Lands Miltown, Graiguenmanagh, Borris, Co. Kilkenny
€110,000
What you'll like:
- Substantial acreage scale: The property encompasses approximately 29.52 acres or 11.95 hectares, providing a significant footprint for agricultural operations, livestock grazing, or potential long-term asset holding.
- Manageable division layout: The holding is conveniently laid out in seven distinct divisions, which facilitates efficient rotational grazing and overall land management for farming enterprises.
- Established boundary screening: Mature hedgerows and trees form boundaries in part across the parcel, offering natural shelter for livestock and enhancing the rural aesthetic appeal.
- Productive grassland quality: The elevated site is currently maintained in grass that appears well-suited to livestock farming and associated agricultural activities without requiring immediate heavy reclamation.
- Dual road frontage: The parcel benefits from direct access along two separate roads, which improves machinery maneuverability and general logistical access for farm vehicles.
- Elevated scenic viewpoints: Situated on an elevated site, the land commands outstanding distant views of the surrounding countryside, adding aesthetic value to the rural setting.
- Strategic regional positioning: Located near the Carlow and Kilkenny border, the asset sits centrally between Borris and Graiguenmanagh, offering convenient access to local towns and services.
- Proximity to Borris village: The land is positioned just four kilometers south of Borris village, ensuring quick access to local convenience stores, community facilities, and everyday amenities.
- Proximity to Graiguenamanagh: The property lies only four kilometers north of Graiguenamanagh town, allowing easy reach to schools, shopping options, restaurants, and active sporting clubs.
- Access to regional hubs: Kilkenny City is reachable within a convenient thirty-minute drive, connecting buyers to major urban infrastructure, extensive shopping, and broader transport networks.
- Proximity to New Ross: The town of New Ross is located approximately twenty-three kilometers away, providing an additional nearby center for commerce, employment, and regional services.
- River Barrow amenities: The nearby town sits on the River Barrow, offering local residents exceptional aquatic facilities including boating, fishing, swimming, kayaking, and canoeing opportunities.
- Local tourism appeal: The scenic locale near Brandon Hill and Duiske Abbey draws consistent visitor interest, contributing to the vibrant local community and regional economic stability.
- Affordable entry price: With an asking price of €110,000 for nearly thirty acres, the lot presents a remarkably low absolute capital entry point for rural land ownership.
- Stable asking price history: Price tracking data indicates the asking figure has remained completely unchanged at €110,000, suggesting a fixed vendor expectation without volatile mid-campaign markup adjustments.
- Auction route certainty: Scheduled for a live virtual and public auction format, the sale process provides a transparent, definite timeline for interested bidders to secure the asset.
- Clear folio documentation: The property is explicitly contained within folio KK18321F, giving legal practitioners a clear, identifiable starting title unit to review prior to bidding.
- Potential residential site: The description highlights potential as an ideal location for a one-off house, which may appeal to buyers looking for a future rural residential project.
- Agricultural rental demand: Regional demand for grazing land remains consistently steady, meaning a buyer could potentially lease the grass out to local farmers to generate passive income.
- Defined legal representation: The inclusion of a named solicitor firm allows prospective purchasers to quickly obtain contract packs and clarify any legal questions before auction day.
But keep in mind:
- Unconditional contract risk: The lands are being sold strictly as seen and are explicitly not subject to planning permission, meaning buyers bear the full regulatory risk for any future development.
- Uncertain planning viability: While cited as a potential one-off house site, securing local authority planning permission in a rural agricultural zone is never guaranteed and requires thorough pre-application due diligence.
- Irregular parcel geometry: The land configuration is described as an irregular-shaped block, which could occasionally complicate modern machinery operation or efficient fencing layouts.
- Exempt BER status: The property documentation indicates a BER exemption, though buyers should verify whether this status applies strictly due to the absence of habitable structures on site.
- Unverified exact boundaries: The exact extent and condition of the mature hedging and tree boundaries should be physically walked and verified against the official folio map by a qualified surveyor.
- Auction deposit requirement: Participating in the public auction format typically demands immediate payment of a substantial non-refundable deposit upon the fall of the virtual hammer.
- Limited structural improvements: As bare agricultural land, the property lacks any existing farm buildings, handling pens, or water supply infrastructure, which buyers may need to install independently.
- Potential title caveats: The note regarding VAT appearing in the legal contracts highlights the need for a tax advisor to review potential VAT liabilities on the agricultural purchase.
- Hidden access limitations: Although road frontage is noted on two roads, a buyer must inspect the physical gateways to ensure they are wide and safe enough for modern agricultural machinery.
- Drainage and soil verification: The buyer should independently investigate subsurface soil conditions and winter drainage capacity across the elevated site to ensure year-round livestock suitability.
- Right of way checks: Due diligence must confirm whether any local utility easements, third-party rights of way, or common access paths cross any of the seven land divisions.
- Public auction completion pressure: Purchasing via an auction platform eliminates standard cooling-off periods and mortgage contingency clauses, requiring cash funds or fully pre-approved financing.
- Competition at auction: Public and virtual auctions can attract speculative local interest, potentially driving competitive bidding beyond the initial baseline asking price.
- Lack of internal water troughs: The listing does not mention an active piped water supply across the divisions, meaning livestock provisioning may require immediate capital investment in wells or cartage.
- Fencing maintenance liability: The existing boundaries rely on mature hedging and trees, which may require immediate gap-stocking or new wire fencing to reliably contain livestock.
- Local development restrictions: County Kilkenny planning guidelines for rural housing can be stringent, often requiring applicants to demonstrate local housing need criteria.
- Future agricultural policy shifts: Changes in national or European agricultural subsidies and environmental regulations could impact the long-term economic return of holding rural grassland.
- Absence of floor area metrics: The floor area and exact dimensions are not detailed beyond the hectare measurement, necessitating careful physical inspection of the plot boundaries.
- Unknown neighbor relations: As an open parcel of land, boundary disputes or shared ditch maintenance responsibilities with adjacent landowners should be investigated locally.
- Limited historical price context: While asking price data shows stability at €110,000, the lack of comparable recent sales in the immediate townland makes valuation benchmarking challenging.
Price positioning
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- The asking price of one hundred ten thousand euros for approximately twenty-nine and a half acres appears relatively modest at first glance, potentially signalling an attractive entry point designed to generate competitive interest at auction rather than reflecting the ultimate market clearing value.
- Valuation signals are mixed because while the price per acre calculates to a seemingly low baseline, the disclaimer that the parcel is sold as seen and not subject to planning restricts immediate residential development potential for speculative buyers.
- This pricing strategy could be supported by strong regional demand for agricultural land and local farmers seeking expansion opportunities, though it might be undermined by the lack of guaranteed planning permission for a one-off rural dwelling.
- Relevant contextual factors include dual road frontage and elevated scenic views over the surrounding countryside, which add inherent appeal but must be weighed against agricultural yield capabilities and regulatory hurdles for obtaining future development rights.
Build Analysis
What we know from similar construction types
- The property consists of approximately 11.95 hectares (29.52 acres) of agricultural land rather than a residential building structure.
- The listing notes that the lands are being sold as seen and not subject to planning permission, meaning a buyer would need to investigate local planning policies regarding the feasibility of obtaining permission for a one-off house.
- A buyer should investigate access rights, boundary fencing, and agricultural utility based on the described road frontage and division into seven parts.
Heating cost*
Estimated expense to heat this property every year
- Not applicable: The property listing is for agricultural land of approximately 29.52 acres with no residential structure included, therefore there are no heating costs.
Pollution Safe
9/10Environmental 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 Borris area
COOLNABRONE, BORRIS, KILKENNY
- Sale date
- Declared sale price
- €300,000.00
Mount Ullard, Ullard, Borris
- Sale date
- Declared sale price
- €660,000.00
CLOHASTIA, BORRIS, KILKENNY
- Sale date
- Declared sale price
- €200,000.00
COOLNABRONE, BORRIS, KILKENNY
- Sale date
- Declared sale price
- €335,000.00
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: €1,100 — 1% of €110,000.
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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 euro plus VAT and outlays.
- Land registration fees: 175 to 700 euro depending on the nature of the property and mapping requirements.
- Property valuation fees: 150 to 300 euro.
- Surveyor fees: 500 to 1,500 euro depending on the extent of the land being surveyed.
- Annual home insurance: Not applicable as the property listing is for agricultural land rather than a habitable residential structure.
Forum Talk
What people are saying about this area
- Local discussions highlight the scenic rural appeal of the area situated near the Carlow and Kilkenny border.
- Residents frequently mention the strong sense of community and the outdoor amenities offered by nearby Graiguenmanagh and Borris.
- Community forums often discuss local agricultural activities and land management in this countryside setting.
- Locals note the proximity to the River Barrow and Brandon Hill as major highlights for outdoor recreation and tourism.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children2/10
The offering consists of agricultural land rather than a residential dwelling, meaning it is not suitable for families with young children unless a home is built.
- Teenagers2/10
With no existing house or immediate urban amenities on-site, teenagers would find the rural land location isolated for daily social activities.
- Multi-generational Living3/10
The substantial acreage offers potential space for multi-generational plans, but any development would be subject to obtaining necessary planning permission.
- Single Buyers3/10
An affordable entry price point of €110,000 may attract single buyers looking for land investment, though building a home requires navigating strict planning rules.
- Couples3/10
Couples seeking a long-term self-build project might find the land appealing, but the purchase is sold as seen and not subject to planning.
- Empty Nesters2/10
Empty nesters looking to downsize to a manageable, low-maintenance home would need to undertake a major construction project from scratch.
- Retirees2/10
The raw agricultural nature of the property lacks the immediate accessibility and conveniences typically sought by retirees.
Work
3 areas- Remote Working4/10
Remote working is theoretically possible if a home is built, but buyers should verify local broadband and connectivity infrastructure.
- Hybrid Commuting3/10
The rural location means commuting to major employment hubs requires significant travel, with Kilkenny city roughly 30 minutes away.
- Retired2/10
Managing a large agricultural holding is physically demanding and less suited for a retired lifestyle unless leased out to farmers.
Practical
8 areas- Ageing in Place1/10
The property lacks any residential structure or accessibility features required for ageing in place.
- Low Maintenance4/10
While agricultural land does not require building maintenance, managing nearly 30 acres of grassland and boundaries requires ongoing agricultural upkeep.
- Secure Gated Entry3/10
The lands feature road frontage on two roads with mature boundaries, but specific security infrastructure would need to be installed by the buyer.
- Minimalist Design1/10
There are no architectural structures on the property to reflect minimalist design.
- Flexible Floor Plans1/10
Floor plans are not applicable as there is no dwelling currently standing on the land.
- Heritage Home1/10
The property consists of agricultural land divisions rather than a historical or heritage residence.
- Ecological Setup8/10
The lands feature mature boundaries of hedging and trees, offering strong potential for ecological and environmental setups.
- Outdoor areas10/10
Comprising approximately 29.52 acres in one block across seven divisions, the outdoor space is vast and suitable for agricultural or recreational pursuits.
Interests
9 areas- Gardening8/10
With c. 29.52 acres of good quality grassland, there is virtually unlimited space for large-scale gardening or landscaping projects.
- Walking8/10
The surrounding countryside, proximity to Brandon Hill, and the River Barrow area offer fantastic opportunities for walking enthusiasts.
- Gym1/10
There are no gym facilities directly associated with the land; buyers should investigate local amenities in nearby towns.
- Cycling7/10
The rural roads surrounding the property provide scenic routes for cyclists, though undulating terrain should be expected.
- Golf4/10
Golf enthusiasts would need to travel to regional courses, as there are no immediate links directly on the property.
- Fishing7/10
The nearby River Barrow provides excellent aquatic facilities, including fishing, boating, and canoeing.
- Horse Riding8/10
The generous acreage and rural setting make these lands potentially well-suited for equestrian use and horse riding.
- Water Sports7/10
Proximity to the River Barrow supports various water sports like swimming, kayaking, and boating in the local area.
- Entertaining2/10
As vacant agricultural land without a dwelling, entertaining is currently limited to outdoor activities.
Lifestyle
5 areas- Quiet Living9/10
Located in a scenic rural area near the Carlow/Kilkenny border, the property offers exceptional peace, quiet, and distant countryside views.
- Rural Living10/10
Spanning nearly 30 acres of elevated grassland with mature boundaries, this is a prime example of traditional rural living.
- Village Living5/10
While rural, the lands are positioned a short distance from Borris and Graiguenamanagh, providing nearby village amenities.
- Coastal Living1/10
The property is located inland in County Kilkenny, far from any coastal environments.
- Urban Living1/10
This is strictly a rural landholding rather than an urban setting, with Kilkenny city being a 30-minute drive away.
Social
6 areas- Community Involvement5/10
Community engagement would rely on integrating with nearby rural settlements like Borris and Graiguenamanagh.
- Café Culture3/10
Local towns provide some local cafes, but immediate access to a vibrant cafe culture is limited.
- Nightlife1/10
Nightlife options are virtually non-existent directly around the site, requiring travel to larger towns or Kilkenny city.
- Health/Wellness groups3/10
Wellness groups would need to be accessed via community centers in nearby towns and villages.
- Networking Opportunities1/10
As raw agricultural land, professional networking opportunities on-site are absent.
- Tech-Hub Connectivity1/10
There are no tech hubs in the immediate vicinity; buyers should verify remote connectivity options.
Listing information
- Agent
- Wilsons Auctions
- Phone
- 01 464 2800
- Current status
- active
- Published on HouseDelve
- 11 October 2026
- Correction
- Report an issue
HD-3C20CAHouseDelve · 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.