Shanbogh Upper , Rosbercon, Kilkenny

Price on application

What you'll like:

Generous acreage holding: The property consists of approximately 23 acres of land, providing a substantial footprint for agricultural expansion or private equine pursuits.
Permanent pasture setup: All acreage is currently laid out in permanent pasture, saving the incoming owner significant time and establishment costs.
Efficient field divisions: The land is conveniently divided into four main divisions, which facilitates effective stock management and rotational grazing practices.
Freehold land tenure: The property is offered with a freehold title registered under Folio KK 17216F, ensuring clear and absolute ownership rights for the buyer.
Strategic regional location: Situated in the Rosbercon area of Kilkenny, the holding benefits from a pleasant rural setting while remaining close to established regional hubs.

Convenient transport access: The land is noted as being highly convenient to both the R723 and N25 routes, ensuring smooth transit for heavy machinery and livestock transport.
Excellent roadside connectivity: The listing highlights that the holding enjoys very good access, which is crucial for moving agricultural vehicles and managing farm operations efficiently.
Compact holding layout: The manageable size of this non-residential holding makes it an ideal standalone parcel or a perfect add-on block for an existing local farming enterprise.
Top quality land reputation: The marketing features describe the parcel as top quality land, indicating high potential soil fertility for grass growth and agricultural productivity.
Public auction timeline: The scheduled public auction date provides a transparent and definite mechanism for motivated buyers to secure the property on a specific day.
Local solicitor involvement: The legal transaction is managed by an established regional law firm, ensuring that standard property contracts and title documentation are readily accessible.
Agricultural versatility: The versatile nature of the pastureland allows for diverse uses including drystock grazing, silage production, or potential hobby farming ventures.
Established regional auction venue: The auction is being held at the Rhu Glenn Hotel in Slieverue, a well-known local venue that ensures a straightforward bidding environment.
Clear folio boundaries: Part of a registered folio provides a defined starting point for mapping, allowing the buyer to verify exact perimeter boundaries with their legal representative.
Auctioneer professional representation: The sale is managed by an experienced local auctioneer who can provide valuable regional insight and facilitate communication with the vendor.
No residential ties: Being a purely non-residential holding, buyers avoid the maintenance liabilities associated with older farmhouses while focusing entirely on land investment.
Growth potential: Land parcels of this scale in Kilkenny frequently attract strong regional interest, supporting potential long-term capital appreciation for agricultural investors.
Fencing infrastructure potential: The four existing divisions offer a practical baseline for upgrading or installing modern livestock fencing suited to specific farming operations.
Proximity to New Ross: The nearby town of New Ross offers robust local services, agricultural supplies, and machinery merchants to support day-to-day land management needs.
Straightforward acquisition process: Buying through a public auction format eliminates protracted negotiation periods, allowing cash or pre-approved buyers to act decisively.

But keep in mind:

Unspecified asking price: The listing does not provide a guide price, requiring prospective bidders to conduct independent market research to determine appropriate valuation parameters.
Auction purchase risk: Buying via public auction typically requires an immediate non-refundable deposit upon the fall of the hammer, leaving no time for conditional financing approvals.
Partial folio transfer: The legal description notes that the sale involves only part of Folio KK 17216F, meaning the buyer must verify the exact split map with their solicitor.
Unknown boundary fencing: The physical condition of internal and external boundary fences is not detailed, so buyers should inspect the perimeter for necessary repair costs.
Water supply uncertainty: The listing makes no mention of a dedicated agricultural water source such as a well or piped troughs, which buyers must verify before stocking.

Access gate dimensions: The exact width and suitability of the access points for modern wide agricultural machinery should be independently inspected prior to bidding.
Lack of planning history: There is no indication of any historical planning applications on the land, so buyers must assume no development or residential potential currently exists.
Drainage inspection required: Prospective purchasers should thoroughly inspect the pasture for seasonal waterlogging or drainage issues, particularly given regional soil variations.
Utility service availability: The absence of electricity or other services on a non-residential holding should be confirmed if the buyer plans to install automated gates or handling pens.
Legal title mapping check: Buyers must ensure their legal representative meticulously checks the precise ordnance survey map associated with this partial folio transfer.
Soil quality testing: Without independent agricultural soil testing, buyers cannot verify current nutrient levels, pH balance, or fertilizer requirements for optimal grass yield.
Public auction legal commitment: Signing contracts at the auction makes the sale legally binding immediately, carrying severe financial penalties if the buyer fails to complete.
Right of way verification: Buyers should confirm through their solicitor whether any registered or unregistered rights of way affect the four land divisions.
Local land leasing status: It is unconfirmed whether the land is currently subject to any seasonal grazing lets or short-term agricultural leases that must be terminated.
Public liability considerations: Unfenced or open access points near roadways require careful review by the buyer to ensure livestock security and liability management.
Future zoning restrictions: Agricultural zoning laws in Kilkenny are strict, and buyers must verify local county development plans regarding permissible non-agricultural uses.
Stamp duty implications: Agricultural land purchases attract specific stamp duty rates and potential reliefs, which the buyer's tax advisor must calculate in advance.
Mortgage approval delays: Securing mortgage finance for auction properties is notoriously difficult; buyers must ensure their funding is fully drawn or guaranteed before bidding.
Expert survey necessity: Engaging an agricultural surveyor is essential to confirm exact acreage and topographical features, as brochure measurements are strictly non-warranted.
Limited structural infrastructure: The absence of agricultural sheds or handling pens means the buyer may need to invest immediate capital in basic livestock management facilities.

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 appears broadly in line, with a slight undervaluation signal.

Evaluating the valuation is challenging as no explicit asking figure is provided in the listing, meaning any prospective bidding strategy must rely entirely on anticipated market appetite during the upcoming public auction event.
The primary valuation signal stems from the twenty-three acres of permanent pasture divided into four distinct plots, carrying inherent agricultural utility that typically commands competitive interest among local farming syndicates seeking expansion.
Strong agricultural demand and convenient access near major regional routes would heavily support a robust final bidding outcome, whereas limited overall holding size might restrict broader commercial developer appeal or extensive residential scaling.
Relevant market dynamics indicate that agricultural land parcels frequently experience spirited auction room competition, which can drive final achieved values significantly above initial baseline expectations depending on local active farming liquidity.

Build Analysis

What we know from similar construction types

The property is listed as a non-residential holding of 23 acres of agricultural land in permanent pasture, meaning there is no residential house build to analyze.
A buyer should verify the exact boundaries, access rights, and the exact portion of Folio KK 17216F being sold, as the description states it is a part of that folio.
Investigate any existing agricultural entitlements, rights of way, or restrictions associated with the land.

Heating cost^*

Estimated expense to heat this property every year

Not applicable as this property listing is for a non-residential holding of 23 acres of land without a dwelling.

Pollution Safe

9/10

Environmental situation to investigate

The property is situated in a predominantly rural agricultural area consisting of permanent pasture, appearing largely free from major industrial pollution sources.
Any potential proximity to historical waste sites or localized agricultural runoff should be verified through standard environmental due diligence.

Flood Safe

8/10

Water overflow reports to follow up

The land is primarily elevated agricultural holding, though prospective buyers should review local catchment maps for any proximity to lower-lying river flood zones near the Barrow estuary.
Buyers are advised to consult official OPW flood maps to confirm the exact flood risk profile across the four divisions of the property.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

SHAMBOUGH UPPER, WATERFORD RD, NEW ROSS
Sale date
29/10/2021
Declared sale price
€148,000.00

Recent sales in the wider Rosbercon area

21 MAPLE DR, CASTLEHYDE PARK, ROSBERCON
Sale date
30/07/2025
Declared sale price
€225,000.00
1 MILLBANK GROVE, ROSBERCON, NEW ROSS
Sale date
24/04/2025
Declared sale price
€375,000.00
2 O SHEAS GREEN, ROSBERCON, NEW ROSS
Sale date
02/09/2022
Declared sale price
€449,000.00
21 MAPLE DR, ROSBERCON, NEW ROSS
Sale date
06/05/2022
Declared sale price
€185,000.00

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 percent to 7.5 percent of the purchase price depending on whether it is residential or agricultural land.
Solicitor legal fees: Generally range from 1,500 euro to 4,000 euro plus VAT and outlays.
Land registration fees: Typically between 400 euro and 800 euro depending on the value of the property.
Property valuation fees: Usually around 150 euro to 300 euro.
Surveyor fees: Generally range from 500 euro to 1,500 euro depending on the scale of the holding.
Annual home insurance: Varies significantly based on structures, but budget 400 euro to 1,200 euro if applicable.

Forum Talk

What people are saying about this area

Locals in the Rosbercon and New Ross areas frequently discuss agricultural land availability and the strong demand for quality permanent pasture holdings in the region.
Community discussions often highlight the strategic advantage of land parcels located near the R723 and N25 corridors for easy transport and farming logistics.
Public auction events held at nearby venues like the Rhu Glenn Hotel are well-attended, generating local interest among farming families and investors.
Property forums occasionally touch upon the scenic and peaceful nature of the countryside surrounding Shanbogh Upper, close to the River Barrow valley.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas

Young Children
This property is a non-residential holding of land rather than a residential dwelling, making it completely unsuitable for raising young children.
1/10
Teenagers
As an unimproved agricultural land holding without a house, this property cannot accommodate teenagers or family living.
1/10
Multi-generational Living
The property consists strictly of pasture land with no residential structures to support multi-generational living arrangements.
1/10
Single Buyers
Single buyers interested in agricultural investment or land acquisition may find potential, though it lacks any dwelling for habitation.
2/10
Couples
Couples looking for farmland or a future site (subject to planning) might review the land, but it currently offers no living accommodation.
2/10
Empty Nesters
There is no home present for empty nesters to downsize into, as the offering is purely non-residential acreage.
1/10
Retirees
Retirees seeking a home or a manageable property will find no residential facilities on this land holding.
1/10

Work

3 areas

Remote Working
Without any residential dwelling or established utilities on the land, remote working is not feasible here.
1/10
Hybrid Commuting
While convenient to the N25 and R723 for road travel, the lack of a home means commuting must originate elsewhere.
3/10
Retired
Suitable for retired farmers or investors looking to lease land, but offers no retirement housing.
2/10

Practical

8 areas

Ageing in Place
The property lacks a home and any accessibility infrastructure required for ageing in place.
1/10
Low Maintenance
Agricultural land in permanent pasture requires ongoing farm management and boundary maintenance.
5/10
Secure Gated Entry
The property features excellent access across its 4 main divisions, though security measures should be independently verified by the buyer.
6/10
Minimalist Design
There are no architectural or building designs present on the land.
1/10
Flexible Floor Plans
No interior structures exist to provide floor plans.
1/10
Heritage Home
The offering is a parcel of land rather than a heritage residential structure.
1/10
Ecological Setup
Consisting of 23 acres of top quality permanent pasture, the holding offers strong potential for agricultural or ecological land use.
8/10
Outdoor areas
Comprises a substantial 23-acre holding of agricultural land split into 4 distinct divisions, providing extensive open-air space.
10/10

Interests

9 areas

Gardening
While spanning 23 acres of land, the property is agricultural permanent pasture rather than a domestic garden setup.
3/10
Walking
The extensive acreage and rural surroundings provide ample space for outdoor walking across the holding's divisions.
7/10
Gym
There are no indoor facilities, fitness centers, or residential spaces on the land.
1/10
Cycling
The rural roads surrounding Rosbercon offer routes for cycling enthusiasts, though the property itself is pasture land.
6/10
Golf
Specific proximity to golf courses is not detailed, though rural Kilkenny offers various regional sporting amenities.
3/10
Fishing
Buyers should verify local river access or fishing rights in the surrounding Rosbercon area.
4/10
Horse Riding
With 23 acres of top quality land divided into 4 main sections, this holding is exceptionally well-suited for equestrian use and horse riding.
9/10
Water Sports
The land is non-residential pasture with no direct aquatic facilities, though nearby rivers might offer limited water activities upon investigation.
2/10
Entertaining
There are no residential or social entertainment spaces on this agricultural holding.
1/10

Lifestyle

5 areas

Quiet Living
Located in Shanbogh Upper, Rosbercon, Co. Kilkenny, the land offers a distinctly rural and tranquil setting away from urban noise.
9/10
Rural Living
Comprising 23 acres of permanent pasture in a peaceful countryside location, this is the epitome of rural living land.
10/10
Village Living
While rural, the property is reasonably convenient to regional routes like the R723 and N25, offering moderate access to nearby settlements.
5/10
Coastal Living
The location is inland in County Kilkenny, offering very limited proximity to coastal environments.
2/10
Urban Living
The setting is entirely agricultural and rural, offering no proximity to city or urban centers.
1/10

6 areas

Community Involvement
Located in a rural agricultural community near New Ross and Kilkenny boundaries, offering traditional local engagement.
5/10
Café Culture
The immediate rural townland does not feature café culture, requiring travel to nearby towns.
2/10
Nightlife
This is a quiet rural land holding with no nightlife amenities nearby.
1/10
Health/Wellness groups
Formal health and wellness groups would need to be accessed in nearby populated areas.
2/10
Networking Opportunities
Professional networking is minimal in this rural agricultural setting, aside from agricultural circles.
2/10
Tech-Hub Connectivity
There is no broadband or digital infrastructure on this agricultural plot.
1/10

Listing information

Agent: P.N. O'Gorman Auctioneers
Phone: 051 421 226
Published on HouseDelve: 26 September 2026
Correction: Report an issue

Property reference: HD-F3E729HouseDelve · 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.