2 Hillside, Clonalvy, Garristown, Co. MeathA42FD42
€795,000
4 Bed~2 Bath~236 m²~BER C1
What you'll like:
- Generous Floor Area: Spanning an impressive 236 square metres, this substantial family home provides exceptional internal space that comfortably accommodates growing families without feeling cramped.
- Expansive Site Area: Set upon a generous c. 0.71-acre site, the property offers vast outdoor grounds that give children plenty of room to play and adults ample gardening potential.
- Picturesque Countryside Setting: Positioned in a charming rural village, the property enjoys stunning views over adjacent farmland and a wonderful sense of peace and natural openness.
- Modern Construction Era: Built in 2003, the residence benefits from contemporary building standards and layouts that typically avoid the awkward floor plans often found in much older rural cottages.
- Four Well-Proportioned Bedrooms: The accommodation features four generously sized bedrooms upstairs, ensuring every family member enjoys a comfortable and bright private sanctuary.
- Luxurious Main Suite: The primary bedroom includes a dedicated walk-in wardrobe and private en-suite bathroom, providing a welcome personal retreat away from the rest of the household.
- Dual Reception Rooms: Having two separate reception rooms allows families to easily separate formal entertaining spaces from casual daily living and children's activities.
- Seamless Garden Access: Both reception rooms and the kitchen feature direct access points via French doors, creating an effortless indoor-outdoor flow for warm weather entertaining.
- Central Kitchen Island: The kitchen and dining area centers around a practical island unit, serving as an attractive focal point and a convenient spot for casual family breakfast gatherings.
- Dedicated Utility Room: A large separate utility room offers valuable extra storage and keeps noisy laundry appliances out of the main kitchen and dining zones.
- Convenient Ground Floor WC: A separate downstairs toilet adds crucial everyday practicality for guests and family members, preventing the need to walk upstairs during busy daytime hours.
- Relaxing Corner Bathtub: The main upstairs bathroom features a relaxing corner bath, offering a luxurious space to unwind after a long day in the countryside.
- Swooping Tarmac Driveway: The gated entrance opens to a smart tarmac driveway that provides ample off-street parking and a tidy, low-maintenance approach to the home.
- Practical Detached Garage: A dedicated detached garage offers secure storage for vehicles, garden machinery, or hobby equipment, enhancing the overall functionality of the large site.
- Multiple Outdoor Seating Zones: The property includes both a rear decked area for dining and a side paved patio, ensuring residents can follow the sun throughout the day.
- Established Mature Gardens: The surrounding gardens are already well-established with mature planting, sparing the new owner years of waiting for newly landscaped plots to grow in.
- Water Softener Installed: An integrated water softener system protects household appliances from hard water scale buildup and provides a noticeable improvement in water quality.
- Remote CCTV Security: A pre-installed CCTV camera system with remote smartphone access enhances peace of mind and allows owners to monitor the perimeter from anywhere.
- Strong Community Atmosphere: Located in a close-knit village with several newly built homes nearby, buyers will find a welcoming neighborhood ideal for raising children.
- Accessible Rural Location: Despite the tranquil countryside setting, the property remains within easy commuting reach of Dublin and surrounding towns for convenient employment access.
But keep in mind:
- Moderate Energy Rating: The C1 BER rating indicates that energy performance is only average, meaning the buyer should budget for potential future upgrades to improve thermal efficiency.
- Onsite Wastewater Treatment: The property relies on a septic tank rather than mains drainage, requiring regular professional desludging and ongoing maintenance checks by the buyer.
- Private Water Supply Risk: While connected to mains water, buyers should verify the reliability and pressure of the local rural supply network during peak summer months.
- Rural Heating Dependence: Relying on oil heating means fluctuating fuel costs and the inconvenience of managing oil deliveries, which should be factored into the annual household budget.
- Substantial Upkeep Requirements: Maintaining a sprawling c. 0.71-acre site and mature gardens demands significant time, physical effort, or ongoing financial investment in professional landscaping help.
- Rural Commuting Reliance: Daily life in this location requires total dependence on private vehicles, as local public transport options are typically limited or non-existent.
- Potential Septic Tank Compliance: The buyer should conduct a thorough pre-purchase environmental inspection to ensure the onsite wastewater system fully complies with current statutory standards.
- Single Glazing Or Older Seals: The 2003 build date means original double-glazed windows and exterior doors may now be nearing the end of their optimal lifespan and require replacement.
- Isolated Village Amenities: Relying on a small rural village means major grocery shopping, secondary schools, and healthcare facilities will require regular driving to nearby larger towns.
- Drains and Gutter Maintenance: Surrounded by mature trees and farmland, the property's gutters and drainage channels will need frequent clearing to prevent autumn blockages and dampness.
- High Heating Volume: The generous 236 square metre floor area means heating bills during winter could be quite substantial with an oil-fired boiler system.
- Remote Location Connectivity: Broadband speeds in rural areas can sometimes be variable, so remote workers should independently verify the available internet connection speeds before purchasing.
- Boundary Demarcation Checks: Given the rural setting adjacent to a working farm, the buyer must carefully verify all legal property boundaries and fencing responsibilities with their solicitor.
- Agricultural Proximity Impacts: Living directly beside a working farm to the rear may occasionally bring seasonal noise, dust, farm traffic, or agricultural odours during peak harvesting periods.
- Staging Discrepancies: Since some listing photography may be virtually staged or digitally enhanced, the buyer must inspect the physical interior condition closely for any hidden cosmetic wear.
- Roof Space Insulation: The buyer should investigate the current depth and condition of attic insulation to determine if additional lagging is needed to reduce future heating costs.
- Limited Footpath Access: Walking outside the gated entrance may involve rural roads without dedicated pedestrian footpaths, impacting safe evening strolls with children or pets.
- Surface Water Drainage: Due to the clay-heavy soils often found in rural Meath, buyers should check that rainwater run-off from the large driveway drains effectively away from the foundations.
- Boiler Servicing History: The oil boiler is over two decades old considering the 2003 build date, meaning a specialized heating engineer should inspect its operational condition prior to closing.
- Future Expansion Planning: Any plans to extend or structurally alter this detached rural home will require navigating strict local county development guidelines for one-off rural housing.
Price positioning
?
- The asking price appears somewhat overvalued because the listed figure sits comfortably above several recent regional transactions, reflecting high expectations for its substantial floor area and mature acreage.
- Upward valuation signals stem from the generous c. 0.71-acre site, expansive internal square footage, two distinct reception rooms, and a detached garage that strongly appeal to family buyers.
- Market support for this ambitious price point could be undermined by the C1 energy rating and rural location, whereas sustained demand for spacious country properties could justify the figure.
- Additional factors influencing the positioning include the property's modern security features, extensive outdoor entertaining spaces, and proximity to regional commuter routes despite the quiet rural setting.
Build Analysis
What we know from similar construction types
- The property was built in 2003 and spans a generous floor area of approximately 236 square metres on a 0.71-acre site.
- The house features a C1 BER rating, indicating moderate energy efficiency that is better than D-G ratings but still leaves room for upgrades if desired.
- A septic tank is present on site, so a buyer should investigate its compliance, maintenance history, and capacity.
- The presence of a detached garage and oil heating should be inspected for condition and service history.
- Given the rural location, a buyer should verify the functionality and water quality from the mains water supply alongside the noted water softener system.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 2,200 euro to 2,800 euro.
- Explanation: Based on a floor area of 236 square meters and a C1 BER rating, combined with the property's oil-fired central heating system, heating costs will vary depending on individual energy usage and fuel price fluctuations.
Pollution Safe
9/10Environmental situation to investigate
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
No verified results were found for this group in the previous five years.
Recent sales in the wider Clonalvy area
WILLOW HOUSE, HAWKINSTOWN, GARRISTOWN
- Sale date
- Declared sale price
- €675,000.00
SUNSET, CUSHENSTOWN, GARRISTOWN
- Sale date
- Declared sale price
- €250,000.00
ROADMAIN, GARRISTOWN, MEATH
- Sale date
- Declared sale price
- €800,000.00
CLOGHERTOWN, CLONALVY, MEATH
- Sale date
- Declared sale price
- €500,000.00
RIVERSTOWN, GARRISTOWN, MEATH
- Sale date
- Declared sale price
- €200,000.00
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 on the first one million euro of the purchase price, amounting to roughly 7,950 euro for this property.
- Solicitor legal fees: generally range from 1,500 euro to 3,500 euro excluding VAT and outlays.
- Land registration fees: typically around 600 euro to 800 euro for property registration and mapping.
- Property valuation fees: usually between 150 euro and 300 euro depending on the lender and surveyor.
- Surveyor fees: approximately 500 euro to 1,200 euro depending on the depth of the structural survey.
- Annual home insurance: estimated between 500 euro and 1,000 euro depending on the level of cover and the location.
Forum Talk
What people are saying about this area
- Residents in the Clonalvy and Garristown area frequently highlight the strong sense of community and peaceful rural atmosphere.
- Local discussions often centre around the appeal of countryside living combined with convenient access to Dublin and surrounding towns.
- Community interest is supported by the addition of new family homes locally, enhancing the vibrancy of the area.
- The scenic surroundings and historic character of the village are regularly praised by locals on community forums.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
Set on a large c. 0.71-acre site with extensive mature gardens, this property provides plenty of safe outdoor play space for young children.
- Teenagers8/10
With four bedrooms, two reception rooms, and plenty of internal space, growing teenagers will have ample room for independence and study.
- Multi-generational Living6/10
The generous floor area of 236 square metres offers good separation of space, though additional ground-floor bedroom modifications might be needed for elderly relatives.
- Single Buyers5/10
A large detached countryside home may require higher maintenance and a larger budget than typically desired by a single buyer.
- Couples8/10
Provides an idyllic and spacious retreat for couples looking to enjoy countryside living with room to grow.
- Empty Nesters7/10
Offers single-level elements like a downstairs WC and a peaceful setting, though the large garden and four-bedroom footprint mean ongoing upkeep.
- Retirees7/10
The peaceful rural atmosphere and gated entrance are ideal for retirement, though buyers should verify proximity to essential medical and community services.
Work
3 areas- Remote Working8/10
The spacious layout allows for dedicated home office spaces, though buyers should verify local broadband speeds for remote work reliability.
- Hybrid Commuting6/10
Offers easy access to Dublin and surrounding towns, making hybrid commuting feasible depending on the exact workplace location.
- Retired9/10
An exceptional environment for retirees seeking peace, quiet, and a scenic village atmosphere.
Practical
8 areas- Ageing in Place6/10
Includes a convenient downstairs WC and spacious ground floor, though all main bathrooms are upstairs.
- Low Maintenance5/10
The extensive c. 0.71-acre mature gardens and septic tank system require regular ongoing property maintenance.
- Secure Gated Entry9/10
Approached through a private gated entrance and further enhanced by a remote-accessible CCTV camera system.
- Minimalist Design4/10
The home features a traditional, warm family layout with a classic central hallway and multiple reception rooms rather than stark minimalism.
- Flexible Floor Plans7/10
Two reception rooms and an open-plan kitchen/dining layout provide good flexibility for family living arrangements.
- Heritage Home3/10
Built in 2003, this is a modern detached family home rather than a period or heritage property.
- Ecological Setup6/10
Features a C1 BER rating, a water softener system, and oil heating, though buyers may wish to explore further energy upgrades.
- Outdoor areas10/10
Highlights include a c. 0.71-acre site with mature gardens, a swooping tarmac driveway, a detached garage, a rear decked area, and a side paved patio.
Interests
9 areas- Gardening10/10
Features extensive mature gardens extending to both the front and rear across a c. 0.71-acre plot, ideal for keen gardeners.
- Walking8/10
Surrounded by scenic countryside roads and historic surroundings, providing pleasant local walking routes.
- Gym4/10
Being in a rural village location means commercial gym facilities will require a drive to nearby towns.
- Cycling7/10
Quiet country roads offer appealing routes for cyclists, though traffic speeds and lack of dedicated cycle lanes should be considered.
- Golf5/10
Buyers should investigate the distance to the nearest golf courses, as local amenities in the immediate village are limited.
- Fishing5/10
Proximity to local rivers or lakes for fishing should be verified by prospective buyers.
- Horse Riding7/10
The rural setting and surrounding countryside may offer potential equestrian opportunities, subject to local inquiries.
- Water Sports2/10
An inland rural location means water sports facilities are not readily accessible nearby.
- Entertaining9/10
Equipped with two reception rooms, a central kitchen island with French doors, a decked outdoor dining area, and a paved patio.
Lifestyle
5 areas- Quiet Living10/10
Located in a peaceful countryside setting with a farm to the rear and stunning rural views, ensuring maximum tranquillity.
- Rural Living10/10
Positioned on a c. 0.71-acre site in the charming village of Clonalvy, offering a genuine countryside lifestyle.
- Village Living8/10
Situated in the charming village of Clonalvy with a strong sense of community and a close-knit character.
- Coastal Living1/10
The property is located inland in County Meath, far away from any coastal areas.
- Urban Living3/10
This is a rural countryside property, far removed from the hustle and bustle of city life.
Social
6 areas- Community Involvement9/10
Clonalvy boasts a strong sense of community and a close-knit character, perfect for active local participation.
- Café Culture4/10
Café options within the immediate village are likely limited, requiring travel to larger neighbouring towns.
- Nightlife2/10
This is a quiet rural area with virtually no urban nightlife options.
- Health/Wellness groups5/10
Local wellness groups would rely on community hall activities or nearby town centers.
- Networking Opportunities3/10
Networking opportunities in the immediate rural village are sparse, leaning heavily toward remote or commuter-based connections.
- Tech-Hub Connectivity4/10
Proximity to major tech hubs is limited by the rural location, though remote connection is possible.
Listing information
- Agent
- DNG Tormey Lee
- Phone
- 01 835 7089
- Published on HouseDelve
- 10 September 2026
- Correction
- Report an issue
HD-A27555HouseDelve · 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.