1 Cherry Hill Grove, Kells, Co. MeathA82Y8W6
€349,950
4 Bed~3 Bath~1350 m²~BER C2
What you'll like:
- Central Town Proximity: The property sits within easy walking distance of Kells town centre, allowing convenient daily access to local shops, cafes, and essential community amenities.
- Efficient Commuter Links: Being just a two-minute drive from the M3 motorway provides swift vehicular connectivity to Navan, Dublin, and the wider regional road network.
- Spacious Family Layout: Spanning an estimated 1,350 square feet, the residence offers well-proportioned rooms that comfortably accommodate modern family living and daily routines.
- Four Generous Bedrooms: The inclusion of four distinct bedrooms ensures ample personal space for growing families, visiting guests, or dedicated home office setups.
- Ensuite Master Facility: The primary bedroom features a private ensuite bathroom, reducing morning congestion and adding a touch of everyday luxury for homeowners.
- Solid Fuel Stove: The main lounge incorporates a charming stone feature wall and a solid fuel stove with a back boiler for alternative heating.
- Dedicated Utility Room: A separate utility room provides practical workspace and appliance housing, keeping laundry tasks separate from the main kitchen and dining areas.
- Generous Rear Garden: The property benefits from a large rear garden, offering wonderful outdoor space for children to play, entertaining, and future landscaping projects.
- Wide Side Access: A large gated side entrance provides practical vehicular access to the rear, which can facilitate maintenance works or secure off-street parking.
- Mature Residential Setting: Situated within a well-established and sought-after development, the home offers a stable neighborhood feel and a strong sense of community.
- Ready To Go Condition: The interior is presented in great condition throughout, minimizing the immediate need for major renovations before moving in.
- Modern Double Glazing: Fitted with double-glazed PVC windows throughout, the home helps retain indoor heat and dampens external street noise effectively for residents.
- Fibre Broadband Availability: The availability of fibre broadband infrastructure supports remote working, streaming, and high-speed internet connectivity needs for modern households.
- Built-in Storage Solutions: Multiple bedrooms feature built-in wardrobes, maximizing floor space and providing convenient storage options right from day one.
- Private Front Driveway: A dedicated front driveway offers convenient off-street parking directly outside the front door for residents and visiting guests alike.
- Functional Ground Floor: The inclusion of both a lounge and an additional reception room gives families flexibility to create distinct living and play zones.
- Established Heritage Town: Kells offers a thriving heritage environment with rich local history, schools, sporting facilities, and vibrant community activities close by.
- Direct N52 Access: Proximity to the N52 route offers direct driving links toward Dundalk and Mullingar, enhancing regional mobility for commuting professionals.
- Public Transport Proximity: The area is served by local public transport services, providing alternative commuting options for those traveling without a private vehicle.
- Clear Title Potential: As a standard residential semi-detached home in a registered estate, conveyancing is typically straightforward for prospective buyers and solicitors.
But keep in mind:
- Moderate BER Rating: The energy rating sits at C2, which means buyers should budget for potential insulation or window upgrades to improve overall thermal efficiency.
- Oil Fired Heating: The property relies on oil-fired central heating rather than a natural gas network, requiring regular fuel deliveries and storage tank maintenance.
- Back Boiler Efficiency: Relying on a solid fuel stove with a back boiler requires hands-on management and might not integrate seamlessly with modern heating controls.
- Traffic Noise Potential: Proximity to local feeder roads and the town centre may introduce intermittent traffic noise, which buyers should verify during peak hours.
- Development Congestion: As a mature and established estate, on-street visitor parking and tight corner layouts at junctions might occasionally cause minor congestion.
- Boundary Verification Needed: Buyers must instruct their legal representative to verify the exact property boundaries, particularly around the large side access and gardens.
- Maintenance of Side Gate: The vehicular side access gate will require periodic painting and hardware upkeep to ensure smooth operation and secure closing.
- Potential Drainage Checks: Given the age of mature developments in the area, buyers should commission a thorough CCTV drain survey to rule out pipe blockages.
- Attic Insulation Status: The listing does not detail attic insulation depths, meaning buyers should inspect the roof space to ensure compliance with modern standards.
- Ventilation and Moisture: Bathrooms and utility rooms should be checked for adequate mechanical extraction to prevent condensation buildup in tighter spaces.
- Upstairs Bathroom Size: The main family bathroom measures under two square meters, which could feel compact for larger families sharing a single facility.
- Flooring Mix Maintenance: The interior features a mix of wooden flooring, carpets, and tiling, meaning different cleaning regimens and wear rates apply across rooms.
- Appliance Longevity: Included kitchen appliances are untuned regarding their age and operational lifespan, so buyers should budget for potential near-future replacements.
- Local Planning Developments: Buyers should check local council planning registers to ensure no disruptive high-density developments are planned nearby in the future.
- Insurance Premium Factors: Properties with solid fuel back boilers sometimes attract specific policy conditions or higher premiums from certain household insurers.
- Garden Privacy Assessment: Depending on neighboring boundary fencing, buyers should inspect the rear garden to confirm adequate privacy from adjoining properties.
- External Render Upkeep: The exterior finish will require occasional cleaning and minor crack repairs to maintain weather resistance and aesthetic curb appeal.
- Commuter Peak Times: While the M3 is nearby, peak morning traffic heading towards the motorway slip roads can experience brief delays that commuters should anticipate.
- Roof Tile Inspection: Buyers should arrange a professional roof survey to check the condition of tiles and flashing given the mature nature of the estate.
- Electrical System Age: Although functional, the fuse board and electrical circuits should be professionally tested by a certified electrician during the pre-purchase survey.
Price positioning
?
- The asking price appears somewhat overvalued when compared against historical transaction data for identical properties within the immediate development, suggesting a noticeable premium is being sought by the vendor for current market conditions.
- Upward valuation signals stem from recent broader area transactions exceeding this price point, alongside features like a solid fuel stove with a back boiler and a mature, well-established residential location close to town amenities.
- Market fluctuations and potential buyer resistance to paying a substantial margin above historical estate averages could undermine this ambitious asking price, while sustained high demand for commuter-friendly family homes in the area provides strong support.
- Relevant considerations include the C2 energy rating which may necessitate future upgrade works for optimal efficiency, balanced against the considerable advantage of generous living accommodation and a large rear garden with vehicular side access.
Build Analysis
What we know from similar construction types
- The property is a 4-bedroom semi-detached residence extending to approximately 1,350 sq. ft. in a mature and well-established residential development.
- The heating system combines oil-fired central heating with a solid fuel stove featuring a back boiler in the lounge, which a buyer should inspect for proper maintenance, compliance, and integration with the central heating.
- Double-glazed PVC windows are fitted, but the buyer should check their age and overall thermal efficiency.
- The listing notes a large rear garden with wide side access, and the buyer should verify that any boundary walls or extensions comply with planning permissions.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately €1,400 to €1,800.
- The property has a BER rating of C2 and utilizes oil-fired central heating alongside a solid fuel stove with a back boiler, which can impact overall efficiency and fuel consumption depending on usage habits.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a well-established residential neighborhood with no prominent heavy industrial facilities or active landfills immediately adjacent.
- Any historical or localized environmental concerns are typical of suburban towns and should be verified through standard environmental searches if suspected.
Flood Safe
8/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
1 CHERRY HILL GROVE, KELLS, MEATH
- Sale date
- Declared sale price
- €290,000.00
Recent sales in the wider Kells area
130 THE GLEBE, KELLS, MEATH
- Sale date
- Declared sale price
- €280,000.00
44 THE GLEBE, MAUDLIN RD, KELLS
- Sale date
- Declared sale price
- €352,000.00
7 TOWNPARKS MANOR, KELLS, MEATH
- Sale date
- Declared sale price
- €217,500.00
64 BALRATH WOOD, KELLS, MEATH
- Sale date
- Declared sale price
- €355,000.00
5 TOBAR BAN, OLDCASTLE RD, KELLS
- Sale date
- Declared sale price
- €325,000.00
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
1 CHERRY HILL GROVE, KELLS, MEATH
- Sale date
- Declared sale price
- €290,000.00
Buyer fees*
Associated expenses guide
- Stamp duty: Approximately 1% of the purchase price up to €1,000,000, equating to roughly €3,500 for this property.
- Solicitor legal fees: Generally range between €1,500 and €3,000 plus outlay and VAT.
- Land registration fees: Typically around €175 to €700 depending on the property value and registration type.
- Property valuation fees: Usually between €150 and €300 for mortgage purposes.
- Surveyor fees: Generally range from €400 to €800 depending on the level of detail required.
- Annual home insurance: Estimated between €350 and €700 per year depending on the policy and coverage level.
Forum Talk
What people are saying about this area
- Residents in Kells frequently discuss the convenience of the M3 motorway for commuting to Dublin and surrounding regions.
- Local community forums highlight Kells as a thriving heritage town with a strong offering of schools, shops, and sporting facilities.
- Neighborhood discussions around Cherry Hill note it as a mature, well-established, and family-friendly residential development.
- Buyers and locals often emphasize the desirability of being within walking distance to Kells town centre and its local amenities.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features four spacious bedrooms and a large rear garden, making it a suitable environment for young families.
- Teenagers8/10
Four bedrooms and multiple reception rooms provide adequate personal space and living areas for teenagers.
- Multi-generational Living6/10
While there are four bedrooms and two reception rooms, the semi-detached layout lacks a dedicated downstairs bedroom or self-contained annex.
- Single Buyers7/10
Provides ample space and a ready-to-go condition, though the four-bedroom size might exceed the needs of a single occupant.
- Couples8/10
Offers generous living accommodation, a solid fuel stove, and proximity to town amenities, ideal for couples planning for the future.
- Empty Nesters7/10
Well-established residential development close to town, though managing a four-bedroom house and garden may require more upkeep than necessary.
- Retirees6/10
Close proximity to local amenities and healthcare services in Kells, but stairs and a large garden may become less practical over time.
Work
3 areas- Remote Working8/10
Fibre broadband is available, and the multiple reception rooms allow for a dedicated home office setup.
- Hybrid Commuting8/10
Conveniently located near a 2-minute drive to the M3 Motorway, providing direct transport links to Navan and Dublin.
- Retired7/10
A mature development with access to local services makes it manageable for retirees, subject to personal mobility needs.
Practical
8 areas- Ageing in Place6/10
The two-storey layout requires navigating stairs, though the ground floor offers good living space for adaptation.
- Low Maintenance7/10
Presented in great condition throughout with double glazed PVC windows and oil-fired central heating.
- Secure Gated Entry6/10
Features a front driveway and a gated side entrance with vehicular access, though the estate itself is open.
- Minimalist Design5/10
Traditional semi-detached layout with defined rooms and a solid fuel stove rather than open-plan minimalist architecture.
- Flexible Floor Plans7/10
Includes a lounge, kitchen/dining room, utility, and a separate reception room providing versatile living arrangements.
- Heritage Home3/10
This is a modern residential development home rather than a period or historical property.
- Ecological Setup5/10
Has a BER rating of C2 and oil-fired central heating; buyers may wish to explore energy upgrades.
- Outdoor areas8/10
Benefits from a front driveway, a large rear garden, and a wide gated side entrance.
Interests
9 areas- Gardening7/10
Includes a back garden with a large side access, offering good potential for gardening enthusiasts.
- Walking8/10
The property is within walking distance of Kells town centre and local amenities.
- Gym6/10
Local sporting facilities are within easy reach, though specific gym details should be verified locally.
- Cycling7/10
The location in a manageable heritage town allows for straightforward local cycling routes.
- Golf6/10
County Meath and the surrounding region offer regional golf courses, though access depends on travel.
- Fishing5/10
Proximity to local rivers in the Boyne Valley area offers potential angling opportunities to investigate.
- Horse Riding5/10
Equestrian facilities are typical in rural Meath, though buyers should verify nearby stables.
- Water Sports3/10
Inland location means water sports are limited, requiring travel to lakes or the coast.
- Entertaining8/10
Features a large kitchen/dining room, separate lounge, reception room, and a spacious rear garden ideal for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Situated in a mature and well-established residential development, offering a generally peaceful environment away from the town center bustle.
- Rural Living3/10
Located in a built-up residential estate close to Kells town centre rather than a countryside setting.
- Village Living9/10
Kells provides a vibrant heritage town atmosphere with local shops, schools, and amenities all within walking distance.
- Coastal Living1/10
Kells is an inland heritage town in County Meath, far from any coastal areas.
- Urban Living5/10
Offers a small-town suburban feel rather than a fast-paced urban city center environment.
Social
6 areas- Community Involvement8/10
Located in a mature, established residential community with active local organizations in Kells.
- Café Culture7/10
Close to local cafés and shops within the heritage town of Kells.
- Nightlife5/10
Kells offers traditional pubs and local spots, but major nightlife requires travel to larger urban centers.
- Health/Wellness groups7/10
Access to local sports facilities and community groups supports health and wellness activities.
- Networking Opportunities6/10
Proximity to the M3 corridor allows for commuting to business hubs, though local networking is smaller scale.
- Tech-Hub Connectivity7/10
Fibre broadband is installed, supporting tech-focused remote roles and digital connectivity.
Listing information
- Agent
- Raymond Potterton & Company
- Phone
- 046 902 7666
- Published on HouseDelve
- 15 September 2026
- Correction
- Report an issue
HD-5B8E32HouseDelve · Republic of Ireland* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.