3 Ashgrove, Carlanstown, Kells, MeathA82XD30
€360,000
4 Bed~3 Bath~139 m²~BER C
What you'll like:
- Generous floor area: Providing 139 square metres of living space, this detached residence offers ample room for a growing family to live comfortably without feeling cramped.
- Four spacious bedrooms: The presence of four well-sized bedrooms ensures that everyone in the household has a comfortable private retreat and allows flexibility for a home office.
- Master bedroom ensuite: Having a dedicated ensuite bathroom attached to the primary bedroom adds a touch of daily convenience and privacy for the homeowners.
- Boutique estate setting: Positioned within an intimate development of only five houses, residents can enjoy a strong sense of community and reduced traffic passing their front door.
- Village centre convenience: Situated within walking distance of local shops and a school, daily errands and school runs can be managed easily on foot.
- Detached family home: Enjoying a detached structure means fewer shared walls, translating into enhanced privacy and reduced noise transfer from immediate neighbours.
- Bright open plan layout: The ground floor combines the kitchen and dining area to create a light-filled central hub that overlooks the rear garden.
- Dedicated utility room: A separate laundry and utility space helps keep noisy appliances out of the main kitchen area and manages household chores efficiently.
- Ground floor bathroom: The inclusion of a downstairs bathroom provides extra convenience for guests and family members during busy morning routines.
- Landscaped back garden: The enclosed rear garden features a lovely patio area and raised flower beds, creating an attractive and secure outdoor entertainment space.
- Consistent asking price: The asking price has remained stable at €360,000 since tracking began, suggesting a firm pricing strategy from the vendor.
- Good commuter connectivity: Located only six minutes from the M3 motorway, motorists can access regional hubs and Dublin efficiently for work or leisure.
- Proximity to Kells: Being just a five-minute drive from Kells town centre gives residents immediate access to major supermarkets, secondary schools, and historical amenities.
- Frequent public transport: The area benefits from a good bus service operating regularly into Dublin City Centre, Kells, and Dundalk for car-free travel options.
- Well-maintained condition: The property has been consistently well maintained by its current owners, which could reduce immediate maintenance outlays for the incoming buyer.
- Natural light flow: The open-plan ground floor design intentionally captures plenty of natural sunshine from the bright, landscaped back garden.
- Character and specification: The house features good character and a solid overall specification, making it an appealing option compared to standard new builds.
- Scenic countryside surroundings: Carlanstown offers peaceful rural scenery and a strong community culture, delivering an appealing lifestyle upgrade for city escapees.
- Built-in wardrobes: The inclusion of built-in storage solutions in the bedrooms helps maximize floor space and reduces the need for heavy freestanding furniture.
- Impressive entrance hall: A large and welcoming entrance hall sets a positive tone upon entering the home and provides a practical buffer from the outdoors.
But keep in mind:
- C energy rating: The C energy rating indicates that the home may require insulation or heating upgrades to achieve modern efficiency standards and lower energy bills.
- Potential upgrade costs: Due to the C BER rating, buyers should budget for possible thermal improvements to enhance long-term comfort and reduce carbon emissions.
- Limited estate amenities: An intimate development of five houses may have informal management arrangements, meaning residents might need to coordinate maintenance tasks independently.
- Rural dependency: While public transport options exist, living in Carlanstown typically requires reliance on private vehicles for comprehensive weekly shopping and broader services.
- Traffic and parking: Small estate entrances can sometimes experience parking congestion if multiple households host visitors simultaneously, which is worth verifying during viewings.
- Fixed asking price: The stable asking price of €360,000 indicates the seller may hold firm expectations, potentially limiting aggressive initial negotiation strategies.
- Local school capacity: Buyers with children should verify local primary and secondary school enrolment capacities, as village schools can occasionally experience high demand.
- Broadband infrastructure: Prospective buyers working remotely should investigate local broadband speeds and fiber availability in Carlanstown to ensure reliable home-office connectivity.
- Maintenance of shared areas: Buyers should check who is legally responsible for maintaining the entrance and common zones of the small five-house enclave.
- Proximity to main street: Although set within a small estate, being close to the village centre could occasionally introduce local traffic noise during peak hours.
- Garden privacy levels: Depending on the exact boundary fencing, buyers should inspect the rear garden to ensure adequate privacy from adjacent properties.
- Future local development: Due diligence should include checking local planning registers for any upcoming residential or commercial developments in the surrounding Carlanstown area.
- Public transport frequency: While a bus service operates, buyers should review the precise timetable to ensure it aligns well with standard commuting hours.
- Heating system efficiency: The C-rated performance suggests a survey should examine the age and efficiency of the current boiler and heating controls.
- Ventilation and moisture: Open-plan ground floors combined with utility rooms require effective ventilation systems to prevent condensation and moisture buildup.
- Storage limitations: Aside from built-in bedroom wardrobes, buyers should verify if there is adequate attic or external storage space for bulky items.
- Surface water drainage: Given the landscaped garden features, buyers should check how rainwater runoff is managed across the patio and raised flower beds.
- Window and door seals: A C-rated home may have older double glazing that could benefit from upgraded seals or modern replacements to maximize heat retention.
- Electrical system capacity: A thorough structural survey should verify if the electrical consumer unit and socket distribution meet current safety and modern load standards.
- Resale market liquidity: Properties in smaller rural villages can sometimes experience longer selling timelines compared to major urban centres if market conditions shift.
Price positioning
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- The asking price of 360000 euros appears moderately overvalued because it sits significantly above historical transactions for similarly sized four bedroom detached homes in this specific rural commuter village and immediate surrounding region.
- Potential overvaluation signals include an initial unchanged listing snapshot at this high price point, contrasting sharply with local market norms where regional properties generally trade well below this threshold.
- Strong local commuter convenience, proximity to the M3 motorway, and a very small exclusive estate setting of only five homes could potentially support a modest premium above standard regional averages.
- However, buyers might undermine this valuation given the moderate C energy rating, which could necessitate future retrofit expenditures compared to more efficient modern housing alternatives nearby.
Build Analysis
What we know from similar construction types
- The property is a detached 4-bedroom family home spanning approximately 139 square metres within a small exclusive estate of only 5 houses.
- The layout features an open-plan ground floor configuration connecting the kitchen and dining area, which benefits from natural light and access to the rear garden, alongside a separate utility room and ground floor bathroom.
- The first floor accommodates four spacious bedrooms, including a master ensuite with built-in wardrobes, and a main family bathroom.
- A buyer should investigate the exact age of the property, structural soundness, insulation standards, and compliance with local planning and building regulations, particularly regarding any alterations or boundary definitions within the small development.
Heating cost*
Estimated expense to heat this property every year
- €1,200 to €1,600 per year.
- Estimated based on a 139 m² detached four-bedroom house with a C energy rating, assuming standard heating usage and prevailing energy tariffs.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- Mapping evidence indicates that the property is located a comfortable distance away from surrounding river flood hazard areas.
- The home is situated within the village centre of Carlanstown in a small, elevated residential setting rather than a known low-lying flood plain.
- While extreme rainfall events can always bring local surface water pooling, the general topography suggests low overall exposure to river-related flooding.
The property is outside the mapped flood area. But the nearest mapped area is approximately 138 metres away.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
4 ASHGROVE, CARLANSTOWN, KELLS
- Sale date
- Declared sale price
- €270,000.00
Recent sales in the wider Carlanstown area
133 THE GLEBE, KELLS, MEATH
- Sale date
- Declared sale price
- €265,000.00
BALRATHBOYNE, CORTOWN, KELLS
- Sale date
- Declared sale price
- €316,000.00
15 THE VILLAGE GREEN, CARLANSTOWN, KELLS
- Sale date
- Declared sale price
- €274,000.00
29 BLACKTHORN CLOSE, KELLS, MEATH
- Sale date
- Declared sale price
- €238,000.00
BALRATHBOYNE, CORTOWN, KELLS
- Sale date
- Declared sale price
- €485,000.00
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
- Estimated stamp duty: €3,600 — 1% of €360,000.
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Based on the asking price shown on this page, using standard residential stamp-duty rates. No adjustments are made for VAT, reliefs, mixed-use property or additional land. The final purchase price and your circumstances may change the amount payable.
- Solicitor legal fees: €1,500 to €3,000 excluding VAT and outlay.
- Land registration fees: €400 to €800 depending on property value and registration type.
- Property valuation fees: €150 to €300 for mortgage purposes.
- Surveyor fees: €500 to €1,000 for a structural pre-purchase survey.
- Annual home insurance: €350 to €650 depending on the level of building and contents cover.
Forum Talk
What people are saying about this area
- Locals in Carlanstown frequently highlight the strong community spirit and peaceful village atmosphere within the area.
- Residents often point out the convenience of being within a short drive to Kells and having good access to the M3 motorway for commuters.
- Public transport links, particularly the frequent bus services operating towards Dublin and Dundalk, are often discussed positively by commuters in local forums.
- Buyers exploring the area frequently appreciate the balance of countryside living combined with proximity to essential village amenities like local shops and schools.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
With four spacious bedrooms, a safe enclosed rear garden, and a local school within walking distance, this property is well-suited for families with young children.
- Teenagers8/10
Four bedrooms provide ample personal space for teenagers, and the village setting offers independence while being close to larger towns like Kells and Navan.
- Multi-generational Living6/10
The four-bedroom detached layout offers decent space, though all bedrooms are located on the first floor which might present challenges for elderly relatives.
- Single Buyers5/10
A large four-bedroom detached home might exceed the space and maintenance requirements typical for a single buyer, though it offers room to grow.
- Couples7/10
Provides plenty of space for couples planning for the future or working from home, situated within a quiet and small development of only five houses.
- Empty Nesters6/10
The four bedrooms provide ample space for visiting family, but the two-story layout and large garden may require more ongoing maintenance than empty nesters desire.
- Retirees6/10
The village location offers a peaceful community atmosphere, but the stairs and garden upkeep mean retirees should consider future accessibility needs.
Work
3 areas- Remote Working8/10
With four bedrooms, there is ample flexibility to set up one or more dedicated home offices for remote working, though broadband speeds should be verified.
- Hybrid Commuting7/10
The property is located 6 minutes from the M3 Motorway and near a frequent bus service to Dublin City Centre, supporting hybrid commuting routines.
- Retired7/10
A peaceful village setting with local amenities within walking distance makes it a comfortable option for retirees looking for a slower pace of life.
Practical
8 areas- Ageing in Place5/10
While the village setting is peaceful and amenities are accessible, all four bedrooms are on the first floor, which may require modification for long-term ageing in place.
- Low Maintenance7/10
The property has been consistently well maintained by its current owners, though a detached house with a landscaped garden still requires standard upkeep.
- Secure Gated Entry2/10
The property is situated within a small open housing estate of five houses rather than a secure gated community.
- Minimalist Design6/10
The layout features an open-plan ground floor and modern design elements, though it is fundamentally a traditional family home rather than minimalist architecture.
- Flexible Floor Plans7/10
The open-plan ground floor connecting the kitchen, dining, and living areas provides good flexibility for family living and natural light.
- Heritage Home2/10
This is a modern, well-designed family home within a small modern estate rather than a traditional historic heritage property.
- Ecological Setup5/10
The property holds a C BER rating, indicating that energy efficiency could potentially be upgraded to meet modern ecological standards.
- Outdoor areas9/10
Features a large, beautifully maintained enclosed garden to the rear complete with a patio area and raised flower beds.
Interests
9 areas- Gardening8/10
Features a beautifully maintained enclosed rear garden complete with a patio area and raised flower beds, ideal for gardening enthusiasts.
- Walking7/10
The village location allows for convenient walking access to local amenities, and the surrounding Meath countryside offers scenic outdoor routes.
- Gym4/10
Local fitness facilities within the immediate village may be limited, requiring travel to nearby Kells or Navan for dedicated gym options.
- Cycling6/10
The surrounding scenic countryside provides pleasant cycling routes, though buyers should verify local road safety and cycling infrastructure.
- Golf5/10
While rural Meath offers access to golf courses in the wider region, buyers should investigate the exact distance to the nearest club.
- Fishing5/10
Proximity to local rivers and waterways in County Meath may offer fishing opportunities, though buyers should verify specific local angling spots.
- Horse Riding6/10
The rural and village setting in Meath is traditionally well-suited for equestrian interests, with various stables located in the broader region.
- Water Sports2/10
As an inland village location, dedicated water sports facilities are not immediately on hand.
- Entertaining8/10
The open-plan kitchen and dining area opening onto a landscaped back garden and patio area provides a great setup for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Situated within a small housing estate of only five houses in the village centre, offering a peaceful environment away from heavy urban congestion.
- Rural Living7/10
Carlanstown provides scenic countryside surroundings and a strong community culture while still offering the convenience of village amenities.
- Village Living10/10
Located right in the village centre within walking distance to local shops, a school, and public transport options.
- Coastal Living1/10
The property is located inland in County Meath and is not positioned near the coast.
- Urban Living4/10
Carlanstown is a small village setting rather than an urban hub, though larger towns like Kells and Navan are a short drive away.
Social
6 areas- Community Involvement9/10
Carlanstown offers a strong community culture and the small estate of only five houses fosters a close-knit neighborhood feel.
- Café Culture4/10
Immediate village amenities are more functional, so residents seeking an extensive cafe culture will likely look toward nearby Kells or Navan.
- Nightlife3/10
Nightlife options within Carlanstown are quiet and limited, with more vibrant entertainment venues found in larger neighboring towns.
- Health/Wellness groups5/10
Local wellness activities may be accessed via community facilities, but specialized health groups will likely require travel to larger nearby centers.
- Networking Opportunities3/10
As a quiet rural village, formal professional networking opportunities are sparse locally.
- Tech-Hub Connectivity4/10
While the M3 provides good road access to broader employment nodes, the village itself is not a designated tech hub.
Listing information
- Agent
- Lydon Farrell Property
- Phone
- 046 901 0126
- Current status
- active
- Published on HouseDelve
- 9 September 2026
- Correction
- Report an issue
HD-36B546HouseDelve · 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.