33 Cill Carban, Duleek, MeathA92P9X9
€395,000
3 Bed~3 Bath~143 m²~BER C
What you'll like:
- Substantial floor area: Extending across 143 square metres, this spacious residence offers significantly more room than typical three-bedroom homes, ensuring comfortable long-term family living.
- Versatile attic conversion: The substantial top-floor attic room provides exceptional flexibility for a home office, playroom, or media lounge to suit changing family requirements.
- Open-plan living space: The expansive kitchen, dining, and living area measures an impressive 6.89m by 5.79m, creating a brilliant social hub for modern family gatherings.
- Dedicated utility room: A separate utility space measuring 2.29m by 1.57m keeps laundry appliances neatly tucked away from the main kitchen and entertaining zones.
- Convenient ground-floor WC: The inclusion of a guest bathroom on the ground level enhances daily convenience for visiting guests and family members alike.
- Generous principal suite: The master bedroom features a private en-suite shower room, offering parents a comfortable and private retreat away from the remaining bedrooms.
- Feature living room fireplace: The front-facing living room is centred around a charming fireplace, adding a warm focal point and cosy ambiance during winter months.
- Immaculate interior presentation: The property has been finished to an exceptionally high standard throughout, allowing a new buyer to move in without needing immediate renovations.
- Thriving village location: Situated right in the heart of Duleek, residents enjoy effortless walking access to local schools, cafés, shops, and essential community amenities.
- Commuter friendly connectivity: The development offers straightforward access to the nearby M1 motorway, making road commutes to Dublin and surrounding regions highly manageable.
- Proximity to airport: Dublin Airport is within a comfortable driving distance, representing a major advantage for frequent flyers or international business professionals.
- Surrounding towns nearby: Major regional centres such as Drogheda, Navan, and Ashbourne are all within easy reach for extensive shopping, dining, and employment options.
- Desirable residential development: Nestled inside the highly regarded Cill Carban estate, the property benefits from a reputable and established neighbourhood setting.
- Abundant natural light: Large windows in the front living room and rear open-plan spaces flood the interior with daylight, creating a bright and uplifting atmosphere.
- Well-proportioned secondary bedrooms: Bedrooms two and three offer respectable dimensions for children, guests, or home workspaces without feeling overly cramped or restrictive.
- Private en-suite dimensions: The master en-suite measures 1.54m by 2.08m, providing a functional private shower facility without feeling disproportionately tiny.
- Family bathroom quality: A luxurious family bathroom on the first floor serves the secondary bedrooms with style and practical daily utility.
- Welcoming entrance hallway: A bright and inviting entrance hall sets an immediate positive tone upon entering this impressive three-storey family home.
- Strong rental appeal: Given the generous square footage and excellent village location, this property presents robust long-term potential as an investment asset.
- Established community setting: Duleek provides a friendly local atmosphere combined with sporting facilities, making it an ideal environment for raising a family.
But keep in mind:
- Mid-range BER rating: The property holds a C energy rating, which means a buyer should investigate potential insulation upgrades to reduce future heating costs.
- Attic compliance verification: The buyer should verify that the attic conversion fully complies with local planning permissions and current building control regulations.
- Three-storey layout challenges: Living across three levels involves navigating multiple flights of stairs daily, which may not suit buyers with specific mobility considerations.
- Compact third bedroom: Bedroom three measures 2.84m by 2.41m, representing a relatively small space that might feel tight as a full double bedroom.
- Limited garden details: The listing lacks specific measurements or orientation details for the rear garden, so buyers should inspect its size and sunlight exposure.
- Management company fees: Buyers should check if the Cill Carban development has an active residents association or management fee for communal area upkeep.
- Potential parking constraints: The listing does not detail off-street parking capacity, requiring buyers to verify how many vehicles can be accommodated safely.
- Traffic congestion risks: Village centre locations in growing commuter towns can occasionally experience peak-hour traffic bottlenecks on local access routes.
- Future expansion limits: With the attic already converted and the footprint fixed, there are limited opportunities to physically extend the property further.
- Heating system efficiency: Buyers should commission a thorough inspection of the boiler and heating infrastructure to ensure optimal performance given the C rating.
- Sound insulation checks: In modern developments with terraced or semi-detached layouts, buyers should verify party wall soundproofing between neighbouring properties.
- Window and seal inspection: Double-glazed windows should be checked for condensation or failed seals, which can occur over time in properties of this age.
- Roof space ventilation: The converted attic space makes inspecting roof timbers and insulation layers more difficult, requiring careful professional surveying.
- Water pressure verification: Prospective buyers should test the mains water pressure across all three floors, especially to ensure strong flow in the top-level rooms.
- Local school capacity: Given the popularity of Duleek, buyers with children should confirm local primary and secondary school enrolment availability and catchment rules.
- Public transport reliance: While road links are strong, buyers relying on public transit should verify local bus schedules and frequency to major hubs.
- Storage limitation checks: Aside from the utility room, built-in storage solutions appear minimal in the floor plans, so freestanding wardrobes may be required.
- Surface water drainage: Buyers should inspect the rear garden and exterior boundaries for proper drainage performance during heavy rainfall events.
- Broadband infrastructure check: High-speed fibre broadband availability should be independently verified to ensure remote working capabilities are fully supported.
- Resale market liquidity: While Cill Carban is desirable, buyers should research local market trends in County Meath to understand long-term appreciation dynamics.
Price positioning
?
- The asking price appears somewhat elevated relative to older estate benchmarks, largely driven by the inclusion of a converted attic space and a generous overall floor area within this specific village development context.
- Upward valuation signals stem from recent broader regional transactions indicating strong buyer demand for well-finished family homes, alongside premium features such as an open-plan kitchen and a master en-suite layout.
- Potential factors that could undermine this pricing include broader market corrections or competing properties offering similar square footage at a lower threshold, while sustained buyer urgency and limited housing supply would actively support it.
- Additional relevance is provided by the convenient commuter connectivity to major employment hubs and Dublin Airport, which consistently underpins robust residential property values throughout the wider County Meath region.
Build Analysis
What we know from similar construction types
- The property features a three-level layout, including a converted attic space, which extends the usable area to 143 square metres across three bedrooms and three bathrooms.
- A buyer should verify that the attic conversion complies with all relevant building regulations, structural standards, and planning permissions, particularly regarding staircase access, fire safety, and ceiling height.
- The open-plan kitchen, dining, and rear living extension should be inspected to ensure proper damp proofing, structural integrity, and adherence to building standards.
- Check the insulation levels and window glazing specifications to confirm how the property achieves its BER C rating and whether any minor upgrades are needed for enhanced energy efficiency.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately €1,200 to €1,600.
- This estimate is based on the floor area of 143 square metres and a C energy rating, assuming standard occupancy patterns and current energy tariffs.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
23 CILL CARBAN, DULEEK, MEATH
- Sale date
- Declared sale price
- €312,000.00
38 CILL CARBAN, DULEEK, MEATH
- Sale date
- Declared sale price
- €350,000.00
42 CILL CARBAN, DULEEK, MEATH
- Sale date
- Declared sale price
- €317,000.00
47 CILL CARBAN, DULEEK, MEATH
- Sale date
- Declared sale price
- €320,000.00
Recent sales in the wider Duleek area
ENDEVERE, MAIN ST, DULEEK
- Sale date
- Declared sale price
- €460,000.00
43 BATHE ABBEY, DULEEK, CO MEATH
- Sale date
- Declared sale price
- €387,000.00
9 THE BELFRY, DULEEK, MEATH
- Sale date
- Declared sale price
- €380,000.00
47 BATHE ABBEY, DULEEK, CO MEATH
- Sale date
- Declared sale price
- €387,000.00
59 MILL RACE, DULEEK, MEATH
- Sale date
- Declared sale price
- €250,000.00
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 €3,950 calculated at 1 percent for a property asking price of €395,000.
- Solicitor legal fees: Estimated between €1,500 and €3,000 plus outlays and VAT.
- Land registration fees: Approximately €600 to €800 for registry of deeds and property registration authority charges.
- Property valuation fees: Around €150 to €300 required by mortgage lenders.
- Surveyor fees: Between €400 and €800 depending on the level of structural survey required.
- Annual home insurance: Approximately €400 to €700 depending on the policy level and provider.
Forum Talk
What people are saying about this area
- Residents in Duleek frequently highlight the village for its strong community atmosphere and convenient access to local national schools, shops, and sporting clubs.
- Commuters on local forums often discuss transport links, noting that while the M1 motorway is easily accessible, peak-time traffic heading toward major employment hubs can experience delays.
- Neighbourhood discussions regarding the Cill Carban development frequently praise its quiet residential setting and proximity to the village core.
- Local parents often share positive feedback about the family-friendly nature of the area, highlighting parks, playgrounds, and community amenities.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property provides three well-proportioned bedrooms and a secure rear garden, making it very suitable for families with young children living within a thriving village setting.
- Teenagers8/10
With three bedrooms plus a substantial attic conversion, teenagers will appreciate the extra independent living space or study area.
- Multi-generational Living6/10
While the three-level layout offers generous overall space, the bedrooms are concentrated on the upper floors, which might be less suitable for elderly family members requiring single-level living.
- Single Buyers7/10
A spacious home offering room to grow, though the asking price and three-storey layout may exceed the immediate requirements of some single purchasers.
- Couples9/10
An exceptional layout with an open-plan kitchen, dining, and living area that is ideal for couples looking for modern space and entertaining capabilities.
- Empty Nesters7/10
The property offers comfortable village living, though managing three stories and maintaining the gardens may be more than some empty nesters require.
- Retirees5/10
The multi-level configuration featuring stairs across three floors may present accessibility challenges for retirees over time.
Work
3 areas- Remote Working9/10
The substantial attic conversion provides an ideal, dedicated space for a quiet home office setup.
- Hybrid Commuting8/10
Well-positioned with easy access to the M1 motorway and a comfortable commuting distance to Dublin Airport and surrounding hubs.
- Retired5/10
Suitable for active retirees, though multi-story living might require future adaptation.
Practical
8 areas- Ageing in Place4/10
The three-story layout with multiple flights of stairs makes long-term ageing in place challenging without modifications.
- Low Maintenance8/10
Presented to an excellent standard throughout with modern finishes, minimizing immediate upkeep.
- Secure Gated Entry2/10
The property is located within an open residential development rather than a secure gated community.
- Minimalist Design7/10
Clean, contemporary interior styling throughout the open-plan spaces and attic conversion.
- Flexible Floor Plans9/10
Spanning three levels with a converted attic offering outstanding versatility for various lifestyle needs.
- Heritage Home2/10
This is a contemporary modern build rather than a period or heritage property.
- Ecological Setup5/10
Features a standard C energy rating, meaning buyers may wish to explore future energy-efficiency upgrades.
- Outdoor areas7/10
Benefits from a private rear garden accessible directly from the open-plan living areas.
Interests
9 areas- Gardening6/10
Includes a private rear garden space overlooking the outdoor area, suitable for domestic gardening and planting.
- Walking8/10
The central village location allows for convenient walking access to local amenities, schools, and services.
- Gym7/10
The versatile attic room provides excellent space to set up a private home gym or workout area.
- Cycling7/10
The local area provides manageable village roads and surrounding regional routes suitable for cycling.
- Golf6/10
Located within County Meath with reasonable access to regional golf courses.
- Fishing5/10
Buyers should verify local river or angling opportunities in the wider Meath and Louth regions.
- Horse Riding6/10
County Meath is traditionally known for equestrian pursuits, offering nearby riding stables and facilities.
- Water Sports4/10
Inland location requires travel to coastal areas or larger rivers for dedicated water sports.
- Entertaining9/10
The stunning open-plan kitchen, dining, and living area is exceptionally well-suited for hosting guests and social gatherings.
Lifestyle
5 areas- Quiet Living7/10
Situated in a highly regarded residential development in a village setting, offering a generally peaceful residential atmosphere.
- Rural Living4/10
Located centrally within Duleek village rather than a remote rural countryside position.
- Village Living10/10
Positioned right in the heart of Duleek with immediate walking distance access to local schools, cafés, restaurants, and shops.
- Coastal Living3/10
Duleek is an inland Meath location with no immediate coastal proximity.
- Urban Living4/10
Offers a distinct village community feel rather than bustling city-centre urban living.
Social
6 areas- Community Involvement8/10
A well-established village development encouraging active participation in local community life.
- Café Culture7/10
Walking distance to local village cafés and eateries.
- Nightlife4/10
Village setting offers a quieter evening atmosphere with extensive nightlife requiring travel to nearby towns like Drogheda.
- Health/Wellness groups6/10
Local facilities and community spaces support health and wellness activities within the village.
- Networking Opportunities5/10
Primarily a residential village, meaning professional networking will largely rely on commuting or remote links.
- Tech-Hub Connectivity6/10
Good remote working infrastructure potential in the attic, though buyers should verify local broadband speeds.
Listing information
- Agent
- RAYWHITE.IE Property
- Phone
- 041 983 2638
- Published on HouseDelve
- 5 October 2026
- Correction
- Report an issue
HD-66464AHouseDelve · 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.