Drumakill, Castleblayney, Monaghan
€70,000
What you'll like:
- Attractive asking price: Priced at €70,000, this spacious plot offers an affordable entry point for self-builders looking to construct a custom rural home without overextending their initial capital.
- Full planning permission: The site includes active full planning permission valid until June 2031, allowing the buyer to bypass the lengthy and uncertain local authority application process completely.
- Substantial build scale: Approved plans feature a generous two-storey dwelling spanning approximately 2567 square feet, providing ample room for a growing family and versatile modern living arrangements.
- Detached garage included: The existing grant of planning covers a convenient single-storey detached garage, offering valuable secure storage or a dedicated workshop space right from day one.
- Generous plot size: Spanning approximately 1.2 acres, the substantial land parcel provides excellent outdoor space for extensive gardens, landscaping, or potential recreational zones around your future home.
- Scenic countryside views: Elevated positioning affords magnificent panoramic views of the surrounding rural landscape, creating an idyllic and picturesque backdrop for everyday residential living.
- Desirable rural setting: Situated in a sought-after and peaceful location surrounded by other high-quality dwellings, ensuring a pleasant neighborhood character and long-term property desirability.
- Good road frontage: Direct access onto the local road network simplifies future construction logistics, driveway installation, and ensures safe, convenient vehicular entry and exit.
- Utilities nearby: Essential services such as water and electricity are noted as adjoining the site, which can significantly streamline connection timelines and reduce initial infrastructure setup costs.
- Proximity to town: Located just six kilometers from Castleblayney, residents will enjoy quick access to local shops, dining, churches, and community facilities within a short drive.
- Educational access: The nearby town offers local schools and childcare facilities, making this an extremely practical location for families with children or those planning for the future.
- Stable asking price: Recorded listing data shows the asking price has remained stable at €70,000 without increases, suggesting a straightforward seller and a predictable negotiation environment.
- Custom build opportunity: Buying a permitted site lets you oversee construction directly, ensuring high insulation standards and personalized finishes tailored precisely to your personal lifestyle preferences.
- Reduced development risk: Having an approved file number and existing final grant removes major planning rejection uncertainties, giving immediate clarity on what architectural style is permitted.
- Established local demand: The popularity of surrounding residential dwellings indicates strong regional demand, which typically supports robust long-term capital appreciation upon successful completion.
- Outdoor lifestyle potential: The 1.2-acre footprint easily accommodates polytunnels, keeping small pets, or creating a substantial vegetable garden for buyers seeking self-sufficiency.
- Privacy and seclusion: Set in the countryside away from high-density housing estates, the plot offers superior personal privacy and tranquility for homeowners seeking an escape.
- Clear development scope: The detailed square footage and garage specification provide clear parameters for builder tendering, helping you obtain accurate and competitive construction quotes early.
- Direct agent contact: The listing provides clear contact details for the sole selling agents, facilitating straightforward communication and prompt arrangement of site viewings.
- Strategic regional location: Positioned in County Monaghan, the property offers a peaceful rural lifestyle while maintaining accessible connectivity to regional commuter routes and hubs.
But keep in mind:
- Unspecified BER rating: Energy ratings are not provided for the future build, meaning buyers must carefully budget for high-specification insulation and modern heating systems to achieve efficiency.
- Unknown soil conditions: Subsurface ground conditions are unverified, so buyers should commission a thorough site investigation and percolation test prior to finalizing any purchase contract.
- Wastewater treatment required: Because the rural location lacks mains sewerage, you will need to install a private effluent treatment system, adding significant setup and ongoing maintenance expenses.
- Connection fee uncertainties: While utilities adjoin the site, actual connection charges for water and electricity can vary widely and must be verified directly with utility providers.
- Construction cost inflation: Building a custom 2567-square-foot home involves substantial capital outlay, and buyers must account for potential material price volatility during the construction phase.
- Planning compliance burdens: The buyer must strictly adhere to all conditions attached to the local authority planning grant, requiring careful review of the planning file by a qualified architect.
- Enabling works expense: Access roads, site clearance, and boundary fencing will require upfront investment before house construction can officially commence on the raw land.
- Rural dependency on cars: The six-kilometer distance to Castleblayney means residents will rely entirely on private vehicles for daily errands, school runs, and social activities.
- Local occupancy restrictions: County Monaghan planning policies frequently impose local needs clauses, so buyers must verify whether they legally qualify to fulfill the planning permission criteria.
- Lack of immediate amenities: Walking to local shops or schools is impractical given the rural distance, limiting convenience for older residents or teenagers without transport.
- Timeline management risks: Managing a self-build project requires significant time, project management skill, and patience to handle contractors, weather delays, and unexpected site issues.
- Financing complexities: Securing a self-build mortgage often involves staged loan disbursements tied to independent surveyor inspections, which requires careful financial structuring.
- Future development changes: Buyers should verify that neighboring agricultural activities or future rural zonings will not interfere with the peaceful enjoyment of the panoramic views.
- Boundary verification needed: Legal boundaries and exact site map dimensions must be strictly confirmed by your solicitor and a mapping professional to prevent future boundary disputes.
- Surface water drainage: Proper management of surface water run-off from the 1.2-acre plot must be engineered correctly into your build plans to prevent water pooling on lower sections.
- Potential staging costs: Storing building materials securely on a rural site before construction starts requires temporary fencing or secure container rental arrangements.
- Professional fee overheads: Constructing a bespoke home requires hiring engineers, architects, and Assigned Certifiers, which adds substantial professional service fees to your total budget.
- Limited historical context: The lack of prior sale records on this specific plot means buyers should rely heavily on independent professional valuations rather than past comps.
- Weather-dependent progress: Irish rural weather patterns can cause seasonal delays in groundwork and block-laying, extending the overall timeline required to finish the dwelling.
- Resale liquidity risks: Custom rural one-off houses can sometimes take longer to sell in the future compared to standard suburban housing developments if market conditions soften.
Price positioning
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- The asking price of seventy thousand euros appears notably conservative given that it represents a residential site accompanied by valuable full planning permission for a substantial two storey dwelling and detached garage in a desirable rural setting.
- Valuation signals are strongly influenced by the inclusion of valid planning permission extending to a large square footage, meaning a buyer saves significant time and administrative risk compared to securing greenfield approval independently.
- Such a competitive entry price could easily be supported by high underlying demand for self build opportunities, though it might be undermined by substantial construction inflation and the total capital outlay required to finish the build.
- Additional relevant factors include the generous site size of approximately one point two acres, good road frontage, and proximity to local town amenities which collectively enhance the long term residential appeal of this parcel.
Build Analysis
What we know from similar construction types
- The property is offered as a residential site extending to approximately 1.2 acres with Full Planning Permission (FPP) for a two-storey dwelling of approximately 2,567 sq ft (238.5 sqm) along with a detached single-storey garage.
- A buyer should verify the exact conditions and stipulations attached to the planning permission file number 26/60008, which is noted as valid until June 2031.
- The listing indicates that water and electricity services are adjoining the site, but a purchaser must investigate the specific connection costs, capacity, and suitability for a new build.
- Given that the offering is for a vacant site rather than an existing structure, a buyer should investigate site-specific development requirements such as wastewater treatment system suitability (e.g., percolation tests), foundation requirements, and local authority levies.
Heating cost*
Estimated expense to heat this property every year
- Annual heating cost cannot be accurately estimated at present since the property is an unbuilt site with no existing dwelling or BER rating.
- Once the planned 238.5 square metre two-storey dwelling is constructed, the heating cost will depend heavily on the chosen heating system, insulation standards, and energy efficiency rating.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a tranquil rural setting surrounded by agricultural land and residential dwellings, appearing largely free from major industrial pollution sources or active incinerators.
- Any historical or localized environmental concerns are typical of rural areas and should be independently verified during standard pre-purchase investigations.
Flood Safe
8/10Water overflow reports to follow up
- The property is located in an elevated rural setting in County Monaghan, well separated from major river corridors and known floodplains.
- Official mapping shows no recorded flood areas in the immediate vicinity of this residential site.
- Standard surface water pooling during heavy rainfall is possible in low spots, but the sloping topography helps direct excess runoff away from the planned building footprint.
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 Castleblayney area
BREE, CASTLEBLAYNEY, MONAGHAN
- Sale date
- Declared sale price
- €150,000.00
47 CRESCENT HILL, CASTLEBLAYNEY, MONAGHAN
- Sale date
- Declared sale price
- €200,000.00
CABRA, TULLYNAHINERA, CASTLEBLAYNEY
- Sale date
- Declared sale price
- €175,000.00
LATTON, CASTLEBLAYNEY, MONAGHAN
- Sale date
- Declared sale price
- €310,000.00
10 ROSEVALE, CASTLEBLAYNEY, CO. MONAGHAN
- Sale date
- Declared sale price
- €302,000.00
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: €700 — 1% of €70,000.
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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: approximately 1,500 to 3,000 euro plus VAT and outlays.
- Land registration fees: approximately 400 to 800 euro depending on the final property value.
- Property valuation fees: approximately 150 to 300 euro.
- Surveyor fees: approximately 500 to 1,200 euro depending on the depth of the inspection required.
- Annual home insurance: approximately 350 to 700 euro once construction is completed.
Forum Talk
What people are saying about this area
- Locals in the Castleblayney area frequently discuss the appeal of rural residential sites offering panoramic countryside views and convenient access to town amenities.
- Community discussions often highlight the demand for self-build opportunities with existing full planning permission in peaceful yet accessible rural pockets.
- Residents value proximity to Castleblayney for schools, retail, and childcare, while enjoying a quieter countryside lifestyle in townlands like Drumakill.
- Buyers in the wider Monaghan region often exchange advice on navigating utility connections such as water and electricity when developing rural sites.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The generous 1.2-acre site with full planning permission for a large two-storey home provides ample space for raising young children in a countryside setting, though buyers should verify local childcare availability.
- Teenagers6/10
The peaceful rural location offers plenty of space for growing teenagers, but its distance from major urban amenities means travel reliance for social activities.
- Multi-generational Living6/10
The approved plans for a substantial 2567 sq ft home offer potential for flexible family arrangements, though the exact layout should be reviewed against specific multi-generational needs.
- Single Buyers2/10
As a vacant residential site requiring a self-build project, this is generally unsuitable for single buyers seeking an immediate, move-in-ready home.
- Couples6/10
A wonderful opportunity for couples looking to design and build a custom home together, provided they are prepared for the commitment of a self-build project.
- Empty Nesters5/10
While offering a tranquil setting for retirement, the large two-storey design with a 1.2-acre plot may involve more maintenance than typical empty nesters require.
- Retirees4/10
The rural setting and self-build requirement present challenges for retirees, though the single-storey garage and single-family footprint offer potential if properly adapted for ageing in place.
Work
3 areas- Remote Working8/10
Building a custom home allows for dedicated office spaces, though buyers should verify local broadband speeds and connectivity in Drumakill.
- Hybrid Commuting5/10
Located roughly 6km from Castleblayney with regional road links, making hybrid commuting viable depending on your ultimate office destination.
- Retired8/10
An excellent project for retirees looking to construct their dream forever home in a quiet countryside environment.
Practical
8 areas- Ageing in Place5/10
While a custom build allows for accessible design integration, the two-storey structure means buyers should plan carefully for long-term mobility.
- Low Maintenance3/10
A 1.2-acre site and a newly constructed 2567 sq ft property will require significant ongoing exterior and interior upkeep.
- Secure Gated Entry6/10
Good road frontage allows for easy installation of private gates and security fencing as part of the self-build project.
- Minimalist Design7/10
The approved planning permission is for a specific two-storey dwelling layout, but interior minimalist design elements can be freely implemented.
- Flexible Floor Plans9/10
Building from scratch with full planning permission for a large footprint offers exceptional scope to tailor the interior floor plan.
- Heritage Home1/10
This is a modern greenfield development site with planning permission for a new build rather than a historic structure.
- Ecological Setup7/10
A rural site offering great potential to incorporate modern eco-friendly heating, solar, and sustainable building technologies during construction.
- Outdoor areas10/10
The approximately 1.2-acre plot provides extensive outdoor space, complemented by approved plans for a detached single-storey garage.
Interests
9 areas- Gardening10/10
An expansive 1.2-acre site provides limitless potential for extensive landscaping, vegetable patches, and custom garden design.
- Walking7/10
The surrounding rural roads offer pleasant scenic walks with panoramic views, though dedicated pedestrian pathways are limited.
- Gym2/10
There are no gyms within immediate walking distance, requiring travel into nearby Castleblayney for fitness facilities.
- Cycling7/10
Low-traffic rural roads provide a good environment for cycling enthusiasts, though undulating country terrain should be anticipated.
- Golf5/10
Buyers should investigate the proximity of regional golf courses, as local amenities are centred around Castleblayney town.
- Fishing6/10
Monaghan is known for its lakes and waterways, making this a potentially appealing location for fishing enthusiasts to investigate locally.
- Horse Riding7/10
The spacious site and rural surroundings offer suitable space and context for equestrian pursuits, subject to local stable availability.
- Water Sports3/10
Inland location limits immediate access to water sports, though nearby lakes may offer basic recreational opportunities.
- Entertaining8/10
The approved plans for a large 2567 sq ft custom home paired with a 1.2-acre plot create an ideal setting for hosting guests indoors and outdoors.
Lifestyle
5 areas- Quiet Living10/10
Located in a peaceful rural setting in Drumakill with panoramic countryside views, offering exceptional peace and quiet.
- Rural Living10/10
An authentic rural experience featuring a 1.2-acre plot with good road frontage and surrounding countryside.
- Village Living5/10
Situated approximately 6km from Castleblayney, striking a balance between rural isolation and proximity to nearby town services.
- Coastal Living1/10
The property is located inland in County Monaghan with no proximity to the coast.
- Urban Living1/10
This is strictly a rural site well outside any major urban centres or city environments.
Social
6 areas- Community Involvement6/10
Proximity to Castleblayney (6km) allows residents to engage with local community groups, churches, and associations.
- Café Culture4/10
Café options are restricted to nearby Castleblayney town rather than being immediately on the doorstep.
- Nightlife3/10
Nightlife options are minimal in the immediate rural vicinity, requiring travel into local towns for entertainment.
- Health/Wellness groups4/10
Local wellness classes and health groups will require travel into Castleblayney or surrounding service hubs.
- Networking Opportunities3/10
A rural setting with limited professional networking potential outside of commuting or digital engagement.
- Tech-Hub Connectivity3/10
Rural Monaghan lacks major physical tech hubs, meaning remote professionals will rely heavily on home internet infrastructure.
Listing information
- Agent
- DNG John O'Brien
- Phone
- 042 974 9933
- Current status
- active
- Published on HouseDelve
- 4 November 2026
- Correction
- Report an issue
HD-C4D14BHouseDelve · 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.