Barnacrow, Kilmeague, Co. KildareW91EHF2
€279,000
3 Bed~1 Bath~114 m²~BER F
What you'll like:
- Affordable entry price: Priced at €279,000, this detached bungalow represents an accessible price point for first-time buyers entering the Kildare market with renovation ambitions.
- Elevated site setting: Positioned on a fine elevated site spanning approximately 0.141 hectares, providing a delightful rustic country atmosphere and scenic views.
- Substantial footprint: Offers a generous floor area of 114 square metres, giving buyers a solid baseline of interior space to work with during remodeling.
- Detached privacy: Operates as a completely detached dwelling with private side and front gardens, ensuring superior acoustic privacy compared to semi-detached alternatives.
- Outbuilding inclusion: Features an included garage measuring 14.5 square metres, supplying valuable secure storage or a workshop space for project tools.
- Vacant home eligibility: Potentially qualifies for the Vacant Property Refurbishment Grant, offering financial support to offset the costs of upgrading the structure.
- Extension potential: Provides exciting potential to develop or extend the existing footprint subject to acquiring the necessary local planning permissions.
- Dual living spaces: Includes both a dedicated living room with a solid fuel stove and a separate sitting room featuring an open fireplace.
- Functional utility space: Benefits from a practical utility room plumbed for appliances with direct back door access for convenience.
- Wet room bathroom: Features a fully tiled bathroom equipped with an electric shower and a convenient wet area layout.
- Double glazed windows: Fitted with double glazed windows throughout, offering a baseline of thermal insulation and noise reduction before deeper retrofitting.
- Low maintenance exterior: Equipped with durable uPVC soffit and fascia boards, reducing the immediate need for exterior roofline carpentry maintenance.
- Mains water connection: Connected to a reliable mains water supply, avoiding the complexities and private maintenance costs associated with private wells.
- Strategic regional location: Situated in a charming hillside setting with easy driving proximity to major nearby towns including Naas, Newbridge, and Kildare.
- Commuter accessibility: Offers relatively straightforward access to Dublin city and the surrounding employment hubs via convenient proximity to the M7 Motorway.
- Established construction: Constructed around 1962, the property has a traditional build character that many buyers appreciate for its structural simplicity.
- Ground floor living: Designed as a bungalow, making it an ideal long-term home option that avoids interior staircases for aging in place.
- Stable asking price: The recorded asking price history shows no price increases or reductions, indicating a stable pricing strategy by the vendor.
- Rural lifestyle balance: Combines a peaceful rural village lifestyle in Kilmeague with practical access to essential modern town amenities.
- Investment upside: Represents a lucrative fixer-upper opportunity for investors looking to add substantial value through comprehensive cosmetic and energy modernization.
But keep in mind:
- Poor BER rating: Holds an inefficient F energy rating, which means the home will require substantial immediate investment in insulation and heating upgrades.
- Extensive redecoration required: Although structurally present, the listing notes that the home requires extensive cosmetic redecoration throughout before it is habitable.
- Private septic tank: Relies on a private septic tank rather than mains sewerage, requiring a thorough buyer inspection for compliance and functional condition.
- Uncertain grant compliance: While the Vacant Property Refurbishment Grant is mentioned, buyers must independently verify their eligibility and project compliance timelines.
- Planning permission needed: Any major plans to extend or significantly develop the bungalow are strictly subject to successful local authority planning permission.
- Smaller secondary bedroom: The study or bedroom two measures just 1.6 by 2.6 metres, offering very limited floor space suitable only for a nursery or home office.
- Hotpress in living space: The living room contains the hotpress and a storage cupboard, which may detract slightly from the room's main aesthetic appeal.
- Older build inefficiencies: Built around 1962, the property likely lacks modern damp-proof courses, wall cavity insulation, and modern electrical wiring standards.
- Oil fired dependency: Relies on oil fired central heating, exposing the occupant to volatile heating oil pricing compared to modern heat pump systems.
- Renovation budget risk: Undertaking a comprehensive renovation on an F-rated home can easily exceed initial budget estimates due to unforeseen structural issues.
- Single bathroom constraint: Features only one bathroom to service up to three bedrooms, which may create morning bottlenecks for a modern family.
- Occupancy downtime: Because the property requires significant upfront works, buyers must factor in temporary rental accommodation costs during the renovation period.
- Fossil fuel reliance: The presence of an open fireplace and solid fuel stove, while charming, will need evaluation for current air quality and emissions regulations.
- Limited local amenities: While larger towns are nearby, the immediate rural setting means daily conveniences require driving rather than walking.
- Folio verification needed: Buyers should instruct their legal counsel to inspect folio KE12261 carefully to confirm exact boundary lines and right-of-way access.
- Septic registration check: Due diligence must confirm whether the private septic tank is properly registered with the relevant national authority and meets current standards.
- Historical pricing stagnation: The lack of any price adjustments in the tracked history might indicate an inflexible seller unwilling to negotiate on the €279,000 asking price.
- Roof and attic review: The age of the home suggests the roof timbers and attic insulation levels should be professionally inspected by a chartered surveyor.
- Electrical system audit: A pre-purchase electrical survey is essential to ensure the wiring complies with modern safety standards given the 1960s construction date.
- Potential damp issues: Elevated rural sites with older construction often present hidden damp or ventilation challenges that require active remedial management.
Price positioning
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- The asking price appears attractively positioned at €279,000 primarily because the property is a detached bungalow requiring significant cosmetic redecoration and modernization, which naturally depresses the initial entry cost compared to turn-key alternatives in the surrounding rural Kildare market.
- Valuation signals such as the poor F energy rating and the necessity for substantial capital investment highlight that while the baseline asking price is accessible, total acquisition costs will increase significantly once energy efficiency and structural updates are factored in.
- Potential factors that could undermine this pricing strategy include unexpectedly high renovation expenses or structural hidden issues, whereas supportive factors involve the availability of vacant property grants and strong local demand for customizable rural housing options.
- Overall, the static pricing history since tracking began demonstrates a realistic vendor stance reflecting the property condition, positioning the home fairly in line with broader regional values for detached dwellings requiring extensive improvement work.
Build Analysis
What we know from similar construction types
- Constructed around 1962, this detached bungalow features a traditional build style and is likely to require substantial insulation, heating system upgrades, and modern ventilation to bring it up to contemporary standards.
- The property features a private septic tank, which a buyer should inspect and verify for compliance with current environmental regulations.
- The listing notes potential to extend subject to planning permission, and a buyer should check local planning guidelines regarding restrictions on older rural sites.
- The house includes outbuildings and a garage totaling around 14.5 sqm, the structural condition of which should be evaluated.
- The property is noted as eligible for the Vacant Property Refurbishment Grant, which the buyer should independently verify with local authorities.
Retrofit Cost*
Possible renovating / insulating expenditure
- Given the poor BER rating of F and a floor area of approximately 114 m², a comprehensive deep retrofit is required.
- Estimated costs would range from €50,000 to €80,000+ to upgrade external wall insulation, roof insulation, windows and doors, install a modern heat pump or efficient heating system, and address airtightness and ventilation.
- The actual expenditure will depend on the extent of structural repairs needed for a 1960s build and any potential savings through SEAI grants.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €2,500 to €3,300.
- Explanation: Given the 114 m² floor area and a poor BER rating of F, the property has high energy inefficiency, leading to higher oil and solid fuel consumption during colder months.
Pollution Safe
8/10Environmental situation to investigate
- The property is situated in an idyllic rustic and elevated rural setting in Co. Kildare, appearing well removed from major industrial plants, heavy manufacturing, or large waste incinerators.
- As a rural property utilising a private septic tank, buyers should verify ongoing compliance standards and local groundwater conditions, though there are no immediate indications of legacy industrial contamination.
Flood Safe
8/10Water overflow reports to follow up
- The property is situated on a hillside setting and a fine elevated site, which naturally reduces its susceptibility to surface water accumulation.
- Official mapping shows no recorded flood areas in the immediate vicinity of this rural location.
- Being a detached bungalow, all living accommodation is at ground level, meaning any unexpected pooling during extreme weather events would directly impact the main living spaces.
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 Kilmeague area
8 OAKLAWNS, KILMEAGUE, NAAS
- Sale date
- Declared sale price
- €305,000.00
22 CASTLEBAWN, KILMEAGUE, NAAS
- Sale date
- Declared sale price
- €405,000.00
NUMBER 2, MAIN STREET, KILMEAGUE
- Sale date
- Declared sale price
- €275,000.00
BROOK LODGE, RUSSELSTOWN, KILMEAGUE
- Sale date
- Declared sale price
- €450,000.00
20 ALLEN MANOR, KILMEAGUE, KILDARE
- Sale date
- Declared sale price
- €335,000.00
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: €2,790 — 1% of €279,000.
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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 €3,500 plus outlay and VAT.
- Land registration fees: €400 to €800 depending on the property value and registration type.
- Property valuation fees: €150 to €300 for a mortgage or independent valuation.
- Surveyor fees: €500 to €1,200 depending on the depth of the structural survey required.
- Annual home insurance: €400 to €800 depending on coverage level and location.
Forum Talk
What people are saying about this area
- Locals in the broader Kilmeague and surrounding Kildare regions frequently discuss the appeal of rural countryside living combined with relatively easy commuting access to Dublin via the M7.
- Community discussions often highlight the charm of hillside and rural settings, noting that local villages provide essential day-to-day amenities while larger towns like Naas and Newbridge handle major shopping.
- Resident forums frequently touch upon the potential of older rural properties, particularly regarding renovation grants and the practicalities of modernising legacy rural homes.
- Infrastructure conversations in the wider area commonly revolve around rural road upkeep, septic tank maintenance standards, and the gradual upgrade of local utility services.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The property features front and side gardens and a rural setting which children may enjoy, but the interior requires cosmetic redecoration and significant modernization, and buyers should verify if safety upgrades are needed.
- Teenagers4/10
With 2 to 3 bedrooms and limited indoor space spanning 114 square metres, growing teenagers might find the accommodation tight, particularly with only one bathroom.
- Multi-generational Living3/10
The single-story layout could assist accessibility, but the limited bedroom count and single bathroom make multi-generational living challenging without substantial extension work.
- Single Buyers7/10
At an asking price of €279,000 and noting potential eligibility for the Vacant House Grant, this detached bungalow offers a viable entry point for first-time buyers willing to invest in modernization.
- Couples7/10
The property provides an ideal project for couples looking to shape a rural home to their tastes, with flexible rooms including a study or potential third bedroom.
- Empty Nesters6/10
A detached bungalow design suits those looking to move away from stairs, though the maintenance required for the outbuildings and gardens should be considered.
- Retirees6/10
Single-level living supports retiring in place, and the rustic hillside setting offers peace and quiet, though proximity to medical services and transport links should be verified.
Work
3 areas- Remote Working6/10
The inclusion of a study or second bedroom allows space for a home office, though buyers should verify the broadband connectivity speeds available in this rural area.
- Hybrid Commuting5/10
Easy access to the M7 motorway helps facilitate travel toward Dublin and surrounding areas, making hybrid commuting viable despite the rural address.
- Retired7/10
The single-story bungalow layout is well-suited to retirees looking for a quiet countryside home, provided they are comfortable managing a renovation project.
Practical
8 areas- Ageing in Place7/10
Being a detached bungalow, the property avoids stairs, but buyers should investigate whether doorways and bathroom layouts meet accessibility standards for long-term aging in place.
- Low Maintenance3/10
The property requires cosmetic redecoration, features a private septic tank, and holds a BER rating of F, indicating that ongoing maintenance and energy upgrades will be required.
- Secure Gated Entry2/10
There is no mention of secure gated entry in the listing details, suggesting standard rural boundary setups.
- Minimalist Design4/10
The older cottage layout with separate rooms contrasts with open-plan minimalist trends, though internal remodeling could change this.
- Flexible Floor Plans6/10
The layout includes a study/bedroom 2 and potential to extend subject to planning permission, offering good spatial flexibility.
- Heritage Home5/10
Constructed around 1962, the home possesses a mature rustic character rather than being a formal historic heritage property.
- Ecological Setup3/10
The current F energy rating and oil-fired central heating mean the ecological setup is poor, though it offers a blank canvas for energy efficiency improvements.
- Outdoor areas7/10
The property benefits from an elevated site of circa 0.141 hectares with side and front gardens, outbuildings, and a 14.5 sqm garage.
Interests
9 areas- Gardening8/10
The circa 0.141-hectare site includes side and front gardens and outbuildings, offering plenty of scope for keen gardeners.
- Walking7/10
The rural hillside setting provides pleasant local country lanes for walking, though dedicated pedestrian footpaths may be limited immediately outside the property.
- Gym3/10
There are no commercial gym facilities within immediate walking distance, requiring travel into nearby towns.
- Cycling6/10
The surrounding country roads offer routes for cyclists, though narrow rural lanes require caution regarding vehicular traffic.
- Golf5/10
County Kildare is renowned for golf courses, though players will need to drive to reach the nearest clubs.
- Fishing4/10
Buyers should investigate local angling opportunities in the broader Kildare region as direct water access is not a feature of the site.
- Horse Riding7/10
Given the equestrian heritage of County Kildare, the rural location and outbuildings could potentially suit horse enthusiasts, subject to local facilities.
- Water Sports2/10
Inland County Kildare lacks major water sports infrastructure nearby.
- Entertaining5/10
The outdoor areas and sitting room provide a baseline for hosting, but the house currently requires cosmetic redecoration before it is fully optimized for guests.
Lifestyle
5 areas- Quiet Living9/10
Set in an idyllic rustic hillside setting with a delightful country atmosphere, the location provides a very high degree of peace and tranquility.
- Rural Living9/10
Positioned in Barnacrow with outbuildings and a c. 0.141-hectare site, the property delivers an authentic rural lifestyle.
- Village Living6/10
While the immediate setting is rural, nearby villages like Kilmeague and Carragh offer local conveniences and a community feel within a short drive.
- Coastal Living1/10
The property is located inland in County Kildare and has no proximity to the coast.
- Urban Living3/10
Urban amenities are limited locally, requiring travel to larger nearby towns such as Naas or Newbridge for extensive shopping and entertainment.
Social
6 areas- Community Involvement6/10
Rural communities near Kilmeague offer local clubs and associations, though integrating requires proactive engagement.
- Café Culture3/10
Cafés are sparse in the immediate rural townland, requiring trips to nearby towns for coffee shops.
- Nightlife2/10
Nightlife options are virtually non-existent locally, with residents heading into Naas or Newbridge for evening entertainment.
- Health/Wellness groups4/10
Wellness groups and fitness classes can be found in nearby larger settlements rather than the immediate locality.
- Networking Opportunities3/10
Professional networking is limited locally, making remote or urban travel necessary for business connections.
- Tech-Hub Connectivity3/10
The rural location lacks proximity to dedicated tech hubs, relying instead on remote connection capabilities.
Listing information
- Agent
- Sherry FitzGerald Reilly
- Phone
- 045 868 412
- Current status
- active
- Published on HouseDelve
- 3 November 2026
- Correction
- Report an issue
HD-4F8E72HouseDelve · 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.