Lands Kilnamaddy, Braddox, Monaghan, Monaghan Town, Monaghan
Price on application
What you'll like:
- Substantial Land Holding: The property comprises approximately 12.03 acres packaged into one large, manageable division, providing a significant footprint for agricultural use or future development pursuits.
- Established Agricultural Quality: The acreage currently consists of good quality grazing ground entirely in grass, making it immediately functional for livestock or farming enterprises without requiring extensive land clearing.
- Mature Natural Boundaries: The perimeter features established hedging and trees, which offer natural shelter for livestock, enhanced privacy, and clear demarcation lines across the entire holding.
- Elevated Scenic Views: Situated on an elevated slope, the parcel boasts wonderful views of the surrounding verdant countryside, enhancing the visual appeal and potential aesthetic value of the site.
- Strategic Regional Proximity: Located approximately eight kilometers from Monaghan town, Ballybay, and the N2 corridor, the lands benefit from easy connectivity to regional transport arteries and major hubs.
- Proximity to Clontibret: The nearby access to Clontibret and the N2 route facilitates straightforward commuting toward Dublin or Derry, ensuring good logistical links for future site occupants or operators.
- Strong Local Economy: Monaghan serves as a thriving center for the agribusiness and timber-frame construction industries, potentially driving sustained regional demand and economic stability for local property owners.
- Comprehensive Local Amenities: The nearby county town hosts major amenities, retail outlets, and sporting clubs, ensuring that future occupants will not have to travel far for essential daily services.
- Potential Residential Site: The listing notes the location as ideal for a one-off house, offering buyers an attractive rural setting to construct a bespoke private home subject to relevant permissions.
- Single Folio Simplicity: The entire property is neatly contained within a single folio, MN3725, which should help streamline the legal conveyance process for the buyer and their solicitor.
- Manageable Single Block: Being laid out in one large irregular shaped block rather than fragmented parcels makes farm management, machinery access, and general oversight much more straightforward.
- Accessible Minor Road Frontage: The land is accessed via a minor road branching from the R937, balancing rural tranquility with dependable vehicular access for cars and agricultural machinery alike.
- Established Agricultural Region: Situated in a traditionally productive farming area, the property benefits from a strong local agricultural community and established farming infrastructure nearby.
- Auction Platform Transparency: Being offered via a structured public auction process provides a clear, transparent mechanism for bidding and acquiring the property on a defined timeline.
- Defined Legal Representation: With a named solicitor handling the legal side from St Stephen's Green, buyers have a clear point of contact for reviewing contracts prior to the auction date.
- No Occupancy Chains: As vacant land being sold as seen, buyers avoid the complications of property chains or tenant evictions, allowing for a swift and clean legal closing.
- Flexible Future Options: The combination of agricultural utility and potential residential scope gives the buyer diverse options for utilizing or capitalizing on the land over the long term.
- Clear Spatial Coordinates: Precise geographic coordinates are provided, allowing prospective buyers to easily locate, visit, and independently inspect the exact boundaries of the land plot.
- Rural Lifestyle Appeal: The property offers an authentic countryside living opportunity, appealing to buyers looking to escape urban environments while remaining close to a key regional town.
- Growth Corridor Location: Situated within County Monaghan, the property benefits from proximity to active cross-border economic zones and ongoing regional infrastructure development initiatives.
But keep in mind:
- Unconditional Auction Risk: The lands are being sold as seen and expressly not subject to planning permission, meaning buyers carry the full financial risk if they cannot secure future development rights.
- Planning Permission Uncertainty: Any aspiration to build a one-off house is entirely dependent on local council discretion, and buyers must thoroughly investigate local housing need rules before bidding.
- Omitted Asking Price: The absence of a listed asking price makes it difficult to gauge seller expectations or assess market value without reviewing comparable local land transactions independently.
- Unclear VAT Implications: The listing notes that VAT details must be referred to in the legal contract, introducing potential hidden tax liabilities that require careful pre-auction legal review.
- Irregular Land Shape: The property is described as an irregular shaped block, which might present minor inefficiencies for specific types of modern agricultural machinery or fencing layouts.
- Agricultural Access Limits: The reliance on a minor road off the R937 may require careful negotiation for heavy commercial farm vehicles or construction traffic servicing a new build.
- Lack of Existing Services: As undeveloped agricultural land, prospective buyers should verify the proximity, capacity, and connection costs for essential utilities like electricity, water, and wastewater.
- Strict Auction Commitments: Purchasing via a live virtual and public auction typically requires immediate deposit payments and non-standard contract terms that leave no room for post-bid renegotiation.
- Exempt BER Status: While typical for bare land, the BER exemption provides no energy efficiency baseline, though this is primarily relevant if residential structures are eventually built.
- Due Diligence Time Constraints: Relying on a fixed auction date compresses the timeframe available for comprehensive legal, environmental, and topographical investigations by the buyer's professional team.
- Potential Drainage Requirements: The elevated slope is scenic, but buyers should investigate soil permeability and potential runoff or drainage management needs for both farming and building purposes.
- Boundary Verification Need: The mature hedging and trees must be physically walked and verified against folio maps to ensure there are no historical encroachment issues or disputed fence lines.
- Local Housing Restrictions: Monaghan County Council implements strict rural housing guidelines that often restrict one-off rural housing permits to local applicants with demonstrated housing needs.
- Soil Quality Testing Omitted: While described as good quality grazing ground, independent soil testing has not been provided, so agricultural buyers should commission their own agronomy assessments.
- Market Volatility Exposure: Buying at auction without a price guide exposes the bidder to the risk of overpaying in a competitive bidding environment driven by emotional or speculative demand.
- Legal Title Nuances: Because the property is sold as seen under auction conditions, any title defects or burdens noted in the contract of sale must be accepted by the winning bidder.
- Limited Public Transit: The rural Braddox location lacks immediate public transport links, making private vehicle ownership essential for accessing the site and surrounding amenities.
- Future Development Levies: Should planning permission eventually be secured, the buyer will be subject to local authority development contributions and connection fees, adding to total project costs.
- Maintenance Responsibilities: Owning twelve acres of rural land requires ongoing management of boundaries, weed control, and general upkeep to prevent neighbor disputes or environmental infractions.
- Environmental and Heritage Designations: Buyers must verify whether the lands are subject to any environmental designations, protected structures, or rights of way that could restrict future land use.
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 consists of agricultural land rather than a built structure, spanning approximately 12.03 acres in one large irregular shaped block.
- The listing notes the land is being sold as seen and not subject to planning permission, meaning a buyer would need to investigate local planning policies and their eligibility for a one-off rural house.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: not applicable as this is a land-only listing with no residential dwelling present.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
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 Monaghan area
31 DEVIN REILLY TERRACE, MONAGHAN, MONAGHAN
- Sale date
- Declared sale price
- €120,000.00
PARK RD, MONAGHAN, MONAGHAN
- Sale date
- Declared sale price
- €530,000.00
AUGHNASEDA, MONAGHAN, MONAGHAN
- Sale date
- Declared sale price
- €500,000.00
26 GLENVIEW DR, MONAGHAN, MONAGHAN
- Sale date
- Declared sale price
- €200,000.00
17 ST PATRICKS TERRACE, MONAGHAN, MONAGHAN
- Sale date
- Declared sale price
- €150,000.00
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
- Solicitor legal fees: approximately 1500 to 3000 euro plus VAT.
- Land registration fees: approximately 200 to 800 euro depending on property value.
- Property valuation fees: approximately 150 to 300 euro.
- Surveyor fees: approximately 500 to 1200 euro.
- Annual home insurance: approximately 350 to 700 euro.
Forum Talk
What people are saying about this area
- Locals in the Monaghan area frequently discuss regional agricultural developments and land use trends in rural forums.
- Community discussions often highlight the strong presence of the agri-business sector, particularly mushroom farming and timber-frame construction around Monaghan town.
- Residents note that proximity to regional transport routes like the N2 provides good connectivity to larger urban centres such as Dublin and Derry.
- Rural property buyers in the Braddox area often share insights regarding local planning guidelines for one-off rural housing.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children2/10
The property consists of agricultural land rather than a residential house, making it entirely unsuitable for young children to inhabit immediately.
- Teenagers2/10
As vacant land measuring roughly 12.03 acres without a dwelling, teenagers would find no residential amenities or living space here.
- Multi-generational Living2/10
The offering is raw land. While it is marketed as an ideal location for a one-off house subject to planning, it currently offers no multi-generational living facilities.
- Single Buyers3/10
Single buyers looking to build their own home might view this as an interesting plot, though purchasing land not subject to planning carries significant risk.
- Couples3/10
Couples hoping to construct a bespoke rural home could see potential here, but the lack of existing residential structures means substantial time and capital investment are required.
- Empty Nesters2/10
Empty nesters seeking a manageable, downsized home will find a plot of agricultural land unsuited to their immediate practical needs.
- Retirees2/10
Retirees looking for accessible, low-maintenance housing options cannot use vacant agricultural land without undertaking a major construction project.
Work
3 areas- Remote Working3/10
There is no physical structure on the land, meaning remote work is impossible until a dwelling with appropriate digital infrastructure is built.
- Hybrid Commuting3/10
The location is roughly 8km from Monaghan and Clontibret/N2, but the lack of a current home makes commuting practical only if building a residence.
- Retired5/10
Suitable for retirees who wish to manage agricultural land or build a bespoke retirement home, provided they are prepared for development projects.
Practical
8 areas- Heritage Home1/10
There are no historical dwellings on the property.
- Ageing in Place1/10
Without a residential building or accessible home features, this land is entirely unsuitable for ageing in place in its current state.
- Low Maintenance6/10
As agricultural grazing land maintained in one large block with mature boundaries, ongoing maintenance is relatively straightforward if leased out for farming.
- Secure Gated Entry3/10
The boundaries consist of mature hedging and trees, but specific boundary security and gated access points should be verified by the buyer.
- Minimalist Design1/10
There are no architectural structures on the property to evaluate for minimalist design.
- Flexible Floor Plans1/10
No floor plans exist as the property comprises vacant land.
- Ecological Setup8/10
The property features c. 12.03 acres of good quality grass, mature tree and hedge boundaries, and an elevated slope, offering strong ecological and green potential.
- Outdoor areas10/10
Comprising approximately 12.03 acres of elevated, green countryside with wonderful views, the outdoor space is vast and entirely open.
Interests
9 areas- Gardening8/10
With over 12 acres of good quality grazing land, there is immense scope for extensive landscaping, polytunnels, or horticultural projects, though it is currently agricultural.
- Walking7/10
The property's elevated slope and mature boundaries offer pleasant walking potential within your own land, and the surrounding rural roads provide additional routes.
- Gym1/10
No fitness or gym facilities are present on the land.
- Cycling6/10
The minor access roads and proximity to the R937 provide routes for cycling enthusiasts, though rural road conditions should be verified.
- Golf5/10
Monaghan town and the surrounding region host various local sporting clubs, but proximity to specific golf courses should be verified by the buyer.
- Fishing5/10
County Monaghan is known for its lakes and waterways, though buyers should verify specific local angling rights and proximity to fishing spots.
- Horse Riding9/10
The scale of the c. 12.03 acres combined with good quality grazing ground makes this an ideal property for keeping horses and equestrian pursuits.
- Water Sports1/10
There are no notable water sports facilities directly associated with this agricultural land parcel.
- Entertaining1/10
As an open agricultural field, there are no indoor or outdoor hosting structures suitable for entertaining guests.
Lifestyle
5 areas- Quiet Living9/10
Located off a minor road in a rural setting near Monaghan, the lands offer an exceptionally quiet and peaceful environment surrounded by verdant countryside.
- Rural Living10/10
This is a prime parcel of c. 12.03 acres of good quality grazing ground, providing an authentic rural living or agricultural opportunity.
- Village Living4/10
While close to local towns like Monaghan and Ballybay, the immediate setting is strictly rural rather than village-based.
- Coastal Living1/10
The property is located inland in County Monaghan, far removed from any coastal amenities.
- Urban Living2/10
Situated in a rural townland outside Monaghan town, this offers a countryside experience rather than urban convenience.
Social
6 areas- Community Involvement5/10
Located in the parish of Braddox with proximity to Monaghan town, offering opportunities to engage with local rural and town communities.
- Café Culture3/10
While Monaghan town offers local amenities and cafes 8km away, the immediate rural location lacks any walk-in café culture.
- Nightlife2/10
The rural setting provides zero nightlife, though Monaghan town is a short drive away for evening entertainment.
- Health/Wellness groups3/10
Access to health and wellness groups would require traveling into nearby Monaghan town.
- Networking Opportunities2/10
Agricultural land parcels offer very limited direct networking opportunities outside of local farming circles.
- Tech-Hub Connectivity1/10
There are no buildings or utilities currently on the site to support tech connectivity.
Listing information
- Agent
- Wilsons Auctions
- Phone
- 01 464 2800
- Published on HouseDelve
- 17 October 2026
- Correction
- Report an issue
HD-C80B1AHouseDelve · 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.