Galbolie, Bailieborough, Cavan
€59,000
What you'll like:
- Affordable asking price: Listed at just fifty nine thousand euros, this plot offers an unusually low initial financial entry barrier for prospective self-builders looking to manage total project costs effectively.
- Generous site size: Encompassing approximately zero point eight acres, the substantial plot provides ample space for a large footprint, expansive gardens, private parking, and excellent outdoor amenity areas.
- Full planning secured: The property comes with active full planning permission already granted, allowing the buyer to bypass the lengthy and uncertain local authority application process entirely.
- Substantial home design: Approved architectural plans provide for a large four bedroom detached family residence, catering perfectly to modern spatial requirements and growing household demands.
- Detached garage included: The sanctioned development features a practical detached garage, delivering valuable secure storage space or a potential workshop separate from the primary residential building.
- Proximity to town: Situated only about two point nine kilometers from Bailieborough, future residents will enjoy exceptionally quick access to local schools, supermarkets, and essential daily services.
- Rural lifestyle balance: The setting offers a peaceful and scenic open countryside atmosphere while remaining close enough to urban conveniences to avoid extreme isolation or long commutes.
- Reduced pre-construction delays: With the major groundwork of securing design approval completed, the buyer can focus immediately on contractor selection, finance finalization, and commencing physical construction.
- Family-oriented community: Located in County Cavan, the area is known for welcoming neighborhood communities and local sporting facilities well suited to raising children in a quiet environment.
- Manageable site clearance: An appropriately sized rural parcel typically limits dense urban obstacles, streamlining initial ground preparation, site leveling, and the installation of temporary construction utility connections.
- Direct agent availability: The listing is actively managed by a known local auctioneer with direct contact channels available, facilitating straightforward communication and prompt negotiation inquiries for serious buyers.
- Customizable interior finishes: Purchasing a bare development site means the eventual owner retains total creative control over interior layouts, kitchen specifications, heating systems, and decorative aesthetic choices.
- Potential equity creation: Successfully managing a self-build project on an affordably purchased site often generates significant market equity upon completion compared to buying existing second-hand housing stock.
- Established local demand: Properties offering approved rural housing plans in established commuter or regional hubs generally hold strong long-term resale appeal for families seeking modern energy-efficient homes.
- Clear land boundaries: The defined plot dimensions give clarity to landscaping plans and boundary fencing requirements, helping to prevent potential boundary disputes with neighboring agricultural or residential landowners.
- Garage utility potential: The approved detached garage structure could potentially be adapted in the future for specialized home office use, subject to any necessary secondary regulatory compliance checks.
- Outdoor recreation access: The surrounding Cavan countryside offers abundant natural amenities, walking trails, and lakes nearby, enhancing the lifestyle quality for outdoor enthusiasts and active families alike.
- Scalable construction timeline: Unbuilt plots allow the buyer to manage cash flow and release construction funds in stages according to mortgage lender milestones rather than paying a lump sum.
- Modern building standards: Building a brand new home ensures compliance with the latest insulation and ventilation regulations, promising superior energy efficiency and lower long term utility overhead costs.
- Clear starting point: The property provides a blank slate for enthusiastic self-builders who want to avoid the hidden structural defects and costly renovations frequently associated with older second-hand houses.
But keep in mind:
- Local needs restrictions: The sale is strictly subject to compliance with complex local needs planning requirements, meaning buyers must carefully verify if they personally qualify under county council rules.
- Unknown BER rating: Because this is an unbuilt residential site, no Building Energy Rating is currently provided, requiring the buyer to project future energy performance based on proposed specifications.
- Unbuilt property status: No physical dwelling currently exists on the land, meaning the buyer must finance and manage a complex, multi-month construction project from the ground up.
- Missing baseline metrics: Critical property details such as exact floor area measurements and specific bathroom counts are not officially detailed in the baseline listing data provided.
- Planning expiry risks: The buyer should independently investigate the exact expiration date of the current planning permission to ensure there is adequate time remaining to commence works lawfully.
- Connection costs: Bringing electricity, water, and telecommunications services to an undeveloped rural site can involve substantial hidden connection fees payable to various utility providers.
- Wastewater treatment needs: A private septic tank or wastewater treatment system will likely need to be installed, which requires percolation testing and specialized local authority environmental approval.
- Construction inflation exposure: Building material and labor costs fluctuate unpredictably, meaning the final total construction expenditure could significantly exceed initial budget projections for the self-build.
- Restricted mortgage availability: Traditional residential mortgage lenders often have stricter lending criteria, higher deposit requirements, and staged drawdown rules for vacant land purchases and self-build projects.
- Potential planning conditions: The existing planning permission may contain strict financial, architectural, or infrastructural conditions imposed by the council that could increase initial site development expenses.
- Site access limitations: Heavy construction traffic entering a rural plot via local roads may require temporary entrance upgrades or council permits to prevent damage to public verges.
- Soil condition uncertainties: Subsurface ground conditions are unverified, meaning unexpected rock formations or high water tables could drive up foundation excavation and concrete pouring costs.
- Lack of immediate occupancy: Buyers cannot move into the property immediately and must secure alternative rental or living arrangements throughout the entire construction duration.
- Project management burden: Overseeing contractors, sub-contractors, material deliveries, and regulatory compliance demands significant personal time, construction knowledge, and administrative oversight from the buyer.
- Boundary demarcation checks: Buyers must verify all legal mapping and folio boundaries with a qualified surveyor to ensure fences match official land registry records before purchasing.
- Rural maintenance duties: Owning a larger rural site involves ongoing responsibilities for boundary hedge-cutting, weed control, and general land management prior to and during construction works.
- Surface water drainage: Proper drainage solutions must be engineered into the site plans to prevent seasonal surface water accumulation or pooling around the foundation of the new home.
- Third-party planning appeals: If previous planning files were contentious, or if minor amendments are required, the risk of third-party appeals could introduce costly delays to the construction timeline.
- Contingency fund necessity: Unforeseen structural, regulatory, or engineering challenges during a rural build necessitate holding a robust financial contingency fund separate from the purchase price.
- Professional fee overheads: Engaging architects, structural engineers, surveyors, and project managers will add considerable professional fee expenses to the overall capital outlay required to finish the home.
Price positioning
?
- The asking price appears attractively positioned for a rural site, primarily because securing planning permission already reduces initial regulatory uncertainty and development friction for prospective self-builders looking in this specific locality.
- Valuation signals indicate a favorable entry cost for the land itself, although buyers must factor in significant construction outlay, professional fees, and infrastructure connection expenses typical of greenfield rural residential building projects.
- A supportive factor for this price point is the established full planning permission for a substantial family home, whereas potential restrictions regarding local planning compliance clauses could significantly undermine the broad market appeal.
- Additional considerations include the advantageous proximity to nearby town amenities combined with a generous plot size, making the overall investment profile quite balanced for qualified applicants satisfying rural housing criteria.
Build Analysis
What we know from similar construction types
- The property is offered as a c. 0.8 acre site with full planning permission for a substantial four-bedroom detached home and detached garage.
- A buyer should verify the specific conditions attached to the planning permission, including expiration dates and architectural constraints.
- The listing notes the sale is subject to compliance with local needs planning requirements, which a buyer must investigate to ensure they qualify.
- Site development costs such as connecting to local utilities, installing a wastewater treatment system, and access preparation should be thoroughly investigated.
Heating cost*
Estimated expense to heat this property every year
- Annual heating cost cannot be reliably estimated at this stage as the property is currently an undeveloped site with planning permission for a future build.
- The future heating cost will entirely depend on the chosen construction methods, insulation levels, floor area, and heating system installed once the house is built.
Pollution Safe
9/10Environmental situation to investigate
- The site is situated in a predominantly agricultural and rural area with no major industrial facilities, incinerators, or active landfills immediately adjacent.
- Any historical land use in the immediate rural surroundings is primarily agricultural, though standard environmental due diligence is recommended to verify local soil conditions.
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 Bailieborough area
22 FOUNTAIN VIEW, NEW ROAD, BAILIEBOROUGH
- Sale date
- Declared sale price
- €135,000.00
CARNALYNCH, BAILIEBOROUGH, CAVAN
- Sale date
- Declared sale price
- €500,000.00
10 FOUNTAIN VIEW, NEW ROAD, BAILIEBOROUGH
- Sale date
- Declared sale price
- €180,000.00
TATTYREAGH, BAILIEBOROUGH, CO CAVAN
- Sale date
- Declared sale price
- €67,700.00
DRUMAMUCK, BAILIEBOROUGH, CAVAN
- Sale date
- Declared sale price
- €260,000.00
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: €590 (calculated at 1% for residential property under €1,000,000, assuming standard residential purchase rules apply, though buyers should verify with their solicitor)
- Solicitor legal fees: €1,500 to €3,000 plus VAT and outlays
- Land registration fees: €175 to €700 depending on the registration type and mapping requirements
- Property valuation fees: €150 to €300
- Surveyor fees: €500 to €1,200 depending on the level of inspection detail
- Annual home insurance: €350 to €700 depending on the eventual build specification and coverage
Forum Talk
What people are saying about this area
- Locals in the Bailieborough area frequently discuss rural housing developments and the requirement to comply with local needs planning criteria.
- Community discussions often highlight the convenience of living just a short drive from Bailieborough town while enjoying a peaceful countryside setting.
- Residents frequently share updates on local road maintenance and infrastructural improvements around the rural approach roads.
- Prospective self-builders in County Cavan often exchange advice on navigating the planning permission and connection processes for rural utilities.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The c. 0.8 acre site provides ample outdoor space for young children to play safely in a quiet rural setting, while being just a few minutes from Bailieborough for local schools.
- Teenagers7/10
The approved plans for a substantial four-bedroom home offer plenty of space for teenagers, though the rural location means they will rely on transport for social activities.
- Multi-generational Living7/10
With a blank canvas and full planning permission for a large detached home and garage, buyers have the opportunity to design a layout suitable for multi-generational living.
- Single Buyers3/10
As this is a self-build opportunity on a 0.8-acre site with full planning permission for a large four-bedroom home, it is generally better suited to families or those looking to construct a substantial property rather than single buyers.
- Couples6/10
Couples looking to build their dream home will appreciate the approved plans for a sizeable property, though the scale might exceed the needs of those without children.
- Empty Nesters5/10
The approved plans are for a substantial four-bedroom home, which may be larger than empty nesters require, though the peaceful rural setting is attractive.
- Retirees5/10
While the rural setting offers peace and quiet, building a new home from scratch and managing a construction project may not suit all retirees looking for a low-maintenance property.
Work
3 areas- Remote Working7/10
Building a new home allows for a dedicated home office space, though broadband connectivity at this rural location should be verified by the buyer.
- Hybrid Commuting5/10
The rural location means commuting to major employment hubs will require careful consideration of travel times and road networks.
- Retired6/10
The peaceful setting suits retirement if undertaking a self-build project aligns with your lifestyle goals.
Practical
8 areas- Ageing in Place5/10
While a custom-built home can be designed with accessibility in mind, the rural location means reliance on driving for essential services as one ages.
- Low Maintenance4/10
A c. 0.8 acre site and a newly constructed large detached home will require ongoing garden and property upkeep.
- Secure Gated Entry5/10
Buyers have the opportunity to install secure gates and fencing as part of the self-build project.
- Minimalist Design6/10
The approved plans are for a substantial traditional family home, though interior finishes can be tailored to a minimalist aesthetic.
- Flexible Floor Plans8/10
Because the property is offered as a site with planning permission, buyers can influence the final layout during the construction phase.
- Heritage Home1/10
This is a modern greenfield development opportunity with full planning permission rather than an existing heritage property.
- Ecological Setup6/10
A new build offers the chance to integrate modern energy-efficient technologies, though specific green features depend on the buyer's build choices.
- Outdoor areas10/10
The c. 0.8 acre site provides extensive outdoor space, complemented by approved plans that include a detached garage.
Interests
9 areas- Gardening10/10
A generous c. 0.8 acre site provides endless potential for passionate gardeners to design and cultivate extensive outdoor grounds.
- Walking7/10
The surrounding rural roads offer scenic environments for walking, though dedicated footpaths into town may be limited.
- Gym4/10
Formal gym facilities will require a short drive into Bailieborough or nearby towns, though the detached garage in the plans could house a home gym.
- Cycling7/10
The quiet country roads around Galbolie are suitable for cycling enthusiasts, though local traffic conditions should be verified.
- Golf5/10
Access to golf facilities will depend on nearby regional courses, requiring travel from this rural location.
- Fishing6/10
County Cavan is renowned for its lakes and angling opportunities, which should be investigated locally for proximity.
- Horse Riding7/10
The spacious site and rural surroundings offer potential for equestrian interests, subject to local stable availability and road suitability.
- Water Sports3/10
While Cavan has various lakes, dedicated water sports facilities are limited and generally require travel to specialized centers.
- Entertaining8/10
The approved plans for a substantial four-bedroom home and detached garage provide a fantastic footprint for hosting family and friends.
Lifestyle
5 areas- Quiet Living10/10
Located in an open rural setting at Galbolie, the property offers a peaceful environment away from major urban hustle.
- Rural Living10/10
This is a classic rural site spanning c. 0.8 acres, surrounded by open countryside while remaining close to local conveniences.
- Village Living8/10
Bailieborough is only c. 2.9km away, providing easy access to local shops, schools, and everyday town amenities.
- Coastal Living1/10
The property is located inland in County Cavan, far from any coastal areas.
- Urban Living3/10
The setting is distinctly rural, with the nearest town being Bailieborough rather than a major urban centre.
Social
6 areas- Community Involvement7/10
Proximity to Bailieborough ensures that residents can easily engage with local community groups, sports clubs, and events.
- Café Culture5/10
Local café options will be found in nearby Bailieborough, offering a modest selection rather than a bustling urban café scene.
- Nightlife3/10
Nightlife is limited in this rural area, with residents heading into Bailieborough or larger towns for evening entertainment.
- Health/Wellness groups5/10
Local wellness classes and groups can be accessed within the nearby town of Bailieborough.
- Networking Opportunities3/10
The rural setting is not tailored for professional networking, which is better pursued in larger commercial hubs.
- Tech-Hub Connectivity3/10
Tech hubs are distant from this location, making reliance on high-speed internet essential for any remote tech work.
Listing information
- Agent
- Keenan Auctioneers
- Phone
- 042 966 7224
- Published on HouseDelve
- 30 September 2026
- Correction
- Report an issue
HD-F2FE1CHouseDelve · 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.