10 The Oaks, Abbeylands, Clane, Co. KildareW91DW24
€269,000
2 Bed~1 Bath~58 m²~BER C
What you'll like:
- Turnkey condition throughout: The property has been carefully maintained and upgraded by its owner, meaning you can move in immediately without undertaking costly or disruptive renovations.
- Ground floor convenience: Being situated on the ground floor offers easy, step-free access which is particularly beneficial for everyday living and long-term accessibility.
- Small boutique development: The complex consists of only 20 apartments, offering a quieter and more intimate community feel compared to larger, high-density residential blocks.
- Walkable village location: Positioned just a short stroll from Clane village, residents enjoy effortless access to local supermarkets, schools, pubs, and recreational amenities.
- Comprehensive appliance inclusion: The sale includes major white goods such as a fridge freezer and washing machine, saving buyers significant upfront out-of-pocket expenses.
- Upgraded electric heating: The apartment benefits from a modern upgraded heating system, which helps improve indoor thermal comfort during colder winter months.
- Modern chic aesthetic: Featuring contemporary touches like porcelain floor tiles and subway wall tiling, the interior offers a stylish and desirable contemporary living environment.
- Efficient dual-aspect layout: The apartment enjoys multiple window orientations, welcoming abundant natural light into the open-plan living spaces throughout the daytime hours.
- Abundant built-in storage: Both bedrooms feature newly installed floor-to-ceiling wardrobes, and the hallway includes extra storage units to help maintain a clutter-free home.
- Convenient commuter links: Major bus routes are located close to the entrance of the estate, providing reliable public transportation options toward Dublin and surrounding areas.
- Proximity to Naas: Positioned approximately 9km from Naas, residents have quick access to extensive shopping hubs, hospital services, and large employment centers.
- Major road connectivity: The location provides straightforward driving access to regional road networks, making it practical for car-owning commuters travelling daily.
- Attractive for investors: Given the strong demand for rental accommodation in Kildare, this turnkey apartment represents a potentially lucrative addition to a property portfolio.
- Ideal first-time purchase: The affordable asking price and lack of required repairs make this an exceptionally practical stepping stone for buyers entering the property market.
- Established residential appeal: The Oaks is a popular and well-regarded residential development, which historically supports strong desirability and future resale liquidity.
- Extensive green spaces: The development features well-maintained communal green areas around the blocks, enhancing the overall suburban aesthetic and outdoor feel.
- Ample communal parking: The estate provides dedicated parking facilities for residents and visitors, alleviating common parking stress typically found in busier urban developments.
- Recent bathroom renovation: The bathroom features brand new sanitary ware including a large walk-in double shower, offering a modern and luxurious daily experience.
- Integrated breakfast bar: The kitchen layout incorporates a functional built-in breakfast bar, optimizing dining space efficiency within the compact 58 square meter floor plan.
- Stable asking price: The recorded asking price has remained firm at 269000 euros since tracking began, indicating steady seller confidence in the current market value.
But keep in mind:
- Annual management fees: The property incurs an annual management fee of 1650 euros, which represents an ongoing holding cost that will impact monthly budgeting.
- Compact floor area: Measuring 58 square meters, the apartment is relatively compact, meaning buyers must carefully evaluate whether the space accommodates their lifestyle needs.
- C-rated energy efficiency: While decent, a C BER rating means energy bills could be higher compared to modern A-rated properties, potentially requiring future insulation upgrades.
- Open fireplace maintenance: The living room features an open fireplace, which requires regular chimney cleaning and can be less thermally efficient than modern enclosed stoves.
- Independent management company: Managed by Independent Property Services, buyers should thoroughly investigate the management company financial reserves and planned maintenance schedules.
- Communal parking allocation: While parking is available, buyers should verify if there is a designated parking space assigned specifically to this apartment number.
- High density estate dynamics: Even in a small block of 20, communal apartment living requires adherence to rules regarding noise, pets, and shared space maintenance.
- Lack of private garden: As a ground floor apartment without a mentioned private patio or garden, outdoor space is restricted to shared communal grounds.
- Electric heating running costs: Despite upgrades, electric heating systems can sometimes incur higher operational costs compared to natural gas central heating alternatives.
- Future service charge inflation: Management fees are subject to future increases dictated by inflation and estate maintenance needs, impacting long-term ownership costs.
- Single bathroom constraint: With only one bathroom serving both bedrooms, larger households or frequent hosts may experience scheduling bottlenecks during peak morning hours.
- Leasehold legal complexities: Buying an apartment involves leasehold covenants, and buyers must instruct their solicitor to review service charge arrears and house rules.
- Potential rental caps: If purchased as an investment, buyers must verify local Rent Pressure Zone regulations and restrictions that might cap initial rental yields.
- Proximity to estate entrance: Being located near the entrance of a busy residential estate could potentially expose front-facing rooms to vehicular traffic noise.
- Storage limitations: Despite built-in wardrobes, the absence of a large external storage shed means bulky recreational gear or bicycles might be difficult to store.
- Kitchen size constraints: The kitchen measures just over 2.6 by 3.3 meters, which may feel restricted for buyers who enjoy extensive cooking or multiple culinary appliances.
- Lack of private entrance: The apartment relies on shared internal or external communal corridors, meaning less architectural privacy than a detached or semi-detached home.
- Dependence on bus schedules: Commuters relying on the nearby 120 and 139 bus routes should verify peak-time capacity and punctuality before finalizing purchase plans.
- Sinking fund adequacy: Buyers should investigate whether the management company maintains a healthy sinking fund to cover major unexpected structural repairs in the future.
- No recorded price movement: The flat asking price history offers no insight into potential seller flexibility, meaning negotiations might require a firm initial offer.
Price positioning
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- The asking price appears modestly overvalued when compared against historical transactions within the same development, specifically taking into account recent completed sales for similar units that traded below this current marketing figure.
- Valuation signals show strength through extensive interior upgrades, a high-quality finish, and turnkey condition, though these positive aspects are partially offset by ongoing management fees that add a recurring cost for potential buyers.
- Market support for this pricing level relies heavily on strong demand from first-time buyers and commuters seeking convenient access to local transport links, whereas economic shifts or rising interest rates could undermine buyer enthusiasm.
- Additional relevant factors include the property's advantageous ground-floor layout, dual-aspect positioning within a small complex of twenty units, and a C-rated energy performance that aligns well with modern standards for apartments in this location.
Build Analysis
What we know from similar construction types
- The property is a ground floor two-bedroom apartment within a small complex of only 20 apartments.
- The description notes several upgrades, including a newly installed electric heating system and modern fitted wardrobes and sanitary ware, indicating good ongoing maintenance by the owner.
- A buyer should investigate the management company structure, verify the current annual management fee of 1,650 euros, and review what communal maintenance and building insurance are covered under this fee.
- Given that it is a ground floor apartment, a buyer should check for any potential issues related to dampness, ventilation, and sound insulation from upper floors.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 900 to 1,200 euro.
- Explanation: This apartment has a floor area of 58 square meters and a C-rated BER with an upgraded electric heating system, meaning energy consumption should be moderate for a property of this size.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a well-established residential suburb with no apparent major industrial facilities, heavy manufacturing, or active large-scale landfills in immediate proximity.
- Any historical or legacy land uses in the broader Clane area appear typical of a commuter town, though buyers should verify local environmental hazard registers for complete peace of mind.
Flood Safe
8/10Water overflow reports to follow up
- The immediate development is situated within a settled suburban area of Clane, generally elevated away from major named river flood zones, though localized pooling during extreme weather events should be investigated.
- Prospective buyers are advised to consult official OPW flood maps to confirm specific property-level flood risk histories and drainage infrastructure performance.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
13 THE OAKS, ABBEYLANDS, CLANE
- Sale date
- Declared sale price
- €260,000.00
15 THE OAKS, ABBEYLANDS, CLANE
- Sale date
- Declared sale price
- €80,000.00
APT 4, THE OAKS, ABBEYLANDS
- Sale date
- Declared sale price
- €245,000.00
18 THE OAKS, ABBEYLANDS, CLANE
- Sale date
- Declared sale price
- €235,000.00
5 THE OAKS, ABBEY WOOD, CLANE
- Sale date
- Declared sale price
- €208,000.00
Recent sales in the wider Abbeylands area
110 ALEXANDRA WALK, CLANE, CO KILDARE
- Sale date
- Declared sale price
- €415,000.00
36 AUGHAMORE, CLANE, COUNTY KILDARE
- Sale date
- Declared sale price
- €350,000.00
7 OATFIELD PARK, CLANE, KILDARE
- Sale date
- Declared sale price
- €420,000.00
73 HILLVIEW HEIGHTS, CLANE, KILDARE
- Sale date
- Declared sale price
- €460,000.00
21 THE AVENUE, COLLEGEWOOD PARK, CLANE
- Sale date
- Declared sale price
- €445,000.00
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
10 THE OAKS, DUBLIN RD, CLANE
- Sale date
- Declared sale price
- €177,500.00
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €2,690 — 1% of €269,000.
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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: approximately 1,500 to 2,500 euro plus outlay and VAT.
- Land registration fees: approximately 600 to 800 euro depending on property value and registration type.
- Property valuation fees: approximately 150 to 250 euro for a mortgage valuation report.
- Surveyor fees: approximately 300 to 500 euro for a standard structural survey.
- Annual home insurance: approximately 350 to 600 euro depending on the level of contents and building cover.
Forum Talk
What people are saying about this area
- Residents in Clane frequently discuss the convenience of local amenities, highlighting the close proximity of major supermarkets like Lidl, Aldi, and Dunnes Stores to residential developments like Abbeylands.
- Commuters in local community forums often share tips regarding public transport, noting that the 120 and 139 bus stops near estate entrances provide reliable connections towards Dublin and Naas.
- Local discussions often revolve around the continuous growth of Clane, with residents noting ongoing demand for local sporting, recreational, and educational facilities.
- Homeowners in small apartment complexes in the area frequently discuss management company fees and maintenance standards on community boards.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
Being a ground floor apartment with two bedrooms and direct access to extensive green spaces in the development provides a safe and manageable environment for young families, though the 58 m² floor area is compact for long-term family growth.
- Teenagers4/10
The 58 m² layout with two bedrooms and one bathroom offers limited personal space and privacy for teenagers, making it less than ideal for adolescent families.
- Multi-generational Living2/10
With a total floor area of 58 m², two bedrooms, and a single bathroom, the property lacks the spatial capacity and layout separation required for multi-generational living.
- Single Buyers9/10
As a turnkey two-bedroom ground floor apartment priced at €269,000 in a popular location near village amenities and transport links, it represents an exceptional opportunity for single first-time buyers.
- Couples8/10
The apartment offers a stylish, owner-occupied setup with modern upgrades, providing a comfortable and low-maintenance home for couples starting out.
- Empty Nesters8/10
Ground floor access, low maintenance requirements, and a compact layout make this an appealing option for downsizers looking to simplify their lifestyle near local amenities.
- Retirees8/10
Being a ground floor apartment eliminates the need for stairs, and its proximity to Clane village amenities supports independent living, though management fees of €1,650 per annum should be factored in.
Work
3 areas- Remote Working8/10
The property offers a quiet, owner-occupied environment with a well-proportioned layout suitable for home office setups in one of the bedrooms or the open-plan living space.
- Hybrid Commuting8/10
Conveniently positioned approximately 9km from Naas and 28km from Dublin, with the 120 and 139 bus stops close to the estate entrance supporting commuter needs.
- Retired8/10
The single-level ground floor configuration, manageable size, and nearby village conveniences make it well suited for retirees.
Practical
8 areas- Ageing in Place9/10
Being a ground floor apartment with step-free access and a compact, manageable layout makes it exceptionally well suited for ageing in place.
- Low Maintenance9/10
A small 58 m² apartment footprint, modern upgrades, electric heating system, and management company oversight for common areas ensure low ongoing upkeep.
- Secure Gated Entry3/10
The listing highlights a small complex of 20 apartments with ample communal parking, but secure gated entry is not explicitly mentioned and should be verified.
- Minimalist Design8/10
The property features a bright and neutral colour palette, modern chic touches, and an efficient layout that lends itself to minimalist living.
- Flexible Floor Plans5/10
With a fixed 58 m² footprint comprising two bedrooms, a kitchen/dining area, living room, and bathroom, layout flexibility is inherently limited.
- Heritage Home1/10
This is a modern, upgraded apartment development rather than a period or heritage property.
- Ecological Setup7/10
Benefiting from an impressive C-rated BER and an upgraded electric heating system, combining contemporary efficiency within a managed development.
- Outdoor areas6/10
While private outdoor space is limited, the development benefits from extensive communal green spaces for residents to enjoy.
Interests
9 areas- Gardening3/10
As a ground floor apartment within a managed complex, private gardening space is minimal, though the development benefits from extensive communal green spaces.
- Walking8/10
The property's location within a short stroll of Clane village and local amenities makes it very convenient for daily walking and strolls.
- Gym6/10
Clane offers a selection of sporting and recreational facilities, though dedicated gym options depend on local commercial offerings accessible from the village.
- Cycling6/10
The flat topography around Clane is suitable for cycling, and the village location allows for easy two-wheeled local transit, though dedicated cycle lanes should be verified.
- Golf6/10
County Kildare is renowned for its golf courses, and the area offers reasonable proximity to regional sporting clubs.
- Fishing5/10
Proximity to regional waterways like the River Liffey offers potential fishing opportunities nearby, though buyers should verify specific local angling access.
- Horse Riding6/10
County Kildare is a renowned equestrian heartland with various stables and riding facilities located throughout the wider county.
- Water Sports2/10
Inland Co. Kildare lacks significant local water sports facilities or coastal access.
- Entertaining6/10
Features an open-plan dining and living area with modern finishes, though the overall 58 m² footprint naturally restricts the scale of indoor gatherings.
Lifestyle
5 areas- Quiet Living7/10
Located in a small complex of only 20 apartments within a popular residential development featuring extensive green spaces, offering a relatively peaceful suburban environment.
- Rural Living3/10
Situated in a residential development close to Clane village with urban conveniences nearby, offering a suburban rather than a rural lifestyle.
- Village Living9/10
Ideally positioned just a short stroll from Clane village and its wide range of shops, pubs, cafés, restaurants, and schools.
- Coastal Living1/10
Located inland in County Kildare, far from any coastal environments or marine amenities.
- Urban Living5/10
While close to local village amenities and transport links like the 120 and 139 bus stops, Clane provides a suburban village feel rather than an urban metropolis center.
Social
6 areas- Community Involvement7/10
Clane has an active local community with various local groups, sports clubs, and amenities within walking distance of the development.
- Café Culture7/10
A short stroll to Clane village provides access to local cafés, pubs, and restaurants.
- Nightlife5/10
Local pubs and eateries in Clane village provide a quiet evening social scene, while heavier nightlife requires travel to larger nearby towns like Naas.
- Health/Wellness groups6/10
Local community facilities and recreational groups in Clane support wellness activities, though specialized pilates & stretching classes should be verified locally.
- Networking Opportunities4/10
Local networking opportunities are modest in a village setting, though proximity to Naas and Dublin enhances professional connectivity.
- Tech-Hub Connectivity5/10
Reasonable transport access to Dublin supports tech-hub commuting, but local broadband infrastructure should be independently verified by the buyer.
Listing information
- Agent
- DNG McCormack Properties (Clane)
- Phone
- 045 832 535
- Current status
- active
- Published on HouseDelve
- 26 October 2026
- Correction
- Report an issue
HD-78249AHouseDelve · 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.