2 Beechgrove, Bracknagh, Rathangan, Co. OffalyR51CF24
€355,000
4 Bed~2 Bath~145 m²~BER A2
What you'll like:
- Exceptional energy rating: The property achieves an impressive A2 BER rating, which significantly reduces heating bills and ensures excellent thermal comfort throughout the changing seasons.
- Modern construction year: Built in 2020, the dwelling benefits from contemporary construction standards and modern materials, minimizing immediate maintenance worries for the incoming buyer.
- Spacious detached layout: Offering approximately 145 square metres of floor area, the four-bedroom detached home provides ample living space for a growing family.
- Ground floor bedrooms: Having two bedrooms conveniently located on the ground floor offers great flexibility for multi-generational living or guests who prefer avoiding stairs.
- Contemporary kitchen design: The well-appointed kitchen features a central island, double oven, and boiling water tap, creating a functional and stylish social heart for the home.
- Ensuite master bedroom: The generous primary bedroom upstairs includes a private ensuite bathroom, providing a comfortable and private retreat for the homeowners.
- Separate utility room: A dedicated utility room equipped with built-in storage and a sink helps keep laundry tasks organized and out of the main living spaces.
- Triple glazed windows: Fitted with modern triple glazed windows and a composite front door, the home enjoys enhanced acoustic insulation and superior draft prevention.
- Air to water heating: The modern air to water heating system delivers efficient, eco-friendly climate control while eliminating reliance on traditional fossil fuel boilers.
- Private rear garden: The substantial and private rear garden is completely not overlooked, offering a secure and peaceful environment for children and pets.
- Outdoor entertaining space: A dedicated patio area directly accessible from the kitchen provides a perfect setting for al fresco dining during warmer weather months.
- Quiet cul de sac: Situated within a quiet cul-de-sac setting, the property benefits from reduced traffic volume and enhanced safety for young children playing outside.
- Quality flooring finishes: The interior showcases attractive wooden and tiled flooring across key living zones, complemented by quality carpets in the upper bedrooms.
- Abundant storage options: Fitted wardrobes in multiple bedrooms and built-in utility units ensure that clutter can be easily managed throughout the house.
- Valuable inclusion package: Selected carpets and light fittings are included in the sale, reducing the initial setup effort and furnishing costs for the buyer.
- External utility provisions: Convenient additions such as an outside tap, outside light, and exterior electrical socket enhance usability when maintaining the garden.
- Storage shed included: A practical Barna shed is positioned in the rear garden, offering useful outdoor storage for bicycles, tools, and seasonal equipment.
- Modern bathroom amenities: The downstairs family bathroom features both a bath and a separate shower unit, catering effectively to busy family morning routines.
- Established residential setting: Located within a popular neighbourhood near Rathangan, residents enjoy a welcoming community feel combined with accessible local conveniences.
- Alarm wiring installed: The house is fully wired for an alarm system, allowing the new owner to easily activate security monitoring for peace of mind.
But keep in mind:
- Rural commuting distance: Situated near Bracknagh and Rathangan, daily commuters should verify local transport links and road conditions to major employment hubs.
- Septic and mains checks: While listed with mains water and sewerage, buyers must have their legal representative thoroughly verify connection agreements and utility transfer details.
- Management company fees: Buyers should investigate whether the development involves any management company or estate maintenance fees for shared common areas.
- Boundary fence verification: The exact boundaries of the large rear garden should be carefully checked against the title map by your appointed legal counsel.
- Air to water servicing: The complex air to water heating system requires specialized annual servicing, which should be factored into ongoing home maintenance budgets.
- BER compliance validation: The A2 energy rating should be independently reviewed against any subsequent modifications to ensure all specified thermal measures remain intact.
- Cul de sac parking limits: While the cul-de-sac location is quiet, visitors should check available parking capacity to ensure congestion does not become problematic.
- Local school capacity: Families should investigate the enrollment capacities and catchment areas of nearby primary and secondary schools before finalizing their purchase.
- Broadband speed availability: High-speed internet connectivity is crucial for remote work, so buyers must verify the actual broadband speeds attainable at this address.
- Extension planning restrictions: Due to the detached nature and garden size, any future plans for extensions should be vetted against local planning regulations.
- Home insurance premiums: Buyers should obtain insurance quotes early, as properties with modern air-to-water systems or specific regional locations can sometimes incur unique policy rates.
- Snag list inspection: Given the 2020 build date, a professional snag list should be commissioned to identify any minor cosmetic or structural settling defects.
- Ventilation system checks: Modern airtight A2-rated homes rely heavily on functioning ventilation systems, which must be inspected to prevent condensation or indoor air stagnation.
- Appliance warranty status: Enquire whether any of the integrated kitchen appliances still carry active manufacturer warranties or if replacement costs lie ahead.
- Property tax assessment: Verify the exact Local Property Tax band applicable to this specific dwelling to ensure accurate ongoing municipal budgeting.
- Attic insulation depth: Although the home has an A2 rating, inspecting the attic space for proper insulation continuity is still a recommended due-diligence step.
- Right of way checks: Legal advisors must confirm the absence of any hidden rights of way or wayleaves affecting the front or rear gardens.
- Garden drainage evaluation: The large rear garden should be inspected during wetter weather to ensure surface water drains adequately without pooling near the patio.
- External lighting wiring: Verify that the exterior light and electrical socket are fully operational and installed in compliance with current electrical safety codes.
- Title mapping accuracy: Ensure the Barna shed and all patio layouts sit entirely within the legal property boundaries without encroaching on public space.
Price positioning
?
- The asking price appears slightly undervalued relative to immediate neighborhood transaction figures, particularly when compared against historical sales of similarly sized modern houses located directly on the same residential street development.
- Upward valuation signals stem from the excellent energy efficiency rating, modern construction standards, and generous internal floor area which typically command strong premiums in current market conditions across this specific rural suburban location.
- Potential factors supporting this competitive pricing level include localized demand fluctuations or a strategy to encourage active competitive bidding, whereas rising construction replacement costs could quickly undermine any perception of relative value.
- Additional positive market factors involve the inclusion of high specification finishes, contemporary fixtures throughout, and a sizeable private rear garden which collectively enhance overall desirability for prospective family purchasers.
Build Analysis
What we know from similar construction types
- The property is a modern detached home built in 2020 with a floor area of approximately 145 square metres, featuring contemporary finishes and a versatile four-bedroom layout over two floors.
- As an A2 BER-rated new-build property, it benefits from high energy efficiency standards, featuring composite triple-glazed windows, a composite front door, and an Air to Water heating system, which generally translate to lower heating and energy running costs.
- The buyer should verify compliance with building regulations, check the status of any structural guarantee schemes applicable to a 2020 build, and inspect the mains water and sewage connections during the pre-purchase survey.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €800 to €1,200.
- Explanation: This property benefits from an A2 BER rating, modern construction from 2020, triple glazed windows, and an efficient Air to Water heating system, which significantly reduces energy consumption and heating expenses compared to older homes.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a predominantly rural residential setting with no major heavy industrial facilities, landfills, or waste incinerators in immediate apparent proximity.
- Any legacy industrial or environmental concerns appear minimal, though standard environmental due diligence is recommended to confirm local soil and water quality.
Flood Safe
8/10Water overflow reports to follow up
- The area generally benefits from an elevated rural inland position, though localized surface water accumulation during extreme weather events should be verified.
- The property utilizes mains water and sewage infrastructure within a modern development built in 2020, and formal flood risk mapping should be consulted by prospective buyers.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
4 BEECHGROVE, BRACKNAGH, RATHANGAN
- Sale date
- Declared sale price
- €390,500.00
Recent sales in the wider Bracknagh area
BALLYSHANE, RATHANGAN, KILDARE
- Sale date
- Declared sale price
- €787,500.00
BALLINOWLART SOUTH, BRACKNAGH, RATHANGAN
- Sale date
- Declared sale price
- €150,000.00
CLONSAST LOWER, BRACKNAGH, RATHANGAN
- Sale date
- Declared sale price
- €420,000.00
ARDRA, BRACKNAGH, RATHANGAN
- Sale date
- Declared sale price
- €350,000.00
HUGHES COTTAGE, CLONSLAT LOWER, BRACKNAGH
- Sale date
- Declared sale price
- €600,000.00
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
2 Beechgrove, Bracknagh, County Offaly
- Sale date
- Declared sale price
- €242,290.00
New buildPrice excludes VAT
Buyer fees*
Associated expenses guide
- Stamp duty: approximately 1% on the first €1 million of the purchase price, equating to €3,550 for an asking price of €355,000.
- Solicitor legal fees: roughly €1,500 to €3,000 plus VAT and outlay costs for conveyancing services.
- Land registration fees: approximately €130 to €700 depending on the property value and registration type.
- Property valuation fees: around €150 to €300 typically charged by a registered valuer for mortgage purposes.
- Surveyor fees: generally between €500 and €1,200 depending on the level of detail required for a structural survey.
- Annual home insurance: estimated between €400 and €800 per year depending on the policy coverage and provider.
Forum Talk
What people are saying about this area
- Residents in the Bracknagh and Rathangan areas frequently highlight the quiet, rural village atmosphere combined with convenient access to nearby towns like Monasterevin and Edenderry.
- Local community discussions often focus on the peaceful cul-de-sac settings of modern residential developments and the appeal of village living for families.
- Traffic and local road maintenance are occasional topics of discussion among commuters traveling to larger employment hubs from the rural Offaly-Kildare border area.
- Prospective buyers in the wider locality often value the energy efficiency of newer housing stock built within recent years.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features four bedrooms and a large private rear garden offering ample space for young children to play safely.
- Teenagers7/10
Four bedrooms provide sufficient personal space for teenagers, though local secondary school access and transport should be verified.
- Multi-generational Living6/10
With two bedrooms on the ground floor and a downstairs family bathroom alongside upstairs bedrooms, there is good layout flexibility for multi-generational needs.
- Single Buyers5/10
A four-bedroom detached home might exceed space requirements for a single buyer, and maintenance of a larger garden should be considered.
- Couples8/10
Provides generous modern living space with an A2 BER rating, making it comfortable and energy-efficient for couples looking to upsize.
- Empty Nesters7/10
Ground floor bedrooms offer great convenience for ageing in place, although the overall four-bedroom size is larger than typical empty nester needs.
- Retirees7/10
The availability of two ground-floor bedrooms and a downstairs bathroom supports long-term accessibility, complemented by modern A2-rated building standards.
Work
3 areas- Remote Working8/10
Four bedrooms provide versatile options for setting up dedicated home office spaces, though broadband speeds should be verified.
- Hybrid Commuting6/10
Offers a peaceful home environment, but commuting times to major employment hubs like Dublin should be considered.
- Retired8/10
Modern, energy-efficient A2 rating and ground-floor bedroom options make it well-suited for retirement living.
Practical
8 areas- Ageing in Place8/10
Features two ground-floor bedrooms and a downstairs bathroom with a shower unit, aiding accessibility.
- Low Maintenance9/10
Built in 2020 with an A2 BER, composite triple-glazed windows, and modern finishes ensuring minimal immediate upkeep.
- Secure Gated Entry4/10
The property is fully wired for an alarm and features a composite front door, though it is not a gated community.
- Minimalist Design8/10
Boasts a modern and contemporary decor with clean lines and a fresh, stylish finish throughout.
- Flexible Floor Plans8/10
A versatile four-bedroom layout spread over two floors with both ground-floor and first-floor bedroom options.
- Heritage Home1/10
This is a modern construction built in 2020 rather than a period or heritage property.
- Ecological Setup9/10
Benefits from an impressive A2 BER rating and an Air to Water Heating System.
- Outdoor areas9/10
Includes a large, private rear garden not overlooked, complete with a patio area and Barna shed.
Interests
9 areas- Gardening8/10
Includes a large private rear garden with a Barna shed and plenty of scope for keen gardeners.
- Walking6/10
The quiet cul-de-sac setting offers pleasant local walks, though transport links to broader trail networks should be checked.
- Gym3/10
There is no dedicated home gym room or nearby commercial fitness facility explicitly highlighted in the immediate vicinity.
- Cycling6/10
Quiet local roads offer cycling opportunities, though commuting or cycling to major towns requires verification of dedicated cycle lanes.
- Golf4/10
Proximity to local golf courses should be verified as none are specifically detailed in the immediate area.
- Fishing4/10
Local angling opportunities would need to be investigated relative to nearby rivers or waterways.
- Horse Riding5/10
The rural Offaly/Kildare border area is known for equestrian interests, though local stables should be independently verified.
- Water Sports2/10
No major water sports facilities are located nearby.
- Entertaining9/10
Features a bright kitchen/dining area with double doors to a patio, plus a large private rear garden ideal for hosting.
Lifestyle
5 areas- Quiet Living9/10
Situated in a quiet cul-de-sac that is not overlooked, providing a peaceful residential environment.
- Rural Living7/10
Located in Bracknagh near Rathangan, offering a countryside feel with rural surroundings while remaining in a small residential development.
- Village Living8/10
Well-positioned within reach of local village amenities and Rathangan town.
- Coastal Living1/10
The property is located inland in County Offaly with no proximity to the coast.
- Urban Living3/10
Set in a rural village setting rather than an urban or city environment.
Social
6 areas- Community Involvement7/10
Located in a well-established residential development and cul-de-sac fostering community connections.
- Café Culture4/10
Access to local cafes relies on nearby Rathangan or surrounding towns.
- Nightlife2/10
A quiet residential cul-de-sac setting with minimal local nightlife options.
- Health/Wellness groups5/10
Local wellness and fitness groups would require investigation in nearby towns.
- Networking Opportunities3/10
Primarily a residential area with limited professional networking hubs.
- Tech-Hub Connectivity3/10
Proximity to major tech hubs is low, though remote working is supported pending broadband verification.
Listing information
- Agent
- Kelly Hudson Properties
- Phone
- 045 430 336 / 046 973 1545
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-D29244HouseDelve · 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.