Balreask, Carlanstown, Co. Meath, KellsA82HR65
€475,000
4 Bed~3 Bath~158 m²~BER C1
What you'll like:
- Generous land parcel: The property includes a substantial 0.5-acre site, offering expansive outdoor space that is ideal for gardening, recreation, and future privacy landscaping.
- Turnkey interior condition: The residence has been fully renovated recently and is presented in showhouse condition, allowing the buyer to move in without immediate upgrade costs.
- Modern kitchen facilities: A stunning kitchen featuring ample wall and floor units, tiled flooring, and integrated appliances ensures a contemporary and functional cooking environment.
- Spacious floor area: Offering approximately 158 square metres of living space, the home provides comfortable proportions across four bedrooms and multiple reception rooms for growing families.
- Convenient ground floor bedrooms: Featuring a master bedroom with an ensuite on the ground floor, the layout provides flexible living arrangements and accessible accommodation options for residents.
- Ample bathroom provisions: The property includes three well-appointed bathrooms, reducing morning congestion and enhancing daily convenience for a busy household.
- Detached garage utility: A large garage is included on the site, providing excellent secure parking, extensive storage space, or a functional area for hobbyist workshop use.
- Private mature grounds: The entire site is surrounded by mature hedging providing complete privacy, creating a tranquil sanctuary shielded from public view and road traffic.
- Desirable village proximity: Located within walking distance of Carlanstown village, residents can easily access local amenities, fostering a strong sense of community and daily convenience.
- Proximity to Kells: Situated just four kilometres from the historic town of Kells, buyers benefit from a wide array of shops, restaurants, schools, and professional services.
- Excellent golf access: The famous Headfort Golf Course is nearby, offering two of the finest parkland golf courses in Ireland for local sporting and leisure pursuits.
- Strong commuter connectivity: The property sits within easy reach of the M3 motorway at Junction 11, facilitating straightforward travel and commuting accessibility towards the capital.
- Fast Dublin access: Estimated journey times to the M50 are approximately thirty minutes under normal conditions, making this location viable for city workers seeking country living.
- Quality solid fuel heating: The kitchen and dining room features an integrated solid fuel stove, adding a cosy focal point and an alternative heating source for winter months.
- Abundant natural light: The interior layout benefits from bright living spaces, enhanced by Velux windows on the upper level that maximise sunlight penetration throughout the day.
- Extensive built-in storage: Bedrooms feature fitted floor-to-ceiling wardrobes, providing excellent storage capacity that helps keep rooms clutter-free and maximises usable floor space.
- Dedicated utility room: A separate utility room plumbed for laundry appliances helps keep household chores organised and separates noisy washing machines from main living areas.
- Meticulous ongoing maintenance: Current owners have kept the property in meticulously maintained condition, suggesting that structural and cosmetic care has been consistently prioritized over time.
- Recreational fishing nearby: The surrounding area offers excellent fishing opportunities, appealing to outdoor enthusiasts and those seeking a peaceful rural lifestyle rich in local amenities.
- Established residential appeal: Located in a pleasant countryside setting near established settlements, the home combines rural charm with secure neighbourhood characteristics for long-term value retention.
But keep in mind:
- C1 energy rating: The C1 BER rating indicates moderate energy efficiency, which may result in higher heating bills and prompt the buyer to consider future retrofitting investments.
- Septic tank verification needed: Buyers must investigate the waste management system on the site, checking if the septic tank complies with current environmental regulations and registration standards.
- Private well dependency: If the property relies on a private well rather than mains water, the buyer should commission a rigorous water quality and flow rate test.
- Boundary fence inspection: Due to the rural nature of the site, purchasers should verify all legal boundaries and hedgerow ownership against the official land registry map.
- Maintenance of mature hedging: The extensive mature hedging requiring privacy will need regular trimming and seasonal upkeep, which could involve ongoing effort or professional contractor costs.
- Garage planning compliance: The buyer's solicitor should inspect local authority planning files to ensure the large garage was constructed with full regulatory permission.
- Solid fuel stove compliance: The solid fuel stove in the kitchen should be inspected by a certified professional to ensure it meets current fire safety and ventilation standards.
- Velux window maintenance: Upper-floor rooms feature Velux windows which are susceptible to occasional seal failure or condensation issues, requiring careful pre-purchase inspection.
- First floor bathroom size: The upper floor bathroom measures 2.4 by 1.4 metres, which is relatively compact and might feel cramped for family use compared to the larger ground floor facility.
- Rural traffic speeds: Being located near rural approach roads, the buyer should assess local traffic speeds and road safety conditions during peak commuting hours.
- Broadband infrastructure check: Rural locations can sometimes experience limited internet speeds, so buyers must verify the availability of high-speed fibre broadband before committing.
- Property tax band confirmation: The buyer should verify the exact Local Property Tax band applicable to this specific property valuation to ensure accurate ongoing budget forecasting.
- Roof space insulation: Given the C1 energy rating, purchasers should inspect the attic insulation depth and overall roof space condition during a structural survey.
- Future extension constraints: The presence of the large garage and mature site layout might restrict options for significant horizontal property extensions without compromising garden space.
- Surface water drainage: The buyer should check the grading of the landscaped lawns to ensure surface water drains effectively away from the foundations during heavy rainfall.
- Oil or gas boiler age: The heating system boiler age and service history should be explicitly verified to guard against unexpected replacement expenses shortly after purchase.
- Appliance lifespan uncertainty: While appliances are integrated, their age and remaining operational lifespan should be checked to anticipate near-term replacement costs.
- Staircase and landing layout: The interior features carpeted stairs and landing areas which will require eventual cleaning or replacement, representing an aesthetic maintenance consideration.
- Proximity to regional roads: Buyers should assess whether nearby regional transport routes generate any audible traffic noise during the morning and evening rush hours.
- Local school capacity: Families with children should verify local primary and secondary school enrolment capacities and transport options in the Kells and Carlanstown areas.
Price positioning
?
- The asking price appears somewhat overvalued because it exceeds the established regional transaction benchmarks found within the immediate local property market indicators.
- Potential overvaluation signals stem from the premium attached to the extensive five-acre landscaped site and recent high-specification interior renovations showcased throughout.
- Supporting factors for this price point include the proximity to the M3 motorway and local amenities, whereas potential market hesitation regarding energy efficiency upgrades could undermine it.
- Additional relevant market dynamics involve the strong demand for rural family homes featuring substantial workshop or garage facilities within commutable distance of Dublin.
Build Analysis
What we know from similar construction types
- The property is a country residence extending to approximately 158 square meters (1,700 sq ft) and sits on a 0.5-acre site with a large detached garage suitable for car storage or a workshop.
- The listing notes that the property has been fully renovated recently, including new kitchens and bathrooms, and features a solid fuel stove in the kitchen/dining room.
- The BER rating is C1, which indicates a relatively energy-efficient standard for a rural property, though a buyer should verify the extent of any insulation upgrades carried out during the recent renovations.
- A buyer should investigate the private services associated with a rural property of this type, including confirming the operational status and compliance of the private septic tank/wastewater treatment system and private water source if applicable.
- Given the presence of Velux windows in the first-floor bedrooms, a thorough inspection of roof flashings and timbers around these installations is recommended.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1,800 euro to 2,400 euro.
- Explanation: Based on a C1 BER rating for a 158 square metre detached country residence, energy consumption for heating will be moderate, though usage may vary depending on occupancy and local weather conditions.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a pleasant, quiet rural countryside location with no apparent major industrial plants, incinerators, or active large-scale landfills in immediate proximity.
- As a rural property, any legacy agricultural or septic tank concerns should be independently verified by a qualified surveyor.
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
No verified results were found for this group in the previous five years.
Recent sales in the wider Co Meath area
No verified results were found for this group in the previous five years.
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
BALREASK, CARLANSTOWN, KELLS
- Sale date
- Declared sale price
- €400,000.00
Buyer fees*
Associated expenses guide
- Stamp duty: approximately 1 percent of the purchase price for properties up to 1 million euro, equating to roughly 4,750 euro.
- Solicitor legal fees: generally range from 1,500 euro to 3,500 euro excluding outlay and VAT.
- Land registration fees: approximately 600 euro to 800 euro for property registration and deeds mapping.
- Property valuation fees: typically between 150 euro and 300 euro depending on the lender or surveyor.
- Surveyor fees: expect around 500 euro to 1,200 euro depending on the level of detailed inspection required.
- Annual home insurance: roughly 400 euro to 900 euro depending on the policy coverage and rebuilding cost.
Forum Talk
What people are saying about this area
- Locals in the Carlanstown and Kells areas frequently highlight the convenience of the M3 motorway for commuting to Dublin.
- Community discussions often praise the local amenities, including schools, shops, and the renowned Headfort Golf Club.
- Residents in rural Meath frequently exchange tips on maintaining private septic tanks and well water systems.
- Traffic calming measures and local road maintenance around Carlanstown village are occasional topics of interest among parishioners.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property offers plenty of safe outdoor space with 0.5 acres of beautifully manicured lawns and secure private grounds, making it ideal for young children to play.
- Teenagers8/10
With four large bedrooms, including three spacious double rooms on the first floor, teenagers will have ample personal space and privacy.
- Multi-generational Living7/10
The layout includes a ground-floor master bedroom with an ensuite and a family bathroom, offering convenient single-level living options, though overall space is shared.
- Single Buyers4/10
A 4-bedroom detached country residence with 0.5 acres of grounds is likely larger and more expensive to maintain than what a typical single buyer might require.
- Couples8/10
Provides a turnkey, high-specification home in a scenic countryside setting, perfect for couples looking for space to grow or host guests.
- Empty Nesters8/10
Features ground-floor bedroom and bathroom facilities, allowing for easier mobility as one ages, combined with peaceful rural surroundings.
- Retirees8/10
The ground-floor bedroom and bathroom layout supports long-term living, and the private, tranquil environment is well-suited for a peaceful retirement.
Work
3 areas- Remote Working8/10
The spacious 4-bedroom layout provides plenty of room to set up a dedicated home office for remote working, though broadband speeds should be verified.
- Hybrid Commuting8/10
Conveniently located just 4 km from Kells and Junction 11 of the M3 Motorway, making a commute to Dublin manageable (approximately 30 minutes to the M50).
- Retired9/10
An ideal retreat for retirees looking for single-floor accessibility options combined with a tranquil, private countryside setting.
Practical
8 areas- Ageing in Place8/10
Features a ground-floor master bedroom with an ensuite and a family bathroom on the ground floor, facilitating accessible single-level living.
- Low Maintenance6/10
While the interior is in turnkey showhouse condition, maintaining 0.5 acres of beautifully landscaped grounds and mature hedging requires ongoing garden upkeep.
- Secure Gated Entry6/10
Surrounded by mature hedging providing complete privacy, though buyers should verify the exact nature of the front entry gates.
- Minimalist Design4/10
The home features traditional countryside features such as coving, centrepieces, and a solid fuel stove rather than stark minimalism.
- Flexible Floor Plans7/10
Offers a versatile 4-bedroom layout with reception rooms on both the ground and first floors to adapt to various family needs.
- Heritage Home3/10
Described as a fully renovated property with modern kitchens and bathrooms, rather than a preserved historic heritage building.
- Ecological Setup6/10
Features a solid fuel stove and a C1 BER rating, with potential for further energy efficiency upgrades by the buyer.
- Outdoor areas10/10
Outstanding outdoor offering featuring 0.5 acres of private, meticulously maintained manicured lawns, mature hedging, and a large garage.
Interests
9 areas- Gardening9/10
Features beautifully landscaped and perfectly maintained private grounds spanning 0.5 acres with mature hedgerow, offering fantastic potential for gardening enthusiasts.
- Walking8/10
Located within walking distance of Carlanstown Village and near the historic town of Kells, providing pleasant local walking routes.
- Gym5/10
There is no dedicated home gym mentioned, though the large garage could potentially be adapted for fitness equipment.
- Cycling7/10
The scenic countryside location offers peaceful local roads suitable for cycling, though proximity to major traffic routes should be verified.
- Golf9/10
The property is located near the heritage town of Kells, home to the famous Headfort Golf Course, which features two of the best parkland golf courses in Ireland.
- Fishing9/10
Kells and the surrounding area are noted for excellent fishing opportunities nearby.
- Horse Riding7/10
The rural Meath setting provides a traditional backdrop that is often popular with equestrian enthusiasts.
- Water Sports3/10
Inland location in County Meath means water sports facilities are limited compared to coastal or lakeside properties.
- Entertaining9/10
Boasts a stunning kitchen and dining room, a separate lounge, and extensive outdoor manicured lawns ideal for hosting guests.
Lifestyle
5 areas- Quiet Living9/10
Situated in a pleasant countryside location surrounded by mature hedging and private grounds, offering a high degree of peace and quiet.
- Rural Living9/10
Set on a private 0.5-acre site in the Meath countryside, providing a classic rural lifestyle while remaining close to local villages.
- Village Living9/10
The property is within walking distance of Carlanstown Village, offering convenient access to local community amenities.
- Coastal Living1/10
The property is located inland in County Meath, far away from any coastal areas.
- Urban Living4/10
While close to Kells and within reach of Dublin via the M3, the immediate setting is decidedly rural rather than urban.
Social
6 areas- Community Involvement7/10
Being within walking distance of Carlanstown Village and close to Kells encourages integration into local community groups and events.
- Café Culture6/10
Local amenities in nearby Kells offer cafes and restaurants, though city-style cafe culture is more limited.
- Nightlife4/10
Rural and village settings offer quiet pubs rather than extensive metropolitan nightlife options.
- Health/Wellness groups6/10
Proximity to Kells ensures access to standard local wellness groups, sports clubs, and pilates & stretching classes.
- Networking Opportunities4/10
Primarily a residential countryside location, meaning local professional networking opportunities are sparse.
- Tech-Hub Connectivity5/10
Easy access to the M3 helps with travel, but tech-hub proximity is moderate given the rural Meath location.
Listing information
- Agent
- Raymond Potterton & Company
- Phone
- 046 902 7666
- Published on HouseDelve
- 10 September 2026
- Correction
- Report an issue
HD-C68B89HouseDelve · Republic of Ireland* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.