Scrahannagaur, Sneem, Kerry
€80,000
What you'll like:
- Generous site size: The parcel measures approximately 0.6 of an acre, offering ample space for a substantial single-family dwelling and outdoor gardens. This generous footprint provides good flexibility for custom architectural layouts and generous landscaping.
- Prime main road location: Situated directly on the main Sneem to Killarney road, the property guarantees excellent vehicular accessibility and year-round connectivity. This prominent positioning ensures dependable transport routes and straightforward navigation for contractors and future residents alike.
- Proximity to village: Located only minutes away on foot from Sneem village, future occupants can easily access local pubs, shops, and community services. This short walking distance greatly enhances daily convenience and reduces reliance on private vehicles for basic amenities.
- Substantial road frontage: The land benefits from significant physical road frontage, which can simplify access point engineering and boundary definition. Such frontage often translates to easier visibility and potential flexibility in designing private entrance layouts.
- Digital hub proximity: Positioned just across the road from the local digital hub, the site offers unique convenience for remote workers or professionals. This unusual adjacency could provide valuable community infrastructure and collaborative working spaces right on your doorstep.
- Previous planning precedent: The plot was granted planning permission in 2006, demonstrating that local authorities previously considered residential development acceptable here. While expired, this historical approval indicates a favorable baseline precedent for potential future applications.
- Scenic Kerry setting: Nestled in the scenic landscape of County Kerry, the location offers breathtaking natural surroundings and authentic rural charm. Buyers prioritizing traditional Irish countryside aesthetics will find the regional environment highly desirable and picturesque.
- Tourism potential: Being positioned along a well-traveled route between Sneem and Killarney places the property within a vibrant tourist corridor. This high-traffic zone might offer advantageous exposure should a future permitted enterprise be pursued.
- Compact land management: An area of 0.6 of an acre is large enough for privacy yet small enough to manage without heavy agricultural equipment. This manageable scale keeps ongoing landscape maintenance costs and labor requirements realistically attainable.
- Direct utility access routes: The prominent roadside positioning typically facilitates easier connection runs for external services running along the main thoroughfare. Proximity to established municipal corridors can sometimes streamline utility tie-ins during construction phases.
- Local market entry price: Asking only eighty thousand euros, the asset presents an accessible entry point into the Kerry property market. This low capital outlay leaves a higher proportion of your total budget available for actual construction financing.
- Rural community integration: Being close to an established village fosters a strong sense of community integration for newcomers settling into the area. Buyers looking for an authentic rural lifestyle will appreciate the welcoming and active local population.
- Recreational outdoor access: The surrounding region is renowned for outdoor pursuits including hiking, fishing, and exploring the Ring of Kerry. Outdoor enthusiasts will find countless recreational opportunities situated just beyond their boundary lines.
- Independent design freedom: Buying a vacant site rather than an existing house allows you to design a home tailored entirely to your preferences. You can incorporate modern energy efficiency standards and personalized spatial layouts from scratch.
- Potential long-term appreciation: Well-located land near established tourist villages historically holds its value well and can appreciate over long holding periods. Investing in a strategic Kerry corridor provides a tangible physical asset with lasting intrinsic worth.
- Manageable boundary contours: The physical layout appears relatively cohesive, making it straightforward to fence and secure the perimeter against wandering livestock. Clear boundaries reduce neighborly disputes and simplify legal ownership demarcation.
- Established neighborhood context: The surrounding area features established residential and community buildings, ensuring you are not building in total isolation. This existing development context provides a reassuring sense of neighborhood stability.
- Flexible development timeline: Owning the land outright without an immediate tie to a developer gives you the freedom to build at your own pace. You can wait for optimal financial conditions before commencing architectural drawings and construction.
- Direct agent availability: The listing is managed by a known local agency with direct contact numbers provided for immediate professional inquiries. This ensures prospective buyers can quickly obtain initial details and schedule on-site viewings.
- Exempt BER status: As a vacant plot of land, the property is exempt from Building Energy Rating requirements at this stage of purchase. This eliminates immediate administrative hurdles regarding thermal efficiency ratings until a structure is eventually built.
But keep in mind:
- Lapsed planning permission: The 2006 planning permission has long since lapsed, meaning you must secure entirely fresh approval from the local council. Buyers should verify current county development plan policies to assess the realistic likelihood of obtaining a new grant.
- Strict local housing needs: County Kerry operates under stringent rural housing guidelines that often restrict residential approvals to qualifying local applicants. You must carefully investigate whether your personal background satisfies the council criteria for rural housing eligibility.
- Traffic noise exposure: Being situated directly on a main tourist and regional route may expose the future dwelling to significant traffic noise. Prospective buyers should visit the site at different times to gauge passing vehicle volumes and acoustic impacts.
- Unverified utility connections: The listing does not confirm whether electricity, mains water, or sewage treatment facilities are readily available at the boundary. Buyers must independently verify the exact proximity, capacity, and connection costs for all essential services.
- Potential ribbon development policies: Local planning authorities frequently discourage ribbon development along major regional roads to preserve rural character and traffic safety. You should consult a local architect to determine if the site layout complies with frontage density restrictions.
- Wastewater treatment suitability: A perc test and site suitability assessment are vital to prove the ground can support a private septic tank system. Buyers should make any purchase contract conditional upon passing these rigorous underground percolation tests.
- Sightline and safety requirements: Council roads departments enforce strict sightline visibility splaying requirements for new entrances onto fast regional roads. You should verify if the road frontage allows for the creation of safe vehicular pull-outs and legally compliant sightlines.
- Unknown ground conditions: The underlying soil composition, rock depth, and drainage characteristics of the plot remain unspecified in the listing. Expensive sub-surface rock excavation or deep piling could be required before stable foundations can be poured.
- Surface water drainage risks: Low-lying or sloping terrain can sometimes concentrate rainwater run-off, creating localized flooding or soggy garden patches. A drainage survey should be conducted to ensure surface water can be managed without impacting neighboring land.
- Boundary fence verification: Legal folio maps must be meticulously checked against physical boundaries on the ground to prevent future encroachment disputes. Buyers should retain a qualified surveyor to walk the perimeter and confirm exact ownership acreage.
- Public footpath requirements: The council might condition any future planning grant upon the construction of a public footpath or road setback. Such infrastructure demands can substantially increase your site development costs and eat into usable land area.
- Environmental designations: Portions of rural Kerry are subject to special area conservation rules, habitat protections, or scenic landscape overlays. You should check if any ecological constraints or protected species inhabit the vicinity and could delay construction.
- Future road widening plans: Local authorities occasionally retain future compulsory purchase lines or road widening plans along major regional arteries. A thorough solicitor's search is necessary to ensure no future council road schemes affect the plot.
- Limited local amenities on foot: While close to the village, walking along a busy main road without dedicated footpaths or lighting can prove hazardous. Buyers should inspect the pedestrian infrastructure between the site and village center very carefully.
- Lack of structural specifics: Because this is raw land with no existing building, you face the total burden and cost of project management. Unforeseen construction inflation and supply chain delays will fall entirely on your shoulders.
- Financing complexities: Securing a traditional mortgage solely for the purchase of unpermitted land can be significantly harder than buying completed housing. Buyers may need substantial cash reserves or specialized self-build acquisition loan products.
- Potential site remediation needs: The land may contain historic debris, overgrowth, or uneven terrain requiring costly mechanical clearance prior to building works. Factoring in heavy site prep expenses is essential to prevent unexpected budget overruns.
- Lack of neighbor disclosures: Private sales of raw land rarely come with detailed property condition questionnaires detailing historical drainage or boundary issues. Diligent independent local inquiries are required to uncover any unwritten neighborhood quirks.
- Speed limit and safety concerns: Fast-moving traffic on the main road can make backing out of a driveway dangerous without adequate civil engineering works. You must verify if traffic calming measures or specific entrance designs will be mandated by engineers.
- Resale liquidity risks: Vacant rural sites without current planning permission represent speculative investments that can take years to resell if market conditions shift. Buyers must be prepared for a potentially prolonged holding period if development plans stall.
Price positioning
?
- The asking price appears modestly valued given that it is a 0.6-acre site situated prominently on the main Sneem to Killarney road within walking distance of the local village amenities and digital hub.
- Valuation signals present a mixed picture because while the site offers generous road frontage and a desirable proximity to the village, the previous planning permission granted in 2006 has now lapsed entirely.
- Key factors that could strongly support this price level include successful re-application for planning permission, whereas the risk of stringent local housing needs restrictions could significantly undermine its development potential.
- Additional relevant considerations involve the inherent uncertainty and costs associated with securing fresh planning approval on unserviced rural land versus the ready-to-build advantages typically sought by prospective buyers in this scenic region.
Build Analysis
What we know from similar construction types
- The property is a site measuring approximately 0.6 of an acre with ample road frontage, located on the main Sneem to Killarney road near Sneem village.
- Planning permission was previously granted in 2006 but has since lapsed, meaning a buyer would need to reapply for planning permission to develop the site.
- A buyer should investigate local planning policies, connection availability for local services, and site suitability assessments for wastewater treatment.
Heating cost*
Estimated expense to heat this property every year
- Heating cost: Not applicable as this is a site with lapsed planning permission and no existing dwelling.
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 Sneem area
SEAVIEW, SNEEM, KERRY
- Sale date
- Declared sale price
- €272,500.00
11 PAIRC ARDSHEELANE, SNEEM, KERRY
- Sale date
- Declared sale price
- €300,000.00
18 PAIRC ARDSHELLHANE, SNEEM, KERRY
- Sale date
- Declared sale price
- €317,000.00
1 NEW ST, SOUTH SQ, SNEEM
- Sale date
- Declared sale price
- €150,000.00
SOUTH SQUARE, SNEEM, CO KERRY
- Sale date
- Declared sale price
- €152,000.00
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: Based on the asking price of 80,000 euro, stamp duty for residential property at 1 percent is 800 euro (buyers should verify if this applies to a site or if commercial/other rates apply).
- Solicitor legal fees: Approximately 1,500 to 2,500 euro plus VAT and outlays.
- Land registration fees: Approximately 400 to 700 euro depending on the registration type.
- Property valuation fees: Approximately 150 to 300 euro.
- Surveyor fees: Approximately 500 to 1,000 euro.
- Annual home insurance: Approximately 300 to 600 euro, depending on the eventual build type and coverage.
Forum Talk
What people are saying about this area
- Locals often discuss the scenic appeal and tourism activity along the main Sneem to Killarney road.
- Community discussions frequently highlight the convenience of being within walking distance of Sneem village amenities.
- The presence of the Sneem digital hub across the road is noted as a positive local infrastructure feature for remote workers.
- Residents occasionally share updates regarding rural planning permissions and development guidelines in the Kerry region.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The site is located near Sneem village, but as it is a vacant plot of land, families with young children would need to construct a home first, which requires securing new planning permission.
- Teenagers5/10
A plot near Sneem provides proximity to local amenities, but teenagers will require an eventual built structure and transport links to larger towns for extended education and activities.
- Multi-generational Living4/10
While the 0.6-acre site offers decent space for a larger bespoke build, buyers should verify if current zoning and local planning guidelines would permit a sufficiently large multi-generational home.
- Single Buyers3/10
Buying a bare site for €80,000 and funding a self-build project presents significant capital and management requirements, which can be challenging for an individual buyer.
- Couples4/10
For couples looking to design and build their own home near Sneem village, this plot provides a foundation, though the expired 2006 planning permission means the process must start anew.
- Empty Nesters4/10
The location is convenient to the village, but empty nesters looking to downsize typically prefer a low-maintenance, ready-to-move-in property rather than undertaking a greenfield construction project.
- Retirees4/10
Retirees may appreciate the proximity to Sneem village, but managing a construction project on a vacant site requires considerable oversight and energy.
Work
3 areas- Remote Working8/10
The site is located just across the road from the Sneem digital hub, offering an exceptional physical workspace option for remote professionals.
- Hybrid Commuting4/10
The rural Kerry location means hybrid commuting to major urban employment centers like Killarney or Cork involves significant travel times.
- Retired6/10
While convenient to village amenities, retirees would need to manage the complexities of building a new home before enjoying the location.
Practical
8 areas- Ageing in Place4/10
Because the property is currently an undeveloped site, any provisions for ageing in place would need to be purposely engineered into a future architectural design.
- Low Maintenance3/10
Managing a 0.6-acre greenfield site and undertaking a self-build project represents a high-maintenance endeavor initially.
- Secure Gated Entry3/10
Currently, the site has ample road frontage onto the main road, meaning any security features or gated entries would need to be installed by the buyer.
- Minimalist Design5/10
A blank canvas plot allows for a minimalist design, but buyers must navigate local planning policies which may influence exterior aesthetics.
- Flexible Floor Plans8/10
Starting with an empty plot offers total freedom to design a custom floor plan tailored to specific spatial requirements.
- Heritage Home1/10
This is a vacant plot of land with no existing structure, offering no historical or heritage architectural features.
- Ecological Setup6/10
A greenfield site provides opportunities to integrate modern eco-friendly building technologies, though environmental assessments should be verified.
- Outdoor areas8/10
The c. 0.6-acre plot provides generous outdoor space for landscaping, gardens, and outbuildings, subject to planning permissions.
Interests
9 areas- Gardening8/10
With a plot size of c. 0.6 of an acre, there is ample outdoor space to design and cultivate extensive gardens or landscaping.
- Walking8/10
Being within walking distance of Sneem village and surrounded by the scenic Kerry countryside makes this an appealing location for walking enthusiasts.
- Gym3/10
There are no major commercial gym facilities directly on-site or in the immediate village, meaning residents would likely need to travel further afield for dedicated fitness centres.
- Cycling7/10
The scenic regional roads around Sneem offer popular routes for cycling, though buyers should account for local traffic on the main Killarney road.
- Golf5/10
While County Kerry is famous for its golf courses, players would need to travel to nearby regional clubs as there is no course immediately adjacent.
- Fishing7/10
The Sneem area is well-regarded for local rivers and coastal access points, making it potentially suitable for fishing hobbyists.
- Horse Riding6/10
The rural environment offers scope for equestrian interests, though any stabling or paddock facilities would need to be incorporated into a future site design.
- Water Sports6/10
Proximity to the wider Kenmare Bay area provides opportunities for water sports, subject to traveling to suitable launch or activity sites.
- Entertaining5/10
Entertaining capabilities are entirely dependent on a future home being built and designed with hosting spaces in mind.
Lifestyle
5 areas- Quiet Living7/10
Situated in a scenic Kerry setting near Sneem, the location offers a peaceful rural atmosphere despite its position on the main road.
- Rural Living8/10
Measuring approximately 0.6 of an acre in Scrahannagaur, the property offers a classic rural Kerry setting surrounded by natural landscape.
- Village Living8/10
The site is located only a minutes walk from Sneem village, offering exceptional convenience for accessing local shops and community facilities.
- Coastal Living6/10
Sneem is known for its proximity to the coast and scenic waterways, though buyers should verify the exact distance and access points to coastal amenities from this specific location.
- Urban Living2/10
This is a rural site near a small village, offering very little in terms of urban infrastructure or city-style conveniences.
Social
6 areas- Community Involvement7/10
Sneem has a vibrant local community with active local groups, events, and village activities.
- Café Culture7/10
Being only minutes walk from Sneem village provides easy access to local cafes, pubs, and community gathering spots.
- Nightlife4/10
Nightlife is limited primarily to traditional local pubs within Sneem village, with little in the way of extensive clubs or late-night venues.
- Health/Wellness groups5/10
Local wellness activities depend largely on community-led groups and initiatives within the village rather than dedicated commercial facilities.
- Networking Opportunities6/10
The proximity to the Sneem digital hub provides unique local networking opportunities for remote workers and professionals.
- Tech-Hub Connectivity9/10
The property's location directly across the road from the Sneem digital hub makes it exceptionally well-positioned for tech-focused professionals.
Listing information
- Agent
- Majella O Sullivan Limited
- Phone
- 064 664 2101
- Published on HouseDelve
- 30 September 2026
- Correction
- Report an issue
HD-2C95D6HouseDelve · 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.