Site With F.P.P, Annyalla, Co. Monaghan
€85,000
What you'll like:
- Full Planning Permission: The site already benefits from active full planning permission for a dormer dwelling, saving you significant time and uncertainty in the initial design phase.
- Extended Expiry Horizon: The planning permission remains valid until July 2031, providing you with ample time to arrange financing, finalize builders, and complete construction without immediate pressure.
- Generous Land Area: Spanning approximately 0.91 acres, the substantial plot offers plenty of space for a large custom home, extensive gardens, private parking, and outdoor amenity areas.
- Established Boundaries: The property features mature boundaries already in place, which enhance privacy, provide immediate shelter, and reduce initial landscaping costs for the incoming buyer.
- Desirable Location: Situated in the sought-after Annyalla area, this plot offers a peaceful rural lifestyle while remaining part of a well-regarded community in County Monaghan.
- Commuter Convenience: The location provides easy access onto the N2 road network, making daily commuting to nearby towns and regional employment hubs significantly more straightforward.
- Custom Build Opportunity: Purchasing a permitted site allows you to tailor every interior and exterior detail to your personal lifestyle needs rather than compromising on a secondhand home.
- Manageable Scale: At just under an acre, the footprint is large enough for rural comfort yet small enough to maintain without requiring heavy agricultural equipment or excessive ongoing labor.
- Existing Services Proximity: Essential utilities and services are located close by, which can potentially streamline the connection process and reduce infrastructure installation costs during construction.
- Clear Site Boundaries: The defined physical parameters of the plot make it easier to visualize the finished layout and discuss specific fencing or hedging requirements with contractors.
- Established Neighborhood: Building within an established rural pocket means you benefit from local community ties while enjoying the tranquility of a countryside setting.
- Future Asset Value: Constructing a bespoke modern home on a permitted site often yields strong equity growth once building works are successfully completed to a high standard.
- Flexible Dormer Design: The approved dormer dwelling style typically offers versatile attic-level accommodation options, accommodating growing families or home office requirements with ease.
- Scenic Setting: The property occupies a pleasant rural setting that enhances daily living with natural views and a quiet, low-traffic environment away from urban congestion.
- Direct Agent Representation: Professional local agency representation ensures you have a clear point of contact to request supplementary maps, planning documents, and specific site details.
- Local Amenities Access: Being located in Annyalla ensures you remain close to local rural conveniences, schools, and community facilities while enjoying a private home setting.
- Development Readiness: Because preliminary planning hurdles have already been cleared, you can transition much faster from purchase completion to breaking ground on your new build.
- Investment Control: Building your own property allows you to phase construction costs and manage material choices directly, giving you strict control over your overall budget.
- Rural Privacy: The generous plot size ensures adequate separation from neighboring properties, giving you a wonderful sense of personal space and countryside seclusion.
- Long-Term Security: Acquiring titled land with valid planning permissions represents a tangible, enduring asset that protects against inflation and housing market volatility.
But keep in mind:
- Missing BER Rating: The property currently lacks a Building Energy Rating certificate, meaning you should verify how energy performance standards will apply to the approved dormer design.
- Undefined Room Count: The listing does not specify bedrooms or bathrooms, requiring you to carefully review the approved architectural drawings to ensure the layout meets your accommodation needs.
- Unknown Floor Area: The exact square meterage of the permitted dormer dwelling is not provided, so you must inspect the approved plans to calculate potential construction costs accurately.
- Unclear Property Type: The official classification details are unspecified in the listing data, meaning your legal advisor should confirm that all local rural housing residency restrictions are met.
- Development Levies Risk: Local authorities often charge substantial development contributions upon commencement, and you must verify what financial levies apply to this specific planning permission.
- Connection Charges: While services are close by, bringing electricity, water, and waste solutions onto the plot may incur significant connection fees that require careful budgeting.
- Wastewater Treatment Requirements: Rural sites typically require private effluent treatment systems, so you must commission a proper site suitability test to confirm percolation feasibility.
- Planning Condition Constraints: You must thoroughly review all attached conditions on the planning grant, as specific stipulations regarding finishes or landscaping could increase building expenses.
- Access Visibility Risks: Connecting safely onto the N2 road network requires adequate sightlines, and you should ensure the entrance meets all current local authority road safety standards.
- Construction Inflation: Building material and labor costs fluctuate unpredictably, meaning you should secure updated contractor quotes to ensure the project remains financially viable.
- Financing Complexities: Securing a self-build mortgage often requires staged disbursements and strict milestone approvals from lenders, which demands careful cash flow management.
- Timeframe Management: Although valid until 2031, managing architectural snags, contractor availability, and supply chains requires dedicated oversight throughout the construction process.
- Legal Title Verification: Your solicitor must carefully inspect the folio maps and boundaries to ensure there are no rights of way or boundary discrepancies affecting the plot.
- Geotechnical Uncertainties: Ground conditions across the site are unverified, meaning subsoil testing may be necessary to determine foundation requirements and avoid unexpected excavation costs.
- Local Housing Needs: Planning permissions in rural Monaghan can sometimes carry strict occupancy clauses, and you should verify whether you qualify under local planning guidelines.
- Surface Water Drainage: You must ensure the site has adequate natural or engineered drainage capacity to prevent water accumulation during heavy rainfall events.
- Boundary Maintenance: Mature boundaries will require ongoing pruning and maintenance to keep fences secure and prevent neighbor disputes regarding overhanging foliage.
- Utility Wayleaves: Check for any hidden underground cables or overhead wires crossing the land that might restrict where you can position your new dwelling or driveway.
- Future Development Restrictions: Rural planning policies can be restrictive regarding future extensions, so you should check if the current permit limits any subsequent alterations.
- Comprehensive Due Diligence: Given the lack of structural data in the listing, you must rely entirely on independent professional advisors to assess the true viability of the build.
Price positioning
?
- The asking price appears reasonably positioned because it aligns closely with historical regional land transactions, reflecting typical acquisition costs for raw plots with established planning permissions in rural settings.
- Signals of appropriate valuation include the inclusion of valid planning permission extending several years into the future, which significantly reduces regulatory and development uncertainty for prospective self-builders.
- This price point could be supported by strong commuter demand along nearby national routes, whereas unexpected construction inflation or unforeseen site infrastructure connection costs could undermine its overall attractiveness.
- Relevant considerations for potential purchasers involve factoring in the substantial capital expenditure required to bring a custom architectural design from foundation stage through to final habitable completion.
Build Analysis
What we know from similar construction types
- The property is offered as a site with Full Planning Permission (FPP) for a dormer dwelling, valid until July 2031, meaning a buyer will need to manage the entire construction process from scratch.
- The site extends to approximately 0.91 acres and features mature boundaries in a rural location near Annyalla, Co. Monaghan.
- The listing notes that services are located close by, but a buyer should investigate the exact connection points, capacity, and associated costs for essential utilities such as electricity, water, and wastewater treatment (e.com., septic tank or local treatment system suitability).
- A buyer should carefully review the specific conditions attached to the planning permission to ensure compliance with local design restrictions, occupancy clauses, or tie-conditions.
- Given the rural setting, site percolation tests and soil conditions should be verified to ensure a suitable wastewater system can be installed.
Heating cost*
Estimated expense to heat this property every year
- Annual heating cost: not applicable as this is a vacant site with planning permission rather than a completed dwelling with an established energy rating.
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 Annyalla area
CLOGHAN, ANNYALLA, CO. MONAGHAN
- Sale date
- Declared sale price
- €319,000.00
27 KNOCKCARRICK, ANNYALLA, CASTLEBLAYNEY
- Sale date
- Declared sale price
- €240,000.00
50 KNOCKCARRICK, ANNYALLA, CASTLEBLAYNEY
- Sale date
- Declared sale price
- €185,000.00
12 KNOCKCARRICK, ANNYALLA, CASTLEBLAYNEY
- Sale date
- Declared sale price
- €240,000.00
DUNFELIMY, ANNYALLA, COUNTY MONAGHAN
- Sale date
- Declared sale price
- €70,000.00
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 percent to 2 percent of the purchase price, or roughly 850 euro to 1700 euro.
- Solicitor legal fees: generally ranging from 1500 euro to 3000 euro plus outlay.
- Land registration fees: approximately 400 euro to 800 euro depending on property type and registration type.
- Property valuation fees: typically between 150 euro and 300 euro.
- Surveyor fees: usually ranging from 500 euro to 1200 euro depending on the depth of the survey.
- Annual home insurance: estimated between 400 euro and 900 euro depending on the final build and coverage.
Forum Talk
What people are saying about this area
- Local discussions highlight Annyalla as a sought-after rural community in County Monaghan with a strong demand for self-build sites.
- Residents frequently note the convenience of the local road network and proximity to the N2, making commuting to larger towns straightforward.
- Community forums often emphasize the peaceful rural atmosphere combined with accessible local amenities.
- Prospective builders in the Monaghan area regularly share advice on navigating the planning permission process and local architectural guidelines.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The 0.91-acre site offers plenty of outdoor space for young children to play safely once a custom home is built, though buyers should verify local school proximities and childcare facilities.
- Teenagers5/10
A spacious custom-built home can accommodate growing teenagers, but the rural Annyalla setting provides limited independent local entertainment options for this age group.
- Multi-generational Living7/10
Having Full Planning Permission for a dormer dwelling allows buyers to potentially design a floor plan that accommodates multi-generational living arrangements from the ground up.
- Single Buyers3/10
Purchasing a raw site with planning permission requires managing a self-build project, which may be overwhelming or less practical for a single buyer compared to a turnkey property.
- Couples8/10
An ideal opportunity for couples looking to design and build their dream custom home together on a generous 0.91-acre plot in a peaceful rural location.
- Empty Nesters6/10
Allows empty nesters to design a tailored, manageable home for their next chapter, though the rural setting requires driving for most daily errands.
- Retirees5/10
The peaceful rural setting suits retirement, but retirees should consider the long-term maintenance of a 0.91-acre site and potential distance from healthcare services.
Work
3 areas- Remote Working8/10
Building a custom home allows for the dedicated inclusion of a spacious home office, though buyers must verify local broadband speeds and fiber availability.
- Hybrid Commuting7/10
Features ease of access onto the N2 for commuting, facilitating travel for hybrid workers heading toward major employment hubs.
- Retired8/10
An excellent project and tranquil setting for retirees looking to build a comfortable, custom-tailored home for their later years.
Practical
8 areas- Ageing in Place7/10
Because the property involves Full Planning Permission for a custom dormer dwelling, buyers have the unique opportunity to design accessibility features into the plans from the start.
- Low Maintenance3/10
Managing a self-build project on a 0.91-acre site with mature boundaries involves substantial initial and ongoing upkeep.
- Secure Gated Entry5/10
Buyers can easily integrate secure gated entry into their custom building plans for the site.
- Minimalist Design6/10
While the current planning is for a traditional dormer dwelling, buyers should verify if they can amend the design to achieve a minimalist architectural style.
- Flexible Floor Plans10/10
As a site with Full Planning Permission for a custom-built home, the floor plan can be tailored entirely to the buyer's spatial needs.
- Heritage Home1/10
This is a vacant site for a new build rather than an existing historical or heritage property.
- Ecological Setup7/10
A blank canvas 0.91-acre site provides ample opportunity to incorporate modern eco-friendly building materials, renewable energy, and sustainable landscaping.
- Outdoor areas10/10
The total site area of approximately 0.91 acres (0.37 HA) with mature boundaries offers vast potential for customized gardens, patios, and outdoor living spaces.
Interests
9 areas- Gardening10/10
The generous 0.91-acre site area provides an exceptional canvas for keen gardeners to landscape, grow vegetables, and create extensive outdoor planting.
- Walking7/10
The surrounding rural roads offer pleasant countryside walking routes, though buyers should verify the presence of pedestrian footpaths or lighting.
- Gym3/10
There are no commercial gym facilities directly on-site or within immediate walking distance, requiring travel to nearby towns.
- Cycling7/10
Quiet rural roads around Annyalla can be suitable for cycling enthusiasts, though caution is advised on regional routes.
- Golf5/10
Buyers should verify the proximity of the nearest golf courses in Co. Monaghan, as they will require a short drive.
- Fishing6/10
Co. Monaghan is known for its lakelands and angling opportunities, making this a potentially convenient base for fishing enthusiasts.
- Horse Riding7/10
The spacious rural setting and local country lanes offer a good environment for those interested in equestrian pursuits.
- Water Sports2/10
Inland Co. Monaghan offers limited options for water sports outside of specific regional lakes.
- Entertaining8/10
Building a custom home allows the design of expansive indoor and outdoor entertaining areas tailored to host family and friends on a large site.
Lifestyle
5 areas- Quiet Living9/10
Situated in a peaceful rural location in Annyalla with mature boundaries, offering an exceptionally quiet environment away from urban congestion.
- Rural Living10/10
A quintessential rural offering consisting of a 0.91-acre site surrounded by countryside and mature greenery.
- Village Living6/10
Enjoys convenient access to the surrounding road network and local services located close by, providing a sense of community connection.
- Coastal Living1/10
Co. Monaghan is a landlocked county with no proximity to coastal amenities or beaches.
- Urban Living2/10
Located in a rural area far removed from city centers, high streets, and urban conveniences.
Social
6 areas- Community Involvement6/10
Rural Annyalla offers a tight-knit community feel where residents can participate in local community life and events.
- Café Culture3/10
Café culture is minimal directly in the immediate rural townland, requiring travel to nearby larger towns for coffee shops.
- Nightlife2/10
The peaceful rural location lacks nightlife venues, which are instead found in nearby urban centers.
- Health/Wellness groups4/10
Local health and wellness groups will require travel to nearby community centers or towns.
- Networking Opportunities2/10
Professional networking opportunities are virtually non-existent locally given the purely residential and rural nature of the site.
- Tech-Hub Connectivity2/10
There are no local tech hubs, meaning remote workers will rely entirely on home internet connectivity.
Listing information
- Agent
- Sherry FitzGerald Conor McManus
- Phone
- 047 71 461
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-250C8BHouseDelve · 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.