Site At Ballyboe, Rathmullan, County Donegal

€100,000

1 Bath~BER B2

What you'll like:

Full planning permission: The site benefits from active full planning permission under reference 24/50040, which significantly reduces the administrative risk and time required before starting construction.
Waterfront location: Situated directly on the picturesque shore of Lough Swilly, the property offers stunning scenic views and immediate access to a wonderful coastal environment.
Generous site size: Extending to approximately 0.637 acres, the plot provides ample space for a substantial contemporary home and generous outdoor amenity areas.
Walking distance to amenities: The location allows residents to easily walk into Rathmullan village, offering convenient access to local shops, eateries, and sandy beaches.
Services readily available: All necessary utility services are noted as passing the site, which should help streamline the connection process during the upcoming build phase.

Contemporary house design: The approved plans feature a modern architectural style tailored to maximize the exceptional waterside views and natural light.
Attractive entry price: Listed at €100,000, the property presents a compelling entry point for buyers looking to build a bespoke home in a prime coastal area.
Stable asking price: The tracked listing history shows the price has remained completely unchanged at €100,000, indicating a firm seller position without frantic upward adjustments.
Scenic county setting: Located in one of County Donegal's most desirable coastal pockets, the property guarantees a tranquil lifestyle surrounded by natural beauty.
Tourism and leisure appeal: The proximity to renowned beaches and maritime amenities makes this an exceptionally attractive location for a permanent residence or high-end retreat.
Bespoke construction opportunity: Buyers can bypass second-hand renovation hurdles and construct a brand-new, energy-efficient property tailored precisely to their personal lifestyle preferences.
Strong energy potential: Because the planning and build are contemporary, achieving a high BER rating like the referenced B2 benchmark should be straightforward during construction.
Clear boundary parameters: The extensive 0.637-acre footprint provides sufficient layout flexibility for private parking, extensive gardens, and outdoor entertainment zones.
Established local community: Rathmullan is a vibrant and welcoming seaside community, ensuring a high quality of life for full-time residents or holidaymakers alike.
Direct road access: The adjacent property reference provides straightforward navigation for site visits, ensuring contractors and heavy machinery can access the land easily.
Low holding costs: As a vacant site without an existing habitable structure, maintenance overheads prior to construction are minimal compared to older residential properties.
Scenic driving routes: The surrounding region offers breathtaking coastal drives and outdoor recreational opportunities, enhancing the long-term lifestyle value for residents.
Exclusive development chance: Opportunities to acquire serviced waterfront sites with active planning permissions in this specific village are notably rare and tightly held.
Investment upside: Building a high-specification contemporary home on a prime waterside plot generally yields strong long-term capital appreciation potential.
Transparent listing details: The provision of specific planning reference numbers allows prospective buyers to conduct thorough preliminary research prior to making an offer.

But keep in mind:

Section 47 restriction: A Section 47 planning condition applies to the site, which means the buyer must carefully verify local housing need criteria before purchasing.
Strict occupancy rules: Local residency clauses under Section 47 might legally restrict who can ultimately inhabit the completed dwelling, potentially limiting future resale markets.
Unverified utility connections: While services are stated as passing, the buyer must independently verify the exact capacity, connection costs, and accessibility of these infrastructure lines.
Planning condition compliance: The buyer must meticulously review all specific conditions attached to planning reference 24/50040 to ensure adherence during the construction phase.
Undeveloped land risks: Purchasing a vacant site means absorbing all unforeseen groundworks, foundation challenges, and unexpected civil engineering costs during the build.

Strict architectural constraints: The contemporary design approved under the current planning permission may limit a buyer's freedom to alter the exterior layout without fresh applications.
Coastal erosion vigilance: Being located directly on the water's edge requires the buyer to investigate potential flood risks, coastal erosion factors, and specialized marine insurance needs.
Connection levy uncertainties: Local authority development levies and connection fees for water and electricity must be factored into the total build budget by the purchaser.
Lack of floor area data: The listing does not specify the approved floor area, requiring buyers to inspect the planning files directly to understand the exact scale of the home.
Missing bedroom counts: With bedroom numbers unprovided in the initial listing data, purchasers must review architectural drawings to confirm the accommodation suits their needs.
Contractor availability bottlenecks: Securing reliable builders and specialized tradespeople in rural coastal areas of Donegal can involve significant waiting lists and inflated costs.
Fencing and boundary verification: Buyers should commission a professional land survey to confirm that all physical boundaries match the exact legal folio map measurements.
Ground condition testing: Site-specific percolation and soil testing must be carried out independently to ensure foundations and any required wastewater systems are fully viable.
Weather exposure factors: An exposed waterfront location means the structure must be engineered to withstand severe Atlantic storms and driving rain prevalent in the region.
Absence of historical sales context: The lack of comparable local site transactions in the immediate dataset makes it harder to empirically validate the fair market value.
Access route dependencies: The reliance on neighboring property markers for navigation highlights the importance of checking formal right-of-way and legal access deeds.
Potential expiration timelines: Planning permissions have strict statutory lifespans, meaning construction must commence promptly to prevent the approval from lapsing.
Third-party professional fees: Designing and constructing a bespoke waterside home incurs substantial ancillary costs for architects, engineers, and project management oversight.
Financing complexities: Securing a self-build mortgage can involve staged disbursements and rigorous lender inspections, which require careful cash flow management by the buyer.
Lack of immediate habitability: Unlike a turnkey property, the buyer faces a lengthy interim period of construction, temporary accommodation costs, and project stress.

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.

The asking price of one hundred thousand euros appears reasonably valued or potentially attractive given that it involves a substantial coastal site featuring full planning permission and all essential services readily passing the property boundary.
Valuation signals are heavily influenced by the inclusion of active planning permission for a contemporary design and a generous plot size of over half an acre directly on the picturesque water edge of Lough Swilly.
Potential factors that could support or undermine this pricing include local demand for bespoke self-build opportunities, construction cost inflation, and specifically the restrictive Section 47 planning condition which limits prospective buyers.
Additional relevant market dynamics include the stable pricing pattern observed in tracking history alongside surrounding regional residential transactions indicating strong baseline interest for coastal properties in County Donegal.

Build Analysis

What we know from similar construction types

The property is offered as a site with full planning permission (ref 24/50040) for a contemporary house design.
The listing notes that a Section 47 condition applies, which buyers should thoroughly investigate via the Donegal County Council website to understand any local housing need requirements or occupancy restrictions.
All services are reported to be passing the site, though a buyer should verify connection feasibility, capacity, and associated costs.
Given its location directly on the shore of Lough Swilly, a buyer should investigate coastal erosion risks, drainage conditions, and foundation requirements for the planned build.

Heating cost^*

Estimated expense to heat this property every year

Estimated annual heating cost is 800 to 1,200 euro.
This estimate assumes a modern property built to a B2 BER standard with efficient insulation and heating systems, though actual costs will depend on occupancy and fuel choice.

Pollution Safe

9/10

Environmental situation to investigate

The site is located in a predominantly rural and coastal setting, appearing largely free from major industrial pollution sources or active heavy manufacturing concerns.
Any historical land use in the immediate vicinity is typical of agricultural or rural coastal areas, though buyers should verify local records for any minor legacy concerns.

Flood Safe

7/10

Water overflow reports to follow up

The property is situated directly on the water's edge of Lough Swilly, which naturally brings potential exposure to coastal weather events and high tides.
While elevated views are enjoyed from the site, prospective purchasers should commission a detailed site-specific flood risk assessment to evaluate any localized vulnerability related to its waterside position.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

2 BREFFINI COTTAGES, BALLYBOE, RATHMULLAN
Sale date
01/09/2026
Declared sale price
€200,000.00
BALLYBOE, RATHMULLAN, LETTERKENNY
Sale date
31/07/2025
Declared sale price
€260,000.00
2 BREFFINI COTTAGES, BALLYBOE, RATHMULLAN
Sale date
12/03/2025
Declared sale price
€144,860.00

Recent sales in the wider Rathmullan 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: €1,000 — 1% of €100,000.
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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: 1,500 to 3,000 euro plus VAT and outlays.
Land registration fees: 400 to 800 euro depending on the property value and registration type.
Property valuation fees: 150 to 300 euro for a mortgage or independent valuation report.
Surveyor fees: 500 to 1,200 euro depending on the extent of the structural survey required.
Annual home insurance: 350 to 700 euro depending on the coverage level and property rebuild cost.

Forum Talk

What people are saying about this area

Locals in Rathmullan frequently discuss the scenic appeal of Lough Swilly and the popularity of the coastal village for holiday homes and residential sites.
Community discussions often highlight the charm of local sandy beaches and amenities while noting seasonal traffic increases during peak tourist months.
Planning discussions in the wider Donegal area often touch upon Section 47 local needs housing restrictions, which require buyers to verify eligibility criteria.
Residents value the peaceful waterside environment of Ballyboe, noting it offers a quiet retreat within walking distance of village conveniences.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas

Young Children
The site offers plenty of outdoor space for young children to play once built, though buyers should verify the safety fencing requirements given its close proximity to the water's edge.
5/10
Teenagers
Located in a scenic and peaceful coastal area, teenagers might find the rural setting isolated from urban entertainment and extensive social amenities.
4/10
Multi-generational Living
With a blank canvas of 0.637 acres and full planning permission for a contemporary house design, there is potential to design a layout suitable for multi-generational needs, subject to planning constraints.
6/10
Single Buyers
Purchasing a vacant site requiring a full self-build project involves significant capital, time, and construction management, which may not suit most single buyers.
3/10
Couples
An appealing opportunity for couples looking to build a custom dream home in a picturesque coastal location near Rathmullan village.
7/10
Empty Nesters
Provides a serene and scenic environment to downsize into a custom-built home, though ongoing garden and property maintenance of a larger site should be considered.
7/10
Retirees
The peaceful village proximity and stunning waterside views offer an attractive retirement setting, though buyers should assess healthcare access and long-term upkeep.
7/10

Work

3 areas

Remote Working
Building a custom home allows for dedicated home office spaces, though buyers should verify local broadband speeds and fiber availability in Ballyboe.
7/10
Hybrid Commuting
The remote location in County Donegal makes regular hybrid commuting to major employment hubs like Letterkenny or Derry challenging.
3/10
Retired
An ideal setup for retirees looking to design an accessible, custom home in a peaceful coastal village setting.
9/10

Practical

8 areas

Ageing in Place
Because the property is a vacant site with planning permission, buyers have the opportunity to design a single-level, accessible home, though healthcare infrastructure is rural.
6/10
Low Maintenance
Managing a 0.637-acre plot and undertaking a new build requires substantial initial and ongoing maintenance effort.
4/10
Secure Gated Entry
Buyers can incorporate private gates and security systems into their contemporary house design.
5/10
Minimalist Design
The existing planning permission is for a contemporary house design, which aligns well with minimalist architectural preferences.
8/10
Flexible Floor Plans
As a site with full planning permission, buyers should verify the extent to which internal layouts can be customized before construction begins.
9/10
Heritage Home
This is a modern planning permission opportunity rather than a period or heritage property.
1/10
Ecological Setup
Building a new home allows for modern energy efficiency standards, as reflected by potential B2-equivalent or higher specifications, though buyers should review the Section 47 planning conditions.
8/10
Outdoor areas
Extending to approximately 0.637 acres directly on the water's edge, the outdoor space and waterfront setting are exceptional.
10/10

Interests

9 areas

Gardening
The 0.637-acre plot provides ample outdoor space for landscaping and gardening projects tailored to a new build.
8/10
Walking
Proximity to sandy beaches and Rathmullan village makes it ideal for coastal walks and scenic strolls.
9/10
Gym
There are no major commercial gym facilities within immediate walking distance, requiring travel to larger nearby towns.
2/10
Cycling
The scenic local roads offer great cycling routes, though rural infrastructure and weather conditions should be factored in.
7/10
Golf
The broader Donegal region features notable golf courses, though access depends on driving distance.
6/10
Fishing
Its prime position right on the shore of Lough Swilly offers exceptional opportunities for sea and shore fishing.
9/10
Horse Riding
Rural County Donegal provides a generally accommodating environment for equestrian activities, though local livery facilities should be verified.
6/10
Water Sports
Directly on the water's edge of Lough Swilly, this site is ideally situated for kayaking, swimming, sailing, and other water sports.
10/10
Entertaining
A custom-designed contemporary home with scenic water views could provide a stunning backdrop for hosting guests.
7/10

Lifestyle

5 areas

Quiet Living
Situated directly on the water's edge at Ballyboe, the location provides an exceptionally quiet and tranquil living environment away from urban congestion.
10/10
Rural Living
Offering approximately 0.637 acres in a scenic part of County Donegal, this property delivers a quintessential rural and coastal lifestyle.
8/10
Village Living
The site is within walking distance of Rathmullan village, offering convenient access to local amenities, sandy beaches, and community charm.
8/10
Coastal Living
Located directly on the shore of Lough Swilly with panoramic water views, this is a prime spot for coastal enthusiasts.
10/10
Urban Living
The rural coastal setting lacks any urban density, nightlife, or city conveniences.
1/10

6 areas

Community Involvement
Proximity to Rathmullan village encourages integration into a tight-knit and welcoming local community.
7/10
Café Culture
Rathmullan village offers local seasonal and village amenities, though year-round café options may be limited compared to larger towns.
6/10
Nightlife
Nightlife is largely restricted to local village pubs rather than extensive clubbing or entertainment venues.
2/10
Health/Wellness groups
Local wellness activities are typically community-led or require travel to nearby larger towns for specialized classes.
5/10
Networking Opportunities
The rural and residential nature of the site offers very limited formal professional networking opportunities.
2/10
Tech-Hub Connectivity
There are no tech hubs in the immediate vicinity, making this location entirely dependent on remote connectivity.
1/10

Listing information

Agent: Glen Estates
Phone: +353 (86) 3853312
Current status: active
Published on HouseDelve: 19 October 2026
Correction: Report an issue

Property reference: HD-1338F0HouseDelve · 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.