Why Residential Sites Are Taking Longer to Sell
Over the past couple of years, we’ve seen residential sites take longer to sell — not because there’s no interest, but because buyers are making decisions more cautiously and doing far more due diligence before committing.
The biggest change is this: a site isn’t viewed as a standalone purchase anymore — it’s viewed as an entire build project. Buyers are looking at the all-in cost (site + build + professional fees + services + taxes + contingencies), and that “all-in” figure has moved significantly since Covid.
The main reasons sites are slower to sell right now
1) Construction costs have risen sharply
Locally, quantity surveyors are quoting c. €220 per sq ft for a no-frills build. That means a basic 2,000 sq ft bungalow can be around €440,000 to build — before you add the cost of the site and other associated items. For many would-be self-builders, that puts the dream home beyond reach.
2) Affordability: local incomes, borrowing limits, and repayments are a real constraint
Even where there’s genuine demand, the reality is that local salary levels often don’t stretch to the combined borrowing required for a site purchase and a build. On top of that, higher interest rates and tighter affordability calculations mean fewer people can comfortably fund these projects compared to a few years ago — so the pool of buyers who can actually proceed is smaller than the pool of buyers who’d love to.
3) The “hidden upfront” costs are higher for sites than for houses
Many buyers are surprised to learn that stamp duty on a standalone site / building plot is currently 7.5% of the purchase price. That alone can add thousands upfront, before a block is laid.For example, a €50,000 site comes with stamp duty (tax) of €3,750.
4) Planning risk and timelines feel less predictable
Buyers are very conscious that planning can involve delays, extra reports/requirements, or uncertainty. As a result, they take more time to assess planning potential and may prefer “planning-ready” sites with maximum clarity.
5) Services, access, and ground conditions are under the microscope
Water/wastewater options, entrances and sightlines, percolation/soil, drainage, levels, and connection costs can make or break a project. Buyers now want answers early, which stretches decision time.
6) Section 47 agreements / occupancy-type restrictions can narrow the buyer pool
Where a permission is tied to a Section 47 agreement (or similar restriction), buyers (and their solicitors/lenders) will often need extra clarity before proceeding. While these measures were introduced for planning and community reasons, the practical impact can be a smaller pool of eligible buyers and a longer sales process.
What Franklins are doing about it
Franklins remain fully committed to selling your site and achieving the strongest possible result in the current market. Where sites take longer, the difference is usually made by preparation, clarity, and consistent marketing — making it easy for a genuine buyer to understand the potential, the costs, and the path to building.
If you’d like to discuss the marketing approach or the current value of your site, I’d be happy to arrange a call at a time that suits you.
Brendan McGee
Franklins