Pust, South, Caherconlish, Limerick

€85,000

8903 m²

What you'll like:

Generous Land Area: The property spans an expansive 2.2 acres, offering plenty of space for a substantial custom home, gardens, and outdoor amenities.
Rural Setting Appeal: Situated in the peaceful Pust South area near Caherconlish village, it provides a quiet countryside atmosphere ideal for families.
Accessible Location Coordinates: Specific GPS coordinates are provided for the location, making it straightforward for prospective buyers to visit and inspect the boundaries.
Affordable Entry Price: Listed at an attractive asking price of eighty-five thousand euros, it presents a cost-effective opportunity for self-builders in the region.
Stable Pricing History: The recorded asking price has remained completely unchanged since tracking began, suggesting a firm vendor stance without sudden inflationary jumps.

Folio Number Transparency: The specific land folio number is clearly identified in the details, facilitating efficient legal title checks by your solicitor.
Custom Build Potential: Buying a vacant site allows you to design and construct a bespoke property tailored entirely to your personal lifestyle needs.
Local Village Proximity: Being close to Caherconlish village ensures convenient access to essential local community services, schools, and everyday shopping amenities.
County Limerick Positioning: Located within County Limerick, the site benefits from a strategic position that maintains good connectivity to wider regional employment hubs.
Direct Agent Contact: Readily available negotiator contact details allow interested parties to quickly initiate inquiries and arrange preliminary discussions about the land.
Flexible Development Scope: The generous acreage gives buyers ample room to incorporate outbuildings, extensive parking, or specialized landscaping features into their blueprints.
Privacy and Seclusion: Rural positioning naturally reduces urban noise and crowding, offering an enhanced sense of seclusion for your future residential sanctuary.
Greenfield Investment: Purchasing raw land allows you to phase your capital expenditure between the site acquisition costs and the eventual construction timeline.
Landscape Integration: The expansive plot size enables creative architectural positioning to maximize natural sunlight and picturesque views of the surrounding countryside.
Long-Term Asset Value: Securing land in an established rural county provides a tangible physical asset that historically holds strong foundational value over time.
Community Integration: Building your own home in a well-known rural townland fosters strong community ties with established local residents and neighbors.
Scalable Project Management: Buyers retain full control over hiring their own architects, engineers, and builders to oversee the bespoke construction process directly.
Outdoor Lifestyle Opportunities: The large footprint easily supports hobby farming, keeping pets, or establishing extensive vegetable patches and sustainable ecological projects.
Clear Purchase Terms: Offering the land directly provides a straightforward baseline for negotiations without the complications of clearing an existing derelict structure.
Negotiation Stability: The lack of price fluctuations indicates a predictable seller expectation, which can help streamline initial financial planning and offer strategies.

But keep in mind:

Planning Permission Uncertainty: The site is sold subject to planning permission, meaning buyers face the risk and cost of having their application rejected by local authorities.
Local Housing Need Rules: County Limerick planning guidelines often enforce strict local housing need restrictions, which out-of-county buyers may struggle to satisfy legally.
Connection Costs for Services: Bringing electricity, water, and telecommunications to a vacant rural plot can incur substantial unexpected installation expenses for the buyer.
Percolation Test Requirements: Prospective purchasers must verify soil percolation qualities independently, as failing a standard test could significantly complicate wastewater treatment design.
Access Road Conditions: The suitability and width of local approach roads for heavy construction traffic should be thoroughly investigated prior to committing funds.

Absence of BER Rating: As a vacant site offering, no Building Energy Rating is provided, leaving future energy efficiency entirely dependent on your architectural design.
Unknown Boundary Demarcations: Fences, hedges, and physical boundaries must be professionally surveyed against the folio map to prevent any potential neighboring land disputes.
Unquantified Site Development Costs: Preparing a greenfield site for construction often involves unforeseen groundworks, leveling, and drainage expenses that exceed initial estimates.
Wastewater Treatment Challenges: Installing a private septic tank or proprietary wastewater treatment system requires careful engineering approval and ongoing maintenance considerations.
Surface Water Drainage Risks: Low-lying or poorly draining sections of the expansive acreage should be inspected for seasonal water pooling before finalizing architectural layouts.
Potential Title Covenants: Hidden legal burdens, rights of way, or historical land use covenants may be attached to the folio that require legal scrutiny.
Extended Timeline Risks: Navigating the planning permission process and subsequent construction can take many months, delaying your ultimate move-in date considerably.
Financing Complexities: Securing a standard mortgage specifically for a plot subject to planning permission can be more difficult than buying a completed property.
Lack of Existing Structures: There are no habitable structures on site, meaning you must rent or live elsewhere during the entire planning and build phase.
Agricultural Access Demands: Neighboring farms might require continued seasonal access rights across adjacent lanes, which could impact your privacy and security planning.
Future Local Development: Changing county development plans over the long term could alter the rural character or introduce neighboring infrastructural projects.
Professional Fees Burden: Buyers will need to budget extensively for preliminary architectural, engineering, legal, and environmental reports before a sod is even turned.
Utility Proximity Verification: You must independently verify the exact physical distance to the nearest electricity and water mains to gauge connection feasibility.
Local Authority Levies: Successful planning approval typically triggers significant development contributions and local authority fees payable prior to commencing construction.
Resale Market Specifics: Custom-built rural homes cater to niche buyer segments, which can sometimes influence future liquidity compared to standard suburban housing estates.

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.

UnderpricedOverpriced

The asking price looks mildly undervalued compared with the available evidence.

The asking price of eighty five thousand euros for this expansive rural site appears quite modest at first glance, likely reflecting the conditional nature of the offering being sold subject to obtaining necessary planning permission.
Valuation signals are heavily influenced by the planning uncertainty, as buying land without pre-existing approval introduces substantial financial and regulatory risks, keeping the initial entry cost relatively low for prospective buyers willing to navigate the local council requirements.
This pricing strategy could be strongly supported if local housing demand remains high and planning precedents in the immediate area are favorable, though strict rural housing guidelines and potential planning refusals could significantly undermine the actual value.
The stable asking-price history recorded since October suggests a realistic and firm vendor approach, while the substantial acreage provides considerable long-term potential for a bespoke residential development once proper local authority permissions are successfully secured.

Build Analysis

What we know from similar construction types

The property is a 2.2-acre site offered for sale subject to planning permission, meaning no physical structure currently exists.
A buyer must investigate local planning policies, local needs criteria, and previous planning history associated with Folio Number LK17433F to determine the likelihood of securing planning approval.
Site suitability assessments, including percolation tests and soil conditions for wastewater treatment, should be conducted before finalizing a purchase.
Access, boundary definitions, and connection feasibility for essential utilities (such as electricity and water) need to be verified.

Heating cost^*

Estimated expense to heat this property every year

Heating cost is not applicable as the property is offered as a site for sale subject to planning permission rather than a completed dwelling with an existing heating system.

Pollution Safe

9/10

Environmental situation to investigate

The site is situated in a predominantly rural agricultural area with low apparent exposure to heavy industrial pollution, major incinerators, or active large-scale landfills.
Any historical or localized agricultural waste management practices should be independently verified by the prospective purchaser.

Flood Safe

8/10

Water overflow reports to follow up

The rural topography around Caherconlish generally presents a low baseline risk of widespread coastal or river flooding, though low-lying depressions can occasionally pool water after heavy rainfall.
Buyers should consult local drainage maps and carry out a site-specific flood risk assessment prior to finalizing any development plans.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

BEECHWOOD HOUSE, PUST, CAHERCONLISH
Sale date
13/03/2025
Declared sale price
€655,000.00

Recent sales in the wider Caherconlish area

9 CEOL NA HABHANN, CAHERCONLISH, LIMERICK
Sale date
06/08/2026
Declared sale price
€392,000.00
FLANNERYS, MAIN STREET, CAHERCONLISH
Sale date
30/07/2026
Declared sale price
€200,000.00
HIGH ST, CAHERCONLISH, LIMERICK
Sale date
22/07/2026
Declared sale price
€230,000.00
13 BARRACK CLOSE, CAHERCONLISH, LIMERICK
Sale date
16/07/2026
Declared sale price
€335,000.00
59 COIS RIOGA, CAHERCONLISH, LIMERICK
Sale date
13/07/2026
Declared sale price
€290,000.00

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: €850 — 1% of €85,000.
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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: approximately 1,500 to 3,000 euro plus VAT.
Land registration fees: approximately 400 to 800 euro depending on the property value.
Property valuation fees: approximately 150 to 300 euro.
Surveyor fees: approximately 500 to 1,200 euro depending on the depth of the survey required for a site.
Annual home insurance: approximately 300 to 600 euro once a property is constructed and insured.

Forum Talk

What people are saying about this area

Locals in the Caherconlish area frequently discuss the appeal of rural site living and the nuances of securing planning permission in County Limerick.
Community discussions often highlight the convenience of living near Caherconlish village while enjoying a quiet countryside setting.
Prospective buyers in the wider Limerick rural market often share advice on navigating local authority guidelines for one-off housing.
Traffic and local road conditions around rural approach roads to Caherconlish are occasional topics of interest among residents.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas

Young Children
The 2.2-acre site provides ample outdoor space for young children to play once a home is built, though buyers should verify local planning policies regarding family housing requirements.
5/10
Teenagers
Offers plenty of space for growing families, but teenagers may find the rural location somewhat isolated without independent transport.
5/10
Multi-generational Living
The generous site size allows for flexible architectural design to accommodate extended family structures, subject to securing the appropriate planning permission.
6/10
Single Buyers
Purchasing a raw site subject to planning permission involves significant time, upfront capital, and project management that may not suit solo buyers looking for a turnkey property.
3/10
Couples
An appealing opportunity for couples wanting to design and build their own custom home from scratch, provided they are prepared for a self-build project.
6/10
Empty Nesters
While a rural self-build can be tailored for retirement, managing a greenfield construction project may be less appealing for empty nesters seeking low-maintenance living.
4/10
Retirees
The rural setting offers peace and quiet, but retirees should consider proximity to healthcare facilities and the demands of maintaining a 2.2-acre plot.
4/10

Work

3 areas

Remote Working
Building a custom home allows for a dedicated home office setup, though buyers should verify local broadband and fiber connectivity availability.
6/10
Hybrid Commuting
The location near Caherconlish provides manageable access to Limerick city, making hybrid commuting feasible depending on exact office locations.
5/10
Retired
Suits those looking forward to retirement on their own terms, though property maintenance over 2.2 acres should be factored in.
5/10

Practical

8 areas

Ageing in Place
A custom build could be designed with accessibility in mind, but the rural location and reliance on driving present challenges for long-term ageing in place.
4/10
Low Maintenance
Managing a vacant 2.2-acre site and eventually undertaking a self-build requires substantial ongoing effort and maintenance.
2/10
Secure Gated Entry
Buyers have the freedom to install private gates and secure fencing as part of their future site development plans.
5/10
Minimalist Design
Buying a bare site gives you complete architectural freedom to design a minimalist modern home, subject to planning approval.
6/10
Flexible Floor Plans
Starting with a blank canvas site allows purchasers to design a completely bespoke floor plan tailored to their exact spatial needs.
10/10
Heritage Home
This is a vacant greenfield/site offering rather than an established period or heritage property.
1/10
Ecological Setup
A large 2.2-acre plot offers fantastic scope for eco-friendly building designs, sustainable heating systems, and native landscaping.
8/10
Outdoor areas
An expansive 2.2-acre footprint provides exceptional outdoor space for gardens, outbuildings, and recreational use.
10/10

Interests

9 areas

Gardening
A massive 2.2-acre plot provides endless opportunities for extensive landscaping, vegetable gardens, and horticultural projects.
10/10
Walking
The surrounding rural roads offer pleasant country walking routes, though dedicated footpaths may be limited.
7/10
Gym
There are no commercial gym facilities on site, requiring travel to nearby towns for indoor fitness options.
2/10
Cycling
Quiet rural roads around Caherconlish can accommodate cycling enthusiasts, though traffic speeds on certain connecting routes should be considered.
7/10
Golf
A rural location that may require driving to reach the nearest golf courses in the wider Limerick area.
5/10
Fishing
Buyers should investigate local angling opportunities in the wider Limerick region as specific river or lake access is not detailed.
5/10
Horse Riding
The generous 2.2-acre site size could potentially support equestrian facilities subject to local planning permission and design.
8/10
Water Sports
Inland location with no direct access to water sports infrastructure.
2/10
Entertaining
Once a bespoke home is constructed, the large plot size offers fantastic potential for outdoor entertaining and hosting guests.
7/10

Lifestyle

5 areas

Quiet Living
Situated in a rural part of County Limerick near Caherconlish, the location promises a peaceful environment away from urban congestion.
9/10
Rural Living
This is a classic rural offering featuring a substantial 2.2-acre site ideal for those seeking a genuine country lifestyle.
10/10
Village Living
Conveniently located near Caherconlish village, offering reasonable access to local community amenities while retaining a countryside feel.
6/10
Coastal Living
The property is entirely inland in County Limerick with no proximity to the coast.
1/10
Urban Living
Located well outside major urban centers, offering very little in terms of city conveniences.
2/10

6 areas

Community Involvement
Proximity to Caherconlish village offers opportunities to integrate into local rural community groups and activities.
6/10
Café Culture
Café options are sparse in the immediate vicinity, likely requiring trips into larger settlements for an established café culture.
3/10
Nightlife
Very limited nightlife options locally, characteristic of a rural countryside setting.
2/10
Health/Wellness groups
Local wellness groups would typically be accessed via nearby villages or towns rather than directly on your doorstep.
4/10
Networking Opportunities
Not a hub for professional networking, which is better pursued in nearby urban centres.
2/10
Tech-Hub Connectivity
Purely rural site offering no built-in tech-hub infrastructure; connectivity relies entirely on home network setups.
2/10

Listing information

Agent: REA Dooley Group
Phone: 061 385 852
Current status: active
Published on HouseDelve: 25 October 2026
Correction: Report an issue

Property reference: HD-D73736HouseDelve · 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.