Site Folio CN9556, Church Site, Castlerahan, County Cavan
€35,000
What you'll like:
- Affordable entry price: The asking price of thirty five thousand euros offers a remarkably low barrier to entry for prospective self builders seeking a rural land investment.
- Generous plot size: The property spans approximately three quarters of an acre, providing ample outdoor space for a substantial bespoke family home and gardens.
- Elevated topological profile: The plot features an elevated position which can potentially offer enhanced panoramic views of the surrounding Cavan countryside and better surface water runoff.
- Adjacent community amenities: Situated immediately beside the local church, national school, and community park, offering exceptional convenience for family life and community engagement.
- Strategic regional positioning: Located roughly midway between the towns of Oldcastle and Ballyjamesduff, ensuring a balanced commute and easy access to secondary services.
- Proximity to Virginia: Positioned just six miles from the town of Virginia, giving buyers quick access to larger supermarkets, dining options, and transport corridors.
- Stable asking price history: The recorded asking price has remained completely unchanged at thirty five thousand euros, indicating a consistent seller expectation without erratic price inflation.
- Clear local landmarks: The property is exceptionally easy for contractors and surveyors to locate due to its direct adjacency to Castlerahan Church and local graveyard.
- Defined site boundaries: The physical location next to established community structures helps easily identify the approximate footprint and orientation of the land parcel.
- Rural lifestyle potential: Offers a peaceful countryside setting ideal for buyers wanting to escape urban density while remaining connected to a small village community.
- Custom build opportunity: Buying an undeveloped site allows purchasers to design an energy efficient home tailored entirely to their modern lifestyle and aesthetic preferences.
- School proximity benefit: Being right beside the national school eliminates lengthy morning school runs, which is a major advantage for families with young children.
- Recreational access: The nearby community park provides immediate outdoor recreation space just steps from your potential front door, enhancing everyday quality of life.
- Manageable holding costs: Vacant land typically incurs minimal ongoing maintenance expenses compared to an existing older residential structure, preserving capital during planning phases.
- Direct agent representation: Listed with an identifiable local negotiator, ensuring straightforward communication channels for arranging initial site visits and submitting inquiries.
- Independent utility potential: Self build projects allow for the installation of modern sustainable technologies like solar arrays and private geothermal heating systems.
- Local housing market entry: Provides a rare opportunity to secure a foothold in the local property market where ready to move housing can be scarce.
- No upper chain complications: As a vacant land purchase subject to planning, there is no upward chain of vendors, which can simplify the eventual legal acquisition process.
- Investment upside: Securing planning permission successfully on an elevated rural site can significantly increase the underlying asset value relative to the initial purchase price.
- Flexible design timeline: Buyers are not rushed into immediate construction and can take the necessary time to work with architects and engineers to refine their layout.
But keep in mind:
- Subject to planning risk: The property is being sold subject to planning permission, meaning the buyer carries the full financial risk if local authorities reject their application.
- Restrictive local housing rules: Cavan County Council enforces strict local need criteria in rural areas, so buyers must verify if they qualify to build on this specific site.
- Unverified BER rating: The property details do not provide a Building Energy Rating because it is an unbuilt site, deferring all future energy compliance burdens to the buyer.
- Unknown ground conditions: Without detailed site investigation reports, a buyer cannot know if costly engineering solutions like piled foundations are required for the elevated terrain.
- Potential connection costs: Bringing electricity, water, and telecommunications to a vacant rural plot can involve significant capital outlay payable to utility providers.
- Private wastewater requirements: The buyer will need to install a proprietary effluent treatment system and percolation area, which requires rigorous percolation testing to pass council standards.
- Missing boundary specifics: Exact legal boundaries and folio maps must be carefully verified by your solicitor against the ground reality to prevent future neighbor disputes.
- Graveyard adjacency considerations: The site is located just past a graveyard, which may impact resale appeal for certain buyers or introduce specific planning considerations regarding privacy.
- Traffic and parking bottlenecks: Being situated right beside a national school and church could lead to heavy traffic congestion and parking congestion during peak hours and events.
- Utested site boundaries: There is no formal guarantee provided regarding the precise acreage, meaning a professional land survey is essential before closing the purchase.
- Lack of structural details: As this is a raw land listing, no floor areas, bedrooms, or bathroom counts exist, placing total reliance on the buyer's future architectural plans.
- Absence of service testing: The agent notes that no services have been tested, leaving the buyer completely responsible for assessing connection feasibility to public water mains.
- County development plan limits: Local planning policies may restrict the maximum ridge height or design style of a new dwelling to protect the rural character of Castlerahan.
- Potential archaeological constraints: Given the proximity to historical local structures like the church, county authorities might demand archaeological assessments prior to granting planning approval.
- Access road classification: The approach via local roads like the L2808 should be inspected to ensure they can withstand heavy construction traffic without damaging suspension or tires.
- Surface water drainage review: An elevated site may look appealing, but intense rainfall can cause severe runoff issues onto lower adjacent properties if a proper drainage plan is omitted.
- Long timeline uncertainty: Navigating the Irish planning system and potential appeals via An Bord Pleanála can take many months, delaying when you can actually move onto the land.
- Legal contingency costs: Budgeting for planning consultants, percolation testers, architects, and legal fees will substantially increase the total cost basis beyond the initial purchase price.
- Financing complexities: Securing a standard residential mortgage for a site sold subject to planning can be difficult, often requiring specialized self build loan products from lenders.
- Limited local amenities beyond basics: While a school and church are close by, major retail, healthcare, and employment hubs require driving significant distances to nearby larger towns.
Price positioning
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- The asking price of thirty five thousand euros appears moderately positioned given that it is a three quarter acre site being sold subject to planning permission in a rural County Cavan location.
- Valuation signals are mixed because while land subject to planning carries inherent development risk and uncertainty regarding local housing needs restrictions, the low entry price point limits overall financial exposure for prospective buyers.
- Potential factors that could undermine this valuation include strict local planning restrictions or high site development costs, whereas obtaining prior local housing qualification could significantly support the property market value.
- The asking price history shows no recorded adjustments since initial listing, suggesting a stable vendor pricing strategy without immediate pressure to reduce the figure in the near term.
Build Analysis
What we know from similar construction types
- The property is offered as a site of approximately 3/4 of an acre and is being sold subject to planning permission.
- A buyer should investigate local planning policies, local housing need requirements, and restrictions in County Cavan that may apply to obtaining permission on this specific land parcel.
- Given that it is an undeveloped site, a prospective purchaser must verify access to essential services such as water, electricity, and wastewater treatment (percolation test feasibility), as well as any associated connection costs.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is not applicable as the property is offered as a vacant site sold subject to planning permission rather than a completed structure.
Pollution Safe
9/10Environmental situation to investigate
- The site is located in a predominantly rural agricultural setting in County Cavan, appearing well removed from major heavy industrial zones, waste incinerators, or large active landfills.
- Any potential localised environmental factors such as agricultural runoff or private septic tank suitability should be verified as part of standard pre-purchase investigations.
Flood Safe
8/10Water overflow reports to follow up
- The listing description specifically notes that the property is an elevated site, which naturally reduces its susceptibility to surface water accumulation and rising water levels.
- Official mapping data shows no recorded flood zones encompassing or immediately threatening this specific location near Castlerahan Church.
- While regional weather events can always bring heavy rainfall, the topographic position of the plot provides a strong physical buffer against typical local flood hazards.
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 Castlerahan 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: €350 — 1% of €35,000.
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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: approximately 1,500 to 3,000 euro plus VAT and outlay.
- Land registration fees: approximately 400 to 800 euro depending on the property type and mapping requirements.
- Property valuation fees: approximately 150 to 300 euro for a standard mortgage valuation report.
- Surveyor fees: approximately 500 to 1,200 euro depending on the level of detailed structural inspection required.
- Annual home insurance: approximately 350 to 700 euro depending on the level of cover and property specifics.
Forum Talk
What people are saying about this area
- Locals in the Castlerahan and wider County Cavan area frequently discuss the appeal of rural site purchases subject to planning permission.
- Community discussions often highlight the importance of verifying local rural housing need criteria when applying for planning permission in County Cavan.
- Residents value the proximity of local amenities such as national schools and community parks as key factors when considering rural residential sites.
- Discussions regarding transport in the area often emphasize the convenience of being positioned between Oldcastle and Ballyjamesduff with easy access to Virginia.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
Being located directly beside a national school and community park is a major advantage for families with young children, though the property is currently an undeveloped site.
- Teenagers5/10
The rural Cavan location offers safe space, but teenagers may find the lack of immediate urban amenities and public transport limiting for independence.
- Multi-generational Living4/10
As a vacant site sold subject to planning permission, multi-generational living is possible only if specifically designed and approved in the future build.
- Single Buyers3/10
Navigating the planning permission process for a single-person self-build can be complex, costly, and time-consuming for an individual buyer.
- Couples4/10
Suits couples looking to construct a bespoke home together, provided they are prepared for the uncertainties and timelines of securing planning permission.
- Empty Nesters4/10
Allows empty nesters to design a custom downsizer home, though managing a self-build project might be daunting later in life.
- Retirees4/10
Offers a tranquil rural setting to build a retirement home, but proximity to medical services and reliance on a car should be carefully verified.
Work
3 areas- Remote Working6/10
Ideal for a custom-built home office space, though buyers should verify the availability and speed of local broadband infrastructure.
- Hybrid Commuting4/10
The rural location between Oldcastle, Ballyjamesduff, and Virginia means commuting to major employment hubs requires significant travel.
- Retired8/10
Well-suited for retirees looking to build a manageable, custom-tailored home in a quiet countryside location.
Practical
8 areas- Ageing in Place5/10
A self-build project allows for single-story, accessible layouts, but the rural location lacks immediate healthcare and support services.
- Low Maintenance3/10
Managing a three-quarter-acre plot and a brand new self-build property involves substantial initial and ongoing maintenance.
- Secure Gated Entry5/10
Security measures such as gates and fencing can be fully customized and integrated during the planning and construction phase.
- Minimalist Design6/10
An empty site gives architects a blank canvas for minimalist design, though local planning guidelines in rural Cavan must be respected.
- Flexible Floor Plans10/10
Because the property is an undeveloped site sold subject to planning, the floor plan is completely flexible to the buyer's exact specifications.
- Heritage Home1/10
This is a vacant plot of land rather than a period property or heritage home.
- Ecological Setup7/10
An open rural site provides great potential to incorporate modern eco-friendly technologies, solar energy, and sustainable building materials.
- Outdoor areas9/10
The elevated three-quarter-acre site offers abundant outdoor space for gardens, patios, and landscaping tailored to personal preferences.
Interests
9 areas- Gardening9/10
A generous three-quarter-acre plot provides ample outdoor space for extensive landscaping, vegetable patches, and keen gardeners.
- Walking7/10
Surrounded by quiet rural roads and countryside landscapes, offering pleasant local walking routes right from the doorstep.
- Gym2/10
Dedicated gym facilities are not within walking distance and would require a drive into nearby towns like Ballyjamesduff or Virginia.
- Cycling6/10
Low-traffic rural roads are suitable for cycling enthusiasts, though undulating terrain and regional weather should be considered.
- Golf5/10
While the immediate area is rural, golfers would need to investigate travel times to regional courses in County Cavan and Meath.
- Fishing7/10
County Cavan is renowned for its lakes and waterways, making the general region appealing for fishing hobbyists.
- Horse Riding7/10
The rural setting and manageable plot size could potentially accommodate equine interests, subject to local stabling and equestrian facilities.
- Water Sports4/10
Water sports depend on traveling to nearby lakes in the wider region as there are no direct aquatic facilities on site.
- Entertaining5/10
Entertaining potential is entirely dependent on the future design and layout of the home built on the plot.
Lifestyle
5 areas- Quiet Living9/10
Situated in a peaceful countryside setting in County Cavan, offering a quiet environment away from major urban hustle.
- Rural Living10/10
An elevated three-quarter-acre rural site positioned between Oldcastle and Ballyjamesduff delivers an authentic countryside lifestyle.
- Village Living6/10
Located close to local community amenities like a church and school in Castlerahan, though broader village shops require a short drive.
- Coastal Living1/10
County Cavan is entirely landlocked with no proximity to the coast or marine environments.
- Urban Living2/10
The location is distinctly rural, far removed from city centers or major urban conveniences.
Social
6 areas- Community Involvement7/10
Proximity to the local church, national school, and community park provides a natural anchor for engaging with the local rural community.
- Café Culture2/10
Café culture is practically non-existent immediately on-site, requiring trips into nearby towns for coffee shops.
- Nightlife1/10
The rural setting offers zero nightlife options, which is typical for a countryside church site.
- Health/Wellness groups4/10
Wellness groups may utilize the local community park, but formal classes and facilities will require traveling further afield.
- Networking Opportunities2/10
Professional networking opportunities are very limited in this rural and residential agricultural area.
- Tech-Hub Connectivity2/10
There are no local tech hubs; remote tech professionals will rely entirely on home internet connections.
Listing information
- Agent
- Fintan Cahill
- Phone
- (049) 854 9900
- Current status
- active
- Published on HouseDelve
- 8 November 2026
- Correction
- Report an issue
HD-FBB2AFHouseDelve · 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.