Mohernagh, Ballyhahill, Co. Limerick
€10,000
What you'll like:
- Attractive entry price: The exceptionally low guide price of ten thousand euros lowers financial barriers, making it an affordable speculative acquisition for local buyers.
- Generous plot size: The half-acre site provides ample space for a substantial family home, landscaped gardens, and necessary private parking areas.
- Established planning precedent: Previous grant of planning permission in two thousand five indicates the local authority accepted residential development on this specific plot historically.
- Peaceful rural setting: The tranquil countryside location offers picturesque views and a quiet lifestyle away from heavy urban noise and traffic congestion.
- Proximity to Ballyhahill: Being just a short five-minute drive from the local village ensures convenient daily access to nearby schools and community services.
- Access to preschools: Local educational facilities close by provide convenient options for young families with small children residing in the immediate area.
- Local retail convenience: Nearby village shops cater to everyday grocery needs, reducing the necessity for long journeys for basic household provisions.
- Community centre access: Proximity to the local community hub encourages social engagement and participation in neighborhood events and recreational activities.
- Local church access: The nearby village church serves the spiritual needs of residents and forms a central part of the local community fabric.
- Proximity to Loughill: A brief five-minute drive reaches Loughill village, expanding the range of nearby amenities and local services available to residents.
- Access to coastal villages: Being ten minutes from coastal villages such as Foynes and Tarbert offers scenic waterfront walks and local maritime heritage.
- Short drive to Newcastle West: The county town is reachable within twenty minutes, providing major supermarkets, secondary schools, and extensive commercial services.
- Manageable development scale: The 0.21 hectare footprint is large enough for a functional private dwelling yet small enough to maintain easily.
- Defined folio boundaries: The property is clearly contained within folio LK1230F, simplifying legal verification of boundaries during the conveyancing process.
- Rural housing suitability: The site may appeal to local applicants who meet strict local housing need criteria enforced by the county council.
- Investment potential: Securing land at a minimal cost offers potential long-term upside if future planning policies become more favorable for applicants.
- Recreational opportunities: The surrounding countryside provides an ideal environment for outdoor pursuits, walking, and enjoying the natural rural landscape.
- Commuting accessibility: Main regional routes are reachable within a reasonable timeframe, facilitating travel to larger employment hubs across the county.
- Local builder availability: Proximity to regional towns ensures easier sourcing of contractors and construction professionals for any future building projects.
- Privacy and seclusion: The rural positioning guarantees low population density, offering future occupants a high degree of personal privacy and seclusion.
But keep in mind:
- Expired planning permission: The historical planning grant from two thousand five has long since expired, meaning a completely new application is required.
- Strict planning restrictions: Local planning guidelines often restrict rural housing to applicants who can demonstrate a genuine local housing need.
- Absence of BER rating: No building energy rating is provided, which is typical for raw land but leaves future efficiency unknowns until a structure is built.
- Uncertain connection costs: Bringing essential utility connections like electricity and water to an undeveloped site can involve substantial unforeseen financial expenses.
- Potential percolation issues: Soil conditions may not support a standard septic tank system, requiring buyers to verify percolation test results prior to purchase.
- Online auction urgency: The property is offered via an online auction platform with strict registration deadlines, limiting time for comprehensive legal due diligence.
- Lack of structural services: As a vacant site without structures, there are no existing habitable facilities or temporary shelters during potential construction phases.
- Local road network limits: Surrounding rural roads can be narrow and winding, potentially posing challenges for heavy construction traffic during building works.
- Public transport reliance: The peaceful rural location lacks frequent public transport services, making private vehicle ownership essential for all daily travel needs.
- Surface water drainage: Low-lying or poorly draining areas within the plot could require expensive drainage solutions before any foundational work can commence.
- Boundary fence verification: Buyers must thoroughly inspect physical boundary markers against folio maps to ensure no discrepancies or encroachments currently exist.
- Agricultural encumbrances: Potential buyers should check for any historical rights of way, agricultural leases, or local grazing agreements affecting the land.
- Broadband availability: High-speed internet access may be limited in remote rural pockets, requiring investigation into satellite or fixed wireless broadband options.
- Local authority levies: Developing a new dwelling will trigger local authority development contributions and connection fees that add significantly to building budgets.
- Site clearance requirements: Overgrown vegetation or old fencing on the plot may need clearing before detailed topographical surveys or site assessments can occur.
- Environmental designations: Buyers should verify if the land falls under any special environmental protection zones that could further restrict building permissions.
- Lack of mains sewerage: The absence of public wastewater infrastructure means budgeting for a compliant, modern wastewater treatment system on site.
- Private water supply needs: Connection to mains water may not be guaranteed, potentially necessitating the drilling of a private borehole for water supply.
- Market liquidity risks: Unserviced rural sites can sometimes experience slower resale timelines compared to ready-to-occupy urban residential properties.
- Legal title complexities: Buyers must instruct a qualified solicitor to examine folio LK1230F thoroughly for any historical burdens, wayleaves, or title defects.
Price positioning
?
- The asking price appears significantly undervalued because it reflects an entry-level figure for a rural residential site, drawing strong interest through an online auction format where final bidding typically exceeds the initial guide price by a substantial margin.
- Under-valuation signals include the minimal opening bid requirement for a half-acre plot, contrasting sharply with wider area transactional benchmarks for completed residential dwellings and rural land sales that demonstrate much higher overall market valuations across the locality.
- Such a low guiding figure could be undermined by the expiration of previous planning permissions, requiring a prospective buyer to incur substantial costs and navigation risks to secure fresh approval for constructing a residential dwelling on the designated folio.
- Relevant market dynamics encompass the strong demand for rural sites with positive historical planning indicators, combined with auction mechanics designed to stimulate competitive bidding among local buyers seeking to build custom homes within convenient commuting distance.
Build Analysis
What we know from similar construction types
- The listing offers a residential site of 0.51 acres (0.21 HA) contained in folio LK1230F rather than an existing physical dwelling, meaning a buyer would be purchasing land with development potential.
- Planning permission was previously granted in 2005 (ref: 05/1823) for a single-storey dwelling house; however, since this permission is historical, it has likely expired and a buyer should investigate the current local authority planning policies and the likelihood of successfully re-applying.
- A buyer should verify local planning restrictions, such as local housing need rules in rural County Limerick, and investigate site-specific constraints including connection availability for local services, water, electricity, and the suitability of the ground for a wastewater treatment system.
Heating cost*
Estimated expense to heat this property every year
- Annual heating cost cannot be reliably estimated as the property is currently an undeveloped site with no existing dwelling or BER rating.
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 Ballyhahill area
1 MEADOW LEA, BALLYHAHILL, LIMERICK
- Sale date
- Declared sale price
- €197,000.00
MAIN ST, BALLYHAHILL, CO LIMERICK
- Sale date
- Declared sale price
- €160,000.00
PARK, BALLYHAHILL, CO. LIMERICK
- Sale date
- Declared sale price
- €35,000.00
8 MEADOW LEA, BALLYHAHILL, CO LIMERICK
- Sale date
- Declared sale price
- €175,000.00
TINNAKILLA, BALLYHAHILL, CO. LIMERICK
- Sale date
- Declared sale price
- €50,000.00
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: approximately 1% to 2% of the purchase price depending on whether it is residential or land.
- Solicitor legal fees: roughly EUR 1,500 to EUR 3,000 plus VAT and outlay.
- Land registration fees: around EUR 130 to EUR 700 depending on the property value and registration type.
- Property valuation fees: approximately EUR 150 to EUR 300.
- Surveyor fees: roughly EUR 500 to EUR 1,000 depending on the type of survey required.
- Annual home insurance: approximately EUR 350 to EUR 800 depending on the level of cover.
Forum Talk
What people are saying about this area
- Locals in the Ballyhahill and Mohernagh areas frequently discuss the peaceful, rural nature of the countryside and its strong community atmosphere.
- Community discussions often highlight the convenience of being just a short drive from local amenities in Ballyhahill such as the school, shop, and community centre.
- Residents value the proximity to coastal villages like Foynes and Tarbert, as well as the easy access to Newcastle West for broader shopping and services.
- There is ongoing regional interest in rural site opportunities and local planning history within County Limerick.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The 0.51-acre site offers plenty of outdoor space for young children to play, and local amenities including a school and preschool are a 5-minute drive away in Ballyhahill.
- Teenagers4/10
The rural location means teenagers may find public transport options limited and reliance on driving essential to reach secondary schools and social activities.
- Multi-generational Living5/10
While there is ample land area of 0.51 acres, planning permission would need to be re-applied for and carefully designed to accommodate multiple generations on a single site.
- Single Buyers3/10
Purchasing a vacant site requiring self-build planning and construction is typically a complex and capital-intensive project less suited to single buyers.
- Couples5/10
A great opportunity for couples looking to build their own custom home, though building costs and project management should be carefully factored in.
- Empty Nesters4/10
Empty nesters looking to downsize might find undertaking a new build project overly demanding compared to purchasing an established property.
- Retirees4/10
The rural setting is peaceful, but retirees should consider potential future access to healthcare services and the effort required to manage a self-build project.
Work
3 areas- Remote Working5/10
A remote lifestyle is possible in a custom-built home, though the buyer should verify local broadband speeds and connectivity prior to purchase.
- Hybrid Commuting4/10
The rural location means commuting to major employment hubs requires significant travel time.
- Retired6/10
Suitability for retirement depends on plans to build a manageable, single-storey home tailored to later-life accessibility.
Practical
8 areas- Low Maintenance3/10
Owning and maintaining a 0.51-acre vacant site and managing a construction project involves considerable ongoing effort.
- Ageing in Place6/10
Previous planning granted in 2005 was for a single-storey dwelling house, which is favourable for ageing in place if built to modern accessibility standards.
- Secure Gated Entry4/10
Any security measures, such as gates or fencing, would need to be installed independently as part of the site development.
- Minimalist Design6/10
A blank-canvas site allows a buyer complete freedom to design a minimalist home, subject to securing fresh planning permission.
- Flexible Floor Plans7/10
Building a brand-new home offers total flexibility to tailor the floor plan to exact personal requirements.
- Heritage Home1/10
This is a vacant residential site rather than an existing period or heritage property.
- Ecological Setup6/10
A rural 0.51-acre plot provides ample opportunity to incorporate sustainable energy, rainwater harvesting, and eco-friendly building designs.
- Outdoor areas8/10
The property includes a substantial 0.51-acre / 0.21 HA plot, offering ample outdoor space for gardens, landscaping, and outbuildings.
Interests
9 areas- Gardening9/10
The 0.51-acre / 0.21 HA site provides an expansive canvas for extensive landscaping, vegetable patches, and gardening projects.
- Walking7/10
The surrounding rural roads and countryside offer scenic walking opportunities, though dedicated footpaths may be limited.
- Gym2/10
Dedicated gym facilities are not immediately on hand and would require travel to larger nearby towns.
- Cycling7/10
Quiet rural roads provide pleasant routes for cycling enthusiasts, though undulating country terrain should be expected.
- Golf3/10
Golf enthusiasts will need to travel some distance to reach the nearest courses in the wider county.
- Fishing5/10
Proximity to the Shannon estuary region via nearby coastal areas may offer local fishing opportunities to investigate.
- Horse Riding6/10
The rural setting and generous site size could potentially support equestrian interests, subject to local stabling and facility availability.
- Water Sports5/10
Proximity to Foynes and Tarbert within a 10-minute drive provides access to the Shannon estuary for potential water-based activities.
- Entertaining5/10
Entertaining space would entirely depend on the design and layout of any future home built on the site.
Lifestyle
5 areas- Quiet Living9/10
Located in a peaceful rural area in Mohernagh, offering a quiet country lifestyle away from urban congestion.
- Rural Living10/10
A quintessential rural setting comprising a 0.51-acre site surrounded by countryside, ideal for those seeking a countryside lifestyle.
- Village Living7/10
Conveniently situated just a 5-minute drive from the village of Ballyhahill and its local amenities.
- Coastal Living6/10
The coastal villages of Foynes and Tarbert are within a 10-minute drive, offering proximity to the water.
- Urban Living2/10
Urban conveniences are limited locally, with the nearest county town of Newcastle West requiring a 20-minute drive.
Social
6 areas- Community Involvement7/10
Proximity to Ballyhahill village, its community centre, church, and local events fosters opportunities for community integration.
- Café Culture3/10
Local café options in the immediate rural vicinity are sparse, requiring travel to larger towns for a vibrant café scene.
- Nightlife1/10
Nightlife options are virtually non-existent in this peaceful rural setting.
- Health/Wellness groups4/10
Local wellness activities like pilates & stretching would likely rely on community centre availability or travel to nearby towns.
- Networking Opportunities2/10
Professional networking opportunities locally are very limited due to the rural nature of the location.
- Tech-Hub Connectivity1/10
There are no local tech hubs, meaning remote tech workers would rely entirely on home internet connections.
Listing information
- Agent
- Sherry FitzGerald Stack
- Phone
- 068 32 087
- Published on HouseDelve
- 18 September 2026
- Correction
- Report an issue
HD-8BFA64HouseDelve · Republic of Ireland* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.