Sites At Dooradoyle, Limerick, Dooradoyle, Limerick
€225,000
What you'll like:
- Dual development potential: The offering comprises two distinct plots measuring approximately 0.27 acres and 0.31 acres respectively, which provides an appealing opportunity for constructing multiple residential dwellings.
- Established residential zoning: The land is officially situated within an area designated for existing residential use, establishing a favorable foundational status for future housing applications.
- Acceptable in principle: Preliminary discussions with the local authority indicate that constructing a dwelling at this location is acceptable in principle, reducing early-stage uncertainty for prospective buyers.
- Accessible urban location: Situated off Father Russell Road in Dooradoyle, the plots benefit from an established suburban setting with good connectivity to local services and amenities.
- Existing estate entrance: Access to the plots is conveniently arranged via the entrance of the established Abbey Court residential estate, facilitating straightforward vehicular and pedestrian entry.
- Pre-planning feedback secured: The vendor has already engaged in initial discussions with Limerick City and County Council, yielding valuable documented guidance for interested parties.
- Separation distance clarity: Council feedback has helpfully clarified the required sixteen-metre separation distance between opposing first-floor windows, guiding optimal architectural layouts.
- Open space standards defined: Minimum private open space requirements for new houses have been outlined by the local authority, assisting designers in meeting regulatory yardsticks efficiently.
- Parking standards established: The local council confirmed a requirement for a minimum of one point five numbered parking spaces, reflecting the accessible nature of this location.
- Cycle and bin storage: Feedback notes that side access to rear gardens is readily achievable for detached houses, simplifying compliance for bike parking and bin storage.
- Flexible purchasing options: Buyers have the opportunity to acquire these plots individually at the stated price point, allowing for scalable capital deployment and investment flexibility.
- Substantial plot sizes: Site B offers zero point eleven hectares while Site C provides zero point thirteen hectares, granting generous footprints for bespoke detached family homes.
- Clear topographical context: Being located right past the entrance of an existing estate means the immediate neighborhood context is fully established and visually predictable.
- High demand suburb: Dooradoyle is a notoriously sought-after residential hub in Limerick, ensuring robust long-term resale or rental value for newly constructed properties.
- Direct utility proximity: Being adjacent to a developed housing estate strongly suggests that essential municipal water, electricity, and drainage connections are close by.
- Transparency from vendor: The availability of pre-planning meeting notes demonstrates a transparent selling process, equipping buyers with actionable regulatory insights from day one.
- No contingent delays: The plots are explicitly sold as-is rather than subject to planning, which removes protracted contract contingencies for cash-ready or well-prepared purchasers.
- Proximity to amenities: The Father Russell Road location places future occupants within easy reach of local retail, medical, educational, and recreational facilities.
- Architectural freedom: Constructing new homes allows the eventual buyer to tailor every aspect of interior layout and aesthetic design to modern energy efficiency standards.
- Strong investment upside: Successfully navigating the planning process and building modern homes here could yield significant financial rewards given the scarcity of vacant urban land.
But keep in mind:
- Not sold subject to planning: The plots are offered strictly on an as-is basis, meaning the buyer assumes the full financial risk if planning permission is ultimately refused.
- Substantial asking price: At two hundred twenty-five thousand euros per site, buyers must carefully calculate construction costs to ensure total development outlays remain profitable.
- Absence of BER rating: No Building Energy Rating is provided, though this is typical for vacant land rather than completed dwellings requiring future compliance certificates.
- Undefined exact boundaries: The precise legal boundaries and property lines should be meticulously verified by your solicitor against Land Registry maps prior to closing.
- Potential connection costs: Bringing electrical, water, and sewage utilities from the adjacent estate into the new sites might involve significant connection fees and trenching works.
- Strict design guidelines: Compliance with sustainable and compact settlement guidelines, including specific window separation rules, may constrain creative architectural ambitions.
- Parking space fractional rule: The requirement for one point five parking spaces per house necessitates careful site planning to allocate fractional or shared spaces properly.
- Uncertain levy liabilities: Buyers must investigate whether local authority development contributions or Irish Water connection charges will apply upon securing planning approval.
- Third-party planning opposition: Local residents in the adjacent Abbey Court estate may lodge observations or objections against new builds, potentially delaying the planning timeline.
- Site clearance expenses: The plots may require substantial ground clearance, site leveling, or soil testing before any physical construction works can safely commence.
- Access bottleneck risks: Relying on the Abbey Court estate entrance for construction traffic could generate friction or logistical challenges with existing neighborhood residents.
- Surface water drainage demands: Sustainable urban drainage requirements must be factored into the design, which can add engineering complexity and cost to the civil works.
- Unverified title conditions: Any historical burdens, wayleaves, or easements affecting the land must be thoroughly investigated by legal counsel before unconditional commitment.
- Speculative development nature: Without a granted planning permission in hand, the timeline to generate rental income or resale value remains entirely unconfirmed and risky.
- Professional fee outlays: Prospective buyers will need to budget heavily for architects, engineers, planners, and legal advisors to steer the development through council channels.
- Market price fluctuations: Holding vacant land through a lengthy planning and construction cycle exposes the investor to potential shifts in broader real estate market values.
- Financing complexities: Securing a standard residential mortgage on unserviced or non-planning-approved land is notoriously difficult, usually requiring specialist development finance.
- Lack of guaranteed approval: Pre-planning discussions are non-binding, meaning the council retains full discretion to refuse a formal planning application later on.
- Boundary wall liabilities: Clarification is needed regarding who owns and maintains the existing boundary walls or fencing separating the plots from the public road and estate.
- Geotechnical uncertainty: Intending purchasers should commission independent site soil and percolation tests to rule out hidden ground condition issues before purchasing.
Price positioning
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- The asking price appears somewhat elevated relative to the raw land value because the sites are offered on an as-is basis without the benefit of an active, granted planning permission attached to the purchase.
- Valuation signals indicate a premium is being sought due to the established residential zoning and preliminary council feedback, though the speculative nature of securing final planning approval introduces meaningful risk to the buyer.
- Key factors supporting the asking price include the manageable parcel sizes and accessible urban location, whereas the lack of a subject-to-planning clause and strict design guidelines could heavily undermine the investment appeal.
- Relevant considerations encompass potential development costs, compliance with specific spatial and parking policy requirements, and the strong surrounding residential market context which influences overall ultimate project viability.
Build Analysis
What we know from similar construction types
- The offering consists of two separate sites rather than a completed house, requiring a purchaser to undertake a full new build project.
- The listing explicitly states the sites are not being sold on a subject to planning basis, meaning the buyer assumes the planning risk.
- A buyer should verify the local authority's current development plan and zoning policies to assess the likelihood of securing planning permission.
- Pre-planning discussions with the local council indicate the land is zoned existing residential and note specific requirements regarding separation distances, private open space, car parking, and cycle storage that must be incorporated into future architectural designs.
Heating cost*
Estimated expense to heat this property every year
- Not applicable as these are undeveloped sites with no existing structures or heating systems installed.
Pollution Safe
9/10Environmental situation to investigate
- The sites are located in a predominantly residential suburban area with no immediate presence of heavy industry, large incinerators, or active major landfills.
- Any historical land use or localized environmental factors should be verified through standard conveyancing searches and environmental reports.
Flood Safe
6/10Water overflow reports to follow up
- The property consists of undeveloped residential sites off Father Russell Road in Dooradoyle, Limerick, meaning any future structures will need site-specific drainage considerations.
- Official mapping evidence is currently unavailable for this specific location, requiring careful local due diligence regarding surface water management.
- Being situated within an established suburban residential area, prospective buyers should verify local ground conditions and stormwater run-off patterns before planning construction.
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 Dooradoyle area
22 OAKFIELD, DOORADOYLE, LIMERICK
- Sale date
- Declared sale price
- €472,000.00
7 THE GREEN, HUNTSFIELD, DOORADOYLE
- Sale date
- Declared sale price
- €413,000.00
3 THE FORTS, DOORADOYLE RD, DOORADOYLE
- Sale date
- Declared sale price
- €450,000.00
78 DOORADOYLE PARK, DOORADOYLE, LIMERICK
- Sale date
- Declared sale price
- €392,000.00
51 KILTERAGH, DOORADOYLE, LIMERICK
- Sale date
- Declared sale price
- €430,000.00
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
- Estimated stamp duty: €2,250 — 1% of €225,000.
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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 euro
- Land registration fees: 200 to 800 euro
- Property valuation fees: 150 to 250 euro
- Surveyor fees: 500 to 1,200 euro
- Annual home insurance: 300 to 600 euro
Forum Talk
What people are saying about this area
- Residents in Dooradoyle frequently discuss local traffic flow and congestion around Father Russell Road during peak commuting hours.
- Community forums often highlight ongoing residential development and local amenities in the well-established Dooradoyle area of Limerick.
- Discussions among locals often touch upon the convenience of nearby shopping facilities, schools, and healthcare services.
- Local groups share updates regarding council planning applications and infrastructural improvements within the suburban area.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children3/10
As these are undeveloped building sites rather than an existing house, families with young children would need to undertake a lengthy construction project before moving in.
- Teenagers3/10
The property consists of bare plots of land, requiring a complete self-build project before teenagers could be accommodated.
- Multi-generational Living4/10
The sites offer an opportunity to design a bespoke home tailored for multi-generational living, though planning permission and construction are required.
- Single Buyers2/10
Purchasing raw land and managing a construction project may not suit single buyers looking for immediate move-in readiness.
- Couples4/10
Couples looking to build their dream home from scratch will find potential here, but must budget for the costs and time of construction.
- Empty Nesters3/10
Empty nesters seeking a low-maintenance, ready-to-occupy property will find that raw building sites require significant development effort.
- Retirees2/10
Managing a house build is typically not ideal for retirees looking for comfort, ease, and immediate accessibility.
Work
3 areas- Remote Working6/10
A newly built home can be specifically designed with dedicated home office spaces, subject to reliable local broadband availability.
- Hybrid Commuting7/10
Conveniently located in Dooradoyle with good road links to Limerick and surrounding employment hubs.
- Retired3/10
The effort involved in acquiring land and overseeing construction makes this less suitable for those already retired.
Practical
8 areas- Ageing in Place4/10
While a custom build allows for accessible single-story design, the initial phase requires managing a complex construction project.
- Low Maintenance3/10
As bare sites, they require complete construction before any low-maintenance living can be achieved.
- Secure Gated Entry3/10
The sites are located within an open suburban estate context, though security features could be integrated into individual building designs.
- Minimalist Design8/10
Buying a vacant plot gives a blank canvas to execute a modern, minimalist architectural vision.
- Flexible Floor Plans10/10
Designing a house from scratch allows complete freedom over room layouts, extensions, and spatial flow.
- Heritage Home1/10
These are modern suburban infill plots, not historic or heritage properties.
- Ecological Setup7/10
A self-build project enables the integration of modern high-efficiency insulation, renewable energy, and sustainable systems from the start.
- Outdoor areas8/10
Generous plot sizes (0.27 acres and 0.31 acres) provide ample space for substantial private gardens and outdoor living areas.
Interests
9 areas- Gardening8/10
Purchasing an empty site allows the buyer complete freedom to design and landscape their own garden from the ground up.
- Walking5/10
Suburban setting allows for neighborhood walks, though proximity to major trail networks should be verified.
- Gym6/10
Proximity to Dooradoyle and Limerick services means commercial fitness facilities are accessible by car or transport.
- Cycling5/10
The pre-planning notes mention cycle parking and storage, supporting cycling as a practical transport or hobby option.
- Golf5/10
Local golf courses in the wider Limerick area are within reasonable driving distance.
- Fishing4/10
Proximity to the River Shannon offers regional fishing opportunities, though not directly adjacent to the plots.
- Horse Riding3/10
Equestrian facilities are typically located further out in the surrounding countryside rather than this suburban area.
- Water Sports3/10
Water sports activities would require travel to regional rivers, lakes, or the coast.
- Entertaining7/10
A self-build project provides the opportunity to design custom entertaining spaces, open-plan kitchens, and outdoor patio areas.
Lifestyle
5 areas- Quiet Living6/10
Located off Father Russell Road within a residential estate setting, offering a relatively settled suburban environment once built.
- Rural Living2/10
These are suburban sites within an established urban-adjacent area rather than a countryside location.
- Village Living5/10
The sites are situated within a developed suburban neighborhood close to local amenities in Dooradoyle.
- Coastal Living1/10
Limerick is an inland city with no immediate coastal proximity.
- Urban Living7/10
Situated in Dooradoyle, offering good access to Limerick city amenities and services.
Social
6 areas- Community Involvement6/10
Located near the Abbey Court residential estate, offering opportunities to integrate into a suburban community.
- Café Culture6/10
Dooradoyle and nearby Limerick city provide a good selection of local cafes and dining options.
- Nightlife5/10
Limited nightlife directly on-site, requiring travel into Limerick city center for evening entertainment.
- Health/Wellness groups6/10
Access to local wellness groups and medical facilities is typical for this suburban Limerick location.
- Networking Opportunities5/10
Networking relies on travel into Limerick's commercial and business districts.
- Tech-Hub Connectivity6/10
Proximity to Limerick city provides access to regional tech and employment networks.
Listing information
- Agent
- Rooney Auctioneers
- Phone
- 061 413 511
- Current status
- active
- Published on HouseDelve
- 6 September 2026
- Correction
- Report an issue
HD-955A0DHouseDelve · 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.