Loughill West, Loughill, Limerick
Price on application
What you'll like:
- Generous Site Area: The property extends to approximately 3.5 acres, providing ample space for three substantial residential plots exceeding one acre each. This generous sizing enhances buyer privacy and overall market appeal.
- Full Planning Permission: The land benefits from active full planning permission for three detached homes, significantly reducing pre-development risk and shortening the timeline required to commence construction operations.
- No Occupancy Restrictions: The planning terms explicitly omit any local occupancy clauses, allowing future homes to be freely sold on the open market without demographic limitations.
- Shovel Ready Status: Essential preliminary infrastructure including footpaths, public lighting, and three distinct individual entrances are already installed, minimizing initial capital expenditure for the developer.
- Substantial Home Size: Each approved two-storey residence measures an impressive 212 square meters, catering directly to current buyer demand for large, spacious modern family accommodation.
- Contemporary Open Plan: The approved architectural layouts feature modern open-plan living concepts, which consistently command higher demand and superior resale values in the regional housing market.
- Scenic Estuary Vistas: Positioned on an elevated plot, the development enjoys picturesque views over the Shannon Estuary, providing a highly marketable and aesthetically pleasing residential environment.
- Village Centre Location: Situated directly within the heart of Loughill village, future residents will benefit from immediate access to local community facilities and a traditional rural lifestyle.
- Direct School Proximity: The site sits directly opposite Gerald Griffin National School, making the finished properties exceptionally attractive to young families with school-aged children.
- Wild Atlantic Way Setting: Located along the scenic coastal touring route, the location offers strong lifestyle appeal for buyers seeking proximity to coastal amenities and natural landscapes.
- Strategic Regional Positioning: Positioned conveniently between Foynes and Glin, residents gain easy access to local employment hubs, maritime facilities, and historical village attractions.
- Improving Infrastructure Access: The ongoing construction of the Foynes to Limerick Dual Carriageway will substantially enhance future regional connectivity and reduce commuter travel times.
- Ferry Connectivity Proximity: The location is a mere ten-minute drive from the Tarbert to Killimer ferry, offering seamless cross-estuary travel into County Clare and beyond.
- Coastal Leisure Proximity: Being only thirty minutes from Ballybunnion provides future occupants with effortless access to renowned championship golf courses and popular sandy beaches.
- Individual Plot Entrances: The inclusion of three separate, pre-formed individual entrances ensures that each finished property maintains total independence and privacy from its neighbors.
- Proven Local Demand: The scarcity of ready-to-build permitted sites in West Limerick ensures that completed high-specification homes should encounter robust local and regional buyer interest.
- Established Residential Setting: Being integrated into an established village fabric means utility connections and civic services are closely aligned with the property boundary.
- Clear Development Scope: The limitation to just three homes reduces construction logistics complexity while maximizing the financial return potential across the 3.5-acre holding.
- Family-Oriented Design: The four-bedroom configuration of each planned dwelling directly addresses the undersupplied market segment for large family homes in rural and semi-rural settings.
- Direct Agent Access: The listing is managed by a named local estate agent with direct contact details provided, facilitating straightforward inquiries regarding planning documentation.
But keep in mind:
- Unspecified Asking Price: The listing provides no clear guide or asking price, requiring interested parties to submit inquiries to establish affordability and market value.
- Missing BER Details: The property lacks a Building Energy Rating certificate, which should be verified to understand future compliance costs for the planned dwellings.
- Planning Expiry Verification: The buyer must independently verify the exact grant date and current validity status of the full planning permission to ensure it has not lapsed.
- Development Levies Liability: Prospective purchasers should investigate potential local authority development contributions and connection fees associated with activating the current planning permission.
- Utility Connection Capacity: The buyer needs to confirm the proximity and capacity of local water, mains drainage, and electrical supplies to service three new large residences.
- Soil and Ground Conditions: A comprehensive site investigation and geotechnical survey should be commissioned to determine foundation requirements and rule out unexpected excavation costs.
- Surface Water Management: The buyer must review surface water disposal plans to ensure compliance with environmental standards and prevent localized flooding on the elevated terrain.
- Access Sightlines Compliance: Local authority road safety requirements should be checked against the existing entrances to ensure sightlines meet current planning and highway standards.
- Construction Cost Inflation: Building three 212-square-meter homes involves substantial capital outlay, exposing the developer to ongoing material and labor price volatility in the construction sector.
- Wastewater Treatment Systems: The buyer must verify whether the development connects to a public mains sewer system or requires the installation of private treatment facilities.
- Boundary Demarcation Check: Legal counsel should review the exact folio maps and boundaries to confirm there are no discrepancies or third-party access claims over the 3.5 acres.
- Archaeological Restrictions: Given the rural West Limerick location, the buyer should check if the local authority has attached any archaeological monitoring conditions to the planning grant.
- Resale Market Depth: While large homes are attractive, the rural village setting may experience a slower absorption rate compared to urban centers in Limerick City.
- Foynes Port Proximity Impact: The buyer should investigate whether industrial activity or heavy traffic associated with the nearby Port of Foynes might affect residential amenity.
- Financing Availability: Securing development finance for a three-house rural project can be challenging, requiring robust proof of capital reserves and detailed costings for lenders.
- Local Occupancy Compliance Proof: Although no restriction is noted in the text, legal advisors must thoroughly inspect the official planning file to definitively rule out hidden conditions.
- Architectural Condition Compliance: All specific conditions attached to the planning permission grant must be meticulously cataloged and adhered to during the construction phase.
- Public Lighting Maintenance: The buyer should ascertain who holds responsibility for maintaining the public lighting already installed along the front of the development site.
- Traffic Safety Assessment: The location opposite a national school may experience localized traffic congestion during morning and afternoon drop-off and pick-up times.
- Future Expansion Limits: The existing planning permission is strictly capped at three units, meaning any future intensification of the site would require a brand-new planning application.
Price positioning
?
- Selected recent transacted market evidence informs this asking-price comparison.
- Selected sale: CARHUBANE MORE, LOUGHILL, CO LIMERICK — 2026-06-23 — €320,000.00.
- The property is offered as a circa 3.5 acre development site with full planning permission for three four-bedroom homes and Shannon Estuary views.
- The listing price is noted as POA rather than a fixed asking figure, reflecting the specific nature of the development opportunity.
Build Analysis
What we know from similar construction types
- The listing describes a circa 3.5-acre development site with full planning permission for three individual two-storey, four-bedroom residences, each measuring approximately 212 square metres.
- A buyer should verify the current status, exact conditions, and expiry date of the full planning permission with the local authority.
- The site is noted as shovel-ready with footpaths, public lighting, and three individual entrances already in place, but a buyer should commission independent site surveys to assess ground conditions, drainage, utility connections, and infrastructure costs.
- The absence of an occupancy clause should be verified legally to ensure complete freedom of use or sale upon completion.
- Potential advantages include the opportunity to construct modern, custom-designed homes tailored to contemporary open-plan living standards in an elevated position with Shannon Estuary views.
Heating cost*
Estimated expense to heat this property every year
- Not applicable as this is a development site with planning permission for three unbuilt homes rather than an existing habitable residential property.
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 Loughill area
CARHUBANE MORE, LOUGHILL, CO LIMERICK
- Sale date
- Declared sale price
- €320,000.00
1 WOODLAWN, LOUGHILL, LIMERICK
- Sale date
- Declared sale price
- €196,500.00
CARROWBANE BEG, LOUGHILL, COUNTY LIMERICK
- Sale date
- Declared sale price
- €50,000.00
2 ASGARD COVE, LOUGHILL, LIMERICK
- Sale date
- Declared sale price
- €410,000.00
KILTEERY, LOUGHILL, CO LIMERICK
- Sale date
- Declared sale price
- €58,000.00
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
- Stamp duty: Varies depending on whether the purchase is for a commercial/development site or residential units, typically calculated at 1 percent to 7.5 percent of the purchase price.
- Solicitor legal fees: Estimated between 1500 euro and 3000 euro plus VAT and outlays for conveyancing.
- Land registration fees: Approximately 400 euro to 800 euro depending on the value of the property and mapping requirements.
- Property valuation fees: Usually around 150 euro to 250 euro for a standard mortgage valuation report.
- Surveyor fees: Estimated between 500 euro and 1200 euro depending on the scale and complexity of the site and proposed development.
- Annual home insurance: Not applicable until construction is completed, but typically ranges from 400 euro to 900 euro per finished property.
Forum Talk
What people are saying about this area
- Local community discussions highlight Loughill's scenic location along the Wild Atlantic Way and its proximity to the Shannon Estuary.
- Residents frequently note ongoing regional infrastructure improvements, including the Foynes to Limerick Dual Carriageway development.
- The village benefits from local amenities such as the Gerald Griffin National School situated directly across from the site.
- Community interest often centres around rural residential developments and local tourism along the coastal route between Foynes and Glin.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
The development land is conveniently located directly opposite Gerald Griffin National School in Loughill Village, making this an especially attractive location for families with young children.
- Teenagers6/10
The generous 4-bedroom homes provide ample space for teenagers, though local secondary schooling options and extensive youth amenities should be verified in the wider West Limerick area.
- Multi-generational Living7/10
Each of the three individual residences spans 212m2 with a contemporary open-plan design and a plot size of 1 acre or more, offering potential space for multi-generational requirements subject to layout suitability.
- Single Buyers2/10
As this is a development site with planning permission for three large 4-bedroom luxury homes, it is primarily targeted at developers or families rather than individual single buyers.
- Couples4/10
Couples looking to build or buy a substantial 212m2 home will find plenty of space, though the properties are specifically sized and designed as large four-bedroom family accommodations.
- Empty Nesters5/10
The elevated site with Shannon Estuary views offers an appealing lifestyle for empty nesters, though the 4-bedroom, 212m2 floor plans might exceed their daily space requirements.
- Retirees5/10
The scenic, elevated location overlooking the Shannon Estuary provides a tranquil setting for retirees, but buyers should consider long-term accessibility and maintenance of larger homes and plots.
Work
3 areas- Remote Working8/10
The spacious 212m2 contemporary open-plan homes easily accommodate dedicated home offices, though broadband connectivity speeds should be verified by prospective buyers.
- Hybrid Commuting6/10
Commuting options are enhanced by the Foynes to Limerick Dual Carriageway currently under construction, though travel times to major employment hubs require careful planning.
- Retired8/10
The tranquil village setting, beautiful estuary views, and absence of an occupancy clause make this an attractive proposition for retirees looking to build a custom home.
Practical
8 areas- Ageing in Place7/10
The spacious two-storey designs offer potential for modification, though buyers should verify if ground-floor bedroom and bathroom configurations are suitable for long-term ageing in place.
- Low Maintenance4/10
With each plot measuring 1 acre or more and large 212m2 homes, property maintenance demands will be substantial rather than minimal.
- Secure Gated Entry6/10
The development features three individual entrances already in place, but private security gates would need to be installed by individual owners if desired.
- Minimalist Design7/10
The planning permission specifies contemporary open-plan living concepts, lending themselves well to modern minimalist interior design aesthetics.
- Flexible Floor Plans8/10
Each 212m2 four-bedroom, two-storey residence has been thoughtfully designed to offer generous modern family accommodation with flexible layout potentials.
- Heritage Home1/10
These are newly planned, shovel-ready modern constructions with full planning permission rather than historic or heritage properties.
- Ecological Setup6/10
The generous 1-acre individual plots offer excellent potential for bespoke ecological and green energy setups, though specific BER ratings and eco-features will depend on construction choices.
- Outdoor areas10/10
An exceptional outdoor offering featuring a circa 3.5-acre elevated site with stunning Shannon Estuary views, where each of the three plots measures 1 acre or more.
Interests
9 areas- Gardening9/10
With each plot measuring 1 acre or more as part of a 3.5-acre site, there is extensive outdoor space ideal for avid gardeners and landscaping projects.
- Walking7/10
The scenic Wild Atlantic Way setting and village location offer pleasant local walks, though specific pedestrian trail networks should be verified locally.
- Gym3/10
There are no dedicated commercial gym facilities directly within the village, meaning residents would likely need to travel to nearby towns for fitness facilities.
- Cycling7/10
The scenic roads along the Shannon Estuary and Wild Atlantic Way provide picturesque cycling routes, though local traffic conditions on the N69 should be considered.
- Golf5/10
While the renowned seaside town of Ballybunion with its famous golf courses is approximately 30 minutes away, local course availability should be investigated by enthusiasts.
- Fishing8/10
The prominent location right on the Shannon Estuary offers excellent opportunities for water-based activities and fishing enthusiasts.
- Horse Riding6/10
The generous plot sizes and rural West Limerick surroundings offer potential for equestrian interests, subject to setting up appropriate local stables or facilities.
- Water Sports8/10
Directly overlooking the Shannon Estuary and situated along the Wild Atlantic Way, the location is highly conducive to various water sports and marine activities.
- Entertaining9/10
The contemporary open-plan design spanning 212m2 per home, combined with elevated estuary views and large 1-acre plots, provides a fantastic environment for hosting and entertaining.
Lifestyle
5 areas- Quiet Living8/10
Situated in the heart of Loughill Village with an elevated setting, the location offers a peaceful rural and village atmosphere away from major urban congestion.
- Rural Living8/10
Set across approximately 3.5 acres in West Limerick with views over the Shannon Estuary, this provides a distinctly rural lifestyle complemented by village conveniences.
- Village Living9/10
Located directly in Loughill Village with immediate access to local amenities and right across from the local national school, placing it firmly in a close-knit community setting.
- Coastal Living7/10
Positioned along the Wild Atlantic Way with wonderful views over the Shannon Estuary and close proximity to coastal and ferry routes like the Tarbert Killimer Ferry.
- Urban Living3/10
The location is distinctly rural and village-based, far removed from urban centers, though regional connectivity will improve with the Foynes to Limerick Dual Carriageway under construction.
Social
6 areas- Community Involvement8/10
Being positioned directly in Loughill Village and opposite the national school fosters a strong sense of community integration and local participation.
- Café Culture4/10
Village living offers a quieter pace with limited local café options, requiring trips to neighboring towns for a more vibrant café scene.
- Nightlife2/10
Loughill is a quiet rural village with minimal nightlife options, meaning residents will need to travel to larger nearby towns for evening entertainment.
- Health/Wellness groups5/10
Local wellness groups would typically be community-led or require travel to nearby centers like Foynes or Glin.
- Networking Opportunities3/10
Professional networking opportunities are sparse directly within the village, making remote work or travel to regional hubs necessary for business networking.
- Tech-Hub Connectivity3/10
The location is primarily residential and rural, so proximity to major tech hubs is limited, though remote working infrastructure relies on individual property broadband setups.
Listing information
- Agent
- Sinead Coughlan Estate Agent
- Phone
- 0874050663
- Published on HouseDelve
- 23 September 2026
- Correction
- Report an issue
HD-62CDE5HouseDelve · 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.