42 Larchfield, Dunboyne, MeathA86X304
€775,000
4 Bed~3 Bath~213 m²~BER C2
What you'll like:
- Generous Floor Area: The substantial 213 square meter footprint provides ample space for growing families, ensuring long-term comfort without the immediate pressure to upsize.
- Substantial Price Reduction: The recorded asking price has dropped by €50,000 to €775,000, signaling potential seller motivation and creating a more attractive entry point for prospective buyers.
- Extended Living Space: A thoughtfully designed rear extension introduces a bespoke kitchen and expansive family room, significantly enhancing the ground floor daily functionality.
- Walkable Village Location: Situated just a short stroll from Dunboyne Village, residents enjoy convenient access to local shops, restaurants, and essential everyday amenities.
- Excellent Commuter Links: Proximity to local bus routes and the nearby Dunboyne railway station ensures straightforward daily travel into the city centre and surrounding areas.
- Private Rear Garden: The exceptionally private rear patio and walled boundary offer a secure, secluded outdoor sanctuary that is rarely overlooked by immediate neighbors.
- Modular Garden Office: A dedicated outbuilding equipped with electricity provides a functional, separate workspace or playroom, catering effectively to modern remote working lifestyles.
- Open Plan Layout: The expansive ground floor seamlessly connects the lounge, dining, and kitchen zones, creating an ideal environment for modern family life and entertaining.
- Bespoke Kitchen Finishes: The hand-painted cream kitchen features premium granite worktops, integrated appliances, and a central breakfast island, combining durability with classic aesthetic appeal.
- Abundant Natural Light: Multiple Velux windows and integrated spotlights throughout the extended kitchen and family spaces ensure the interior remains bright and welcoming.
- Attractive Green Outlook: The front garden enjoys a pleasant, open view across a large common green area, enhancing the immediate neighborhood streetscape and curb appeal.
- Quality Flooring Materials: Solid oak wood floors in the main lounge and durable porcelain tiling in high-traffic zones offer a blend of tactile warmth and low-maintenance practicality.
- Flexible Bedroom Configuration: While originally four bedrooms, the reconfigured layout creates a particularly large combined bedroom space, offering adaptable accommodation for various family setups.
- Built-in Storage Solutions: Floor-to-ceiling built-in wardrobes across the bedrooms maximize interior usable space and help maintain a clutter-free environment throughout the private quarters.
- Multiple Bathroom Facilities: Three well-appointed bathrooms, including an ensuite and a modern shower room, eliminate morning congestion for busy households.
- Gas Fired Range Cooker: The kitchen features a functional gas-fired range unit that acts as a striking focal point and appeals to enthusiastic home cooks.
- Secure Off-Street Parking: The walled front garden features a cobble-locked driveway, providing safe and convenient parking directly in front of the residence.
- Enhanced Security System: The property comes fully alarmed, offering immediate peace of mind regarding home safety upon moving in.
- Double Glazed Windows: PVC double glazed windows are installed throughout, contributing positively to noise reduction and general thermal insulation.
- Established Neighborhood: Positioned within a well-regarded residential area, the property benefits from a stable community setting with strong local amenities.
But keep in mind:
- C2 Energy Rating: The C2 BER rating indicates that the property falls short of modern energy efficiency standards, meaning buyers should budget for potential insulation or heating upgrades.
- Reconfigured Bedroom Layout: The combination of two smaller bedrooms into one large room reduces the total functional bedroom count from four to three distinct sleeping quarters, which may not suit all family needs.
- Initial Overpricing Strategy: The previous higher asking price of €825,000 suggests the property may have initially tested the market ceiling before a realistic price correction occurred.
- Heating System Efficiency: The reliance on a standard gas-fired central heating system alongside a gas range might result in higher utility bills given the large 213 square meter footprint and C2 energy rating.
- Extension Compliance Risk: Buyers must verify through legal due diligence that all planning permissions and building regulations were fully met for the substantial rear extension.
- Modular Shed Structure: The backyard home office requires careful inspection regarding its structural integrity, insulation standards, and compliance with local planning exemptions.
- Upstairs Bathroom Capacity: With multiple bedrooms relying on shared upper-level facilities rather than dedicated ensuites for every room, peak-time morning queues remain a possibility.
- Open Plan Acoustic Echo: The expansive open-plan ground floor layout, while stylish, may generate noise transmission issues between the kitchen, dining, and family zones.
- High Maintenance Hardscaping: Extensive cobble-locking across both the front driveway and rear patio means less natural green space and potential upkeep of weed growth between pavers.
- Window Seal Integrity: PVC double glazing should be thoroughly inspected by a surveyor to check for any failed seals or drafts that could exacerbate heat loss given the C2 energy rating.
- Potential Insulation Gaps: The vaulted wooden ceilings with Velux windows in the extension require careful thermal auditing to prevent cold bridging during winter months.
- Range Cooker Maintenance: The integrated gas-fired range cooker adds complexity and potential replacement costs if the appliance reaches the end of its operational lifespan.
- Storage Limitations in Roof: Buyers should investigate whether the attic space is adequately floored and insulated for additional storage, as the reconfiguration of bedrooms may have altered loft access.
- Drainage and Surface Water: The extensive paved areas around the house require verification to ensure proper surface water drainage away from the building foundations.
- Electrical Capacity Check: The addition of a modular garden office with ESB connection warrants verification of the main fuse board capacity to handle simultaneous heavy electrical loads.
- Boundary Line Verification: The buyer's solicitor should carefully check the legal boundaries against the title deeds, particularly regarding the exact footprint of the walled front and rear gardens.
- Future Retrofitting Costs: Bringing a C2 rated property up to an A or B energy standard could involve substantial capital expenditure on external insulation, heat pumps, or solar panels.
- Local Traffic Congestion: Proximity to main bus routes and village amenities may introduce localized traffic and parking congestion during peak school and commuting hours.
- Flooring Wear and Tear: Solid oak flooring in high-traffic open-plan zones can be susceptible to scratching or moisture damage, requiring potential refinishing by the new owner.
- Inspection of Plumbing Fixtures: The multiple bathrooms, hot towel rails, and utility plumbing require professional surveying to ensure there are no hidden leaks or low water pressure issues.
Price positioning
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- The asking price appears somewhat conservative relative to recent local market activity, following a notable downward price adjustment from an initial higher listing figure that suggests the vendor is keen to generate stronger interest.
- Valuation signals are supported by substantial property size, extensive high-specification rear extensions, and a detached footprint, which typically command a notable premium over standard semi-detached formats in this specific residential estate.
- Support for this pricing level comes from robust historical precedents on the same street, though potential buyers might be slightly deterred by the C2 building energy rating given modern preferences for superior energy efficiency.
- Overall, the revised asking price strikes a realistic balance for a well-located family home within walking distance of the village, positioning the property competitively against regional benchmarks without demanding a speculative top-tier premium.
Build Analysis
What we know from similar construction types
- The property is a detached family home featuring a substantial rear extension and an open-plan ground floor layout centred around an impressive staircase.
- Bedrooms three and four have been reconfigured into a single large bedroom, meaning a buyer should verify if this structural change complies with local building regulations and planning exemptions.
- The house includes a modular garden shed equipped with ESB, which is suitable for use as a home office or playroom, though buyers should check compliance for outbuilding electrical installations.
- The BER rating is C2, and the home is fitted with gas-fired central heating and PVC double-glazed windows.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €2,200 to €2,800.
- Explanation: Given the 213 m² floor area and the C2 BER rating, energy consumption for gas-fired central heating will be moderate to high, though partially offset by double-glazed windows and extensions.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a predominantly residential suburban setting, well away from heavy industrial zones, major landfills, or waste incinerators.
- Any minor localized industrial or commercial activity in the wider Meath and commuter belt region is distant enough to present a low general pollution risk.
Flood Safe
8/10Water overflow reports to follow up
- The immediate Larchfield area is generally elevated above major river flood plains, though standard local drainage checks are always recommended during heavy rainfall periods.
- Prospective buyers should consult detailed local authority flood maps to verify precise pluvial or fluvial flood risks for this specific parcel of land.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
71 LARCHFIELD, DUNBOYNE, MEATH
- Sale date
- Declared sale price
- €875,000.00
56 LARCHFIELD, DUNBOYNE, CO MEATH
- Sale date
- Declared sale price
- €760,000.00
34 LARCHFIELD, DUNBOYNE, MEATH
- Sale date
- Declared sale price
- €730,000.00
24 LARCHFIELD, DUNBOYNE, MEATH
- Sale date
- Declared sale price
- €751,700.00
49 LARCHFIELD, DUNBOYNE, MEATH
- Sale date
- Declared sale price
- €875,000.00
Recent sales in the wider Dunboyne area
10 RIVER COURT, ROOSKE RD, DUNBOYNE
- Sale date
- Declared sale price
- €321,000.00
10 THE VIEW, DUNBOYNE CASTLE, DUNBOYNE
- Sale date
- Declared sale price
- €750,000.00
PINECREST, FAIRYHOUSE RD, DUNBOYNE
- Sale date
- Declared sale price
- €670,000.00
8 THE COURT, PLUNKETT HALL, DUNBOYNE
- Sale date
- Declared sale price
- €728,000.00
23 THE AVENUE, LUTTRELL HALL, DUNBOYNE
- Sale date
- Declared sale price
- €720,000.00
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: €7,750 — 1% of €775,000.
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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.
- Stamp duty: approximately €7,750 based on 1% of the asking price for a residential property under €1 million.
- Solicitor legal fees: roughly €1,500 to €3,000 excluding outlay and VAT.
- Land registration fees: around €600 to €800 depending on the property value and registration type.
- Property valuation fees: approximately €150 to €300 for mortgage purposes.
- Surveyor fees: roughly €500 to €1,200 depending on the depth of the structural survey for a 213 m² home.
- Annual home insurance: approximately €500 to €1,000 depending on the level of cover and insurer.
Forum Talk
What people are saying about this area
- Residents frequently discuss the convenience of living in Larchfield due to its proximity to Dunboyne Village and local amenities.
- Commuters in local forums often highlight the accessibility of public transport, including local bus routes and the Dunboyne railway station.
- Discussions on community boards often mention the family-friendly nature of the estate, particularly the appeal of houses overlooking the large central green areas.
- Recent listing price adjustments for properties in the area have drawn attention from prospective buyers monitoring local market corrections.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features an exceptionally private rear garden and overlooks a large common green, offering a safe and secure outdoor environment for young children.
- Teenagers8/10
With four bedrooms, a modular garden shed suitable for a playroom, and generous living areas, there is plenty of independent space for teenagers.
- Multi-generational Living6/10
The open-plan ground floor layout provides good communal spaces, though the reconfiguration of bedrooms 3 and 4 into a single large room reduces the total bedroom count flexibility.
- Single Buyers5/10
At 213 square metres and commanding a higher price point near Dunboyne Village, this detached home is quite large and potentially costly for a single buyer to maintain alone.
- Couples9/10
An extended detached home offering luxurious open-plan living, a bespoke kitchen, and a private rear garden ideal for couples looking to settle long-term.
- Empty Nesters7/10
The generous single-floor living spaces and village proximity are appealing, though the large overall floor area and garden maintenance may feel excessive for some empty nesters.
- Retirees7/10
Being within a short stroll of Dunboyne Village amenities is highly convenient, though stairs and property upkeep should be considered for long-term retirement.
Work
3 areas- Remote Working9/10
Includes a standout modular shed/garden room equipped with ESB, making it an ideal separate home office.
- Hybrid Commuting9/10
Conveniently serviced by local bus routes 70 and 270 as well as Dunboyne Railway Station for regular commuting flexibility.
- Retired8/10
The close proximity to village shops and amenities supports a comfortable retirement lifestyle.
Practical
8 areas- Ageing in Place6/10
While the ground floor offers spacious living, the presence of stairs and multiple levels means some modifications might be needed for long-term ageing in place.
- Low Maintenance7/10
Features cobble-locked gardens, PVC double-glazed windows, and a C2 BER rating, requiring standard upkeep.
- Secure Gated Entry4/10
The property is fully alarmed and features a walled front garden, though it lacks a private secure gated entrance.
- Minimalist Design4/10
The home features traditional decorative elements, solid oak and porcelain flooring, and a bespoke classic kitchen rather than stark minimalism.
- Flexible Floor Plans8/10
The accommodation includes a large open-plan layout, double doors between living areas, and bedrooms 3 & 4 configured into a flexible large space.
- Heritage Home3/10
This is a modern extended detached family home rather than a period or heritage property.
- Ecological Setup5/10
Equipped with standard gas-fired central heating and a C2 BER rating, with potential for further eco-upgrades.
- Outdoor areas10/10
Features an exceptional private rear garden with a patio area, a walled front garden overlooking a large green, and a separate modular garden room.
Interests
9 areas- Gardening7/10
Features a walled front garden with a cobble-locked driveway and feature flowerbeds, alongside a private rear garden with patio space.
- Walking9/10
The short walking distance to Dunboyne Village and local green spaces makes it ideal for regular daily walks.
- Gym5/10
There is no dedicated home gym, though the modular garden room could potentially be adapted for fitness equipment.
- Cycling6/10
The suburban location allows for local cycling, though specific dedicated cycle infrastructure depends on the surrounding commuter routes.
- Golf6/10
Situated in County Meath with regional access to local golf courses, though not directly adjacent to a course.
- Fishing4/10
No specific local fishing amenities are highlighted directly by the property details.
- Horse Riding5/10
County Meath offers general rural opportunities for equestrian activities, though local stables are not explicitly attached to the property.
- Water Sports2/10
The inland suburban location in Dunboyne offers no immediate access to water sports facilities.
- Entertaining10/10
Outstanding entertaining capability with a massive open-plan lounge and dining area, bespoke kitchen with breakfast island, and a separate family room opening onto a private patio.
Lifestyle
5 areas- Quiet Living8/10
Located in a residential area overlooking a green with an exceptionally private rear garden that is not overlooked, providing a peaceful atmosphere.
- Rural Living4/10
While situated in Meath, the property is located in a developed suburban estate close to Dunboyne Village rather than a truly rural setting.
- Village Living10/10
Positioned just a short stroll from Dunboyne Village with its excellent selection of shops, restaurants, and local amenities.
- Coastal Living1/10
The property is located inland in County Meath, far away from any coastal areas.
- Urban Living6/10
Provides good access to public transport including bus routes 70 and 270 as well as Dunboyne Railway Station, with proximity to Blanchardstown Shopping Centre.
Social
6 areas- Community Involvement8/10
Proximity to Dunboyne Village encourages active participation in local community groups and activities.
- Café Culture8/10
Dunboyne Village offers a great selection of local restaurants and cafes within easy walking distance.
- Nightlife5/10
Village pubs and local amenities are available, but major nightlife options require travel to larger nearby commercial hubs.
- Health/Wellness groups6/10
Access to local wellness groups is supported by proximity to the village and surrounding community infrastructure.
- Networking Opportunities5/10
Primarily a residential neighborhood, meaning professional networking would likely rely on nearby commercial centers.
- Tech-Hub Connectivity6/10
Good transport links to Dublin and surrounding areas aid connectivity to tech and business hubs.
Listing information
- Agent
- Newcombe Estates
- Phone
- 01 861 4440
- Current status
- active
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-F8C7CBHouseDelve · 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.