Tomnahulla, Corrandulla, Galway
€45,000
What you'll like:
- Affordable entry price: At forty five thousand euros, the asking price offers a very low financial barrier to entry for buyers wanting to build in Galway.
- Elevated south facing: The zero point two four hectare plot features an elevated south facing orientation, which maximizes natural sunlight potential for a future home design.
- Quiet rural setting: Situated in a peaceful countryside location, the plot provides a tranquil living environment away from urban congestion and heavy traffic noise.
- Proximity to education: Families will appreciate the close distance to local national schools in Corrandulla and Cregmore, plus secondary options in Claregalway.
- Commuting distance to Galway: The site is located approximately eighteen kilometers from Galway City via the N eighty four, making a daily work commute manageable.
- Access to Tuam: Drivers can reach Tuam and the nearby motorway in roughly nineteen kilometers, facilitating smooth regional travel across the wider county.
- Airport connectivity: Ireland West Airport is accessible via the N seventeen route, providing convenient long distance travel options for frequent flyers.
- Manageable site size: The zero point two four hectare footprint offers enough outdoor space for private gardens without demanding excessive ongoing grounds maintenance.
- Stable asking price: The listed price has remained unchanged since tracking began, suggesting a straightforward seller stance without erratic price fluctuations.
- Local amenities nearby: Residents can easily access surrounding village shops, community facilities, and sports clubs within a short drive from the property.
- Custom build opportunity: Buying an unbuilt site allows the purchaser to design a bespoke energy efficient home tailored entirely to their personal lifestyle needs.
- Clear geographic context: The listing details provide specific townland and county markers, ensuring straightforward navigation when visiting the rural location.
- Rural community appeal: Living in Corrandulla offers an authentic west of Ireland community atmosphere with active local clubs and social networks.
- Strategic regional hub: Positioned between major towns and the city, the location balances quiet country living with practical access to commercial hubs.
- Potential investment value: Acquiring land at this price point leaves room in the budget for construction costs and potential long term capital appreciation.
- Agent reliability: Represented by an established local auctioneer, buyers have a professional point of contact to facilitate inquiries and negotiate the purchase.
- Outdoor lifestyle potential: The countryside setting supports outdoor pursuits like walking, cycling, and gardening right from your future front doorstep.
- Weekend travel ease: The proximity to major arterial routes ensures weekend trips to nearby counties and scenic coastal areas are easily achievable.
- Privacy and space: Unlike dense suburban housing developments, a rural site offers enhanced personal privacy and generous distance from immediate neighbors.
- Future development upside: Securing planning permission and constructing a modern home can significantly increase the total asset value compared to the initial land cost.
But keep in mind:
- Subject to planning permission: The sale depends entirely on securing successful planning consent, meaning buyers face the risk of a refusal from the local authority.
- Local housing needs: Planning guidelines in rural Galway often enforce strict local needs criteria that outside buyers may struggle to satisfy legally.
- Unknown soil conditions: The ground composition and drainage capacity are unverified, which could potentially lead to unexpected engineering and foundation preparation costs.
- Missing BER rating: Because this is a vacant plot, no Building Energy Rating exists yet, leaving future efficiency entirely dependent on your build design.
- Unspecified site boundaries: The exact legal boundaries and fence lines should be carefully verified with a chartered land surveyor before closing the transaction.
- Potential connection fees: Bringing essential services like electricity, water, and telecommunications to a rural site may involve significant connection charges from utilities.
- Onsite wastewater treatment: Buyers will likely need to install and certify a septic tank or proprietary effluent treatment system, adding to total development expenses.
- Narrow rural roads: Access lanes leading to the property may be narrow, requiring careful navigation and potential upgrades to accommodate construction traffic.
- Public transport limitations: The rural address lacks high frequency public transit options, meaning future residents will be heavily reliant on private motor vehicles.
- Unverified title status: The legal title details and any historical right of way burdens must be thoroughly reviewed by a qualified solicitor prior to signing.
- Planning precedent risks: Buyers should investigate recent local planning decisions in the immediate townland to gauge the local council's strictness on design.
- Construction cost inflation: Building a brand new home involves exposure to fluctuating material and labor costs, which can easily exceed initial budget estimates.
- Timeline uncertainty: Navigating the local authority planning application process and subsequent construction can take many months or even years to complete.
- Lack of property specifics: Essential baseline metrics such as exact folio maps and precise site dimensions require independent verification from the legal packet.
- Agricultural runoff risks: Being in a rural farming area, buyers should check for any seasonal drainage issues or agricultural runoff affecting the low points.
- Local flood risk checks: Due diligence must include verifying whether any part of the elevated or surrounding land is prone to winter waterlogging or pooling.
- Future development restrictions: Local planning policies may restrict the maximum height, style, or footprint of the dwelling you are allowed to construct here.
- Limited walkability: The rural setting means walking to local shops or schools is impractical, as there are typically no continuous footpaths or street lighting.
- Future broadband speeds: Prospective buyers need to check the availability and maximum download speeds of high speed fiber broadband at this specific rural address.
- Negotiation constraints: Although the price has remained stable, specialized land purchases with planning conditions offer fewer immediate comparables to guide your offer.
Price positioning
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- The asking price appears attractively valued because it reflects a site sold subject to planning permission rather than a finished residential dwelling, keeping the initial financial entry barrier very low for prospective buyers.
- Valuation signals are heavily driven by the conditional nature of the sale, meaning the buyer assumes the planning risk and associated development costs, which justifies the modest headline sticker price relative to built houses.
- This pricing strategy could be supported by high local demand for self-build opportunities within commuting distance of major employment hubs, though lengthy planning delays or local housing restrictions could undermine its feasibility.
- The broader market context shows completed residential properties achieving significantly higher figures, highlighting that the final total investment to acquire land and construct a compliant dwelling will ultimately exceed the initial site cost.
Build Analysis
What we know from similar construction types
- The listing is for a site sold subject to planning permission, meaning no physical house currently exists on the property.
- A buyer must investigate local planning restrictions, local housing need requirements, and the feasibility of obtaining planning permission on the 0.24-hectare elevated south-facing site.
- Site suitability tests, such as percolation tests for a wastewater treatment system and site-specific foundation conditions, should be verified prior to purchase.
Heating cost*
Estimated expense to heat this property every year
- Annual heating cost is difficult to estimate since the property is sold subject to planning permission and no structure currently exists on the site.
- Once a home is built, the annual heating cost will depend heavily on the final floor area, BER rating, and chosen heating system.
Environmental checks
Area-level evidence and things to investigate
Air quality
Location could not be matched to the air-quality model.
Nearby sites
Location could not be matched precisely enough to check nearby sites.
Nearby infrastructure
Location could not be matched precisely enough to check nearby infrastructure.
Flood Safe
8/10Water overflow reports to follow up
- The property is situated on an elevated south-facing site in a rural setting, which naturally helps reduce vulnerability to surface water pooling.
- Official mapping shows no recorded flood zones in the immediate vicinity of this land parcel.
- While regional weather events can bring heavy rainfall, the local topography provides favorable separation from major river floodplains.
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 Corrandulla area
LUIMNAGH WEST, CORRANDULLA, GALWAY
- Sale date
- Declared sale price
- €400,000.00
KILROE, CORRANDULLA, CO. GALWAY
- Sale date
- Declared sale price
- €510,000.00
CARROWBEG NORTH, CORRANDULLA, CO. GALWAY
- Sale date
- Declared sale price
- €235,000.00
AN SEAN TALAMH, GRANGE, CORRANDULLA
- Sale date
- Declared sale price
- €360,000.00
LUIMNAGH WEST, CORRANDULLA, GALWAY
- Sale date
- Declared sale price
- €290,000.00
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: €450 — 1% of €45,000.
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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 plus VAT, depending on the complexity of the conveyancing.
- Land registration fees: €400 to €800 for registering deeds and property mapping.
- Property valuation fees: €150 to €300 for a standard mortgage or independent valuation report.
- Surveyor fees: €500 to €1,200 depending on the level of detail required for a structural survey.
- Annual home insurance: €300 to €800 depending on the rebuild value and policy coverage.
Forum Talk
What people are saying about this area
- Locals in the Corrandulla and Cregmore areas frequently discuss the peaceful rural lifestyle alongside the convenience of proximity to Galway City.
- Community discussions often highlight local school infrastructure, specifically mentioning the nearby Corrandulla and Cregmore National Schools and access to Claregalway Secondary School.
- Commuter discussions on regional roads point out access via the N84 towards Galway City as an important route for local employment and services.
- Prospective rural builders in the wider Galway area frequently discuss the intricacies of securing local-need planning permission for sites sold subject to planning.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property is close to Corrundulla/Cregmore National school, making daily school runs convenient, though the site is sold subject to planning.
- Teenagers5/10
Claregalway Secondary school is accessible nearby, but the rural location means teenagers may find public transport and independent travel options limited.
- Multi-generational Living4/10
With the land sold subject to planning, buyers would need to design a custom layout specifically tailored for multi-generational living from scratch.
- Single Buyers3/10
The requirement to secure planning permission on an empty site may present a lengthy and uncertain process for a single buyer purchasing alone.
- Couples4/10
An affordable entry point at €45,000 for a 0.24HA site, but couples must factor in the time, cost, and hurdles of building a home.
- Empty Nesters4/10
Offers an opportunity to build a custom downsized home in a tranquil setting, subject to successfully obtaining planning permission.
- Retirees4/10
While the quiet rural area suits retirement, building a new home from the ground up requires navigating construction management and planning requirements.
Work
3 areas- Remote Working6/10
A quiet rural environment is ideal for a home office, though buyers should verify local broadband connectivity speeds before committing.
- Hybrid Commuting5/10
At 18.7km to Galway City via the N84 and 19.2km to Tuam, hybrid commuting is feasible by car.
- Retired5/10
Suitable for retirement if building a manageable one-off house, but reliance on driving for daily errands should be considered.
Practical
8 areas- Ageing in Place5/10
A custom build allows for single-level, accessible design, but the rural location means heavy reliance on driving as mobility decreases.
- Low Maintenance4/10
Managing a 0.24HA plot and a newly constructed property will require ongoing garden and property upkeep.
- Secure Gated Entry3/10
Security features would need to be incorporated into the custom entrance and boundary design during construction.
- Minimalist Design5/10
The empty site grants complete architectural freedom to execute a minimalist design, subject to planning approval.
- Flexible Floor Plans5/10
Floor plans are entirely up to the buyer to draft and submit for planning permission.
- Heritage Home1/10
This is an unbuilt, vacant site rather than a period or heritage structure.
- Ecological Setup7/10
An elevated south-facing site offers excellent potential for solar orientation and sustainable building technologies.
- Outdoor areas8/10
The 0.24HA plot provides a generous footprint for private outdoor landscaping and gardens.
Interests
9 areas- Golf4/10
Rural Galway requires a drive to reach the nearest established golf courses.
- Gardening8/10
The 0.24HA elevated south-facing site provides ample outdoor space and sunlight for enthusiastic gardeners to develop.
- Walking7/10
The quiet rural roads offer pleasant environments for casual walks, though dedicated footpaths may be sparse.
- Gym2/10
Fitness facilities are not within immediate walking distance, requiring a drive towards larger towns or Galway City.
- Cycling6/10
Quiet country roads can be appealing for cyclists, though regional routes lack dedicated cycling infrastructure.
- Fishing5/10
Proximity to various rivers and loughs in the wider Galway region provides potential opportunities for fishing enthusiasts.
- Horse Riding6/10
The rural setting is conducive to keeping horses or accessing local equestrian facilities, subject to local land use.
- Water Sports2/10
Inland location means water sports require travel toward the coast or major lakes.
- Entertaining4/10
Any entertaining space would need to be built as part of a future custom home development.
Lifestyle
5 areas- Quiet Living9/10
Located in a quiet rural area of Tomnahulla, Corrandulla, ensuring a peaceful and low-noise environment.
- Rural Living10/10
A true rural setting featuring an elevated 0.24HA site surrounded by countryside views.
- Village Living6/10
Proximity to local national schools suggests a community feel nearby, though the immediate location is distinctly countryside.
- Coastal Living1/10
The location is completely inland in County Galway with no coastal proximity.
- Urban Living3/10
Galway City is about 18.7km away via the N84, keeping urban amenities at a considerable driving distance.
Social
6 areas- Community Involvement6/10
Proximity to local schools suggests a tight-knit rural community network.
- Café Culture2/10
Cafés are sparse in the immediate rural surrounds and require a drive into nearby towns or Galway City.
- Nightlife1/10
No notable nightlife options exist in the immediate area; residents must travel into Galway City.
- Health/Wellness groups3/10
Local wellness groups would likely be small-scale or require travel to nearby population centres.
- Networking Opportunities2/10
The rural location offers minimal professional networking opportunities locally.
- Tech-Hub Connectivity3/10
Tech hubs are concentrated in Galway City, requiring a commute or remote work setup.
Listing information
- Agent
- Vincent Walsh Auctioneers
- Phone
- 093 346 95
- Current status
- active
- Published on HouseDelve
- 25 September 2026
- Correction
- Report an issue
HD-3213A9HouseDelve · 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.