House & Development Land Derrybeg, Co. Donegal
€120,000
What you'll like:
- Substantial Land Parcel: The property encompasses approximately 1.35 hectares or 3.34 acres, providing ample space for a medium-scale residential or mixed-use project.
- Proximity To Town: Located approximately 80 meters from the town centre, future residents or commercial occupants will enjoy exceptional walking convenience to local amenities.
- Strategic Main Road Frontage: The site features extensive frontage onto the R257, ensuring high visibility and straightforward vehicular and pedestrian access for any future development.
- Valuable River Foreshore: The inclusion of river foreshore adds unique aesthetic appeal and potential scenic landscaping advantages for a newly designed residential layout.
- Tourism Synergy Location: Positioned directly opposite a new camping and motorhome park, the site could benefit from increased local footfall and tourism-driven economic activity.
- Prior Planning Precedent: The previous grant of planning permission for 16 residential units demonstrates that local authorities have historically viewed this site as suitable for housing.
- Attractive Entry Price: With an asking price of €120,000, the land offers a low baseline capital outlay for buyers seeking large-scale development opportunities.
- Vacant Possession Available: The property is offered with vacant possession, allowing the new owner to commence site investigations and design works without tenant delays.
- Folio Documentation Clarity: The land is clearly divided across specific folios DL86351F and DL80068F, which helps streamline legal conveyance and title registration processes.
- Mixed-Use Potential: The listing highlights significant mixed-use development potential, giving buyers flexibility to incorporate commercial elements alongside residential dwellings.
- Stable Asking Price: The recorded asking price has remained stable at €120,000 without upward revisions, indicating a straightforward and potentially motivated seller posture.
- Growth Sector Demand: Donegal regional towns often experience demand for well-located housing schemes, potentially supporting strong future end-user or rental interest.
- Existing Residential Structure: The property includes a vacant residence on-site, which might provide temporary site office accommodation or storage during early construction phases.
- Redevelopment Opportunity: The existing vacant dwelling could potentially be renovated or demolished to optimize the broader footprint of the surrounding 3.34-acre plot.
- Tourism Infrastructure Proximity: Being near a new motorhome park positions the land well for short-term rental or holiday home concepts, subject to appropriate planning permissions.
- Independent Access Potential: Extensive road frontage along the R257 allows engineers to design multiple access points or improved sightlines for heavy traffic.
- Unencumbered Acquisition: Acquiring the holding at this price point avoids heavily inflated land bubbles seen in major urban centres, improving potential project margins.
- Clear Agent Representation: The property is managed by a professional agency, ensuring structured communication channels and straightforward bidding procedures for interested buyers.
- Immediate Design Feasibility: The irregular shape of the parcel challenges architects to create innovative layouts, which can result in highly marketable bespoke housing designs.
- Scalable Investment Size: At 3.34 acres, the site is large enough to achieve economies of scale in construction yet small enough to manage efficiently.
But keep in mind:
- Expired Planning Permission: The previous planning permission for 16 residential units has now expired, meaning a buyer must submit a fresh application and face current planning standards.
- Unspecified BER Rating: The building energy rating is noted as exempt or not provided for the vacant residence, requiring buyers to independently assess the structure's thermal performance.
- Irregular Site Geometry: The irregularly shaped parcel of land may complicate efficient space utilization, boundary demarcation, and standard construction machinery maneuvering.
- Unknown Structural Condition: The interior and structural integrity of the vacant residence are not detailed, so buyers should budget for extensive renovation or demolition costs.
- Wastewater Infrastructure Uncertainty: Buyers must investigate local municipal sewer capacity to confirm if the town network can support an additional 16-unit development without upgrades.
- Flood Risk Due To Foreshore: The presence of a river foreshore requires comprehensive hydrological surveys to ensure parts of the 3.34-acre site are not prone to seasonal flooding.
- Zoning Verification Needed: Buyers must verify current local development plan zonings to confirm whether residential or mixed-use schemes are officially supported on these specific folios.
- Topographical Challenges: The exact contours of the land are unclear from the listing, potentially hiding steep slopes or rocky outcrops that could inflate site clearance costs.
- Access Sightline Requirements: Developing the R257 frontage may require strict local authority road design standards, including new footpaths or set-backs that reduce usable acreage.
- Connection Utility Costs: Bringing electricity, water, and telecommunications to a vacant or underdeveloped plot can involve substantial capital connection fees from utility providers.
- Environmental Conservation Checks: Proximity to a river foreshore may trigger environmental protections or ecological assessments regarding local wildlife, habitats, or water runoff.
- Demolition Permit Obligations: Removing the existing vacant residence will likely require asbestos surveys, waste management plans, and specialized demolition permits before work begins.
- Local Market Absorption: A buyer should verify whether the local Derrybeg housing market can sustainably absorb 16 new units at profitable selling prices upon completion.
- Holding Costs Accumulation: Owning vacant land involves ongoing insurance and potential local property taxes while navigating the lengthy and uncertain local planning application process.
- Professional Fees Exposure: Developing this land will require heavy upfront expenditure on architects, engineers, planning consultants, and legal advisors before construction starts.
- Contaminated Land Risks: Past uses of the irregular parcel are unspecified, meaning environmental soil testing should be conducted to rule out any hidden contamination issues.
- Fencing And Boundary Verification: The exact physical boundaries relative to folios DL86351F and DL80068F should be independently verified by a chartered land surveyor.
- Commercial Viability Questions: While mixed-use potential is noted, weak local commercial demand might render any planned retail or office units difficult to lease or sell.
- Construction Inflation Pressures: Current regional building material and labour costs could significantly squeeze profit margins compared to when the original 16-unit permission was active.
- Public Consultation Hurdles: Submitting a new planning application near a residential and tourism area may attract local observations or third-party appeals that delay project timelines.
Price positioning
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- The asking price appears attractively valued because the total site spans an extensive 1.35 hectares located very close to the town centre, offering substantial development potential that is rarely available at this specific entry price point.
- Valuation signals are driven by the inclusion of a vacant residence alongside expired planning permission for multiple residential units, though the expired nature of the planning adds potential regulatory hurdles and uncertainty regarding future applications.
- Such a price could be supported by strong local demand for mixed-use or residential schemes, whereas it could be undermined by high infrastructural costs, site preparation requirements, or local planning restrictions associated with the river foreshore.
- Relevant considerations include the unchanged asking price history observed over the tracking period, indicating a steady seller strategy and stable initial pricing without aggressive mid-campaign adjustments or perceived immediate urgency to discount.
Build Analysis
What we know from similar construction types
- The property includes a vacant residence alongside a substantial 1.35-hectare (3.34-acre) development site.
- Previous planning permission was granted for 16 residential units but has now expired, meaning a buyer would need to reapply for planning permission for any future development.
- The site features extensive frontage onto the R257 and valuable river foreshore, which should be inspected for flood risk and environmental designations.
- A buyer should investigate the structural condition of the existing vacant residence and verify boundaries, title details, and local planning policies.
Heating cost*
Estimated expense to heat this property every year
- €1,200 to €1,800 per year
- The BER rating is exempt or not provided, and the property includes a vacant residence on a development site. Heating costs will depend heavily on the energy efficiency and eventual refurbishment or replacement of the existing structure.
Pollution Safe
9/10Environmental situation to investigate
- The site is located in a predominantly rural and small-town setting in County Donegal, far from heavy industrial zones, major manufacturing hubs, or large-scale waste incinerators.
- Any historical or localized waste management should be independently verified by the buyer's surveyor as part of standard pre-acquisition due diligence.
Flood Safe
6/10Water overflow reports to follow up
- The property includes valuable river foreshore and sits in close proximity to mapped river and coastal flood zones, indicating a heightened vulnerability during extreme weather events.
- Parts of the substantial 1.35-hectare site may lie within low-lying areas, which requires careful layout planning for any future residential or mixed-use development.
- While previous planning permission highlights development potential, any future structures will need to account for proximity to nearby water features to manage potential flood risks effectively.
The property is outside the mapped flood area. But the nearest mapped area is approximately 28 metres away. This map does not account for flood defences.
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 local area
ASHDOON BRAE, DONEGAL, DONEGAL
- Sale date
- Declared sale price
- €175,000.00
HEENEYS, DONEGAL, DONEGAL
- Sale date
- Declared sale price
- €185,000.00
THE MULLINS, DONEGAL, CO DONEGAL
- Sale date
- Declared sale price
- €75,000.00
22 ST JOSEPHS AVE, DONEGAL, DONEGAL
- Sale date
- Declared sale price
- €220,000.00
MALIN TOWN, DONEGAL, DONEGAL
- Sale date
- Declared sale price
- €70,000.00
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: €1,200 — 1% of €120,000.
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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: €1,500 to €3,000 plus VAT
- Land registration fees: €400 to €800 depending on the property value and mapping requirements
- Property valuation fees: €150 to €300 for mortgage or valuation purposes
- Surveyor fees: €500 to €1,200 depending on the scope of the building survey for the structure and land
- Annual home insurance: €350 to €700 depending on the level of coverage chosen for the vacant dwelling
Forum Talk
What people are saying about this area
- Locals in Derrybeg frequently discuss the balance between tourism growth and residential needs, particularly with new developments like nearby camping and motorhome facilities.
- Community forums often highlight the strategic importance of town-centre sites for local housing and small-scale commercial projects.
- Discussions in regional groups note that expired planning permissions on infill or development land often generate local interest regarding future re-applications.
- Residents occasionally raise infrastructure capacity points, such as local road access off the R257 and wastewater services, when new building proposals emerge.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children3/10
The property consists of land with a vacant residence and expired planning permission, meaning it is not currently configured for raising young children safely without significant development.
- Teenagers3/10
Due to the undeveloped nature of the land and the vacant state of the existing structure, it lacks suitable living spaces for teenagers at present.
- Multi-generational Living4/10
The substantial 1.35-hectare site offers theoretical potential for multi-generational projects via future development, but the current asset is raw land with a vacant residence.
- Single Buyers2/10
This is a commercial-scale development opportunity rather than a ready-to-occupy home suitable for an individual single buyer.
- Couples2/10
Couples looking for an immediate home will find a vacant residence on a development parcel requiring extensive work or redevelopment.
- Empty Nesters2/10
Not suited for empty nesters seeking a manageable, downsized property without undertaking major construction projects.
- Retirees2/10
The property requires substantial development investment and does not offer ready retirement living amenities.
Work
3 areas- Remote Working5/10
While remote work is possible in terms of location, buyers should verify local broadband speeds and infrastructure.
- Hybrid Commuting2/10
The remote location in County Donegal makes regular commuting to major employment hubs impractical.
- Retired2/10
The requirement to manage a development site or renovate a vacant residence is typically unsuited for standard retirement goals.
Practical
8 areas- Ageing in Place2/10
The property requires extensive development and a habitable dwelling before anyone could consider ageing in place here.
- Low Maintenance1/10
Managing 1.35 hectares of land, a vacant residence, and former development sites involves very high ongoing maintenance.
- Secure Gated Entry4/10
Boundary security would need to be installed by the buyer, as the land is currently open with extensive road frontage.
- Minimalist Design2/10
The raw land and vacant structure offer a blank slate rather than a finished minimalist home.
- Flexible Floor Plans8/10
With expired planning permission for 16 residential units and significant mixed-use potential, floor plans are entirely flexible for future design.
- Heritage Home1/10
The listing highlights development land and a vacant residence rather than a protected or historically significant heritage home.
- Ecological Setup7/10
The large site area, river foreshore, and rural environment offer strong ecological and sustainable development potential.
- Outdoor areas10/10
Extending to approximately 1.35 hectares (3.34 acres) with extensive R257 frontage and river foreshore, the outdoor space is vast.
Interests
9 areas- Gardening9/10
With 1.35 hectares (3.34 acres) of irregularly shaped land, there is immense space for large-scale gardening and landscaping projects.
- Walking8/10
The scenic Donegal surroundings and proximity to the town centre and river foreshore provide great opportunities for local walks.
- Gym2/10
Commercial fitness facilities are limited in this rural village setting.
- Cycling7/10
Rural roads offer scenic cycling routes, though local traffic and regional infrastructure should be factored in.
- Golf5/10
Access to golf depends on traveling to regional courses typical of County Donegal.
- Fishing8/10
The property features valuable river foreshore, making it attractive for fishing enthusiasts.
- Horse Riding7/10
The generous acreage of over 3 acres provides potential space for equestrian facilities, subject to local conditions.
- Water Sports6/10
Proximity to the coast and river foreshore offers avenues for water-based activities in the wider area.
- Entertaining3/10
The current vacant residence and raw land are not set up for social entertaining until developed.
Lifestyle
5 areas- Quiet Living7/10
Located in Derrybeg, Co. Donegal, the rural setting offers relative peace, though it sits opposite a new camping and motorhome park which may introduce seasonal activity.
- Rural Living9/10
Situated in a scenic and established rural area with river foreshore and extensive land acreage.
- Village Living8/10
Positioned approximately 80 meters from the town centre, providing very close proximity to local village amenities.
- Coastal Living7/10
The location in County Donegal benefits from proximity to coastal landscapes, further enhanced by river foreshore on the land.
- Urban Living1/10
Derrybeg is a rural village rather than an urban center, offering virtually no big-city amenities.
Social
6 areas- Community Involvement7/10
Being close to the town centre integrates the property well into the local Derrybeg community fabric.
- Café Culture4/10
Café options are limited given the rural village context.
- Nightlife3/10
Nightlife is minimal, restricted mostly to local traditional venues in the village.
- Health/Wellness groups4/10
Local wellness options are sparse and likely require travel to larger towns.
- Networking Opportunities2/10
Professional networking is extremely limited in this rural setting.
- Tech-Hub Connectivity1/10
There are no local tech hubs in the immediate vicinity.
Listing information
- Agent
- BidX1 Ireland Ltd
- Phone
- 01 6673388
- Current status
- active
- Published on HouseDelve
- 6 September 2026
- Correction
- Report an issue
HD-115CDDHouseDelve · 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.