61 Straffan Gate, Straffan, Co. KildareW23A704
€795,000
4 Bed~3 Bath~170 m²~BER B
What you'll like:
- Substantial floor area: Extending to approximately 170 square meters, this home offers exceptionally generous living space for a growing family compared to standard semi-detached alternatives.
- B energy rating: The impressive B rating reflects significant thermal upgrades and energy efficiency, helping to reduce monthly utility bills and carbon footprints significantly.
- Modern kitchen extension: The large rear kitchen extension creates a brilliant open-plan hub featuring quality quartz worktops and a central island ideal for daily family life.
- Versatile play room: A dedicated home office and playroom extension provides crucial flexible square footage that adapts easily to remote working needs or children's activities.
- Bespoke fitted cabinetry: Thoughtfully integrated storage solutions in both the main living room and kitchen enhance aesthetic appeal while keeping family clutter neatly out of sight.
- Wood-burning stove: The freestanding stove with black flue adds wonderful warmth and character to the open family area, creating a cosy focal point during winter months.
- Attic conversion potential: The large, accessible attic space offers exciting future potential to create a substantial fifth bedroom or extra living area subject to regulations.
- Corner site advantages: Occupying an attractive corner position, the property benefits from an open aspect and potentially larger outdoor plot space than interior units.
- Covered side passage: A highly practical covered side area provides secure, weather-sheltered storage for bicycles, bins, and bulky garden equipment away from public view.
- Four double bedrooms: All four first-floor bedrooms are well-proportioned, featuring built-in wardrobes and durable laminate flooring to comfortably accommodate family members or guests.
- Primary ensuite bedroom: The bright front-facing main bedroom includes a private fully tiled ensuite shower room, offering an independent sanctuary for the homeowners.
- Village centre location: Situated in one of Kildare's most sought-after village locations, residents enjoy charming local amenities within easy walking distance of their front door.
- Private rear garden: The enclosed rear garden features a central lawn, mature boundary hedging, and block-built walls that deliver a very high level of privacy.
- Block-built outdoor shed: A sturdy block-built shed equipped with power provides valuable secure storage or a ready-made workspace for DIY projects and hobby enthusiasts.
- Paved outdoor dining: Extended paved patio areas wrap around the garden, offering multiple dedicated seating zones to capture sunshine throughout the entire day.
- Off-street parking: The front paved driveway provides convenient, private off-street parking for multiple vehicles, eliminating common street-parking hassles for residents.
- Stable asking price: The recorded asking price has remained completely unchanged at €795,000, suggesting a firm vendor pricing strategy without erratic mid-campaign adjustments.
- Modern construction era: Built in 2006, the property avoids many of the latent structural defects and archaic wiring often found in much older housing stock.
- Abundant natural light: Large rooflights, Velux windows, and wide bay apertures flood the extended living spaces and kitchen with brilliant daylight throughout the day.
- Quality flooring finishes: High-quality laminate flooring installed across reception rooms and bedrooms ensures easy cleaning and robust durability for busy modern families.
But keep in mind:
- Attic conversion costs: Converting the large attic space requires significant capital investment, and buyers should verify structural engineering feasibility before making major structural plans.
- Planning compliance check: Buyers must diligently verify that all substantial rear and side extensions received full local authority planning permission and building compliance certification.
- High market entry: The €795,000 asking price places high financial expectations on buyers, requiring careful mortgage underwriting to ensure affordability matches current lending limits.
- Open plan acoustics: The extensive open-plan kitchen, dining, and family layout may generate echoing sound and noise transference across ground-floor entertainment areas.
- Laminate flooring wear: While durable, extensive laminate flooring across high-traffic zones may eventually show scratching or water damage, requiring eventual budget replacement.
- Corner plot exposure: Corner properties often experience higher pedestrian visibility or wind exposure, meaning buyers should inspect boundary fencing security carefully.
- Single-glazed rooflights: Buyers should check the thermal insulation values of the large rooflight inserts to ensure they do not cause excessive summer heat or winter condensation.
- Garden maintenance demands: The large central lawn and mature perimeter hedging require ongoing seasonal upkeep and gardening effort to keep the outdoor space looking tidy.
- Bathroom natural ventilation: The family bathroom dimensions of 2.29m by 1.67m suggest checking mechanical extraction efficiency to prevent dampness in the fully tiled room.
- Ensuite spatial limits: The primary ensuite is relatively compact at 2.19m by 0.95m, which taller or larger occupants might find somewhat cramped during daily routines.
- Traffic and parking congestion: Highly sought-after village-centre locations can occasionally suffer from visitor parking congestion and local traffic bottlenecks during peak school hours.
- Fixed asking price stance: The lack of any recorded price movement indicates the seller may hold firm on valuation, potentially limiting successful negotiation margins for buyers.
- BER certificate verification: Although rated B, buyers should independently inspect the detailed assessor report to confirm which specific energy upgrades achieved this rating.
- Boiler and heating check: Given the 2006 build date, buyers should commission a thorough heating engineer inspection to assess the lifespan and efficiency of the central boiler.
- Boundary line confirmation: Buyers' legal representatives must carefully examine title deeds to confirm that all corner site garden boundaries match official Ordnance Survey maps.
- Shed electrical safety: The block-built shed has power, so buyers should have a qualified electrician test the underground cabling and fuse box for safety compliance.
- Storage cupboard limitations: Aside from fitted wardrobes and bespoke cabinetry, internal dedicated hot press or hall storage provisions appear somewhat limited on floor plans.
- Bin storage visibility: The convenience of the covered side passage depends on proper management to prevent it from becoming a cluttered corridor for household waste.
- Flooring transition details: Buyers should inspect the thresholds between different room extensions to ensure smooth, trip-free transitions across the extended ground floor.
- Future local development: Buyers should investigate surrounding local zoning plans to ensure future nearby developments will not negatively impact the village character or views.
Price positioning
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- The asking price appears heavily overvalued compared to recent recorded transactions within the same residential estate, where established properties of similar baseline proportions have traded at significantly lower price points.
- The valuation signals are driven by extensive bespoke ground-floor extensions, a large open-plan kitchen, a dedicated home office, and a strong B-rated energy efficiency profile that elevates the property above standard estate finishes.
- Such a premium price is supported by the desirable corner site location within an exclusive village setting and the potential for a substantial attic conversion, though it could be undermined by buyer resistance given the wide gap with local norms.
- Relevant market dynamics indicate that while high-end renovations command a premium, prospective purchasers will closely weigh the €795,000 asking figure against historical ceiling prices achieved in the immediate micro-market.
Build Analysis
What we know from similar construction types
- The property has been significantly extended to the rear, incorporating a large kitchen and family area, alongside a separate playroom/home office extension.
- A buyer should verify that all necessary planning permissions and building regulations compliance certificates were obtained for both the rear kitchen and playroom/home office extensions.
- The attic space is noted as suitable for conversion, offering potential for an additional bedroom or living area subject to planning and building regulations, which a surveyor should assess for structural capacity and headroom.
- The home has a B BER rating, indicating good energy efficiency resulting from prior upgrades, which should be verified via the BER cert and associated advisory report.
- The property features a covered side passage and a block-built shed with power; a buyer should check the structural integrity and electrical compliance of these outdoor structures.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1,100 to 1,400 euro.
- Explanation: Given the property has a B energy rating and measures approximately 170 square metres, heating efficiency is relatively high. The presence of a wood-burning stove and gas heating can help supplement thermal comfort, though costs will vary based on personal usage and energy price fluctuations.
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
58 STRAFFAN GATE, STRAFFAN, CO KILDARE
- Sale date
- Declared sale price
- €620,000.00
12 STRAFFAN GATE, STRAFFAN, CO KILDARE
- Sale date
- Declared sale price
- €585,000.00
32 STRAFFAN GATE, STRAFFAN, KILDARE
- Sale date
- Declared sale price
- €570,000.00
21 STRAFFAN GATE, STRAFFAN, KILDARE
- Sale date
- Declared sale price
- €450,000.00
30 STRAFFAN GATE, STRAFFAN, KILDARE
- Sale date
- Declared sale price
- €550,000.00
Recent sales in the wider Straffan area
670 THE GARDEN COURTYARD, THE K CLUB, STRAFFAN
- Sale date
- Declared sale price
- €500,000.00
UNIT 829 - GROUND FLOOR, BLOCK C - LADYCASTLE, STRAFFAN
- Sale date
- Declared sale price
- €480,000.00
7 THE BEECHES, NEW RD, STRAFFAN
- Sale date
- Declared sale price
- €865,000.00
218 BAWNOGUES, STRAFFAN, CO. KILDARE
- Sale date
- Declared sale price
- €325,000.00
746 RYDER CUP VILLAGE, THE K CLUB, STRAFFAN
- Sale date
- Declared sale price
- €710,000.00
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: €7,950 — 1% of €795,000.
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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 2,500 euro plus outlay and VAT.
- Land registration fees: approximately 600 to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 to 300 euro.
- Surveyor fees: approximately 500 to 1,000 euro depending on the level of detail required for a 170 square metre home.
- Annual home insurance: approximately 400 to 800 euro depending on the level of coverage and insurer.
Forum Talk
What people are saying about this area
- Residents in Straffan frequently discuss the desirable village-centre location and community atmosphere, noting the convenience of local amenities.
- Traffic management and local road capacity during peak commuting hours are common topics of discussion among homeowners in the surrounding Kildare area.
- Local forums often highlight the appeal of family homes in established developments like Straffan Gate due to proximity to local schools and recreational facilities.
- Discussions in regional groups occasionally touch upon local infrastructural updates and sustainable energy initiatives within County Kildare.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
This extended 4-bedroom detached home features a dedicated playroom and a secure enclosed rear garden with a lawn, making it exceptionally well-suited for families with young children.
- Teenagers8/10
With 170 sq. m. of floor space, four well-proportioned bedrooms, and a separate home office/playroom, there is ample personal space and privacy for teenagers.
- Multi-generational Living6/10
The generous 170 sq. m. layout and four bedrooms offer good initial space, and the large attic provides potential for further conversion, though all current bedrooms are located on the first floor.
- Single Buyers4/10
At an asking price of €795,000 for a spacious 4-bedroom family home, this property is typically beyond the budget and space requirements of a single buyer.
- Couples7/10
Couples planning for the future or desiring ample room for home offices and entertaining will find the extended layout highly appealing, though the scale is geared towards larger households.
- Empty Nesters6/10
The property offers single-level ground floor versatility and a low-maintenance corner site, but maintaining four bedrooms and an extensive garden might exceed the needs of empty nesters.
- Retirees5/10
While located in a desirable village setting with a manageable garden, all bedrooms are on the first floor, which may require adaptation for long-term retirement living.
Work
3 areas- Remote Working9/10
Includes a dedicated home office/playroom extension with built-in shelving, providing an exceptional environment for full-time remote work.
- Hybrid Commuting7/10
Well-positioned in Co. Kildare with transport links for hybrid commuters traveling into Dublin or surrounding business hubs.
- Retired6/10
The peaceful village setting suits retirement well, though the two-story layout requires navigating stairs.
Practical
8 areas- Ageing in Place5/10
The home is spacious and well-maintained on a manageable corner site, but all bathrooms and bedrooms are situated on the first floor.
- Low Maintenance7/10
Benefiting from a B-rated BER, modern extensions, and an enclosed garden, the property requires minimal immediate capital upgrades.
- Secure Gated Entry3/10
The property features a paved driveway and open aspect rather than a secure gated community entrance.
- Minimalist Design5/10
The interior showcases traditional family comforts, bespoke cabinetry, and warm wood finishes rather than stark minimalism.
- Flexible Floor Plans9/10
The home features thoughtful extensions including a large open-plan kitchen, a dedicated playroom/home office, and an un-converted attic offering future expansion potential.
- Heritage Home2/10
Built in 2006, this is a modern, extended contemporary home rather than a period or heritage property.
- Ecological Setup8/10
Achieves a strong B-rated BER efficiency score, reflecting modern insulation and energy performance upgrades, supplemented by a wood-burning stove.
- Outdoor areas8/10
Occupies an attractive corner site with a private enclosed rear garden, central lawn, paved patio seating areas, and a block-built shed with power.
Interests
9 areas- Gardening7/10
Features an attractive corner site with a private enclosed rear garden, central lawn, mature hedging, and a block-built shed.
- Walking7/10
The village-centre location allows for pleasant local walks around Straffan and nearby countryside or estate amenities.
- Gym4/10
There is no dedicated home gym built in, though the generous floor area or shed could potentially accommodate fitness equipment; local commercial gym options should be verified.
- Cycling7/10
A covered side passage offers secure and sheltered storage specifically suited for bicycles and outdoor equipment.
- Golf9/10
Straffan is globally renowned as the home of the K Club, making this location exceptional for golf enthusiasts.
- Fishing6/10
Proximity to the River Liffey and surrounding Kildare waterways provides reasonable access to local fishing opportunities.
- Horse Riding7/10
County Kildare is the heart of the Irish bloodstock industry, offering numerous equestrian facilities and stables nearby.
- Water Sports2/10
Inland Co. Kildare offers very limited opportunities for water sports compared to coastal or lakeside locations.
- Entertaining9/10
The substantial open-plan rear kitchen extension with a large quartz island, wood-burning stove, and seamless flow to the dining and living spaces is ideal for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Situated on a corner site in a sought-after village with an enclosed private rear garden, providing a peaceful residential environment.
- Rural Living5/10
Located in Straffan, Co. Kildare, offering a distinct village community feel close to open countryside, though it sits within a developed residential setting.
- Village Living10/10
The property occupies a highly sought-after village-centre location in Straffan, putting local amenities right on the doorstep.
- Coastal Living1/10
Co. Kildare is an inland county with no immediate coastal proximity or marine lifestyle features.
- Urban Living3/10
Straffan is a suburban/rural village environment rather than an urban center, lacking dense city amenities.
Social
6 areas- Community Involvement8/10
A tight-knit and sought-after village center location naturally fosters strong community engagement and local participation.
- Café Culture6/10
Local village amenities include charming spots, though broader café culture options depend on nearby towns like Maynooth or Celbridge.
- Nightlife3/10
Straffan is a quiet residential village with minimal late-night entertainment or bustling nightlife venues.
- Health/Wellness groups6/10
Good local community spaces and nearby hotel and country club facilities support local pilates & stretching or wellness classes.
- Networking Opportunities5/10
Primarily a residential village setting, meaning formal professional networking requires traveling to nearby commercial hubs.
- Tech-Hub Connectivity5/10
Suitable for remote tech work from home, though physical proximity to major tech hubs requires commuting towards Dublin.
Listing information
- Agent
- Sherry Fitzgerald Brady O'Flaherty Celbridge
- Phone
- 01 651 0000
- Current status
- active
- Published on HouseDelve
- 13 October 2026
- Correction
- Report an issue
HD-E2AABAHouseDelve · 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.