2 Rockfield Road, Kells, MeathA82D9P1
€325,000
4 Bed~2 Bath~116 m²~BER C
What you'll like:
- Generous Floor Area: The property provides approximately 116 square metres of well-proportioned living space, offering ample room for a growing family or buyers needing home office options.
- Four Bedroom Layout: Featuring four distinct bedrooms upstairs, this home comfortably accommodates larger households without sacrificing personal space or functional guest quarters.
- Integrated Garage Potential: The good-sized integrated garage presents a straightforward opportunity for conversion into a downstairs bedroom or playroom, subject to obtaining the necessary planning permissions.
- South Facing Side Garden: The large south-facing side garden is surrounded by mature landscaped hedging, ensuring bright natural sunlight throughout the day and excellent outdoor privacy.
- Walking Distance Amenities: Positioned ideally on the edge of the town, residents can easily walk to local shops, schools, cafes, and restaurants without relying heavily on a car.
- Historic Town Setting: Located within the vibrant heritage town of Kells, buyers benefit from a rich cultural calendar, local festivals, and a strong sense of established community spirit.
- Excellent Educational Access: The surrounding area boasts a selection of highly regarded primary and secondary schools, making this an ideal long-term home for families with children.
- Comprehensive Local Sports: Proximity to renowned local amenities like Headfort Golf Club, swimming pools, GAA, soccer, and rugby clubs ensures plenty of recreational options nearby.
- Convenient Commuter Access: Being just a short drive from the M3 motorway facilitates a manageable forty-minute commute to Blanchardstown and the wider M50 transport interchange.
- Reliable Public Transport: The town is serviced by a regular bus route providing direct, straightforward connections to Dublin city centre, Dublin Airport, and surrounding regional areas.
- Practical Utility Room: The dedicated utility room is fitted with cabinets and an integrated sink, keeping laundry separate from the main kitchen and living areas for added convenience.
- Ground Floor Facilities: The inclusion of a guest wet room with a walk-in shower on the ground floor provides practical accessibility options for aging residents or visiting guests.
- Mature Residential Setting: Situated within a well-sought-after mature development, buyers can expect a settled neighborhood character rather than the disruption of ongoing heavy construction phases.
- Off Street Parking: The provision of an off-street driveway ensures secure and convenient vehicle parking directly in front of the home, removing street parking hassles.
- Well Maintained Lawn: The property includes a tidy rear lawn area complete with a small storage shed, offering practical space for gardening equipment and outdoor play.
- Bright Living Spaces: The front sitting room benefits from natural light and features patio doors leading directly out to the front, creating an inviting atmosphere for daily relaxation.
- Original Character Details: The presence of charming original features throughout adds unique aesthetic value and traditional warmth that modern builds often struggle to replicate.
- Competitive Price Point: At an asking price of three hundred and twenty-five thousand euros for a four-bedroom home, the property represents strong value compared to major urban centers.
- Manageable Energy Rating: A C-rated building energy performance provides a reasonable baseline of efficiency, meaning heating costs should be relatively moderate before any upgrades.
- Clear Expansion Options: The combination of a generous side garden and integrated garage gives buyers exceptional flexibility to extend and customize the footprint over time.
But keep in mind:
- C Rated Efficiency: The BER rating sits at C, which means buyers should budget for future energy upgrades like insulation or window replacements to minimize rising utility bills.
- Garage Conversion Costs: Converting the integrated garage into a habitable room will require capital investment, professional architectural design, and formal local authority planning compliance checks.
- Box Bedroom Limitations: The fourth bedroom is noted as a smaller box room, which may severely restrict its use to a home office or nursery rather than a standard double bedroom.
- Aged Gas Boiler: The gas boiler is located within the kitchen, and buyers should thoroughly inspect its age and working condition to avoid an immediate costly replacement.
- Potential Drainage Issues: Given the mature nature of the development, buyers should arrange a CCTV drain survey to check for root intrusion or pipe damage from surrounding hedging.
- Roof Insulation Levels: Prospective buyers must verify the current depth and condition of attic insulation to ensure the home retains heat efficiently during colder winter months.
- Boundary Line Verification: The extent of the garden boundaries alongside the mature hedging should be carefully checked against the official title deeds to prevent future boundary disputes.
- Window Glazing Status: Buyers need to investigate whether the windows are double or triple glazed, as older units could be prone to drafts and require eventual upgrading.
- Electrical System Age: Because the home retains original features, an exhaustive electrical survey is recommended to confirm the fuse board and wiring meet modern safety standards.
- Traffic and Parking Congestion: Being positioned on the edge of town near local amenities may bring occasional traffic congestion or parking overflow from nearby visitors during peak hours.
- Surface Water Drainage: The south-facing side garden and rear lawn should be inspected for proper grading and surface water drainage to prevent puddling during heavy rainfall.
- Potential Asbestos Materials: In homes of this vintage, buyers should verify with a surveyor if any asbestos-containing materials were used in older textured ceilings or outhouse roofs.
- Plumbing Pressure Check: The water pressure feeding the two bathrooms and the ground floor shower should be tested to ensure adequate flow when multiple fixtures run simultaneously.
- Upstairs Bathroom Layout: The main family bathroom features a walk-in shower rather than a bathtub, which might not suit families with young children requiring a standard tub.
- Storage Limitations: Aside from the small garden shed and garage, built-in storage within the main house appears limited, requiring buyers to invest in freestanding wardrobe solutions.
- Garden Maintenance Demands: The mature landscaped hedging surrounding the large side garden will require regular seasonal trimming and upkeep to keep the property looking neat and tidy.
- Sound Insulation Levels: Semi-detached properties can suffer from party wall noise transfer, so buyers should assess acoustic privacy between neighboring homes during viewings.
- External Brickwork Condition: A thorough masonry inspection is advised to check for weathering, repointing needs, or damp penetration signs along the external brick and render surfaces.
- Future Extension Restrictions: Local planning guidelines in this heritage town might impose specific architectural constraints if buyers wish to build significantly larger extensions later.
- Broadband Speed Availability: Buyers who work remotely must verify the exact high-speed fibre broadband speeds available at this specific address before committing to the purchase.
Price positioning
?
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 4-bedroom semi-detached family home extending to approximately 116 square meters with an integrated garage.
- The listing mentions a good-sized integrated garage with potential for conversion into a downstairs bedroom, and the buyer should verify that any past or future conversion complies with local planning regulations and building control standards.
- The presence of a sunroom and a gas boiler in the kitchen should be inspected by a professional to ensure proper installation, structural integrity of extensions, and efficient heating performance.
- Given the maturity of the development, the buyer should check the condition of the roof, windows, electrical systems, and plumbing for any signs of wear or required maintenance.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,200 to €1,600.
- Explanation: With a floor area of 116 square metres and a C energy rating, moderate energy consumption is expected for heating and hot water, though actual costs will depend on individual usage habits and energy price fluctuations.
Pollution Safe
8/10Environmental situation to investigate
- The property is situated in a well-established residential area of Kells, showing no immediate proximity to major heavy industrial plants or active municipal waste incinerators.
- Any historical or legacy industrial concerns appear minimal, though buyers should verify local environmental search reports for complete peace of mind.
Flood Safe
8/10Water overflow reports to follow up
- The location is set within an established suburban neighborhood elevated above major regional river floodplains, suggesting a generally low likelihood of surface flooding.
- Buyers are advised to consult official Office of Public Works (OPW) flood maps to verify localized drainage conditions and historical flood events.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
26 TOWNPARKS MANOR, ROCKFIELD RD, KELLS
- Sale date
- Declared sale price
- €377,000.00
35 ROCKFIELD RD, KELLS, MEATH
- Sale date
- Declared sale price
- €332,000.00
50 TOWNPARKS MANOR, ROCKFIELD RD, KELLS
- Sale date
- Declared sale price
- €415,000.00
ROCKFIELD ROAD, KELLS, CO MEATH
- Sale date
- Declared sale price
- €185,000.00
TIERMURRIN LANE, ROCKFIELD RD, KELLS
- Sale date
- Declared sale price
- €395,000.00
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
2 ROCKFIELD RD, KELLS, MEATH
- Sale date
- Declared sale price
- €140,000.00
Buyer fees*
Associated expenses guide
- Stamp duty: approximately €3,250 based on 1% of the asking price for a residential property under €1 million.
- Solicitor legal fees: roughly €1,500 to €2,500 plus outlays and VAT.
- Land registration fees: around €175 to €700 depending on the property value and registration type.
- Property valuation fees: approximately €150 to €250 for mortgage purposes.
- Surveyor fees: roughly €400 to €800 depending on the level of detail in the structural survey.
- Annual home insurance: approximately €350 to €600 per year depending on the policy and coverage level.
Forum Talk
What people are saying about this area
- Locals in Kells frequently highlight the town's strong community spirit and vibrant cultural calendar, including popular events like the Hinterland Festival.
- Residents on neighborhood forums often discuss the convenience of the M3 motorway for commuting to Dublin and Blanchardstown.
- Property discussions in the area often note the great balance of heritage charm and modern amenities, such as local supermarkets and schools.
- Community groups frequently praise the availability of local sports clubs including GAA, soccer, rugby, and the Headfort Golf Club.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
With four bedrooms, a secure enclosed garden, and close proximity to local primary and secondary schools in Kells, this property is well-suited for young families.
- Teenagers7/10
Four bedrooms provide adequate space for growing teenagers, and the town location offers good access to local amenities and sports clubs like GAA, soccer, and rugby.
- Multi-generational Living6/10
The integrated garage offers potential for conversion into a downstairs bedroom subject to planning, which could facilitate multi-generational living.
- Single Buyers5/10
At 116 square metres with four bedrooms, it might offer more space than a single buyer strictly needs, but the asking price of €325,000 provides a solid investment.
- Couples7/10
Couples looking to upsize or work from home will appreciate the generous room count, bright living areas, and a convenient location within walking distance of town.
- Empty Nesters6/10
The home provides manageable accommodation and single-level convenience features like a downstairs guest WC with a walk-in shower, though maintenance of the gardens should be considered.
- Retirees6/10
Proximity to town amenities and healthcare facilities is a plus, and buyers should verify if the ground floor shower setup meets long-term accessibility needs.
Work
3 areas- Remote Working7/10
With four bedrooms, there is ample flexibility to set up one or more dedicated home offices for remote professionals.
- Hybrid Commuting8/10
Conveniently located within a short drive to the M3 motorway, facilitating a commute of approximately 40 minutes to Blanchardstown and the M50, alongside regular bus services.
- Retired7/10
A mature development close to town amenities makes this a comfortable option for retirees looking for convenience and community.
Practical
8 areas- Ageing in Place6/10
The ground floor features a guest WC equipped with a tiled walk-in shower and medical handrails, which aids accessibility.
- Low Maintenance6/10
A semi-detached layout with a C BER rating, though the mature gardens will require regular upkeep.
- Secure Gated Entry3/10
The property features an off-street driveway in an open suburban development rather than a secure gated community.
- Minimalist Design4/10
The home features a traditional 4-bedroom semi-detached layout with original features throughout rather than stark minimalism.
- Flexible Floor Plans7/10
Includes a sunroom, a study area, and an integrated garage that offers potential for future conversion subject to planning permission.
- Heritage Home4/10
While located in a historic heritage town, the house itself is a mature semi-detached family home rather than a protected heritage structure.
- Ecological Setup5/10
The property holds a C BER rating, and buyers should investigate potential upgrades for improved energy efficiency.
- Outdoor areas8/10
Benefits from a small front garden, a large south-facing side garden surrounded by mature landscaped hedging, and a rear lawn area with a small shed.
Interests
9 areas- Gardening7/10
Features a small front garden, a large south-facing side garden with mature landscaped hedging, and a rear lawn area offering plenty of scope for keen gardeners.
- Walking8/10
Ideally positioned on the edge of the town, allowing easy walking distance to a host of local amenities, schools, and historic sites.
- Gym6/10
Local clubs and fitness amenities are available in Kells, though dedicated commercial gym facilities may require checking for specific preferences.
- Cycling6/10
The town location makes local cycling manageable, and the surrounding Meath roads offer routes for enthusiasts.
- Golf9/10
The property is exceptionally well-placed close to the renowned Headfort Golf Club.
- Fishing5/10
County Meath offers angling opportunities in nearby rivers and lakes, though buyers should verify travel times to specific local spots.
- Horse Riding5/10
Equestrian facilities exist in the wider Meath region, though transport would be required to access stables.
- Water Sports3/10
Inland location limits immediate access to water sports, though local swimming pool facilities are available in the town.
- Entertaining8/10
The inclusion of a sunroom, a large south-facing side garden, and a spacious living room make this home well-equipped for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Situated in a well-sought-after mature development on the edge of Kells, offering a relatively peaceful residential environment while remaining close to town.
- Rural Living4/10
This is a town-edge residential property rather than a rural setting, though the surrounding historic Meath countryside is easily accessible.
- Village Living8/10
Kells provides a vibrant heritage town experience with local shops, cafes, and community events within easy walking distance.
- Coastal Living1/10
The property is located inland in County Meath, far away from any coastal areas.
- Urban Living6/10
While not a city centre location, it offers excellent connectivity to Dublin via the M3 motorway and regular bus services.
Social
6 areas- Community Involvement8/10
Kells boasts a thriving community with a rich cultural calendar, including the Hinterland Festival of Literature & Arts and the Samhain Festival of Food & Culture.
- Café Culture7/10
The town offers a selection of local cafes and award-winning restaurants within accessible distance.
- Nightlife6/10
Local pubs and hotel venues provide standard town nightlife options, though heavier nightlife requires travel to larger urban centers.
- Health/Wellness groups7/10
Access to local sports clubs (GAA, soccer, rugby), a swimming pool, and community wellness groups support an active lifestyle.
- Networking Opportunities5/10
Networking is primarily locally focused, with broader professional networking more accessible via the commute to Dublin.
- Tech-Hub Connectivity6/10
Good transport links to Dublin support tech sector workers commuting part-time, though broadband speeds should be verified by the buyer.
Listing information
- Agent
- Alliance Auctioneers
- Phone
- 01 803 0750 / 046 924 0008
- Published on HouseDelve
- 6 September 2026
- Correction
- Report an issue
HD-1203E9HouseDelve · 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.