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17 Westfield, Off Bective Street, Carlanstown, MeathA82N2D0

Price on application

4 Bed~3 Bath~133 m²~BER B3

What you'll like:

  • Cul-de-sac position: The house is located on a quiet cul-de-sac within the estate, which significantly reduces passing traffic noise and enhances overall privacy for residents.
  • South-facing garden: The rear garden enjoys a highly desirable south-facing orientation, maximizing natural sunlight throughout the day and brightening the main living areas.
  • Excellent B3 energy rating: The strong B3 BER rating indicates good thermal efficiency, which can help lower heating bills and potentially qualify the buyer for green mortgage rates.
  • Four well-proportioned bedrooms: The accommodation includes three comfortable double bedrooms alongside a versatile single bedroom, making it ideal for a growing family or home office needs.
  • Master bedroom ensuite: The primary bedroom features a private ensuite bathroom, offering added convenience and privacy away from the main family bathroom upstairs.
  • Open-plan kitchen area: The rear of the house features an open-plan kitchen, dining, and lounge layout that creates a sociable and modern heart of the home.
  • Bay window feature: The front sitting room includes a stylish bay window that enhances curb appeal and floods the front reception space with extra natural light.
  • Turnkey presentation: The property has been continuously modernised and meticulously maintained by its owner-occupants, allowing a new buyer to move in without immediate renovation costs.
  • Central town location: Positioned right in the heart of Kells town centre, residents benefit from having local shops, supermarkets, and restaurants within a very short walking distance.
  • Proximity to green space: The house is situated close to a large, beautifully maintained central green space in the estate, providing a safe recreational area nearby.
  • Generous floor area: Spanning approximately 133 square metres, the home offers spacious and comfortable living accommodations well-suited for modern family life and entertaining.
  • Ground floor guest WC: The inclusion of a downstairs guest toilet adds practical convenience for visitors and reduces the need to use upstairs facilities during the day.
  • Active resident association: The Westfield estate is noted for being exceptionally well maintained by its residents, indicating a strong community pride and stable neighbourhood upkeep.
  • Nearby local schools: The immediate proximity to local educational facilities makes the daily school run significantly easier for families with school-aged children.
  • Convenient leisure access: Local leisure facilities, sports clubs, and community amenities are close by, supporting an active and engaged lifestyle for all household members.
  • Accessible transport routes: The location provides straightforward access out towards major regional road networks, facilitating smoother commutes for working professionals travelling elsewhere.
  • Quiet estate environment: Despite its central town location, the development offers a peaceful residential ambiance away from the main thoroughfare traffic noise.
  • Stylish interior finishes: Throughout the house, contemporary decor and stylish finishes create an inviting atmosphere that requires no immediate aesthetic updates.
  • Practical layout design: The floor plan balances open-plan living with distinct functional zones, ensuring privacy and comfort for every member of the household.
  • Private parking provision: The availability of dedicated parking space on or directly outside the property adds everyday convenience for vehicle owners.

But keep in mind:

  • Cul-de-sac turning restrictions: Parking or turning larger vehicles at the very end of the cul-de-sac might occasionally be tight during peak visitor times.
  • Shared amenity charges: Buyers should verify if the estate has any active management company fees or residents association dues for maintaining the green spaces.
  • Extension limitations: The south-facing garden is a major asset, but any future plans to extend the kitchen footprint would reduce the remaining outdoor green space.
  • Semi-detached acoustic privacy: As a semi-detached property, buyers should check the sound insulation quality between the adjoining party walls to minimize neighbour noise.
  • Missing asking price: The listing does not state an asking price, requiring potential buyers to contact the agent directly to determine market alignment and budget fit.
  • Traffic congestion nearby: Being situated just off Bective Street near the town centre could lead to localized rush hour traffic build-up during peak school and work times.
  • BER certificate validity: Buyers must check the exact date of the B3 BER rating certificate to ensure no subsequent energy efficiency changes have affected its status.
  • Boundary line verification: Purchasers should have their legal representative thoroughly examine the title maps to confirm the exact boundaries of the front and rear gardens.
  • Attic insulation levels: Although the BER is B3, buyers should inspect the attic space directly to confirm adequate insulation depth and proper roof ventilation.
  • Boiler age and service: The efficiency of the heating system depends on the age and maintenance history of the boiler, which should be professionally inspected before purchase.
  • Window seal integrity: Prospective buyers should check the double-glazed windows throughout the house for any signs of condensation or failed seals indicating future replacement needs.
  • Local rental restrictions: Investors should investigate whether any local restriction policies apply to renting out properties within this specific suburban housing development.
  • Broadband speed availability: High-speed fibre broadband availability should be independently verified with service providers to ensure robust connectivity for remote working.
  • Storage space limitations: While the floor area is generous, built-in storage options should be inspected to ensure they meet the specific organizational needs of the buyer.
  • Surface water drainage: Buyers should inspect the south-facing garden during wet weather to ensure adequate surface water drainage away from the rear foundation walls.
  • Electrical safety check: An independent electrical survey should be commissioned to ensure the wiring and fuse board meet current safety standards and support modern appliance loads.
  • Insurance history check: Purchasers should verify whether the property has any previous history of storm or water damage that could impact future home insurance premiums.
  • Extension planning precedents: Anyone planning future structural modifications should check Meath County Council planning records to understand what local extensions have been permitted nearby.
  • Refuse collection logistics: Buyers should confirm the designated bin collection days and storage arrangements, as cul-de-sac layouts can sometimes affect waste truck access.
  • Future local development: Enquiries should be made with the local authority regarding any planned zoning changes or commercial developments in the surrounding town centre area.

Price positioning

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This comparison depends on limited public and listing evidence, which may be incomplete, outdated or not directly comparable. The score is not a percentage, professional valuation or guaranteed estimate. Ask an independent qualified valuer before relying on a property value.

Not enough reliable market evidence is available to position this asking price.

Build Analysis

What we know from similar construction types

  • The property is a four-bedroom semi-detached house spanning 133 square metres with a desirable south-facing back garden.
  • Positioned on a cul-de-sac within a well-maintained estate close to a green space in the heart of Kells town centre.
  • The layout includes a sitting room with a front bay window, a guest WC, and an open-plan kitchen, dining, and lounge area on the ground floor.
  • The first floor comprises three double bedrooms including a master ensuite, a single bedroom, and a main bathroom.
  • The listing notes continuous modernisation by the owner-occupants, but a buyer should still verify the condition of structural elements, plumbing, and electrical systems during a survey.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost is around €1,200 to €1,600
  • Explanation: Based on a 133 m² semi-detached house with a B3 BER rating, which indicates good energy efficiency, though actual costs will depend on occupancy habits and fuel pricing.

Pollution Safe

9/10

Environmental situation to investigate

  • The property is located in a well-established residential area in the heart of Kells town centre, showing no apparent immediate proximity to heavy industrial sites, major waste incinerators, or active large-scale landfills.
  • Any historical or legacy industrial concerns in the wider Meath region should be independently verified by prospective buyers as part of standard due diligence.

Flood Safe

8/10

Water overflow reports to follow up

  • The housing estate is positioned in a central town location elevated above major river basins, suggesting a generally lower baseline risk of fluvial flooding.
  • Localised surface water accumulation during intense rainfall events is a matter that should be checked via local drainage reports and environmental maps.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

  • 36 WESTFIELD, KELLS, MEATH

    Sale date
    Declared sale price
    €380,000.00

  • 24 WESTFIELD, BECTIVE ST, KELLS

    Sale date
    Declared sale price
    €302,000.00

  • 13 WESTFIELD, BECTIVE ST, KELLS

    Sale date
    Declared sale price
    €300,000.00

  • 7 WESTFIELD, BECTIVE ST, KELLS

    Sale date
    Declared sale price
    €304,000.00

  • 21 WESTFIELD, BECTIVE ST, KELLS

    Sale date
    Declared sale price
    €267,000.00

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

No confidently matched previous sale was found in the Property Price Register.

Buyer fees*

Associated expenses guide

  • Stamp duty: Exact figure depends on the purchase price (typically 1% up to €1,000,000 and 2% on the balance for residential properties)
  • Solicitor legal fees: Approximately €1,500 to €3,000 plus outlays and VAT
  • Land registration fees: Approximately €175 to €700 depending on the property value and registration type
  • Property valuation fees: Approximately €150 to €300
  • Surveyor fees: Approximately €400 to €800 depending on the level of detail required
  • Annual home insurance: Approximately €400 to €800 depending on the policy and cover level

Forum Talk

What people are saying about this area

  • Residents in Kells frequently highlight the strong community feel and family-friendly environment of housing estates located close to the town centre.
  • Local community forums often discuss the convenience of living within walking distance of Kells schools, supermarkets, and recreational amenities.
  • Traffic management and parking near town-centre approach roads are occasional topics of discussion among local residents during peak commuting hours.
  • The upkeep of communal green spaces within residential developments like Westfield is generally praised by homeowners in the area.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The property features a south-facing back garden and is located within a sought-after housing estate close to a large green space and local schools, making it ideal for young families.

    8/10
  • Teenagers

    With four bedrooms including three doubles, there is ample private space for teenagers, and the central town location provides good independence and access to amenities.

    7/10
  • Multi-generational Living

    The 133 m² semi-detached layout offers four bedrooms, but lacks dedicated separate annexes or ground-floor bedroom options typical for multi-generational setups.

    5/10
  • Single Buyers

    A four-bedroom house might offer more space than a single buyer needs, but its turnkey condition and central location make it a comfortable long-term investment.

    6/10
  • Couples

    The open-plan kitchen/dining/lounge area and stylish finishes provide a great living environment for couples looking to grow into a home.

    8/10
  • Empty Nesters

    Low-maintenance requirements and immediate proximity to town amenities suit empty nesters, though managing four bedrooms might feel excessive.

    7/10
  • Retirees

    Being close to all of the town's amenities within a short walk is convenient for retirees, though standard two-storey living may require future consideration for ageing in place.

    7/10

Work

3 areas
  • Remote Working

    The four-bedroom layout allows for a dedicated home office setup, though buyers should verify the local broadband speed and connectivity.

    7/10
  • Hybrid Commuting

    Kells offers road links to major regional hubs, making hybrid commuting feasible, though public transport options should be verified.

    6/10
  • Retired

    The low-maintenance condition and proximity to town services suit retirees looking for easy day-to-day living.

    7/10

Practical

8 areas
  • Ageing in Place

    While the home is well-maintained and close to amenities, it is a two-storey four-bedroom property which may require modifications for long-term ageing in place.

    5/10
  • Low Maintenance

    Continuously modernised by its owner occupants, the property is presented in a ready-for-immediate-occupancy condition with a B3 BER rating.

    8/10
  • Secure Gated Entry

    The property is located in an open housing estate cul-de-sac rather than a dedicated secure gated community.

    2/10
  • Minimalist Design

    The home features a practical design and stylish finishes, though it follows a traditional semi-detached family layout rather than pure minimalism.

    6/10
  • Flexible Floor Plans

    The ground floor features an open-plan kitchen/dining/lounge area and a separate sitting room, offering good flexibility for family living.

    6/10
  • Heritage Home

    This is a modernised semi-detached property within a housing estate rather than a period or heritage home.

    2/10
  • Ecological Setup

    The property achieves a strong B3 BER rating, indicating good energy efficiency for a residential home.

    7/10
  • Outdoor areas

    Features a desirable south-facing back garden and is positioned close to a large green space within the estate.

    8/10

Interests

9 areas
  • Gardening

    The property benefits from a south-facing back garden, offering a great space for keen gardeners to cultivate plants and enjoy outdoor landscaping.

    6/10
  • Walking

    All town amenities are within a short walk, and local green spaces offer pleasant immediate walking opportunities.

    8/10
  • Gym

    Leisure facilities are in immediate proximity to the estate, making gym attendance very convenient.

    7/10
  • Cycling

    The central location allows for easy cycling around the town, though local traffic conditions should be verified for longer commutes.

    6/10
  • Golf

    Kells and the surrounding County Meath area offer local golf courses within a reasonable driving distance.

    6/10
  • Fishing

    While local rivers in the Boyne valley region offer fishing opportunities, buyers should verify specific nearby angling spots and access.

    5/10
  • Horse Riding

    County Meath is traditionally known for equestrian activities, though specific riding stables and facilities nearby should be investigated.

    5/10
  • Water Sports

    Inland location means water sports are limited, though local rivers or lakes might offer minor recreational opportunities.

    2/10
  • Entertaining

    The open-plan kitchen/dining/lounge area combined with a south-facing back garden provides an excellent setup for hosting guests and entertaining.

    8/10

Lifestyle

5 areas
  • Quiet Living

    Positioned on a cul-de-sac and a quiet road within the estate, the property offers a peaceful residential environment despite its central town location.

    7/10
  • Rural Living

    Located right in the heart of Kells town centre, this is distinctly an urban housing estate setting rather than a rural escape.

    3/10
  • Village Living

    Kells provides a historic town feel with local amenities within a short walk, offering a close-knit community atmosphere.

    6/10
  • Coastal Living

    The property is located inland in County Meath with no immediate proximity to the coast.

    1/10
  • Urban Living

    Situated right in the heart of Kells town centre with schools, supermarkets, leisure facilities, and restaurants immediately accessible.

    8/10

Social

6 areas
  • Community Involvement

    The estate is described as extremely well maintained by its residents, indicating a strong community spirit within the housing development.

    7/10
  • Café Culture

    Being right in the heart of Kells town centre puts local restaurants, cafés, and social spots within a short walk.

    7/10
  • Nightlife

    Town centre location ensures easy access to local pubs and evening venues without needing a car.

    6/10
  • Health/Wellness groups

    Proximity to local leisure facilities and the town center supports participation in local health, pilates & stretching, and wellness groups.

    7/10
  • Networking Opportunities

    Networking options are generally limited to local town businesses and community organizations rather than major commercial hubs.

    5/10
  • Tech-Hub Connectivity

    Kells is primarily a historic market town, so buyers requiring advanced tech-hub connectivity should verify local digital infrastructure.

    4/10

Listing information

Agent
Lydon Farrell Property
Phone
046 901 0126
Published on HouseDelve
3 October 2026
Correction
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Property reference: HD-8C6C1FHouseDelve · Republic of Ireland

Report 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.