Photograph 1 of 3 of Gleann Mór, Carraroe, Co. Galway
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Gleann Mór, Carraroe, Co. Galway

€95,000

What you'll like:

  • Generous site size: The property extends to approximately 1.90 hectares, providing plenty of room for a substantial private home, extensive gardens, and outdoor amenities.
  • Stunning lakeside setting: Occupying a wonderful position directly on the shores of Loch an Mhuilinn, the site offers exceptional natural beauty and picturesque water views.
  • Extensive lake frontage: The land features direct frontage onto the water, enhancing the scenic appeal and offering a rare lifestyle opportunity for buyers seeking waterfront living.
  • Proximity to village: Situated just 0.8 km from the heart of Carraroe Village, future residents can enjoy a peaceful rural lifestyle while remaining exceptionally close to local conveniences.
  • Accessible local amenities: The short distance to the village ensures easy access to daily shopping, schools, and essential community services without sacrificing country tranquility.
  • Vibrant local community: Located in the heart of the Connemara Gaeltacht, the area is renowned for its strong community spirit, rich Irish language, and unique cultural heritage.
  • Scenic Connemara surroundings: The property is surrounded by the rugged, unspoilt landscape characteristic of Connemara, offering a highly desirable and authentic western Ireland backdrop.
  • Convenient road frontage: The presence of attractive road frontage ensures straightforward access to the future development site from the public road network.
  • Utilities passing site: The listing notes that mains sewerage and other essential services are passing the site, which can simplify infrastructure connections during construction.
  • Attractive entry price: With an asking price of 95,000 euros, the land presents an affordable starting point for buyers looking to build their own custom home.
  • Stable asking price: Historical tracking shows zero price fluctuations since tracking began, indicating a steady pricing strategy from the vendor with no sudden adjustments.
  • Manageable commuting distance: Galway City is located approximately 41 km to the east, making occasional travel to the major urban center reasonably achievable for work or leisure.
  • Custom build potential: Buying a site subject to planning permission allows the purchaser to design a bespoke property tailored entirely to their personal architectural preferences.
  • Clear folio reference: The land is identified under Folio GY33405F, File Plan 1B, which provides a concrete legal identifier for your solicitor to review during preliminary checks.
  • Established estate agent: The property is handled by DNG Martin O'Connor Auctioneers, providing professional representation and local market expertise for interested prospective buyers.
  • Outdoor recreation opportunities: The lakeside and coastal environment provides endless opportunities for walking, water activities, and enjoying the magnificent western Irish scenery.
  • Privacy and space: The expansive acreage provides a distinct buffer from neighbors, ensuring a high degree of privacy compared to typical suburban housing developments.
  • Strong land value: Acquiring nearly two acres in a scenic coastal region represents a tangible physical asset with enduring intrinsic value for long-term holders.
  • Tourism and heritage appeal: The wider region is celebrated for its spectacular coastal scenery, making any future completed home a wonderful base for holiday or permanent living.
  • Development upside: Successfully navigating the planning process unlocks significant potential value creation by turning raw land into a bespoke residential property.

But keep in mind:

  • Subject to planning risk: The property is offered for sale Subject to Planning Permission, meaning your purchase should ideally be contingent on successfully securing a grant of planning.
  • Local housing need restrictions: Buyers should investigate whether they meet strict local housing need criteria enforced by the local planning authority in this rural area.
  • Gaeltacht planning guidelines: Being located in the Connemara Gaeltacht may introduce specific language or cultural criteria that applicants must satisfy to build successfully.
  • Uncertain BER requirement: While building a new home will require a future BER certificate, the current raw land listing lacks a rating, which is standard for vacant sites.
  • Unknown precise boundaries: Buyers must verify the exact legal boundaries and folio maps with a qualified surveyor to ensure no discrepancies exist on the ground.
  • Potential service connection costs: Although services pass the site, connection fees and infrastructural levies charged by local utility providers can add unexpected expenses.
  • Site suitability for building: Soil conditions, rock outcrops common in Connemara, and drainage must be thoroughly tested by an engineer before finalizing the site purchase.
  • Planning permission delays: The local council planning process can be lengthy and unpredictable, requiring patience and potential redesigns to satisfy planning officers.
  • Architectural restrictions: Local planning policies may dictate the height, finish, and design style of the permitted dwelling to preserve the character of the Connemara landscape.
  • Wastewater treatment verification: Despite mains sewerage mentions, percolation tests and specialized engineering reports may still be required to satisfy environmental protection standards.
  • Access safety evaluation: The safety and sightlines of the existing road frontage access point should be assessed by a traffic engineer to meet modern council standards.
  • Distance from major hub: Living 41 km away from Galway City means regular commuters will face significant driving times and fuel costs over the course of a year.
  • Weather exposure: The exposed western coastal location can experience harsh Atlantic winds and heavy rainfall, requiring robust building materials and weatherproofing.
  • Limited public transport: Rural Carraroe has limited public transportation options, making private vehicle ownership essential for daily life and accessing employment.
  • Resale liquidity risks: Vacant land subject to planning can sometimes take longer to resell compared to finished residential properties if market conditions shift.
  • Legal title due diligence: Your solicitor must carefully check Folio GY33405F for any right-of-ways, burdens, or easements that could restrict how you use the land.
  • Potential archaeology constraints: Given the historic and cultural nature of the region, archaeological assessments might be requested by the council during the planning phase.
  • Environmental designations: Proximity to the lake and coastal zones means buyers should check for any special area of conservation or environmental protection overlays nearby.
  • Total development budget uncertainty: Purchasing land for 95,000 euros is only the first step; construction inflation and site works will push total capital outlays much higher.
  • Strict conditional contract needs: Buyers should ensure their contract includes a robust 'planning permission escape clause' so they can recover their deposit if planning is refused.

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 mildly undervalued compared with the available evidence.
  • The asking price of €95,000 for this substantial lakeside site appears slightly conservative given the generous 1.90-acre footprint and direct frontage onto Loch an Mhuilinn, reflecting a starting figure designed to attract significant early interest from eager buyers.
  • Valuation signals are heavily shaped by the condition that the property is sold subject to planning permission, meaning buyers must navigate local housing need criteria and Gaeltacht restrictions, which naturally caps the pool of eligible purchasers and restrains the initial valuation.
  • This price point could be strongly supported by the presence of mains services passing the site and its exceptionally close proximity to Carraroe Village, though strict planning regulations or local residency clauses could severely undermine development feasibility and long-term value.
  • While wider area transaction data shows varying land and residential values across Carraroe, this uncompromised asking price represents a measured entry point for a scenic rural site requiring careful navigation of local authority planning guidelines before realization.

Build Analysis

What we know from similar construction types

  • The property is offered as a vacant lakeside site extending to approximately 0.77 hectares (1.90 acres) rather than an existing physical building.
  • The listing indicates the sale is subject to planning permission (SPP), meaning a buyer must investigate their eligibility under local planning guidelines, including local housing need and Gaeltacht housing requirements specific to the area.
  • While the description states that mains services are passing the site, a prospective purchaser should independently verify the capacity, connection costs, and exact location of all necessary utilities.
  • Given the lakeside position directly on the shores of Loch an Mhuilinn, a buyer should investigate potential environmental designations, flood risks, and any restrictions associated with developing near a protected or sensitive aquatic habitat.

Heating cost*

Estimated expense to heat this property every year

  • Heating cost: 0 euro.
  • Explanation: The property is a vacant lakeside site being sold subject to planning permission and does not currently contain any habitable structures requiring heating.

Pollution Safe

9/10

Environmental situation to investigate

  • The site is located in a scenic rural Connemara setting, appearing well removed from major heavy industrial zones, large-scale incinerators, or prominent modern landfills.
  • Any potential legacy waste or local environmental concerns are minimal, though buyers should verify local soil conditions and services passing the site.

Flood Safe

7/10

Water overflow reports to follow up

  • The property features extensive frontage directly onto Loch an Mhuilinn, which introduces a waterside setting that warrants a careful review of potential lake-level fluctuations during periods of heavy rainfall.
  • While general topographical flood risks appear moderate in this rural area, prospective purchasers should carry out site-specific flood risk assessments given the proximity to the lake.

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 Carraroe area

  • 5 CUL NA GAOITHE, CARRAROE, CO GALWAY

    Sale date
    Declared sale price
    €328,000.00
  • BOHERBEE, CARRAROE, CO GALWAY

    Sale date
    Declared sale price
    €405,000.00
  • 17 CULLANE, CARRAROE, GALWAY

    Sale date
    Declared sale price
    €155,000.00
  • CULLANE, CARRAROE, GALWAY

    Sale date
    Declared sale price
    €380,000.00
  • TISHMAINE, CARRAROE, CO GALWAY

    Sale date
    Declared sale price
    €125,000.00

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: €950 — 1% of €95,000.
    ?
    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: 1,500 to 3,500 euro depending on complexity and conveyancing requirements.
  • Land registration fees: 400 to 800 euro for land registry and folio mapping disbursements.
  • Property valuation fees: 150 to 300 euro for a standard mortgage or independent valuation report.
  • Surveyor fees: 500 to 1,200 euro for a comprehensive site boundary and topographical survey, essential for a land purchase.
  • Annual home insurance: Not applicable as this is a vacant site offering land only without an existing structure.

Forum Talk

What people are saying about this area

  • Locals in Carraroe frequently discuss the strong sense of community and the vibrant culture of the Connemara Gaeltacht.
  • Discussions in regional forums often highlight the scenic appeal and popularity of lakeside living in the surrounding Connemara landscape.
  • Residents note that proximity to Carraroe village provides convenient access to local shops, schools, and essential daily services.
  • Community conversations often touch on planning permission guidelines and local housing need requirements applicable in rural Gaeltacht areas.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The generous 1.90-acre lakeside site offers plenty of outdoor space for young children to play in a natural environment, though buyers should verify local safety measures near the water and note that a home must be built first.

    6/10
  • Teenagers

    While the spacious plot provides room for independence, the rural Connemara location means teenagers will likely rely heavily on parents for transport to social activities, schools, and urban amenities.

    5/10
  • Multi-generational Living

    The large site size offers potential, subject to planning permission, to design a property layout that could accommodate multi-generational living arrangements, provided local housing needs are met.

    6/10
  • Single Buyers

    As this is a vacant site offered subject to planning permission and likely tied to local housing need requirements in the Gaeltacht, it may present significant hurdles for independent single buyers.

    4/10
  • Couples

    An appealing opportunity for couples looking to design and build their own bespoke lakeside home, though the process requires navigating planning permissions and construction.

    6/10
  • Empty Nesters

    The tranquil lakeside setting and proximity to Carraroe Village make it attractive for empty nesters wanting a scenic retirement project, assuming they manage the build process.

    7/10
  • Retirees

    The peaceful environment and closeness to village amenities are great for retirement, but retirees must consider the ongoing maintenance of a large 1.90-acre plot and a self-build project.

    6/10

Work

3 areas
  • Remote Working

    A custom-built home could easily incorporate a dedicated home office with peaceful views, though buyers should verify local broadband speeds and infrastructure.

    7/10
  • Hybrid Commuting

    With Galway City located approximately 41 km away, regular commuting for hybrid work would involve significant driving time.

    3/10
  • Retired

    An ideal location for retirees looking to build a custom, manageable home in a quiet, culturally rich, and scenic rural community.

    8/10

Practical

8 areas
  • Ageing in Place

    A custom-built single-story home could be designed specifically for accessibility and long-term living, though proximity to medical facilities should be verified.

    7/10
  • Low Maintenance

    Managing a 1.90-acre lakeside plot requires ongoing grounds upkeep, and building a new property involves significant initial maintenance coordination.

    3/10
  • Secure Gated Entry

    As a vacant site, security infrastructure depends entirely on what the future buyer chooses to install during the development process.

    5/10
  • Minimalist Design

    Building from scratch allows a buyer absolute freedom to execute a clean, modern, and minimalist architectural design, subject to local planning guidelines.

    8/10
  • Flexible Floor Plans

    As an unbuilt site offered subject to planning permission, the buyer has complete autonomy to design a floor plan tailored precisely to their needs.

    10/10
  • Heritage Home

    This is a vacant land offering rather than an existing historical or period structure.

    1/10
  • Ecological Setup

    The generous plot size and natural lakeside environment provide an excellent foundation for eco-friendly building practices, solar integration, and sustainable living.

    8/10
  • Outdoor areas

    Features an exceptional 1.90-acre plot with extensive direct frontage onto Loch an Mhuilinn, offering unmatched natural outdoor space.

    10/10

Interests

9 areas
  • Gardening

    The extensive 0.77-hectare (1.90-acre) plot provides a vast canvas for landscaping, outdoor planting, and gardening projects tailored to a custom-built home.

    8/10
  • Walking

    Surrounded by the rugged, scenic landscape of Connemara and positioned by the water, the location offers wonderful opportunities for scenic walks right from the doorstep.

    9/10
  • Gym

    There are no commercial gym facilities directly on-site or in the immediate rural vicinity, requiring a setup at home or travel to larger towns.

    2/10
  • Cycling

    The scenic local roads through the Connemara Gaeltacht offer picturesque cycling routes, though rural traffic conditions and weather should be considered.

    7/10
  • Golf

    While the west of Ireland features notable courses, dedicated golfers will need to travel some distance from Carraroe to reach regional clubs.

    4/10
  • Fishing

    With extensive frontage directly onto Loch an Mhuilinn, this property is a paradise for fishing enthusiasts looking for immediate waterside access.

    10/10
  • Horse Riding

    The rural environment and open spaces of Connemara provide a suitable backdrop for equine interests, subject to setting up appropriate local stabling.

    7/10
  • Water Sports

    The lakeside position on Loch an Mhuilinn and proximity to the coastal amenities of Carraroe offer strong potential for various water-based activities.

    8/10
  • Entertaining

    A future self-build home could be designed with fantastic entertaining spaces and scenic lake views, though the remote location requires guests to travel.

    6/10

Lifestyle

5 areas
  • Quiet Living

    Positioned directly on the shores of Loch an Mhuilinn amid the rugged Connemara landscape, this site offers exceptional peace, privacy, and seclusion.

    10/10
  • Rural Living

    Set within the unspoilt countryside of the west of Ireland with extensive lake frontage, this property epitomizes authentic rural living.

    10/10
  • Village Living

    Located just 0.8 km from the heart of Carraroe Village, residents can easily access local shops, schools, and services while enjoying a countryside atmosphere.

    7/10
  • Coastal Living

    Situated in the Connemara Gaeltacht with spectacular coastal surroundings and direct waterside positioning on the lake, appealing strongly to coastal enthusiasts.

    8/10
  • Urban Living

    Located in a rural, remote setting approximately 41 km from Galway City, offering virtually none of the characteristics of urban living.

    2/10

Social

6 areas
  • Community Involvement

    Located in the heart of the vibrant Connemara Gaeltacht, renowned for its strong community spirit, Irish language, and rich cultural traditions.

    9/10
  • Café Culture

    While Carraroe Village provides local conveniences, extensive café culture and diverse social spots are limited compared to larger urban centers.

    4/10
  • Nightlife

    The rural and tranquil nature of the area means nightlife options are sparse, restricted mostly to local village pubs.

    2/10
  • Health/Wellness groups

    Community-led wellness activities may exist locally, but specialized health groups will likely require travel toward Galway City.

    5/10
  • Networking Opportunities

    Professional networking opportunities are minimal in this rural lakeside setting, making it better suited for independent remote workers or retirees.

    2/10
  • Tech-Hub Connectivity

    The property is situated in a rural lakeside area far from major technology hubs, meaning professional tech ecosystems are concentrated in Galway City.

    2/10

Listing information

Agent
DNG Martin O'Connor Auctioneers
Phone
091 866 708
Current status
active
Published on HouseDelve
20 October 2026
Correction
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Property reference: HD-4A593EHouseDelve · 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.