42 Larchfield, Dunboyne, MeathA86X304
€825,000
4 Bed~3 Bath~213 m²~BER C2
What you'll like:
- Desirable village location: The property is situated just a short stroll from Dunboyne Village, providing convenient walking access to local shops, restaurants, and essential daily amenities.
- Substantial rear extension: A large rear addition successfully provides a bespoke kitchen and expansive family room, significantly enhancing the overall ground floor living space for modern family life.
- Spacious open-plan layout: The generous lounge and dining area features a solid oak floor and a marble fireplace, creating an impressive and cohesive environment for entertaining guests.
- Bespoke cream kitchen: The kitchen is equipped with hand-painted units, granite worktops, a gas-fired range cooker, and a matching breakfast island that serves as a functional culinary hub.
- Exceptional rear privacy: The walled rear garden is notably not overlooked, offering a peaceful outdoor retreat for relaxation and family activities on the private cobble-locked patio.
- Modular garden office: A dedicated modular shed equipped with electricity provides an ideal independent space for remote working, studying, or use as a secure children playroom.
- Attractive green outlook: The front garden features a cobble-locked driveway and enjoys a pleasant, open outlook directly across a large communal green area within the estate.
- Flexible bedroom reconfiguration: Two original bedrooms upstairs have been thoughtfully combined to create one exceptionally large bedroom complete with built-in storage and a fitted desk.
- Abundant natural light: The rear family room and kitchen areas benefit from vaulted wooden ceilings featuring integrated Velux windows that flood the spaces with daylight.
- Quality flooring finishes: The ground floor combines durable porcelain tiling in utility and wet zones with warm solid oak timber flooring throughout the primary reception areas.
- Modern bathroom amenities: The property includes multiple well-appointed bathrooms and a guest WC, featuring contemporary fixtures such as rainforest showers, bathtubs, and heated towel rails.
- Extensive floor area: Offering 213 square metres of well-utilised accommodation, this detached house provides ample room for growing families without feeling cramped or restricted.
- Secure perimeter boundaries: The property benefits from a walled front garden with a cobble-locked driveway alongside a secure, enclosed boundary surrounding the private rear outdoor space.
- Comprehensive security system: A fully installed house alarm provides immediate peace of mind regarding home safety and asset protection for prospective buyers upon moving in.
- Energy-efficient glazing: Fitted PVC double-glazed windows throughout help maintain interior thermal comfort and reduce outside noise pollution effectively across all seasons.
- Reliable gas heating: Gas-fired central heating ensures dependable warmth throughout the home, supplemented by a cozy gas-effect fire featured in the main lounge fireplace.
- Convenient public transport: Local residents have easy access to nearby bus routes and the Dunboyne commuter railway station, facilitating straightforward travel into the wider metropolitan area.
- Proximity to major retail: The nearby Blanchardstown Shopping Centre offers extensive retail, dining, and entertainment options just a short drive away from the village.
- Generous built-in storage: Floor-to-ceiling fitted wardrobes are included across the upstairs bedrooms, maximising floor space and eliminating the immediate need for freestanding furniture.
- Detached family home: As a detached property, owners enjoy greater acoustic privacy from neighbors compared to semi-detached or terraced alternatives in the immediate vicinity.
But keep in mind:
- Energy rating limitations: The property holds a C2 BER rating, which means a new owner may need to invest in upgrades like insulation or windows to improve energy efficiency.
- Reduced bedroom count: Although the total floor area is large, the reconfiguration from four bedrooms down to fewer rooms might not suit buyers specifically requiring four distinct sleeping spaces.
- Potential extension maintenance: The substantial rear extension and its Velux windows require careful ongoing inspection for roof flashing integrity, sealing performance, and potential gutter blockages.
- Modular shed compliance: Buyers should verify that the modular garden room complies with local planning regulations and building standards for habitable or office usage.
- Open-plan sound transmission: The expansive open-plan ground floor layout may result in increased noise transfer between the kitchen, dining zone, and the main lounge area.
- Range cooker upkeep: The integrated gas-fired range cooker in the kitchen represents a specialized appliance that could involve higher maintenance or eventual replacement costs.
- Extensive hard landscaping: The extensive cobble-locked areas in both the front and rear gardens mean less natural lawn space and potential weed maintenance between paving blocks.
- Window seal inspection: Buyers should commission a survey to check the sealed units of the PVC double-glazed windows for signs of misting, wear, or thermal failure.
- Boiler age and efficiency: The gas-fired central heating boiler should be professionally evaluated to determine its current operational age, efficiency level, and remaining service lifespan.
- Electrical system check: Given the addition of a separate modular office and extensive interior lighting, an electrical survey should be conducted to ensure the fuse board meets current standards.
- Attic insulation levels: The C2 BER rating suggests that verifying the depth and quality of attic insulation is important to ensure optimal heat retention during winter months.
- Boundary fence responsibilities: Purchasers should inspect the legal contract and physical boundaries to confirm exact ownership and maintenance obligations for the garden walls.
- Surface water drainage: The extensive cobble-locking across the front driveway and rear patio should be checked to ensure adequate surface water run-off and drainage capacity.
- Traffic and parking congestion: Overlooking a large green area can be pleasant, but buyers should observe local parking habits and traffic flow during peak morning and evening hours.
- Plumbing fixture condition: The multiple bathrooms, rainforest showers, and the bespoke kitchen island plumbing require thorough inspection for any hidden leaks or slow drains.
- Alarm system currency: The security alarm installation should be tested to ensure the sensors, control panel, and backup batteries are fully functional and up to date.
- Roof timber inspection: The wooden ceilings and decorative beams in the rear extension should be checked by a surveyor for any signs of moisture ingress or timber pest activity.
- Fireplace safety clearance: The open-hearth gas-effect fire in the main lounge should be serviced and tested by a certified technician to ensure safe combustion and ventilation.
- Future retrofit expenses: Achieving a higher energy rating in the future could require significant capital investment in heat pumps, solar panels, or external wall insulation.
- Local development scrutiny: Buyers should check local planning registers to understand if future residential or commercial developments are planned in the surrounding Dunboyne area.
Price positioning
?
- The asking price may initially appear slightly conservative when evaluated against recent transaction evidence on the same street, where similar residential dwellings have achieved notably higher figures in recent months.
- Upward valuation signals are clearly driven by the substantial extension, high-quality finishes, and the presence of a modular home office in the private rear garden, which significantly enhance the overall usable living space.
- Potential factors that could undermine this price positioning include the C2 energy rating, which might necessitate future capital expenditure for energy efficiency upgrades to align with modern buyer expectations.
- Supporting this asking price is the exceptionally convenient location within short walking distance of the local village amenities, transport links, and an attractive outlook overlooking a large communal green area.
Build Analysis
What we know from similar construction types
- The property has been significantly extended to the rear and reconfigured internally, including the combination of two bedrooms into one large room. A buyer should verify that all structural alterations, particularly the rear extension and internal wall removals, complied with building regulations and obtained any necessary planning permissions.
- The BER rating is C2, indicating a moderately energy-efficient home, but a buyer should investigate the age and efficiency of the gas-fired central heating system and double-glazed windows.
- The presence of a modular shed/garden room with electricity (ESB) means a buyer should check for proper electrical certification and compliance for outbuilding wiring.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately €2,200 to €2,800.
- Explanation: With a floor area of 213 square metres and a BER rating of C2, energy consumption for gas-fired central heating will be moderate to high, influenced by the large open-plan extensions and high ceilings.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The general Dunboyne area features standard regional drainage systems, with low apparent vulnerability in this specific suburban pocket based on general topography.
- Buyers are advised to consult official OPW flood maps to verify historical flood safety and local drainage assessments for peace of mind.
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
23 THE AVENUE, LUTTRELL HALL, DUNBOYNE
- Sale date
- Declared sale price
- €720,000.00
33 THE COURT, DUNBOYNE CASTLE, DUNBOYNE
- Sale date
- Declared sale price
- €316,000.00
15 THE PARK, LUTTRELL HALL, DUNBOYNE
- Sale date
- Declared sale price
- €680,000.00
ASH HILL, DUNBOYNE, MEATH
- Sale date
- Declared sale price
- €535,000.00
11 THE AVENUE, LUTTRELL HALL, DUNBOYNE
- Sale date
- Declared sale price
- €730,000.00
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 €8,250 to €82,500 depending on the applicable tier for residential property value.
- Solicitor legal fees: roughly €2,000 to €4,000 plus outlay and VAT.
- Land registration fees: around €600 to €800 for property registration and mapping.
- Property valuation fees: approximately €150 to €300.
- Surveyor fees: about €500 to €1,200 depending on the level of detail required for a 213 square metre home.
- Annual home insurance: roughly €400 to €900 per year depending on coverage and policy.
Forum Talk
What people are saying about this area
- Residents frequently highlight Dunboyne as a desirable, family-friendly location due to its village atmosphere and proximity to local amenities.
- Transport links such as the M3 motorway and local bus and rail services are frequently discussed by commuters traveling into Dublin.
- Local community groups on social media often share updates regarding youth sports clubs, GAA events, and tidy towns initiatives.
- Discussions regarding local infrastructure note the convenience of walking to nearby schools, shops, and the Dunboyne railway station.
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 spacious living areas, ideal for young families, located just a short stroll from Dunboyne Village.
- Teenagers8/10
With a large detached layout, a separate modular garden shed suitable for a playroom or study space, and close proximity to local amenities, teenagers have plenty of independent space.
- Multi-generational Living7/10
The substantial footprint of 213 m² and flexible layout offer good options for extended family, though bedrooms are currently configured as three rather than the original four.
- Single Buyers4/10
At an asking price of €825,000 for a large 4-bedroom detached home, this property is generally geared towards families rather than single buyers.
- Couples7/10
Couples looking for extensive living space, home office options, and a village-adjacent lifestyle will find plenty to love, though it is quite large for just two people.
- Empty Nesters6/10
While the single-level elements are limited upstairs, the low-maintenance paved gardens and village proximity appeal to empty nesters wanting space for visiting family.
- Retirees6/10
Proximity to Dunboyne Village amenities is a strong plus, though retirees should note the presence of stairs and the upkeep associated with a 213 m² detached house.
Work
3 areas- Remote Working9/10
Includes a separate modular shed/garden room with ESB, making it an ideal standalone home office.
- Hybrid Commuting8/10
Serviced by bus routes 70 and 270 as well as Dunboyne Railway Station, facilitating convenient commutes.
- Retired6/10
Well-suited for retirement in terms of village access, though the two-storey layout requires stair-climbing.
Practical
8 areas- Ageing in Place6/10
Close to village amenities, but features a two-storey layout with upstairs bathrooms that may require modification for long-term ageing in place.
- Low Maintenance8/10
The gardens feature extensive cobble-locking and patios, minimizing lawn-mowing duties, though a C2 BER rating suggests some energy upgrades could be considered.
- Secure Gated Entry5/10
Features a walled front garden with a driveway and is fully alarmed, though it lacks an automated gated entry.
- Minimalist Design5/10
The home features traditional bespoke touches, feature fireplaces, and decorative beams rather than stark minimalism.
- Flexible Floor Plans9/10
Originally a 4-bedroom home reconfigured into a large 3-bedroom layout with open-plan living and a substantial rear extension.
- Heritage Home3/10
This is a modern extended detached family home rather than a period or heritage property.
- Ecological Setup5/10
Standard gas-fired central heating and a C2 BER rating indicate standard energy efficiency with room for green retrofits.
- Outdoor areas9/10
Boasts an exceptionally private rear garden with a patio, modular shed office, and a front garden overlooking a large common green.
Interests
9 areas- Gardening6/10
Features walled front and rear gardens with cobble-locking, flowerbeds, and a granite pathway, though the rear is largely paved for low maintenance.
- Walking8/10
Excellent walkability to Dunboyne Village, local green spaces, and nearby transport links.
- Gym6/10
Local fitness amenities are accessible in the surrounding Dunboyne and Blanchardstown areas, and the modular shed offers space for home workouts.
- Cycling7/10
The suburban village setting provides manageable local cycling routes, though buyers should verify dedicated cycle lanes.
- Golf7/10
County Meath and the surrounding Dublin border areas host several golf courses within a convenient driving distance.
- Fishing5/10
Proximity to local waterways in Meath offers some angling opportunities, though buyers should verify specific local fisheries.
- Horse Riding6/10
Co. Meath is well-known for equestrian activities, with various stables and riding schools located across the wider county.
- Water Sports2/10
Inland location means water sports are not immediately on the doorstep.
- Entertaining9/10
The massive open-plan lounge/dining room, bespoke kitchen with breakfast island, and private rear patio make this an exceptional home for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Situated in a residential development overlooking a large green with an exceptionally private rear garden, offering a peaceful environment.
- Rural Living4/10
This is a suburban village-edge setting rather than a truly rural location, though County Meath offers rural surrounds nearby.
- Village Living10/10
Located 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 and has no proximity to the coast.
- Urban Living5/10
It offers suburban convenience with bus routes and a railway station, while remaining distinct from city-centre urban living.
Social
6 areas- Community Involvement8/10
Strong community feel in Dunboyne with local sports clubs, associations, and village events.
- Café Culture8/10
Dunboyne Village offers a great selection of local cafes, restaurants, and social spots within walking distance.
- Nightlife5/10
Local pubs and restaurants provide a relaxed evening scene, with more extensive nightlife accessible in nearby Blanchardstown or Dublin.
- Health/Wellness groups7/10
Good access to local wellness groups, sports facilities, and community classes in the village.
- Networking Opportunities6/10
Proximity to Dublin and major transport corridors aids professional networking, though primarily a residential neighbourhood.
- Tech-Hub Connectivity7/10
Good transport links and a dedicated garden office provide a solid foundation for tech professionals working remotely.
Listing information
- Agent
- Newcombe Estates
- Phone
- 01 861 4440
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-F8C7CBHouseDelve · 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.