Site With FPP Acres, Knockatallon, Scotstown, Monaghan
€85,000
What you'll like:
- Full planning permission: The site benefits from active full planning permission for a substantial two-story residence, significantly reducing initial development risks and lengthy administrative delays for the buyer.
- Substantial floor plan: The approved design provides for a spacious two-story home spanning approximately 228 square meters, offering ample living space for a growing family or future resale value.
- Generous holding size: The c.2.25 acre holding provides plenty of private outdoor space, ensuring excellent privacy and room for extensive landscaping, gardening, or keeping domestic animals.
- Secondary site potential: The generous land holding carries visible potential to accommodate a second residential site, creating a lucrative opportunity for future development or family splitting.
- Favorable topography: The land plot is described as level and roadside, which drastically minimizes heavy site preparation costs and simplifies future machinery access during construction.
- Convenient roadside access: Direct frontage onto a public road ensures straightforward connection to utilities and easy entry for construction vehicles without requiring expensive right-of-way negotiations.
- Proximity to Scotstown: Located just five kilometers from Scotstown village, future residents will enjoy quick access to local shops, schools, and essential community amenities.
- Monaghan Town access: The fourteen-kilometer distance to Monaghan Town provides convenient access to major supermarkets, secondary schools, healthcare facilities, and comprehensive commercial services.
- Cross-border convenience: Situated approximately two and a half kilometers from the Northern Ireland border, this location offers unique cross-border commuting and shopping flexibility for the buyer.
- Scenic landscape setting: Positioned in the renowned scenic landscape of Knockatallon, the property guarantees picturesque views and an idyllic rural lifestyle surrounded by natural beauty.
- Affordable entry point: With an asking price of €85,000, the land represents an accessible financial entry point for self-builders looking to construct a custom home.
- Modern planning recency: Planning was granted relatively recently under reference 25/70, ensuring the approved architectural designs align with up-to-date local authority housing standards.
- Established local demand: Rural sites with existing planning permissions in scenic Monaghan settings typically attract strong interest from local buyers seeking customized modern housing.
- Flexible purchasing options: The listing notes the holding may be sold in one or more lots, potentially offering adaptable acquisition strategies for different buyer budgets.
- Clear council reference: The explicit inclusion of Monaghan County Council planning reference 25/70 allows the buyer's solicitor to inspect local files efficiently.
- Outdoor recreational appeal: The surrounding Knockatallon area is well-regarded for scenic walking trails and outdoor pursuits, adding great lifestyle value for active homeowners.
- Custom build freedom: Purchasing a bare site with planning allows the buyer to select their own contractors and interior finishes rather than accepting developer-standard specifications.
- Investment upside: Completing a substantial 228 square meter home on a generous acreage should yield a strong end-value compared to the initial acquisition and construction costs.
- Quiet rural atmosphere: The peaceful countryside setting offers a tranquil retreat from urban stress while remaining within practical driving distance of larger regional hubs.
- Compact community feel: Being close to Scotstown fosters a welcoming community environment where local services and community events are easily accessible.
But keep in mind:
- Unverified connection costs: The buyer should investigate the exact distance and connection fees for essential utilities such as electricity, water, and telecommunications before finalizing the purchase.
- Private wastewater requirements: Since rural sites typically lack mains drainage, the buyer must verify percolation test results and budget for an approved proprietary wastewater treatment system.
- Future development restrictions: The buyer should verify any local occupancy clauses or planning conditions attached to reference 25/70 that might restrict who is eligible to live in the completed home.
- Potential second site uncertainty: The listing mentions potential for a second site, but buyers must consult a planning consultant to confirm if a second unit is realistically achievable under current county guidelines.
- Absence of BER rating: No Building Energy Rating is provided, which is standard for bare land but means future energy efficiency costs will depend entirely on the eventual construction quality.
- Construction inflation risks: Building a custom two-story home of 228 square meters exposes the buyer to fluctuating material costs and labor shortages common in the current construction market.
- Boundary verification needed: The buyer's legal representative must carefully inspect the folio map to ensure all c.2.25 acres correspond precisely with physical boundary fencing on the ground.
- Agricultural tie potential: Local planning authorities in rural Monaghan frequently impose local-need criteria, so buyers must verify whether they qualify to construct a dwelling in this specific area.
- Surface water management: Being a level rural plot, the buyer should investigate local drainage patterns to ensure surface water runoff from heavy rainfall is adequately managed during construction.
- Local road capacity: The buyer should check if the local roadside network requires any specific entrance sightline clearances or road improvements as a mandatory condition of the planning grant.
- Bond and development levies: The purchaser should calculate potential Monaghan County Council development levies and planning compliance costs that become payable prior to commencing construction works.
- Financing complexities: Securing a self-build mortgage for a site purchase and subsequent construction can involve stricter bank drawdown stages and surveyor inspections than buying an established house.
- Percolation test dependency: Ground conditions must successfully pass stringent percolation tests to satisfy environmental health standards for the installation of a septic tank or treatment plant.
- Border proximity considerations: The close proximity to the Northern Ireland border means buyers should verify local property taxation, legal jurisdictions, and regional planning policy differences.
- Maintenance of roadside frontage: Ownership of roadside land often entails ongoing responsibilities for hedge cutting and boundary maintenance to ensure compliance with local council safety standards.
- Architectural compliance costs: The buyer must ensure they retain the original architect or commission new professionals to discharge all pre-commencement planning conditions prior to breaking ground.
- Absence of structural warranties: Unlike purchasing a newly built developer home, a self-build site places the full responsibility of obtaining structural guarantees and insurance onto the buyer.
- Site security during build: Unoccupied rural sites can be vulnerable to material theft during construction, requiring the buyer to budget for temporary fencing, security lighting, or insurance.
- Access visibility requirements: Local roads authorities often demand specific sightlines at site entrances, which may require setting back front boundaries or removing mature roadside vegetation.
- Resale market limitations: Rural custom builds tailored to very specific personal tastes can sometimes have a narrower buyer pool compared to suburban housing developments if sold quickly.
Price positioning
?
- Selected recent transacted market evidence informs this asking-price comparison.
- Selected sale: DERRYLEDIGAN, SCOTSTOWN, CO. MONAGHAN — 2026-06-22 — €85,000.00.
- The asking price is €85,000 for a c.2.25 acre residential building site with full planning permission for a substantial two-storey residence of c.228m2.
- The listing indicates potential for a second site within the holding located in Knockatallon, Co. Monaghan.
Build Analysis
What we know from similar construction types
- The property consists of a c. 2.25-acre holding featuring a residential building site with Full Planning Permission (FPP) granted in May 2026 (Monaghan County Council Reference 25/70) for a substantial c. 228m2 two-storey residence.
- The listing notes potential for a second site and that the holding may be sold in one or more lots, which a buyer should verify regarding planning conditions and restrictions.
- A buyer's legal representative should thoroughly inspect the planning documentation, conditions attached to the FPP, local housing need criteria (if applicable), and connection details for essential services such as water, electricity, and wastewater treatment.
- Given that this is a site with planning permission rather than a completed structure, the buyer will need to budget for construction costs, professional fees, and compliance with building regulations.
Heating cost*
Estimated expense to heat this property every year
- Annual heating cost cannot be accurately estimated at this time.
- The property is currently listed as a site with full planning permission for a future build rather than an existing dwelling, so no current BER rating or heating system is available to calculate energy usage.
Pollution Safe
9/10Environmental 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 estate
No verified results were found for this group in the previous five years.
Recent sales in the wider Scotstown area
STRACUNNION, SCOTSTOWN, MONAGHAN
- Sale date
- Declared sale price
- €353,000.00
DERRYLEDIGAN, SCOTSTOWN, CO. MONAGHAN
- Sale date
- Declared sale price
- €85,000.00
DERRINTONEY, SCOTSTOWN, MONAGHAN
- Sale date
- Declared sale price
- €235,000.00
2 GOLA CREST, SCOTSTOWN, MONAGHAN
- Sale date
- Declared sale price
- €205,000.00
CARRACHOR, SCOTSTOWN, MONAGHAN
- Sale date
- Declared sale price
- €280,000.00
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% of the purchase price, estimated at €850 for an asking price of €85,000.
- Solicitor legal fees: Typically range between €1,500 and €3,000 plus VAT and outlays.
- Land registration fees: Around €400 to €700 depending on the registration type and property value.
- Property valuation fees: Generally between €150 and €300 for mortgage or lender valuation purposes.
- Surveyor fees: Estimated at €500 to €1,200 depending on the scope of the pre-purchase structural survey.
- Annual home insurance: Varies significantly based on the build type, but typically ranges from €400 to €800 once built.
Forum Talk
What people are saying about this area
- Local discussions highlight the scenic and tranquil rural setting of Knockatallon near the border.
- Residents note the convenience of being located a short drive from Scotstown village and Monaghan Town.
- Community interest often centers around rural housing development and local planning permissions.
- The proximity to the Northern Ireland border is frequently mentioned by locals regarding cross-border commuting and regional amenities.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The c.2.25 acre holding provides plenty of outdoor space for young children to play safely once built, though buyers should verify local school proximity and bus routes.
- Teenagers5/10
A rural setting offers privacy and space for growing teenagers, but independent transport will be necessary due to the distance from major urban centers.
- Multi-generational Living7/10
With planning permission for a substantial two-story residence and potential for a second site, there is excellent scope to design a layout accommodating extended family.
- Single Buyers3/10
Building a custom home from scratch on a raw site requires significant capital, time, and project management experience, which may not suit most single buyers.
- Couples6/10
An appealing opportunity for couples wanting to construct their dream home in a scenic countryside location, provided they are prepared for a self-build project.
- Empty Nesters6/10
The peaceful rural landscape in Knockatallon offers a serene environment for empty nesters looking to downsize to a custom-built home tailored to their future needs.
- Retirees5/10
While the quiet setting suits retirement, buyers must consider proximity to healthcare facilities and the ongoing maintenance of a large rural plot.
Work
3 areas- Remote Working7/10
Building a custom home allows for a dedicated home office space, though buyers should verify the availability and speed of local broadband connections.
- Hybrid Commuting4/10
The rural location roughly 14km from Monaghan Town and near the Northern Ireland border makes regular commuting time-consuming.
- Retired8/10
An ideal setup for retirees looking to design an accessible, bespoke home in a tranquil countryside setting.
Practical
8 areas- Ageing in Place6/10
Because the property is a self-build site with full planning permission, buyers have the opportunity to design a single-level layout optimized for ageing in place.
- Low Maintenance3/10
Managing a c.2.25 acre plot and maintaining a newly constructed two-story home involves considerable ongoing upkeep.
- Secure Gated Entry5/10
As a roadside land plot, any security gates, fencing, or boundary treatments will need to be installed during the construction phase.
- Minimalist Design7/10
The approved planning allows for a substantial c.228m2 residence, giving architects and buyers plenty of flexibility to pursue a minimalist aesthetic.
- Flexible Floor Plans9/10
Building from a granted planning permission stage allows buyers to heavily customize the internal layout to suit their exact lifestyle needs.
- Heritage Home1/10
This is a modern building site with granted planning permission rather than an established historical or heritage property.
- Ecological Setup8/10
A rural plot of this scale provides fantastic opportunities to integrate modern eco-friendly technologies, solar arrays, and sustainable heating systems into the new build.
- Outdoor areas10/10
Featuring a c.2.25 acre holding with level roadside land, the potential for expansive gardens, patios, and outdoor living spaces is exceptional.
Interests
9 areas- Gardening9/10
The c.2.25 acre holding provides an expansive canvas for extensive landscaping, vegetable gardens, and outdoor horticultural projects.
- Walking8/10
Situated in a renowned scenic landscape, the area offers plenty of picturesque rural roads and natural trails to explore on foot.
- Gym2/10
Commercial gym facilities will require a trip into Monaghan Town or nearby settlements.
- Cycling7/10
The quiet rural roads around Knockatallon offer scenic cycling routes, though caution is needed on narrow country lanes.
- Golf4/10
Golf enthusiasts will need to travel toward Monaghan Town or surrounding areas to access nearby courses.
- Fishing6/10
The scenic lakeland and river environment of Co. Monaghan provides several potential spots for angling enthusiasts to investigate.
- Horse Riding7/10
The rural environment and generous land size offer potential for equestrian pursuits, subject to developing suitable stabling and paddock areas.
- Water Sports2/10
There are no major water sports facilities immediately adjacent to this inland site.
- Entertaining7/10
A self-build project allows the buyer to design a spacious open-plan interior and outdoor entertainment areas suited to hosting guests.
Lifestyle
5 areas- Quiet Living10/10
Located in the infamous scenic landscape of Knockatallon, this site offers exceptional peace, privacy, and very low ambient noise.
- Rural Living10/10
This is a quintessential rural holding spanning c.2.25 acres of level roadside land in Co. Monaghan.
- Village Living6/10
Scotstown Village is located approximately 5km away, offering close proximity to local community amenities.
- Coastal Living1/10
The property is located deep inland in Co. Monaghan, far from any coastal areas.
- Urban Living2/10
Monaghan Town is approximately 14km away, meaning urban conveniences require a significant drive.
Social
6 areas- Community Involvement6/10
Proximity to Scotstown Village allows for integration into local community groups, clubs, and rural events.
- Café Culture3/10
Local café options are limited immediately around Knockatallon, requiring a drive into nearby villages or Monaghan Town.
- Nightlife2/10
Nightlife options are virtually nonexistent locally, requiring travel to larger neighboring towns.
- Health/Wellness groups4/10
Wellness groups and fitness classes will generally be found in Scotstown or Monaghan Town rather than immediately on-site.
- Networking Opportunities2/10
Professional networking opportunities are sparse in this rural pocket of Co. Monaghan.
- Tech-Hub Connectivity2/10
There are no localized tech hubs nearby, making this entirely reliant on home-based remote infrastructure.
Listing information
- Agent
- Monaghan Property Sales
- Phone
- 047 72 323
- Published on HouseDelve
- 23 September 2026
- Correction
- Report an issue
HD-F2A6B1HouseDelve · 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.