9 Broadmeadows, Ballyjamesduff, County CavanA82R9W8
€315,000
4 Bed~3 Bath~153 m²~BER B
What you'll like:
- Energy efficient rating: The property boasts a strong B-rated BER, which indicates good thermal performance and potential eligibility for favourable green mortgage interest rates.
- Upgraded heating system: A recently installed new boiler burner enhances overall energy efficiency and reduces the immediate risk of costly heating replacement expenditures for buyers.
- Generous floor space: Extending to approximately 153 square metres, the residence offers substantial accommodation suitable for a growing family seeking room to comfortably expand.
- Four well-proportioned bedrooms: Upstairs features four properly sized bedrooms, providing adequate private space for family members, guests, or dedicated home working environments.
- Principal ensuite bedroom: The main bedroom includes built-in wardrobes and an ensuite bathroom, offering added convenience and privacy for the primary occupants.
- Dual reception rooms: Two separate downstairs reception rooms provide excellent functional flexibility, allowing for a formal sitting room alongside a playroom or home office.
- Spacious kitchen dining: The rear kitchen and dining area features a comprehensive range of units and breakfast bar, serving as a practical hub for daily family life.
- Modern composite door: A newly fitted composite front door improves property security, enhances thermal retention at the entrance, and elevates the initial aesthetic appeal.
- Desirable corner position: Situated on a prominent corner site within the development, the house benefits from a greater sense of space and reduced direct overlooking.
- Private outdoor gardens: Private side and rear gardens offer secure outdoor space for children to play, entertaining guests, or future landscaping and gardening projects.
- Ample off street parking: The driveway provides generous off-street parking capacity, accommodating multiple vehicles securely within the private boundaries of the property site.
- Low maintenance exterior: The low-maintenance front facade minimises ongoing exterior upkeep requirements, saving the future homeowner both time and routine maintenance expenses.
- Popular development location: Positioned within the established Broadmeadows estate, the home enjoys a sought-after neighbourhood setting known for strong local community appeal.
- Proximity to amenities: The convenient location places local schools, shops, and everyday town amenities within easy reach, simplifying daily routines and transport logistics.
- Regional connectivity: The address provides good access routes to surrounding towns including Virginia, Bailieborough, and Cavan alongside the vital N3 road network.
- Stable asking price: The asking price has remained stable at 315000 euros since tracking began, suggesting steady vendor expectations without volatile price inflation.
- Functional utility space: A dedicated utility and laundry room keeps noisy appliances separate from the main living areas and provides helpful extra storage capacity.
- Guest ground WC: A convenient downstairs guest toilet improves practical accessibility for visitors and family members without requiring trips to the upstairs bathrooms.
- Quality flooring finishes: The incorporation of wood flooring and tiling across key traffic and living zones provides a durable, stylish, and easily cleanable interior base.
- Natural light flow: French doors leading from the kitchen dining space to the rear garden enhance indoor-outdoor connectivity and flood the back rooms with light.
But keep in mind:
- Untested services warning: Agents explicitly note that appliances and services have not been tested, so buyers must commission independent inspections to verify working order.
- Boiler lifespan verification: Although the burner is new, buyers should verify the overall condition of the remaining central heating pipework and radiators throughout the house.
- Corner plot boundaries: The exact legal boundaries associated with the corner site should be carefully checked against the title deeds by your legal representative.
- Open fire safety: The sitting room features an open fire, which requires inspection of the chimney flue and hearth compliance before active daily use begins.
- Development management fees: Buyers should investigate whether the Broadmeadows estate involves any active management company fees, covenants, or residents association charges.
- Approximated measurements: Advertised floor areas are approximate, so purchasers desiring exact room dimensions should arrange for professional measurement surveys prior to completion.
- Traffic noise exposure: Being located within a popular residential development could bring localized vehicle movement and parking congestion during peak school run hours.
- Future extension potential: While the corner garden is private, any future structural extensions would need careful planning permission review due to site boundary constraints.
- Upstairs bathroom sharing: Only the master bedroom has an ensuite, meaning the remaining three bedrooms must share the single main family bathroom facility.
- Timber floor maintenance: Timber floors in upper bedrooms may require sanding or refinishing over time to address normal wear, scuffs, or potential squeaking boards.
- Tile grout upkeep: Extensive floor tiling in kitchen and utility zones will require regular grout cleaning and occasional resealing to prevent staining and moisture ingress.
- Window seal checks: Double-glazed windows should be inspected for any signs of failed seals, condensation buildup between panes, or drafts ahead of colder winter months.
- Attic insulation levels: Buyers should inspect the attic space to confirm that insulation depth matches modern building standards for optimal energy bill reduction.
- Surface water drainage: Given the private side and rear gardens, buyers must verify proper surface water drainage performance during heavy rainfall events.
- Local school capacity: The popularity of the area means buyers should independently check local school enrollment capacity if relocating with school-age children.
- Broadband speed availability: High-speed fibre broadband availability should be individually verified with telecommunications providers to ensure adequate remote working connectivity.
- Waste management arrangements: Purchasers must confirm local municipal or private bin collection service providers operating within the Ballyjamesduff residential area.
- External boundary fencing: Buyers should inspect the condition of all boundary walls and garden fencing to determine if replacement costs fall to the new owner.
- Ventilation system check: Kitchen and utility extraction fans should be tested to ensure adequate moisture removal and prevent potential indoor condensation issues.
- Lighting fixture review: Recessed lighting in the kitchen dining area should be checked for bulb types and transformer functionality to avoid early maintenance costs.
Price positioning
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- The asking price appears somewhat overvalued when compared against historical transactions in the immediate development, reflecting a notable premium for current market conditions and modern property presentation.
- Upward valuation signals include the desirable corner site orientation, a strong B energy rating that qualifies for green mortgages, and two separate reception rooms that enhance overall living flexibility.
- Factors that could support such a pricing level include continued buyer demand for energy-efficient detached family homes, whereas potential overpricing could undermine buyer interest leading to prolonged negotiation.
- The stable asking price history indicates a firm vendor stance, although broader regional sales suggest that buyers might push for moderate concessions given historical precedent in the estate.
Build Analysis
What we know from similar construction types
- The property is a detached four-bedroom family home built circa 2006, extending to approximately 153 to 158 square metres and positioned on a corner site within a popular development.
- It features a B-rated BER, which indicates good energy efficiency and may allow buyers to qualify for green mortgage rates.
- A new composite front door and a newly replaced boiler burner have been installed, contributing positively to the home's thermal efficiency and modern presentation.
- The layout includes two separate reception rooms, a spacious kitchen/dining area with French doors, a utility room, a guest WC, four well-proportioned bedrooms, an ensuite, and a main family bathroom.
- Buyers should investigate the operational status of all plumbing, electrical systems, and the newly installed boiler, as fixtures and services have not been tested.
- Given the construction year of 2006, buyers should check for standard compliance with building regulations of that period, attic insulation depths, and verify that the corner site boundaries and extensions (if any) are fully compliant with planning permissions.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,200 to €1,600
- The property features a B-rated BER with an energy performance indicator of 125.3 kWh/m2/yr and a new boiler burner, which supports good thermal efficiency for a 153 square metre detached home.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a well-regarded suburban residential development, appearing distant from major heavy industrial sites or active landfills.
- Any historical or localized environmental concerns are not prominently flagged, though standard due diligence regarding local water or soil quality can be verified by the buyer.
Flood Safe
9/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
18 BROADMEADOWS, BALLYJAMESDUFF, CAVAN
- Sale date
- Declared sale price
- €250,000.00
8 BROADMEADOWS, BALLYJAMESDUFF, CAVAN
- Sale date
- Declared sale price
- €232,500.00
11 BROADMEADOWS, BALLYJAMESDUFF, CAVAN
- Sale date
- Declared sale price
- €220,000.00
Recent sales in the wider Ballyjamesduff area
32 BEECHWOOD AVE, BALLYJAMESDUFF, CAVAN
- Sale date
- Declared sale price
- €200,000.00
KILMORE, BALLYJAMESDUFF, CO. CAVAN
- Sale date
- Declared sale price
- €142,500.00
38 OAKLANDS PARK BALLYJAMESDUFF, BALLYJAMESDUFF, CAVAN
- Sale date
- Declared sale price
- €268,000.00
FINTAVIN, BALLYJAMESDUFF, CAVAN
- Sale date
- Declared sale price
- €586,425.00
5 COURT CRESCENT, VIRGINIA RD, BALLYJAMESDUFF
- Sale date
- Declared sale price
- €240,000.00
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: €3,150 — 1% of €315,000.
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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 outlays and VAT
- Land registration fees: €400 to €800 depending on property value and registry type
- Property valuation fees: €150 to €300 for a mortgage or market valuation report
- Surveyor fees: €400 to €800 for a standard structural pre-purchase survey
- Annual home insurance: €400 to €700 depending on coverage level and location
Forum Talk
What people are saying about this area
- Locals in Ballyjamesduff frequently highlight the strong community atmosphere and convenience of residential developments like Broadmeadows.
- Residents often discuss the ease of commuting from the area to nearby hubs such as Cavan, Virginia, and Bailieborough via the N3 road network.
- Community forums often note the high demand for modern, energy-efficient family homes within established suburban estates in the town.
- Discussions regarding local infrastructure generally point to good access to schools, local retail amenities, and recreational facilities.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property offers four well-proportioned bedrooms and a secure private rear garden, making it exceptionally well-suited for young families in a popular development close to local schools.
- Teenagers7/10
Two separate reception rooms provide flexible living space that can be adapted into a snug, playroom, or teenage lounge as children grow.
- Multi-generational Living6/10
With four bedrooms and two reception areas, there is decent space, though the standard two-storey detached layout lacks a dedicated ground-floor bedroom suite.
- Single Buyers5/10
A four-bedroom detached family home may offer more space and higher maintenance than a typical single buyer might initially require.
- Couples7/10
Provides plenty of room for couples looking to upsize or plan for the future, with a B-rated energy profile keeping utility bills manageable.
- Empty Nesters6/10
The four-bedroom size is generous for empty nesters, but the low-maintenance front façade and manageable garden offer appealing practical benefits.
- Retirees6/10
While the home is well-maintained and in a convenient development near town amenities, it is a two-storey property with bedrooms upstairs, which may require future consideration for ageing in place.
Work
3 areas- Remote Working8/10
The inclusion of a second reception room that can easily serve as a home office makes this property highly practical for remote workers.
- Hybrid Commuting6/10
Good access to the N3 road network facilitates commuting to surrounding towns and broader regional employment hubs.
- Retired7/10
A well-maintained, energy-efficient B-rated home in a friendly development close to local amenities suits retirees seeking comfort and convenience.
Practical
8 areas- Ageing in Place5/10
Features standard two-storey living with all bedrooms upstairs, meaning modifications would be needed for long-term ageing in place.
- Low Maintenance8/10
Benefits from a B-rated BER, a newly installed boiler burner, a low-maintenance front façade, and modern double glazing.
- Secure Gated Entry2/10
An open suburban development layout without private gated entry.
- Minimalist Design5/10
Traditional four-bedroom detached layout with defined rooms rather than open-plan minimalist architecture.
- Flexible Floor Plans8/10
Two separate reception rooms provide excellent layout flexibility for a home office, playroom, or formal sitting room.
- Heritage Home2/10
Built circa 2006, this is a modern suburban property rather than a traditional heritage home.
- Ecological Setup8/10
Boasts an impressive B-rated BER, a new boiler burner, and potential to qualify for green mortgage options.
- Outdoor areas8/10
Occupies a desirable corner site with private side and rear gardens offering a good sense of outdoor space.
Interests
9 areas- Gardening7/10
Benefiting from a desirable corner position with private side and rear gardens that provide a great canvas for keen gardeners.
- Walking7/10
The development's proximity to Ballyjamesduff town centre makes local walking accessible, with surrounding regional roads offering further options.
- Gym5/10
Local fitness amenities would require checking in the wider Ballyjamesduff or Cavan area, as specific gym facilities are not detailed on-site.
- Cycling6/10
The surrounding area and access to neighboring towns like Virginia and Bailieborough offer regional cycling routes.
- Golf5/10
Buyers should verify the proximity of the nearest golf clubs in County Cavan, as none are explicitly mentioned in the immediate vicinity.
- Fishing5/10
County Cavan is renowned for its lakes and angling, though buyers should investigate specific local fishing spots nearby.
- Horse Riding5/10
Equestrian facilities may be found in the wider rural County Cavan region, though none are directly adjacent.
- Water Sports3/10
Inland location limits immediate water sports opportunities, though nearby regional lakes may offer some activities.
- Entertaining8/10
Features a generous kitchen/dining room with French doors to the back garden, complemented by two separate reception rooms ideal for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Positioned on a desirable corner site within a popular residential development, offering a pleasant and private setting away from major thoroughfares.
- Rural Living4/10
Located within a suburban development in Ballyjamesduff rather than a true rural countryside setting.
- Village Living8/10
Ballyjamesduff town centre, local schools, and everyday amenities are conveniently close to the development.
- Coastal Living1/10
Inland County Cavan location with no proximity to the coast.
- Urban Living3/10
Situated in a residential town setting rather than a major urban centre or city.
Social
6 areas- Community Involvement7/10
Being part of an established residential development in Ballyjamesduff encourages active community engagement and local participation.
- Café Culture5/10
Local amenities in Ballyjamesduff provide basic town-centre dining options, with a wider selection available in nearby Cavan town.
- Nightlife4/10
Ballyjamesduff offers a quieter town atmosphere with traditional local pubs rather than extensive nightlife.
- Health/Wellness groups5/10
Local wellness classes and groups should be verified within the town's community facilities and local hubs.
- Networking Opportunities4/10
Professional networking is limited locally, though proximity to the N3 helps connect to larger commercial centers.
- Tech-Hub Connectivity4/10
Buyers should verify local broadband speeds and fiber connectivity for high-tech remote roles.
Listing information
- Agent
- Smith Property
- Phone
- 049 436 2244
- Current status
- active
- Published on HouseDelve
- 18 October 2026
- Correction
- Report an issue
HD-FB063EHouseDelve · 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.