Site With Planning Permission, Liffey View, Newbridge, Co. KildareW12WY67
€170,000
3 Bed~3 Bath~BER A2
What you'll like:
- Ready to build: The site includes active full planning permission under reference 26/60371, allowing the buyer to bypass the lengthy initial application process and commence construction immediately.
- Dual unit potential: Approved plans cater for both two and three-bedroom semi-detached configurations, offering flexibility in development strategy to maximize local buyer demand.
- Established location: Situated within the established Liffey View development, the plot benefits from a settled neighborhood context that typically supports strong future resale values.
- Town center proximity: Located just a short stroll from Newbridge town center, future occupants will enjoy immediate access to local schools, shops, churches, and recreational amenities.
- Commuter friendly: The property lies within close proximity to Newbridge train station, providing a hassle-free and reliable rail commute directly into the capital.
- High energy target: The proposed A2 BER rating indicates that completed homes will be exceptionally energy efficient, appealing strongly to modern cost-conscious buyers.
- Established neighborhood: Being part of an existing development means local utility connections and neighborhood infrastructure are already largely in place and operational.
- Strong local demand: Newbridge remains a high-demand commuter belt town, ensuring that completed semi-detached units will likely experience robust interest upon completion.
- Agent support: The offering is managed by DNG Doyle, providing professional local representation and ready access to the full architectural plan set upon request.
- Compact development scope: Managing a site for two semi-detached units represents a manageable scale for independent developers or self-builders aiming to minimize overheads.
- Rental yield potential: New build homes in this Kildare corridor generally command strong rental yields, providing a lucrative alternative for investors looking to hold the assets.
- Clear planning reference: Reference 26/60371 is explicitly provided, allowing the buyer's legal team to easily inspect the exact conditions and constraints attached to the grant.
- Convenient transport: Beyond the rail link, the location offers seamless access to local public transport facilities, reducing private car dependency for daily commuters.
- Shopping convenience: Proximity to major supermarkets and retail parks in Newbridge ensures daily errands can be handled with minimal travel time.
- Family suitability: The inclusion of three-bedroom layouts in the approved plans targets the evergreen family housing market, ensuring broad buyer appeal.
- Compact footprint: The two-bed unit option provides a lower entry price point for finished stock, targeting downsizers or first-time buyers effectively.
- Recreational access: The nearby River Liffey context and local town amenities offer pleasant walking routes and community facilities for future residents.
- Development efficiency: Building a pair of semi-detached homes allows for shared party walls and construction efficiencies that can significantly lower per-unit build costs.
- Clear accommodation schedule: The detailed breakdown of the proposed rooms ensures builders have a clear vision of the required layout from day one.
- Low acquisition cost: At an asking price of one hundred seventy thousand euros, the entry threshold leaves healthy margin for construction and profit.
But keep in mind:
- Detailed floor area unknown: The listing does not specify the exact square footage of the planned units, requiring the buyer to carefully review the architectural drawings to calculate build budgets.
- Exact site boundaries: The buyer should independently verify the exact plot dimensions and legal boundaries on the ground against the folio maps to prevent future encroachment disputes.
- Levy liabilities: Planning permissions often incur substantial local authority development contributions, and the buyer must verify whether these have been paid or remain outstanding.
- Connection charges: Connecting the new builds to existing mains water, sewage, and electricity in Liffey View may incur significant connection fees from utility providers.
- Construction cost inflation: Rising material and labor costs mean the buyer must secure fixed-price building contracts to avoid budget overruns during the construction phase.
- Strict planning conditions: The buyer's architect must thoroughly review planning reference 26/60371 to ensure compliance with all pre-commencement conditions imposed by the local council.
- Party wall agreements: Building semi-detached units will require formal party wall and access agreements if construction impacts adjacent established properties in Liffey View.
- Site clearance costs: The untrusted listing data does not disclose current ground conditions, so buyers should budget for potential site clearance, leveling, or soil testing.
- Access restrictions: Building within an established development can create logistical challenges for heavy construction traffic, potentially drawing complaints from existing residents.
- Financing complexities: Securing a development loan for a small-scale site often requires higher equity inputs and stricter milestones than purchasing a finished residential property.
- Unspecified property type: The exact legal categorization of the land plot should be confirmed by a solicitor to ensure there are no hidden zoning or title restrictions.
- Infrastructure capacity: The buyer should verify with local authorities that existing drainage and sewage networks in Liffey View have adequate capacity for two additional dwellings.
- Timeline risks: Delays in appointing contractors or securing building materials can extend the holding period, increasing holding costs and reducing projected profit margins.
- Professional fees: Undertaking a construction project requires continuous input from architects, engineers, and project managers, adding to the total capital outlay beyond the purchase price.
- VAT implications: Depending on the buyer's status and development intentions, VAT on construction services and potential property sales must be factored into financial models.
- Insurance requirements: Specialized site insurance and structural warranty policies will be mandatory during the build, representing an ongoing cost before sales can complete.
- Market fluctuations: Property market conditions in the commuter belt can shift during the build cycle, potentially impacting the final achieved sale prices for the completed homes.
- Management company rules: If Liffey View is managed by an owners' management company, the buyer must check for any estate-specific covenants, fees, or development restrictions.
- Service disruption: Construction works may temporarily disrupt neighbors in the established estate, requiring proactive management to maintain positive community relations.
- Due diligence necessity: The absence of detailed on-site surveys in the listing description places the full burden of technical and environmental due diligence entirely on the purchaser.
Price positioning
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- The asking price appears attractively valued because it represents a raw development opportunity with full planning permission for multiple residential units rather than a finished habitable dwelling ready for immediate occupation.
- Valuation signals are driven by the potential to deliver high energy efficient homes in an established residential area, though substantial capital expenditure for construction must be factored into total acquisition costs.
- Strong buyer demand in this commuter belt location supports the initial price point, whereas unexpected construction inflation, grid connection delays, or unforeseen site development complexities could undermine project profitability.
- Prospective purchasers must carefully calculate total development outlays including levies, professional fees, and build costs to ensure the eventual combined market value significantly exceeds the combined land and construction investment.
Build Analysis
What we know from similar construction types
- The listing offers a site with full planning permission for 2 and 3 bed semi-detached homes, rather than an existing completed property.
- A buyer should verify the current status and exact conditions of the planning permission referenced under application number 26/60371 with the local authority.
- As a prospective new build project, potential advantages include modern construction standards, high energy efficiency compliance such as the projected A2 BER rating, and lower initial maintenance costs.
- A buyer must investigate connection costs and availability for essential services including water, electricity, and sewage on the site.
- Engaging a suitably qualified professional or architect is recommended to review the full set of plans and assess site development and construction costs.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 800 euro to 1,200 euro.
- Explanation: The property has a high A2 BER rating, indicating excellent energy efficiency and insulation, which will keep annual space heating and hot water demands relatively low compared to older properties.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The development is situated in Newbridge close to the River Liffey corridor, meaning buyers should consult local flood maps to confirm the precise risk profile for this specific site.
- Prospective purchasers are advised to carry out a comprehensive flood risk assessment as part of their pre-purchase investigations.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
1 LIFFEY VIEW, NEWBRIDGE, KILDARE
- Sale date
- Declared sale price
- €385,000.00
15 LIFFEY VIEW, NEWBRIDGE, CO KILDARE
- Sale date
- Declared sale price
- €315,000.00
7 LIFFEY VIEW, NEWBRIDGE, KILDARE
- Sale date
- Declared sale price
- €225,000.00
Recent sales in the wider Newbridge area
KILBELIN LANE, ATHGARVAN RD, NEWBRIDGE
- Sale date
- Declared sale price
- €920,000.00
No. 42 Curragh Farm, Ballymany, Newbridge
- Sale date
- Declared sale price
- €535,000.00
157 BEECHWOOD AVENUE, NEWBRIDGE, CO KILDARE
- Sale date
- Declared sale price
- €320,000.00
49 THE HALL, CURRAGH GRANGE, NEWBRIDGE
- Sale date
- Declared sale price
- €552,000.00
46 BARRETTSTOWN LAWNS, NEWBRIDGE, CO KILDARE
- Sale date
- Declared sale price
- €380,000.00
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 1,700 euro to 3,400 euro based on the asking price.
- Solicitor legal fees: Generally ranges from 1,500 euro to 3,000 euro excluding outlays and VAT.
- Land registration fees: Approximately 130 euro to 700 euro depending on the registry type.
- Property valuation fees: Around 150 euro to 300 euro required by lenders for mortgage approval.
- Surveyor fees: Roughly 500 euro to 1,000 euro depending on the depth of the structural survey.
- Annual home insurance: Estimated between 400 euro and 800 euro per year depending on coverage.
Forum Talk
What people are saying about this area
- Locals in Newbridge frequently discuss the convenience of the town's transport links, particularly the train station for commuters heading to Dublin.
- Residents highlight the strong sense of community and the proximity of local schools, supermarkets, and recreational amenities in established areas like Liffey View.
- Discussion in community forums often centers on the ongoing residential development and the demand for new housing options close to the town center.
- Traffic management and parking near the town center and commuter routes are common topics of conversation among local residents.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The availability of full planning permission for family-sized 2 and 3-bedroom semi-detached homes near local schools and amenities makes this a great prospect for young families, though construction of the property is still required.
- Teenagers7/10
Proximity to Newbridge town center and public transport facilities provides teenagers with good independence and access to local amenities and social activities.
- Multi-generational Living4/10
The standard proposed 2 and 3-bedroom semi-detached layouts may offer limited space for true multi-generational living without substantial modifications to the plans.
- Single Buyers7/10
The asking price of 170,000 euros for a site with planning permission offers an accessible entry point into the property market for single buyers willing to manage a construction project.
- Couples8/10
An excellent opportunity for couples to build a custom 2 or 3-bedroom home tailored to their lifestyle in an established and convenient development.
- Empty Nesters6/10
The manageable scale of the planned homes could suit empty nesters looking to downsize to a new build, provided they are comfortable overseeing the construction process.
- Retirees6/10
A new build offers modern comfort and energy efficiency, but retirees should consider the logistics and project management required to build out the site with planning permission.
Work
3 areas- Remote Working7/10
Building a custom home allows buyers to dedicate space for a home office, though broadband infrastructure should be verified.
- Hybrid Commuting9/10
The property is within close proximity of Newbridge train station, making commuting to and from the capital very convenient.
- Retired6/10
Suitable for retirement if buyers are prepared to manage the construction of the home, benefiting from a low-maintenance new build thereafter.
Practical
8 areas- Ageing in Place5/10
New builds can be designed with accessibility in mind during construction, but multi-story semi-detached layouts may require future adaptations.
- Low Maintenance9/10
An A2 BER rating and new construction ensure modern insulation, high energy efficiency, and minimal maintenance requirements for the initial years.
- Secure Gated Entry3/10
The listing describes an open private site within an established development rather than a secure gated community.
- Minimalist Design8/10
The proposed plans allow buyers to finish the interior to a modern, minimalist standard of their choosing.
- Flexible Floor Plans7/10
With full planning permission in place for 2 or 3-bedroom options, buyers have structured choices for their layout before construction begins.
- Heritage Home1/10
This is a modern site with planning permission for a new build rather than a period or heritage property.
- Ecological Setup9/10
The target A2 BER rating indicates an exceptionally energy-efficient ecological setup with low operational carbon emissions.
- Outdoor areas6/10
The private site provides space for outdoor areas, which will need to be landscaped and finished as part of the building project.
Interests
9 areas- Gardening5/10
The property consists of a site with planning permission, meaning outdoor garden areas will need to be landscaped and developed from scratch.
- Walking7/10
The central location places local amenities, shops, and public transport within comfortable walking distance.
- Gym7/10
Being close to Newbridge Town ensures convenient access to local fitness centers, gyms, and wellness facilities.
- Cycling6/10
The town setting allows for straightforward cycling to local amenities, though cyclists should verify local cycle lane infrastructure.
- Golf6/10
Newbridge and the surrounding Co. Kildare area feature several established golf courses within a reasonable driving distance.
- Fishing6/10
The location near the River Liffey offers potential local angling opportunities for fishing enthusiasts.
- Horse Riding7/10
Co. Kildare is renowned as the heart of Ireland's horse racing and equestrian industry, with numerous stables and riding facilities nearby.
- Water Sports3/10
Water sports opportunities are limited locally, requiring travel to regional lakes, rivers, or the coast.
- Entertaining7/10
The planned kitchen and living spaces in both the 2 and 3-bed designs provide a solid foundation for hosting guests once built.
Lifestyle
5 areas- Quiet Living6/10
Situated on a private site within an established development close to town, offering a balance of neighborhood privacy and local convenience.
- Rural Living2/10
This is an established town-adjacent location in Newbridge rather than a rural setting.
- Village Living7/10
While located in a bustling town rather than a village, the immediate surroundings provide a strong community feel with local shops, bars, and churches within a stone's throw.
- Coastal Living1/10
Co. Kildare is an inland county with no immediate coastal access.
- Urban Living7/10
The site is located a stone's throw from Newbridge Town, providing easy access to urban conveniences, public transport, and shopping facilities.
Social
6 areas- Community Involvement7/10
Located in an established development near Newbridge Town, offering ample opportunities to engage with local clubs, churches, and community groups.
- Café Culture7/10
Proximity to the heart of Newbridge provides easy access to local cafes, restaurants, and social spots.
- Nightlife7/10
Local bars and restaurants are within a short distance, offering a vibrant local social scene.
- Health/Wellness groups7/10
Town amenities support various health, fitness, and wellness groups, including pilates and stretching classes.
- Networking Opportunities6/10
Good transport links to Dublin support professional networking, while local business communities offer regional connections.
- Tech-Hub Connectivity6/10
Proximity to train links allows access to major tech hubs in the capital, though buyers should verify local fibre broadband availability for the site.
Listing information
- Agent
- DNG Doyle
- Phone
- 045 874 795
- Published on HouseDelve
- 26 September 2026
- Correction
- Report an issue
HD-EF0F59HouseDelve · 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.