172 Rath Lodge, Ashbourne, Co. MeathA84K585
€330,000
2 Bed~2 Bath~67 m²~BER C
What you'll like:
- Popular estate location: Situated in the sought-after Rath Lodge development, this home provides a desirable neighbourhood feel within convenient reach of local residential amenities and community facilities.
- Walking distance to town: Positioned just a short stroll from Ashbourne town centre, residents can easily access local shops, supermarkets, restaurants, and everyday services without needing a car.
- Educational proximity: The nearby school campus at Millbourne is within easy walking distance, making the morning school run exceptionally convenient for future occupants or families.
- Local sports access: The property is located close to local GAA grounds and clubhouses, offering great opportunities for community sports participation and active weekend lifestyles.
- Convenient public transport: Local bus stops are within walking distance, providing direct connectivity for commuters traveling regularly into Dublin city centre and surrounding areas.
- On-site crèche facility: Having a crèche situated right within the development offers fantastic daily convenience for working parents with young infants and toddlers.
- Freshly painted interior: The home has been freshly painted throughout, providing a clean neutral canvas that saves the new buyer immediate time and redecoration expenses upon moving in.
- Bright living room: The spacious living room benefits from an abundance of natural light and features attractive laminate wood flooring, creating a comfortable environment for daily relaxation.
- Feature gas fireplace: The living area includes a welcoming fireplace with a gas insert, adding a cozy focal point and convenient heating option for colder winter evenings.
- Two double bedrooms: Both bedrooms are genuine double sizes rather than cramped singles, featuring comfortable carpet underfoot and plenty of room for standard furniture layouts.
- Built-in wardrobe storage: Both upstairs double bedrooms include practical built-in wardrobes, maximising available floor space and providing ready-made storage solutions for clothes and personal items.
- Guest WC downstairs: The inclusion of a ground floor guest WC adds significant everyday convenience for residents and visiting guests, avoiding the need to use upstairs facilities.
- Natural light downstairs: The guest WC benefits from a dedicated window for natural light and ventilation, ensuring the space remains fresh and well-aired naturally.
- Practical kitchen layout: The kitchen is well-positioned with fitted base and eye-level storage cupboards, providing a functional workspace equipped with essential everyday appliances.
- Included appliances: The sale includes appliances as seen along with fixtures and fittings, reducing upfront move-in costs and hassle for first-time buyers or investors.
- Functional main bathroom: The fully tiled main bathroom features a shower over the bath, catering well to both quick morning showers and relaxing evening soak routines.
- Bathroom natural light: The upstairs bathroom includes a roof light that floods the space with natural daylight, reducing reliance on artificial lighting during daytime hours.
- Generous airing cupboard: A large airing cupboard houses an insulated tank and dual immersion with shelving, offering excellent dedicated storage for linen and household items.
- Low-maintenance garden: The fully paved private rear garden features raised bedding and timber fence panels, creating a secure outdoor retreat without demanding heavy gardening maintenance.
- Mains services connected: The property benefits from reliable mains water and sewage connections alongside gas-fired central heating, ensuring straightforward utility management for the homeowner.
But keep in mind:
- Moderate BER rating: The property holds a C energy rating with an indicator of 187.37 kWh per square metre annually, meaning the buyer should budget for potential insulation upgrades to improve efficiency.
- Modest floor area: Measuring approximately 67 square metres, the compact footprint offers limited overall living space which may feel restrictive for growing families over the long term.
- Staircase in living room: The open staircase leads directly up from the living room, which can impact furniture placement options and reduce acoustic privacy between floors.
- Electric shower reliance: The bathroom features a shower over the bath, and buyers should verify if the shower is powered by the gas boiler system or an electric pump for optimal pressure.
- Potential attic insulation: Given the C energy rating, buyers should verify the depth and quality of attic insulation to determine if additional thermal upgrading is required to reduce heating bills.
- Gas heating maintenance: The gas-fired central heating system requires regular annual servicing by a certified technician to ensure safe operation and optimal fuel efficiency over time.
- Management company fees: Buyers should investigate whether Rath Lodge operates a property management company for communal areas and verify the exact annual service charges applicable.
- Parking arrangements: The listing does not detail assigned parking bays, so prospective buyers must inspect the front courtyard to verify designated parking spaces and visitor availability.
- Limited garden lawn: The rear garden is fully paved rather than grassed; buyers who prefer natural green lawns should consider whether this hardscaped layout suits their lifestyle.
- Compact kitchen footprint: While functional, the kitchen area is relatively modest and offers limited counter space for extensive culinary enthusiasts or large kitchen appliances.
- Secondary school capacity: Buyers with teenagers should verify local secondary school enrollment capacities and catchment areas to ensure adequate educational places are available.
- Public transport frequency: While bus stops are within walking distance, buyers should check peak-time commuter timetables and seat availability to ensure the service meets their work schedule.
- Proximity noise factors: Being situated in a popular residential development close to local amenities may bring occasional traffic and pedestrian activity noise during peak hours.
- Window glazing age: Buyers should have a surveyor inspect the age and thermal performance of the window and exterior door glazing to check for drafts or failing seals.
- Ventilation fan operation: The listing notes an extractor fan in the bathroom, and buyers should verify that all mechanical ventilation units are fully operational to prevent moisture buildup.
- Dual immersion reliance: The hot water system includes a dual immersion heater, which can be expensive to run if relied upon heavily instead of the gas boiler.
- Terraced party walls: As a terraced home, shared party walls mean acoustic insulation depends heavily on original construction quality, so buyers should assess sound transfer.
- Storage limitation: Outside of the bedroom built-in wardrobes and airing cupboard, overall internal storage is relatively limited, requiring careful space management for belongings.
- Future extension constraints: Due to the modest plot size and terraced nature, opportunities for major physical ground-floor extensions are likely restricted by planning and space limits.
- Online bidding platform: Offers must be processed via a unique online bidding platform, so buyers should familiarise themselves with the registration requirements and platform rules prior to making offers.
Price positioning
?
- The asking price appears somewhat undervalued compared to recent official price registers for similar dwellings within the same development, which indicate higher achieved values for comparable properties of similar size and layout in the immediate local area.
- Strong upward valuation signals stem from robust demand in Ashbourne for two-bedroom homes, alongside turnkey internal conditions featuring fresh paintwork, built-in storage, and a low-maintenance paved rear garden that heavily appeal to first-time buyers.
- Potential factors supporting this accessible pricing strategy include the moderate C energy rating and compact sixty-seven square metre floor area, which may temper intense bidding wars if prospective purchasers factor in future retrofitting costs.
- Overall, the pricing positions the property attractively to generate competitive online interest, though market momentum and enthusiastic buyer competition could easily push the final transaction figure significantly beyond this initial asking amount.
Build Analysis
What we know from similar construction types
- The property is a two-bedroom terraced home with a floor area of 67 square meters, featuring a living room with a gas insert fireplace, a fitted kitchen, two double bedrooms, a main bathroom, and a guest WC.
- A buyer should investigate the condition of the roof light in the main bathroom to ensure proper sealing and check the performance and age of the gas-fired central heating system and insulated tank in the airing cupboard.
- Given that it is a terraced property, a purchaser should verify party wall arrangements and sound insulation between adjoining homes.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately €900 to €1,200.
- Short explanation: Given the property has a floor area of 67 m² and a BER rating of C with gas-fired central heating, energy consumption is expected to be moderate, though actual costs will vary based on personal usage and energy price fluctuations.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a predominantly residential suburban estate with no major industrial facilities, heavy manufacturing plants, or active large-scale incinerators directly adjoining the immediate area.
- Any historical or legacy land uses in the broader Ashbourne region should be independently verified by the buyer through local environmental searches if specific concerns arise.
Flood Safe
8/10Water overflow reports to follow up
- The general Ashbourne area is not traditionally classified as a high-risk flood zone, though localized surface water accumulation during extreme weather events should always be checked.
- Buyers are advised to review official Office of Public Works (OPW) flood maps and consult a qualified surveyor to confirm the specific flood risk status of the property plot.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
193 RATH LODGE, ASHBOURNE, MEATH
- Sale date
- Declared sale price
- €525,000.00
83 RATH LODGE, ASHBOURNE, MEATH
- Sale date
- Declared sale price
- €340,000.00
94 RATH LODGE, ASHBOURNE, MEATH
- Sale date
- Declared sale price
- €405,000.00
75 RATH LODGE, ASHBOURNE, MEATH
- Sale date
- Declared sale price
- €186,666.00
95 RATH LODGE, ASHBOURNE, MEATH
- Sale date
- Declared sale price
- €325,000.00
Recent sales in the wider Ashbourne area
41 THE CRESCENT, KILLEGLAND ST, ASHBOURNE
- Sale date
- Declared sale price
- €250,000.00
42. CHURCHFIELDS WAY, CHURCFIELDS, ASHBOURNE
- Sale date
- Declared sale price
- €500,000.00
16 CHURCHFIELDS PARK, CHURCHFIELDS, ASHBOURNE
- Sale date
- Declared sale price
- €650,000.00
26 TUDOR CLOSE, ASHBOURNE, MEATH
- Sale date
- Declared sale price
- €495,000.00
16 ASHEWOOD GREEN, ASHEWOOD, ASHBOURNE
- Sale date
- Declared sale price
- €475,000.00
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: approximately 1 percent of the purchase price, amounting to €3,300.
- Solicitor legal fees: roughly €1,500 to €2,500 excluding VAT and outlays.
- Land registration fees: approximately €130 to €700 depending on the registration type.
- Property valuation fees: around €150 to €300 for mortgage purposes.
- Surveyor fees: approximately €400 to €800 depending on the level of detail required.
- Annual home insurance: estimated between €350 and €600 per year.
Forum Talk
What people are saying about this area
- Residents in Ashbourne frequently discuss the convenience of local amenities, highlighting the short walking distance to the town centre and the school campus at Millbourne.
- Local community forums often mention transport connectivity, noting the proximity of bus stops providing regular access to Dublin and surrounding areas.
- Discussions regarding the Rath Lodge estate typically focus on its family-friendly environment, quiet surroundings, and proximity to local crches and sports facilities like the GAA grounds.
- Traffic management and peak-hour commuting times along the main routes into and out of Ashbourne are common topics among local residents.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property features two double bedrooms and a creche on site a short stroll away, making it suitable for a small family with a young child, though space is limited at 67 m².
- Teenagers4/10
With only two bedrooms and 67 m² of floor area, space is quite restricted for teenagers who typically require larger independent living areas.
- Multi-generational Living2/10
The compact size of this two-bedroom home does not lend itself well to multi-generational living arrangements.
- Single Buyers9/10
An ideal starter home offering manageable space, two double bedrooms, and an affordable entry point for single buyers.
- Couples9/10
Provides an excellent layout for couples starting out, with a bright living room, guest WC, and two comfortable double bedrooms.
- Empty Nesters8/10
A fantastic option for downsizers looking for a low-maintenance, manageable property close to local amenities in Ashbourne.
- Retirees7/10
The low-maintenance paved garden and manageable size suit retirees, though buyers should verify the accessibility of stairs and amenities for long-term comfort.
Work
3 areas- Remote Working7/10
The two-bedroom layout allows for a potential home office setup in one of the bedrooms, though broadband speeds should be verified.
- Hybrid Commuting7/10
Conveniently located within walking distance of local bus stops servicing commuter routes.
- Retired8/10
Low maintenance requirements and proximity to town amenities make it well-suited for retirees.
Practical
8 areas- Ageing in Place6/10
Features a guest WC on the ground floor and low maintenance, but the two-story layout with stairs to bedrooms requires verification for long-term mobility needs.
- Low Maintenance9/10
Freshly painted throughout, with a maintenance-free paved rear garden and tiled flooring in key areas.
- Secure Gated Entry1/10
Property is located in a standard open residential estate rather than a gated community.
- Minimalist Design6/10
Features neutral finishes and laminate wood flooring, providing a clean slate for minimalist interior design.
- Flexible Floor Plans5/10
Standard two-bedroom terraced layout with defined rooms rather than highly flexible open-plan spaces.
- Heritage Home1/10
This is a modern estate property rather than a traditional heritage home.
- Ecological Setup5/10
Comes with a BER rating of C, meaning buyers may want to investigate energy efficiency upgrades.
- Outdoor areas6/10
Benefits from a private, fully paved rear garden with raised bedding and timber fence panels.
Interests
9 areas- Gardening4/10
The rear garden is fully paved for low maintenance with raised bedding, offering limited traditional gardening space.
- Walking8/10
Walking distance to local bus stops, Ashbourne town centre, school campus, and GAA grounds.
- Gym6/10
Proximity to Ashbourne town centre provides reasonable access to local fitness and wellness facilities.
- Cycling6/10
The suburban location allows for local cycling, though specific dedicated cycle infrastructure should be verified.
- Golf5/10
General location in Meath offers access to regional courses, though buyers should check the exact distance to the nearest golf club.
- Fishing3/10
No notable fishing amenities are highlighted directly adjacent to the property.
- Horse Riding3/10
While Co. Meath has equestrian facilities, none are specifically tied to this suburban estate.
- Water Sports1/10
Inland location offers no immediate access to water sports.
- Entertaining7/10
The bright living room and private, maintenance-free paved rear garden provide good spaces for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Located in a popular residential estate with a private rear garden, offering a generally peaceful suburban environment.
- Rural Living2/10
This is a suburban estate setting in Ashbourne town, far removed from rural isolation or countryside properties.
- Village Living8/10
Ashbourne offers a vibrant town and village feel with local amenities, schools, and GAA grounds within walking distance.
- Coastal Living1/10
The property is located inland in Co. Meath with no proximity to the coast.
- Urban Living5/10
While close to local town amenities, it is a suburban estate rather than an urban center like Dublin city.
Social
6 areas- Community Involvement7/10
Proximity to local GAA grounds, schools, and community amenities supports local engagement.
- Café Culture7/10
Walking distance to Ashbourne town centre provides access to local cafes and eateries.
- Nightlife5/10
Limited nightlife options within immediate walking distance compared to major urban centers.
- Health/Wellness groups6/10
Local sports clubs and town facilities offer access to health and wellness groups.
- Networking Opportunities4/10
Primarily a residential suburban neighborhood with limited professional networking hubs on the doorstep.
- Tech-Hub Connectivity5/10
Commuter distance to major employment hubs, though buyers should verify local broadband speeds.
Listing information
- Agent
- Sherry FitzGerald Geraghty
- Phone
- 01 835 0577
- Published on HouseDelve
- 26 September 2026
- Correction
- Report an issue
HD-ED944EHouseDelve · 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.