffic noise, safety considerations, and challenges when exiting the property securely.
- Absence of existing services: With no pre-existing residential structures on the land, connecting mains electricity, water, and waste treatment will require substantial upfront capital investment.
- Wastewater treatment viability: Soil percolation tests must be conducted rigorously to verify if the ground can support a compliant domestic septic tank or proprietary effluent system.
- Boundary fence condition: Existing physical boundaries may not accurately reflect the official folio map, necessitating a detailed boundary demarcation survey by a qualified professional.
- Access safety requirements: The local roads authority may demand the installation of expensive sightlines and splayed entrance works before granting any new residential driveway permission.
- Servitude and easement checks: Legal representatives must investigate whether utility companies or neighboring landowners hold any registered or unregistered rights of way across the site.
- Agricultural runoff risks: Low-lying or poorly draining perimeter topography could lead to seasonal water accumulation, requiring engineered drainage solutions before any landscaping or building starts.
- Lack of structural assets: Because there are no habitable buildings included, buyers cannot reside on-site during the construction phase without securing separate temporary accommodation.
- County development plan limits: Meath County Council planning policies strictly regulate rural housing density, meaning approval is never guaranteed even for applicants meeting local criteria.
- Development levy costs: Successful planning permission typically triggers substantial local authority development contributions and bond requirements prior to commencement of physical construction works.
- Utility connection delays: Coordinating new grid connections with service providers can involve lengthy waiting periods and unpredictable infrastructure extension charges for rural off-grid sites.
- Environmental designation checks: Buyers should verify whether the land intersects with any protected ecological zones, archaeological buffers, or local heritage protection areas that restrict building.
- Limited resale liquidity: Unresolved planning permission challenges can make vacant rural land difficult to liquidate quickly if personal circumstances change unexpectedly after the purchase closes.
- Topographical grading needs: Uneven ground levels across the half-acre footprint may require significant earthmoving and site clearance work prior to pouring foundation slabs safely.
- Lack of structural warranties: Purchasing bare land provides zero structural guarantees, placing full financial and legal responsibility for build quality squarely on the property owner.
- Strict compliance enforcement: Local planning authorities actively investigate unauthorized developments, making it vital to secure all statutory approvals before depositing construction materials on site.
- High preliminary expenditure: Accumulating the necessary fees for architects, engineers, environmental tests, and legal conveyancing will add significantly to the initial fifty thousand euro purchase price.
Price positioning
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- The asking price of fifty thousand euros appears notably economical because it pertains to a half-acre site in a rural location near Kells, reflecting the inherent constraints and specific regulatory hurdles associated with acquiring unserviced agricultural land.
- Valuation signals are heavily influenced by the explicit condition that any future purchase is strictly subject to local needs planning restrictions, which severely limits the pool of eligible buyers and dampens potential commercial market interest.
- This low pricing strategy could be supported by the absence of an existing habitable structure despite historical folio references, while successful planning acquisition or changes in local housing development policies would significantly undermine the current low valuation.
- Additional relevant factors include the prominent positioning along the main national route between Kells and Mullingar, offering good accessibility, though prospective purchasers must independently verify potential connection costs and infrastructure requirements for the site.
Build Analysis
What we know from similar construction types
- The property is described as a site of approximately 0.23 hectares (half an acre) with a BER rating of D1, though the listing notes that while the folio refers to a cottage on the land, there is no physical cottage currently on the site.
- The sale is explicitly stated to be subject to 'local needs' planning restrictions, which is a critical planning constraint that a buyer must investigate and verify with the local planning authority before committing to purchase.
- Given its location on the main N52 road from Kells to Mullingar, a buyer should investigate access requirements, sightlines, and any potential county council restrictions regarding new entrance permits onto a national secondary or regional route.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property carries a BER rating of D1, which places it in the D category requiring a deep-retrofit cost estimate.
- While there is no existing structure currently on the site despite the folio reference, a complete new build or development to modern nearly Zero Energy Building (nZEB) standards would typically require a significant investment ranging from €150,000 to €250,000+ depending on the scale, design, and finish.
- A buyer should budget comprehensively for site development costs, connection to services, wastewater treatment systems, and potential planning compliance expenses in addition to construction costs.
Heating cost*
Estimated expense to heat this property every year
- 0 euro
- Since the property is currently a vacant site with no habitable structure or heating system installed, there are no annual heating costs.
Pollution Safe
8/10Environmental situation to investigate
- The site is located in a rural agricultural setting along the N52, appearing generally distant from major heavy industrial zones, modern incinerators, or active large-scale landfills.
- As with many rural plots, any legacy agricultural runoff or historical local dumping should be verified through standard environmental due diligence.
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 Kells area
133 THE GLEBE, KELLS, MEATH
- Sale date
- Declared sale price
- €265,000.00
BALRATHBOYNE, CORTOWN, KELLS
- Sale date
- Declared sale price
- €316,000.00
15 THE VILLAGE GREEN, CARLANSTOWN, KELLS
- Sale date
- Declared sale price
- €274,000.00
29 BLACKTHORN CLOSE, KELLS, MEATH
- Sale date
- Declared sale price
- €238,000.00
BALRATHBOYNE, CORTOWN, KELLS
- Sale date
- Declared sale price
- €485,000.00
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
- Estimated stamp duty: €500 — 1% of €50,000.
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Based on the asking price shown on this page, using standard residential stamp-duty rates. No adjustments are made for VAT, reliefs, mixed-use property or additional land. The final purchase price and your circumstances may change the amount payable.
- Solicitor legal fees: 1,500 to 3,000 euro plus VAT and outlay
- Land registration fees: 400 to 800 euro depending on property value and registration type
- Property valuation fees: 150 to 300 euro
- Surveyor fees: 500 to 1,200 euro depending on the depth of inspection
- Annual home insurance: 350 to 700 euro
Forum Talk
What people are saying about this area
- Locals in the Kells area frequently discuss the scenic rural environment and the convenience of the N52 route connecting to Mullingar.
- Community groups often highlight the appeal of rural sites while reminding buyers of the strict local needs planning criteria enforced by Meath County Council.
- Discussions on local infrastructure mention ongoing efforts to improve regional road safety and connectivity around Kells.
- Residents frequently share advice on sourcing local tradespeople and navigating the rural planning application process for new builds.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children3/10
The property is a bare site requiring construction under local needs planning restrictions, meaning it is not immediately habitable for young families.
- Teenagers3/10
With no existing dwelling, teenagers would face a long wait for a home to be built, and the location on a main N52 road requires careful consideration regarding safety and independence.
- Multi-generational Living4/10
The half-acre site offers potential space to design a bespoke layout for multiple generations, though this depends entirely on securing planning permission.
- Single Buyers2/10
Building a home from scratch on a site subject to local needs planning is typically challenging and costly for single buyers.
- Couples4/10
At an asking price of €50,000, it offers an affordable entry point for couples willing to take on a self-build project, provided they meet local housing requirements.
- Empty Nesters3/10
Empty nesters looking to downsize would need to manage a ground-up construction project, which may not align with desires for a low-stress move.
- Retirees3/10
Managing a rural self-build and navigating the local planning process can present significant hurdles for retirees.
Work
3 areas- Remote Working5/10
A custom build could easily incorporate a dedicated home office, though buyers should verify local broadband infrastructure availability.
- Hybrid Commuting5/10
The site's position near the N52 provides reasonable road connectivity, though commuting times to major employment hubs like Dublin should be factored in.
- Retired3/10
The undertaking of a greenfield construction project may not suit retirees seeking an immediate, hassle-free lifestyle.
Practical
8 areas- Ageing in Place2/10
Building a new home allows for universal design principles, but the rural location and reliance on a car make long-term ageing in place challenging without local support.
- Low Maintenance2/10
Purchasing a vacant site and managing a construction project involves high initial maintenance and project management effort.
- Secure Gated Entry4/10
Any security measures, such as gates or fencing, would need to be installed independently as part of the development.
- Minimalist Design5/10
The blank-slate nature of the site allows a buyer to pursue a minimalist architectural design, subject to local planning guidelines.
- Flexible Floor Plans10/10
As a vacant site with no existing structure, the buyer has complete freedom to design a custom floor plan from scratch.
- Heritage Home1/10
Despite historical folio notes mentioning a cottage, the listing clarifies there is no structure currently on the site.
- Ecological Setup6/10
A greenfield site offers significant opportunities to integrate sustainable technologies and eco-friendly building practices into a new build.
- Outdoor areas9/10
The approximately half-acre plot provides a generous outdoor footprint to landscape and develop to personal tastes.
Interests
9 areas- Gardening8/10
The roughly half-acre plot provides ample blank canvas space to design and cultivate extensive gardens.
- Walking5/10
While the surrounding Meath countryside offers scenic routes, walking directly from a site located on a busy N52 road requires caution.
- Gym3/10
Fitness facilities would require traveling into nearby Kells for access.
- Cycling4/10
Cycling enthusiasts can explore local country roads, though navigating the N52 arterial route safely demands care.
- Golf5/10
Kells and the surrounding Meath region offer local golf amenities within a reasonable driving distance.
- Fishing5/10
Proximity to the wider Boyne Valley region provides access to local angling opportunities.
- Horse Riding6/10
The rural Meath location is well-suited for equestrian interests, potentially accommodating stables subject to planning.
- Water Sports2/10
The inland location lacks immediate access to major water sports facilities.
- Entertaining3/10
Entertaining is currently impossible on the vacant site, though a future self-build could be designed with hosting in mind.
Lifestyle
5 areas- Quiet Living6/10
Located in Calliaghstown outside Kells, the site offers a countryside setting, though it is positioned directly on the main N52 road which may introduce traffic noise.
- Rural Living8/10
Spanning approximately half an acre in a countryside location, this site provides a classic rural setting.
- Village Living5/10
Situated roughly two to three miles from the historic town of Kells, offering a balance between rural space and town amenities.
- Coastal Living1/10
The location in inland County Meath offers no proximity to the coast.
- Urban Living2/10
This is strictly a rural site setting rather than an urban environment.
Social
6 areas- Networking Opportunities2/10
A vacant rural plot offers no inherent professional networking opportunities.
- Community Involvement5/10
Integration into the local community would rely on establishing connections within the nearby Kells area.
- Café Culture4/10
Access to local cafés and social spots requires traveling into Kells town.
- Nightlife3/10
Rural setting offers minimal nightlife directly, requiring trips into nearby towns for evening entertainment.
- Health/Wellness groups4/10
Wellness groups, pilates and stretching classes are typically centered in nearby Kells.
- Tech-Hub Connectivity3/10
Buyers should independently verify high-speed fiber internet availability for this rural address.
Listing information
- Agent
- T&J Gavigan (Kells)
- Phone
- 046 924 0045
- Current status
- active
- Published on HouseDelve
- 12 October 2026
- Correction
- Report an issue
HD-E9A253HouseDelve · 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.