At Adrian Hassett Auctioneers we believe there are few things more rewarding than building a home designed entirely around the way you want to live. For many Irish families, buying a site is the first step towards that dream. But a site is not like a finished house. What lies beneath the soil, beyond the boundary and within the planning file can make the difference between a smooth build and an expensive headache. Before you make an offer, here are the five things every buyer should check.
1. Planning permission and local policy
Start by establishing the planning status of the site. Does it already have full permission, outline permission or none at all? If permission exists, get a copy of the grant, drawings and conditions, and check when it expires, as permissions have a limited lifespan. Read the conditions carefully. Rural permissions often include occupancy conditions restricting who can live in the house for a set number of years, along with requirements on design, materials, landscaping and financial contributions to the council.
If the site has no permission, read the county development plan's rural housing policy, as many councils apply local needs criteria to one-off houses. A pre-planning meeting with the council can give useful early feedback. Many buyers make their purchase subject to planning permission, so they are not committed until approval is secured. Your solicitor can advise on how best to structure this.
2. Ground conditions and wastewater treatment
Most rural sites are not connected to public sewers, so the house will need its own wastewater treatment system. Ask whether a site suitability assessment has been carried out by a qualified assessor, which involves digging a trial hole and running percolation tests in line with the EPA's code of practice. The results determine what type of system is needed, where it can go and, in some cases, whether a house can be built at all. Poor results can significantly increase costs or rule a site out.
While you are thinking about the ground, check for flood risk using the OPW's floodinfo.ie website, and ask your engineer about rock, steep slopes or soft ground that might add to foundation costs. It is also worth remembering that new homes must include radon protection measures, and your designer will build these in from the start.
3. Access and sightlines
A beautiful site is of little use if you cannot safely get in and out of it. Councils require adequate sightlines, also known as visibility splays, where a new entrance meets the public road. Achieving them may mean removing hedgerows, setting back the boundary or even securing agreement from a neighbour, all of which takes time and money. If access is via a private lane, your solicitor will need to confirm that you have a legal right of way and understand who maintains it. A site with good road frontage and a clear, safe entrance point is worth a great deal.
4. Services and connections
Find out how the house will get water, electricity and broadband, and what it will cost. Water may come from the public mains, a local group water scheme or a private well, which should be tested for quality and yield. For electricity, ESB Networks can provide a connection quote, and costs can rise considerably if the site is a long distance from existing lines. Check fibre broadband availability too, as reliable connectivity has become essential for home working. Ask your engineer how surface water will be managed on site, as this is often part of the planning assessment.
5. Title, boundaries and the true cost
Have your solicitor review the title and check that the folio map matches the boundaries on the ground. Look out for wayleaves, such as overhead power lines or pipes crossing the land, and any rights of way that others may have over the site.
Then build a realistic budget beyond the purchase price. Stamp duty on a site is generally charged at the non-residential rate of 7.5 per cent, although a partial refund may be available once a house is built, which can effectively reduce the rate to 2 per cent. Where a parent transfers a site to a child to build their home, a stamp duty exemption may apply, subject to conditions. Factor in design and engineering fees, planning costs, development contributions, connection charges and VAT on construction. First-time buyers may also be eligible for Help to Buy on a self-build, subject to the scheme's conditions, and specialist self-build mortgages release funds in stages as the build progresses.
Tips for sellers
If you are selling a site, preparation can add real value. A completed site suitability assessment, confirmation of available services, clearly marked boundaries and, ideally, outline or full planning permission all reduce uncertainty for buyers and widen your market. Your auctioneer can help present these advantages clearly.
The bottom line
The right site can be the foundation of a home you will love for generations. Taking time to check planning, ground conditions, access, services and costs before you commit protects your budget and gives your build the best possible start.
If you would like to discuss buying or selling a property, contact us on 0871303206 or email sales@adrianhassett.com or visit adrianhassett.com.
Disclaimer: This article is based on publicly available information and is intended for general guidance only. While every effort has been made to ensure accuracy at the time of publication, details may change and errors may occur. This content does not constitute financial, legal or professional advice. Readers should seek appropriate professional guidance before making decisions. Neither the publisher nor the authors accept liability for any loss arising from reliance on this material.
