Circa 0.75 acre site at Cloonacurry, Bekan, Claremorris, Mayo
€39,000
What you'll like:
- Generous site size: The property offers approximately 0.75 acres of land, providing ample space for a substantial family home, gardens, and outbuildings without feeling cramped.
- Elevated scenic position: Situated on a high-lying plot, the land delivers stunning panoramic views of the surrounding Mayo countryside, enhancing everyday living and long-term asset value.
- Affordable entry price: With an asking price of just €39,000, this land parcel represents a low-cost opportunity for aspiring self-builders to secure a foothold in the local market.
- Utilities nearby: Mains water and electricity are located right at the boundary of the site, which can significantly reduce initial connection costs and streamline site development.
- Proximity to Bekan: Being located just one kilometer from Bekan village gives buyers convenient access to local community amenities while retaining a peaceful rural atmosphere.
- Short drive to Ballyhaunis: The site is only five kilometers from Ballyhaunis, ensuring quick access to supermarkets, schools, medical services, and daily conveniences for future residents.
- Easy regional commuting: Claremorris is situated approximately fifteen kilometers away, offering broader transport links including rail services and larger retail parks for work or leisure.
- Custom self-build potential: Buying subject to planning permission allows you to design a bespoke home tailored precisely to your personal architectural tastes and family lifestyle needs.
- Manageable plot boundaries: The parcel forms part of Folio MY 2780, suggesting a clean sub-division process that should make legal title verification straightforward for your solicitor.
- Quiet rural environment: The peaceful countryside setting offers a tranquil escape from urban noise while still maintaining good connectivity to neighboring towns via regional roads.
- Outdoor lifestyle opportunities: The expansive rural surroundings provide fantastic opportunities for walking, cycling, and enjoying the natural beauty of the western Irish landscape right from your doorstep.
- Strong local demand: Serviced rural sites in County Mayo often attract steady interest from locals looking to build, potentially supporting good future resale value upon completion.
- Straightforward travel directions: The plot is easy to locate using clear local landmarks from Claremorris, making it convenient for architects, engineers, and contractors to visit.
- Flexible development timeline: Purchasing land gives you the freedom to move at your own pace regarding financing, architectural design, and eventual construction phases.
- Potential cost savings: Building your own home can often yield a property worth more than the combined land purchase and construction costs, building instant equity.
- Community integration: Living near a small village fosters a strong sense of community and local support, which is ideal for raising a family or retiring.
- Private septic scope: The 0.75-acre footprint offers sufficient area to accommodate a modern wastewater treatment system compliant with current environmental standards.
- Agricultural boundary aesthetics: The rural context provides lovely natural hedgerows and green fields, offering a picturesque backdrop for any newly constructed dwelling.
- Independent living space: Unlike high-density housing developments, a standalone rural site guarantees complete privacy and independence from close neighbors.
- Direct agent availability: The selling agents can be easily reached by phone to arrange accompanied viewings and provide initial folio documentation for your review.
But keep in mind:
- Subject to planning risk: Because the sale is conditional on planning permission, you risk spending time and money on architectural fees without any guarantee of local authority approval.
- Local housing need restrictions: Local planning guidelines in County Mayo often require applicants to demonstrate a genuine housing need in the area, which you must carefully verify.
- Absence of BER rating: No Building Energy Rating is provided because it is a vacant land sale, meaning you must budget entirely for future energy efficiency compliance.
- Uncertain percolation test results: You should verify that the soil conditions on the 0.75-acre plot can successfully pass a percolation test for a wastewater treatment system.
- Fencing and boundary verification: You need to confirm the exact physical boundaries of the site against Folio MY 2780 to prevent any future disputes with neighboring landowners.
- Utility connection expenses: While utilities are at the boundary, trenching, connection fees, and bringing services onto the actual building footprint can still incur unexpected capital outlays.
- Potential site access issues: The safety and suitability of the entrance onto the local rural road network should be inspected to ensure it meets council sightline requirements.
- Unpaved rural roads: Depending on the exact approach, local roads may experience wear and tear, requiring caution during heavy construction traffic periods.
- Lack of public transport: The rural location means daily life will heavily rely on private vehicles, as local public transport options from Bekan are likely very limited.
- Surface water drainage check: The high-lying nature of the site should be checked for heavy runoff during severe storms to ensure proper drainage design is implemented.
- Farming activity proximity: Being surrounded by agricultural land means you may occasionally experience noise, odors, and slow-moving machinery from neighboring farms.
- Legal folio apportionment: Since the land is part of a larger folio, your solicitor must ensure a proper split and independent title registration is cleanly executed.
- Lack of immediate broadband: High-speed fiber broadband availability at the boundary should be independently verified before committing to purchase the plot.
- Ground condition surprises: Subsurface rock or poor subsoil stability could increase foundation excavation costs, which should be assessed by an independent site engineer.
- Extended construction timelines: Securing planning permission, managing contractors, and completing a self-build can take many months or even years of dedicated project management.
- Financing complexities: Securing a mortgage specifically for a site subject to planning permission can sometimes involve stricter lending criteria from financial institutions.
- Local development restrictions: County development plans may impose specific design, height, or exterior finish guidelines that could limit your preferred architectural choices.
- Future ribbon development rules: Local planning authorities are often strict regarding ribbon development, which might impact the exact placement of your house on the plot.
- Absence of structural warranties: As a bare land purchase, there are no existing structural warranties or builder guarantees, placing full responsibility on your hired professionals.
- Resale market volatility: Rural self-builds can sometimes have niche buyer pools compared to suburban housing estates if you ever need to sell the completed property quickly.
Price positioning
?
- The asking price of thirty-nine thousand euros appears remarkably fair and slightly undervalued when compared against historical land transactions recorded locally for comparable rural site parcels.
- Valuation signals are favorable because the parcel includes readily accessible utility connections at the boundary, significantly reducing initial development outlays for any prospective self-build applicant.
- This attractive valuation could be undermined if local planning authorities impose restrictive local-need criteria, delaying or preventing the successful granting of full residential planning permission.
- Additional market relevance stems from its generous three-quarter acre expanse and scenic elevated positioning, which enhances overall desirability for rural housing applicants seeking scenic countryside views.
Build Analysis
What we know from similar construction types
- The property is a circa 0.75-acre site being sold subject to planning permission, meaning any future build will require successful planning application approval from the local authority.
- Mains water and electricity are reported to be at the boundary of the site, but buyers should verify connection costs, capacity, and rights of access.
- Since it is a high-lying site with panoramic views, a buyer should investigate ground conditions, drainage, and soil percolation capabilities to determine foundation and wastewater treatment requirements.
Heating cost*
Estimated expense to heat this property every year
- Heating cost: €0
- Short explanation: This is an unbuilt site being sold subject to planning permission, so there are currently no structural heating costs.
Pollution Safe
9/10Environmental situation to investigate
- The site is situated in a predominantly rural agricultural setting, appearing well away from major industrial plants or waste incineration facilities.
- There are no prominent historical landfill or heavy industrial pollution concerns documented for this specific rural townland, though buyers should verify local agricultural runoff or septic tank requirements.
Flood Safe
9/10Water overflow reports to follow up
- The listing describes the property as a high-lying site with panoramic views, which generally suggests a lower risk of surface water accumulation.
- Standard due diligence regarding local drainage and winter water tables should be conducted as part of any site-suitability assessment for planning permission.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
CLOONTUMPER, BEKAN, CLAREMORRIS
- Sale date
- Declared sale price
- €135,000.00
TREENREVAGH, BEKAN, CLAREMORRIS
- Sale date
- Declared sale price
- €220,000.00
BRACKLOON WEST, BEKAN, CLAREMORRIS
- Sale date
- Declared sale price
- €40,000.00
CLOONTUMPER, BEKAN, CLAREMORRIS
- Sale date
- Declared sale price
- €35,000.00
CLOONTUMPER, BEKAN, CLAREMORRIS
- Sale date
- Declared sale price
- €100,000.00
Recent sales in the wider Claremorris area
LISNABOLEY, CLAREMORRIS, MAYO
- Sale date
- Declared sale price
- €350,000.00
CARTOWNACROSS, CLAREMORRIS, MAYO
- Sale date
- Declared sale price
- €380,000.00
BILLAPARK FARM, BILLAPARK CROSS, CLAREMORRIS
- Sale date
- Declared sale price
- €226,000.00
MURNEEN NORTH, CLAREMORRIS, MAYO
- Sale date
- Declared sale price
- €165,000.00
53 ELM PARK, KNOCK RD, CLAREMORRIS
- Sale date
- Declared sale price
- €277,500.00
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 €390, calculated at 1% of the asking price for non-residential land.
- Solicitor legal fees: Approximately €1,500 to €3,000 plus VAT and outlays for conveyancing.
- Land registration fees: Approximately €40 to €170 depending on mapping and registration type.
- Property valuation fees: Approximately €150 to €250 for a mortgage valuation if applicable.
- Surveyor fees: Approximately €500 to €1,000 for site boundary mapping and reports.
- Annual home insurance: Not applicable until a property is constructed and insured on the site.
Forum Talk
What people are saying about this area
- Locals in the Bekan and Ballyhaunis areas frequently discuss rural housing development and the local planning application process on community forums.
- Residents often highlight the scenic appeal and peaceful countryside lifestyle surrounding Bekan village.
- Community discussions occasionally touch upon the availability and proximity of local infrastructure such as mains water and electricity for rural self-build sites.
- Transport links and driving times to nearby towns like Claremorris and Ballyhaunis are common topics of interest for rural commuters.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
A 0.75 acre site offers ample outdoor space for children to play once a home is built, though buyers should verify local planning conditions and safety measures for rural roadside locations.
- Teenagers4/10
The rural setting near Bekan village means teenagers will likely rely on parents for transport to schools, amenities, and social activities in nearby Ballyhaunis or Claremorris.
- Multi-generational Living6/10
With 0.75 acres of land, there is plenty of room to design and build a substantial custom home or annex subject to planning permission, accommodating multiple generations.
- Single Buyers2/10
Purchasing a raw site subject to planning permission requires significant time, capital, and project management experience, which may not suit most single first-time buyers.
- Couples6/10
An appealing opportunity for couples looking to design and build their own custom home from scratch, provided they are prepared for the self-build process.
- Empty Nesters5/10
Allows for the creation of a tailored, single-story retirement home with panoramic views, though managing a construction project can be demanding.
- Retirees5/10
The high-lying rural location offers peace and scenic views for retirement, but proximity to medical facilities and reliance on a car should be carefully considered.
Work
3 areas- Remote Working6/10
A custom-built home could easily incorporate a dedicated home office, though buyers must verify local broadband speeds and fiber availability.
- Hybrid Commuting3/10
The rural location 15km from Claremorris and further from major cities makes hybrid commuting time-consuming.
- Retired7/10
Well-suited for retirees looking to build a manageable, custom home tailored to their later years, provided they drive.
Practical
8 areas- Ageing in Place4/10
While a future self-build can be designed for accessibility, the rural location lacks immediate public transport and healthcare services.
- Low Maintenance3/10
A 0.75 acre plot requires ongoing garden and boundary maintenance, and managing a new build involves substantial upkeep.
- Secure Gated Entry5/10
Buyers have the opportunity to install private gates and secure fencing as part of their site development.
- Minimalist Design8/10
Purchasing a bare site gives the owner complete architectural freedom to execute a minimalist modern design, subject to planning.
- Flexible Floor Plans10/10
As an unbuilt plot sold subject to planning permission, the floor plan is entirely up to the buyer's imagination and needs.
- Heritage Home1/10
This is a vacant greenfield/high-lying site rather than an existing period or heritage property.
- Ecological Setup7/10
The rural space provides an excellent opportunity to incorporate eco-friendly technologies like solar panels, heat pumps, and sustainable drainage.
- Outdoor areas10/10
Features a top quality 0.75 acre high-lying site with panoramic views of the surrounding countryside, offering exceptional outdoor potential.
Interests
9 areas- Gardening9/10
A generous 0.75 acre plot provides a blank canvas for extensive landscaping, vegetable gardens, and outdoor planting projects.
- Walking7/10
The surrounding rural roads and countryside offer pleasant routes for walking, though traffic pedestrian infrastructure is limited.
- Gym2/10
There are no fitness facilities within walking distance; residents would need to travel to Ballyhaunis or Claremorris for gym access.
- Cycling7/10
Quiet country roads provide good opportunities for road cycling, though cyclists should be mindful of rural road conditions.
- Golf4/10
Golf enthusiasts will need to travel further afield to reach the nearest courses in County Mayo.
- Fishing5/10
County Mayo is renowned for its lakes and rivers, though buyers should investigate specific local angling spots near Bekan.
- Horse Riding6/10
The rural environment and spacious plot could potentially accommodate equestrian facilities, subject to design and local permissions.
- Water Sports2/10
Inland location far from major water sports hubs, though regional lakes offer some recreational boating opportunities.
- Entertaining6/10
A self-built home on this 0.75 acre site could easily be designed with large open-plan living areas and extensive outdoor patio space for guests.
Lifestyle
5 areas- Quiet Living9/10
Situated in a rural Cloonacurry setting with panoramic countryside views and low population density, guaranteeing a peaceful environment.
- Rural Living10/10
This is a classic rural plot spanning approximately 0.75 acres, surrounded by open countryside and agricultural land.
- Village Living6/10
Located approximately 1km from Bekan village, offering close proximity to a small local community while maintaining rural privacy.
- Coastal Living1/10
The property is located inland in County Mayo, far from any coastal amenities or beaches.
- Urban Living1/10
The site is deeply rural, situated about 5km from Ballyhaunis and 15km from Claremorris, offering no urban conveniences on the doorstep.
Social
6 areas- Community Involvement5/10
Proximity to Bekan village (1km) allows for integration into local rural community life and events.
- Café Culture2/10
Local café options are minimal in the immediate rural vicinity, requiring trips into larger nearby towns.
- Nightlife1/10
Zero nightlife options directly nearby; entertainment requires travel to Ballyhaunis or Claremorris.
- Health/Wellness groups3/10
Wellness groups and classes are sparse locally, likely requiring travel to regional hubs.
- Networking Opportunities1/10
This is a purely residential rural area offering virtually no local professional networking.
- Tech-Hub Connectivity1/10
No tech hubs are located nearby; connectivity relies entirely on remote digital infrastructure.
Listing information
- Agent
- DNG Gilligan
- Phone
- 094 937 1395
- Published on HouseDelve
- 26 September 2026
- Correction
- Report an issue
HD-CBE872HouseDelve · 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.