
Site, Ballydesmond, Cork
€30,000
2023 m²
What you'll like:
- Attractive asking price: Priced at only thirty thousand euros, this plot offers an exceptionally affordable entry point for self-builders or investors seeking land in County Cork.
- Generous plot size: Encompassing approximately half an acre, the expansive footprint provides ample space for a substantial family dwelling, private gardens, and off-street parking facilities.
- Prominent road frontage: Situated directly along the R577 regional road, the parcel guarantees straightforward vehicular access and excellent daily visibility for potential future occupants.
- Central village location: Positioned right in the heart of Ballydesmond, residents will enjoy effortless walking access to local community amenities, shops, and essential services.
- Convenient neighboring presence: Located immediately adjacent to the local Garda station, the property benefits from a uniquely secure and highly visible immediate municipal environment.
- Established residential context: Surrounded by existing neighboring houses, the plot fits logically into a settled community fabric rather than an isolated rural track.
- Defined folio registration: Registered under folio number CK164060F, the property has clear legal boundary documentation ready for your solicitor to inspect immediately.
- Self-build potential: Acquiring raw land enables a motivated buyer to design and construct a bespoke home tailored precisely to their personal architectural and lifestyle preferences.
- Investment diversification: Raw land represents a tangible asset that historically holds value well, offering a strategic addition to a diversified real estate investment portfolio.
- Compact rural community: Ballydesmond offers a welcoming village atmosphere, fostering a strong sense of local community which is ideal for raising a family.
- Commuter accessibility: The regional route connectivity ensures smooth transit links to neighboring towns in Cork and Kerry for employment and broader shopping needs.
- Flexible development timeline: Unburdened by an existing habitable structure, a buyer can take their time securing planning permission without maintaining an old building.
- Manageable clearing requirements: At half an acre, clearing and landscaping the plot for construction will involve relatively modest site preparation costs compared to larger estates.
- Direct agent representation: Managed by DNG John Ryan, prospective buyers have a professional point of contact to submit offers and coordinate initial enquiries seamlessly.
- Proof of funds requirement: The strict policy requiring financial proof ensures that competing offers come from serious, liquid purchasers, streamlining the transaction process.
- Scenic regional setting: Situated in the wider Cork countryside, the location provides stunning natural surroundings and a peaceful backdrop for rural residential living.
- Local school proximity: Being based centrally in a village generally places educational facilities within a short commute, appealing strongly to future family buyers.
- Recreational opportunities: The surrounding region offers abundant outdoor pursuits including hiking, fishing, and exploring the rich natural heritage of the Cork-Kerry border.
- Utility proximity potential: Given its in-village location, tapping into existing public infrastructure networks may be more straightforward than completely remote rural sites.
- Future value upside: Successfully securing planning permission and building a modern home could unlock substantial equity gains relative to the low initial acquisition cost.
But keep in mind:
- Planning permission uncertainty: The listing notes no current planning permission, meaning buyers must investigate whether local housing restrictions or local needs clauses apply.
- Unverified service connections: While the listing assumes the site is serviced, you must independently verify the availability and capacity of local water, electricity, and sewage.
- Missing BER rating: As a vacant land plot, no Building Energy Rating is provided yet, but future structures will need to achieve strict modern compliance standards.
- Undefined property type: The exact zoning classification is unstated, requiring careful due diligence with the local authority regarding permissible future commercial or residential uses.
- Lack of bedroom details: The absence of architectural plans means all development costs, spatial layouts, and engineering requirements remain completely unquantified at this stage.
- Bathroom count unknown: Prospective purchasers must budget entirely from scratch for plumbing, sanitary installations, and wastewater treatment system design and installation.
- Unknown floor area limits: While the site is half an acre, local planning guidelines will dictate the maximum permissible footprint, which might restrict your desired house size.
- Traffic noise impact: Positioned directly on the R577 regional route, the plot may experience significant daytime traffic noise and vehicle exhaust emissions.
- Potential connection levies: Tapping into public mains infrastructure from the boundary can incur substantial development and connection fees levied by local utility providers.
- Percolation test unknowns: If municipal sewage is unavailable, you must verify through professional testing whether the soil conditions support a standard septic tank system.
- Highway access restrictions: Local road authorities may impose strict sightline and entrance design conditions before granting curb-cut permission for construction traffic.
- Boundary fence verification: Buyers should commission a professional land survey to confirm that physical boundary markers match the exact legal limits in the folio.
- Archaeological restrictions: Rural parts of County Cork can sometimes face archaeological oversight or constraints, potentially delaying excavation and foundational work phases.
- Financial proof hurdle: The mandatory requirement for institutional proof of funds means casual or unapproved buyers cannot easily make speculative opening bids.
- Negotiator assumptions warning: The listing explicitly states an assumption regarding services, which places the full burden of factual verification directly onto the purchaser.
- Local housing need rules: Cork County Council often enforces restrictive rural housing policies that require proof of local ties to obtain planning permission.
- Surface water drainage risks: Half-acre plots can sometimes suffer from localized pooling or poor drainage, requiring investment in soakaways or land-drainage solutions.
- Construction cost inflation: Building a custom home independently exposes the buyer to fluctuating material costs, labor shortages, and supply chain delays.
- Legal title complexities: Folio CK164060F must be thoroughly reviewed by your legal representative to ensure there are no hidden rights of way or burdens affecting use.
- Development timeline delays: Navigating the local planning application process, appeals, and construction can take many months, tying up capital before occupation.
Price positioning
?
- The asking price appears attractively positioned relative to regional land and property transaction benchmarks, reflecting a modest entry point for a half-acre plot with established road frontage.
- Signals of potential under-valuation stem from the assumption that the plot is fully serviced, which could significantly reduce initial development overheads compared to raw agricultural land.
- Such a price point could be strongly supported by local housing demand and central village positioning next to amenities, though planning permission uncertainties might ultimately undermine its development viability.
- Relevant considerations include the necessity of providing formal proof of funds, the strategic location along a main regional route, and the inherent risks associated with acquiring un-zoned or conditional sites.
Build Analysis
What we know from similar construction types
- The property is offered as a c. 0.5-acre site with good road frontage located centrally in Ballydesmond adjacent to the local Garda Station.
- The listing notes an assumption that the site is serviced, which the buyer must formally verify with the local authority and relevant utility providers.
- A buyer should investigate local planning policies, connection points for public water and sewerage, and whether any previous or lapsed planning permissions apply to the folio.
- Due diligence is required regarding site boundaries, access rights from the R577, and ground conditions that might impact future construction costs.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 0 euro.
- Explanation: The property is an undeveloped site with no structure, meaning no heating costs apply.
Pollution Safe
9/10Environmental situation to investigate
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 Ballydesmond area
KNOCKNABOUL, BALLYDESMOND, COUNTY CORK
- Sale date
- Declared sale price
- €120,000.00
FOILOGOHIG, BALLYDESMOND, CORK
- Sale date
- Declared sale price
- €35,000.00
7 AN BRUACH, BALLYDESMOND, MALLOW
- Sale date
- Declared sale price
- €300,000.00
GLENCOLLINS LOWER, BALLYDESMOND, COUNTY CORK
- Sale date
- Declared sale price
- €60,000.00
1 MAIN ST, BALLYDESMOND, MALLOW
- Sale date
- Declared sale price
- €20,188.83
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 2 percent of the purchase price, or roughly 300 euro to 600 euro based on the asking price.
- Solicitor legal fees: Generally range from 1,500 euro to 3,000 euro plus outlay and VAT.
- Land registration fees: Typically around 175 euro to 700 euro depending on the registration type.
- Property valuation fees: Usually between 150 euro and 300 euro if required for mortgage purposes.
- Surveyor fees: Estimated between 500 euro and 1,200 euro depending on the level of detail required.
- Annual home insurance: Not applicable as this is an unbuilt site without a habitable structure.
Forum Talk
What people are saying about this area
- Locals in Ballydesmond frequently discuss community developments and rural housing needs on regional forums.
- Traffic calming measures along the R577 through the village are occasionally raised by residents.
- Community groups are active in promoting local amenities and infrastructure improvements in the area.
- Queries regarding rural site development and local planning guidelines are common topics among prospective builders in Cork.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children3/10
The property is a bare site located directly on the R577 road next to the Garda Station, meaning buyers with young children will need to thoroughly investigate traffic safety and boundaries before committing.
- Teenagers3/10
As a vacant site, it offers no immediate accommodation for teenagers, and buyers should verify what local public transport or amenities exist in Ballydesmond for older youth.
- Multi-generational Living2/10
This is a raw half-acre plot without any built structure, so accommodating multiple generations requires planning permission and a full construction project from scratch.
- Single Buyers4/10
At an asking price of €30,000, it presents an affordable entry point for single buyers willing to self-build, though utility connections and planning viability must be investigated.
- Couples4/10
A great project for couples looking to design and build their own home, provided they are prepared for the costs and regulatory hurdles of rural self-building.
- Empty Nesters3/10
Empty nesters looking to downsize would face a significant construction project here, unless they plan a specialized single-story self-build tailored to later life.
- Retirees3/10
Building a retirement home from a raw site involves heavy project management and uncertainty regarding services, which buyers should verify carefully.
Work
3 areas- Remote Working5/10
Building a custom home allows for a dedicated home office setup, but buyers must verify local broadband speeds and infrastructure availability.
- Hybrid Commuting3/10
Ballydesmond is a remote rural location, making hybrid commuting to major employment hubs challenging.
- Retired4/10
Suitable for retirement only if the buyer is prepared to manage a self-build project and verify access to local healthcare services.
Practical
8 areas- Ageing in Place5/10
A custom single-story home could be designed on the plot for ageing in place, but current infrastructure is entirely undeveloped.
- Low Maintenance2/10
A vacant half-acre site requires significant initial clearing, landscaping, and eventual construction maintenance.
- Secure Gated Entry4/10
Good road frontage allows for private access gates to be installed during the development phase.
- Minimalist Design6/10
The blank-slate nature of the site gives a clean canvas for any architectural style, including minimalist builds, subject to planning permission.
- Flexible Floor Plans10/10
As a bare site with no existing structures, the buyer has total freedom to design a floor plan tailored to their exact needs.
- Heritage Home1/10
This is a vacant plot of land rather than a historic or heritage property.
- Ecological Setup7/10
The half-acre footprint provides great potential for eco-friendly building designs and sustainable gardening, though utility assumptions must be verified.
- Outdoor areas9/10
Spans approximately half an acre, offering substantial outdoor space once developed.
Interests
9 areas- Gardening9/10
The half-acre site provides ample blank-canvas space to design and cultivate extensive gardens or growing plots.
- Walking7/10
Rural village location offers immediate access to country roads and local walking routes, though buyers should verify pedestrian infrastructure.
- Gym2/10
There are no major commercial fitness facilities directly on-site; buyers should investigate nearby town amenities for gym access.
- Cycling7/10
The surrounding regional and local roads offer cycling opportunities, though traffic on the R577 should be considered.
- Golf3/10
Buyers should investigate the distance to the nearest golf courses, as Ballydesmond is a small rural locality.
- Fishing5/10
Proximity to local rivers and regional angling spots should be verified by interested buyers.
- Horse Riding6/10
The half-acre plot and rural surroundings could potentially accommodate equestrian interests if planned correctly, subject to local facilities.
- Water Sports1/10
Inland location with no direct access to major water sports facilities.
- Entertaining2/10
Currently a vacant site, meaning any entertaining space must be built from the ground up.
Lifestyle
5 areas- Quiet Living6/10
Located in the heart of Ballydesmond, it offers a rural village atmosphere, though its position directly on the R577 road means road noise should be assessed.
- Rural Living8/10
Situated in a rural Cork setting with a half-acre footprint and good road frontage, perfect for those seeking a country lifestyle.
- Village Living9/10
The site is positioned right in the heart of Ballydesmond next to local amenities and neighboring houses.
- Coastal Living1/10
Ballydesmond is an inland rural location far from any coastal amenities.
- Urban Living1/10
This is a rural village site with very low urban connectivity compared to major cities or large towns.
Social
6 areas- Community Involvement7/10
Being located in the heart of a small village next to neighboring houses encourages integration into the local community.
- Café Culture2/10
Village setting offers limited café culture options, requiring travel to larger nearby towns for extensive choices.
- Nightlife1/10
Very limited nightlife in this rural village setting.
- Health/Wellness groups3/10
Buyers should investigate local community hall activities or wellness groups in the surrounding area.
- Networking Opportunities1/10
Professional networking opportunities are sparse in this rural village location.
- Tech-Hub Connectivity1/10
The site is far from major tech hubs, though remote work is possible subject to verifying internet speeds.
Listing information
- Agent
- DNG John Ryan
- Phone
- 02250051
- Published on HouseDelve
- 9 September 2026
- Correction
- Report an issue
HD-F95CD6HouseDelve · Republic of Ireland* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.