Site With Full Planning Permission, Mountsilk, Moylough, County Galway
€30,000
What you'll like:
- Affordable Entry Price: The asking price of thirty thousand euros offers an exceptionally low financial barrier for buyers seeking to build a custom rural home in Galway.
- Full Planning Permission: Having valid planning permission already secured under reference 25-61856 significantly reduces development risks and eliminates lengthy council approval delays for the buyer.
- Generous Site Size: The half-acre footprint provides ample outdoor space for private gardens, landscaping, and outbuildings without feeling cramped or restricted by boundaries.
- Substantial Home Design: The approved two-storey residence spans approximately two thousand three hundred three square feet, offering expansive family accommodation tailored to modern living standards.
- Detached Garage Space: The approved garage plan covers approximately four hundred four square feet, providing valuable secure storage or a dedicated workshop area for the owner.
- Stunning Lake Views: The property overlooks Summerville Laught Lake, delivering a picturesque natural backdrop that enhances daily living and long-term asset desirability.
- Proximity To Village: Located just two point five kilometres from Moylough, future occupants can easily access local shops, schools, and community amenities within minutes.
- Accessible Commute: Positioned forty kilometres from Galway City, the location suits commuters wanting rural tranquility while remaining within reach of major urban employment hubs.
- Stable Asking Price: The historical tracking shows a steady price of thirty thousand euros with no erratic fluctuations, suggesting a realistic and straightforward seller pricing strategy.
- Low Holding Costs: Vacant land sites generally incur minimal ongoing overhead expenses, allowing buyers to hold the property comfortably while arranging construction finance.
- Direct Agent Contact: Listed with an established local agency, interested purchasers can readily access detailed planning packs and professional guidance to streamline their acquisition.
- Custom Build Opportunity: Acquiring a cleared site with approved plans enables the buyer to select their own finishes, contractors, and interior layouts from day one.
- Rural Lifestyle Appeal: The peaceful countryside setting in County Galway offers excellent privacy and a quiet environment away from dense suburban housing estates.
- Recreational Proximity: Being situated near a scenic lake provides fantastic opportunities for outdoor enthusiasts who appreciate nature views and peaceful rural landscapes.
- Clear Development Scope: The specific square footage allocations in the planning grant give architects and builders a precise framework to execute the approved construction efficiently.
- Investment Potential: Securing a permitted site at a modest entry cost allows room for value creation once the planned residential dwelling is fully constructed.
- Manageable Landscaping: A half-acre plot is large enough to ensure privacy yet small enough to maintain without requiring heavy commercial landscaping equipment.
- Established Neighborhood: Mountsilk is an established rural townland, offering a settled community feel for newcomers looking to integrate into the local area.
- Flexible Financing Timeline: Unbuilt residential sites allow buyers to phase their capital investment between land acquisition and subsequent building loan drawdowns.
- Unchanged Valuation History: The complete absence of price reductions or increases indicates disciplined seller pricing with minimal volatility in the current market context.
But keep in mind:
- Unverified Connection Costs: Buyers must investigate the availability and proximity of electricity, mains water, and telecommunications, as utility connection expenses can unexpectedly escalate construction budgets.
- Private Wastewater Treatment: Because rural sites typically lack public sewer access, purchasers should budget for installing a certified septic tank or proprietary effluent treatment system.
- Planning Condition Compliance: The buyer must carefully review all specific conditions attached to planning reference 25-61856 to ensure no restrictive covenants or burdensome developer contributions apply.
- Construction Inflation Risk: Building a two-thousand-three-hundred-square-foot home involves substantial material and labor costs that may exceed initial budget forecasts in the current market.
- Lack Of BER Rating: Energy rating certificates are not applicable to raw land, but the future build will need to achieve stringent modern compliance standards for heating and insulation.
- Undefined Soil Conditions: Purchasers should commission a site suitability test and percolation assessment to verify that the ground conditions support a standard wastewater treatment system.
- Local Housing Restrictions: County Galway often applies specific local-need criteria to rural planning permissions, and buyers must verify if any occupancy clauses affect their eligibility.
- Access Road Quality: The condition and legal ownership of the local approach roads leading to the site require thorough legal inspection to guarantee permanent right-of-way access.
- Boundary Demarcation: Exact property boundaries should be verified by a qualified chartered land surveyor against the official folio map before finalizing the purchase contract.
- Surface Water Drainage: Proper drainage design is critical for rural sites to prevent seasonal water accumulation around the planned foundations and driveway areas.
- Lack Of Public Transport: The rural location relies heavily on private vehicle transport, offering limited alternative commuting options for non-drivers residing in the area.
- Construction Finance Scrutiny: Lenders often apply stricter lending criteria and higher deposit requirements for vacant land purchases compared to previously built residential properties.
- Agricultural Surroundings: Proximity to working farmland may result in seasonal noise, machinery movement, or agricultural odors that typical urban buyers might find disruptive.
- Time-Sensitive Permission: Planning permissions carry statutory expiry dates, meaning the buyer must commence and advance construction promptly to avoid having to reapply to the council.
- Limited Secondary Amenities: Essential services such as secondary schools, large supermarkets, and hospitals require traveling further toward Galway City or larger neighboring towns.
- Contractor Availability: Securing reliable, skilled builders for bespoke rural construction projects can be challenging given high demand across the regional residential construction sector.
- Undeveloped Land Risks: Purchasing a bare site transfers all management and liability for site security and safety directly to the new owner during the build phase.
- Fencing And Boundary Costs: Erecting suitable boundary walls, fences, or hedging around the half-acre perimeter represents an additional out-of-pocket expense for the incoming buyer.
- Potential Title Complications: Rural Irish land titles can occasionally involve historical rights of way, shared access lanes, or ancient easements requiring careful solicitor due diligence.
- Absence Of Internal Inspection: As this is an unbuilt site, there are no existing structural fixtures, fittings, or room layouts to inspect, heightening reliance on architectural blueprints.
Price positioning
?
- The asking price of €30,000 for a rural development site appears attractively positioned because it sits significantly below typical capital outlays required for serviced urban plots, reflecting the specialized nature of self-build land acquisitions in County Galway.
- Under-valuation signals stem from the inclusion of active full planning permission for a substantial two-storey residence and garage, which typically eliminates substantial pre-development financial risk and shortens the timeline to construction commencement.
- Factors that could support such an accessible price point include potential rural housing restriction criteria or localized tie-ins required by the local authority, whereas robust regional demand for scenic lake-view properties could easily drive competitive interest.
- Additional relevance is provided by the property size of approximately 0.52 acres overlooking Summerville Lake and its proximity to Galway City, suggesting that the modest listing figure may be an intentional strategy to generate early bidding momentum.
Build Analysis
What we know from similar construction types
- The offering is for a site with full planning permission rather than a completed structure, specifically for a two-storey residence of approximately 2,303 sq. ft and a garage of approximately 404 sq. ft on a 0.52-acre plot.
- A buyer should carefully investigate the specific conditions attached to planning reference 25-61856 granted by Galway County Council, including any local needs clauses, occupancy restrictions, or tied design specifications.
- Site-specific development costs should be investigated, such as connection fees for local services, the installation requirements for a wastewater treatment system, and site clearance or excavation works given the lake-view location.
- Given that no physical structure exists yet, the advantages of this new build opportunity include the ability to oversee construction quality, select modern high-efficiency insulation and heating systems to achieve a top-tier BER rating, and customize interior layouts to personal preference.
Heating cost*
Estimated expense to heat this property every year
- Heating cost cannot be reliably estimated at this stage as the property is a site with planning permission and no constructed dwelling exists yet.
- Future heating costs will depend entirely on the final construction methods, size, and energy rating of the planned two-storey residence once built.
Pollution Safe
9/10Environmental situation to investigate
- The site is located in a predominantly rural agricultural setting in Mountsilk, Moylough, appearing well removed from major industrial plants, heavy manufacturing, or large waste management facilities.
- Any legacy contamination risk is considered low, though buyers should independently verify site history and agricultural chemical usage as part of standard pre-purchase due diligence.
Flood Safe
8/10Water overflow reports to follow up
- The property description notes stunning views overlooking Summerville (Laught) Lake, suggesting proximity to a water body which should be assessed during a detailed flood risk assessment.
- While elevated positions relative to lakes generally reduce direct flood risks, buyers should consult official Office of Public Works (OPW) flood maps and verify site levels relative to the adjacent lake.
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 Moylough 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: €300 — 1% of €30,000.
?
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: 1,500 to 3,000 euro depending on the complexity of the conveyancing.
- Land registration fees: 400 to 800 euro for property registration and mapping.
- Property valuation fees: 150 to 250 euro for a standard mortgage or independent valuation.
- Surveyor fees: 500 to 1,000 euro for a pre-purchase structural report or site inspection.
- Annual home insurance: 350 to 700 euro depending on the final build specifications and coverage.
Forum Talk
What people are saying about this area
- Local discussions in the Moylough and wider County Galway area frequently highlight the appeal of rural sites with full planning permission, especially those offering scenic views near local amenities.
- Residents often discuss the convenience of commuting to Galway City from the Moylough area, noting transport links via local regional roads.
- Community groups frequently share updates regarding local rural development, county council planning guidelines, and infrastructural enhancements in east Galway.
- Prospective buyers in the region commonly emphasize the importance of verifying local percolation tests and private well water quality for rural self-build projects.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The generous 0.52-acre site provides ample outdoor space for young children to play safely in a countryside environment.
- Teenagers6/10
The rural location near Moylough offers privacy for teenagers, though older youths may find the distance to major urban centres limiting for independent social activities.
- Multi-generational Living6/10
With full planning permission for a substantial two-storey residence of approximately 2,303 sq. ft., there is potential to design a floor plan that accommodates multi-generational living, subject to final architectural layout.
- Single Buyers2/10
As this is a bare site requiring construction from scratch with an asking price of €30,000, it is generally unsuitable for single buyers unless they have significant capital and project management experience for a self-build.
- Couples6/10
An appealing opportunity for couples looking to build their dream home overlooking Summerville Lake, provided they are prepared for the time and costs associated with a self-build project.
- Empty Nesters5/10
While the scenic lakeside views offer a tranquil setting for empty nesters, the requirement to construct a new two-storey property may be less appealing than a low-maintenance finished home.
- Retirees5/10
The peaceful rural setting is attractive for retirement, but retirees should consider whether managing a large new build and rural garden aligns with long-term comfort and accessibility needs.
Work
3 areas- Remote Working8/10
A custom-built home allows for dedicated home office spaces, though the buyer should verify local broadband speeds and fiber connectivity in the Mountsilk area.
- Hybrid Commuting5/10
With Galway City located approximately 40 km away, hybrid commuting is feasible but involves a notable drive for office days.
- Retired9/10
An ideal setup for retirees looking to design a bespoke home tailored to their lifestyle, supported by a peaceful and scenic environment.
Practical
8 areas- Ageing in Place5/10
While a self-build allows for accessible ground-floor design, the current proposal is for a two-storey residence which may require modifications for long-term aging in place.
- Low Maintenance3/10
As a bare site with planning permission for a large house and a 0.52-acre plot, initial construction and ongoing land maintenance will require significant effort.
- Secure Gated Entry5/10
Boundary treatments and secure entry features can be fully customized and integrated during the self-build process.
- Minimalist Design7/10
The approved planning permission for a two-storey residence provides a blank architectural slate to pursue minimalist design principles if desired.
- Flexible Floor Plans9/10
Purchasing a site with planning permission allows the buyer significant flexibility to adapt the interior layout of the c. 2,303 sq. ft. home before or during construction, subject to planning compliance.
- Heritage Home1/10
This is a modern development site with Full Planning Permission rather than a historical or heritage property.
- Ecological Setup6/10
A self-build project presents an excellent opportunity to incorporate modern eco-friendly technologies, high BER standards, and sustainable systems from the ground up.
- Outdoor areas9/10
The c. 0.52-acre site, combined with stunning views overlooking Summerville Lake, offers vast potential for beautifully landscaped outdoor living areas.
Interests
9 areas- Gardening9/10
The c. 0.52-acre plot offers a blank canvas for avid gardeners to design extensive lawns, flower beds, or vegetable patches.
- Walking8/10
The scenic rural surroundings and lakeside proximity provide pleasant local routes for daily walks and enjoying nature.
- Gym2/10
There are no commercial gym facilities within immediate walking distance, requiring travel towards nearby towns or Galway City.
- Cycling7/10
Quiet local country roads offer picturesque cycling routes, though caution should be exercised regarding rural traffic speeds.
- Golf5/10
Golf enthusiasts will need to investigate the proximity of the nearest established golf courses in the wider County Galway region.
- Fishing9/10
The property features stunning views overlooking Summerville (Laught) Lake, making it an exceptional location for fishing enthusiasts.
- Horse Riding7/10
The rural setting and surrounding country lanes offer a suitable environment for equestrian pursuits, subject to local stabling availability.
- Water Sports6/10
Direct proximity to Summerville Lake offers potential for certain non-motorised water sports, though buyers should verify local access rights.
- Entertaining7/10
A newly designed two-storey home of c. 2,303 sq. ft. with scenic lake views could provide fantastic indoor and outdoor entertaining spaces once built.
Lifestyle
5 areas- Quiet Living10/10
Located in the tranquil countryside of Mountsilk, Moylough, offering stunning views overlooking Summerville Lake with minimal ambient noise.
- Rural Living10/10
This is a quintessential rural site spanning c. 0.52 acres, situated 2.5 km from Moylough and 40 km from Galway City.
- Village Living7/10
Conveniently positioned just 2.5 km from Moylough, offering easy access to local village amenities while retaining a countryside feel.
- Coastal Living1/10
The location is inland in County Galway, far removed from any coastal amenities or marine environments.
- Urban Living2/10
Urban conveniences are distant, with Galway City located approximately 40 km away, requiring a significant commute for city-based amenities.
Social
6 areas- Community Involvement6/10
Proximity to Moylough (2.5 km) offers opportunities to integrate into local rural community groups and village life.
- Café Culture3/10
Café options are limited in the immediate vicinity, requiring trips into nearby villages or larger towns for a bustling café scene.
- Nightlife2/10
Nightlife options are virtually non-existent in the immediate rural surrounds, with entertainment venues concentrated in Galway City.
- Health/Wellness groups4/10
Formal wellness classes and health groups will likely require travel into larger neighbouring settlements or urban hubs.
- Networking Opportunities2/10
Professional networking is heavily restricted by the rural location, making urban travel or remote platforms essential.
- Tech-Hub Connectivity2/10
The rural location lacks proximity to physical tech hubs, meaning connectivity relies entirely on home internet infrastructure.
Listing information
- Agent
- DNG Ivan Connaughton
- Phone
- 090 666 3700
- Current status
- active
- Published on HouseDelve
- 24 October 2026
- Correction
- Report an issue
HD-BBD51FHouseDelve · 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.