Lands Drumgowla, Kilnagross, Carrick-On-Shannon, Co. Leitrim
€120,000
What you'll like:
- Generous land holding: Spanning approximately thirty-eight acres across three distinct blocks, this substantial holding offers immediate scale for expanding agricultural operations or livestock farming without requiring adjacent land purchases.
- Established pasture quality: The lands are currently laid out entirely in grass, featuring mature boundaries of trees and hedging that provide natural shelter and reduce immediate fencing establishment costs for livestock owners.
- On-site agricultural shed: A detached agricultural building is conveniently positioned close to the road, offering immediate utility for secure machinery storage, feed storage, or general farm operational needs.
- Substantial road frontage: The property benefits from practical road frontage to multiple parcels along the minor local route, ensuring straightforward daily access for large farming machinery and agricultural vehicles.
- Strategic regional positioning: Situated twelve kilometres from Carrick-On-Shannon, the property enjoys proximity to a major county town with robust livestock marts, contractor services, and agricultural supplies.
- Proximity to regional hubs: Convenient access to Mohill, Leitrim Village, and Drumshanbo within a twelve-kilometre radius ensures multiple nearby options for local farm labor, community amenities, and agricultural networks.
- Attractive entry price: An asking price of one hundred twenty thousand euros equates to approximately three thousand one hundred fifty euros per acre, representing potentially accessible capital entry for rural land buyers.
- Stable asking price: The tracked listing history reveals a completely static price of one hundred twenty thousand euros, indicating a firm vendor expectation without erratic price fluctuations during the marketing campaign.
- Development potential identified: The listing highlights an ideal location for a one-off rural dwelling, which could present future residential site value for a buyer navigating local planning policies successfully.
- Established boundaries: Mature hedging and established tree lines border the property, minimizing boundary disputes with neighboring landowners and offering clear demarcation of the distinct land plots.
- Livestock suitability: The land description confirms reasonable soil quality suitable for grazing livestock, allowing a farmer to integrate these parcels into an existing grazing rotation immediately after purchase.
- Convenient minor road access: The plots are accessed easily via a local minor road linked to the national route network, balancing quiet rural positioning with practical connectivity for heavy goods vehicles.
- Tourist and commercial proximity: Being located near a popular tourism and waterway region may offer ancillary diversification opportunities, such as equestrian pursuits or agritourism ventures, subject to local demand.
- Auction route certainty: Selling via public auction provides a transparent, fixed-timeline transaction structure, eliminating protracted private treaty negotiations and offering clarity for committed buyers with ready funds.
- Multiple distinct blocks: Splitting the thirty-eight acres into three separate blocks allows a buyer flexibility to farm one block while potentially leasing out or managing the remaining parcels independently.
- Transportation links nearby: The regional gateway town features a main train station and national road links, ensuring smooth logistics for buyers traveling from Dublin, Sligo, or other major centers.
- Established agricultural region: County Leitrim features a strong farming tradition and community support network, ensuring agricultural contractors, veterinary services, and farming expertise are readily available locally.
- Clear folio documentation: The lands are clearly mapped within folio LM712, providing a definite legal footprint for your solicitor to review prior to committing funds at the upcoming auction event.
- No dependent chain: As an auction property being sold as seen, there is no upward chain of residential sales to cause delays, enabling a clean and fast closing timeline for successful bidders.
- Versatile agricultural holding: Whether utilized for beef, sheep, or silage production, the scale and layout of these three blocks offer genuine operational flexibility for agricultural investors or active farmers.
But keep in mind:
- Unconditional auction purchase: The property is explicitly sold as seen and not subject to planning permission, meaning buyers take full financial risk if local authorities subsequently refuse any residential site proposals.
- Fragmented land layout: The thirty-eight acres are divided into three irregular shaped blocks on either side of a minor road, which inherently complicates livestock movement and machinery transfer between parcels.
- Lack of verified BER: A Building Energy Rating was not provided in the listing details, though buyers should verify with the selling agent whether any exemptions apply due to the agricultural nature of the assets.
- Unknown exact dwelling potential: While noted as a potential site for a one-off house, securing planning permission in rural Leitrim can be highly restrictive, and buyers should not assume local housing need criteria are easily met.
- Missing structural reports: No formal condition survey or engineer report is provided for the detached agricultural shed, requiring buyers to independently inspect the structure for hidden dampness, roof damage, or foundation issues.
- Unclear VAT implications: The listing states that VAT should be referred to legal contracts, meaning a prospective buyer must consult their tax advisor immediately to calculate potential additional tax liabilities on the purchase price.
- Unknown title encumbrances: Detailed legal packets must be meticulously reviewed by a solicitor to uncover any historical rights of way, burdens, or entitlements attached to folio LM712 that could impact land usage.
- Undefined exact boundaries: While mature hedging is present, an independent land surveyor should verify the exact perimeter against the official folio map to ensure no historical fence creep or encroachment issues exist.
- Single-digit bidding window: Relying on a live virtual and public auction format requires unconditional loan approval or cash readiness, as mortgage buyers often struggle to complete within standard auction contract timelines.
- Potential drainage requirements: Because the listing provides limited detail on soil drainage characteristics, buyers should inspect the land during wet weather to ensure it does not suffer from seasonal waterlogging or heavy compaction.
- Distance from major cities: Located twelve kilometres east of Carrick-On-Shannon and further from national economic hubs, the property may have limited appeal for commercial ventures outside of traditional farming or forestry.
- Unspecified services availability: The proximity of electricity, water, or telecommunications connections to the agricultural shed or potential house site remains unconfirmed, potentially leading to high infrastructure connection costs.
- Limited tenant or lease clarity: It is unclear whether current grazing leases or seasonal letting agreements are in place on any of the three blocks, which could temporarily restrict immediate vacant possession for a new owner.
- Road safety considerations: Having land plots situated on either side of a minor road requires caution when moving livestock across asphalt, necessitating proper handling facilities and gates.
- Future rezoning limitations: Agricultural zoning and rural housing restrictions in County Leitrim heavily favor local applicants, meaning non-local buyers face an uphill battle to secure permanent residential planning permission.
- Maintenance of mature boundaries: While mature trees and hedging offer shelter, they also require ongoing maintenance and clearance to prevent overgrowth into neighboring properties or blocking access gates.
- Auction deposit vulnerability: Successful auction bidders are typically required to pay a non-refundable ten percent deposit on the fall of the hammer, leaving zero recourse if post-auction legal or title defects emerge.
- Missing room and dimension specs: The listing provides no specific breakdown of plot dimensions beyond total acreage, leaving boundary verification entirely dependent on professional mapping and physical inspection.
- Reliance on agent descriptions: Prospective buyers must independently verify soil fertility, water supply access, and agricultural usability, as promotional descriptions provide limited guarantees of actual agronomic value.
- Market liquidity risks: Agricultural land holdings of this size in rural Leitrim represent a niche asset class, meaning future resale liquidity may be slow depending on prevailing farming sector economics and credit conditions.
Price positioning
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- The asking price of €120,000 for approximately 38 acres of agricultural land appears reasonably valued, positioning the property competitively at roughly €3,158 per acre for grass-quality land divided into three separate blocks with an existing agricultural shed.
- Valuation signals are supported by local agricultural demand and the potential for a one-off housing site subject to planning permission, though the restriction that it is sold as seen without planning introduces conditional risk.
- Such a price could be undermined by the fragmented nature of the three plots across a minor road, whereas strong regional agricultural activity or interest from neighboring farmers seeking to expand holdings could provide solid support.
- The stable asking-price history without reductions indicates firm vendor expectations aligned with general rural Leitrim land values, making it an equitable entry point for agricultural investors and local purchasers alike.
Build Analysis
What we know from similar construction types
- The property consists of agricultural lands totaling approximately 38 acres across three distinct blocks, along with a detached agricultural shed close to the road.
- A buyer should investigate the structural condition and legal compliance of the existing agricultural shed.
- The listing notes potential for a one-off house subject to planning permission, so a buyer must verify local planning policies, zoning restrictions, and connection feasibility for essential services such as water, electricity, and wastewater treatment.
Heating cost*
Estimated expense to heat this property every year
- €0
- No heating cost applies as the property consists of agricultural lands and an agricultural shed rather than a residential building.
Pollution Safe
9/10Environmental situation to investigate
- The lands are situated in a rural agricultural setting in County Leitrim, appearing distant from heavy industrial facilities, major urban waste sites, or known legacy contamination zones.
- Any prospective agricultural or residential use should include standard environmental due diligence to confirm the absolute absence of localized farm waste or historical chemical storage.
Flood Safe
8/10Water overflow reports to follow up
- The property consists of established rural agricultural plots in a scenic region, generally elevated above major river channels, though local surface pooling after heavy rainfall should be checked.
- Buyers should consult regional flood risk maps and conduct local inquiries to verify if any portion of the irregular blocks is prone to seasonal waterlogging or proximity to minor watercourses.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
CORLEA, KILNAGROSS, CARRICK ON SHANNON
- Sale date
- Declared sale price
- €110,000.00
AUGHAKILCONELL, KILNAGROSS, CARRICK-ON-SHANNON
- Sale date
- Declared sale price
- €165,000.00
CORLEA, KILNAGROSS, CARRICK ON SHANNON
- Sale date
- Declared sale price
- €74,000.00
AUGHKILLCONNELL, KILNAGROSS, CARRICK ON SHANNON
- Sale date
- Declared sale price
- €265,000.00
WHITE ROSE, KILNAGROSS, CARRICK ON SHANNON
- Sale date
- Declared sale price
- €280,000.00
Recent sales in the wider Carrick On Shannon area
16 RIVERVIEW, LANDMARK COURT, CARRICK ON SHANNON
- Sale date
- Declared sale price
- €205,000.00
DROMOD BEG, DROMOD, CARRICK-ON-SHANNON
- Sale date
- Declared sale price
- €240,000.00
9 BÓTHAIR SAILÉACH, LIS CARA, CARRICK ON SHANNON
- Sale date
- Declared sale price
- €220,000.00
10 BREFFNI HEIGHTS, CARRICK ON SHANNON, LEITRIM
- Sale date
- Declared sale price
- €245,000.00
3 CNOC BEAG, CARRICK ON SHANNON, LEITRIM
- Sale date
- Declared sale price
- €230,000.00
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 are estimated between €1,500 and €3,500 plus VAT and outlay, depending on complexity.
- Land registration fees typically range from €400 to €800 depending on the property value and mapping requirements.
- Property valuation fees generally range from €150 to €300.
- Surveyor fees are estimated between €300 and €1,000 depending on the scope of the inspection for agricultural land and potential site.
- Annual home insurance is not applicable as the property is land with an agricultural shed rather than a residential dwelling.
Forum Talk
What people are saying about this area
- Locals in the Carrick-on-Shannon and Kilnagross areas frequently discuss rural agricultural land availability and the strong demand for grazing plots of this scale.
- Community forums highlight the scenic nature of the Leitrim countryside and the ongoing interest in rural housing sites, subject to local planning guidelines.
- Discussions regarding the wider region often focus on tourism along the Shannon-Erne Waterway and infrastructure connectivity via the N4 corridor.
- Prospective buyers in rural County Leitrim routinely exchange advice on navigating agricultural entitlements, local land leasing, and general farming viability.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children2/10
The property consists solely of agricultural land of approximately 38 acres and is being sold without any residential dwelling, making it unsuitable for young children.
- Teenagers2/10
As this offering is raw land without a home, it does not provide living space for teenagers.
- Multi-generational Living2/10
There are no residential structures on the land, though buyers might explore future planning potential subject to local regulations.
- Single Buyers3/10
Suitable only for single buyers interested in agricultural investment or land ownership rather than immediate housing.
- Couples3/10
Couples looking to build their own home would need to navigate the planning permission process independently.
- Empty Nesters3/10
Offers rural acreage, but lacks a pre-existing retirement-ready home.
- Retirees2/10
Without a dwelling or immediate residential amenities on-site, this is impractical for retirees seeking ready-to-move-in accommodation.
Work
3 areas- Remote Working3/10
There is no built environment or utilities on the land currently, though a future build could incorporate connectivity.
- Hybrid Commuting3/10
Proximity to the N4 and transport links in Carrick-On-Shannon provides regional road access, though long-distance commuting is demanding.
- Retired3/10
Does not feature a retirement-ready property.
Practical
8 areas- Ageing in Place1/10
There is no home present, meaning a property would need to be built and specially adapted for ageing in place.
- Low Maintenance4/10
Agricultural land requires ongoing boundary upkeep and management.
- Secure Gated Entry3/10
The land features road frontage and a detached agricultural shed, but lacks comprehensive residential security features.
- Minimalist Design1/10
Not applicable as there is no architectural structure.
- Flexible Floor Plans1/10
No floor plans exist as the offering is strictly land.
- Heritage Home1/10
The property consists of agricultural land and an agricultural shed, not a heritage home.
- Ecological Setup7/10
Comprises green fields with mature boundaries of trees and hedging, offering a strong natural canvas.
- Outdoor areas10/10
Features approximately 38 acres of grassland across three blocks, providing extensive outdoor space.
Interests
9 areas- Gym1/10
No fitness facilities are present on the land; residents would need to travel to nearby Carrick-On-Shannon.
- Gardening6/10
Vast acreage offers immense potential for large-scale gardening or landscaping projects for a future dwelling.
- Walking7/10
The surrounding rural roads and the expansive land parcels offer great opportunities for country walking.
- Cycling6/10
The minor roads around Kilnagross are suitable for rural cycling, though traffic conditions should be verified.
- Golf4/10
Proximity to regional golf amenities in the wider Leitrim area requires driving.
- Fishing8/10
Situated near the River Shannon and the Shannon-Erne Waterway, making it a strong location for fishing enthusiasts.
- Horse Riding8/10
The large blocks of grass-covered land and rural setting are well-suited for equestrian pursuits.
- Water Sports7/10
Proximity to Carrick-On-Shannon provides good access to river-based water sports on the Shannon-Erne Waterway.
- Entertaining1/10
Without a residential property or indoor facilities, entertaining is restricted to outdoor agricultural use.
Lifestyle
5 areas- Quiet Living10/10
Located in a scenic rural area of County Leitrim, offering absolute peace and quiet.
- Rural Living10/10
Comprises c. 38 acres of agricultural land in three blocks surrounded by mature trees and hedging.
- Village Living5/10
Proximity to nearby Leitrim Village and Carrick-On-Shannon provides access to village and town amenities within a short drive.
- Coastal Living1/10
The location is inland in County Leitrim, far from any coastal areas.
- Urban Living2/10
Set entirely in the countryside, well away from major urban centers.
Social
6 areas- Community Involvement5/10
Engaging with the local community would involve connecting with nearby Kilnagross and Carrick-On-Shannon residents.
- Café Culture3/10
Local cafes are located a drive away in Carrick-On-Shannon rather than within walking distance.
- Nightlife3/10
Nightlife options are concentrated in the county town of Carrick-On-Shannon rather than the immediate rural townland.
- Health/Wellness groups3/10
Access to local wellness groups or pilates & stretching classes requires travel into nearby towns.
- Networking Opportunities2/10
Agricultural land offers very limited direct professional networking opportunities.
- Tech-Hub Connectivity2/10
The land lacks broadband infrastructure, though buyers should verify utility availability for any future plans.
Listing information
- Agent
- Wilsons Auctions
- Phone
- 01 464 2800
- Current status
- active
- Published on HouseDelve
- 1 November 2026
- Correction
- Report an issue
HD-C0E5B3HouseDelve · 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.