45 Fox Lodge Manor (plus Attic Converison), Ratoath, MeathA85DX77
€395,000
3 Bed~3 Bath~108 m²~BER C
What you'll like:
- Attic Conversion Space: The property features a thoughtfully converted attic space, providing valuable extra flexibility and usable area that enhances the overall living accommodation for growing families.
- Three Bathroom Layout: Including a downstairs guest bathroom, a main family bathroom, and an en suite for the primary bedroom, the layout ensures excellent daily convenience and privacy.
- Open Plan Kitchen: The rear features an open plan kitchen and dining room setup, creating a sociable hub that is ideal for modern family living and entertaining guests.
- Comfortable Living Room: A spacious and comfortable living room is positioned at the front of the ground floor, offering a welcoming space to relax away from the kitchen activities.
- Primary En Suite: The primary bedroom benefits from a dedicated en suite bathroom, reducing morning congestion and providing a private retreat for the homeowners.
- Mature Estate Setting: Situated within the established Foxlodge estate, the home enjoys a settled neighbourhood feel with established landscaping and a well-regarded community atmosphere.
- Village Proximity: The location places all local Ratoath amenities including schools, cafes, shops, bars, and restaurants within easy reach for daily convenience and walking accessibility.
- Commuter Access: The area provides straightforward transport connections via the nearby N3, N2, and M50, facilitating efficient commutes to Dublin City Centre and Dublin Airport.
- Turnkey Presentation: Advertised in turnkey condition, the property may require minimal immediate capital expenditure, allowing new owners to move in smoothly without undertaking extensive renovations.
- Private Front Driveway: The inclusion of a front driveway provides dedicated off-street parking, adding a layer of daily convenience and security for vehicle owners.
- Spacious Rear Garden: A well-sized rear garden offers outdoor space for recreation, gardening, or children to play, representing a key priority for modern suburban homebuyers.
- Stable Asking Price: Historical tracking shows the asking price has remained stable at €395,000 without erratic fluctuations, suggesting a confident and disciplined initial pricing strategy by the vendor.
- Efficient Floor Area: Spanning approximately 108 square metres, the footprint provides well-proportioned rooms that avoid excessive upkeep while maintaining comfortable everyday living spaces.
- Practical Hallway: The ground floor welcomes occupants with a spacious entrance hallway, providing a useful buffer from the front door and ample space for coat storage.
- Family Friendly Area: Ratoath is widely recognised as a family-friendly destination with local schools and community clubs, making this three-bedroom layout an enduringly appealing asset.
- Balanced Accommodation: The split of sleeping quarters upstairs combined with additional attic flexibility ensures the home can adapt as household needs change over time.
- Clear Listing Details: The marketing provides a transparent overview of the accommodation layout, helping buyers assess the suitability of the floor plan before booking viewings.
- Local Employment Hubs: Proximity to major regional road arteries ensures residents can easily access surrounding employment centres in Meath and north Dublin.
- Dublin Airport Proximity: Frequent flyers will appreciate the relatively straightforward driving route to Dublin Airport via nearby motorway links without crossing the inner city.
- Sound Investment Profile: The combination of a mature estate, a practical bedroom count, and an attic conversion supports strong long-term liquidity and resale potential.
But keep in mind:
- Attic Compliance Check: Buyers should verify whether the attic conversion obtained all necessary building regulations and planning permissions, as uncertified conversions can complicate future mortgage approvals.
- Mid C Energy Rating: Holding a C energy rating means the property may require future insulation or heating upgrades to improve thermal efficiency and reduce annual utility bills.
- Potential Space Constraints: At 108 square metres including the attic, buyers should carefully assess whether the footprint meets long-term storage and lifestyle needs as families expand.
- Hidden Renovation Costs: Even though marketed as turnkey, buyers should commission a thorough structural survey to identify any latent defects, damp issues, or wear and tear requiring remedy.
- Unchanged Price Stagnation: The asking price has remained entirely unchanged at €395,000 during the tracking period, which could indicate firm seller resistance or a lack of competitive early offers.
- Traffic Congestion Risks: Proximity to the N2, N3, and M50 can lead to heavy peak-time commuter traffic, potentially extending daily travel times into Dublin City Centre.
- Limited Expansion Potential: Due to the already converted attic and established plot boundaries, future physical extension options on the site may be restricted or structurally complex.
- Boundary Verification: Purchasers must instruct their legal representatives to thoroughly check title deeds and boundary lines to ensure no encroachments or shared garden discrepancies exist.
- Management Company Fees: Buyers should investigate whether the mature estate operates under a residents association or management company, which could entail annual service charges.
- Public Transport Reliance: While road links are strong, prospective buyers relying on public bus networks should check frequency and timetables to ensure they suit daily commuting patterns.
- Local School Capacity: Given the popularity of Ratoath as a family destination, buyers should independently verify local school enrolment capacities and waiting lists if applicable.
- Fixture and Fitting Clarifications: Buyers should confirm precisely which white goods, light fittings, and garden sheds are included in the sale to avoid post-closing disputes.
- Ventilation in Converted Attic: Due diligence should include checking that the attic conversion features adequate natural light, emergency escape routes, and proper ventilation to prevent dampness.
- Plumbing and Heating Capacity: The addition of an en suite and an attic conversion places extra demand on the boiler and water pressure; buyers should test these systems during inspection.
- Future Local Development: Investigating nearby county development plans is crucial to ensure no major infrastructural or high-density housing projects will negatively impact the local amenity.
- Property Tax Evaluation: Buyers should calculate the exact Local Property Tax band applicable to the property value to ensure ongoing ownership costs align with personal budgets.
- Broadband Infrastructure: Prospective occupants working from home should verify the availability of high-speed fibre broadband connections at this specific estate address.
- Insurance Premium Factors: Properties with attic conversions or specific local flood histories should be checked early to ensure standard home insurance can be secured at normal rates.
- Acoustic Insulation Standards: In modern estate homes, checking party wall soundproofing between adjoining properties is wise to ensure privacy from neighbouring households.
- Vendor Motivation Unknown: The lack of price movement provides little insight into seller urgency, meaning negotiations may require careful diplomacy to establish acceptable final terms.
Price positioning
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- The asking price appears undervalued because it sits below typical market benchmarks for similar three-bedroom homes featuring modern attic conversions within this specific commuter belt location and current economic environment.
- Under-valuation signals include a stable single-point asking price history without upward revisions, suggesting a deliberate strategy by the agent to attract competitive interest and multiple prospective bidders early in the campaign.
- Strong local buyer demand and turnkey presentation could easily support a higher final transaction figure, whereas a C energy rating might undermine aggressive bidding if buyers factor in future retrofit costs.
- Additional relevant factors include excellent proximity to local village amenities and arterial routes, which generally enhances overall market appeal and often drives competitive closing prices significantly above initial quoting levels.
Build Analysis
What we know from similar construction types
- The property features an attic conversion, which provides valuable additional flexible space, though a buyer should verify that appropriate planning permission, building regulations compliance, and structural certification were obtained for this conversion.
- The home includes three bedrooms and three bathrooms spread across a floor area of 108 square meters, offering a practical layout with a ground floor guest bathroom and an en suite to the primary bedroom.
- Situated in a mature residential estate, the house benefits from established surroundings, but prospective buyers should inspect the overall condition of the structure, roof, and windows for typical wear and tear associated with a resale property.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately €1,200 to €1,600.
- This estimate accounts for a 108 m² property with a C BER rating, reflecting moderate energy efficiency, combined with the additional heated volume from the converted attic space.
Pollution Safe
8/10Environmental situation to investigate
- The property is located in a predominantly residential suburban setting within Ratoath, away from major heavy industrial zones.
- No major localized industrial pollution concerns or legacy landfill sites are prominently reported in the immediate vicinity, though buyers should verify environmental history during standard due diligence.
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 estateExtra effort was used to find nearby sales here
71 FOX LODGE MANOR, RATOATH, MEATH
- Sale date
- Declared sale price
- €430,000.00
85 FOX LODGE MANOR, RATOATH, MEATH
- Sale date
- Declared sale price
- €438,000.00
97 FOXLODGE MANOR, RATOATH, MEATH
- Sale date
- Declared sale price
- €612,500.00
11 FOX LODGE MANOR, RATOATH, MEATH
- Sale date
- Declared sale price
- €545,000.00
Recent sales in the wider Ratoath area
26 COILL BEAG, RATOATH, MEATH
- Sale date
- Declared sale price
- €627,000.00
33 STEEPLECHASE WOOD, RATOATH, MEATH
- Sale date
- Declared sale price
- €620,000.00
13 THE VILLAGE GREEN, RATOATH, MEATH
- Sale date
- Declared sale price
- €400,000.00
18 STEPLECHASE HILL, RATOATH, MEATH
- Sale date
- Declared sale price
- €440,000.00
79 STEEPLECHASE GREEN, RATOATH, MEATH
- Sale date
- Declared sale price
- €390,000.00
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: €3,950 — 1% of €395,000.
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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.
- Solicitor legal fees: approximately €1,500 to €3,000 excluding VAT and outlays.
- Land registration fees: approximately €400 to €800 depending on the property value and registration type.
- Property valuation fees: approximately €150 to €300 for mortgage or general valuation purposes.
- Surveyor fees: approximately €500 to €1,000 for a structural survey on a 108 m² home.
- Annual home insurance: approximately €400 to €700 depending on the level of cover and policy add-ons.
Forum Talk
What people are saying about this area
- Residents in Ratoath frequently highlight the village's strong sense of community and family-friendly atmosphere.
- Local discussions often revolve around commuter traffic towards Dublin, particularly peak-hour congestion accessing the nearby M2 and M50 motorways.
- Community forums frequently praise the convenience of local amenities within walking distance of residential estates like Fox Lodge.
- Infrastructure updates and school capacity in the growing Ratoath area are common topics of local interest among residents.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
Ratoath is a well-established village with local schools and amenities nearby, making the three-bedroom layout and enclosed rear garden well-suited for young families.
- Teenagers7/10
The additional attic conversion provides extra independent space that growing teenagers would appreciate, though proximity to secondary schools should be verified.
- Multi-generational Living5/10
While the attic conversion adds flexibility, the 108 m² floor area across three bedrooms and three bathrooms offers limited independent living zones for multiple generations.
- Single Buyers6/10
A turnkey three-bedroom home provides plenty of space for a single buyer looking to room-share or work from home, though the asking price of 395000 euro reflects village market rates.
- Couples8/10
An open-plan kitchen and dining room combined with a separate living room offers a great layout for couples starting out or entertaining.
- Empty Nesters7/10
The property offers manageable upkeep and a convenient village location, though stairs to upper levels and the converted attic should be considered for long-term comfort.
- Retirees6/10
The mature estate setting and proximity to village amenities are appealing, but multi-level living with bedrooms and attic space upstairs may not suit those seeking single-floor convenience.
Work
3 areas- Remote Working8/10
The thoughtful attic conversion provides an excellent dedicated space for a home office or remote working setup.
- Hybrid Commuting8/10
Convenient access to the N3, N2, M50, and Dublin Airport makes hybrid commuting to Dublin viable.
- Retired7/10
The quiet mature estate and village proximity suit retirement, provided multi-story living remains manageable.
Practical
8 areas- Ageing in Place5/10
Three stories including bedrooms and an attic conversion present mobility challenges for long-term ageing in place without modification.
- Low Maintenance7/10
Described as turnkey condition, minimizing immediate repair needs for the next owner.
- Secure Gated Entry2/10
The property is located in a standard open residential estate without secure gated entry.
- Minimalist Design6/10
Modern finishes and clean layouts offer a contemporary feel, though personal styling will vary.
- Flexible Floor Plans8/10
The inclusion of a converted attic significantly increases the layout flexibility for various household needs.
- Heritage Home2/10
This is a modern estate property rather than a traditional heritage or period home.
- Ecological Setup5/10
Has a C BER rating, indicating there is room to improve energy efficiency compared to modern A-rated builds.
- Outdoor areas7/10
Benefits from both a front driveway and a spacious rear garden for outdoor activities.
Interests
9 areas- Gardening6/10
Features a front driveway and a spacious rear garden offering decent scope for amateur gardeners and outdoor planting.
- Walking7/10
Being close to Ratoath village allows for pleasant local walks and pedestrian access to nearby community amenities.
- Gym5/10
Local fitness options should be verified independently, though standard amenities are accessible within the wider Meath area.
- Cycling6/10
The suburban and village roads around Ratoath are generally manageable for cycling, though main commuter routes require caution.
- Golf6/10
Proximity to regional golf courses in Meath and North Dublin makes this a reasonable spot for golf enthusiasts.
- Fishing4/10
Specific angling locations are not directly adjacent, requiring travel to regional rivers or lakes.
- Horse Riding6/10
County Meath is traditionally known for equestrian activities, offering local stables and riding opportunities nearby.
- Water Sports2/10
Inland location means water sports require travel to coastal areas or specialized inland facilities.
- Entertaining8/10
The open-plan kitchen and dining area flowing out to a spacious rear garden provides an ideal setting for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Situated in a mature residential estate within Ratoath, offering a relatively peaceful environment while remaining close to village life.
- Rural Living4/10
This is a suburban village setting rather than a rural one, despite County Meath's countryside surroundings.
- Village Living9/10
The location is highly convenient to Ratoath village with its local shops, cafes, bars, and restaurants all nearby.
- Coastal Living1/10
The property is located inland in County Meath, far from coastal areas.
- Urban Living5/10
Provides suburban convenience with easy access to Dublin City Centre via the M50, N2, and N3, rather than direct urban density.
Social
6 areas- Community Involvement7/10
A mature residential estate in Ratoath fosters a strong sense of local community and neighborhood engagement.
- Café Culture7/10
Local cafes and eateries in Ratoath village are within easy reach for social outings.
- Nightlife5/10
Local bars and restaurants offer neighborhood nightlife, while heavier nightlife requires travel into Dublin City Centre.
- Health/Wellness groups6/10
Access to local wellness groups depends on community facilities within Ratoath and surrounding areas.
- Networking Opportunities5/10
Professional networking is more limited locally, though strong transport links to Dublin support business connections.
- Tech-Hub Connectivity6/10
Good road access to Dublin tech hubs and potential for strong home broadband, though buyers should verify specific internet speeds.
Listing information
- Agent
- Dixon Residential Limited
- Phone
- 01 905 8880
- Current status
- active
- Published on HouseDelve
- 28 October 2026
- Correction
- Report an issue
HD-4030C4HouseDelve · 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.