35 Primrose Avenue, Primrose Garden, Naas, Co. KildareW91PN4X
€525,000
4 Bed~4 Bath~152 m²~BER B
What you'll like:
- Energy Efficient Rating: The property boasts an impressive B energy rating, which should translate into significantly lower monthly heating costs and improved thermal comfort for your family.
- Renewable Energy Integration: Equipped with PV solar panels, this home actively generates its own electricity to help reduce utility bills and minimize your overall carbon footprint.
- Spacious Floor Area: Spanning approximately 152 square meters, the generous footprint offers ample room for growing families without feeling cramped or short on storage.
- Modern Construction Era: Built in 2013, the house benefits from contemporary building standards, modern wiring practices, and insulation levels far superior to older housing stock.
- Four Enormous Bedrooms: Having four well-proportioned bedrooms provides fantastic flexibility for larger families, accommodating children, guests, or a comfortable dedicated home office setup.
- Multiple En-Suite Bathrooms: With two bedrooms featuring dedicated en-suite facilities, morning routines will run much smoother with reduced congestion around the main family bathroom.
- Luxurious Main Suite: The top-floor main bedroom includes a superb walk-in wardrobe and a contemporary wet-room style ensuite, creating a private retreat away from the rest of the house.
- Chic Formal Living Room: The front living room features stylish panelled walls and handcrafted bookcases, creating a sophisticated and welcoming space to host guests or relax.
- Abundant Natural Light: A large bay window in the formal living room bathes the space in natural sunlight, enhancing the warm and inviting interior atmosphere throughout.
- Cozy Gas Fireplace: The stylish gas fire inset provides an instant, low-maintenance focal point in the living room, ensuring cozy evenings during the colder winter months.
- Stunning Kitchen Diner: The rear kitchen and dining area features contemporary cream cabinets and a central breakfast bar, making it an ideal hub for daily family life.
- Seamless Garden Access: Double patio doors connect the kitchen directly to the rear garden, making indoor-outdoor dining effortless and enjoyable during warm summer months.
- Practical Utility Room: A fully plumbed utility room with fitted cupboards sits just off the kitchen, hiding laundry appliances away and keeping the main living spaces tidy.
- Generous Downstairs WC: A well-sized downstairs guest bathroom adds significant everyday convenience for visiting guests and busy families rushing out the door.
- Classic Clawfoot Bath: The main family bathroom features a timeless clawfoot bath, adding a touch of elegance and luxury to your daily bathing and relaxation routine.
- Secure Rear Garden: The enclosed rear garden is safely bounded by solid cottage fencing, providing a secure space for young children and pets to play freely.
- Optimized Patio Placement: A patio situated at the very end of the garden captures the late afternoon sun, providing an ideal spot for evening relaxation and outdoor entertaining.
- Generous OffStreet Parking: The ample cobblestone driveway at the front offers plenty of off-street parking space for multiple vehicles, eliminating street parking hassles.
- Prime Walkable Location: Situated within comfortable walking distance of Naas town centre, local schools, and playgrounds, reducing reliance on the car for daily errands.
- Excellent Commuter Access: Close proximity to the M7 motorway and the Naas Sallins train station ensures straightforward and convenient commuting options for working professionals traveling to Dublin.
But keep in mind:
- Asking Price Stability: The asking price has remained completely static at €525,000 since tracking began, suggesting the seller may be firm on price or testing market ceiling limits.
- Top Floor Privacy Compromise: The main bedroom occupies the top floor with dormer windows, which might feel disconnected from younger children's bedrooms located on lower levels.
- Maintenance of Solar Panels: Buyers should verify the current operational status, age, and maintenance records of the PV solar panels to ensure they are functioning at peak efficiency.
- Enclosed Garden Maintenance: The solid cottage fencing around the garden will require periodic staining or painting to prevent weather damage and maintain its attractive appearance.
- Wet Room Waterproofing Check: The contemporary wet-room style ensuite shower on the top floor requires careful verification of its waterproofing seals to prevent any potential hidden leaks.
- Clawfoot Tub Practicality: While aesthetically charming, the classic clawfoot bath in the main bathroom lacks an integrated overhead shower enclosure, which might limit daily convenience.
- Cobblestone Driveway Upkeep: The extensive cobblestone driveway will require occasional weed control, re-sanding between the blocks, and power washing to maintain its pristine curb appeal.
- High Density Neighbourhood: As an established suburban development, buyers should investigate local parking congestion on surrounding streets during peak school drop-off and pick-up hours.
- Traffic Noise Proximity: Given the home's proximity to the bustling Naas town centre and major transport links, buyers should check for potential background traffic noise levels.
- Gas Appliance Safety Checks: The fitted gas fire in the living room should undergo a thorough professional inspection and service check before completion to ensure total safety.
- Utility Room Ventilation: The fully plumbed utility room should be inspected for proper mechanical or passive ventilation to prevent moisture buildup and potential mold issues.
- Dormer Window Insulation: The dormer-style windows in the top-floor main bedroom should be checked for proper thermal insulation and flashing to prevent potential cold spots or drafts.
- Boundary Line Verification: Buyers must instruct their legal representative to carefully verify the exact property boundary lines against the official folio map to avoid future disputes.
- Management Company Fees: Check whether the development has a residents' association or management company, and verify if there are any annual service charges for common areas.
- BER Certificate Currency: Although rated B, buyers should independently verify that the BER certificate reflects any recent modifications and remains fully valid for peace of mind.
- Storage Limitations: Despite a generous floor area, verify if the internal wardrobe and attic spaces are sufficient for long-term storage needs without cluttering the main rooms.
- Kitchen Appliance Longevity: The integrated cream kitchen cabinets and appliances should be inspected for wear and tear, as replacing built-in units can involve significant unexpected costs.
- Flooring Wear Patterns: The high-traffic areas such as the entrance hall and kitchen should be inspected for scuffs or wear that may require early refinishing or replacement.
- Future Expansion Limits: Given the layout and garden positioning, any future structural extensions would be heavily constrained, so buyers should ensure the current size meets long-term needs.
- Local School Capacity: Families with children should verify local primary and secondary school enrolment capacities in the immediate area to ensure available places for the upcoming term.
Price positioning
?
- The asking price of €525,000 appears notably positioned above baseline regional averages for similar-sized secondary properties due to premium interior finishes, an efficient B-energy rating, and extensive floor space spanning over 150 square metres.
- Upward valuation signals stem from high-spec features including photovoltaic solar panels, multiple en-suite bedrooms, bespoke cabinetry, and a sought-after urban location within convenient walking distance of local schools and town amenities.
- Strong local buyer demand and excellent commuter connectivity via nearby transport links could robustly support this price tag, though potential over-reliance on discretionary cosmetic upgrades might undermine aggressive growth expectations.
- Market absorption rates and competitive buyer pools for four-bedroom houses in this specific neighbourhood will ultimately determine whether this ambitious listing figure is fully realized or subject to downward negotiation pressure.
Build Analysis
What we know from similar construction types
- The property was built in 2013 and features a classic brick and render facade, indicating a relatively modern construction standard.
- Spanning approximately 152 square metres over multiple levels, the layout includes four bedrooms and four bathrooms, with the main bedroom occupying a top-floor dormer space.
- Features include PV solar panels which contribute to energy efficiency, along with double-glazed patio doors and gas-fired heating.
- A buyer should verify compliance regarding the attic conversion or top-floor layout of the main bedroom to ensure all building and planning regulations were met during construction or subsequent modifications.
- It is advisable to check the condition of the flat roof sections or dormer windows on the upper level for potential weathering or maintenance issues.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 1,100 to 1,500 euro.
- This estimate reflects the efficient B energy rating, floor area of approximately 152 square meters, gas fire inset, and PV solar panels which help moderate overall energy consumption.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a well-established residential suburb of Naas, showing no apparent immediate proximity to heavy industrial plants, active large-scale incinerators, or major modern landfill sites.
- Any historical land uses or minor legacy industrial sites in the broader Naas area appear distant enough to present a low general risk, though buyers should verify local environmental reports for absolute peace of mind.
Flood Safe
8/10Water overflow reports to follow up
- The immediate neighbourhood of Primrose Gardens is situated on elevated inland terrain relative to major river floodplains, suggesting a generally low apparent likelihood of pluvial or fluvial flooding under standard conditions.
- While regional surface water accumulation can occasionally occur during extreme weather events across parts of Kildare, standard municipal drainage appears to service the area effectively; buyers are advised to check detailed OPW flood maps as part of standard due diligence.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
NO 6 PRIMROSE AVENUE, JIGGENSTOWN, NAAS
- Sale date
- Declared sale price
- €355,000.00
5 PRIMROSE AVE, JIGGINSTOWN, NAAS
- Sale date
- Declared sale price
- €370,000.00
9 PRIMOSE LANE, PRIMROSE GARDEN, NAAS
- Sale date
- Declared sale price
- €412,500.00
12 PRIMROSE CLOSE, PRIMROSE GARDEN, NAAS
- Sale date
- Declared sale price
- €323,000.00
8 PRIMROSE GARDEN, NAAS, KILDARE
- Sale date
- Declared sale price
- €360,000.00
Recent sales in the wider Naas area
8 SYCAMORE SPRINGS, SALLINS RD, NAAS
- Sale date
- Declared sale price
- €320,000.00
6 PACELLI ROAD, NAAS, CO. KILDARE
- Sale date
- Declared sale price
- €430,000.00
21 MILLBRIDGE WAY, NAAS, KILDARE
- Sale date
- Declared sale price
- €385,000.00
APT 5 - THE STABLEYARD, OLDTOWN DEMESNE, NAAS
- Sale date
- Declared sale price
- €350,000.00
8 OAKGLYNN, BLESSINGTON RD, NAAS
- Sale date
- Declared sale price
- €890,000.00
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: €5,250 — 1% of €525,000.
?
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: approximately 1,500 to 2,500 euro plus VAT and outlay.
- Land registration fees: approximately 600 to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 to 300 euro.
- Surveyor fees: approximately 500 to 1,000 euro depending on the level of detail required.
- Annual home insurance: approximately 400 to 800 euro depending on the level of cover chosen.
Forum Talk
What people are saying about this area
- Residents in the Naas area frequently highlight the convenience of local amenities, noting that walking distance to schools, supermarkets like Aldi, and the town centre makes daily life very manageable without relying constantly on a car.
- Local community forums often discuss commuter patterns, pointing out that proximity to the M7 motorway and the Naas/Sallins train station provides good connectivity to Dublin, though peak-time traffic near junction accesses can occasionally experience delays.
- Neighbourhood discussions regarding Primrose Gardens and surrounding developments generally praise the family-friendly atmosphere, well-maintained green spaces, and a strong sense of community security.
- Residents often recommend local sports facilities, highlighting active engagement in clubs such as Naas GAA, local rugby, and tennis clubs, which contribute positively to the area's community appeal.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
The property is located within walking distance to local primary and secondary schools, creches, and playgrounds, making it exceptionally well-positioned for young families.
- Teenagers8/10
Four spacious bedrooms and proximity to secondary schools, local sports clubs like Naas GAA and rugby, and amenities such as the Odeon cinema provide great convenience for teenagers.
- Multi-generational Living7/10
With four generous bedrooms and multiple bathrooms, including two en-suites, there is ample private space, though the layout is standard multi-story rather than self-contained.
- Single Buyers6/10
A four-bedroom home of 152 square meters might exceed space and budget requirements for single buyers, but its central location in Naas offers great appeal.
- Couples8/10
Offers generous living space, a formal living room, and a contemporary kitchen/dining area ideal for couples looking to establish roots in a popular neighbourhood.
- Empty Nesters7/10
The property provides a good balance of indoor space and manageable outdoor areas, though four bedrooms may be larger than necessary for empty nesters.
- Retirees6/10
The home features multiple levels including a top-floor main suite, which may require navigating stairs, though the town-centre proximity is very convenient.
Work
3 areas- Remote Working8/10
Four bedrooms provide ample space to designate one or more rooms as a home office for remote working setups.
- Hybrid Commuting8/10
Conveniently close to the Naas / Sallins train station and the M7 motorway, facilitating straightforward commutes to Dublin and beyond.
- Retired6/10
Proximity to town amenities is ideal for retirees, though multi-story living involves stairs between levels.
Practical
8 areas- Ageing in Place5/10
The property spans multiple floors with bedrooms on upper levels, which may present mobility challenges later in life.
- Low Maintenance8/10
Built in 2013 with a B BER rating, PV solar panels, and a manageable enclosed rear garden, ensuring good energy efficiency and lower upkeep.
- Secure Gated Entry7/10
Features a securely enclosed rear garden with solid cottage fencing and a secure gated side entrance from the front driveway.
- Minimalist Design5/10
The home features distinct decorative character including panelled walls, bespoke bookcases, and a classic claw-foot bath rather than stark minimalism.
- Flexible Floor Plans7/10
Four spacious bedrooms and a formal living room offer flexible arrangements for family living or home working.
- Heritage Home2/10
Built in 2013, this is a modern property rather than a traditional heritage home.
- Ecological Setup8/10
Benefits from an efficient B energy rating and installed PV solar panels for improved sustainability.
- Outdoor areas8/10
Includes a generous cobblestone driveway at the front and a lawned rear garden with a patio positioned to capture afternoon sun.
Interests
9 areas- Golf8/10
Sports enthusiasts are well served with multiple golf courses located in the surrounding area.
- Gardening6/10
Features a generously sized rear garden laid to lawn with a patio area, offering a pleasant space for domestic gardening enthusiasts.
- Walking8/10
The location is within walking distance to schools, supermarkets, Naas town centre, and local conveniences.
- Gym7/10
Proximity to Naas town centre ensures good access to local fitness facilities and wellness clubs.
- Cycling7/10
The suburban setting allows for manageable cycling access into Naas and surrounding local routes.
- Fishing5/10
While local waterways exist in County Kildare, fishing is not a primary highlighted feature of this specific immediate location.
- Horse Riding8/10
Naas is renowned for its equestrian culture, sitting close to both Naas and Punchestown racecourses.
- Water Sports2/10
The inland location in Naas does not offer direct access to water sports facilities.
- Entertaining9/10
Includes a stunning kitchen/dining space opening through double patio doors to a patio and lawn, perfectly laid out for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Situated in an established neighbourhood with a securely enclosed rear garden and solid fencing, though it remains in the heart of Naas town.
- Rural Living3/10
This is a suburban town-centre residential setting with neighboring housing developments rather than a rural environment.
- Village Living8/10
Primrose Garden offers a friendly neighbourhood feel while being right in the heart of Naas with walking access to shops, schools, and local amenities.
- Coastal Living1/10
Naas is an inland town in County Kildare with no proximity to the coast.
- Urban Living7/10
Provides convenient access to big-name supermarkets, retail parks, restaurants, bars, and a cinema within the town of Naas.
Social
6 areas- Community Involvement8/10
Located in a popular, friendly neighbourhood with active local clubs such as Naas GAA, rugby, and tennis clubs nearby.
- Café Culture8/10
Naas town centre offers an array of restaurants, cafes, and bars within walking distance.
- Nightlife7/10
Good local options including town bars, hotels, and the Odeon cinema close by.
- Health/Wellness groups7/10
Proximity to local sports clubs and community amenities supports participation in health and wellness activities.
- Networking Opportunities6/10
Standard suburban residential location with moderate local business networking potential centered around Naas.
- Tech-Hub Connectivity5/10
While transport links to major employment hubs are good via the M7 and rail, Naas itself is a commuter town rather than a dedicated tech hub.
Listing information
- Agent
- Byrne Malone Estate Agents
- Current status
- active
- Published on HouseDelve
- 19 October 2026
- Correction
- Report an issue
HD-40F1CCHouseDelve · 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.