Development Land, At The Grange, Roscrea, Tipperary

Price on application

What you'll like:

Full planning permission: The site benefits from active permission for twenty residential houses, significantly reducing upfront development risks and shortening the timeline required to commence actual construction work.
Shovel ready status: Irish Water agreements are already fully established for this location, allowing developers to bypass lengthy administrative delays and immediately mobilize machinery on site.
Established infrastructure: Roads, public footpaths, and green areas are completely finished, lowering overall site preparation expenses and ensuring immediate visual appeal for prospective home buyers in the area.
Partial development completed: Sixteen existing houses are already present within the broader estate context, which helps establish an established neighborhood feel and reduces isolated construction site perceptions.
Essential utilities connected: Mains water, mains sewage, and storm drainage systems are already installed on the land, minimizing civil engineering complexities and utility connection hurdles for the developer.

Town proximity advantage: Situated approximately one kilometer from Roscrea town centre, future residents will enjoy effortless access to local shops, schools, and essential community amenities.
Expansion potential: There is identified potential to construct two additional houses beyond the primary planning permission, offering a clear avenue to maximize total project revenue and yield.
Established estate layout: The partially finished layout provides a clear template for completing the remaining phases without needing to redesign foundational civil engineering or estate planning layouts.
Strong local demand: Proximity to established urban centers typically supports steady demand for new housing stock, bolstering confidence in achieving rapid sales upon project completion.
Reduced preliminary overheads: With initial surveying, road construction, and green area landscaping already addressed, capital expenditure can be focused directly on vertical house construction phases.
Clear utility agreements: Having formal Irish Water protocols in place provides regulatory certainty, mitigating common infrastructure bottlenecks that frequently plague greenfield and brownfield residential projects.
Manageable scale: A twenty-unit development represents a digestible project size for small to medium developers, balancing financial exposure against attractive potential return on investment metrics.
Established neighborhood context: The presence of completed residential structures helps reassure buyers regarding the overall desirability and long-term viability of the immediate residential micro-market.
Walkable location: Being roughly one kilometer from town encourages sustainable transport options like walking and cycling for daily errands, appealing to modern demographic preferences.
Comprehensive service readiness: Storm drains and mains sewage are fully operational, protecting the investment from unexpected drainage compliance issues during local authority takeover inspections.
Developer friendly footprint: The configuration of the partially developed estate simplifies logistics for material deliveries and contractor movements across the various remaining building plots.
Strategic regional positioning: Roscrea serves as an accessible hub with good connectivity, supporting commuter and local buyer interest for newly constructed suburban housing developments.
Defined amenity integration: Green areas are already fully graded and finished, ensuring that initial occupants immediately benefit from completed recreational spaces within the residential scheme.
Streamlined auctioneer support: Detailed maps and supporting documentation are readily available from the agent, facilitating rapid due diligence for serious bidding parties and developers.
Future phase flexibility: The opportunity for two extra units allows developers to optimize site density according to shifting market demands and housing type preferences over time.

But keep in mind:

Unstated asking price: The listing omits a clear asking price, requiring prospective buyers to engage directly with the selling agent to understand capital requirements before making offers.
Missing BER details: Building Energy Rating certificates are not provided in the listing details, necessitating independent verification of future compliance costs for the unbuilt homes.
Unknown property measurements: Specific floor areas and exact site dimensions are not disclosed, making it difficult to calculate accurate preliminary cost estimates without further documentation.
Unverified utility condition: The selling agent explicitly notes that services and apparatus have not been tested, meaning buyers must independently commission thorough engineering inspections of existing infrastructure.
Incomplete property type classification: The exact legal and structural categorization of the land and partially built units remains unspecified, requiring careful legal review of title deeds and planning files.

Unquantified completion costs: The capital required to finish the remaining four houses and any remedial work on existing structures is unknown, introducing potential budget variance risks.
Local authority compliance risk: Buyers must independently verify that all completed roads, services, and green areas meet current council takeover standards to avoid unexpected maintenance liabilities.
Potential latent defects: Partially completed structures left unattended can suffer from weather damage or vandalism, requiring thorough structural surveys of the sixteen existing houses.
Planning condition obligations: Developers must carefully review all planning conditions attached to the twenty-unit permission to ensure compliance with financial contributions and phasing restrictions.
Market absorption uncertainty: Local housing demand fluctuations could impact the sales velocity of the finished units, potentially extending holding costs beyond initial financial projections.
Financing complexity: Securing development finance for partially completed housing estates can sometimes involve stricter lending criteria and higher interest rates from institutional lenders.
Bond and surety requirements: Local authorities may require specific bonds for estate completion, and buyers must verify if existing bonds cover the unbuilt phases of the project.
Title and covenant review: Comprehensive legal due diligence is essential to identify any restrictive covenants or rights of way that might affect the remaining construction phases.
Contractor availability: Sourcing reliable construction crews to finish twenty houses within a competitive market could lead to unexpected labor cost inflations and scheduling delays.
Material price volatility: Delays in commencing the remaining construction work expose the developer to ongoing fluctuations in building material costs and supply chain disruptions.
Service connection fees: While Irish Water agreements are in place, actual connection charges and levies for the remaining units must be explicitly budgeted by the buyer.
Management company setup: Buyers should establish whether a management company is required for shared green areas and roads, and review its current operational status.
Historical site weathering: The duration that the sixteen existing houses have remained partially finished requires professional assessment to rule out moisture or frost damage.
Unverified map accuracy: Photographs and maps are provided for guidance only, meaning legal boundaries and site acreage must be confirmed via independent land registry mapping.
Negotiation opacity: The absence of a published price guide complicates valuation efforts and makes initial benchmarking against comparable local land transactions challenging.

Price positioning

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.

Not enough reliable market evidence is available to position this asking price.

Build Analysis

What we know from similar construction types

The property is described as a residential development site with full planning permission for 20 houses, of which 16 existing houses are partly developed.
Infrastructure such as roads, services, public footpaths, and green areas are reported to be complete, along with mains sewage, mains water, and storm drains.
Irish Water agreements are stated to be in place for this shovel-ready development site, with potential for two further houses.
A buyer should investigate the exact structural and completion status of the 16 partly developed houses, verify all planning compliance documentation, and confirm the validity and transferability of connection agreements and bonds.

Heating cost^*

Estimated expense to heat this property every year

Annual heating cost is not available as the property is described as development land with unfinished units, and no specific heating systems are currently installed or detailed in the listing.

Pollution Safe

8/10

Environmental situation to investigate

The area is primarily residential and suburban in character, appearing generally free from major heavy industrial pollution or active waste incinerator facilities.
Any historical or localized environmental concerns should be independently verified by prospective buyers during their standard due diligence.

Flood Safe

8/10

Water overflow reports to follow up

Map evidence indicates the development land is located close to a modeled river flood area, suggesting some proximity to potential overflow zones.
The site is partly developed with existing infrastructure such as roads, services, and storm drains already in place, which generally helps manage surface water runoff.
Being situated approximately one kilometre from Roscrea town centre places the site within a developed suburban setting rather than an isolated low-lying floodplain.

Supporting evidence: Medium

The property is outside the mapped flood area. But the nearest mapped area is approximately 89 metres away.

Map sources: OPW · Current scenario

Local river mapping

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

20 THE GRANGE, TEMPLEMORE RD, ROSCREA
Sale date
31/05/2024
Declared sale price
€257,000.00
22 THE GRANGE, ROSCREA, TIPPERARY
Sale date
11/09/2025
Declared sale price
€345,000.00

Recent sales in the wider Roscrea area

15 ROSSLANDS, TEMPLEMORE RD, ROSCREA
Sale date
04/09/2026
Declared sale price
€248,000.00
GONDENGROVE, ROSCREA, TIPPERARY
Sale date
03/09/2026
Declared sale price
€240,000.00
1 ASHBURY, ROSCREA, CO TIPPERARY
Sale date
01/09/2026
Declared sale price
€90,000.00
BIRR RD, ROSCREA, CO TIPPERARY
Sale date
28/08/2026
Declared sale price
€355,000.00
17 LIMERICK ROAD, ROSCREA, CO TIPPERARY
Sale date
21/08/2026
Declared sale price
€120,000.00

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: 1,500 to 3,000 euro plus VAT and outlays.
Land registration fees: 400 to 800 euro depending on the registration type and property value.
Property valuation fees: 150 to 250 euro for a mortgage or standard valuation report.
Surveyor fees: 500 to 1,200 euro depending on the depth of the structural survey required.
Annual home insurance: 350 to 800 euro depending on the level of buildings and contents cover selected.

Forum Talk

What people are saying about this area

Locals in Roscrea frequently discuss housing development and infrastructure growth around the town on community forums.
Residents often share updates regarding local amenities, schools, and transport links located within proximity to the town centre.
Discussions on social media and local groups occasionally touch upon the progress of partly completed housing estates and civil works.
Community interest remains high regarding the expansion of utility services such as Irish Water connections for new developments.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas

Young Children
The location is near Roscrea town centre with established green areas, making it generally suitable for families, though prospective buyers should verify specific local childcare and primary school capacities.
6/10
Teenagers
Proximity to the town centre offers some local access and amenities, but secondary school options and youth facilities in the immediate area should be independently verified by interested parties.
5/10
Multi-generational Living
As this is a residential development site with planning permission for houses, floor plans and suitability for multi-generational living will depend heavily on the specific house designs chosen or constructed.
4/10
Single Buyers
The property is offered as a residential development site with planning permission for multiple houses rather than an individual completed dwelling, making it less relevant for typical single home-buyers.
3/10
Couples
Given that this listing concerns a shovel-ready development site with permissions for 20 houses, it is targeted primarily at developers or investors rather than couples seeking a ready-to-move-in home.
3/10
Empty Nesters
This offering is a development land parcel rather than a completed retirement or low-maintenance property, though future completed units might appeal later.
3/10
Retirees
The site is located approximately 1km from Roscrea town centre amenities, but the property itself requires development and construction work rather than serving as an immediate retirement residence.
3/10

Work

3 areas

Remote Working
Remote working viability will depend on the broadband infrastructure installed in the finished houses, which buyers should verify.
5/10
Hybrid Commuting
Roscrea offers road and public transport connections to larger regional hubs, making hybrid commuting moderately feasible.
6/10
Retired
This listing is for a development land asset rather than a finished retirement property.
3/10

Practical

8 areas

Ageing in Place
Suitability for ageing in place will depend entirely on the accessibility features and ground-floor layouts incorporated into the finished house designs.
4/10
Low Maintenance
New build houses generally require lower initial maintenance than older properties, though common areas and roads within the partly developed estate will require management.
5/10
Secure Gated Entry
There is no indication in the listing details that the development features a secure gated entry system.
2/10
Minimalist Design
Design styles will depend on the architectural choices implemented for the unbuilt units within the planning permission guidelines.
5/10
Flexible Floor Plans
Developers may have some flexibility within the existing planning permission for 20 houses, but buyers should review the approved plans.
5/10
Heritage Home
This is a modern residential development site with infrastructure already partly in place rather than a period or heritage property.
1/10
Ecological Setup
Irish Water agreements are in place, and mains services including sewage, water, and storm drains are already established on site.
6/10
Outdoor areas
The development includes completed green areas and public footpaths, alongside potential private gardens for individual homes.
6/10

Interests

9 areas

Gardening
Development layouts typically include private gardens for individual houses, but buyers should check landscaping plans and soil conditions for the specific plots.
5/10
Walking
The distance of roughly 1km to Roscrea town centre makes walking to local amenities and footpaths quite feasible.
7/10
Gym
Roscrea town centre provides local fitness and leisure facilities within a short drive or moderate distance.
6/10
Cycling
The relatively flat approach into Roscrea town from The Grange makes cycling a viable transport option, subject to local traffic conditions.
6/10
Golf
County Tipperary features various regional golf courses, though buyers should verify the exact travel time to the nearest club from this site.
5/10
Fishing
The wider region offers inland angling opportunities, but prospective buyers interested in fishing should investigate nearby river and lake access points independently.
5/10
Horse Riding
Mid-country Tipperary has a strong equestrian heritage, though local stable availability near Roscrea should be verified.
5/10
Water Sports
As an inland location, water sports opportunities are limited primarily to local leisure centres or distant regional lakes.
2/10
Entertaining
Future homes built on this site could offer space for entertaining, dependent on the final architectural layouts and property sizes.
5/10

Lifestyle

5 areas

Quiet Living
Located in The Grange area around 1km from Roscrea town centre, the site offers a suburban setting that is generally peaceful, though construction activity for the remaining unbuilt houses would introduce temporary noise.
6/10
Rural Living
County Tipperary offers a scenic rural backdrop, but this specific site is an established suburban development plot close to urban amenities rather than a purely rural property.
5/10
Village Living
Being approximately 1km from Roscrea town centre provides good access to local shops, services, and community events, capturing a close-knit community feel.
7/10
Coastal Living
Roscrea is an inland town in County Tipperary with no proximity to the coast.
1/10
Urban Living
The location is conveniently situated about 1km from the heart of Roscrea, offering practical access to urban conveniences and transport links.
6/10

6 areas

Community Involvement
Proximity to Roscrea allows for integration into local community groups, clubs, and volunteer organizations.
6/10
Café Culture
Roscrea town centre offers local cafes and social spots within about 1km of the development.
6/10
Nightlife
Pubs and evening venues are available in Roscrea town centre, though options are more limited compared to larger cities.
5/10
Health/Wellness groups
Local wellness classes, sports clubs, and healthcare facilities can be accessed in the surrounding Roscrea area.
6/10
Networking Opportunities
Networking options are generally locally focused rather than tied to major corporate or tech ecosystems.
4/10
Tech-Hub Connectivity
The immediate area is not recognized as a primary tech hub, though remote connectivity can be established independently.
3/10

Listing information

Agent: REA Seamus Browne
Phone: 050 523 158
Current status: active
Published on HouseDelve: 8 November 2026
Correction: Report an issue

Property reference: HD-BFCC84HouseDelve · 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.