Cavan Upper, Killygordon, Co. Donegal
€45,000
What you'll like:
- Affordable entry price: At forty five thousand euros, this land parcel offers a very low financial barrier for buyers wanting to build a custom home.
- Generous site size: Measuring nearly one acre, the property provides ample space for a substantial dwelling, extensive gardens, and outdoor amenities.
- Peaceful countryside setting: Situated in a tranquil rural location, residents can enjoy quiet surroundings and scenic views away from busy urban centers.
- Convenient town proximity: Located just a seven minute drive from Stranorlar, daily shopping, schools, and essential services remain easily accessible.
- South westerly orientation: The favorable aspect ensures optimal natural sunlight throughout the afternoon and evening, perfect for modern energy efficient home designs.
- Direct road frontage: Having immediate access onto the public road L-2344-1 simplifies future entrance construction and utility connections.
- Stable asking price: The recorded asking price has remained completely unchanged since tracking began, suggesting a straightforward and predictable negotiation stance.
- Established local agent: Representation by a reputable local auctioneer helps facilitate transparent communication and efficient management of inquiries for interested parties.
- Flexible development potential: Offering the plot subject to planning permission allows buyers to design a layout tailored specifically to their personal lifestyle needs.
- Room for ancillary structures: The expansive footprint easily accommodates potential additions like a large detached garage, home office, or polytunnel.
- Privacy and seclusion: The rural layout naturally minimizes close neighbor disturbance, offering a private retreat for prospective homeowners.
- Community integration: Being part of the established Cavan Upper area allows newcomers to integrate smoothly into a welcoming rural neighborhood.
- Recreational opportunities: The surrounding countryside provides immediate access to scenic walking routes and outdoor pursuits for nature enthusiasts.
- Commuting convenience: The short drive to nearby towns ensures manageable travel times for work or social engagements across the wider region.
- Investment upside: Purchasing raw land at this price point creates potential for significant value addition once full planning permission is successfully secured.
- Clear boundary markers: Buyers should verify physical boundaries, but the stated nearly one acre provides a well defined canvas for landscaping.
- Low holding costs: Vacant land typically incurs minimal ongoing maintenance expenses compared to finished residential properties while planning is pursued.
- Customizable utility routing: Direct roadside positioning may streamline the process of bringing electricity and telecommunications onto the plot.
- Scenic landscape views: The rural elevation often provides pleasant outlooks over surrounding fields and rolling countryside hills.
- Direct vendor engagement: Enquiries are welcomed directly by the listing agent, allowing prospective purchasers to quickly gather initial background details.
But keep in mind:
- Subject to planning risk: Because the sale is conditional on planning permission, buyers face the risk of rejection from local authorities.
- Missing BER rating: The energy rating is not provided, though this is standard for vacant land parcels awaiting residential construction.
- Unknown bedroom count: The listing lacks details on potential room configurations, requiring purchasers to design their own floor plans entirely.
- Unspecified bathroom totals: Property specifications do not mention plumbing capacities, leaving wastewater and drainage requirements subject to site percolation tests.
- Undeclared floor area: Exact interior dimensions are undetermined until architectural drawings are submitted and approved by the local planning council.
- Unclear property type classification: The exact zoning or legal designation should be verified to confirm full residential development eligibility.
- Strict appointment viewing: Inspections require scheduled appointments, preventing casual drive by assessments without prior agent coordination.
- Local housing needs restrictions: County Donegal planning guidelines often impose strict local residency criteria that outside buyers must carefully satisfy.
- Percolation test uncertainty: Soil drainage suitability is unverified, meaning buyers should make offers conditional on passing a standard percolation test.
- Connection costs unknown: Bringing electricity, water, and broadband to a rural site can involve substantial hidden infrastructure expenses.
- Public road maintenance: Access relies on the local public road network, meaning upkeep depends on council schedules and priorities.
- Boundary verification needed: Buyers must inspect legal folios carefully to ensure fences and markers match the registered title documents.
- Potential archaeological constraints: Rural developments in Ireland sometimes face delays if historical artifacts or monuments are discovered nearby.
- Environmental impact assessments: Depending on local designations, specific ecological surveys for protected species or habitats might be required.
- Surface water management: Adequate drainage must be engineered into any proposed build to prevent water accumulation on the south westerly slope.
- Construction cost inflation: Building a bespoke home independently exposes the buyer to fluctuating material and labor prices in the current market.
- Timeline uncertainty: Navigating the council planning application process can introduce lengthy delays before construction can officially commence.
- Limited public transport: The rural setting lacks immediate access to bus routes, making private vehicle ownership an absolute necessity.
- Future development restrictions: Local planning policies might limit building heights, design styles, or exterior finishes to protect rural aesthetics.
- Financing complexities: Securing a mortgage specifically for land purchase subject to planning permission can be more complicated than buying a finished home.
Price positioning
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- The asking price appears modestly positioned because it represents a site offered strictly subject to planning permission, meaning the buyer assumes the financial risk and regulatory uncertainty of securing approval before any construction can actually commence.
- Valuation signals indicate that raw rural sites requiring planning permission typically carry lower initial entry costs compared to fully serviced plots, though additional expenditures for site assessments and connection fees must be anticipated by purchasers.
- Factors that could support this pricing level include the generous plot size of nearly one acre and direct public road frontage, while restrictive local planning policies or unfavorable percolation test results could significantly undermine its viability.
- Observing a completely static pricing history since tracking began suggests the vendor maintains a realistic yet firm stance on the valuation, reflecting steady rural demand without immediate pressure to reduce expectations in a specialized market.
Build Analysis
What we know from similar construction types
- The property is offered for sale as a site subject to planning permission rather than a completed physical house build.
- A buyer should investigate local planning guidelines and restrictions in Co. Donegal to determine the feasibility of obtaining planning permission for a residential dwelling on this specific agricultural or rural site.
- Given the rural location, the buyer should verify the availability and proximity of essential utility connections such as electricity, public water mains, and the requirements for a private effluent treatment system (septic tank).
Heating cost*
Estimated expense to heat this property every year
- Not applicable as the property is offered as a site subject to planning permission rather than an established residential structure.
Environmental checks
Area-level evidence and things to investigate
Air quality
Nearby sites
Landfills
None foundWaste facilities
None foundIndustrial facilities
None foundNearby infrastructure
Mobile phone masts
None foundUnderground electricity cables
None foundFlood Safe
8/10Water overflow reports to follow up
- The site is located in a rural countryside setting in County Donegal, positioned away from major coastal or low-lying urban flood zones.
- Available map evidence does not indicate any mapped flood areas directly affecting this specific parcel of land.
- Being offered as a vacant site subject to planning permission allows future building designs to incorporate appropriate surface water drainage and site elevation measures.
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 Killygordon area
312 THE CURRAGH, KILLYGORDON, LIFFORD
- Sale date
- Declared sale price
- €142,000.00
KILLYGORDAN HOUSE, KILLYGORDON, DONEGAL
- Sale date
- Declared sale price
- €90,000.00
CAVAN LOWER, KILLYGORDON, DONEGAL
- Sale date
- Declared sale price
- €265,666.00
THE BOWER, KILLYGORDON, DONEGAL
- Sale date
- Declared sale price
- €230,000.00
42 FOREST PARK, KILLYGORDON, CO. DONEGAL
- Sale date
- Declared sale price
- €135,000.00
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: €450 — 1% of €45,000.
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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
- Land registration fees: €400 to €800
- Property valuation fees: €150 to €300
- Surveyor fees: €500 to €1,200
- Annual home insurance: €300 to €600
Forum Talk
What people are saying about this area
- Locals in the Killygordon and Stranorlar areas frequently discuss the challenges and timelines associated with securing rural planning permission on agricultural or unserviced sites in County Donegal.
- Community discussions often highlight the strong demand for affordable rural land plots with direct road frontage, particularly among buyers looking to build bespoke one-off homes.
- Residents frequently advise prospective self-builders in the area to engage early with local percolation test requirements and regional design guidelines before finalizing site layouts.
- Proximity to Stranorlar and Ballybofey is frequently cited on community forums as a major advantage for rural sites in Cavan Upper, offering convenient access to local schools, shops, and commuter routes.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The spacious site offers nearly an acre of outdoor space, which is great for children to play, though buyers must secure planning permission and build a home first.
- Teenagers5/10
A peaceful countryside setting provides ample space, but teenagers may find the rural location far from major entertainment hubs and amenities.
- Multi-generational Living6/10
The sizeable plot allows for flexible architectural design subject to planning permission, potentially accommodating multi-generational layouts.
- Single Buyers3/10
Purchasing a site subject to planning permission requires significant time, capital, and project management experience, which may not suit many single buyers.
- Couples5/10
An affordable asking price of 45,000 euros presents an attractive blank canvas for couples looking to build their own custom home.
- Empty Nesters4/10
While offering a tranquil environment for retirement, managing a self-build project might be daunting for empty nesters.
- Retirees4/10
The rural location is peaceful, but retirees should consider the long-term demands of managing a self-build and proximity to healthcare services.
Work
3 areas- Remote Working5/10
Remote workers can enjoy a quiet environment, but broadband and connectivity speeds at this specific rural site should be verified.
- Hybrid Commuting4/10
The rural location means longer commutes, though Stranorlar is within a short drive for local connections.
- Retired6/10
Suits those looking to build a custom retirement home in a quiet area, provided they are prepared for self-build management.
Practical
8 areas- Ageing in Place5/10
Buyers have the opportunity to design an accessible home from scratch, though the rural location may pose challenges for medical access later in life.
- Low Maintenance2/10
Managing a self-build project and maintaining nearly an acre of land requires ongoing effort and investment.
- Secure Gated Entry4/10
The site has direct road frontage onto a public road, meaning security features would need to be incorporated into future build plans.
- Minimalist Design6/10
A blank canvas site allows a buyer to pursue any architectural style, including minimalist designs, subject to planning approval.
- Flexible Floor Plans8/10
As a site offered subject to planning permission, buyers have full flexibility to design a floor plan tailored to their needs.
- Heritage Home1/10
This is a vacant plot of land rather than an existing historical or heritage property.
- Ecological Setup7/10
The generous plot size provides ample space for eco-friendly building techniques, renewable energy installations, and sustainable landscaping.
- Outdoor areas9/10
Measuring almost one acre and facing South-Westerly, the site offers exceptional potential for expansive outdoor areas and gardens.
Interests
9 areas- Gardening9/10
The nearly one-acre plot provides extensive outdoor space for gardening, landscaping, and outdoor projects.
- Walking7/10
The countryside setting offers pleasant rural roads for walking, though dedicated footpaths may be limited.
- Gym2/10
No gym facilities are on-site, and residents would need to travel toward nearby towns for fitness centers.
- Cycling6/10
Quiet rural roads provide routes for cycling enthusiasts, though local traffic conditions should be verified.
- Golf4/10
Buyers should investigate the proximity of the nearest golf courses, as the immediate area is strictly rural.
- Fishing5/10
County Donegal features notable waterways, but buyers should verify local fishing rights and access points nearby.
- Horse Riding7/10
The nearly one-acre site and rural surroundings could potentially accommodate equestrian interests, subject to local facilities and planning.
- Water Sports3/10
Inland location means water sports require travel to coastal areas or major lakes.
- Entertaining5/10
Once a home is built, the spacious plot will offer great potential for outdoor entertaining, though current facilities are non-existent.
Lifestyle
5 areas- Quiet Living9/10
Located in a peaceful countryside setting in Cavan Upper, Killygordon, offering a tranquil environment away from urban congestion.
- Rural Living10/10
The property is a rural site measuring nearly one acre with direct road frontage onto a public road.
- Village Living5/10
While rural, the property is within a seven-minute drive of Stranorlar town, providing access to nearby community services.
- Coastal Living1/10
The location is inland in County Donegal with no immediate proximity to the coast.
- Urban Living2/10
Set firmly in the countryside, far removed from city centers and urban amenities.
Social
6 areas- Community Involvement5/10
Rural communities offer local integration opportunities, primarily centered around nearby towns like Stranorlar.
- Café Culture3/10
Immediate surroundings lack commercial amenities, requiring a drive to nearby towns for coffee shops and dining.
- Nightlife1/10
The rural countryside setting offers no local nightlife.
- Health/Wellness groups4/10
Wellness activities would likely require travel to nearby population centers.
- Networking Opportunities2/10
Professional networking is minimal in this rural countryside location.
- Tech-Hub Connectivity2/10
Tech hubs are distant, making local in-person networking unfeasible.
Listing information
- Agent
- Henry Kee & Son
- Phone
- 074 9131050
- Current status
- active
- Published on HouseDelve
- 9 November 2026
- Correction
- Report an issue
HD-2FB34DHouseDelve · 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.