Oldtown Hill, Tullaroan, Kilkenny
€80,000
What you'll like:
- Generous site size: The property includes a substantial 1.5-acre plot, offering plenty of space for a bespoke home and extensive landscaped gardens. This ample acreage provides excellent privacy and room for outdoor family activities.
- Competitive entry price: Listed at €80,000, the land represents an affordable initial investment for buyers looking to build their own custom residence. This low cost helps preserve your overall budget for construction expenses.
- Proximity to village: Located only 2.5 kilometres from Tullaroan Village, future residents will enjoy easy access to local community amenities and social spots. This short distance makes daily errands and school runs exceptionally convenient.
- Kilkenny city access: The site is situated just 12.5 kilometres from vibrant Kilkenny city, providing straightforward access to major employment, retail, and entertainment hubs. This commute is manageable for professionals working in the urban center.
- Rural lifestyle appeal: Situated on Oldtown Hill, the location offers a peaceful countryside atmosphere with scenic views and low traffic. This serene environment is ideal for buyers seeking a quiet, natural retreat from city living.
- Custom design potential: Being sold subject to planning permission allows the purchaser to design a home tailored entirely to their personal taste and functional needs. You can avoid compromising on someone else's layout choices.
- Established local landmarks: The property is easy to locate for contractors and visitors as it is positioned directly opposite a specific neighboring Eircode. This clear reference point simplifies site visits during the evaluation phase.
- Agricultural boundary privacy: Rural plots of this nature often border farmland, which can enhance the feeling of seclusion and rural charm. You will likely enjoy unobstructed countryside vistas without close neighbors overlooking your space.
- Future equity growth: Securing raw land and successfully navigating the planning process can significantly increase the total property value once construction is completed. This strategy allows savvy buyers to build instant equity.
- Independent utility control: Building from scratch means you can install modern, energy-efficient heating and water systems rather than inheriting outdated infrastructure. This ensures lower long-term maintenance costs and higher comfort levels.
- Outdoor space flexibility: The generous 1.5 acres give you the freedom to construct a large detached garage, a home office pod, or keep horses. This versatility accommodates expanding lifestyle needs over the years.
- Local builder availability: Being situated in County Kilkenny provides access to a strong network of local tradespeople and contractors experienced in rural one-off housing. This makes sourcing reliable labor for your project much easier.
- Community integration: Tullaroan is a tight-knit and active rural community, offering a welcoming environment for families wanting to put down permanent roots. Local clubs and associations make it simple to meet neighbors.
- Recreational opportunities: The surrounding countryside offers quiet country roads ideal for walking, running, and cycling in a safe natural setting. This promotes an active and healthy outdoor lifestyle right from your doorstep.
- Strategic regional positioning: The location balances rural seclusion with relatively fast arterial road access, connecting you smoothly to broader regional transit routes. This makes weekend getaways and travel across the county straightforward.
- Clear physical boundaries: Having a defined 1.5-acre parcel makes it easier to plan fencing, landscaping, and boundary treatments before construction begins. Clear boundaries prevent future disputes with adjacent landowners.
- Investment diversification: Purchasing land offers a tangible asset class that acts as a hedge against inflation compared to holding pure cash. It remains a secure vehicle for long-term family wealth preservation.
- Manageable development scale: A single-site purchase avoids the complexities and delays associated with large-scale housing developments, giving you full control over your timeline. You deal directly with your own team.
- Scenic topography: Hillside locations often provide elevated vantage points that can translate into stunning panoramic views from the upper levels of your future home. This feature adds significant aesthetic value to the design.
- Direct agent availability: The property is managed by an established local auctioneer, ensuring you can quickly obtain any available details or clarify queries. Professional representation helps streamline the initial buying inquiry.
But keep in mind:
- Planning permission uncertainty: Because the site is sold subject to planning permission, there is a distinct risk that local authorities may refuse a housing application. Buyers should include a restrictive planning clause in their contract.
- Local housing needs rules: Kilkenny County Council enforces strict local housing need criteria for rural applicants, meaning you must qualify to build here. Verify these guidelines thoroughly with a local planning consultant before bidding.
- Missing BER rating: The listing provides no Building Energy Rating, which is standard for vacant land but highlights that future construction must meet stringent regulations. Ensure your architect plans for high-efficiency standards from the start.
- Unknown utility connections: There is no confirmation regarding the proximity and capacity of electricity, water, or broadband infrastructure at the boundary. Connecting distant services can introduce substantial unexpected expenses.
- Wastewater treatment requirements: You will likely need to install a bespoke septic tank or proprietary wastewater treatment system that passes percolation tests. Commission a professional site suitability assessment prior to finalizing the purchase.
- Unspecified site boundaries: The exact legal boundaries and folio maps must be carefully verified with your solicitor against the physical ground markers. Ensure there are no encroachments or shared access complications.
- Potential road frontage restrictions: County road design standards may require you to set back the entrance or create specific sightlines by removing mature hedgerows. Check these visibility requirements with the local roads department.
- Surface water drainage challenges: Hillside properties can sometimes suffer from water runoff issues or poor soil permeability that complicates drainage design. A thorough geotechnical test is strongly recommended to avoid costly drainage fixes.
- Unquantified site preparation costs: Clearing vegetation, grading sloping ground, and excavating for foundations can add thousands to your initial construction budget. Treat initial estimates with caution until a contractor inspects the soil.
- Undefined dwelling specifications: The listing does not state the permissible size, height, or design style of the house allowed under local planning guidelines. Review the county development plan carefully before making architectural plans.
- Absence of room counts: The lack of bedrooms, bathrooms, and floor area details reminds buyers that everything must be built from the ground up at your own expense. Factor the full construction timeline into your financial planning.
- Rural isolation logistics: Living 2.5km outside the village and 12.5km from the city means absolute reliance on private cars for daily transport. Factor high fuel and vehicle maintenance costs into your ongoing household budget.
- Lack of public transport: The rural setting is not serviced by frequent public bus routes, making it difficult for non-drivers or older children to commute independently. This requires careful consideration of family logistics.
- Construction financing hurdles: Securing a mortgage specifically for land purchase subject to planning permission can be more complex and require higher deposits. Speak with a financial advisor to understand lender requirements for site loans.
- Potential development delays: Navigating the planning application process, appeals, and subsequent construction can take several years of sustained effort and stress. Ensure you have alternative living arrangements sorted during this period.
- Agricultural run-off risks: Being located near active farmland may expose the property to seasonal agricultural odors, noise, and slow-moving machinery. Visit the site at different times of the week to gauge the ambient environment.
- Boundary fencing obligations: You may be required to erect and maintain stock-proof fencing around the entire 1.5-acre perimeter to separate your land from neighboring livestock. This represents an immediate supplementary startup cost.
- Property tax classification: Clarify how local property taxes and stamp duty will apply specifically to the acquisition of undeveloped rural land. Consult a tax professional to ensure all fiscal obligations are properly anticipated.
- Limited immediate infrastructure: High-speed fiber broadband may not reach rural hill locations easily, potentially impacting remote work capabilities. Investigate satellite or fixed-wireless internet options before committing to the purchase.
- Restrictive design covenants: Local planning authorities often enforce strict architectural guidelines regarding roof pitches, exterior finishes, and window proportions. Ensure these aesthetic rules align with your preferred modern home design.
Price positioning
?
- The asking price appears attractively valued because it sits at eighty thousand euros for a substantial one point five acre site, which offers an accessible entry point for prospective buyers seeking rural land.
- Valuation signals are heavily influenced by the condition that the sale is subject to planning permission, introducing significant regulatory uncertainty that naturally depresses the upfront land value compared to ready to build options.
- This pricing strategy could be strongly supported if local planning guidelines favor rural housing applicants, whereas strict zoning restrictions and potential percolation issues could severely undermine the feasibility and overall value of the investment.
- Additional relevance stems from its proximity to Tullaroan village and Kilkenny city, meaning that successfully navigating the local planning process could ultimately yield a property value substantially exceeding the initial acquisition cost.
Build Analysis
What we know from similar construction types
- The property is offered as a 1.5-acre site being sold subject to planning permission, meaning no physical structure currently exists.
- A buyer must investigate local planning policies, connection feasibility for essential services such as water, electricity, and wastewater treatment, and any local housing need restrictions applicable to the area.
Heating cost*
Estimated expense to heat this property every year
- Not applicable as this listing is for a site being sold subject to planning permission rather than a completed residential structure with an active heating system.
Pollution Safe
9/10Environmental situation to investigate
- The site is located in a predominantly rural agricultural setting, appearing well removed from major heavy industrial zones, waste incinerators, or modern landfills.
- Any potential legacy or localized agricultural runoff issues should be verified through standard environmental and water quality checks during the purchase process.
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 Tullaroan area
TRENCHARDSTOWN, TULLAROAN, KILKENNY
- Sale date
- Declared sale price
- €490,000.00
THE BUNGALOW, TULLAROAN, KILKENNY
- Sale date
- Declared sale price
- €320,000.00
LATES, TULLAROAN, KILKENNY
- Sale date
- Declared sale price
- €265,000.00
GAULSTOWN, TULLAROAN, COUNTY KILKENNY
- Sale date
- Declared sale price
- €130,000.00
LISS, TULLAROAN, KILKENNY
- Sale date
- Declared sale price
- €250,000.00
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 the property is residential land or a building.
- Solicitor legal fees: Generally range from €1,500 to €3,000 excluding VAT and outlays.
- Land registration fees: Typically around €175 to €700 depending on the value and type of property registration.
- Property valuation fees: Usually between €150 and €300.
- Surveyor fees: Generally range from €500 to €1,500 depending on the depth of the inspection required for a site or property.
- Annual home insurance: Varies widely based on future structures built on the site, but basic liability or site insurance may apply initially.
Forum Talk
What people are saying about this area
- Locals in the Tullaroan and wider Kilkenny region frequently discuss rural housing needs and the local planning permission guidelines for sites.
- Community discussions often highlight the strong community spirit and GAA culture present in Tullaroan village.
- Residents frequently note the convenient driving distance to Kilkenny city for employment, schools, and major amenities.
- Rural road safety and maintenance are common topics of interest among drivers navigating local rural approach roads.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
A 1.5-acre site provides ample space for children to play outdoors, though buyers must secure planning permission and build a home first.
- Teenagers4/10
The rural location means teenagers will rely heavily on parents for transport to schools, social activities, and amenities.
- Multi-generational Living6/10
With 1.5 acres, there is significant potential to design a large custom home or annex subject to planning permission, though none currently exists.
- Single Buyers3/10
Purchasing a site subject to planning permission involves substantial time, cost, and regulatory hurdles that may not suit a single buyer starting out.
- Couples5/10
An appealing opportunity for couples wanting to design and build their own home, provided they are prepared for the self-build process.
- Empty Nesters5/10
Offers a tranquil rural setting to build a customized downsizer home, though maintenance of a 1.5-acre plot should be considered.
- Retirees4/10
The rural location requires driving for all daily errands, and managing a 1.5-acre plot may become demanding in later years.
Work
3 areas- Remote Working5/10
A self-built home could easily incorporate a dedicated home office, though buyers should verify local broadband and fiber internet availability.
- Hybrid Commuting4/10
Located 12.5km from Kilkenny city, commuting is manageable, but reaching major employment hubs outside the county requires significant travel.
- Retired6/10
Suits retirees looking to build a custom single-story home tailored to their needs, provided they are comfortable managing a rural plot.
Practical
8 areas- Ageing in Place5/10
A custom home could be designed with accessibility in mind, but the rural location means reliance on driving for healthcare and services as one ages.
- Low Maintenance2/10
A 1.5-acre plot requires ongoing grounds maintenance, boundary upkeep, and general land management.
- Secure Gated Entry5/10
Buyers have a blank canvas to install private gates and security fencing as part of their future build.
- Minimalist Design5/10
As a vacant site, buyers can choose any architectural style they prefer, including minimalist modern designs, subject to planning approval.
- Flexible Floor Plans8/10
Building from scratch allows the buyer complete freedom to design a floor plan that suits their exact lifestyle requirements.
- Heritage Home1/10
This is a vacant land parcel being sold subject to planning permission, not a heritage property.
- Ecological Setup7/10
A 1.5-acre site provides ample space to implement renewable energy systems, private well water, wastewater treatment, and eco-friendly landscaping.
- Outdoor areas10/10
An expansive 1.5-acre plot provides extensive outdoor space for gardens, patios, and recreational use.
Interests
9 areas- Gardening9/10
A generous 1.5-acre plot offers exceptional scope for landscaping, vegetable gardens, and outdoor horticultural projects.
- Walking7/10
Quiet rural country roads surround the area, making it suitable for casual walks, though walking paths are absent.
- Gym2/10
Fitness facilities are not available locally and would require travel toward Kilkenny city.
- Cycling6/10
The surrounding country roads can be enjoyed by cyclists, though rural traffic and narrow lanes require caution.
- Golf4/10
Golf enthusiasts will need to travel toward Kilkenny city or neighboring areas to access courses.
- Fishing3/10
No immediate angling amenities are highlighted on the property, requiring travel to regional rivers.
- Horse Riding7/10
The rural setting and 1.5-acre plot size present good potential for equestrian interests, subject to proper facilities being built.
- Water Sports1/10
Inland Kilkenny lacks local facilities for water sports.
- Entertaining5/10
Once a property is built, the expansive 1.5-acre site will offer great potential for outdoor entertaining and hosting.
Lifestyle
5 areas- Quiet Living9/10
Situated on a countryside site in Oldtown Hill, Tullaroan, offering a peaceful and tranquil rural environment.
- Rural Living10/10
This 1.5-acre site is set deeply in the countryside, ideal for those seeking an authentic rural lifestyle.
- Village Living6/10
Located just 2.5km from Tullaroan Village, providing close proximity to a small community while maintaining country privacy.
- Coastal Living1/10
Kilkenny is a landlocked county with no proximity to the coast.
- Urban Living2/10
Far removed from city life, though Kilkenny city is approximately 12.5km away for occasional urban amenities.
Social
6 areas- Community Involvement6/10
Proximity to Tullaroan Village (2.5km) offers opportunities to integrate into local rural community life and events.
- Café Culture2/10
Café culture is virtually non-existent locally and requires traveling into Kilkenny city.
- Nightlife2/10
Rural location offers no local nightlife; residents must head into Kilkenny city for evening entertainment.
- Health/Wellness groups3/10
Local wellness groups are sparse in the immediate townland, though Tullaroan and Kilkenny offer broader options.
- Networking Opportunities2/10
A purely residential rural area offering very few professional networking opportunities outside of nearby Kilkenny.
- Tech-Hub Connectivity2/10
Tech hubs are absent locally, making this location entirely dependent on remote work infrastructure.
Listing information
- Agent
- Pat Gannon Auctioneers Ltd
- Phone
- 056 772 3298
- Published on HouseDelve
- 26 September 2026
- Correction
- Report an issue
HD-EE709DHouseDelve · 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.