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Photograph 1 of 8 of Derrybeg Lane, Killeigh, Tullamore, County Offaly
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Derrybeg Lane, Killeigh, Tullamore, County Offaly

€75,000

What you'll like:

  • Generous site size: The property offers approximately 0.91 acres of land, providing ample space for a substantial family home, gardens, and outbuildings while maintaining privacy.
  • Convenient N80 access: Positioned just off the N80 national road, the location ensures smooth and efficient daily commuting to nearby Tullamore and regional employment hubs.
  • Peaceful rural setting: Buyers seeking a quiet countryside lifestyle will appreciate the attractive rural surroundings and low-density neighborhood characteristic of Derrybeg Lane.
  • Water supply connected: The presence of a water connection on the site eliminates the initial hassle and expense of drilling a private well from scratch.
  • Electricity already available: Having electricity connected to the plot streamlines the early stages of site setup and potential temporary or permanent construction works.
  • Existing septic tank: The site features a connected septic tank installation, potentially saving thousands in installation costs subject to compliance checks.
  • Defined folio boundaries: Clear registration under Folio OY27771F helps secure the legal title transfer process and reduces boundary dispute risks for your solicitor.
  • Proximity to Tullamore: Being a short drive from Tullamore ensures easy access to major supermarkets, secondary schools, hospital facilities, and leisure amenities.
  • Affordable entry price: At an asking price of seventy five thousand euros, the land represents an accessible capital outlay for self-build enthusiasts on a budget.
  • Established local community: Killeigh provides a welcoming village atmosphere with local sports clubs, community halls, and primary education options close to your doorstep.
  • Flexible design potential: Buying an unbuilt site allows the eventual purchaser to design a bespoke architectural layout tailored precisely to their modern family needs.
  • No housing chain: Purchasing a vacant plot of land bypasses complicated housing chains, resulting in a much cleaner and more straightforward transaction timeline.
  • Investment in land value: Raw land in accessible rural corridors historically retains strong intrinsic asset value against broader economic fluctuations and inflation pressures.
  • Outdoor lifestyle opportunities: The surrounding Offaly countryside offers fantastic opportunities for weekend cycling, walking trails, and embracing a health-conscious rural life.
  • Direct road frontage: The property benefits from immediate access onto Derrybeg Lane, simplifying driveway construction and heavy machinery entry during the build phase.
  • Proximity to regional routes: Easy connectivity to broader midland transport arteries facilitates effortless weekend trips across the country without excessive rural detours.
  • Manageable landscaping scale: At under an acre, the plot is large enough for privacy yet small enough to manage landscaping and grass cutting without heavy agricultural machinery.
  • Potential future appreciation: Securing a serviced site near a growing provincial town like Tullamore offers strong long-term capital growth potential upon successful construction.
  • Established regional agent: The listing is managed by a well-known local auctioneer, ensuring professional guidance throughout the initial offer and closing stages.
  • Clear navigational reference: The inclusion of a nearby reference Eircode makes visiting the plot and conducting initial independent physical inspections straightforward and foolproof.

But keep in mind:

  • Local needs restrictions apply: Sale is strictly subject to planning permission under local needs criteria, meaning buyers must prove a genuine housing need to Offaly County Council.
  • Planning permission uncertainty: Purchasing subject to planning carries the inherent risk that the local authority may refuse permission, leaving you with undevelopable land.
  • Exempt from BER ratings: As a bare site without an existing dwelling, no Building Energy Rating certificate is provided, deferring energy efficiency planning to your future build.
  • Unknown service condition: Although services are noted as connected, agents explicitly state they have not tested them, so buyers must independently verify their working condition.
  • Septic tank compliance risk: Existing septic tanks must be inspected to ensure they meet current environmental standards and EPA regulations to avoid costly replacements.
  • Development levy costs: Successful planning permission will trigger substantial local authority development contributions and bond requirements prior to commencement of construction.
  • Architectural fees required: Buyers must budget significantly for professional architectural, engineering, and site-suitability assessment fees before even submitting a planning application.
  • Percolation test necessity: You should make any purchase contract conditional on passing a rigorous site percolation test to guarantee soil suitability for wastewater treatment.
  • Hidden connection expenses: Connecting existing services to a newly constructed dwelling can incur unexpected connection fees and trenching costs from utility providers.
  • Potential boundary verification: Buyers should commission a professional land surveyor to map Folio OY27771F accurately on the ground to confirm exact fencing boundaries.
  • Access road limitations: Local rural boreens and lanes like Derrybeg Lane may be narrow, requiring careful consideration for heavy construction traffic during building works.
  • Financing complexities: Securing a traditional mortgage specifically for a site subject to planning permission can be notoriously difficult and often requires specialist lending products.
  • Potential agricultural runoff: Being in a rural farming area, buyers should investigate potential seasonal drainage issues or agricultural run-off affecting the lower parts of the plot.
  • Lack of immediate broadband: High-speed fiber broadband availability should be thoroughly investigated, as remote working from this specific rural lane might rely on slower satellite alternatives.
  • Public lighting absence: Rural lanes typically lack public street lighting, meaning nighttime arrivals will rely entirely on vehicle headlights and private security illumination.
  • County development plan limits: Offaly County Council planning guidelines may impose strict height, ridge, and design restrictions on your proposed rural dwelling house.
  • Time-consuming bureaucracy: Navigating the Irish planning permission process can take many months, delaying your construction start date and increasing holding costs.
  • Unpaved road wear: Construction trucks may damage local surface dressing on Derrybeg Lane, potentially creating friction with neighbors or council repair obligations.
  • Future neighboring development: Rural areas can change over time; buyers should check county zoning maps for any potential future infrastructural projects nearby.
  • No temporary accommodation: The site is sold as bare land without a habitable dwelling, meaning you must continue paying rent or mortgage elsewhere throughout the entire build.

Price positioning

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This comparison depends on limited public and listing evidence, which may be incomplete, outdated or not directly comparable. The score is not a percentage, professional valuation or guaranteed estimate. Ask an independent qualified valuer before relying on a property value.
The asking price looks slightly undervalued compared with the available evidence.
  • The asking price appears attractively valued because it represents a modest entry point for a serviced rural site measuring approximately zero point nine one acres with water electricity and a septic tank already connected.
  • Valuation signals are heavily influenced by the conditional nature of the sale requiring planning permission to satisfy restrictive local needs criteria which traditionally limits the pool of eligible buyers and restrains market value.
  • Factors that could significantly support this price include established utility connections reducing initial development outlays whereas restrictive planning policies or stringent local housing requirements could easily undermine its broader market appeal.
  • Additional relevant considerations involve the strategic positioning just off the national road network providing convenient regional access while maintaining a peaceful countryside setting that consistently attracts self-build enthusiasts seeking rural plots.

Build Analysis

What we know from similar construction types

  • The property is a serviced site measuring approximately 0.91 acres rather than a built house, meaning any buyer will need to manage a complete new construction project.
  • The listing notes that water, electricity, and a septic tank are already connected, but a buyer should verify the condition, capacity, and current regulatory compliance of these existing services.
  • The sale is explicitly subject to planning permission, and local needs planning criteria apply, which means a prospective buyer must investigate their eligibility with the local planning authority before committing.
  • Folio number OY27771F should be independently verified by a legal representative to confirm boundaries, title details, and any potential rights of way or burdens on the land.

Heating cost*

Estimated expense to heat this property every year

  • Annual heating cost: 0 euro.
  • Explanation: The property is a vacant plot of land of approximately 0.91 acres with no residential dwelling, therefore no heating costs apply until a home is constructed.

Pollution Safe

8/10

Environmental situation to investigate

  • The site occupies a predominantly agricultural rural setting with no major heavy industrial facilities or active large-scale incinerators immediately apparent nearby.
  • Any legacy agricultural or domestic waste management methods, including the existing septic tank, should be inspected by the purchaser to ensure environmental compliance.

Flood Safe

7/10

Water overflow reports to follow up

  • The property is located in an inland rural area without high-risk coastal exposure, though local surface water accumulation during prolonged heavy rainfall should be verified.
  • Buyers are advised to consult local flood maps and carry out a site-specific assessment given the rural topography and proximity to local drainage channels.

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 Killeigh area

  • 3A EDGEWATER, CONVENT RD, TULLAMORE

    Sale date
    Declared sale price
    €216,000.00

  • 11 THE COTTAGES, CLONEYGOWAN, TULLAMORE

    Sale date
    Declared sale price
    €240,000.00

  • GEASHILL, TULLAMORE, COUNTY OFFALY

    Sale date
    Declared sale price
    €260,000.00

  • 74 NORBURY WOODS, TULLAMORE, OFFALY

    Sale date
    Declared sale price
    €357,000.00

  • 25 GRAND CANAL COURT, TULLAMORE, OFFALY

    Sale date
    Declared sale price
    €320,000.00

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

  • Solicitor legal fees: approximately 1,500 to 2,500 euro plus VAT.
  • Land registration fees: approximately 200 to 700 euro depending on the consideration amount.
  • Property valuation fees: approximately 150 to 300 euro.
  • Surveyor fees: approximately 500 to 1,200 euro depending on the depth of the survey.
  • Annual home insurance: Not applicable as this is a vacant site with no dwelling structure currently erected.

Forum Talk

What people are saying about this area

  • Residents in the Killeigh and Tullamore areas frequently discuss local rural housing developments and the application of local needs planning criteria.
  • Community forums highlight the convenience of the N80 corridor for commuting towards Tullamore and surrounding employment hubs.
  • Discussions around rural sites often focus on the maintenance and percolation of private septic tanks and individual water connections.
  • Local news occasionally touches on infrastructural improvements and traffic management along the N80 national secondary road.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    This is a vacant land site subject to planning permission, meaning a home must be built before young children can live here. Once built, the rural setting offers space, but families should note that local needs planning criteria apply.

    3/10
  • Teenagers

    As a site requiring construction, it does not currently offer habitable space for teenagers. The remote rural location also means limited independent public transport access for older youths.

    3/10
  • Multi-generational Living

    The 0.91-acre plot size provides ample room to design a large home or annex for multi-generational living, though buyers must verify whether local planning authorities will permit such scale under local needs rules.

    4/10
  • Single Buyers

    Purchasing a site and undertaking a self-build project requires significant capital, time, and project management experience, which may not suit most first-time or single buyers.

    2/10
  • Couples

    An appealing blank canvas for couples looking to design and build their dream rural home, provided they successfully navigate the planning permission process.

    4/10
  • Empty Nesters

    Offers an opportunity to downsize to a custom-built, modern bungalow in the countryside, though the self-build process can be demanding for empty nesters.

    4/10
  • Retirees

    A rural site allows for single-story, accessible home designs tailored for retirement. However, the remote location means reliance on a car for all daily errands and healthcare access.

    4/10

Work

3 areas
  • Remote Working

    A self-build allows for a dedicated home office to be incorporated into the floor plan. Buyers should verify local broadband speeds and fiber availability.

    6/10
  • Hybrid Commuting

    Convenient access to the N80 aids travel to Tullamore and surrounding hubs, though longer commutes to major cities will be time-consuming.

    5/10
  • Retired

    Well-suited for retirement if a comfortable, low-maintenance home is constructed, though proximity to medical facilities requires a short drive.

    6/10

Practical

8 areas
  • Ageing in Place

    A self-build project offers the chance to design a strictly single-story, accessible home, but the rural isolation presents challenges for older residents over time.

    6/10
  • Low Maintenance

    While a brand new build should feature low maintenance initially, a 0.91-acre plot and a septic tank require ongoing property upkeep.

    4/10
  • Secure Gated Entry

    Security measures such as gates and fencing are not currently installed and would need to be added by the purchaser.

    3/10
  • Minimalist Design

    As a vacant site, buyers have total architectural freedom to design a minimalist home, subject to planning approval.

    8/10
  • Flexible Floor Plans

    Complete architectural freedom allows the buyer to design a completely bespoke floor plan from scratch.

    10/10
  • Heritage Home

    This is a vacant plot of land with no historical structures or heritage features attached.

    1/10
  • Ecological Setup

    The large plot allows for sustainable gardening and eco-friendly building designs, though a septic tank is already connected on-site.

    6/10
  • Outdoor areas

    Provides a substantial C. 0.91-acre footprint to design and create custom gardens, patios, and outdoor living spaces.

    9/10

Interests

9 areas
  • Gardening

    The generous C. 0.91-acre site provides extensive outdoor space for passionate gardeners to landscape and cultivate.

    9/10
  • Walking

    The rural roads offer quiet routes for walking, though the lack of dedicated footpaths means taking care around local traffic.

    6/10
  • Gym

    There are no gym facilities within immediate walking distance, requiring a drive into Tullamore for fitness centers.

    2/10
  • Cycling

    Quiet rural roads provide cycling opportunities, though cyclists should be mindful of rural traffic speeds on connecting routes.

    6/10
  • Golf

    The location provides reasonable driving access to golf courses in the Tullamore area.

    5/10
  • Fishing

    Buyers should investigate nearby angling opportunities in the County Offaly region, as specific local river access is not detailed.

    5/10
  • Horse Riding

    The rural setting and manageable acreage could potentially suit equestrian interests, subject to proper paddock setup.

    7/10
  • Water Sports

    Inland County Offaly does not offer immediate access to major water sports facilities.

    2/10
  • Entertaining

    Future entertaining potential will depend entirely on the layout and design of the home and outdoor areas built on the site.

    5/10

Lifestyle

5 areas
  • Quiet Living

    Located in an attractive, peaceful rural setting just off the N80 in County Offaly, offering a quiet countryside lifestyle.

    10/10
  • Rural Living

    Comprises a 0.91-acre plot in a distinctly rural area, ideal for those seeking countryside surroundings.

    10/10
  • Village Living

    Situated near Killeigh, providing some proximity to village life, though the immediate setting is purely rural.

    5/10
  • Coastal Living

    The property is located inland in County Offaly, far away from any coastal areas.

    1/10
  • Urban Living

    Far removed from urban centers, though Tullamore is accessible via the nearby N80 for essential amenities.

    2/10

Social

6 areas
  • Community Involvement

    Engaging with the local community is typical of rural areas near Killeigh, though integration relies on active participation.

    5/10
  • Café Culture

    Café options are limited in the immediate vicinity, requiring travel to nearby towns.

    2/10
  • Nightlife

    The rural location offers no local nightlife, which can only be found by traveling into Tullamore.

    1/10
  • Health/Wellness groups

    Local wellness groups will require travel into nearby population centers.

    3/10
  • Networking Opportunities

    Professional networking opportunities are sparse in this rural setting.

    2/10
  • Tech-Hub Connectivity

    There are no local tech hubs; buyers must rely entirely on remote connectivity or travel.

    2/10

Listing information

Agent
GVM Auctioneers - Tullamore
Phone
057 932 1196
Published on HouseDelve
5 October 2026
Correction
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Property reference: HD-C4DB7AHouseDelve · Republic of Ireland

Report 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.