Drumderg, Drumshanbo, Co. Leitrim
€45,000
4 Bed~4 Bath~275 m²
What you'll like:
- Full planning permission: Active planning permission under reference P.24/60142 was granted recently, which significantly reduces the administrative risk and allows you to commence construction much sooner.
- Substantial site acreage: The property spans approximately 2.35 acres, providing you with immense outdoor space, privacy, and extensive room for landscaping or hobby farming.
- Generous floor area: The approved two-storey design offers approximately 275 square meters of living space, ensuring ample room for a growing family to live comfortably.
- Four bedrooms layout: The well-planned layout includes four well-proportioned bedrooms, making it ideal for larger families or accommodating guests and home office needs.
- Four bathrooms included: With four bathrooms planned, morning bottlenecks will be eliminated, offering ultimate convenience and privacy for every member of the household.
- Separate domestic garage: A permitted detached garage gives you secure parking, valuable additional storage space, or a dedicated workshop for various projects.
- Proximity to town: Located just 1.5 kilometers from Drumshanbo town centre, you can easily access local shops, schools, and social amenities within minutes.
- Waterside lifestyle appeal: Being situated near the Shannon-Erne Waterway grants you immediate access to scenic walks, boating, and various popular recreational water activities.
- Peaceful countryside setting: The rural location delivers a tranquil environment away from urban noise, offering a serene backdrop for your daily residential life.
- Defined folio boundaries: The land is clearly registered under Folio LM15194F, providing a solid legal foundation and straightforward title transfer during your purchase.
- Modern wastewater provision: The inclusion of a permitted wastewater treatment system ensures compliance with current environmental standards and proper sanitation management.
- New site entrance: A newly approved site entrance facilitates safe and legal vehicular access directly from the local road network onto your property.
- Balanced floor division: The accommodation is split sensibly with about 143 square meters downstairs and 132 upstairs, optimizing daily family flow and zoning.
- Master suite features: The master bedroom includes a dedicated walk-in wardrobe and ensuite, creating a private luxury retreat for the homeowners.
- Dedicated home office: A designated office space on the first floor supports remote working trends and provides a quiet environment for professional tasks.
- Practical utility areas: The inclusion of a pantry, utility room, and boot room helps keep the main living spaces tidy and organized.
- Ground floor flexibility: The downstairs bedroom or playroom offers adaptable space that can easily cater to elderly relatives or younger children.
- Fresh construction opportunity: Building from scratch lets you select your own finishes, energy systems, and interior design to match your personal tastes.
- Competitive entry price: With an asking price of €45,000, the land represents an accessible financial entry point for self-builders in the region.
- Established local agent: The listing is managed by a known regional agency, which can help facilitate smoother communications and document handovers.
But keep in mind:
- Planning conditions compliance: You must carefully review all conditions attached to reference P.24/60142, as failing to meet specific local authority requirements could halt your build.
- Construction cost inflation: Building a 275 square meter home from scratch involves substantial financial outlay, and you should budget carefully for potential material price spikes.
- Wastewater installation expense: Installing a compliant treatment system requires specialized engineering works, which can add unexpected costs to your initial site preparation budget.
- Five year validity limit: Planning permission expires after five years, meaning you must complete substantial works promptly to avoid the need for a fresh application.
- Potential connection fees: Bringing electricity, water, and telecom utilities to a rural site can involve significant connection charges from relevant utility providers.
- Site topography unknown: You should investigate the ground conditions and soil drainage thoroughly, as poor topography could increase excavation and foundation expenses.
- Local occupancy restrictions: Leitrim planning authorities sometimes enforce local housing need rules, so verify whether any residency clauses apply to this specific permission.
- Fencing and boundary costs: You will likely need to invest in securing the extensive 2.35-acre perimeter with proper fencing or hedges for livestock or pets.
- Lack of existing structure: Because this is an undeveloped site, you cannot live on the property during construction, requiring temporary accommodation arrangements nearby.
- Road access standards: Verify if the local council requires any specific road widening or sightline improvements at the new entrance before construction starts.
- Surface water management: A comprehensive drainage plan must be implemented to prevent runoff issues across the large sloping or flat site areas.
- Lack of BER rating: Since the dwelling is yet to be built, you will need to work closely with your architect to ensure the final design achieves a high energy rating.
- Financing complexities: Securing a self-build mortgage can involve staged disbursements and rigorous bureaucratic checks compared to purchasing an existing second-hand home.
- Professional fees requirement: You must budget for architects, engineers, and project managers to oversee the build and certify compliance with local building regulations.
- County council development levies: Local authorities typically charge development contributions per square meter, which can represent a sizeable extra fee prior to commencement.
- Weather dependency: Irish weather conditions can cause seasonal delays during the crucial foundation and roofing phases of your construction project.
- Contractor availability: Securing reliable local builders and tradespeople in rural areas can sometimes prove challenging given high demand in the construction sector.
- Foul drainage percolation: The permitted wastewater system relies on adequate soil percolation test results, which you should independently verify before finalizing purchases.
- Future maintenance responsibilities: Owning 2.35 acres means ongoing groundskeeping obligations, such as grass cutting and boundary upkeep, which demand regular time and effort.
- Resale market liquidity: Custom self-builds tailored to very specific personal tastes can sometimes take longer to sell if you ever decide to relocate in the future.
Price positioning
?
- The asking price appears significantly undervalued because it represents a raw site purchase rather than a finished dwelling, requiring substantial capital expenditure to construct the permitted large two-storey family home and garage.
- Valuation signals are heavily influenced by the inclusion of full planning permission and a generous acreage, offsetting the future financial and logistical burdens of managing a major rural construction project from scratch.
- Market support for this price level stems from strong demand for custom building opportunities near popular waterside towns, while factors such as rising material costs and construction delays could undermine the overall project viability.
- Additional considerations include compliance with local planning conditions and environmental standards for wastewater treatment, which will dictate the final total investment needed to bring this property to habitable standard.
Build Analysis
What we know from similar construction types
- The property is offered as a site with full planning permission (Reference P.24/60142) for a two-storey family home of approximately 275 m2 and a separate garage, meaning a buyer will need to finance and manage the entire construction process.
- A buyer should verify all conditions attached to the planning permission, including any local needs clauses, development contributions, or restrictions that might apply.
- The listing indicates the inclusion of a permitted wastewater treatment system in accordance with the current EPA Code of Practice; soil percolation tests and suitability reports should be thoroughly reviewed.
- As construction has not yet begun, a buyer must factor in connection costs for essential utilities such as electricity and water, alongside managing contractor quotes and building regulations compliance.
Heating cost*
Estimated expense to heat this property every year
- Heating cost is not applicable at this stage as the property is a site with planning permission for a 4-bedroom home rather than a completed structure.
- Once constructed, heating costs for a 275 m² newly built home will depend heavily on the final BER rating, insulation standards, and heating system installed, but can be estimated broadly at €1,500 to €2,500 annually.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
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 Drumshanbo area
CONVENT AVE, DRUMSHANBO, LEITRIM
- Sale date
- Declared sale price
- €110,000.00
DRISTERNAUN, DRUMSHANBO, LEITRIM
- Sale date
- Declared sale price
- €350,000.00
2 CONGRESS TERRACE, CARRICK RD, DRUMSHANBO
- Sale date
- Declared sale price
- €210,000.00
4 COIS CUAN, DRUMSHANBO, CO LEITRIM
- Sale date
- Declared sale price
- €384,000.00
21 HILLCREST GROVE, DRUMSHANBO, LEITRIM
- Sale date
- Declared sale price
- €280,000.00
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
- Stamp duty: Approximately €450 based on 1% of the asking price for land/site purchase.
- Solicitor legal fees: Estimated between €1,500 and €3,000 plus VAT and outlays for conveyancing.
- Land registration fees: Approximately €40 to €170 depending on the registration type.
- Property valuation fees: Around €150 to €300 if required for mortgage purposes.
- Surveyor fees: Estimated between €500 and €1,000 depending on the scope of site and construction consultancy.
- Annual home insurance: Not applicable currently as the property is a site with planning permission, but future home insurance will depend on the final build and typically ranges from €400 to €800 per year.
Forum Talk
What people are saying about this area
- Locals in Drumshanbo frequently discuss community-led rural development and tourism initiatives along the Shannon-Erne Waterway.
- Residents often highlight the scenic appeal and peaceful nature of living just outside the main town centre.
- Community forums occasionally touch upon rural housing planning guidelines and wastewater treatment compliance in Co. Leitrim.
- Traffic and local infrastructure improvements are standard topics of interest among homeowners in the wider Drumshanbo area.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
The property offers a substantial four-bedroom layout with a ground-floor bedroom or playroom, making it exceptionally well-suited for families with young children needing space to grow and play.
- Teenagers8/10
With four bedrooms and 275 square meters of floor space, teenagers will appreciate having their own rooms and additional living areas such as the separate sitting room and office space.
- Multi-generational Living7/10
The large footprint and planned two-storey layout provide generous accommodation, though buyers should verify if the internal layout can be easily adapted for true multi-generational privacy.
- Single Buyers3/10
A 275 square meter home with full planning permission on a 2.35-acre site is likely too large and maintenance-heavy for a single buyer unless they specifically plan a large family home.
- Couples5/10
While couples may enjoy the generous space and peaceful setting, managing a large self-build project and a 2.35-acre plot might exceed the needs of a couple without children.
- Empty Nesters4/10
The extensive floor area and large rural site offer a peaceful retreat, but the scale of the property and ongoing maintenance may be excessive for empty nesters looking to downsize.
- Retirees4/10
While the peaceful countryside setting appeals to retirees, the large two-storey design and extensive grounds require significant upkeep, and buyers should consider future accessibility needs.
Work
3 areas- Remote Working9/10
The inclusion of a dedicated first-floor office in the planned layout makes this property ideal for remote working and home-based professionals.
- Hybrid Commuting5/10
The rural location in County Leitrim means hybrid commuting to major employment hubs will involve significant travel time, which should be carefully considered.
- Retired7/10
The quiet surroundings and proximity to town amenities suit retirement, provided the buyers are comfortable managing a large self-build or rural property.
Practical
8 areas- Ageing in Place6/10
While the ground floor includes a bedroom and toilet, the two-storey design and rural location mean buyers should verify future accessibility and transport needs.
- Low Maintenance3/10
A 2.35-acre site, a 275 square meter new build, and a private wastewater treatment system require ongoing active maintenance and management.
- Secure Gated Entry4/10
Planning permission includes a new site entrance, but security gates are not explicitly detailed, leaving this up to the buyer to install.
- Minimalist Design4/10
The approved two-storey family home features a traditional substantial layout rather than a minimalist architectural style.
- Flexible Floor Plans8/10
The generous 275 square meter layout includes a ground-floor bedroom or playroom and an upstairs office, offering good flexibility for modern living.
- Heritage Home1/10
This is a modern site with fresh planning permission for a brand new construction rather than an existing heritage property.
- Ecological Setup8/10
The property includes a permitted wastewater treatment system in accordance with the current EPA Code of Practice and plenty of land for eco-friendly initiatives.
- Outdoor areas10/10
Featuring an expansive 0.95-hectare (2.35-acre) site, there is an abundance of outdoor space surrounding the proposed dwelling and garage.
Interests
9 areas- Gardening10/10
The expansive 0.95-hectare (approximately 2.35-acre) site provides limitless potential for extensive landscaping, vegetable gardens, and outdoor horticultural projects.
- Walking8/10
The scenic rural surroundings and proximity to the Shannon-Erne Waterway offer wonderful opportunities for walking and exploring nature.
- Gym3/10
There are no dedicated fitness facilities directly on-site, though the large home allows ample room to install a private home gym.
- Cycling7/10
The quiet country roads surrounding the property provide good routes for cycling enthusiasts, though local traffic conditions should be verified.
- Golf5/10
The rural location offers a peaceful base, but buyers should investigate the proximity and accessibility of nearby golf courses.
- Fishing9/10
Being located near the Shannon-Erne Waterway and Drumshanbo makes this an exceptional location for fishing and angling enthusiasts.
- Horse Riding8/10
The generous 2.35-acre site and rural environment offer potential space for equestrian facilities, subject to local conditions and planning.
- Water Sports8/10
Proximity to the Shannon-Erne Waterway provides great access for boating, kayaking, and various other water-based activities.
- Entertaining9/10
With an expansive open-plan kitchen, dining, and living area, a separate sitting room, and vast outdoor space, the property is designed well for hosting guests.
Lifestyle
5 areas- Quiet Living10/10
Situated in a peaceful countryside setting approximately 1.5 km from Drumshanbo, the property offers an exceptionally quiet and tranquil living environment.
- Rural Living10/10
Set on a substantial 2.35-acre site in County Leitrim, this property delivers a quintessential rural lifestyle experience with plenty of open space.
- Village Living7/10
Located just 1.5 km from Drumshanbo town centre, residents can easily access local shops, cafés, and amenities while enjoying the benefits of a countryside location.
- Coastal Living1/10
The location is inland in County Leitrim, offering no proximity to coastal areas or marine environments.
- Urban Living2/10
This is distinctly a rural, countryside setting rather than an urban environment, far removed from city centres and urban infrastructure.
Social
6 areas- Community Involvement7/10
Being close to Drumshanbo allows residents to engage easily with local community groups, clubs, and town events.
- Café Culture6/10
Drumshanbo town centre provides local cafes and pubs to enjoy, though the choice is more limited compared to larger urban centers.
- Nightlife3/10
Nightlife options are modest, consisting mainly of local town pubs rather than extensive clubs or late-night entertainment venues.
- Health/Wellness groups6/10
Local amenities in the area support community health and wellness activities, though specialized groups should be verified locally.
- Networking Opportunities3/10
Professional networking opportunities are limited in this rural setting, making the home office essential for remote professionals.
- Tech-Hub Connectivity3/10
The rural location lacks proximity to major tech hubs, meaning internet speed and broadband availability should be thoroughly verified by the buyer.
Listing information
- Agent
- Gordon Hughes Estate Agents
- Phone
- 071 964 5555
- Published on HouseDelve
- 17 September 2026
- Correction
- Report an issue
HD-84BEB7HouseDelve · Republic of Ireland* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.