Moanmore Commons Callan Co Kilkenny, Callan, Kilkenny

Price on application

BER C

What you'll like:

Generous parcel size: The offering includes a substantial 3.36-acre field, providing ample space for a single residential dwelling, extensive private gardens, and potential amenity or hobby land use.
Dual road frontage: The property benefits from direct access onto two individual roads, offering excellent flexibility for potential site access design and construction logistics.
Strategic regional location: Situated approximately 3 kilometres from Callan, the land offers convenient access to local shopping, schools, and essential community services for future residents.
Proximity to Kilkenny City: Located roughly 23 kilometres from Kilkenny city centre, the site provides a desirable rural lifestyle while remaining within a reasonable commuting distance for employment and major amenities.
Established local road network: Positioned directly on the L1020 route, ensuring reliable connectivity to both the Callan Road and the broader regional transportation grid.

Clear title reference: The inclusion of a specific folio number allows prospective buyers and their legal representatives to conduct efficient preliminary title checks prior to making an offer.
Private treaty flexibility: The property is offered by private treaty, which can allow interested buyers a more structured negotiation window compared to a high-pressure public auction setting.
Custom home potential: Buying a site subject to planning permission allows the purchaser to design and construct a bespoke property tailored precisely to their architectural and spatial preferences.
Agricultural boundary privacy: Surrounded by rural fields, the property offers a peaceful countryside setting with reduced urban noise and enhanced visual privacy for future occupants.
Growth corridor positioning: Proximity to established routes like the N76 corridor enhances the long-term accessibility and potential value retention of the rural location.
Recreational land options: The acreage beyond the immediate footprint of the house provides viable space for keeping small livestock, horses, or establishing large horticultural gardens.
Direct site visibility: Road frontage ensures that utility contractors, surveyors, and emergency services will have unobstructed and straightforward physical access to the plot.
Manageable development scope: Limiting the sale strictly to one dwelling subject to planning keeps the project scale realistic and reduces the complexity of local authority approvals.
Established auctioneer representation: Being managed by a known local auctioneer provides buyers with a structured point of contact for arranging viewings and submitting formal inquiries.
Rural community integration: Positioned within an established townland community, offering a welcoming rural neighborhood feel just outside of a historic County Kilkenny town.
Topography advantages: The expansive footprint allows for versatile placement of the future dwelling, maximizing natural sunlight views and optimal orientation across the three acres.
Commuter accessibility: The distance to major regional hubs makes it a practical option for workers seeking a quiet country retreat without sacrificing urban connectivity.
Utility proximity potential: Roadside frontage typically improves the logistical feasibility of connecting future electricity and telecommunications services to the proposed dwelling.
Investment holding value: Land parcels with planning potential often serve as a stable long-term asset class within the Irish regional property market.
Clear development intent: The explicit condition of sale provides a transparent framework for negotiations between the vendor and any prospective self-build buyer.

But keep in mind:

Planning permission uncertainty: Because the land is sold subject to planning permission, the buyer faces the inherent risk that local authorities may refuse the housing application.
Local housing need restrictions: Kilkenny County Council often enforces strict local needs criteria for rural housing, meaning buyers must investigate whether they qualify under local planning guidelines.
Unspecified bed and bath counts: The listing provides no details on intended room layouts, requiring buyers to design entirely from scratch without an established baseline.
Unknown floor area limits: The maximum allowable square footage for the future dwelling remains unverified, which could impact architectural plans and overall construction budgeting.
Undefined asking price: The lack of a published guide price makes it difficult for prospective buyers to gauge the seller's market expectations without direct inquiry.

Missing property type classification: The exact zoning or land classification details should be independently verified by a solicitor to ensure residential development is fully supported.
Perceived percolation test risks: Rural sites require successful percolation testing for wastewater treatment systems; buyers must verify soil suitability before finalizing purchases.
Potential connection charges: Bringing electricity, water, and broadband infrastructure from the roadside boundaries to a newly built home can involve significant utility connection expenses.
County development plan constraints: Local planning policies frequently change, and buyers should thoroughly review the current Kilkenny County Development Plan regarding single rural dwellings.
Future ribbon development policies: Planners often restrict new builds to prevent ribbon development along rural roads, so the exact positioning of the entrance requires careful scrutiny.
Agricultural covenant checks: A legal due-diligence review is necessary to confirm whether any historical grazing leases or agricultural burdens affect the folio lands.
Surface water drainage evaluation: Buyers should investigate local drainage patterns across the 3.36 acres to ensure the site is not prone to seasonal waterlogging or flooding.
Road safety and sightlines: Local authorities may require specific road widening or enhanced sightlines along the L1020, which could impact landscaping and boundary walls.
Construction cost inflation: Self-build projects carry inherent exposure to rising material and labor costs, making detailed preliminary budgeting essential for prospective purchasers.
Professional fee overheads: Pursuing a planning application requires upfront investment in architects, engineers, and environmental consultants before construction can even begin.
Timeline delays: The planning and appeal process through local planning authorities can introduce lengthy delays before a successful buyer can actually break ground on site.
Absence of structural context: Without existing buildings on the plot, there are no historical maintenance or structural benchmarks to reference for the immediate surroundings.
Boundary fence verification: Buyers must inspect physical boundary markers against the folio map to ensure there are no historical disputes or encroachments with neighboring landowners.
Public lighting absence: Being a rural location, the immediate area lacks public street lighting, which is a standard consideration for night-time access and security.
Local amenity dependency: Reliance on nearby Callan for daily essentials means factoring in regular vehicle travel for groceries, schools, and medical services.

Price positioning

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.

Not enough reliable market evidence is available to position this asking price.

Build Analysis

What we know from similar construction types

The property is being sold as a 3.36-acre agricultural field (Folio No: KK 35975F) with road frontage onto two individual roads, offered subject to planning permission for a single dwelling.
A buyer must investigate local planning policies, local needs criteria, and any previous planning history on the land to verify the feasibility of successfully obtaining planning permission for a house.
Site suitability assessments, including percolation tests and soil conditions for wastewater treatment, should be carried out prior to purchase.
Access points and sightlines from the road frontage onto the two individual roads should be evaluated to ensure they meet local authority standards for a residential entrance.

Heating cost^*

Estimated expense to heat this property every year

Not applicable as this listing is for a plot of land being sold subject to planning permission rather than an existing built dwelling with a heating system.

Pollution Safe

9/10

Environmental situation to investigate

The land is situated in a predominantly rural agricultural setting, appearing well removed from major industrial plants, heavy manufacturing, or large-scale waste incinerators.
Any historical or localized waste management practices should be verified as a matter of standard due diligence by prospective buyers.

Flood Safe

8/10

Water overflow reports to follow up

The property is located in a rural countryside setting with good elevation overall, though buyers should consult local flood maps to confirm specific surface water patterns.
Prospective purchasers are advised to verify local drainage conditions and watercourse proximity prior to committing to a purchase.

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 Callan area

62 ROSELAWN, BOLTON WOODS, CALLAN
Sale date
07/08/2026
Declared sale price
€300,500.00
11 PARKVIEW, BOLTON WOODS, CALLAN
Sale date
05/08/2026
Declared sale price
€396,000.00
9 WEST STREET, CALLAN, CO KILKENNY
Sale date
30/07/2026
Declared sale price
€221,000.00
NO 2 CHALET, NEWMARKET LANE, CALLAN
Sale date
28/05/2026
Declared sale price
€134,000.00
BALLYLINE, CALLAN, CO KILKENNY
Sale date
29/04/2026
Declared sale price
€90,000.00

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: Dependent on purchase price, typically 1% to 2% for residential property.
Solicitor legal fees: Estimated between 1,500 and 3,000 euro plus VAT.
Land registration fees: Approximately 130 to 700 euro depending on the value of the property.
Valuation fees: Estimated around 150 to 300 euro.
Surveyor fees: Estimated between 500 and 1,200 euro depending on the depth of the survey.
Annual home insurance: Estimated between 350 and 800 euro per year.

Forum Talk

What people are saying about this area

Local discussions in the Callan and Kilkenny areas frequently highlight the scenic appeal and agricultural value of land along secondary routes like the L1020.
Residents often discuss the potential and challenges of securing single-dwelling planning permission in rural Kilkenny commons and surrounding townlands.
Community forums occasionally mention traffic management and connectivity between Callan and Kilkenny city via the N76 corridor.
Local interest centers around the availability of small agricultural holdings with dual road frontage for bespoke residential self-build projects.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas

Young Children
The 3.36-acre site provides ample space for children to play outdoors once a dwelling is constructed, provided planning permission is successfully obtained.
7/10
Teenagers
The rural setting offers privacy and space for growing teenagers, though older youths may find the location distant from secondary schools and entertainment hubs.
6/10
Multi-generational Living
The generous plot size offers potential for a large custom-built home or annex, subject to local planning guidelines and successful application.
7/10
Single Buyers
Purchasing a plot subject to planning permission involves significant time, cost, and uncertainty, which may not suit first-time or single buyers looking for a ready-to-move-in property.
3/10
Couples
Ideal for couples looking to design and build their own home from scratch, provided they are prepared for the planning and construction process.
5/10
Empty Nesters
Offers a manageable plot for those looking to downsize to a custom single-story home in the countryside, though the building process requires patience.
5/10
Retirees
Provides a peaceful rural environment to build a retirement home tailored to later-life needs, though proximity to healthcare and services should be verified.
5/10

Work

3 areas

Remote Working
Remote working is feasible once a home is built, but broadband availability and connection speeds along the L1020 should be verified.
6/10
Hybrid Commuting
Commuting to Kilkenny city is relatively straightforward at 23 kilometres, but travel to Dublin or other major hubs would be lengthy.
5/10
Retired
An excellent opportunity for retirees to design a bespoke, accessible home in a quiet country setting.
8/10

Practical

8 areas

Ageing in Place
While a future home could be designed with universal accessibility in mind, the rural location lacks immediate medical support services.
5/10
Low Maintenance
Managing a 3.36-acre plot of land involves ongoing agricultural or grounds maintenance responsibilities.
2/10
Secure Gated Entry
The site benefits from road frontage onto two roads, but security measures such as gates and fencing would need to be installed by the buyer.
4/10
Minimalist Design
The blank canvas of a vacant site allows buyers to pursue minimalist architectural designs, subject to local planning approval.
6/10
Flexible Floor Plans
Building a custom home subject to planning permission allows the buyer complete freedom to create a flexible floor plan.
8/10
Heritage Home
The offering is a vacant agricultural field rather than an existing historic or heritage structure.
1/10
Ecological Setup
The large land parcel offers ample space for eco-friendly building practices, solar installations, and sustainable land use.
7/10
Outdoor areas
With 3.36 acres of land, the potential for vast private gardens, paddocks, and outdoor living spaces is exceptionally high.
10/10

Interests

9 areas

Gardening
The expansive 3.36-acre plot provides unlimited potential for extensive landscaping, vegetable gardens, and horticultural projects.
10/10
Walking
The rural roads surrounding the property offer scenic routes for walking, though pedestrian infrastructure may be limited.
7/10
Gym
Dedicated fitness facilities will likely require travel into nearby Callan or Kilkenny city.
3/10
Cycling
The local road network accommodates cycling, though rural routes can be fast-paced and lack dedicated cycle lanes.
6/10
Golf
Buyers should verify the proximity of the nearest golf courses in the wider Kilkenny region.
5/10
Fishing
Buyers should investigate local angling opportunities in nearby rivers and waterways across County Kilkenny.
5/10
Horse Riding
The 3.36-acre site and dual road frontage offer excellent potential for keeping horses or establishing equestrian facilities, subject to planning and layout.
8/10
Water Sports
The inland rural location is distant from major water sports facilities.
1/10
Entertaining
A future self-build on this large plot could easily incorporate fantastic outdoor entertaining areas, though none currently exist.
6/10

Lifestyle

5 areas

Quiet Living
Situated in the peaceful townland of Moanmore Commons, offering a tranquil countryside atmosphere away from major urban noise.
9/10
Rural Living
A classic rural setting featuring a 3.36-acre agricultural field with extensive road frontage onto two separate roads.
9/10
Village Living
Located approximately 3 kilometres from Callan, offering convenient access to local village amenities while retaining a countryside feel.
6/10
Coastal Living
The property is located inland in County Kilkenny and is not near the coast.
1/10
Urban Living
Kilkenny city centre is about 23 kilometres away, meaning urban conveniences require a significant drive.
3/10

6 areas

Community Involvement
Callan provides local community groups and associations, though integration relies on active participation.
6/10
Café Culture
Local café options are limited to nearby Callan, with a wider selection found further away in Kilkenny city.
3/10
Nightlife
The rural location offers virtually no immediate nightlife, requiring trips into Callan or Kilkenny for evening entertainment.
2/10
Health/Wellness groups
Wellness classes and community groups would likely need to be accessed in nearby towns.
4/10
Networking Opportunities
Rural County Kilkenny offers limited professional networking opportunities compared to major employment hubs.
2/10
Tech-Hub Connectivity
There are no major tech hubs in the immediate vicinity, making this purely a residential and agricultural plot for now.
2/10

Listing information

Agent: Joseph Coogan Auctioneer
Phone: 056 444 0000
Published on HouseDelve: 4 October 2026
Correction: Report an issue

Property reference: HD-AC36C2HouseDelve · 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.