House & Development Land Derrybeg, Co. Donegal
€120,000
What you'll like:
- Generous Land Area: The property spans approximately 1.35 hectares or 3.34 acres, providing ample space for a substantial housing or mixed-use development project.
- Central Proximity: Located only about 80 meters from the town centre, future residents or occupants will enjoy effortless walking access to local amenities and shops.
- Tourist Hub Adjacency: Situated directly opposite a new camping and motorhome park, positioning the site to potentially benefit from high seasonal visitor footfall and local tourism growth.
- Expired Planning Precedent: The site previously secured planning permission for 16 residential units, which strongly suggests that local authorities view the location favorably for future residential construction.
- Extensive Road Frontage: The land boasts significant frontage onto the R257 main route, ensuring excellent visibility, prominent advertising potential, and straightforward vehicular access for construction traffic.
- Waterfront Advantages: Features valuable river foreshore boundaries, which can significantly enhance the aesthetic appeal, scenic views, and overall marketability of any newly constructed residential scheme.
- Vacant Possession: Being sold with vacant possession allows developers or private buyers to initiate site clearance, planning applications, and construction works immediately without tenant eviction delays.
- Affordable Entry Point: With an attractive asking price of 120000 euros, the land cost per acre remains relatively low, offering a high potential profit margin upon successful project completion.
- Mixed-Use Potential: The property listing highlights significant mixed-use development potential, giving imaginative investors the flexibility to combine commercial ventures with residential housing units successfully.
- Established Folio Records: The land is cleanly contained within structured folios DL86351F and DL80068F, which should streamline the legal conveyance process for your appointed solicitor.
- Derrybeg Location: Situated within the vibrant Gaeltacht community of Derrybeg in County Donegal, providing a culturally rich and scenic environment that attracts both holidaymakers and locals.
- On-Site Accommodation: The holding includes a vacant residence that could potentially be renovated for immediate site office use or temporary caretaker housing during early project phases.
- Scalable Investment: The scale of over three acres allows developers to phase construction works carefully, minimizing initial capital outlay while testing the local housing market demand.
- Tourism Synergy: The proximity to recreational motorhome facilities creates unique opportunities for boutique tourism accommodations, holiday rental chalets, or specialized retail services for visitors.
- Strong Regional Demand: West Donegal frequently experiences demand for well-located modern housing, particularly for holiday homes or primary residences close to essential coastal village amenities.
- Accessibility Links: The R257 corridor connects travelers efficiently across the Donegal coastline, ensuring reliable logistical transport links for heavy machinery and building material deliveries.
- Natural Asset Integration: River frontage allows imaginative landscape architects to design attractive riverside walkways or communal green spaces, substantially increasing the final value of built properties.
- Growth Corridor: Positioning so close to the town center places your future development at the heartbeat of local economic expansion and municipal improvement initiatives.
- Direct Asset Control: Purchasing freehold land with clear boundaries gives buyers total autonomy over architectural styles, density planning, and marketing strategies without third-party management restrictions.
- Auction Transparency: Being offered via a structured online auction platform provides a clear, transparent bidding environment where all interested parties compete under identical, fair market conditions.
But keep in mind:
- Expired Planning Permission: Previous planning permission for 16 units has now expired, meaning buyers must submit an entirely new application and cannot rely on automatic building rights.
- Uncertain BER Status: The building energy rating is marked as exempt or not provided, so buyers must investigate the thermal efficiency and demolition requirements of the existing vacant residence.
- Irregular Site Shape: The land parcel is described as irregularly shaped, which may complicate architectural layouts, civil engineering works, and efficient space utilization across the 3.34 acres.
- Flood Risk Potential: Given the valuable river foreshore, buyers should commission a comprehensive flood risk assessment to verify if portions of the acreage lie within vulnerable flood zones.
- Infrastructure Connection Costs: Accessing municipal water, sewage, and electricity grids from nearby town mains may involve substantial connection fees and off-site civil engineering expenses.
- Demolition Liabilities: The existing vacant residence may require complete demolition or extensive remediation, adding unexpected waste removal costs and labor overheads to your initial budget.
- Local Planning Restrictions: Donegal County Council may impose strict rural design guidelines, language requirements, or density caps that could reduce the ultimate number of profitable units allowed.
- Ground Condition Unknowns: The soil composition and load-bearing capacity are currently unverified, meaning buyers should budget for professional site percolation and geotechnical borehole testing.
- Market Absorption Rates: Selling 16 units in a rural Derrybeg location may take longer than in major urban centers, tying up capital and increasing holding costs over extended timelines.
- Access Visibility Hazards: Direct access onto the R257 main thoroughfare might require costly road widening, turning lanes, or traffic management approvals from local council engineers.
- Foreshore Environmental Controls: Developing near or adjacent to a river foreshore often triggers stringent environmental protections, ecological surveys, and potential restrictions from heritage or wildlife bodies.
- Unknown Title Burdens: While folios are identified, buyers must diligently investigate potential rights of way, historical wayleaves, or drainage burdens registered across the lands.
- Financing Complexities: Securing commercial development loans for speculative land purchases without active planning permission can be notoriously difficult and demand higher equity deposits.
- Remote Supervision Logistics: Managing a remote Donegal construction project from afar can inflate management costs, requiring reliable local project managers to oversee contractors effectively.
- Uncertainty of Adjoining Uses: The opposite camping and motorhome park might generate seasonal noise, traffic congestion, or privacy issues that could impact residential property values negatively.
- Utility Capacity Limits: Local municipal wastewater treatment plants in smaller rural towns may have capacity constraints, potentially delaying new connections until infrastructure upgrades occur.
- Holding Tax Liabilities: Owners of vacant land and derelict structures can face local property taxes and potential future government levies targeting idle development sites.
- Lack of Detailed Metrics: Exact bedroom counts, bathroom figures, and precise floor areas for the existing residence are not provided, requiring physical inspection before valuation.
- Competitive Market Risks: Other local land releases or competing housing schemes in the wider Donegal region could capture target buyers before your development reaches completion.
- Auction Deposit Pressures: Online auction purchases typically require immediate, non-refundable 10 percent deposits upon winning, leaving zero room for post-bid financing renegotiations.
Price positioning
?
Not enough reliable market evidence is available to position this asking price.
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 land holding with river foreshore.
- Previous planning permission was granted for 16 residential units, though this has now expired, and buyers should investigate current local development policies and zoning.
- The structural condition and compliance status of the existing vacant residence should be thoroughly investigated by a surveyor before purchase.
- Access, utility connections, and potential environmental or flood risks associated with the adjacent river frontage should be verified.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: Not reliably determinable.
- Explanation: The property details indicate a vacant residence is included on the site, but no BER rating, floor area, or heating system details are provided. The buyer should investigate the condition of the existing dwelling and its heating infrastructure before estimating running costs.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The property includes river foreshore, which means certain portions may be adjacent to watercourses and warrant a formal flood risk assessment.
- General topography suggests normal rural drainage, but buyers should investigate local OPW flood maps to confirm exact flood zones for the 1.35-hectare parcel.
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
No verified results were found for this group in the previous five years.
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: Estimated at 1% to 2% of the purchase price (€1,200 to €2,400 based on the €120,000 asking price), though the buyer should verify the exact residential vs commercial/land apportionment.
- Solicitor legal fees: Generally range from €1,500 to €3,000 plus VAT and outlays.
- Land registration fees: Typically around €175 to €700 depending on the registration type and value.
- Property valuation fees: Usually between €150 and €300.
- Surveyor fees: Estimated between €500 and €1,500 depending on the depth of the structural and site survey required.
- Annual home insurance: Varies widely based on property condition and coverage, roughly €400 to €800 per year.
Forum Talk
What people are saying about this area
- Local residents frequently discuss the growth of tourism and outdoor amenities in Derrybeg, particularly noting the development of new camping and motorhome infrastructure nearby.
- Community forums often highlight the strategic value of central plots within walking distance of the town centre for mixed-use or housing developments.
- Discussions in regional groups occasionally touch upon expired planning permissions and the potential for re-application to address local housing demand.
- Locals note that sites with river frontage require careful consideration regarding ecological guidelines and local environmental protections.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children3/10
The property is a development site with an irregular shape and an expired planning permission, meaning it is not immediately configured as a safe or ready-to-use family home with a finished garden for young children.
- Teenagers3/10
While close to the town centre, the lack of an existing habitable residence makes it unsuitable for families with teenagers until significant construction or development takes place.
- Multi-generational Living4/10
The large 1.35-hectare site offers plenty of space for custom builds or multi-unit development, but currently lacks habitable structures suitable for immediate multi-generational living.
- Single Buyers2/10
A 1.35-hectare development land holding is generally too large and complex for a standard single buyer unless they are undertaking a commercial or major residential construction project.
- Couples2/10
Couples looking for a ready-to-move-in home will find this property unsuited, as it primarily consists of land with a vacant residence requiring extensive work or redevelopment.
- Empty Nesters2/10
The site requires major development to become habitable, which does not align well with empty nesters looking to downsize into a manageable home.
- Retirees2/10
Managing a 1.35-hectare development plot with a vacant residence is impractical for retirees seeking a comfortable, low-maintenance retirement property.
Work
3 areas- Remote Working4/10
While remote working is possible on a rural site, buyers should verify the availability and speed of high-speed broadband in this part of Derrybeg.
- Hybrid Commuting1/10
Derrybeg is in a remote part of Northwest Donegal, making regular hybrid commuting to major employment hubs like Letterkenny, Derry, or Dublin completely impractical.
- Retired4/10
Suitable for retirement only if the buyer intends to build a bespoke home on the land, as the current vacant residence requires substantial work.
Practical
8 areas- Ageing in Place3/10
The property requires a new build or complete renovation of the vacant residence to incorporate accessible design features for ageing in place.
- Low Maintenance1/10
Managing 1.35 hectares of land, river foreshore, and a vacant building involves substantial ongoing ground maintenance and property management.
- Secure Gated Entry3/10
As an open development site with extensive road frontage onto the R257, security fencing or gates would need to be installed by the buyer.
- Minimalist Design5/10
The large plot offers a blank canvas for a buyer wishing to design and construct a minimalist modern home, subject to planning permission.
- Flexible Floor Plans6/10
With previous planning permission for 16 units and significant development potential, the site offers vast flexibility for customized floor plans and architectural layouts.
- Heritage Home2/10
The listing does not indicate that the vacant residence holds protected heritage status; it is primarily marketed as a development site.
- Ecological Setup7/10
The expansive site area and river foreshore provide strong potential for implementing renewable energy, sustainable drainage, and ecological landscaping.
- Outdoor areas10/10
Offering approximately 1.35 hectares (3.34 acres) of land with extensive road frontage and river foreshore, the outdoor space is exceptionally vast.
Interests
9 areas- Gardening8/10
With 1.35 hectares (3.34 acres) of land, there is immense scope for extensive gardening, landscaping, or small-scale horticultural projects.
- Walking7/10
The scenic Donegal location and proximity to the town centre offer pleasant local walking opportunities, though rural roads may lack dedicated footpaths.
- Gym2/10
Rural Derrybeg has limited commercial fitness facilities, meaning gym enthusiasts would likely have to travel considerable distances.
- Cycling6/10
The surrounding rural roads provide scenic routes for cycling enthusiasts, though traffic speeds and narrow routes require caution.
- Golf5/10
County Donegal features notable links courses, but buyers should investigate the exact travel time to the nearest golf club from Derrybeg.
- Fishing8/10
The property boasts valuable river foreshore, making it potentially attractive for fishing enthusiasts depending on local rights and permissions.
- Horse Riding6/10
The generous land size and rural environment offer potential space for equine use, subject to developing appropriate stabling and paddocks.
- Water Sports6/10
Proximity to the coast and river foreshore provides opportunities for water sports, though specific facilities depend on the exact coastal access points nearby.
- Entertaining3/10
Without an existing habitable main dwelling or indoor entertaining space, hosting guests on the undeveloped land is currently not feasible.
Lifestyle
5 areas- Quiet Living5/10
Located in Derrybeg, Co. Donegal, the rural setting offers potential for quiet living, though its position opposite a new camping and motorhome park may introduce seasonal noise and activity.
- Rural Living8/10
Situated in County Donegal with an extensive 1.35-hectare holding and river foreshore, the property strongly supports a rural lifestyle.
- Village Living7/10
The land is positioned approximately 80 metres from the town centre, providing good proximity to local village amenities.
- Coastal Living6/10
Located in the coastal region of West Donegal with river foreshore access, though buyers should verify the exact proximity and access to coastal beaches.
- Urban Living2/10
Derrybeg is a rural village rather than an urban center, offering very limited urban amenities and infrastructure.
Social
6 areas- Community Involvement6/10
Being close to the town centre allows for integration into the local Derrybeg community and participation in local events and groups.
- Café Culture4/10
Café options in the immediate rural village are limited compared to larger towns or cities.
- Nightlife3/10
Nightlife is largely restricted to local traditional pubs, with few late-night venues or entertainment options in the immediate vicinity.
- Health/Wellness groups4/10
Local wellness groups or specialized fitness classes may be sparse, requiring travel to larger nearby settlements.
- Networking Opportunities2/10
The rural location offers very few professional networking opportunities outside of local retail and tourism businesses.
- Tech-Hub Connectivity1/10
There are no established tech hubs or co-working ecosystems in the immediate vicinity of Derrybeg.
Listing information
- Agent
- BidX1 Ireland Ltd
- Phone
- 01 6673388
- Published on HouseDelve
- 6 September 2026
- Correction
- Report an issue
HD-115CDDHouseDelve · 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.