34B The Lodge, Abbeylands, Clane, Co. KildareW91K006
€269,000
2 Bed~1 Bath~59 m²~BER C2
What you'll like:
- Ground Floor Access: The apartment is situated on the ground floor, which provides convenient step-free entry and eliminates the need to climb stairs daily. This layout is especially appealing for downsizers or those with mobility considerations.
- Central Village Location: Located within walking distance of Clane village, residents enjoy easy access to local shops, cafes, pubs, and schools. This proximity significantly reduces reliance on a car for everyday errands and social outings.
- Open Plan Living: The generous open-plan living and dining area maximizes the available 59 square meters of space. This layout creates a bright, sociable environment that feels considerably larger and accommodates modern furniture arrangements easily.
- Private Patio Space: A rear external patio seating area offers a pleasant spot for outdoor relaxation and fresh air. It extends the living space outdoors without the demanding maintenance requirements associated with a full private garden.
- Communal Green Areas: Residents benefit from direct access to a large communal green area featuring mature trees and shrubbery. This creates a pleasant, leafy outlook and provides a safe open space for outdoor enjoyment.
- Turnkey Interior Condition: The property is presented in excellent overall condition with attractive hardwood flooring throughout. Buyers can move in immediately without needing to undertake costly and time-consuming initial decorative repairs or renovations.
- Upgraded Bathroom: The bathroom has been recently upgraded with modern ceramic tiling and a vertical radiator. These contemporary finishes provide a clean, stylish aesthetic and ensure reliable, up-to-date plumbing fixtures for daily use.
- Built-In Storage: Both bedrooms feature floor-to-ceiling built-in wardrobes, maximizing floor space and providing ample storage. This thoughtful inclusion helps keep the bedrooms uncluttered and organized from day one.
- Direct Green Access: Bedroom one features a back door leading directly out to the communal green area. This unique access point brings in natural light and offers a convenient route to the shared outdoor grounds.
- Included Appliances: The sale includes a comprehensive package of white goods, including a cooker, fridge freezer, and washing machine. This saves the buyer hundreds of euros in upfront furnishing costs upon moving in.
- Designated Parking: The development includes allocated parking for residents, ensuring a guaranteed space close to the entrance. This eliminates the stress of searching for a parking spot after a long commute.
- South Facing Aspect: The property benefits from a south-facing front aspect, maximizing natural sunlight exposure into the main living spaces. This orientation helps create a bright, warm interior atmosphere during daytime hours.
- Efficient Heating System: Fitted with gas-fired central heating and housed within a dedicated kitchen space, the heating setup is straightforward to operate. It provides rapid warmth throughout the apartment during colder winter months.
- Strong Commuter Links: Clane is located approximately 9 kilometers from Naas and 28 kilometers from Dublin, offering viable commuter options. Good road networks make it a practical base for professionals working in nearby urban hubs.
- First Time Buyer Appeal: The compact size, accessible price point, and excellent condition make this an ideal starter home. It allows new buyers to enter the property ladder without taking on excessive square footage.
- Investment Potential: Given the high demand for rental accommodation in Kildare, this property represents a solid buy-to-let opportunity. Its proximity to local amenities ensures steady tenant interest from single professionals or couples.
- Low Maintenance Living: As an apartment within a managed development, exterior maintenance and roof upkeep are handled communally. This liberates the occupant from tedious weekend chores like painting exterior walls or cutting lawns.
- Established Development: Abbeylands is a well-known and popular residential enclave within the local community. Living in an established neighborhood offers reassurance regarding the stability and character of the surrounding area.
- Alarm Security System: An alarm panel is already installed in the hallway, offering an extra layer of home security. This feature provides peace of mind for residents when they are away from the property.
- Flexible Downsizing Option: The manageable floor area and single-level layout provide a comfortable downsizing solution for older homeowners. It allows them to release equity while retaining a private, secure, and convenient home.
But keep in mind:
- Annual Management Fees: Annual management fees of 1,047 euros apply to the property for upkeep and insurance. Buyers must budget for this ongoing yearly expense, which is subject to future increases by the management company.
- Compact Floor Area: Measuring approximately 59 square meters, the apartment has a relatively modest overall footprint. Buyers should verify if this limited size adequately meets their long-term storage and lifestyle requirements.
- Single Bathroom Facility: The property contains only one bathroom serving both bedrooms and guests. This could create morning bottlenecks for households with multiple occupants sharing the facilities.
- Gas Boiler Placement: The gas boiler is housed directly within the kitchen area, potentially consuming valuable cabinet space. Buyers should check its age and maintenance history to avoid unexpected replacement costs.
- Leasehold Covenants: As an apartment, ownership will likely be subject to leasehold covenants and estate rules regarding pets and alterations. Buyers must review these restrictions with their solicitor before finalizing the purchase.
- External Maintenance Dependency: The exterior appearance and structural upkeep rely entirely on the management company's performance. Buyers should investigate past maintenance records and sinking fund balances to ensure sound financial management.
- Limited Private Land: Aside from the small patio, there is no private garden area for exclusive personal use. Residents must share all larger outdoor spaces with neighboring occupants in the development.
- Traffic and Parking Etiquette: Allocated parking spaces rely on residents respecting designated spots and visitor rules. Buyers should check how strictly parking is policed to prevent unauthorized vehicles blocking access.
- Energy Rating Limitation: The BER rating is C2, which indicates moderate energy efficiency by modern standards. Buyers might want to consider future insulation or window upgrades to lower long-term heating bills.
- Shared Building Insurance: Building insurance is managed centrally through the management company fee structure. Buyers must verify what exact perils are covered and ensure the master policy meets their mortgage lender requirements.
- Proximity Soundproofing: Ground-floor living can occasionally expose occupants to noise from footsteps above or communal pathways outside. Buyers should assess the level of acoustic insulation between floors during a viewing.
- Refuse Management Details: Prospective buyers must investigate how waste collection and recycling are organized within the development. Unclear bin storage arrangements can sometimes lead to localized pest or hygiene issues.
- Future Service Charge Rises: Inflation and rising insurance costs frequently drive up apartment management fees over time. Buyers should review historical fee increases to gauge how much this overhead might grow.
- Sinking Fund Adequacy: It is vital to check if the management company maintains a healthy sinking fund for major future structural works. An underfunded scheme could result in sudden, high special assessments for owners.
- Kitchen Size Constraints: The kitchen measures approximately 2.31m by 2.16m, representing a very compact workspace. Avid cooks may find the limited counter space and appliance capacity restrictive for food preparation.
- Single Aspect Limitations: While the front faces south, the rear bedrooms may receive less direct sunlight throughout the day. Buyers should inspect the natural light levels in all rooms at different times.
- Public Transport Reliance: While road access is good, relying solely on public transport from Clane requires careful timetable planning. Buyers commuting without a car should verify local bus frequencies and routes.
- Restricted Structural Changes: Modifying the layout of a ground-floor apartment within a managed block is often strictly prohibited. Buyers planning major interior alterations should check what permissions are required.
- Communal Area Maintenance: The enjoyment of the large green area depends entirely on consistent landscaping by the management agents. Poor upkeep of shared grounds can negatively impact the overall appeal of the development.
- Resale Market Liquidity: Two-bedroom apartments can experience fluctuating demand depending on prevailing mortgage lending rules and buyer preferences. Buyers should consider potential resale timelines if their circumstances change.
Price positioning
?
- The asking price appears modestly undervalued when evaluated against recent recorded transactions for similar properties located directly within the immediate residential development.
- Upward valuation signals stem from consistent historical sales cluster points in the immediate vicinity sitting comfortably above the current asking figure.
- Potential factors that could support this competitive pricing level include the manageable annual management fees and the exceptionally convenient central village location.
- Conversely, factors that might undermine higher valuation targets include the moderate energy rating of C2 and the relatively compact floor area footprint.
Build Analysis
What we know from similar construction types
- The property is a two-bedroom ground-floor apartment extending to approximately 59 square meters, featuring a gas-fired central heating system and a recently upgraded bathroom.
- A management company is in place with annual management fees of 1,047 euros, which a buyer should verify for what services, sinking funds, and insurance are included.
- The apartment includes direct access from a bedroom to a communal green area and a rear external patio seating area, alongside allocated parking, which should be inspected regarding boundary definitions and maintenance responsibilities.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is around 700 to 900 euro.
- This estimate is based on the 59 square meter floor area and a C2 BER rating, reflecting moderate energy efficiency for a two-bedroom ground-floor apartment using gas-fired central heating.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The property is located within a standard residential development in Clane without prominent historical records of severe widespread flooding directly affecting the immediate site.
- Buyers are advised to consult official local authority flood maps to confirm specific local drainage or pluvial flood risks.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
11 THE LODGE, YEW TREE SQUARE, CLANE
- Sale date
- Declared sale price
- €308,000.00
4 THE LODGE, ABBEYLANDS, CLANE
- Sale date
- Declared sale price
- €527,700.00
27 THE LODGE, ABBEYLANDS, CLANE
- Sale date
- Declared sale price
- €270,000.00
26 THE LODGE, ABBEYLANDS, CLANE
- Sale date
- Declared sale price
- €250,000.00
23 THE LODGE, ABBEYLANDS, CLANE
- Sale date
- Declared sale price
- €276,000.00
Recent sales in the wider Abbeylands area
34 THE LAWN, ABBEYLANDS, CLANE
- Sale date
- Declared sale price
- €297,000.00
10 ABBEY PARK GREEN, CLANE, KILDARE
- Sale date
- Declared sale price
- €520,000.00
12 CENTRAL PARK AVE, CLANE, KILDARE
- Sale date
- Declared sale price
- €545,000.00
32 THE ELMS, KILCOCK RD, CLANE
- Sale date
- Declared sale price
- €274,000.00
APT 25, THE LAWN, ABBEYLANDS
- Sale date
- Declared sale price
- €275,000.00
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 of the purchase price, amounting to roughly 2,690 euro.
- Solicitor legal fees: Typically ranging from 1,500 to 2,500 euro plus VAT and outlay costs.
- Land registration fees: Around 130 to 175 euro for registry filings.
- Property valuation fees: Approximately 150 to 250 euro required by mortgage lenders.
- Surveyor fees: Roughly 300 to 600 euro depending on the type of survey conducted.
- Annual home insurance: Approximately 350 to 600 euro per year depending on the policy and coverage level.
Forum Talk
What people are saying about this area
- Residents in Clane frequently discuss the convenience of living within walking distance of local shops, schools, and amenities.
- Community forums often highlight traffic flow and commuting times toward Naas and Dublin as key daily considerations.
- Local discussions note the appeal of well-maintained communal green spaces within developments like Abbeylands.
- Prospective buyers in the area often exchange tips on public transport connectivity and local sports facilities.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The ground floor layout and access to a large communal green area are appealing for young families, though the 2-bedroom size (59 m²) may feel compact as children grow.
- Teenagers4/10
With only two bedrooms and one bathroom, space is limited for teenagers who require more privacy and room for study.
- Multi-generational Living2/10
A 59 m² floor area with two bedrooms and a single bathroom is generally too small to accommodate multiple generations comfortably.
- Single Buyers9/10
This property is an ideal first-time home or starter property, offering manageable maintenance and a convenient location close to village amenities.
- Couples8/10
Provides a comfortable, low-maintenance living arrangement with a generous open-plan living and dining area suited for couples starting out or downsizing.
- Empty Nesters8/10
Being a ground-floor apartment with a manageable footprint and patio area makes it a strong option for downsizers looking for easier upkeep.
- Retirees8/10
Ground-floor access removes the burden of stairs, and the proximity to local shops and services in Clane supports retirement living.
Work
3 areas- Remote Working7/10
The open-plan living area provides workable spaces for a home office setup, though buyers should verify broadband speeds within the development.
- Hybrid Commuting8/10
Clane enjoys good access to road and public transport commuter routes, positioned roughly 28 km from Dublin and 9 km from Naas.
- Retired8/10
The single-level ground-floor layout and close proximity to village amenities suit retirement living well.
Practical
8 areas- Ageing in Place8/10
Being a ground-floor property with no internal stairs makes it highly accessible for older buyers or those with mobility considerations.
- Low Maintenance9/10
At 59 m², with management company oversight handling communal upkeep, this apartment offers minimal physical maintenance responsibilities.
- Secure Gated Entry5/10
Features an alarm panel and is in a popular managed development, though buyers should verify if there are secure gated entry features.
- Minimalist Design8/10
The open-plan living and dining area along with built-in wardrobes lend themselves well to a clean, minimalist interior style.
- Flexible Floor Plans5/10
At 59 m² with a fixed two-bedroom apartment layout, floor plan flexibility is somewhat limited compared to larger detached houses.
- Heritage Home2/10
This is a modern, purpose-built development apartment rather than a traditional heritage property.
- Ecological Setup5/10
The property holds a C2 BER rating, indicating standard energy efficiency for its build era, with potential scope for future energy upgrades.
- Outdoor areas6/10
Benefits from a private rear external patio seating area as well as access to a large communal green area with mature trees and shrubbery.
Interests
9 areas- Gardening3/10
As an apartment with a rear external patio seating area and shared communal grounds rather than a private garden, opportunities for dedicated gardening are limited.
- Walking8/10
Being within walking distance of Clane village and local amenities allows for convenient everyday pedestrian outings.
- Gym6/10
Clane offers local sports and recreational facilities, though buyers should verify the specific availability of nearby dedicated fitness centers or gyms.
- Cycling6/10
The local area around Clane provides manageable regional routes, though dedicated cycling infrastructure should be verified for commuting.
- Golf6/10
Co. Kildare is renowned for its golf courses, with several regional clubs reachable by a short drive from Clane.
- Fishing5/10
Proximity to the River Liffey and local waterways offers potential angling opportunities in the broader Kildare area.
- Horse Riding6/10
Kildare is a notable equestrian county with various stables and riding facilities located throughout the surrounding region.
- Water Sports2/10
The inland location means water sports options are limited primarily to specialized local clubs or travel to broader regional facilities.
- Entertaining6/10
Features a generous open-plan living and dining area and a rear patio seating space, though the overall apartment size of 59 m² places a natural cap on large gatherings.
Lifestyle
5 areas- Quiet Living7/10
Located within a popular development featuring mature trees and green spaces, though being close to village amenities brings some ambient community activity.
- Rural Living3/10
Situated in a suburban development close to Clane village and main transport links, offering a suburban rather than rural setting.
- Village Living9/10
The apartment is located just a short stroll from Clane village, providing very convenient access to local shops, cafes, pubs, and restaurants.
- Coastal Living1/10
Co. Kildare is an inland county with no immediate proximity to the coast.
- Urban Living5/10
Clane is a growing village with good commuter links to Dublin and Naas, but it maintains a distinctly suburban/village feel rather than an urban city center environment.
Social
6 areas- Community Involvement7/10
Clane is an active community with local sports clubs, churches, and village organizations offering various ways to get involved.
- Café Culture7/10
Being a short stroll from Clane village provides easy access to local cafes, restaurants, and pubs.
- Nightlife5/10
Offers local village pubs and dining spots, while more extensive nightlife requires traveling to nearby Naas or Dublin.
- Health/Wellness groups6/10
Local community facilities support various health and wellness groups, though buyers should check specific schedules and offerings in Clane.
- Networking Opportunities5/10
Networking options are typical of a commuter village; more robust professional networks are accessible closer to Dublin or Naas.
- Tech-Hub Connectivity5/10
Commuter access to Dublin allows for tech-hub connectivity, though local digital infrastructure should be verified.
Listing information
- Agent
- DNG McCormack Properties (Clane)
- Phone
- 045 832 535
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-A1B267HouseDelve · 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.