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 planning permission allowing a buyer to bypass lengthy local authority application processes and commence development immediately.
- Dual unit potential: Approved plans for both two and three bedroom semi-detached homes provide flexible options for end users or investors maximizing yield.
- Central town location: Nestled within a short walk of Newbridge town centre ensuring effortless access to daily conveniences, retail, and social infrastructure.
- Commuter friendly: Exceptional proximity to the local train station makes travelling into the capital highly convenient for daily working professionals.
- Established neighbourhood: Situated within an existing residential development which provides an established community feel and eliminates greenfield isolation risks.
- Energy efficiency target: Proposed designs targeting an A2 BER rating promise future occupants exceptionally low running costs and superior indoor thermal comfort.
- Family amenities nearby: Plentiful local schools, churches, and recreational facilities surrounding the address make this an appealing proposition for future families.
- Strong rental demand: High tenant appetite in Newbridge ensures strong future rental yields or secure resale values upon completion of the units.
- Professional agent backing: Represented by an established local agency providing structured access to documentation and reliable communication channels for interested parties.
- Clear planning reference: Explicit planning reference number 26/60371 allows buyers and their legal teams to easily inspect the local authority file.
- Comprehensive plans available: Full architectural and engineering blueprints are available on request, giving clear visibility over the prospective construction scope.
- Compact development scale: Managing just a pair of semi-detached homes reduces overall project management complexity compared to large scale housing developments.
- Established utilities footprint: Being located within an existing residential area suggests connection points for water, electricity, and sewage are nearby.
- Asking price stability: The recorded asking price has remained stable at one hundred seventy thousand euros, indicating a firm vendor valuation approach.
- Recreational spaces: Proximity to local riverside amenities and open green spaces enhances the lifestyle appeal for prospective future homeowners.
- Retail variety: Surrounded by multiple major supermarkets and independent retail outlets ensuring residents enjoy excellent local shopping convenience.
- Public transport links: Comprehensive bus services operating locally provide robust alternative transit options alongside the nearby railway station.
- Investment upside: Constructing modern high efficiency properties on a well located plot offers strong potential capital appreciation upon completion.
- Manageable site footprint: The private plot size is well suited for a compact semi-detached project without requiring excessive landscaping overheads.
- Clear project scope: Accommodation schedules including master ensuites and utility rooms align well with modern buyer preferences in the regional market.
But keep in mind:
- Planning compliance verification: Buyers must thoroughly inspect planning reference 26/60371 to ensure all local authority conditions and levies are fully understood.
- Connection cost uncertainties: Independent verification of utility connection expenses for water, power, and drainage is required to avoid unexpected site development outlays.
- Floor area omission: The listing fails to provide exact floor measurements, requiring buyers to review architectural drawings carefully to determine total square footage.
- Property type ambiguity: The exact legal nature and boundary definitions of the site need careful solicitor review against title deeds before closing.
- Construction cost inflation: Rising building material and labour expenses in the current market demand a rigorous contingency budget for the construction phase.
- Levy liabilities: Local authority development contributions can add substantial unexpected costs that must be quantified prior to finalizing any purchase.
- Party wall considerations: Building semi-detached structures requires careful legal agreements regarding shared boundaries and party wall construction obligations.
- Site access constraints: Buyers should verify if existing estate roads can handle heavy construction traffic without causing disruption or incurring repair liabilities.
- Condition precedent risks: Planning permissions often carry strict pre-commencement conditions that must be formally discharged before breaking ground.
- Timeline execution risk: Managing a construction project involves inherent delays from contractors, weather, and material supply chains that could impact holding costs.
- Valuation holding pattern: The unchanged asking price history suggests limited immediate vendor flexibility, requiring strong evidence if negotiating below the listed figure.
- Lack of ground investigations: Site suitability for foundations should be verified through independent soil testing and topographical surveys before unconditional purchase.
- Future snagging liabilities: As a self-managed build project, the ultimate responsibility for quality control and defect rectification rests heavily on the developer.
- Financing complexities: Securing specialized self-build or site purchase mortgages often involves stricter lending criteria and phased fund releases from financial institutions.
- Insurance requirements: Specialized structural warranty and site insurance policies will be necessary during the build phase, adding to upfront project overheads.
- Local restriction clauses: Buyers must check if any local housing need criteria or occupancy restrictions apply to the granted planning permission.
- Management company integration: Being within an established development may entail obligations to join a resident association or contribute to estate upkeep.
- Drainage capacity checks: Existing municipal storm and foul drainage networks must be confirmed by engineers to have adequate capacity for the new dwellings.
- Archaeological or environmental holds: Kildare sites can occasionally face unexpected archaeological or environmental monitoring requirements during initial groundworks.
- Resale market timing: Aligning the completion of construction with favorable local market conditions is critical to realizing anticipated profit margins.
Price positioning
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- The asking price of 170,000 euros appears moderately conservative for a development site with planning permission, largely because purchasing land for multiple dwellings in an established urban setting typically commands higher capital outlay based on potential end-product values.
- Signals pointing towards undervaluation include the relatively low barrier to entry for prospective builders, contrasted with nearby established residential resale values that indicate strong eventual market demand and healthy profit margins upon completion.
- Factors that could actively support such an aggressive entry price involve significant unseen infrastructural connection costs or site development complexities, whereas supportive elements include straightforward planning conditions and high localized buyer appetite.
- Additional relevance comes from evaluating the broader housing shortage in Kildare, which continuously underpins strong developer interest in ready-to-go sites capable of delivering modern energy-efficient homes close to commuter transport links.
Build Analysis
What we know from similar construction types
- The offering is a site with full planning permission for 2 and 3-bedroom semi-detached homes rather than a standing property, meaning a buyer will be undertaking a construction project.
- A buyer should verify the current status of the planning reference number (26/60371) with the local authority and inspect the full set of plans available upon request.
- As a planned new build with an anticipated A2 BER rating, potential advantages include high energy efficiency, lower heating costs, modern insulation standards, and the potential eligibility for green mortgage rates.
- Construction risks such as connection fees for utilities, site development costs, boundary demarcations, and compliance with current building regulations should be thoroughly investigated with an architect or project manager before purchase.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €600 to €900.
- Explanation: Given the A2 BER rating indicating high energy efficiency and modern insulation standards, heating requirements will be minimal compared to older properties.
Environmental checks
Area-level evidence and things to investigate
Air quality
Nearby sites
Landfills
None foundWaste facilities
None foundNearby infrastructure
Overhead electricity lines
None foundUnderground electricity cables
None foundFlood Safe
7/10Water overflow reports to follow up
- The property is located in an established residential area of Newbridge near the River Liffey corridor, meaning river flood sources are a primary local consideration.
- Official flood studies indicate that modeled hazard areas are located nearby, though separated from the immediate site boundary.
- Standard surface water management and local drainage capacity should be verified during pre-construction planning for these new builds.
The property is outside the mapped flood area. But the nearest mapped area is approximately 133 metres away.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estateExtra effort was used to find nearby sales here
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
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: €1,700 — 1% of €170,000.
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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: €1,500 to €3,000 excluding outlay and VAT.
- Land registration fees: €400 to €800 depending on the property value and registration type.
- Property valuation fees: €150 to €300 for mortgage purposes.
- Surveyor fees: €500 to €1,200 depending on the level of detail required for the build or site.
- Annual home insurance: €400 to €800 depending on the final build specifications and coverage.
Forum Talk
What people are saying about this area
- Locals in Newbridge frequently discuss the convenience of the town centre, highlighting the close proximity of local schools, supermarkets, and everyday amenities.
- Commuters often share positive feedback regarding the Newbridge train station for travel to Dublin, noting it as a major benefit for working professionals.
- Residents in established developments like Liffey View generally value the mature setting and community feel within a short walk of the main thoroughfares.
- Discussions around new residential infill projects in the area usually focus on the positive impact of modern, energy-efficient housing developments such as those with A2 ratings.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The planned 3-bedroom configuration offers good space for young families, and the proximity to local schools in Newbridge is highly convenient. However, buyers should verify completion timelines and safety measures for the construction site.
- Teenagers6/10
A 3-bed home provides adequate bedroom space for growing teenagers, and the location near town amenities offers independence. Space might feel somewhat compact as they reach older adolescence.
- Multi-generational Living3/10
The approved plans for 2 and 3-bedroom semi-detached homes are generally compact and lack the independent annexes or extensive square footage typically required for multi-generational living.
- Single Buyers8/10
Purchasing a site with full planning permission for a 3-bed or 2-bed home offers an excellent entry point for single buyers looking to build in an established, well-connected Kildare location at an asking price of €170,000.
- Couples8/10
An attractive opportunity for couples wanting to build their own modern, energy-efficient A2-rated home close to Newbridge town amenities and transport links.
- Empty Nesters7/10
The planned 2-bedroom layout could suit downsizers looking for a low-maintenance, modern A2-rated home in a settled development once construction is complete.
- Retirees6/10
While the location is close to town amenities, buyers must consider the undertaking of managing a self-build or construction project from a raw site.
Work
3 areas- Remote Working7/10
A brand new A2-rated home allows the custom integration of a dedicated home office space with excellent energy efficiency.
- Hybrid Commuting9/10
The property is within close proximity of Newbridge train station, making commuting to the capital hassle free for hybrid workers.
- Retired6/10
Convenient access to local services supports retirement living, though managing a construction project requires careful oversight.
Practical
8 areas- Ageing in Place5/10
Standard two-story semi-detached designs may require modification for long-term accessibility, though ground-floor layouts include practical conveniences like guest facilities.
- Low Maintenance9/10
A planned A2-rated new build will feature modern insulation, heating systems, and building materials, ensuring exceptionally low maintenance costs initially.
- Secure Gated Entry2/10
The listing details indicate a private site within an established development rather than a privately gated enclave.
- Minimalist Design7/10
New build plans allow buyers to finish interiors with clean, modern, and minimalist aesthetics.
- Flexible Floor Plans6/10
Choice of a 2-bed or 3-bed layout provides options, though floor plans are bound by the existing full planning permission.
- Heritage Home1/10
This is a modern construction site with planning permission rather than a period or heritage property.
- Ecological Setup9/10
Achieving an A2 BER rating requires high standards of energy efficiency, insulation, and modern heating technology.
- Outdoor areas6/10
Includes private site space for gardens, though prospective buyers should review exact site boundaries and landscaping plans.
Interests
9 areas- Gardening5/10
Standard semi-detached plots will offer manageable private garden spaces, though buyers should inspect the site boundaries and layout plans to confirm garden sizes.
- Walking7/10
Being located right in Newbridge provides immediate pedestrian access to local shops, services, and nearby amenities.
- Gym7/10
Town-based location ensures good proximity to local fitness centers and sports facilities in Newbridge.
- Cycling6/10
Flat terrain around Newbridge makes cycling feasible for local trips, though urban traffic conditions should be navigated with care.
- Golf6/10
Co. Kildare is renowned for golf, with several notable courses accessible within a reasonable driving distance from Newbridge.
- Fishing6/10
The property's name references the Liffey View, indicating proximity to the River Liffey, which offers local angling opportunities.
- Horse Riding8/10
Kildare is the heart of Ireland's thoroughbred industry, offering exceptional equestrian facilities and studs throughout the surrounding county.
- Water Sports3/10
Limited local water sports opportunities given the inland location, aside from basic river activities.
- Entertaining7/10
The planned open-plan kitchen and dining configurations for both the 2-bed and 3-bed options lend themselves well to hosting guests once built.
Lifestyle
5 areas- Quiet Living6/10
Situated in an established development near Newbridge town, offering a suburban environment rather than isolated quiet living, though internal insulation in an A2 home will help mitigate noise.
- Rural Living2/10
This is an in-town development site within walking distance of urban amenities, offering virtually no rural characteristics.
- Village Living4/10
The property is located within Newbridge town rather than a traditional village setting, though local neighborhood conveniences are close at hand.
- Coastal Living1/10
Co. Kildare is entirely landlocked with no proximity to the coast.
- Urban Living7/10
Positioned a stone's throw from Newbridge Town with easy access to shops, supermarkets, bars, restaurants, and public transport.
Social
6 areas- Community Involvement7/10
Located in an established development close to the heart of Newbridge, facilitating integration into local community groups and activities.
- Café Culture7/10
Proximity to Newbridge town center ensures easy access to local cafes, restaurants, and social venues.
- Nightlife6/10
Local pubs and bars in Newbridge are within walking distance, offering a typical suburban nightlife scene.
- Health/Wellness groups7/10
Town location provides good access to local medical centers, pharmacies, and wellness classes.
- Networking Opportunities6/10
Decent transport links to Dublin support professional networking, though Newbridge itself is primarily residential and commercial.
- Tech-Hub Connectivity6/10
Commuter rail access makes regional tech hubs reachable, and a new build can incorporate modern high-speed broadband infrastructure.
Listing information
- Agent
- DNG Doyle
- Phone
- 045 874 795
- Current status
- active
- 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.