Property Advice: Should I sell my land in two lots or one?

On paper, the choice seems straightforward. In reality, it’s far more complex.

With some groundwork done, you’ll be in a better position to choose which strategy makes sense.

Hi Majella,
I own a property with two acres, a large modern four-bedroom house, and a three-bedroom cottage that needs refurbishment. The cottage doesn’t have separate access but could potentially get it. Should I sell as one lot or as two separate properties? 

I’ve seen ads where vendors actually say, “can be sold separately or together”. My brother says I should hold off and get separate access for the three-bed cottage and also refurbish it. I see his point, but that could take years and at this stage of my life — I’m 68 and planning to retire shortly — I don’t think I need the stress that will bring. What do you think?

— Marian

Hi Marian,

This is a question I hear often from homeowners who have a main residence and an additional dwelling such as a cottage or annexe. On paper, the choice seems straightforward: Sell as one or divide and sell separately. In reality, it’s far more complex. You need to weigh up planning rules, access, services, buyer demand, and — perhaps most importantly — your own lifestyle priorities.

From what you’ve shared, the picture is clear. You own a property with enormous potential, but you’re also at a stage in life where simplicity and peace of mind matter. At 68, with retirement on the horizon, you may not want to take on years of paperwork, refurbishment projects, and planning applications. That’s entirely understandable.

The good news is that you do have options. Let’s look at them in turn.

Step one: Gather the facts before committing. It’s wise to gather some background information so you know what’s realistic and can make an informed decision.

• Local estate agents: Invite two or three agents to give their opinion. Ask what’s selling in your area now — large homes on acreage or smaller, affordable properties.
• Planning and access: Check with a planner or an engineer on how feasible it would be to create a separate entrance for the cottage and how long the process might take.
• Services: Review current arrangements for water, electricity, and septic tank. To sell separately, the cottage would need its own. This can be costly and disruptive.
• Grants: If the cottage has been vacant for more than two years, it may be eligible for the Vacant Property Refurbishment Grant of up to €50,000. Buyers love to hear this because it can offset renovation costs.

With this groundwork done, you’ll be in a better position to choose which strategy makes sense.

Option one: Sell as one lot. The most straightforward route is to sell the house, cottage, and land together as a single property.

This is particularly appealing to families who want space, privacy, and flexibility. The cottage, though older, can be presented as a bonus — ideal for an au pair, a home office, a granny flat, or guest accommodation. Some buyers may even see the potential for an Airbnb or long-term rental once refurbished.

The key advantage is simplicity. You have one buyer, one contract, and one set of negotiations. It’s usually quicker and less stressful than dividing the property first.

The drawback is that some buyers may view the cottage as a liability, factoring refurbishment costs into their offer. However, for many sellers in your position, the ease of selling in one go outweighs this concern.

Option two: Sell separately. Dividing the property and selling the house and cottage independently can, in theory, yield a higher return.

The main house attracts one type of buyer, while the cottage appeals to another, particularly if it’s modernised and eligible for grants.

But for this to work, the cottage must be fully independent with its own access — planning permission will most likely be needed for that — as well as its own services. It may also require some refurbishment to bring it up to market standard.

All of this takes time, effort and money. For someone approaching retirement, it may feel like more trouble than it’s worth.

That said, there is a middle ground: If you like the idea of maximising value but don’t want the stress of managing works yourself, you could appoint a project manager. A good project manager can oversee everything from planning applications and service separation to builders and timelines.

It does come with a fee, but it takes the weight off your shoulders and may still deliver a stronger financial return. You can find local chartered estate agents, valuers, and project managers at https://scsi.ie/find/.

For some homeowners, this strikes a balance between hands-off involvement and unlocking extra value. For others, the thought of extending the process by months or even years makes it less appealing, regardless of the potential uplift.

Option three: Sell in one or two lots and test the market. A third approach is to give buyers both options, “available in one or two lots”. This way, you let the market decide.

Here’s how it works. Your estate agent would market the property as a whole while also making clear that the cottage could be sold separately. Families who want everything together can pursue it as one lot, while investors or downsizers may express interest in the cottage alone.

The big advantage is flexibility. You’re not committing to dividing the property before going to market, but you’re still widening your buyer pool. If a family falls in love with the whole package, you proceed with a straightforward sale. If two buyers emerge, you can weigh up the offers and decide whether it’s worth the extra steps to separate.

The drawback is a little more complexity at the negotiation stage, and you’d need clarity on how services and access would be managed.

But in many cases, this approach brings the best of both worlds: More interest, more options, and the ability to gauge demand before deciding.

What buyers want

Understanding your target buyers and the local market will help you in deciding the best route.

Families buying the main house will value the privacy and space it offers, but may also welcome the flexible accommodation options the cottage presents.

Investors or rental-minded buyers generally prefer independence. They want the cottage with its own services and access, so it can be let separately without complications.

Local market conditions also play a big role.

If demand is strongest for larger homes, a combined sale is logical.

If smaller, affordable homes are in short supply, separating the cottage could create fresh opportunities.

This is where the advice of local estate agents is vital. They’re on the ground, dealing with buyers daily, and will know exactly which option is more realistic.

Final thoughts

Given your circumstances — especially your desire to retire without unnecessary stress — option three looks like the best route. Market the property as available in one or two lots and let the market decide.

This way, you’re not committing upfront to years of planning or renovation, but you’re also not closing the door on the possibility of achieving a higher return.

If a single buyer wants everything, you sell as one lot. If two emerge, you can decide whether the extra steps are worth it — possibly with a project manager’s support if needed.

Best of luck with your next chapter of life, whatever you decide.

Majella Galvin is Chair of the Membership and Public Affairs Committee of the Society of Chartered Surveyors Ireland. A chartered surveyor, estate agent and registered valuer at DNG Galvin Auctioneers Bandon, she has been working in the property sector for over a decade - www.dnggalvin.ie If you have a property-related query or issue you would like to raise with Majella, please email [e-mail]