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Meenagrauv, Ballybofey, Co. Donegal

€50,000

BER A3

What you'll like:

  • Attractive Asking Price: The property is offered at a modest entry point of fifty thousand euros, which reduces initial financial exposure for interested land buyers.
  • Stable Pricing History: Recorded asking price tracking shows no upward or downward adjustments, indicating a firm and steady pricing stance by the current seller.
  • Generous Land Extent: The holding spans approximately six point eight acres, providing sufficient space for small-scale agricultural activities or hobby farming pursuits.
  • Favorable Rectangular Shape: The plot features a regular rectangular boundary configuration, which typically simplifies future fencing, management, and internal subdivision planning.
  • Road Frontage Access: The southern boundary directly adjoins a quiet local minor road, ensuring straightforward vehicular access and potential ease of entrance development.
  • Natural Water Source: The northern boundary is defined by the Cloughroe Burn, offering a convenient natural water supply for livestock and agricultural management.
  • Diverse Terrain Profile: The land comprises a productive mix of meadowland alongside an area of rough grazing, accommodating varied agricultural uses.
  • Equestrian Potential: The inclusion of approved plans for horse-related facilities makes this an appealing turnkey opportunity for equine enthusiasts and professionals.
  • Planning Permission Granted: Full planning consent is already in place for a modern portal-framed shed, saving the buyer considerable time and municipal uncertainty.
  • Comprehensive Shed Design: The approved structure is designed to house five individual stables, which directly supports immediate horse boarding and management capabilities.
  • Dedicated Feed Storage: The permitted building incorporates designated space for feed storage, ensuring practical daily operations and organized feed management on-site.
  • Secure Tack Room: The approved layout includes a dedicated tack room to safely store expensive riding gear, saddles, and equipment away from the elements.
  • On-Site Office Space: A planned office within the permitted shed provides a convenient workspace for managing records, client meetings, or administrative daily tasks.
  • Convenient Sanitary Facilities: The inclusion of a WC within the approved building plans enhances comfort and hygiene for workers, owners, and visiting clients.
  • Sand Arena Approval: Planning permission also covers a sand arena, offering an immediate all-weather riding and training surface for equestrian activities.
  • Versatile Agricultural Base: The holding offers great flexibility, easily adaptable for hobby farming, livestock grazing, or specialized equestrian business ventures.
  • Quiet Rural Setting: Situated in a peaceful countryside location, the property provides a tranquil environment well-suited for livestock and sensitive equestrian training.
  • Growth Potential: Developing this raw land into an equipped equestrian base could significantly enhance the long-term asset value and utility of the holding.
  • Manageable Scale: At under seven acres, the holding is large enough for meaningful use yet compact enough for a single owner to maintain easily.
  • Direct Agent Contact: The property is listed through a known local firm, making it straightforward to arrange supervised viewings and gather additional local insights.

But keep in mind:

  • Unspecified Property Type: The listing lacks a clear property classification, requiring buyers to verify local zoning, restrictions, and permitted land uses with the council.
  • Missing Room Dimensions: No detailed floor area or room dimensions are provided for the planned structures, making construction cost estimation difficult without further architectural review.
  • Undeveloped Land State: The property consists primarily of unbuilt land, meaning the buyer must fund and execute all approved construction works from scratch.
  • Construction Cost Risk: Building the permitted shed and sand arena will require substantial capital expenditure beyond the initial purchase price in current market conditions.
  • Planning Expiry Verification: Buyers must verify the exact current status and expiry date of the granted planning permission to ensure approvals have not lapsed.
  • Rough Grazing Utility: Portions of the land are classified as rough grazing, which may require significant drainage or reseeding work to maximize agricultural productivity.
  • Flood Risk Due Diligence: Given that the northern boundary is defined by a burn, the buyer should investigate potential seasonal flood risks affecting lower-lying meadow areas.
  • Access Road Suitability: The minor road fronting the southern boundary should be inspected to ensure it can adequately handle heavy agricultural machinery and horse transport lorries.
  • Utility Connection Availability: The buyer must investigate the proximity and cost of connecting electricity, mains water, or telecommunications to the planned shed and site.
  • Waste Management Requirements: Installation of a private effluent disposal system for the WC will need percolation testing and separate environmental planning compliance.
  • Ground Conditions Assessment: Soil composition and load-bearing capacity should be professionally tested prior to construction to ensure suitability for the sand arena and heavy shed.
  • Fencing Condition Unknown: Existing boundary fencing is not detailed, and the buyer should budget for repairs or new stock-proof fencing around the perimeter.
  • Agricultural Rates Liability: Prospective owners should check whether local authority agricultural rates or other land taxes apply to this smallholding classification.
  • Local Demand Fluctuations: The niche equestrian focus of the approved plans may limit the broader pool of future buyers if the property needs to be resold quickly.
  • Maintenance of Watercourse: Riparian obligations regarding the Cloughroe Burn will require the owner to maintain the waterbank and prevent erosion or blockage.
  • Weather Impact on Terrain: Sloping ground toward the watercourse could become slippery or waterlogged during prolonged wet weather, impacting winter grazing capacity.
  • Security Considerations: Isolated rural plots can be vulnerable to opportunistic theft of equipment or materials, necessitating investment in perimeter gates and security.
  • Restricted Residential Use: Buyers must confirm that planning permission is strictly for agricultural and equestrian use, as residential living quarters are not included.
  • Boundary Demarcation Check: The exact legal boundaries should be verified by a qualified surveyor against Land Registry maps to prevent future neighbor disputes.
  • Restricted Public Transport: The rural location lacks public transport links, meaning all visits to the property require private vehicle transport.

Price positioning

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This comparison depends on limited public and listing evidence, which may be incomplete, outdated or not directly comparable. The score is not a percentage, professional valuation or guaranteed estimate. Ask an independent qualified valuer before relying on a property value.
The asking price looks moderately undervalued compared with the available evidence.
  • The asking price of fifty thousand euros appears notably conservative for a substantial 6.8-acre agricultural smallholding equipped with valuable existing planning permissions for equestrian facilities including a multi-stable portal-framed shed and a sand arena.
  • Under-valuation signals stem from the very low entry barrier for an acreage holding, though this is balanced by the absence of a residential dwelling and the specialized capital expenditure required to fully construct the approved equestrian infrastructure.
  • Such a modest price tag could be supported by localized rural land values and high development costs, while it might be undermined by competitive bidding or strong regional demand for ready-to-go equestrian or hobby farming properties.
  • The single recorded asking price observation indicates a stable marketing strategy without prior reductions, suggesting the agent has deliberately targeted an accessible entry level to stimulate immediate interest and potentially drive competitive offers.

Build Analysis

What we know from similar construction types

  • The property is an agricultural smallholding that includes full planning permission for the construction of a modern portal-framed shed and a sand arena for equestrian use.
  • The planned shed is designed to feature five stables, feed storage, a tack room, an office, and WC facilities.
  • A buyer should verify the exact conditions and expiry dates attached to the granted planning permission.
  • Investigations should be conducted regarding connection capabilities or alternatives for essential services such as water, electricity, and waste management for the proposed agricultural/equestrian structures.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost: Not applicable as the property currently consists of agricultural land with planning permission for a shed and stables rather than a residential dwelling with a heating system.

Environmental checks

Area-level evidence and things to investigate

Air quality

Sources: CAMS model data 2024 · Current air quality · EPA · EPA radon map 2022 · WHO guidelines · EPA radon testing

Nearby sites

Landfills

None found

Waste facilities

None found

Industrial facilities

None found
Sources: EPA historic-landfill file · 2023 · EPA waste facilities · EPA industrial facilities

Nearby infrastructure

Mobile phone masts

None found

Overhead electricity lines

None found

Underground electricity cables

None found
Sources: ComReg Siteviewer (Q1 2026 mobile / Q1 2025 Imagine) · © OpenStreetMap contributors · ODbL

Flood Safe

6/10

Water overflow reports to follow up

  • The property description notes that the northern edge of the land gently slopes down to a local burn, introducing potential proximity considerations for lower-lying parts of the smallholding.
  • Official mapping shows no recorded flood areas directly covering the site, though absence of mapping does not completely rule out all local water risks.
  • The terrain features a mix of meadowland and sloping topography, meaning that surface water runoff during heavy rainfall events should be evaluated locally.
Supporting evidence: Low

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 Ballybofey area

  • 16 GLENPATRICK PARK, BALLYBOFEY, DONEGAL

    Sale date
    Declared sale price
    €221,000.00

  • MULLINAHOSE, BALLYBOFEY, CO DONEGAL

    Sale date
    Declared sale price
    €155,000.00

  • 264 ARD MAC, BALLYBOFEY, CARRON

    Sale date
    Declared sale price
    €145,000.00

  • 2 GLENFIN COURT, GLENFIN RD, BALLYBOFEY

    Sale date
    Declared sale price
    €126,000.00

  • 104 THE BEECHES, NAVENNY, BALLYBOFEY

    Sale date
    Declared sale price
    €272,000.00

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: €500 — 1% of €50,000.
    ?
    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: estimated between 1,200 and 2,500 euro plus VAT.
  • Land registration fees: estimated between 200 and 600 euro depending on the property value.
  • Property valuation fees: estimated between 150 and 300 euro.
  • Surveyor fees: estimated between 500 and 1,000 euro.
  • Annual home insurance: estimated between 350 and 700 euro, though coverage may vary based on future construction.

Forum Talk

What people are saying about this area

  • Local discussions in the Ballybofey area frequently highlight the growing demand for rural agricultural land and smallholdings with equestrian potential.
  • Residents in the broader Donegal region often discuss the complexities and timelines associated with securing contractors for rural new-build and agricultural shed developments.
  • Community forums often emphasize the importance of verifying local water drainage and stream boundary conditions, particularly near watercourses like the Cloughroe Burn.
  • Potential buyers in the area frequently share insights on navigating local planning permissions for equestrian facilities and agricultural outbuildings.
  • Discussions on rural Donegal property values often note that small parcels of land with established planning permission tend to attract niche interest from hobby farmers and equine enthusiasts.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    This is a vacant agricultural smallholding with land and planning permission rather than a residential dwelling, making it unsuitable for young families without substantial investment in building a home first.

    3/10
  • Teenagers

    The property lacks an existing residential structure and is located in a rural setting away from urban amenities, making it impractical for teenagers unless a home is constructed.

    3/10
  • Multi-generational Living

    With no residential accommodation currently on site, multi-generational living is not possible without significant new construction under future planning permissions.

    3/10
  • Single Buyers

    Single buyers looking for a ready-to-move-in home will find this unsuitable, as it consists solely of land with equestrian planning permission.

    3/10
  • Couples

    Couples seeking an immediate home purchase cannot live here, though it offers potential for those willing to undertake a self-build project.

    3/10
  • Empty Nesters

    The absence of a house means empty nesters looking to downsize cannot occupy the property without building from scratch.

    3/10
  • Retirees

    Retirees seeking a comfortable, low-maintenance home will find this land requires major development, though the peaceful rural setting may appeal if they plan to build.

    3/10

Work

3 areas
  • Remote Working

    While remote working is feasible if a home with a proper office is built, buyers should verify local broadband speeds and connectivity.

    4/10
  • Hybrid Commuting

    The rural Co. Donegal location makes regular commuting to major employment cities impractical.

    3/10
  • Retired

    Suitable for retirement only if the buyer plans to construct a bespoke retirement home tailored to their needs.

    5/10

Practical

8 areas
  • Ageing in Place

    Currently, there is no dwelling to age in place within, though any future self-build could be designed with accessibility in mind.

    3/10
  • Low Maintenance

    Managing 6.8 acres of meadowland and rough grazing, alongside maintaining future equestrian facilities, requires ongoing labor and upkeep.

    4/10
  • Secure Gated Entry

    Property boundary features road frontage, but security gates would need to be installed by the buyer.

    4/10
  • Minimalist Design

    Not applicable to the land itself, though a future build could adopt minimalist architectural principles.

    3/10
  • Flexible Floor Plans

    The equestrian shed has a designed layout, but any future residential planning would allow complete floor plan flexibility.

    5/10
  • Heritage Home

    This is raw agricultural land with modern planning permission rather than a period or heritage structure.

    1/10
  • Ecological Setup

    The combination of meadowland, rough grazing, and the Cloughroe Burn provides a strong natural and ecological setting.

    8/10
  • Outdoor areas

    Features 6.8 acres of land with planned equestrian infrastructure, offering vast outdoor space.

    10/10

Interests

9 areas
  • Gardening

    With 6.8 acres of land, there is vast potential for extensive gardening, polytunnels, or landscaping if a dwelling is established.

    8/10
  • Walking

    The rural minor road setting and surrounding countryside provide plenty of local walking opportunities.

    7/10
  • Gym

    There are no commercial gym facilities nearby, requiring travel into Ballybofey or larger towns.

    2/10
  • Cycling

    The quiet minor road is suitable for rural cycling, though hilly terrain and distance from major hubs are factors to consider.

    6/10
  • Golf

    Access to golf courses will require traveling to nearby towns, as none are immediately adjacent to the land.

    4/10
  • Fishing

    The property's northern edge is defined by the Cloughroe Burn, offering potential local angling interest.

    7/10
  • Horse Riding

    The holding comes with full planning permission for a modern portal-framed shed designed for five stables, feed storage, a tack room, office, WC, and a sand arena, making it exceptional for equestrian enthusiasts.

    10/10
  • Water Sports

    The inland location is far from major water sports facilities, aside from potential river activities.

    2/10
  • Entertaining

    Without a residential property or indoor hosting facilities, entertaining is currently limited to outdoor gatherings on the land.

    2/10

Lifestyle

5 areas
  • Quiet Living

    Situated in a rural area of Co. Donegal with a quiet minor road frontage and a stream along the northern edge, the location offers exceptional peace and quiet.

    9/10
  • Rural Living

    This is a textbook rural holding comprising 6.8 acres of meadowland and rough grazing, ideal for a dedicated rural lifestyle.

    10/10
  • Village Living

    The land is situated away from immediate village centers, requiring travel for daily village amenities.

    4/10
  • Coastal Living

    The inland location in Co. Donegal provides no proximity to coastal amenities or beaches.

    1/10
  • Urban Living

    The remote rural setting offers zero urban characteristics or conveniences.

    1/10

Social

6 areas
  • Community Involvement

    Rural Donegal offers tight-knit local communities, though integration relies on active participation in nearby town activities.

    5/10
  • Café Culture

    Cafés are non-existent directly on site and require travel to Ballybofey or surrounding areas.

    2/10
  • Nightlife

    The remote rural environment provides no local nightlife options.

    1/10
  • Health/Wellness groups

    Wellness groups and fitness classes will require commuting to nearby population centers.

    3/10
  • Networking Opportunities

    Networking opportunities are extremely limited given the agricultural and remote nature of the holding.

    1/10
  • Tech-Hub Connectivity

    There are no tech hubs in the immediate vicinity; buyers should investigate mobile and internet infrastructure thoroughly.

    1/10

Listing information

Agent
Henry Kee & Son
Phone
074 9131050
Current status
active
Published on HouseDelve
10 November 2026
Correction
Report an issue
Property reference: HD-799289HouseDelve · Republic of Ireland

Report 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.