
6 The Moorings, Riverside Manor, Kilcullen, Kilcullen, KildareR56PF86
€325,000
2 Bed~2 Bath~93 m²~BER C
What you'll like:
- Generous floor area: Spanning an unusually large ninety-three square meters, this two-bedroom apartment offers significantly more interior space than typical apartments, ensuring comfortable everyday living.
- Stunning riverside views: Positioned with an elevated presence overlooking the river Liffey, the property provides picturesque, panoramic vistas of the surrounding countryside and distant mountains.
- Expansive private terrace: Featuring a massive seven by four-point-five meter outdoor terrace, the home is exceptionally well-suited for hosting barbecues, outdoor dining, and relaxing in privacy.
- Private own-door entrance: Entered directly from the rear of the building at near ground level, residents enjoy enhanced privacy and the feel of a traditional home rather than a communal hallway.
- Dual-aspect layout: Both the open-plan living and dining space and the separate kitchen benefit from dual-aspect windows, flooding the interior spaces with abundant natural light throughout the day.
- Master bedroom ensuite: The spacious master bedroom includes a private ensuite bathroom alongside double built-in wardrobes, offering convenience and comfort for the primary occupants.
- Separate fitted kitchen: Unlike open-plan kitchen-living arrangements, this fully fitted kitchen is completely separate, preventing cooking odors and clutter from dominating the main living areas.
- Gas-fired central heating: Equipped with a reliable gas-fired central heating system and a cozy gas stove fireplace, the property ensures efficient and controllable warmth during colder months.
- Ample parking availability: The development provides generous parking facilities for residents and visitors alike, eliminating the daily frustration of searching for a secure vehicle space.
- Shared shed storage: Buyers benefit from shared shed storage facilities, offering valuable extra space to safely store bicycles, outdoor equipment, or bulky seasonal items securely.
- Prime town center location: Situated right within Kilcullen town center, the property places local shops, services, and daily conveniences comfortably within easy walking distance.
- Owner-occupied development: Located within an exclusive development known primarily for owner-occupied properties, pointing toward a stable, well-cared-for community environment with pride of ownership.
- Low management fees: The well-managed building boasts low management fees, helping to keep ongoing annual ownership and maintenance costs economically manageable for buyers.
- Scenic parkland setting: The development features a lovely parkland setting complete with a river walkway and a new playground, enhancing the immediate outdoor lifestyle appeal.
- Chain-free purchase opportunity: The property is explicitly noted as not being part of a chain, which can significantly streamline the purchase timeline and reduce transactional uncertainty.
- Strong commuter connectivity: Positioned near the M9 motorway, the location provides convenient road access to larger nearby hubs like Newbridge, Naas, and further afield.
- Broad buyer appeal: The combination of size, layout, and amenities makes the home equally suitable for retirees, investors, and owner-occupiers seeking quality modern accommodation.
- Solid energy rating: The property holds a C energy rating, which is respectable for an established apartment building while still leaving room for future efficiency upgrades.
- Double glazed windows: Fitted with double glazed windows throughout, the home enjoys better thermal insulation and reduced outside noise penetration from the bustling town surroundings.
- Established local amenities: Kilcullen offers everything required for daily living, while major shopping centers and outlet facilities are just a short drive away in neighboring towns.
But keep in mind:
- Moderate energy rating: The C BER rating indicates that energy performance is only average, meaning the buyer should budget for potential future insulation or window upgrades to improve efficiency.
- River proximity flooding risk: Due to the apartment's direct position overlooking the river Liffey, the buyer should investigate local flood history and verify insurance availability and premiums.
- Management company scrutiny: Buyers should thoroughly review the management company's financial accounts, sinking fund balances, and upcoming maintenance schedules to avoid unexpected special levies.
- Shared storage complications: Because shed storage is shared among residents, the buyer should verify the exact allocation rules, security measures, and access terms for the storage space.
- Gas appliance maintenance: The presence of a gas-fired boiler and a living room gas stove means the buyer should budget for annual safety servicing and safety checks.
- Terrace weather exposure: The very large elevated terrace will experience significant exposure to wind and rain, meaning the buyer should inspect surface drainage and weathering conditions.
- Staircase and access logistics: Although entered near ground level from the rear, the split-level nature of the building means buyers should check accessibility routes for moving heavy furniture.
- Asking price stability: The asking price has remained completely unchanged at three hundred twenty-five thousand euros since tracking began, suggesting the seller may currently hold firm pricing expectations.
- Service charge transparency: The buyer must confirm exactly what the low management fees cover, ensuring essential services like structural insurance and refuse collection are included.
- Noise from town center: Being located in Kilcullen town center could bring occasional ambient noise from traffic or local activity, which noise-sensitive buyers should carefully evaluate.
- External maintenance responsibility: Buyers should clarify the legal boundaries of balconies and terraces to determine whether the owner or management company is responsible for structural upkeep.
- Ventilation in bathrooms: Both bathrooms feature mechanical extractors, and the buyer should verify that ventilation is fully functional to prevent moisture buildup and potential mold issues.
- Limited second bedroom storage: While the master bedroom has built-in wardrobes, the second double bedroom lacks fitted storage, meaning the buyer may need to purchase freestanding furniture.
- Leasehold legal terms: As an apartment purchase, the buyer's solicitor must closely examine the lease length, ground rent conditions, and any restrictive covenants in the management lease.
- Communal area upkeep: The buyer should inspect the overall standard of shared hallways, parking bays, and the parkland setting to ensure the management company maintains high standards.
- Potential for thermal bridging: Split-level and older apartment constructions can sometimes exhibit thermal bridging around structural joints, which a thorough structural survey can help identify.
- Fire safety compliance: The buyer's surveyor should verify that the building's shared escape routes and fire compartmentalization comply with current apartment safety standards.
- Insurance cost variations: Properties near water features or within multi-unit blocks can sometimes face higher building insurance premiums, which should be checked prior to bidding.
- Future development oversight: The buyer should check local planning registers to ensure no nearby developments could obstruct the panoramic countryside views or alter the neighborhood feel.
- Appliance age verification: As the listing mentions fitted white goods, the buyer should check the operational age and condition of the oven, hob, fridge-freezer, and washer-dryer.
Price positioning
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- The asking price appears slightly ambitious relative to historical transacted figures within the exact same development, where recent comparable sales indicate a lower baseline, suggesting the seller is testing the upper limits of buyer willingness.
- Valuation signals are mixed because while the floor area of 93 square metres and the exceptional riverside terrace add substantial tangible value, the moderate C energy rating introduces potential future retrofit costs that could dampen aggressive bidding.
- Support for this pricing level relies heavily on continued strong demand from downsizers and owner-occupiers seeking low-density town centre locations, whereas an economic slowdown or tighter mortgage lending rules could quickly undermine buyer enthusiasm.
- Additional relevant factors include the property status as part of an owner-occupied development with low management fees, which heavily enhances market appeal and helps justify a premium compared to typical apartment offerings in the wider region.
Build Analysis
What we know from similar construction types
- The property is a split-level, two-bedroom apartment of approximately 93 square metres featuring its own private entrance, a large elevated terrace overlooking the River Liffey, and dual-aspect living areas.
- Heating is provided by gas-fired central heating alongside a gas-fired stove, and the windows are double glazed.
- Buyers should investigate the management company accounts, sinking fund provisions, rules regarding shared shed storage, and the specific duties covered by the low management fees.
- As the building is located adjacent to the river, buyers should verify flood history and ensure appropriate insurance coverage is available for the development.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,200 to €1,600.
- The property has a floor area of 93 square metres with a C BER rating and gas-fired central heating, suggesting moderate energy efficiency for an apartment of this size.
Pollution Safe
8/10Environmental situation to investigate
- The property is located in a largely residential and suburban town setting with no major heavy industrial plants or active incinerators immediately adjacent.
- Any historical industrial use or local waste sites are typical for a rural-adjacent town and should be independently verified if specific environmental sensitivities exist.
Flood Safe
6/10Water overflow reports to follow up
- The property features an elevated presence overlooking the River Liffey, though proximity to a river naturally introduces potential flood considerations that warrant review.
- Buyers should consult official local authority flood maps and environmental reports to verify exact flood risk zones relative to the specific building elevation.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
2 THE MOORINGS, RIVERSIDE MANOR, KILCULLEN
- Sale date
- Declared sale price
- €280,000.00
5 THE MOORINGS, RIVERSIDE MANOR, KILCULLEN
- Sale date
- Declared sale price
- €340,000.00
2 THE MOORINGS, RIVERSIDE MANOR, KILCULLEN
- Sale date
- Declared sale price
- €160,000.00
11 RIVERSIDE CRESCENT, RIVERSIDE MANOR, KILCULLEN
- Sale date
- Declared sale price
- €390,000.00
Recent sales in the wider Kilcullen area
19 HILLCREST, KILCULLEN, KILDARE
- Sale date
- Declared sale price
- €420,000.00
46 MOANBANE PARK, KILCULLEN, KILDARE
- Sale date
- Declared sale price
- €456,000.00
LORGA DAIBHI, SUNNYHILL, KILCULLEN
- Sale date
- Declared sale price
- €665,000.00
4 CNOC NA GREINE WOODS, KILCULLEN, KILDARE
- Sale date
- Declared sale price
- €425,000.00
SANDLANDS, KILGOWAN, KILCULLEN
- Sale date
- Declared sale price
- €530,000.00
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: €3,250 — 1% of €325,000.
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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: €1,500 to €3,000 excluding outlay and VAT.
- Land registration fees: €400 to €800 depending on property value and registry type.
- Property valuation fees: €150 to €300 for mortgage or insurance purposes.
- Surveyor fees: €300 to €600 depending on the depth of the survey required for a 93 square metre apartment.
- Annual home insurance: €350 to €700 depending on building and content coverage levels.
Forum Talk
What people are saying about this area
- Residents in Kilcullen frequently highlight the town's vibrant community feel and excellent convenience for daily commuting via the M9 motorway.
- Local discussions often praise developments near the river for their scenic walking amenities and proximity to the town centre.
- Property owners in the area note that well-managed apartment complexes with active management companies tend to maintain low turnover.
- Community forums occasionally discuss local infrastructure updates, such as enhancements to nearby playgrounds and river walkways.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The property features two double bedrooms and is located near a new playground, but as an apartment with an elevated terrace overlooking the river, families with very young children may need to take extra precautions regarding balcony safety.
- Teenagers6/10
With two double bedrooms and a central town location close to local amenities, teenagers have good independence, though space is somewhat limited compared to a traditional detached house.
- Multi-generational Living3/10
At 93 square metres with two bedrooms and two bathrooms, the floor plan is likely too compact to comfortably accommodate multiple generations under one roof.
- Single Buyers8/10
An exceptionally spacious two-bedroom apartment offering low-maintenance living and an accessible asking price of €325,000, making it an attractive option for single professionals.
- Couples9/10
The generous open-plan living and dining area, master ensuite, and large private terrace overlooking the river provide an ideal environment for couples.
- Empty Nesters9/10
Ground-level entry at the rear, manageable square footage, low management fees, and a secure setting make this a fantastic choice for those looking to downsize.
- Retirees9/10
Explicitly noted as suitable for retirees, the property offers near ground-level access, well-maintained communal areas, and close proximity to town centre amenities.
Work
3 areas- Remote Working8/10
The spacious open-plan layout and second double bedroom provide versatile space to set up a comfortable home office environment.
- Hybrid Commuting7/10
Kilcullen is conveniently positioned on the M9 motorway, providing reasonable connectivity for hybrid commuters travelling to surrounding hubs.
- Retired9/10
The property's low maintenance, manageable size, and accessible layout make it an ideal base for retirees.
Practical
8 areas- Low Maintenance9/10
As a modern apartment with managed common areas and low management fees, exterior upkeep is minimal.
- Ageing in Place7/10
Entered from the rear at near ground level through its own front door, offering easier access than standard upper-floor apartments, though buyers should check internal layout suitability for long-term mobility.
- Secure Gated Entry6/10
Located in an exclusive, sought-after development with an alarm panel installed, though buyers should verify if physical gated entry features are present.
- Minimalist Design7/10
Features a clean open-plan layout, dual-aspect rooms, and neutral finishes that lend well to minimalist interior styling.
- Flexible Floor Plans6/10
The 93 square metre layout includes two double bedrooms, a separate kitchen, and an open-plan living/dining area with defined functional zones.
- Heritage Home2/10
This is a modern, purpose-built apartment development rather than a period or heritage property.
- Ecological Setup6/10
Equipped with gas-fired central heating and double-glazed windows, achieving a respectable C BER rating.
- Outdoor areas9/10
Highlights an exceptionally large private terraced balcony measuring 7m by 4.5m with outstanding views over the river and countryside, complemented by shared parkland settings.
Interests
9 areas- Gardening3/10
As an apartment without a private garden—relying instead on a large terraced balcony—opportunities for traditional gardening are quite limited.
- Walking9/10
The development benefits from an attractive River Walkway, and the town centre location means daily amenities are easily accessible on foot.
- Gym6/10
Local leisure clubs and fitness options are available in the vicinity of Kilcullen, though a dedicated private fitness suite is not part of the development.
- Cycling6/10
The surrounding Kildare landscape offers good regional cycling routes, though storage is limited to shared shed facilities.
- Golf7/10
There are a number of golf courses and leisure clubs located in the immediate vicinity of Kilcullen.
- Fishing8/10
The apartment directly overlooks the river Liffey, providing excellent proximity for angling and river-based interests.
- Horse Riding6/10
County Kildare is renowned for its equestrian culture, offering various riding stables and facilities within the wider county area.
- Water Sports4/10
While situated right on the river Liffey, activities are generally limited to scenic appreciation and angling rather than heavy water sports.
- Entertaining9/10
Features a very large elevated private terrace measuring 7m by 4.5m with panoramic views, perfectly suited for barbecues and outdoor dining alongside an open-plan living and dining room.
Lifestyle
5 areas- Quiet Living7/10
Situated in an exclusive, primarily owner-occupied development with scenic river views and a parkland setting, offering a peaceful atmosphere despite being in town.
- Rural Living4/10
While there are panoramic views of the surrounding countryside and the river Liffey, the property is centrally located within Kilcullen town rather than a truly rural setting.
- Village Living9/10
Located right in the bustling town centre of Kilcullen with a population of around 4,000, offering immediate access to day-to-day shops and local community life.
- Coastal Living1/10
The property is landlocked in County Kildare, far from any coastal environments, though it does benefit from extensive river frontage.
- Urban Living5/10
It provides convenient town-centre living with easy access to local services, but lacks the high-density urban energy of major cities like Dublin.
Social
6 areas- Community Involvement8/10
The development is described as an exclusive, primarily owner-occupied community with well-managed grounds and an active local town population.
- Café Culture7/10
Being located in Kilcullen town centre places local cafés and social spots within easy walking distance.
- Nightlife5/10
Offers local pubs and dining within the town, though residents seeking extensive nightlife would need to travel to larger nearby towns like Naas or Newbridge.
- Health/Wellness groups6/10
Proximity to local leisure clubs and community facilities supports engagement in health and wellness activities.
- Networking Opportunities5/10
Networking options are typical of a bustling country town, though major business networking is more heavily concentrated in larger urban centres.
- Tech-Hub Connectivity5/10
Suited for remote work from home, though buyers should verify local broadband speeds to ensure robust tech-hub connectivity.
Listing information
- Agent
- Appleton Property
- Phone
- 045 482 759
- Current status
- active
- Published on HouseDelve
- 12 October 2026
- Correction
- Report an issue
HD-5E1A3AHouseDelve · 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.