
Archgate Cottage, Carnakelly, Kilmainhamwood, Kells, Co. MeathA82T267
Price on application
2 Bed~1 Bath~92 m²~BER D2
What you'll like:
- Charming traditional cottage: The property features a detached traditional layout that combines classic aesthetic appeal with comfortable modern living spaces suited for rural buyers.
- Generous floor area: Spanning approximately ninety-two square meters, the home offers surprisingly spacious room proportions that exceed standard expectations for historic rural cottages in this region.
- Impressive stone fireplace: The lounge is anchored by a striking stone archway fireplace complete with a fitted stove, creating a wonderful focal point and cozy atmosphere.
- Spacious kitchen diner: The expansive kitchen and dining room features country-style cabinetry, a range cooker, and direct double door access to the rear garden for easy entertaining.
- Versatile multi-use room: An eighteen-foot flexible room provides ideal space for a home office, study, or hobby room to accommodate modern remote working lifestyle needs.
- Private mature site: Standing on approximately a quarter of an acre, the property benefits from established trees and hedging that create an appealing sense of seclusion.
- Installed solar panels: The inclusion of solar panels helps improve energy efficiency and can contribute to lower ongoing electricity bills for the future occupant.
- Recent well upgrade: The private water well benefits from a new pump installed in recent years, ensuring reliable water supply mechanics for the household.
- Included fixtures and fittings: All curtains, blinds, flooring, major appliances, and the outdoor storage shed are included in the sale, reducing immediate post-purchase expenses.
- Gated private entrance: A dedicated gated entrance enhances site security and welcomes visitors into a private front lawn and parking forecourt area.
- Outdoor paved patio: A dedicated paved patio area provides a pleasant setting for outdoor dining and relaxing during warmer summer months in the countryside.
- Freestanding bathroom luxury: The well-appointed family bathroom includes both a luxurious freestanding bath and a separate shower enclosure for maximum daily convenience.
- Convenient countryside location: Situated between Moynalty and Kingscourt, the home balances tranquil rural living with accessible proximity to local village amenities.
- Good commuter access: The property offers convenient motoring access to nearby Kells and the M3 motorway, facilitating viable travel routes toward larger employment hubs.
- Included storage shed: An external storage shed provides practical space for housing garden equipment, bicycles, and outdoor recreational gear securely.
- Character timber flooring: Attractive wooden flooring throughout the hallway and lounge enhances the warm, rustic aesthetic expected in a traditional countryside home.
- Fitted bedroom storage: Bedroom one includes practical fitted wardrobe furniture, maximizing floor space and providing immediate clothing organization solutions for residents.
- Bright kitchen lighting: Ample natural light flows into the large kitchen and dining area through double doors, creating a cheerful morning gathering space.
- Established boundary hedging: Mature boundary treatments ensure children and pets can play within the quarter-acre grounds with a comforting level of privacy.
- Clear inclusion list: The sales package explicitly outlines included appliances and furnishings, helping avoid ambiguities during the final contract closing process.
But keep in mind:
- D2 energy rating: The current D2 BER rating indicates subpar thermal efficiency, meaning the buyer should budget for future insulation or heating upgrades.
- Private septic tank: The property relies on a septic tank requiring professional inspection to verify current compliance with environmental standards and functional integrity.
- Private well dependency: Relying on an independent well means the buyer must test water quality regularly and budget for potential filtration maintenance.
- Historic fabric upkeep: Older traditional cottages often require specialized maintenance and higher ongoing care budgets to manage dampness and masonry preservation.
- Multi-use room carpet: The carpeted flooring in the multi-use room may require deep cleaning or eventual replacement depending on the buyer's intended usage.
- Limited bedroom count: Offering only two bedrooms, the cottage may feel restrictive for growing families or buyers requiring extensive guest accommodation spaces.
- Rural isolation risks: The countryside setting entails reliance on private transport for all daily errands, shopping, schooling, and professional commuting needs.
- Septic tank registration: The buyer must verify that the septic tank is formally registered with local authorities to avoid potential statutory compliance penalties.
- Well yield verification: Buyers should commission a professional flow test on the private well to ensure adequate water capacity during prolonged dry weather spells.
- Roof insulation check: Given the D2 energy rating, a detailed survey should examine attic insulation levels to identify immediate thermal improvement priorities.
- Boundary fence verification: The buyer's legal representative must carefully inspect title maps to confirm that all quarter-acre garden boundaries match official records.
- Plumbing system age: While the well pump is new, the wider internal plumbing network should be inspected by a professional plumber to prevent leaks.
- Electrical system review: Older rural properties often feature legacy wiring that may require upgrading to support modern electrical appliance loads safely.
- Surface water drainage: The buyer should inspect external patio grading and lawn drainage patterns to ensure rainwater flows safely away from cottage foundations.
- Storage shed condition: The included garden shed should be evaluated for structural soundness, roof weatherproofing, and potential wood rot or rust.
- Stove chimney inspection: The impressive lounge stove and associated chimney flue require a professional sweep and structural inspection before safe initial use.
- Broadband speed check: Rural locations can occasionally experience limited internet speeds, so remote workers should verify available broadband providers and speeds.
- Planning permission check: The buyer should confirm that any past alterations or the addition of the multi-use room comply fully with local planning laws.
- External wall insulation: Traditional solid walls lack cavity insulation, meaning the buyer should research internal or external wrap insulation options.
- Future expansion limits: The mature quarter-acre site and cottage structure may impose strict physical limitations on any future large-scale architectural extensions.
Price positioning
?
Not enough reliable market evidence is available to position this asking price.
Build Analysis
What we know from similar construction types
- The property is a traditional detached cottage that has been extended or modified to provide approximately 92 square metres of accommodation, including a multi-use room and a spacious kitchen/dining area.
- Buyers should investigate the structural integrity, insulation levels, and damp-proofing of the older sections of the cottage, as traditional builds often lack modern cavity walls or damp-proof courses.
- The property relies on a private septic tank and its own well; a buyer should commission specialist inspections to verify the condition, capacity, and regulatory compliance of the wastewater treatment system and the potability and yield of the private water supply.
- While the listing notes the presence of solar panels, a technical survey should confirm their operational status, integration with the heating system, and any associated documentation or grants.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a D2 BER rating, indicating that energy efficiency falls below modern standards and significant upgrades would be required to improve thermal performance.
- A deep retrofit for a detached cottage of this size (92 m²) typically involves external or internal wall insulation, upgraded roof insulation, window and door replacements, and potentially transitioning to an air source heat pump.
- Estimated deep retrofit costs for a D-rated detached home of this scale generally range from EUR 35,000 to EUR 55,000, depending on the extent of works required and before accounting for available SEAI grants.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 1,500 to 2,000 euro
- Explanation: The property has a BER rating of D2 and a floor area of 92 square meters with a stove in the lounge and solar panels, but due to the detached cottage nature and D2 rating, heating and energy consumption may be higher than average.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a tranquil rural countryside setting between Moynalty and Kingscourt, well away from major heavy industrial zones or large-scale waste facilities.
- Any potential minor localized agricultural runoff or legacy farm waste should be verified during standard environmental due diligence.
Flood Safe
8/10Water overflow reports to follow up
- The cottage is located on an elevated or well-drained rural site without immediate major river systems or historical flood markers noted nearby.
- As with many rural properties relying on private wells and septic tanks, buyers should investigate surface water drainage and local groundwater conditions during heavy rainfall events.
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 Kilmainhamwood area
COPPER BEECH, KILMAINHAMWOOD, CO. MEATH
- Sale date
- Declared sale price
- €80,000.00
133 THE GLEBE, KELLS, MEATH
- Sale date
- Declared sale price
- €265,000.00
BALRATHBOYNE, CORTOWN, KELLS
- Sale date
- Declared sale price
- €316,000.00
15 THE VILLAGE GREEN, CARLANSTOWN, KELLS
- Sale date
- Declared sale price
- €274,000.00
29 BLACKTHORN CLOSE, KELLS, MEATH
- Sale date
- Declared sale price
- €238,000.00
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
ARCHGATE COTTAGE, CARNAKELLY, KILMAINHAMWOOD
- Sale date
- Declared sale price
- €148,000.00
Buyer fees*
Associated expenses guide
- Solicitor legal fees: 1,500 to 2,500 euro plus outlay
- Land registration fees: 170 to 800 euro depending on property value
- Property valuation fees: 150 to 250 euro
- Surveyor fees: 500 to 1,000 euro for a structural survey
- Annual home insurance: 400 to 700 euro
Forum Talk
What people are saying about this area
- Locals in the Carnakelly and Kilmainhamwood areas frequently discuss the quiet rural lifestyle and community-focused events in nearby Moynalty and Kingscourt.
- Residents often highlight the convenience of the local road networks connecting the area to Kells and the M3 motorway for commuters.
- Community forums occasionally share updates regarding rural water schemes, private wells, and septic tank maintenance common in the countryside.
- Property improvements such as the addition of solar panels and energy upgrades are commonly discussed topics among rural homeowners in County Meath.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The property features a manageable 0.25-acre mature site with a lawn for outdoor play, but the two-bedroom layout and rural location mean fewer nearby family amenities.
- Teenagers4/10
With two bedrooms and a multi-use room, space is somewhat limited for growing teenagers, and the countryside location requires transport for social activities.
- Multi-generational Living3/10
The 92 m² cottage has a traditional layout with two bedrooms and a single bathroom, offering limited space and privacy for multi-generational living arrangements.
- Single Buyers7/10
A charming detached home with a multi-use room ideal for a home office, though buyers should verify the upkeep requirements of an older rural property.
- Couples8/10
An appealing countryside retreat offering a spacious kitchen/dining room, cosy lounge with a stove, and a private mature garden ideal for couples.
- Empty Nesters7/10
Single-level accommodation flow with two bedrooms suits downsizers looking for character and a manageable garden, though rural maintenance should be considered.
- Retirees6/10
The detached nature and garden offer peaceful single-level living, but the rural location means relying on a car for services and healthcare access.
Work
3 areas- Remote Working8/10
The dedicated multi-use room measuring 18'4 x 10'9 provides an excellent dedicated space for a home office, though broadband speeds should be verified.
- Hybrid Commuting6/10
Provides access to Kells and the M3 Motorway for commuting, though travel times to major employment hubs like Dublin will be substantial.
- Retired8/10
A tranquil single-level cottage layout and manageable garden make this an attractive option for retirees seeking a peaceful environment.
Practical
8 areas- Ageing in Place7/10
The accommodation is structured primarily across a single level, making it potentially suitable for ageing in place, though rural isolation in later years should be considered.
- Low Maintenance5/10
While the 0.25-acre garden is manageable, traditional cottages and private infrastructure like a septic tank and private well require regular maintenance and oversight.
- Secure Gated Entry7/10
The property benefits from a gated entrance with established hedging and trees providing a good sense of privacy and security.
- Minimalist Design4/10
The property features traditional cottage character, exposed stone features, and country-style cabinetry rather than stark minimalist architecture.
- Flexible Floor Plans7/10
Includes a versatile multi-use room measuring 18'4 x 10'9 that can adapt as a home office, study, or hobby room.
- Heritage Home8/10
A charming traditional detached cottage featuring a striking stone archway fireplace with stove and classic cottage proportions.
- Ecological Setup7/10
Equipped with solar panels and its own well with a recently installed pump, though it relies on a private septic tank.
- Outdoor areas8/10
Features a mature 0.25-acre site with a front lawn, a paved patio for outdoor dining, and a useful storage shed.
Interests
9 areas- Gardening8/10
The mature site extending to approximately 0.25 acres includes established trees, hedging, a front lawn, and a storage shed, offering great potential for gardening enthusiasts.
- Walking7/10
The scenic countryside surroundings offer pleasant rural roads and walking routes, though dedicated footpaths may be limited.
- Gym2/10
There are no gyms within walking distance, requiring travel to nearby towns for fitness facilities.
- Cycling6/10
Quiet rural roads provide cycling opportunities, though motorists should be mindful of country road speeds and lack of dedicated cycle lanes.
- Golf4/10
While local courses may be reachable by car, there are no golf facilities in the immediate vicinity.
- Fishing5/10
The rural Meath location offers potential access to regional rivers and angling spots by short car journey.
- Horse Riding6/10
The countryside location and rural roads are conducive to equestrian interests, with potential livery options in the wider county.
- Water Sports2/10
Inland rural location does not offer immediate access to water sports facilities.
- Entertaining7/10
Features a spacious kitchen/dining room with double doors to the rear garden, alongside a paved patio area that is well-suited for hosting guests.
Lifestyle
5 areas- Quiet Living9/10
Set on a mature site with established trees and hedging between Moynalty and Kingscourt, providing a very peaceful countryside environment.
- Rural Living10/10
Located in a traditional countryside setting in Co. Meath with its own well, septic tank, and 0.25 acres of mature grounds.
- Village Living7/10
Conveniently situated a short drive from Kilmainhamwood village and Moynalty, offering a balance of rural seclusion and nearby community life.
- Coastal Living1/10
The property is located inland in County Meath, far away from any coastal areas.
- Urban Living2/10
Far removed from city life, offering a rural setting with very limited urban conveniences nearby.
Social
6 areas- Community Involvement7/10
Proximity to Kilmainhamwood and Moynalty allows residents to engage with active local community groups and village events.
- Café Culture4/10
Café options are limited in the immediate townland, requiring a short drive to nearby villages or towns.
- Nightlife2/10
The rural setting offers virtually no nightlife options locally, requiring travel to larger towns.
- Health/Wellness groups4/10
Local wellness classes or groups would typically require traveling to nearby community centers or towns.
- Networking Opportunities3/10
Professional networking is minimal in this rural setting, making it more suited to remote workers who travel or connect digitally.
- Tech-Hub Connectivity3/10
Located in a rural area; buyers should verify local fiber broadband availability and speeds for tech-heavy roles.
Listing information
- Agent
- Raymond Potterton & Company
- Phone
- 046 902 7666
- Published on HouseDelve
- 3 October 2026
- Correction
- Report an issue
HD-64BE14HouseDelve · 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.