6 Bellview Court, Ballydowney, Killarney, Co. KerryV93PDT6
€730,000
4 Bed~4 Bath~176 m²~BER A2
What you'll like:
- High energy efficiency: The exceptional A2 BER rating demonstrates excellent thermal performance, which significantly lowers monthly utility bills and ensures long-term comfort for the household.
- Modern heating technology: An advanced eco-friendly air-to-water heating system provides sustainable climate control and reliable hot water throughout all three storeys of the home.
- Underfloor comfort: The inclusion of underfloor heating delivers gentle, consistent warmth across the living spaces during colder months while eliminating bulky traditional radiators.
- Triple glazed windows: High-spec triple glazing maximises natural light penetration while effectively blocking exterior noise, creating a remarkably quiet and tranquil indoor environment.
- Exclusive private enclave: Situated within an exquisitely manicured development of only three properties, the setting offers superior privacy and a quiet community atmosphere.
- Secure gated entrance: A chic electric gated entrance enhances residential security and controls vehicle access, providing extra peace of mind for homeowners and families.
- Spacious detached layout: The impressive 176 square metre floor area is spread across three well-designed storeys, offering ample room for modern family living and entertaining.
- Four generous bedrooms: Four well-proportioned double bedrooms ensure that growing families or visiting guests have plenty of comfortable and private personal space.
- Multiple luxury bathrooms: With four bathrooms including multiple en-suites, morning routines will run smoothly without congestion or waiting for available facilities.
- Showhouse condition finish: The property presents in remarkable showhome condition with high-end fixtures throughout, allowing buyers to move in immediately without undertaking costly renovations.
- Herringbone oak flooring: The living room features stylish herringbone oak flooring and built-in shelving, creating a sophisticated and welcoming space for daily relaxation.
- Gourmet kitchen setup: The expansive kitchen is equipped with high-quality fitted units, premium quartz worktops, and a convenient built-in coffee dock for daily culinary convenience.
- Seamless indoor outdoor living: Large sliding glass doors connect the kitchen directly to a private rear terrace, making alfresco dining and summer entertaining effortless.
- Dedicated utility room: A separate utility room plumbed for laundry appliances keeps noisy chores out of the main kitchen area and helps maintain household order.
- Master suite retreat: The primary bedroom features a dedicated walk-in wardrobe and a private en-suite bathroom, creating a luxurious personal sanctuary on upper levels.
- Superior sound insulation: An insulated concrete first floor substantially reduces noise transmission between levels, enhancing acoustic privacy and structural solidity throughout the house.
- Prime town edge location: Positioned on the edge of Killarney town, residents enjoy easy walking access to every possible local amenity, shop, and essential service.
- Proximity to national park: Being right on the doorstep of Killarney National Park allows buyers to enjoy endless outdoor recreation, scenic walks, and natural beauty.
- Recreational amenities nearby: Proximity to an equestrian centre and Killarney Golf and Fishing Club offers fantastic leisure opportunities for sports enthusiasts just minutes away.
- Stable asking price: Tracking data shows the asking price has remained stable at €730,000 since initial observation, indicating a firm pricing strategy from the motivated vendor.
But keep in mind:
- Steep asking price: At €730,000, the property represents a significant financial commitment, requiring buyers to carefully assess local comparable values to ensure fair market positioning.
- Three storey layout: Spreading accommodation across three storeys involves managing multiple flights of stairs daily, which might prove inconvenient for households with mobility concerns.
- Compact private enclave: Living in a tiny three-property development means potential close proximity to neighbours and reliance on shared management for common gated areas.
- Electric gate maintenance: The chic electric gated entrance introduces potential mechanical repair costs and power dependency, requiring verification of routine maintenance history.
- Attic bedroom headroom: The top-floor attic bedroom features Velux roof windows and sloped ceilings, which may limit furniture placement and reduce usable headroom near walls.
- Complex heating maintenance: Advanced air-to-water heating systems require specialised servicing and technical expertise, meaning maintenance costs could exceed those of traditional gas boilers.
- High energy rating obligations: While the A2 BER is excellent, buyers must ensure all eco-friendly installations are operated correctly to achieve the projected energy efficiency in practice.
- Limited garden footprint: An exclusive small development often translates to a restricted outdoor garden plot, meaning buyers should inspect the private rear terrace size.
- Underfloor heating response: Underfloor systems generally have slower thermal response times compared to radiators, which buyers should consider when adjusting indoor temperatures quickly.
- Open plan kitchen traffic: The large kitchen and dining area forms the primary social hub, which might lack acoustic privacy if multiple family members use the space simultaneously.
- Maintenance of quartz: Premium quartz worktops in the kitchen look stunning but require careful cleaning to avoid staining or damage from high-heat cooking utensils.
- Flooring transition upkeep: The combination of tiled, carpeted, and herringbone oak floors across three storeys means varied maintenance requirements and cleaning routines for different materials.
- En-suite ventilation checks: Multiple internal bathrooms rely heavily on mechanical extraction systems, so buyers should verify that ventilation operates efficiently to prevent moisture buildup.
- Sound transmission review: Despite insulated concrete floors, buyers should independently test acoustic privacy between floors, especially given the multi-storey vertical room stacking.
- Town edge traffic patterns: Being positioned on the edge of Killarney town could bring seasonal tourist traffic congestion during peak holiday periods along nearby approach roads.
- Golf course proximity: Proximity to Killarney Golf and Fishing Club is a major plus, but buyers should investigate local traffic surges and event days that might affect the immediate area.
- Management company fees: A private gated enclave often operates under a management company for shared gates or common areas, requiring buyers to verify annual service fees.
- Future extension constraints: The high-end finish and restricted site footprint within a three-house development mean future structural extensions would be difficult or impossible to execute.
- Pricing history opacity: With tracking showing no price reductions from the initial listing, buyers should assess local market demand to determine if there is any room for negotiation.
- Comprehensive structural survey: Given the complex three-storey construction and modern eco-systems, buyers should commission an independent pre-purchase structural survey to verify all installations.
Price positioning
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- The asking price appears somewhat elevated relative to baseline regional averages, reflecting a strong initial pricing strategy that aims to capitalise on the high-end specification, premium aesthetic, and exclusive nature of the private three-house enclave.
- Upward valuation signals stem from the exceptional A2 energy rating, cutting-edge air-to-water heating system, expansive three-storey floor area of 176 square metres, and luxurious showhome condition featuring high-end fixtures like quartz worktops and herringbone oak flooring.
- Such a premium price point could be supported by sustained buyer demand for turnkey properties near Killarney National Park and town amenities, though it could be undermined by broader affordability constraints or hesitation over paying top-tier figures in a boutique development.
- Additional relevance comes from the stable asking-price history with no recorded reductions, indicating firm seller confidence, alongside modern build quality standards that minimize future energy costs and attract discerning buyers seeking zero-compromise luxury living.
Build Analysis
What we know from similar construction types
- The property is a modern detached residence spanning 176 m² across three storeys, featuring an A2 BER rating which indicates high energy efficiency.
- Key construction highlights include an eco-friendly air-to-water heating system, underfloor heating, triple-glazed windows, and an insulated concrete first floor which improves thermal and acoustic performance.
- The house is part of a small private gated enclave of only three properties, suggesting a low-density development.
- A buyer should verify compliance with planning permissions and building regulations, particularly regarding the three-storey layout and attic conversion, and ensure all structural warranties (such as HomeBond or equivalent) are in place.
Heating cost*
Estimated expense to heat this property every year
- 1000 to 1400 euro per year
- The property features an A2 BER rating, an eco-friendly air-to-water heating system, underfloor heating, and triple-glazed windows, which combined ensure high energy efficiency and lower overall heating demands for a 176 square metre home.
Pollution Safe
9/10Environmental situation to investigate
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 estate
No verified results were found for this group in the previous five years.
Recent sales in the wider Ballydowney area
5 ARD AOIBHINN, FIRIES, KILLARNEY
- Sale date
- Declared sale price
- €340,000.00
97 BARRADUFF APPARTMENTS, KILLARNEY, KERRY
- Sale date
- Declared sale price
- €140,000.00
145 BALLYSPILLANE, KILLARNEY, CO KERRY
- Sale date
- Declared sale price
- €250,000.00
15 WATERVILLE LINKS, HOLIDAY HOMES, KILLARNEY
- Sale date
- Declared sale price
- €375,000.00
25 INNISFALLEN, ROOKERY RD, KILLARNEY
- Sale date
- Declared sale price
- €468,000.00
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
6 Bellview Court, Ballydowney, Killarney
- Sale date
- Declared sale price
- €643,171.80
New buildPrice excludes VAT
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €7,300 — 1% of €730,000.
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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: 1500 to 3000 euro
- Land registration fees: 400 to 800 euro
- Property valuation fees: 150 to 300 euro
- Surveyor fees: 500 to 1200 euro
- Annual home insurance: 400 to 800 euro
Forum Talk
What people are saying about this area
- Local residents frequently discuss the charm and convenience of living near Killarney National Park and the town centre.
- Community forums highlight ongoing demand for high-efficiency modern homes in the Killarney area due to limited new stock.
- Discussions in regional groups often touch on traffic management around the edge of Killarney town during peak tourist seasons.
- Local commentary praises developments that offer private gated settings while remaining within walking distance of local amenities and golf clubs.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property offers four spacious bedrooms and is in showhome condition on the edge of Killarney town, making it very suitable for young families close to local amenities.
- Teenagers8/10
Four bedrooms including an expansive top-floor attic bedroom provide ample independent space for teenagers.
- Multi-generational Living7/10
Spread across three storeys with multiple bathrooms and generous square footage, though traditional open-plan ground floor living might limit total layout separation.
- Single Buyers6/10
At an asking price of €730,000, it is a high-end luxury purchase that sits well above entry-level single buyer budgets.
- Couples9/10
Showhouse condition and luxury finishes throughout provide an exceptional standard of living for professional couples.
- Empty Nesters8/10
Low maintenance design with modern energy-efficiency features makes this an attractive option for downsizers wanting a high-end lock-up-and-leave.
- Retirees7/10
The three-storey layout includes stairs to navigate, which retirees should consider for long-term accessibility, though the location near town amenities is ideal.
Work
3 areas- Remote Working9/10
Spacious four-bedroom layout across three storeys provides plenty of dedicated rooms for home offices and reliable modern living setups.
- Hybrid Commuting7/10
Conveniently located near Killarney transport links for hybrid commuters, though long-distance travel relies on regional infrastructure.
- Retired8/10
Close to town amenities and medical services, offering a secure and luxurious retirement base.
Practical
8 areas- Ageing in Place6/10
While the home is secure and high-spec, the three-storey layout may present mobility challenges for ageing in place without modification.
- Low Maintenance9/10
Brand new showhouse condition, A2 BER rating, modern air-to-water heating, and triple-glazed windows mean minimal immediate upkeep.
- Secure Gated Entry10/10
Enclosed within a private, exquisitely manicured enclave of only three properties secured by a chic electric gated entrance.
- Minimalist Design8/10
Sleek, contemporary finishes, recessed spot lighting, and clean lines lend themselves well to minimalist interior styling.
- Flexible Floor Plans8/10
Four bedrooms across three levels allow for versatile use as guest rooms, studies, or multi-generational spaces.
- Heritage Home1/10
This is a modern, high-spec contemporary new build rather than a period or heritage property.
- Ecological Setup10/10
Boasts an impressive A2 BER rating, eco-friendly air-to-water heating system, underfloor heating, and triple-glazed windows.
- Outdoor areas7/10
Includes a private rear terrace designed for outdoor dining, complemented by access to nearby Killarney National Park.
Interests
9 areas- Gardening4/10
Features a private rear terrace within an exquisitely manicured boutique development rather than a sprawling private garden.
- Walking10/10
Being right on the doorstep of Killarney National Park provides world-class walking and hiking opportunities.
- Gym7/10
Proximity to Killarney town ensures easy access to local fitness facilities and wellness centers.
- Cycling9/10
Exceptional access to the extensive cycle paths and scenic routes within Killarney National Park.
- Golf10/10
Located mere minutes from the prestigious Killarney Golf & Fishing Club.
- Fishing9/10
Proximity to Killarney Golf & Fishing Club and local lakes makes this an ideal spot for angling enthusiasts.
- Horse Riding10/10
Directly adjacent to an equestrian centre, making it a dream location for horse riding enthusiasts.
- Water Sports7/10
Proximity to the lakes of Killarney offers good opportunities for kayaking and other water activities.
- Entertaining9/10
Features a high-end kitchen with quartz worktops, coffee dock, large sliding doors to a rear terrace, and a stylish herringbone living room.
Lifestyle
5 areas- Quiet Living9/10
Nestled in a private enclave of only three properties behind a chic electric gated entrance with triple-glazed windows ensuring peace and quiet.
- Rural Living5/10
Located on the edge of Killarney town rather than in a truly rural setting, though immediately adjacent to Killarney National Park.
- Village Living7/10
Positioned on the edge of town within walking distance to local services, offering a close-knit community feel.
- Coastal Living1/10
Located inland in County Kerry, far from any coastal marine environment.
- Urban Living6/10
Situated on the edge of Killarney town providing convenient access to urban amenities without high-density city noise.
Social
6 areas- Community Involvement7/10
Close proximity to Killarney town allows for active participation in local community groups and events.
- Café Culture8/10
A short walk into Killarney town provides access to a vibrant selection of local cafes and restaurants.
- Nightlife8/10
Town-edge location places pubs, hotels, and entertainment venues within easy walking distance.
- Health/Wellness groups8/10
Proximity to town facilities and the National Park supports active wellness groups and outdoor pilates & stretching activities.
- Networking Opportunities6/10
Regional town location offers moderate professional networking, though major corporate hubs require travel to Cork or Limerick.
- Tech-Hub Connectivity6/10
Modern build quality supports high-speed home tech infrastructure, though Killarney is not a major primary tech hub.
Listing information
- Agent
- DNG Ted Healy
- Phone
- 064 663 9000
- Current status
- active
- Published on HouseDelve
- 11 October 2026
- Correction
- Report an issue
HD-75F530HouseDelve · 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.