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Sites 1, 1a And 2, Annaghdown, Galway

Price on application

What you'll like:

  • Substantial land holding: Spanning approximately 2 acres in total, this offering provides buyers with generous space for development or flexible lot configurations tailored to individual preferences.
  • Flexible lot options: The land is available to purchase in one entire holding or divided into three separate smaller lots, giving buyers diverse acquisition strategies.
  • Proven site potential: The listing explicitly highlights potential for three to four residential sites subject to planning permission, creating clear opportunities for future development.
  • Proximity to primary education: Situated just approximately 350 metres from Annaghdown National School, families with young children will benefit from an exceptionally short daily commute.
  • Recreational amenity access: Annaghdown Pier and the scenic shores of Lough Corrib are located nearby, offering buyers wonderful local opportunities for boating, fishing, and weekend walks.
  • Strong local community: The area benefits from excellent local GAA facilities, fostering a vibrant community spirit and providing fantastic sporting outlets for residents of all ages.
  • Convenient public transport: The property is conveniently positioned on a local bus route offering reliable connections directly to Galway City for commuters without vehicles.
  • Manageable commuting distance: Galway City is located approximately 20 kilometres away, allowing professionals to easily travel into the urban centre for employment and commerce.
  • Alternative town access: Headford is situated roughly 14 kilometres away, providing buyers with an additional nearby hub for secondary schooling, shopping, and everyday professional services.
  • Family home suitability: The positioning and local amenities make these plots ideally suited for those looking to build a bespoke permanent family home in a countryside setting.
  • Attractive rural setting: Annaghdown offers a picturesque and tranquil rural environment while maintaining practical links to major regional hubs across County Galway.
  • Established local community: Building within an established rural pocket ensures buyers become part of an active neighborhood with well-supported local infrastructure and community groups.
  • Flexible purchasing pathways: The availability of subdivided lots ranging from 0.5 to 1 acre caters to different budget levels and distinct architectural project scopes.
  • Future value creation: Securing land with potential for multiple residential units allows savvy buyers to unlock significant capital appreciation through successful planning applications.
  • Educational convenience: The ultra-short walking distance to the local national school drastically reduces morning traffic stress and transport logistics for growing families.
  • Water sports proximity: Proximity to Lough Corrib adds unique lifestyle and leisure value for water enthusiasts, anglers, and nature lovers seeking an active outdoor lifestyle.
  • Strategic regional location: Positioned within County Galway, the location balances peaceful rural living with essential accessibility to the western economic corridor.
  • Development optionality: Buyers can choose to acquire a smaller 0.5-acre plot for a single home or invest in the entire 2-acre holding for an expanded project.
  • Commuter alternative: The local bus service provides a stress-free travel option for workers or students heading into Galway City without driving.
  • Clear agent representation: The land is professionally represented by an established local agency, ensuring structured communication and transparent initial guidance for prospective purchasers.

But keep in mind:

  • Planning permission uncertainty: The sites are sold subject to planning permission, meaning buyers face the financial and regulatory risk of planning refusal from the local authority.
  • Local housing need restrictions: Local housing need rules apply to this rural area, requiring buyers to prove specific ties to the locality in order to successfully secure planning consent.
  • Evolving planning guidelines: Recent changes to rural planning guidelines must be carefully reviewed by buyers to ensure their specific background complies with current county development policies.
  • Undeveloped land status: Because the property consists of raw land without existing structures, buyers must budget extensively for connection fees to essential utilities like electricity and water.
  • Wastewater treatment requirements: Building a new home will require the installation of a private proprietary effluent treatment system, which demands expensive percolation testing and council approval.
  • Unconfirmed service availability: The listing notes that services have not been tested or verified, meaning buyers must independently investigate the proximity and capacity of local water and power mains.
  • Unspecified asking price: The absence of a listed asking price complicates initial budgeting, requiring buyers to engage directly with the selling agent to ascertain financial expectations.
  • Subdivision contingency risks: Lot sales are subject to planning, which could complicate transactions if contracts depend on successful severance permissions granted by the local planning authority.
  • Boundary verification needed: Buyers must instruct their legal representatives to carefully inspect folio maps and physical boundaries to ensure absolute clarity on exact land dimensions.
  • Agricultural access implications: Depending on current usage, buyers should investigate existing rights of way or agricultural lease arrangements that might temporarily restrict immediate site access.
  • Site development costs: Developing greenfield sites involves hidden expenses such as site clearance, driveway creation, and landscaping, which can significantly exceed initial construction estimates.
  • Percolation test dependency: Soil conditions across the 2 acres must pass rigorous percolation testing to satisfy environmental health standards for wastewater disposal before any building can commence.
  • Local road network capacity: The surrounding rural roads are typically narrow and may experience high traffic volumes during school drop-off and pick-up times near the nearby national school.
  • Dependence on private transport: Despite local bus connections, rural living in Annaghdown generally requires heavy reliance on private vehicles for daily errands, shopping, and social activities.
  • Lack of immediate retail: Everyday conveniences and major supermarkets are located miles away in Headford or Galway City, requiring advance planning for routine household shopping.
  • Potential architectural restrictions: Local planning authorities often enforce strict design guidelines regarding height, finish, and landscaping to preserve the rural character of Annaghdown.
  • Title and folio checks required: Comprehensive legal diligence is essential to verify clear title ownership and ensure there are no historical burdens or third-party claims affecting the land.
  • Future infrastructure strain: Rapid residential development in rural pockets can sometimes outpace local water and road infrastructure upgrades, requiring thorough pre-purchase engineering reports.
  • Construction financing complexity: Securing a mortgage for unserviced land with contingent planning permission can be more complex and restrictive compared to purchasing a completed residential property.
  • Timeline elongation risk: Navigating the Irish planning system and subsequent appeals processes can take many months, delaying the ultimate realization of a dream home build.

Price positioning

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This comparison depends on limited public and listing evidence, which may be incomplete, outdated or not directly comparable. The score is not a percentage, professional valuation or guaranteed estimate. Ask an independent qualified valuer before relying on a property value.

Not enough reliable market evidence is available to position this asking price.

Build Analysis

What we know from similar construction types

  • The offering consists of land parcels described as having site potential for 3-4 sites subject to planning permission, rather than a built structure.
  • Buyers must investigate local housing need requirements and rural planning guidelines applicable to the area through the relevant local authority.
  • Access to services such as water, electricity, and wastewater treatment infrastructure must be independently verified by prospective purchasers prior to committing to a purchase.

Heating cost*

Estimated expense to heat this property every year

  • Annual heating cost: Not applicable as the property consists of undeveloped land sites rather than a completed residential structure with an energy rating.

Environmental checks

Area-level evidence and things to investigate

Air quality

Sources: CAMS model data 2024 · Current air quality · EPA · EPA radon map 2022 · WHO guidelines · EPA radon testing

Nearby sites

Landfills

None found

Waste facilities

None found

Industrial facilities

None found
Sources: EPA historic-landfill file · 2023 · EPA waste facilities · EPA industrial facilities

Nearby infrastructure

Mobile phone masts

None found

Overhead electricity lines

None found

Underground electricity cables

None found
Sources: ComReg Siteviewer (Q1 2026 mobile / Q1 2025 Imagine) · © OpenStreetMap contributors · ODbL

Flood Safe

7/10

Water overflow reports to follow up

  • The property is located in close proximity to mapped river flood areas associated with the nearby Lough Corrib catchment.
  • Ground conditions and site development potential require careful drainage planning due to the low-lying nature of parts of the Annaghdown area.
  • Standard precautionary civil engineering and appropriate finished floor levels should be incorporated during the planning and construction stages.
Supporting evidence: Medium

The property is outside the mapped flood area. But the nearest mapped area is approximately 78 metres away.

Map sources: OPW · Current scenario
  1. National river mapping (NIFM)

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 Annaghdown area

  • CLOONLEENAUN, ANNAGHDOWN, GALWAY

    Sale date
    Declared sale price
    €610,000.00

  • FARMERSTOWN, ANNAGHDOWN, GALWAY

    Sale date
    Declared sale price
    €290,000.00

  • MACE, ANNAGHDOWN, GALWAY

    Sale date
    Declared sale price
    €355,000.00

  • BARRANY, ANNAGHDOWN, GALWAY

    Sale date
    Declared sale price
    €112,000.00

  • TONEMACE, ANNAGHDOWN, GALWAY

    Sale date
    Declared sale price
    €480,000.00

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

  • Solicitor legal fees: 1,500 to 3,500 euro depending on complexity and conveyancing requirements.
  • Land registration fees: 400 to 800 euro for land Registry filings and folio mapping.
  • Property valuation fees: 150 to 300 euro for a standard mortgage or independent valuation.
  • Surveyor fees: 500 to 1,200 euro depending on the depth of the property or site inspection required.
  • Annual home insurance: 350 to 700 euro for basic buildings and contents coverage.

Forum Talk

What people are saying about this area

  • Locals frequently discuss the strong community atmosphere in Annaghdown, highlighting the convenience of Annaghdown National School for families with children.
  • Discussions on community forums often emphasize the appeal of proximity to Lough Corrib and Annaghdown Pier for boating, fishing, and outdoor recreation.
  • Residents often share updates regarding local GAA club activities, which serve as a central hub for community engagement in the area.
  • Commuter forums frequently mention local bus services connecting the area to Galway City as a practical alternative for getting into town.
  • Prospective buyers in the wider rural Galway region frequently exchange advice regarding local housing need criteria and planning guidelines.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The location is just c. 350 metres from Annaghdown National School, making it exceptionally convenient for families with young children.

    8/10
  • Teenagers

    Rural setting with limited independent transport options means teenagers would rely heavily on parents for getting around, though local bus routes offer some connection.

    4/10
  • Multi-generational Living

    With 2 acres and potential for multiple sites subject to planning, there is room for multi-generational development, though local housing need rules apply and must be verified.

    6/10
  • Single Buyers

    Purchasing land with site potential subject to planning is complex and typically unsuited for single buyers looking for immediate ready-to-move-in accommodation.

    2/10
  • Couples

    Offers an appealing opportunity for couples looking to build their own home, provided they successfully navigate the planning process and local housing need criteria.

    5/10
  • Empty Nesters

    Building a custom home from scratch might be larger or more demanding than what empty nesters typically seek in terms of low maintenance.

    4/10
  • Retirees

    Managing a self-build project on a rural site may not align well with the lifestyle preferences of most retirees looking for convenience and accessibility.

    3/10

Work

3 areas
  • Remote Working

    Ideal space to build a home with a dedicated office, though buyers should verify local broadband speeds and connectivity infrastructure.

    6/10
  • Hybrid Commuting

    Galway City is roughly 20km away and Headford is 14km away, making a hybrid commute manageable depending on traffic and transport reliance.

    5/10
  • Retired

    Undertaking a site purchase and construction project is generally less suitable for those already in retirement.

    3/10

Practical

8 areas
  • Ageing in Place

    As a vacant site requiring construction, ageing in place depends entirely on how a future buyer chooses to design and build their property.

    2/10
  • Low Maintenance

    Managing 2 acres of land and undertaking a self-build project involves high initial and ongoing maintenance efforts.

    2/10
  • Secure Gated Entry

    Any security measures, fencing, or gated entry would need to be planned and installed independently by the purchaser.

    4/10
  • Minimalist Design

    A blank canvas allows for minimalist architectural designs, subject to local planning permission and guidelines.

    5/10
  • Flexible Floor Plans

    Building a custom home gives the buyer complete freedom to design a floor plan tailored to their exact needs.

    10/10
  • Heritage Home

    These are vacant sites with potential rather than existing historic or heritage structures.

    1/10
  • Ecological Setup

    The rural 2-acre plot offers ample space for eco-friendly building practices, renewable energy installations, and sustainable landscaping.

    7/10
  • Outdoor areas

    Providing 2 acres of land with options to split into multiple lots, the property delivers expansive outdoor space.

    10/10

Interests

9 areas
  • Gardening

    The availability of 2 acres of land provides vast potential for extensive landscaping, gardening, and outdoor cultivation projects.

    9/10
  • Walking

    Rural roads and proximity to Annaghdown Pier and Lough Corrib offer pleasant scenic walking routes.

    7/10
  • Gym

    Commercial gym facilities would require a commute toward Galway City or Headford.

    2/10
  • Cycling

    Quiet rural roads can accommodate cycling enthusiasts, though the lack of dedicated cycle lanes requires caution.

    6/10
  • Golf

    Golf courses are not immediately adjacent and would necessitate travel to nearby towns or Galway City.

    3/10
  • Fishing

    Lough Corrib is located nearby, offering exceptional opportunities for freshwater fishing enthusiasts.

    9/10
  • Horse Riding

    The rural expanse and potential lot sizes could accommodate equestrian interests, subject to proper setup.

    7/10
  • Water Sports

    Proximity to Annaghdown Pier and Lough Corrib provides great access to boating, sailing, and other water-based activities.

    8/10
  • Entertaining

    Entertaining would depend entirely on the design of the future home built on the site, though the large plot offers outdoor potential.

    5/10

Lifestyle

5 areas
  • Quiet Living

    Situated in Annaghdown, Co. Galway, the property offers a peaceful rural environment away from major urban congestion.

    9/10
  • Rural Living

    A true rural setting spanning 2 acres with nearby agricultural and natural amenities like Lough Corrib.

    10/10
  • Village Living

    Close proximity to local community focal points like the national school and GAA facilities, though it lacks an immediate bustling village core.

    6/10
  • Coastal Living

    While Annaghdown Pier and Lough Corrib are nearby for freshwater activities, this is a lakeside and rural environment rather than coastal.

    3/10
  • Urban Living

    Galway City is approximately 20km away, placing this firmly outside of urban conveniences and amenities.

    2/10

Social

6 areas
  • Nightlife

    Essentially a quiet rural area with no notable nightlife options nearby.

    1/10
  • Health/Wellness groups

    Formal wellness classes or groups would likely require traveling closer to Galway City.

    3/10
  • Community Involvement

    Strong local community ties centered around the nearby national school and local GAA facilities.

    7/10
  • Café Culture

    Very limited local café options directly in the immediate vicinity, requiring a trip into larger towns or the city.

    2/10
  • Networking Opportunities

    Professional networking is minimal in this rural location, requiring connection to urban business hubs.

    2/10
  • Tech-Hub Connectivity

    Physical proximity to tech hubs is low, and buyers must verify robust internet capabilities for remote tech roles.

    3/10

Listing information

Agent
Property Partners Gill & Glynn Galway
Phone
091 884 000
Current status
active
Published on HouseDelve
10 November 2026
Correction
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Property reference: HD-0B5101HouseDelve · Republic of Ireland

Report 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.