Site @ 89A Rossmore Avenue, Ballyfermot, Dublin 10, D10 TR96D10TR96
€80,000
What you'll like:
- Attractive entry price: The asking price of eighty thousand euros represents a low cost of entry for land acquisitions within the capital. This affordable baseline reduces initial capital exposure for small-scale developers.
- Established residential setting: Situated within a mature residential neighborhood benefiting from existing infrastructure, ensuring future occupiers will have immediate access to established community facilities.
- Proportionate site footprint: The approximately zero point zero five nine acre plot offers a manageable footprint for a compact residential infill design without excessive groundworks.
- Generous internal potential: The approximate two hundred and forty square meter envelope suggested in the description provides a useful baseline for calculating potential gross floor space upon design.
- Proximity to retail hubs: Located just a short distance from the major Liffey Valley shopping destination, guaranteeing high convenience for future residents regarding shopping and dining options.
- Commuter friendly location: Positioned roughly a fifteen minute drive from Dublin city center, offering appealing commuting times for professionals working in the urban core.
- Public transport availability: The availability of local bus routes within walking distance enhances accessibility for non-motorized occupants and improves overall letting viability.
- Educational amenities nearby: The presence of local schools in the immediate surrounding area makes any future residential units highly attractive to families with children.
- Recreational spaces close by: Local sports grounds and parks situated nearby provide desirable outdoor lifestyle amenities that enhance the market appeal of the completed project.
- Stable asking price: The tracked pricing history shows zero variance from the initial observation, indicating a firm vendor stance and a straightforward baseline for negotiations.
- Independent development scope: Owning a standalone site allows a purchaser total control over architectural design, contractor selection, and finishes without management company interference.
- Rental demand strength: The surrounding Ballyfermot district typically experiences high rental demand, promising strong yields for any residential units successfully delivered here.
- Infill regeneration appeal: Municipal planning policies generally look favorably on well-considered urban infill projects that revitalize underutilized pockets of residential land.
- Direct agent representation: Represented by an established local agency, facilitating straightforward communication and streamlined access to further technical details or site visits.
- Compact construction logistics: The contained site area simplifies material staging and hoarding setup compared to sprawling greenfield developments.
- Clear land boundaries: The plot is situated within an established housing layout, making boundary identification and topographical surveys relatively straightforward to commission.
- Value creation potential: Successfully securing planning permission would dramatically increase the underlying asset value relative to the modest initial acquisition cost.
- Local employment access: The location offers convenient travel routes to major industrial and business parks across the western suburbs of Dublin.
- Straightforward legal title: Infill plots in established estates often feature uncomplicated title structures, aiding a faster conveyancing process for cash or funded buyers.
- Future proofing investment: Land ownership in the capital serves as a reliable hedge against inflation and provides tangible utility compared to purely financial instruments.
But keep in mind:
- Uncertain planning permission: The development potential is entirely subject to securing planning permission from the local authority, presenting a major conditional risk for the buyer.
- Absence of BER rating: No Building Energy Rating certificate is provided given the bare land nature of the asset, requiring future builds to meet strict modern standards.
- Undefined property type: The listing lacks specific classification details, meaning buyers must independently verify permitted land use zonings under the current county development plan.
- Missing utility connections: Buyers should investigate whether water, electricity, drainage, and gas services are readily available at the boundary or require costly off-site connections.
- Potential covenant restrictions: The title must be carefully checked for restrictive covenants or rights of way held by neighboring properties that could limit building heights or footprints.
- Access and egress constraints: The adequacy of vehicular and pedestrian access onto Rossmore Avenue must be evaluated to ensure compliance with local roads authority standards.
- Omission of site boundaries: Exact legal boundaries are unverified in the listing text, necessitating a comprehensive boundary survey to prevent future encroachment disputes.
- Unclear ground conditions: Intrusive site investigations and soil testing are essential to rule out poor bearing capacity, contamination, or high water tables that could inflate foundation costs.
- Development contribution levies: Local authorities charge substantial development levies for new residential builds, which must be factored into the total capital outlay.
- Planning precedent uncertainty: Buyers need to research recent planning decisions in the immediate vicinity to gauge the local council's appetite for similar infill densities.
- Potential overlooking issues: Designing a compliant scheme without violating the privacy and daylight standards of adjacent neighboring houses may prove geometrically challenging.
- Objection risks from neighbors: Local residents may lodge third-party appeals against proposed developments through An Bord Pleanála, causing costly project delays.
- Demolition or clearance costs: Any existing structures, overgrown vegetation, or old foundations on the plot will require professional clearance before construction can commence.
- Lack of internal measurements: The exact dimensions and topography of the plot remain unverified, making preliminary architectural massing studies speculative until surveyed.
- Financing complexities: Lenders typically offer lower loan-to-value ratios or higher interest rates for unpermitted land purchases compared to finished residential properties.
- VAT implications: Buyers must establish whether the purchase price is subject to Value Added Tax depending on the vendor's tax status and previous land use.
- Construction cost inflation: Elevated building material and labor costs in the current market could compress anticipated profit margins upon project completion.
- Stalled history risk: The flat asking price trajectory could suggest previous interest fell through due to unresolved planning or title hurdles.
- Limited agency disclosures: The minimal property facts provided require the buyer's legal team to perform exhaustive preliminary due diligence from scratch.
- Over-reliance on speculative yield: Relying entirely on achieving future planning consent carries the risk of holding an unbuildable asset if the local development plan changes.
Price positioning
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- The asking price of eighty thousand euros appears notably undervalued for a substantial plot measuring approximately two hundred forty square meters, primarily because it reflects the raw land cost rather than a finished residential unit value in this urban location.
- Valuation signals heavily revolve around the explicit requirement for planning permission, meaning the current figure operates effectively as an entry-level auction starting point designed to attract competitive bidding from speculative developers and local builders seeking expansion.
- Factors that could significantly undermine this pricing strategy include unforeseen planning refusals, restrictive local zoning constraints, or high infrastructure connection costs, whereas securing prior grant approval would dramatically invalidate the baseline asking price.
- Additional market relevance stems from the established residential context of the surrounding neighborhood, where typical built houses command substantially higher sums, making the ultimate acquisition cost entirely dependent on future development outcomes and regulatory approvals.
Build Analysis
What we know from similar construction types
- The property is marketed as a development site spanning approximately 0.059 acres with an existing footprint or potential area of c. 240 sq metres.
- A buyer should thoroughly investigate planning permission history, local zoning laws, and restrictions with Dublin City Council to determine the feasibility of any intended residential development.
- Access to utility connections including water, electricity, and sewage should be verified prior to purchase.
Heating cost*
Estimated expense to heat this property every year
- Heating cost cannot be estimated reliably at this time as the property is offered as a development site rather than a completed residential dwelling with an energy rating or heating system.
Pollution Safe
8/10Environmental 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 estateExtra effort was used to find nearby sales here
19 ROSSMORE AVE, BALLYFERMOT, DUBLIN 10
- Sale date
- Declared sale price
- €340,000.00
60 ROSSMORE AVENUE, BALLYFERMOT, DUBLIN 10
- Sale date
- Declared sale price
- €317,000.00
80 ROSSMORE AVE, BALLYFERMOT, DUBLIN 10
- Sale date
- Declared sale price
- €340,500.00
58 ROSSMORE AVENUE, BALLYFERMOT, DUBLIN 10
- Sale date
- Declared sale price
- €275,000.00
Recent sales in the wider Ballyfermot area
No verified results were found for this group in the previous five years.
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: €800 — 1% of €80,000.
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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: estimated between 1,500 and 3,000 euro plus VAT and outlays.
- Land registration fees: approximately 400 to 800 euro depending on the nature of the transaction.
- Property valuation fees: roughly 150 to 300 euro for mortgage or bank requirements.
- Surveyor fees: estimated between 500 and 1,200 euro depending on the level of detail required for the site or development potential.
- Annual home insurance: roughly 350 to 700 euro depending on the type of structure and coverage chosen.
Forum Talk
What people are saying about this area
- Residents in the Ballyfermot area frequently discuss local development opportunities and community amenities on neighbourhood forums.
- Transport links to Dublin City Centre and proximity to Liffey Valley shopping centre are highlighted as key benefits by locals.
- Traffic congestion during peak commuting hours is a recurring topic of conversation among residents.
- Community groups actively engage in local initiatives to improve parks, sports grounds, and public spaces.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children3/10
The property is a vacant site with no established dwelling, making it unsuitable for immediate family occupation until a home is built.
- Teenagers3/10
No habitable structure currently exists on the plot, requiring extensive planning and construction before teenagers could move in.
- Multi-generational Living2/10
A development site offers potential, but multi-generational living is impossible without a completed, suitably sized build.
- Single Buyers4/10
Single buyers with capital and construction expertise could view this as a self-build opportunity, though it requires significant time and funds.
- Couples4/10
Couples looking to design a custom home from scratch may find potential, but the absence of a finished house limits immediate utility.
- Empty Nesters3/10
Managing a self-build project is typically not aligned with the lifestyle goals of empty nesters seeking low-maintenance living.
- Retirees2/10
A bare construction site requires arduous project management and is generally unsuited to retirees wanting immediate comfort.
Work
3 areas- Remote Working5/10
Remote working is feasible once a home with a dedicated office space is constructed on the site.
- Hybrid Commuting8/10
The location benefits from great public transport links and a short 15-minute drive to Dublin City Centre, suiting hybrid commuters.
- Retired4/10
While local amenities are accessible, undertaking a construction project is rarely appealing for retirees.
Practical
8 areas- Ageing in Place2/10
The property requires a completely new build, meaning accessibility features must be custom-designed from scratch.
- Low Maintenance3/10
A vacant plot of land requires boundary upkeep and weed control, and a future build will demand ongoing maintenance.
- Secure Gated Entry4/10
Security measures such as gates and fencing would need to be installed independently by the buyer.
- Minimalist Design5/10
The c. 240 sq meter footprint/site size allows for a minimalist architectural concept, subject to planning permission.
- Flexible Floor Plans10/10
As an undeveloped site offered with development potential, the buyer has total freedom to design a custom floor plan subject to planning approval.
- Heritage Home1/10
This is a vacant land parcel rather than a period or heritage structure.
- Ecological Setup5/10
Buyers have the opportunity to integrate modern eco-friendly building standards and energy systems into a new construction.
- Outdoor areas6/10
The c. 0.059-acre site provides a defined parcel of outdoor space that can be landscaped upon development.
Interests
9 areas- Gardening6/10
The plot measures c. 0.059 acres, providing a blank canvas for future landscaping and garden design once developed.
- Walking6/10
Urban walking routes and local footpaths are accessible, though dedicated scenic parks require travel.
- Gym5/10
Standard commercial gym facilities can be accessed within the broader Ballyfermot and Dublin 10 areas.
- Cycling5/10
Road cycling is possible into the city centre, though cyclists should verify dedicated lane availability along commuting routes.
- Golf5/10
Several golf clubs and courses operate within the wider West Dublin region.
- Fishing3/10
Local fishing opportunities are minimal, though the River Liffey is relatively close by for specific angling spots.
- Horse Riding2/10
Equestrian facilities are scarce in this densely populated suburban locality.
- Water Sports2/10
Inland Ballyfermot offers no direct access to water sports facilities without traveling toward the coast or major rivers.
- Entertaining3/10
Entertaining is currently impossible on the vacant land parcel until residential structures are erected.
Lifestyle
5 areas- Quiet Living5/10
Located in a suburban residential area in Ballyfermot, ambient noise levels depend on immediate neighbours and local traffic.
- Rural Living1/10
This is an established urban and suburban environment within Dublin, offering no rural characteristics.
- Village Living6/10
Proximity to local shops and community amenities provides a neighbourhood feel within an urban setting.
- Coastal Living1/10
The location is inland in West Dublin, far removed from any coastal amenities.
- Urban Living8/10
Situated just a 15-minute drive from Dublin City Centre with robust public transport links, making it highly accessible for urban dwellers.
Social
6 areas- Community Involvement6/10
Ballyfermot has an established community network with local sports grounds, schools, and neighbourhood associations.
- Café Culture5/10
Local cafes exist in the vicinity, with more extensive dining and café options available a short commute away.
- Nightlife4/10
Local pubs serve the immediate neighbourhood, but vibrant nightlife requires traveling closer to Dublin city centre.
- Health/Wellness groups6/10
Community centers and local clubs offer standard health and wellness activities, alongside options like pilates & stretching studios nearby.
- Networking Opportunities5/10
Proximity to Dublin facilitates professional networking, though the immediate site is purely residential.
- Tech-Hub Connectivity7/10
Easy transit access to Dublin's major business districts and tech hubs supports professionals working in those sectors.
Listing information
- Agent
- Ray Cooke Auctioneers
- Phone
- 01 403 0720
- Current status
- active
- Published on HouseDelve
- 18 October 2026
- Correction
- Report an issue
HD-B04716HouseDelve · 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.