Site With F.P.P., Killygoan, Monaghan Town
€75,000
What you'll like:
- Full Planning Permission: The site comes with active full planning permission already secured, allowing a buyer to bypass lengthy local authority application processes and immediately commence custom home construction.
- Manageable Plot Size: Extending to approximately 0.34 acres, the plot provides sufficient space for a substantial family dwelling with private gardens while remaining easy to maintain.
- Established Residential Setting: Positioned along the Ballybay Road in Monaghan Town, the parcel benefits from a recognized neighborhood context that typically supports steady long-term property values.
- Proximity to Amenities: Residents will enjoy easy access to local schools, retail shops, and leisure facilities within Monaghan Town, supporting convenient daily living without lengthy commutes.
- Edge of Town Appeal: The location offers a pleasant setting on the perimeter of the urban center, effectively balancing peaceful suburban tranquility with close urban accessibility.
- Utilities Accessibility: Mains services are noted as available nearby, which can streamline the connection process and reduce off-grid infrastructure costs during the upcoming construction phase.
- Custom Build Opportunity: Purchasers can tailor the approved architectural designs to their exact lifestyle preferences, creating a bespoke forever home tailored precisely to personal specifications.
- Attractive Entry Price: Listed at seventy-five thousand euros, the asking price presents a relatively accessible financial threshold for a serviced development opportunity in this regional hub.
- Stable Asking Price: Recorded tracking shows no price increases or decreases since initial observation, suggesting a fixed vendor expectation and potential straightforward negotiation dynamics for interested buyers.
- Clear Title Reference: The land is explicitly mapped within Folio MN18252, offering a straightforward legal starting point for conveyancing solicitors to verify boundaries and ownership rights.
- Professional Representation: Marketed by an established local agency, buyers can access organized documentation, viewing schedules, and official planning files directly through structured channels.
- Regional Growth Potential: Monaghan Town serves as a key commercial hub in the county, indicating sound underlying economic activity that could benefit residential real estate investments over time.
- Reduced Development Risk: Having planning already granted eliminates the primary regulatory hurdle of land acquisition, significantly lowering the upfront uncertainty typically associated with vacant plots.
- Flexible Financing Timeline: Vacant land acquisitions sometimes offer simpler purchase structures compared to chain-dependent residential purchases, potentially allowing for a streamlined closing process.
- Construction Readiness: With plans available on request, prospective builders can quickly review engineering requirements and budget estimates to determine immediate financial feasibility.
- Private Outdoor Space: A footprint of over a third of an acre allows ample room for secure parking, outdoor entertaining areas, and secure play zones for children or pets.
- Community Integration: Situated within an established neighborhood, new homeowners will integrate smoothly into an existing community fabric with well-defined local infrastructural patterns.
- Commuter Convenience: The immediate regional road network connects efficiently to broader transport corridors, facilitating straightforward travel toward major employment centers across the border and regionally.
- Investment Potential: Constructing a bespoke modern home on a permitted site often yields strong equity creation upon completion compared to purchasing older second-hand housing stock.
- Clear Documentation Pathway: The availability of detailed planning records upon request ensures buyers can conduct thorough technical due diligence before committing unconditional funds.
But keep in mind:
- Planning Condition Compliance: Buyers must carefully review all specific conditions attached to the existing planning permission to ensure compliance costs do not exceed initial construction budgets.
- Expiration Date Risk: Planning permissions carry statutory timelines, so the purchaser should verify the exact expiration date to ensure construction can legally commence without a renewal application.
- Connection Fee Uncertainty: While mains services are noted as available, connection charges, levies, and capacity upgrades from local utility providers should be independently verified prior to purchase.
- Site Topography Unknown: Soil conditions, ground stability, and rock levels are unspecified, meaning a site-specific geotechnical survey is essential to rule out expensive foundation engineering requirements.
- Development Levies Liability: Local authority development contributions can add significant unexpected costs upon commencement, requiring formal written confirmation from the council before closing.
- Access and Sightlines: The buyer's architect should confirm that entrance designs strictly satisfy local road safety standards and visibility splays required by the local authority.
- Fencing and Boundary Verification: Legal boundaries must be rigorously checked against the folio map on-site to ensure no discrepancies or historical encroachments exist with neighboring properties.
- Absence of BER Data: Because this is a vacant site, a Building Energy Rating will only apply post-construction, meaning energy efficiency targets must be modeled accurately during the design phase.
- Servicing Installation Costs: Bringing utilities from the main road boundary onto the actual building footprint can incur substantial trenching and contractor expenses not covered in base estimates.
- Surface Water Drainage: Drainage percolation tests must be completed to ensure the site handles surface water adequately, avoiding costly flooding or dampness issues in the future.
- Servitude and Easements: Title searches should confirm whether any unregistered rights of way, utility wayleaves, or drainage easements cross the property and restrict buildable areas.
- Construction Inflation Risks: Material and labor cost volatility in the current construction market means initial build estimates can escalate rapidly before the property is finished.
- Architectural Restrictions: Existing planning designs may impose specific exterior finishes or height restrictions that limit desired aesthetic changes without seeking formal amendments.
- Archaeological Constraints: Certain regional areas carry conditions regarding archaeological monitoring during excavation, which could introduce project delays and unexpected professional fees.
- Ecological Survey Requirements: Environmental assessments regarding local flora, fauna, or protected species may be mandated by planning conditions and require specialist consultant sign-off.
- Third-Party Appeal History: Buyers should instruct their legal advisors to confirm that no historical third-party appeals or legal challenges threaten the validity of the current planning status.
- Financing Availability: Securing a dedicated self-build mortgage for land acquisition and phased construction often involves stricter lending criteria and stage-payment administrative hurdles.
- Lack of Immediate Habitation: Unlike a finished house, buying a plot means enduring a prolonged construction period before occupation, necessitating alternative interim living arrangements.
- Local Housing Need Clauses: The buyer must verify whether any restrictive local housing need criteria apply to the planning permission that could restrict who is legally permitted to occupy the finished home.
- Future Infrastructure Impact: Potential upgrades or realignments to the surrounding regional road network should be investigated to ensure future public works will not impact property boundaries.
Price positioning
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- The asking price appears modestly positioned given that the offering is a development site spanning approximately 0.34 acres with the distinct advantage of having full planning permission already secured in an established residential area.
- Valuation signals are supported by the inclusion of mains services availability and a location within easy reach of Monaghan Town amenities, which significantly reduces pre-development friction and timeline uncertainty for a prospective self-builder.
- Factors that could support this price include continued high demand for custom-build opportunities and savings on preliminary architectural costs, whereas tighter construction financing conditions or unexpected site development challenges could undermine the overall value proposition.
- The asking price history shows stability at seventy-five thousand euros with no recorded reductions, indicating firm seller resolve and reflecting confidence in the localized market demand for ready-to-develop residential land plots within this specific region.
Build Analysis
What we know from similar construction types
- The property is offered as a development site extending to approximately 0.34 acres with full planning permission (FPP) in place, allowing a buyer to bypass the initial planning application stage.
- A buyer should carefully investigate the specific conditions and expiry date attached to the existing full planning permission, as well as any development contributions due to the local authority.
- The listing notes that mains services are available, but a prospective purchaser must verify the exact connection points, capacity, and potential costs for bringing electricity, water, and sewerage to the proposed build.
- As a vacant site, potential advantages include the opportunity to construct a custom-designed modern home tailored to high energy-efficiency standards (such as NZEB) from the ground up, avoiding the hidden defects often found in older second-hand properties.
Heating cost*
Estimated expense to heat this property every year
- Heating cost estimate is not applicable as this listing is for a site with full planning permission rather than a completed residential structure.
Pollution Safe
9/10Environmental situation to investigate
- The site is located in an established suburban and residential setting along the Ballybay Road, appearing largely free from major industrial pollution sources or heavy manufacturing facilities.
- Any historical or localized environmental factors typical of semi-urban fringe areas should be verified during standard pre-purchase environmental due diligence.
Flood Safe
8/10Water overflow reports to follow up
- The property is situated in Monaghan Town along an established roadway, with no prominent historical records indicating high susceptibility to widespread flooding at this specific elevated site.
- Buyers should consult local authority flood maps and carry out site-specific engineering assessments to confirm surface water drainage capabilities.
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 Monaghan Town 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: €750 — 1% of €75,000.
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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
- Land registration fees: approximately 400 to 800 euro depending on property value
- Property valuation fees: approximately 150 to 300 euro
- Surveyor fees: approximately 500 to 1,200 euro depending on the depth of the survey
- Annual home insurance: approximately 350 to 700 euro
Forum Talk
What people are saying about this area
- Locals in Monaghan Town frequently discuss the growing demand for self-build sites in established residential corridors like the Ballybay Road.
- Community discussions often highlight the convenience of living within walking distance of Monaghan Town centre while retaining a quieter edge-of-town feel.
- Residents on local forums note that utility connections, including mains services, are generally accessible along the main routes into town.
- Prospective buyers in the area often exchange advice regarding the local planning process and timelines for commencing construction on sites with existing full planning permission.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The site provides a secure plot of approximately 0.34 acres, offering ample outdoor space for young children to play safely once a custom home is built. The location near Monaghan Town ensures good access to local schools and amenities.
- Teenagers6/10
The site's proximity to Monaghan Town allows teenagers reasonable access to local educational and social facilities, though public transport options should be verified.
- Multi-generational Living6/10
As this is a blank-canvas site with full planning permission, buyers have the opportunity to design a bespoke floor plan tailored to multi-generational needs, though the final layout depends entirely on the approved plans.
- Single Buyers5/10
Purchasing a site requires managing a self-build project, which can be capital-intensive and complex for a single buyer without prior construction experience.
- Couples8/10
An ideal opportunity for couples looking to design and build their dream custom home together on an established residential edge of Monaghan Town.
- Empty Nesters6/10
While building a new home allows for single-level or accessible living design, managing a construction project might not appeal to all empty nesters seeking a turnkey property.
- Retirees5/10
The burden of overseeing a self-build project from scratch may present challenges for retirees, although designing an accessible home for later life is entirely possible.
Work
3 areas- Remote Working7/10
Building a custom home allows for dedicated home office spaces, though prospective buyers should verify local broadband and fiber connectivity speeds.
- Hybrid Commuting6/10
Monaghan Town provides regional connectivity, but commuting times to major employment hubs like Dublin or Belfast should be carefully considered.
- Retired5/10
Managing a construction project may not suit retirees, though the end result would be a modern, custom-built home.
Practical
8 areas- Ageing in Place7/10
Since the property is a site with full planning permission, buyers have the unique opportunity to incorporate universal design principles and accessible single-story layouts from the design stage.
- Low Maintenance6/10
A newly constructed home will initially require very low maintenance, though managing a 0.34-acre garden and grounds will require ongoing upkeep.
- Secure Gated Entry5/10
As a standalone site, any security measures such as gates or fencing will need to be factored into the self-build construction plans.
- Minimalist Design8/10
Building from a blank slate gives the purchaser complete freedom to implement a clean, minimalist architectural style.
- Flexible Floor Plans9/10
The property is a bare site with full planning permission, meaning floor plans can be tailored or adapted within the planning guidelines to suit exact lifestyle requirements.
- Heritage Home1/10
This is a vacant development site rather than an existing period or heritage property.
- Ecological Setup7/10
A new build offers the chance to integrate modern high-efficiency heating systems, solar panels, and high insulation standards to achieve a superior BER rating.
- Outdoor areas8/10
Extending to approximately 0.34 acres, the site offers generous outdoor space for gardens, patios, and parking.
Interests
9 areas- Gardening8/10
The site extends to approximately 0.34 acres, providing a substantial plot of land for keen gardeners to landscape and cultivate around a newly built home.
- Walking7/10
The location along the Ballybay Road offers manageable walking access into Monaghan Town and surrounding local routes.
- Gym6/10
Monaghan Town offers local leisure and fitness facilities within easy reach of the site.
- Cycling6/10
The regional road setting allows for cycling into Monaghan Town and exploring the surrounding county roads.
- Golf6/10
Proximity to Monaghan Town provides access to local sporting amenities, including regional golf facilities.
- Fishing5/10
County Monaghan is known for its lakes and angling opportunities, though buyers should verify the exact distance to specific local fishing spots.
- Horse Riding5/10
The suburban-edge setting offers potential access to local equestrian facilities in the wider Monaghan area.
- Water Sports3/10
Inland location limits immediate access to major water sports facilities, though local lakes may offer limited recreational opportunities.
- Entertaining7/10
Purchasing a site with planning permission allows buyers to design custom indoor and outdoor entertaining spaces tailored to their preferences.
Lifestyle
5 areas- Quiet Living7/10
Situated on the edge of Monaghan Town along the Ballybay Road, the location offers a pleasant, set-back residential setting while remaining close to town.
- Rural Living5/10
This is an established residential area near a town rather than a remote rural location, balancing countryside feel with town convenience.
- Village Living6/10
The property provides close proximity to Monaghan Town's community amenities, offering a community-focused lifestyle.
- Coastal Living1/10
The property is located inland in County Monaghan, far from any coastal areas.
- Urban Living6/10
Provides convenient access to Monaghan Town's shops, schools, and leisure facilities while retaining a pleasant edge-of-town atmosphere.
Social
6 areas- Community Involvement6/10
Located in an established residential area near Monaghan Town, offering opportunities to integrate into the local community.
- Café Culture6/10
Monaghan Town provides a selection of local cafés, restaurants, and social spots within easy reach.
- Nightlife5/10
Town-edge location offers access to local pubs and entertainment venues in Monaghan Town.
- Health/Wellness groups6/10
Access to local wellness groups, sports clubs, and healthcare services is available within Monaghan Town.
- Networking Opportunities5/10
Networking options are primarily centered around the local commercial and professional community of Monaghan Town.
- Tech-Hub Connectivity4/10
While suitable for remote work, specialized tech hubs are sparse in the immediate vicinity and buyers should verify digital infrastructure.
Listing information
- Agent
- Sherry FitzGerald Conor McManus
- Phone
- 047 71 461
- Current status
- active
- Published on HouseDelve
- 10 October 2026
- Correction
- Report an issue
HD-09298EHouseDelve · 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.