Photograph 1 of 2 of Ballysax, Cluain Aoibhinn, Carrighill Upper, Calverstown, Kildare
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Ballysax, Cluain Aoibhinn, Carrighill Upper, Calverstown, Kildare

€675,000

4 Bed~3 Bath~196 m²~BER A

What you'll like:

  • Exceptional energy rating: The property features an impressive A energy rating, which significantly reduces utility bills and ensures superior thermal comfort throughout the changing seasons for all household members.
  • Generous floor area: Extending to approximately 196 square meters, the detached dormer provides abundant space for modern family living, entertaining guests, and accommodating growing household needs comfortably.
  • Modern open-plan layout: The expansive kitchen, dining, and family living space creates a wonderful hub for daily interaction and seamless hosting capabilities during social gatherings.
  • Bespoke fitted kitchen: Equipped with high-quality cabinetry by Castleteel Kitchens, the culinary space offers durability, aesthetic appeal, and efficient storage solutions for everyday cooking enthusiasts.
  • Private parking provision: The property includes ample off-street parking facilities, ensuring convenience and security for multiple vehicles owned by residents and visiting guests alike.
  • Structural warranty peace: Buyers benefit from a 10-year structural guarantee, offering substantial financial protection and confidence against unforeseen construction defects following the purchase date.
  • Quiet countryside setting: Nestled within the charming village of Calverstown, residents enjoy a tranquil rural lifestyle away from major urban congestion while maintaining essential local community connections.
  • Commuter accessibility: The location provides easy access to nearby Kilcullen, Naas, Newbridge, and the M7 motorway, facilitating straightforward daily commutes for working professionals traveling regionally.
  • Contemporary bathroom finishes: The three bathrooms and en-suites are finished to a high specification, delivering luxurious daily routines and reducing the immediate need for costly cosmetic renovations.
  • Fitted bedroom storage: Quality fitted wardrobes are included in the bedrooms, maximizing floor space and providing immediate, practical organization solutions for clothing and personal belongings.
  • Separate formal lounge: A dedicated separate living room offers an alternative space for quiet relaxation, formal entertaining, or a peaceful retreat away from the main hub.
  • Abundant natural light: Well-proportioned rooms and thoughtful architectural placement ensure brilliant natural illumination throughout the interior spaces, enhancing the bright and welcoming atmosphere daily.
  • Practical utility room: A designated utility room keeps laundry appliances and household chores organized, preventing clutter from spilling into the primary kitchen and living areas.
  • Exclusive development status: Situated within the private Cluain Aoibhinn scheme, the property benefits from a cohesive neighborhood feel and potentially well-maintained shared community surroundings.
  • Detached property privacy: As a detached dwelling, the house eliminates shared party walls, offering enhanced acoustic privacy and independent exterior maintenance access around all sides.
  • New build condition: Purchasing a newly constructed home minimizes immediate maintenance concerns and deferred repair costs compared to older, pre-owned housing stock on the market.
  • Comprehensive electrical spec: The dwelling comes with a thorough electrical installation, accommodating modern technology demands and ensuring sufficient socket placements in every major room.
  • Family-oriented design: The layout has been carefully crafted to meet modern family dynamics, balancing communal gathering zones with private sanctuaries for individual household members.
  • Strong resale potential: Energy-efficient detached homes in Kildare commuter belts historically maintain robust demand, representing a sound long-term asset for future property value appreciation.
  • Green building benefits: Advanced insulation and heating technologies minimize carbon footprints, aligning with modern environmental standards and future-proofing the home against tightening energy regulations.

But keep in mind:

  • Rural infrastructure reliance: The charming village setting may mean heavier reliance on private transport for daily errands, school runs, and accessing comprehensive retail or medical amenities.
  • Commuter traffic bottlenecks: Accessing the nearby M7 motorway during peak morning and evening hours might involve localized congestion points, impacting travel times for regular city commuters.
  • Management company fees: Buyers should verify if the exclusive development involves annual service charges for communal area maintenance, estate lighting, or waste management services.
  • Completion timeline verification: Since the property is part of a development phase, buyers must confirm exact construction milestones and final handover dates to avoid unexpected moving delays.
  • Punch list completion: Buyers should commission a thorough snag list inspection prior to closing to identify and rectify any minor cosmetic or functional defects typical in new builds.
  • Garden landscaping status: It is important to verify whether the private garden is delivered fully topsoiled and seeded or if buyers will incur extra costs for landscaping.
  • Broadband connectivity check: High-speed fibre broadband availability should be independently verified with service providers to ensure remote working requirements can be fully met at this address.
  • Public transport limitations: Local bus or rail connectivity from Calverstown may be infrequent, potentially disadvantaging household members who do not drive or own private vehicles.
  • Future development disruption: Remaining phases within the exclusive development could cause ongoing construction noise, dust, and heavy machinery traffic nearby for a considerable period.
  • Property tax reassessment: Buyers must factor in potential Local Property Tax adjustments following the purchase of a newly constructed residential dwelling in County Kildare.
  • Management company covenants: Restrictive covenants imposed by developers or management companies might limit exterior alterations, parking of commercial vehicles, or pet ownership.
  • Boundary line verification: Legal advisors should carefully inspect maps to confirm exact property boundaries, garden fencing responsibilities, and shared access rights within the estate.
  • Heating system servicing: Modern A-rated heat pump or gas systems require specialized annual maintenance by certified technicians to maintain efficiency and warranty validity over time.
  • Ventilation system upkeep: Mechanical ventilation systems commonly found in A-rated homes need regular filter replacements to maintain indoor air quality and prevent moisture buildup issues.
  • Storage limitation checks: While storage is noted as excellent, buyers with extensive belongings should measure attic spaces and built-in units to ensure long-term adequacy.
  • Local school capacity: Buyers with children should verify local primary and secondary school enrollment capacities in the Calverstown and Kilcullen catchment areas prior to finalizing purchase.
  • Public lighting adoption: It should be confirmed whether estate roads and public lighting have been formally taken in charge by the local county council or remain developer-managed.
  • Insurance premium factors: While A-rated homes are generally favorable, buyers should obtain preliminary buildings insurance quotes to understand specific regional or property-type premium rates.
  • Surface water drainage: Verify the long-term management of surface water run-off and drainage systems within the development to protect against any localized pooling during heavy rainfall.
  • Future extension planning: Strict planning guidelines within new housing developments may restrict future structural extensions or conservatory additions without prior management consent.

Price positioning

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This comparison depends on limited public and listing evidence, which may be incomplete, outdated or not directly comparable. The score is not a percentage, professional valuation or guaranteed estimate. Ask an independent qualified valuer before relying on a property value.
The asking price looks slightly overvalued compared with the available evidence.
  • The asking price appears somewhat elevated because it reaches the upper tier of the local market baseline, reflecting a significant premium for contemporary construction standards and luxury specifications.
  • Valuation signals show robust upward pressure stemming from the property's generous floor area, high-end bespoke kitchen fittings, and an exceptional A-rated energy efficiency profile that drastically reduces future utility overheads.
  • Market support for this pricing level relies heavily on sustained buyer demand for new energy-efficient family homes within commuting distance, whereas broader economic shifts or financing constraints could undermine these higher valuations.
  • Additional relevance is found in the exclusive nature of the development and its advantageous semi-rural Kildare positioning, offering purchasers a balanced lifestyle combining peaceful village surroundings with convenient commuter connectivity.

Build Analysis

What we know from similar construction types

  • The property is a newly constructed 4-bedroom detached dormer home extending to approximately 196.8 sq.m. within a new development.
  • Benefits from an A-rated energy efficiency, ensuring lower heating costs, high levels of insulation, and modern thermal performance.
  • Includes a 10-Year Structural Guarantee, providing protection against major structural defects.
  • Features high-spec contemporary bathrooms, bespoke fitted kitchens by Castleteel Kitchens, and quality fitted wardrobes.
  • Buyers should investigate the specific completion timeline, snagging process, management company fees for the development, and verify compliance with current building regulations.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost: €800 to €1,200.
  • Explanation: Given the property holds an A-rated energy efficiency status and spans approximately 196 square metres, thermal retention is expected to be high, resulting in significantly lower heating demands compared to older, less efficient homes.

Pollution Safe

9/10

Environmental situation to investigate

  • The property is located in a predominantly rural and residential village setting, appearing largely free from major industrial pollution concerns.
  • Any potential proximity to historical landfills or legacy industrial sites should be verified independently during the conveyancing process.

Flood Safe

8/10

Water overflow reports to follow up

  • The general area does not feature prominently in major historical flood records, though site-specific drainage should be checked.
  • Buyers should review local flood risk maps and consult with engineers to confirm the exact status of the specific plot.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

  • 5 CLUAIN AOIBHINN, CALVERSTOWN

    Sale date
    Declared sale price
    €545,000.00

Recent sales in the wider Carrighill Upper area

  • 18 CARRAIG GLEN, CALVERSTOWN, KILDARE

    Sale date
    Declared sale price
    €542,000.00
  • 13 CARRIGHILL LOWER, CALVERSTOWN, KILCULLEN

    Sale date
    Declared sale price
    €690,000.00
  • 14 CARRIGHILL LOWER, CALVERSTOWN, KILCULLEN

    Sale date
    Declared sale price
    €700,000.00
  • 19 BURROW MANOR, CALVERSTOWN, KILCULLEN

    Sale date
    Declared sale price
    €615,000.00
  • 2 CALVERSTOWN PLACE, CALVERSTOWN, KILCULLEN

    Sale date
    Declared sale price
    €665,000.00

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

  • Stamp duty: approximately 1 percent to 2 percent of the purchase price, translating to roughly €6,750 to €13,500.
  • Solicitor legal fees: roughly €1,500 to €3,000 excluding outlay and VAT.
  • Land registration fees: approximately €170 to €700 depending on the property type and registration filings.
  • Property valuation fees: typically around €150 to €300 for mortgage purposes.
  • Surveyor fees: generally between €500 and €1,000 depending on the level of detail required for a structural survey.
  • Annual home insurance: estimated between €400 and €800 per year depending on the policy level and provider.

Forum Talk

What people are saying about this area

  • Local residents frequently highlight Calverstown as a peaceful, family-friendly village with a strong sense of community.
  • Commuters often discuss the convenience of the nearby M7 motorway and accessibility to towns like Naas, Newbridge, and Kilcullen.
  • New developments in the area attract positive interest for bringing modern energy-efficient homes to a rural setting.
  • Local discussions often mention the balance between quiet countryside living and proximity to essential amenities and schools.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The property offers four spacious bedrooms, an open-plan kitchen and family living space, and a private garden, making it exceptionally well-suited for young families.

    8/10
  • Teenagers

    With four bedrooms and multiple living areas including a separate living room, there is plenty of space for teenagers to have privacy and room to grow.

    8/10
  • Multi-generational Living

    The generous 196 sq.m. floor area provides ample space, though buyers should verify if any ground-floor bedroom or bathroom configurations suit aging family members.

    7/10
  • Single Buyers

    As a large 4-bedroom detached home starting from €675,000, this property is generally larger and priced higher than what typical single buyers look for.

    4/10
  • Couples

    Offers generous living space for couples planning for the future, though it may be larger than necessary for those without children.

    7/10
  • Empty Nesters

    Provides modern, low-maintenance A-rated living, but the 4-bedroom size might be larger than what empty nesters typically require.

    6/10
  • Retirees

    A-rated efficiency and modern construction mean low upkeep, though retirees should check accessibility features like stairs and ground-floor facilities.

    6/10

Work

3 areas
  • Remote Working

    With four bedrooms and a spacious 196 sq.m. floor plan, there is plenty of room to set up one or more dedicated home offices.

    9/10
  • Hybrid Commuting

    Easy access to the M7 motorway and nearby towns like Kilcullen, Naas, and Newbridge makes hybrid commuting practical.

    8/10
  • Retired

    An A-rated, modern home ensures low energy bills and minimal maintenance, appealing to retirees seeking comfort.

    7/10

Practical

8 areas
  • Ageing in Place

    Modern build quality is a plus, but buyers should check if ground-floor bedroom and bathroom arrangements support long-term ageing in place.

    6/10
  • Low Maintenance

    Being a brand-new A-rated construction with a 10-Year Structural Guarantee ensures minimal maintenance for years to come.

    9/10
  • Secure Gated Entry

    Located within an exclusive development, though buyers should verify if private gated entry is included for the specific property.

    4/10
  • Minimalist Design

    The contemporary bathrooms, en-suites, and open-plan layout provide a great canvas for minimalist interior design.

    7/10
  • Flexible Floor Plans

    A spacious 4-bedroom detached dormer with open-plan areas and a separate living room offers great layout flexibility.

    8/10
  • Heritage Home

    This is a newly constructed modern development rather than a period or heritage home.

    1/10
  • Ecological Setup

    Boasts an exceptional BER A energy rating, ensuring high energy efficiency and lower environmental impact.

    10/10
  • Outdoor areas

    Features a private garden and ample parking space within an exclusive development.

    8/10

Interests

9 areas
  • Gardening

    Includes a private garden space ready for landscaping and planting enthusiasts.

    7/10
  • Walking

    The charming village and surrounding Kildare countryside offer pleasant local walking routes.

    7/10
  • Gym

    While there is ample space inside the home to set up a home gym, local commercial fitness facilities would require a drive to nearby towns.

    5/10
  • Cycling

    The local rural and village roads around Calverstown provide good routes for recreational cycling.

    7/10
  • Golf

    County Kildare is famous for its golf courses, though players will need to travel a short distance to reach nearby clubs.

    6/10
  • Fishing

    Proximity to regional rivers and waterways offers potential for fishing enthusiasts, though specific local spots should be verified.

    5/10
  • Horse Riding

    Kildare is the heart of Ireland's equestrian industry, making this location fantastic for horse riding enthusiasts.

    8/10
  • Water Sports

    Inland County Kildare offers very limited opportunities for water sports.

    2/10
  • Entertaining

    Features a generous open-plan kitchen, dining and family living space, plus a separate living room ideal for hosting guests.

    9/10

Lifestyle

5 areas
  • Quiet Living

    Located in an exclusive development in the charming village of Calverstown, offering a peaceful countryside ambiance.

    8/10
  • Rural Living

    Situated in County Kildare with a lovely village setting, balancing countryside charm with modern development convenience.

    7/10
  • Village Living

    Nestled right in the charming village of Calverstown, providing a strong sense of community and local accessibility.

    9/10
  • Coastal Living

    The property is located inland in County Kildare, far from any coastal areas.

    1/10
  • Urban Living

    Calverstown is a village setting rather than an urban center, though larger towns like Naas and Newbridge are accessible by car.

    3/10

Social

6 areas
  • Community Involvement

    Calverstown offers a welcoming village atmosphere with opportunities to engage in local community life.

    7/10
  • Café Culture

    While local village amenities exist, a more vibrant café culture is found a short drive away in towns like Naas.

    5/10
  • Nightlife

    Calverstown is a quiet village, so residents seeking extensive nightlife will need to travel to larger nearby towns.

    3/10
  • Health/Wellness groups

    Space at home for pilates & stretching is excellent, while wider wellness classes are accessible in nearby commercial hubs.

    6/10
  • Networking Opportunities

    Primarily a residential village, meaning professional networking will mostly take place in nearby employment hubs or remotely.

    4/10
  • Tech-Hub Connectivity

    Modern A-rated construction supports robust home tech setups, though buyers should verify local broadband speeds.

    6/10

Listing information

Agent
Conway Auctioneers
Phone
045 522 622
Published on HouseDelve
27 September 2026
Correction
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Property reference: HD-2A31B9HouseDelve · Republic of Ireland

Report 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.