20 Abbotts Wood, Kildangan, KildareW34KX50
€450,000
3 Bed~2 Bath~144 m²~BER C
What you'll like:
- Idyllic boutique estate setting: Situated within a small, exclusive tree-lined development of only thirty-five detached luxury homes, offering a peaceful village atmosphere with minimal passing traffic.
- Generous floor area: The accommodation extends to a substantial 144 square metres, providing exceptionally bright and spacious rooms that easily accommodate comfortable family living.
- Overlooking green space: The front of the property directly faces a large, well-maintained communal green area, enhancing the open aspect and providing a pleasant outlook.
- South facing rear garden: Enjoys a desirable south-facing orientation to the rear, maximising sunlight throughout the day for outdoor dining and relaxing.
- Modern heating upgrade: Equipped with a modern air-to-water heat pump system, which significantly improves energy efficiency and provides reliable, eco-friendly central heating.
- Immaculate turnkey condition: Presented in pristine, immaculate condition throughout with high-end finishes, allowing the new owner to move in without needing immediate renovations.
- Open plan kitchen layout: Features a spacious open-plan kitchen and dining area designed for modern family interaction and effortless daily meal preparation.
- Porcelain tiled flooring: Beautiful high-gloss porcelain floor tiles run through key areas, offering a durable, low-maintenance, and visually striking aesthetic surface.
- Ample off-street parking: The large front driveway provides generous parking space for multiple vehicles, ensuring convenient access for residents and visiting guests.
- Detached steel garage: Includes a spacious steel garage in the rear garden, offering secure storage for bicycles, tools, and equipment or potential workshop space.
- Secure side access: Benefits from two wide, secure side entrances, allowing easy movement of garden waste and equipment without traversing the main house.
- Extension potential: The generous footprint of the south-facing back garden provides exceptional potential for a future rear extension, subject to the necessary planning permissions.
- Three double bedrooms: Comprises three exceptionally large double bedrooms, each featuring built-in wardrobes or a walk-in wardrobe to satisfy storage requirements.
- Luxurious bathrooms: Includes two large, superbly finished bathrooms designed with modern sanitary ware and high-quality fixtures for ultimate daily comfort.
- Convenient village amenities: Essential local services including a shop, primary school, preschool, and local pub are situated practically on your doorstep.
- Proximity to motorway access: Located only five to ten minutes away from M7 motorway interchanges, facilitating straightforward driving commutes toward major employment hubs.
- Reliable rail connectivity: Nearby towns feature excellent rail services directly to Dublin, providing an attractive alternative for daily commuters avoiding road traffic.
- Close to shopping hubs: A ten-minute drive reaches Kildare Town and major retail outlets, including prominent supermarkets and the famous designer shopping village.
- Renowned local attractions: Positioned near world-class equine facilities, pristine national studs, and the expansive open plains of the Curragh for weekend leisure activities.
- Active local community: The surrounding area boasts a thriving local GAA club and active community hall, making it exceptionally welcoming for families with children.
But keep in mind:
- Moderate BER rating: The property holds a C energy rating, which is lower than modern nearly zero-energy buildings and may require future insulation upgrades to optimise running costs.
- Air to water efficiency: While modern, prospective buyers should verify that the specific air-to-water heat pump is serviced regularly and operates efficiently during freezing winter conditions.
- Open fireplace emissions: The inclusion of a solid-fuel open fire adds character but contributes to indoor air pollution and allows heat loss through the chimney when unsealed.
- Single village location: Kildangan is a very small rural village, meaning residents will rely heavily on cars for secondary schooling, major healthcare, and extensive shopping.
- Septic tank verification: Buyers must legally verify whether the estate relies on a private communal wastewater treatment plant or public mains sewerage connections.
- Management company fees: Exclusive developments often involve annual estate management fees for green space upkeep, which buyers should check for current costs and arrears.
- Traffic noise proximity: While set in a quiet estate, buyers should assess potential peak-time commuter traffic congestion along local approach roads towards the motorway.
- Boundary fence ownership: Purchasers should inspect legal title documents to confirm exact boundary lines and maintenance responsibilities for the perimeter fencing.
- Garage planning status: Buyers need to confirm if the steel garage in the rear garden received proper planning exemption or retention certification when originally erected.
- Extension restrictions: Although the garden is large, obtaining planning permission for a major extension might face local architectural guidelines within smaller village estates.
- Broadband speed availability: Rural village locations can sometimes experience limited high-speed fibre broadband options, which remote workers must verify prior to purchase.
- Water pressure checks: The buyer should inspect the household water pressure and storage capacity, particularly to ensure the simultaneous use of multiple bathroom showers.
- Future local development: Investigate the local county development plan to ensure no unexpected large-scale residential or industrial projects are zoned for nearby agricultural lands.
- Window seal integrity: Double-glazed windows should be thoroughly inspected for any signs of internal condensation failure or degraded seals around the window frames.
- Attic insulation depth: Verify the exact depth and condition of the attic insulation to ensure it meets current thermal standards and prevents unnecessary heat loss.
- Surface water drainage: Inspect the south-facing patio and garden drainage systems during wet weather to ensure stormwater adequately runs off away from the building foundations.
- Appliance lifespan checks: The kitchen and utility room appliances should be checked for age and working condition to anticipate any immediate replacement appliance expenses.
- External render condition: Examine the external walls and render for any hairline cracking or weathering that could eventually permit moisture ingress into the structure.
- Internal coving maintenance: Ornate decorative coving and recessed LED lighting should be checked for electrical safety certification and any signs of past ceiling water stains.
- Public transport frequency: While nearby towns offer good rail services, local bus links directly from the immediate village may be limited, affecting car-free mobility.
Price positioning
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- The asking price appears reasonably aligned with regional transactions because similar residential properties in the immediate locality have recently achieved comparable price points on the official market register.
- Upward pricing signals are driven by the generous floor area, high standard of internal finish, modern heating systems, and the exclusive nature of the small, highly sought-after development.
- Potential factors that could undermine this valuation include regional market fluctuations or specific energy rating limitations, while continued buyer demand for rural detached homes supports the price.
- Overall, the property positions itself fairly within current local economic parameters, offering a balanced reflection of its physical attributes and the prevailing suburban housing market conditions.
Build Analysis
What we know from similar construction types
- The property is a detached home extending to approximately 144 square meters (1,550 sq ft) situated within an estate of 35 detached houses.
- Features a modern air to water heat pump heating system, which contributes to energy efficiency, alongside a solid fuel open fire.
- Includes double glazed windows, porcelain tiled floors, and a spacious steel garage in the south facing rear garden.
- Buyers should verify the planning compliance and building standards of the steel garage and any other external structures.
- It is advisable to check the service history and efficiency of the air to water heat pump system.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: Approximately €1,200 to €1,600.
- Explanation: The property benefits from a modern air to water heat pump system, which is highly energy efficient, though overall heating costs will depend on individual household usage patterns and local electricity tariffs.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The location sits within a generally stable inland region, though site-specific drainage or pluvial flood checks are always recommended for rural and semi-rural properties.
- Prospective buyers should consult official national flood mapping databases to ensure no localised surface water risks affect the immediate plot.
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 Kildangan area
RIVERSTOWN, KILDANGAN, KILDARE
- Sale date
- Declared sale price
- €820,100.00
RICKARDSTOWN LOWER, KILDANGAN, CO KILDARE
- Sale date
- Declared sale price
- €500,000.00
170 DERRYOUGHTER, KILDANGAN, MONASTEREVIN
- Sale date
- Declared sale price
- €266,500.00
31 THE PADDOCKS, KILDANGAN, CO KILDARE
- Sale date
- Declared sale price
- €450,000.00
DERRYOUGHTER EAST, KILDANGAN, KILDARE
- Sale date
- Declared sale price
- €500,000.00
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 €4,500 based on 1% of the asking price for residential property up to €1 million.
- Solicitor legal fees: Generally ranging from €1,500 to €3,000 excluding outlay and VAT.
- Land registration fees: Around €700 for property registration and mapping.
- Property valuation fees: Approximately €150 to €300 for mortgage valuation.
- Surveyor fees: Between €500 and €1,000 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 and coverage level.
Forum Talk
What people are saying about this area
- Residents in Kildangan frequently highlight the peaceful, tight-knit community feel of the village and the convenience of having local amenities like the primary school and shop within walking distance.
- Local discussions often revolve around the advantage of proximity to Kildare Town and Monasterevin for broader shopping and secondary school options.
- Commuters in the area often share tips on accessing the M7 motorway via nearby junctions and using the train services from Kildare or Monasterevin for trips to Dublin.
- The presence of world-renowned equine operations such as Kildangan Stud contributes strongly to the local economy and character, frequently noted in regional discussions.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features three spacious double bedrooms, a large south-facing back garden for play, and overlooks a green area, complemented by a local primary school and preschool in the village.
- Teenagers7/10
Offering 144 square metres of living space and three double bedrooms, the house provides ample room for teenagers, though local secondary schooling requires a short drive to nearby towns.
- Multi-generational Living6/10
As a detached home with generous living areas, it accommodates family well, but the layout consists of three bedrooms and two bathrooms rather than dedicated self-contained multi-generational quarters.
- Single Buyers6/10
A detached home in turnkey condition, though the asking price of €450,000 and larger footprint might exceed the typical initial budget for a single buyer.
- Couples8/10
Provides a generous, high-specification living space with modern features like an air-to-water heat pump, ideal for couples looking for room to grow.
- Empty Nesters7/10
Benefits from a quiet village setting and single-level potential living comfort, though maintaining the large front and back gardens requires some upkeep.
- Retirees7/10
Situated in a peaceful, secure estate with local amenities on the doorstep, though buyers should verify the long-term suitability of stairs and garden maintenance for retirement years.
Work
3 areas- Remote Working8/10
Spacious accommodation of 144 square metres allows for dedicated home office spaces, though buyers should verify local broadband speeds.
- Hybrid Commuting8/10
Conveniently located only five minutes from the M7 Motorway (Exit 14) and near rail services in Kildare and Monasterevin for Dublin commuters.
- Retired8/10
An exclusive, quiet development with local village amenities provides a comfortable environment for retirees.
Practical
8 areas- Minimalist Design5/10
Features bright neutral colours and porcelain tiles, but the overall style is traditional detached family housing rather than stark minimalism.
- Ageing in Place6/10
Single-family detached home with ground floor spaces, though buyers should verify the presence of ground-floor bathroom facilities and accessibility.
- Low Maintenance7/10
Presented in pristine, turnkey condition with modern features like an air-to-water heat pump, though mature gardens require ongoing upkeep.
- Secure Gated Entry4/10
The property features two secure side entrances and a large driveway, though it is part of an open residential estate rather than a gated community.
- Flexible Floor Plans7/10
An open-plan kitchen and dining room layout with 144 square metres of space and potential to extend further.
- Heritage Home2/10
This is a modern, contemporary-built luxury home rather than a period or heritage property.
- Ecological Setup8/10
Equipped with a modern heating system featuring an energy-efficient air-to-water heat pump and double-glazed windows.
- Outdoor areas9/10
Includes a large south-facing back garden, a spacious steel garage, a patio area, front driveway parking, and views of a large green area.
Interests
9 areas- Gardening8/10
Features mature front and back gardens in excellent condition, a large south-facing rear garden, and an outside tap.
- Walking7/10
The property overlooks a large green area within a quiet estate and is close to local rural pathways, though buyers should verify dedicated walking trail networks.
- Gym3/10
There is no dedicated home gym setup or fitness centre on-site, requiring travel to nearby towns for commercial gym facilities.
- Cycling6/10
The quiet village and surrounding country roads offer cycling opportunities, though local cycling infrastructure should be verified.
- Golf5/10
While the area provides a peaceful residential base, golfers will need to travel a short drive to reach regional golf courses.
- Fishing4/10
Proximity to local waterways depends on the surrounding Kildare region, but buyers should investigate specific nearby angling spots.
- Horse Riding9/10
Located in the heart of Ireland's bloodstock capital, directly adjacent to world-renowned operations like the Kildangan Stud.
- Water Sports2/10
Inland Kildare location is distant from major water sports hubs, though local rivers offer limited recreational potential.
- Entertaining9/10
Features an open-plan kitchen and dining room, a spacious patio area, and a large south-facing back garden ideal for hosting guests.
Lifestyle
5 areas- Quiet Living9/10
Located within an idyllic, tree-lined estate of only 35 detached luxury homes in a quiet village setting overlooking a green area.
- Rural Living7/10
Set in the heart of Kildangan village surrounded by open countryside and world-renowned stud farms, while still retaining village conveniences.
- Village Living10/10
All local amenities and services including a shop, pub, primary school, preschool, and church are directly on the doorstep in Kildangan village.
- Coastal Living1/10
The property is located inland in County Kildare, far from any coastal areas.
- Urban Living4/10
Village location offers tranquility and local basics, but major urban centres and extensive retail require driving to Kildare Town, Newbridge, or Dublin.
Social
6 areas- Community Involvement8/10
A small estate of 35 homes in a tight-knit village featuring a local GAA club, community hall, and church on the doorstep.
- Café Culture5/10
Basic local services are present in the village, but a vibrant cafe culture requires a 10-minute drive to Kildare Town.
- Nightlife3/10
The village offers a local pub, but extensive nightlife and entertainment options are limited outside of nearby larger towns.
- Health/Wellness groups5/10
Community hall activities exist locally, but specialized wellness groups are likely found in nearby Monasterevin or Kildare Town.
- Networking Opportunities3/10
Primarily a residential village setting with limited professional networking hubs on-site.
- Tech-Hub Connectivity3/10
Rural village location lacks immediate proximity to major tech hubs, though remote work is supported by the home's interior space.
Listing information
- Agent
- MPA Duffy Property
- Phone
- 045 531 687
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-D838CCHouseDelve · 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.