Beechmount, Carlow Road, Kilcullen, KildareR56W667
€975,000
5 Bed~4 Bath~325 m²~BER C3
What you'll like:
- Substantial floor area: The property offers an expansive 325 square meters of living space, providing ample room for a large family and comfortable daily hosting.
- Generous landholding: Situated on approximately 7.5 acres divided into four functional grass paddocks, the holding is ideal for keeping horses or livestock on site.
- Extensive equestrian facilities: Features include twelve stables, a sand arena, and a three-span barn, making it immediately ready for equine enthusiasts or business use.
- Comprehensive outbuildings: An array of extra structures including a detached garage, home office, and storage enhance the practicality of the rural lifestyle.
- Dedicated wellness space: A separate leisure building includes a sauna, steam room, and shower facilities, offering luxury health amenities right on your doorstep.
- Private gated entrance: A sweeping tree-lined tarmacadam avenue with electric gates creates a grand sense of arrival and ensures high levels of privacy from the road.
- Strong commuter links: Located just 3 kilometers from the M9 motorway at Junction 2, the address allows convenient driving access to Dublin and the surrounding region.
- Proximity to rail stations: Nearby commuter train services from Newbridge, Kildare, and Sallins provide direct public transport routes into central Dublin destinations.
- Close to amenities: The property sits within easy reach of towns like Kilcullen, Newbridge, and Naas, offering extensive shopping, dining, and daily conveniences.
- Multiple reception rooms: Four distinct reception areas, including a sunroom and a separate TV room, give household members plenty of space to relax independently.
- Ground floor bedrooms: Two well-proportioned bedrooms on the ground floor, both with ensuite bathrooms, offer excellent accessibility and multi-generational living options.
- Master suite features: The primary bedroom includes a dedicated walk-in wardrobe and a fully fitted ensuite, creating a comfortable private retreat for the owners.
- Classic kitchen centerpiece: The open-plan kitchen and dining area is anchored by a traditional two-oven Aga cooker, adding warmth and authentic country charm.
- Modern energy additions: An electric vehicle charger has already been installed on site, catering to modern sustainable transport needs for future occupants.
- Enhanced home security: The installation of security cameras, an alarm system, and electric entrance gates helps provide peace of mind regarding property safety.
- Upgraded heating infrastructure: The inclusion of a recently installed boiler supports the oil-fired central heating system to help maintain reliable indoor warmth.
- Outdoor canine provisions: Dedicated kennels and a secure dog run are already established on the grounds, which will appeal greatly to pet owners and breeders.
- Secondary vehicular access: A separate rear access lane with a verified right of way provides convenient movement for machinery, livestock, or service vehicles.
- Proximity to sporting hubs: Renowned regional racecourses including the Curragh, Punchestown, and Naas are all easily accessible for equestrian and racing enthusiasts.
- Versatile layout potential: The combination of residential quarters, a home office, and extensive outdoor infrastructure offers excellent potential for remote working and business setups.
But keep in mind:
- Moderate energy rating: The C3 BER rating indicates that the home may require insulation or heating upgrades to achieve optimal modern energy efficiency standards.
- Private wastewater system: The property relies on a septic tank, meaning buyers should arrange a professional inspection to verify its condition and regulatory compliance.
- Substantial maintenance overhead: Managing 7.5 acres, twelve stables, and extensive outbuildings will require significant ongoing time, effort, and financial investment in upkeep.
- Rural infrastructure reliance: Being situated in the countryside means potential dependence on local well or mains water services that should be checked for consistent pressure.
- Heating fuel costs: The reliance on oil-fired central heating and an oil-fueled Aga cooker can lead to high seasonal fuel expenses for the household.
- Potential for boundary disputes: The four separate grass paddocks and shared laneway access mean buyers must carefully verify exact boundary lines and legal rights of way.
- Outbuilding compliance checks: Buyers should ensure that the detached gym, office, and agricultural structures all hold the appropriate local planning permissions and certifications.
- Commuter traffic bottlenecks: Accessing major routes during peak morning and evening rush hours via local regional roads may introduce delays for daily commuters.
- Distance to secondary schools: Depending on the specific educational requirements, older children may face longer daily commutes to secondary schools in nearby larger towns.
- Local service connectivity: High-speed broadband availability should be thoroughly tested prior to purchase, given the rural setting and the inclusion of a home office.
- Drainage and soil evaluation: Given that all paddocks are laid out in grass, a agricultural survey should confirm that drainage is adequate during wet winter months.
- Security equipment age: While security cameras and alarms are present, a buyer should test their functionality to determine if hardware updates are necessary.
- Single-glazed elements check: Although listed with double-glazed windows, buyers should inspect all window seals and frames across the large 3,500 sq ft footprint.
- Roof and gutter maintenance: The large combined roof area of the house and numerous outbuildings requires careful inspection for potential slate, tile, or gutter wear.
- Stable wear and tear: The twelve stable boxes should be closely examined for structural integrity, timber decay, or roofing wear typical of equestrian facilities.
- Leisure building operating costs: Running a detached gym containing a sauna and steam room can add substantially to the monthly electricity and utility bills.
- Right of way verification: The rear access laneway right of way must be legally vetted to ensure there are no restrictions or disputes regarding its everyday usage.
- Surface water management: The large tarmacadam forecourt and yard areas should be inspected to ensure proper surface water runoff and prevent localized flooding.
- Appliance condition review: Since property inclusions are marked as TBC, buyers need to clarify exactly which white goods and kitchen appliances remain with the sale.
- Future expansion limits: Strict local rural planning guidelines might restrict any future structural extensions or commercial developments on the agricultural portion of the land.
Price positioning
?
- The asking price appears reasonably positioned when evaluating the extensive scale of the primary residence, the substantial acreage provided, and the specialized equestrian infrastructure included on the holding.
- Strong value signals emerge from the inclusion of twelve stables, a sand arena, a separate gym with sauna facilities, and a dedicated home office, which add substantial utility beyond standard residential offerings.
- Potential factors supporting this price point include the high demand for rural properties with equestrian facilities near commuter corridors, while higher energy upgrade costs given the C3 rating could create slight downward pressure.
- Overall, the pricing reflects a balanced alignment with the market for well-equipped country properties featuring extensive acreage and supplementary buildings in this specific geographic location.
Build Analysis
What we know from similar construction types
- The property is a substantial part single-storey, part two-storey detached country residence extending to approximately 325 sq.m., featuring a C3 BER rating, oil-fired central heating, a new boiler, double-glazed windows, and an EV charger.
- A buyer should verify the compliance, planning permissions, and building regulations regarding the extensive outbuildings, including the 12 stables, detached garage with home office, separate leisure/gym building with a sauna and steam room, and the 3-span barn.
- As the property relies on a septic tank for drainage and mains water, a purchaser should inspect the condition, capacity, and registration compliance of the private effluent treatment system.
- Given the rural setting and extensive landholding of approximately 7.5 acres divided into four paddocks with a back laneway right of way, a surveyor should verify boundaries, access rights, and agricultural or equestrian use restrictions.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €3,500 to €5,000.
- Explanation: The property has a large floor area of approximately 325 sq.m., a C3 BER rating, and relies on oil-fired central heating alongside an oil-fired Aga cooker, leading to higher fuel consumption during colder months.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The setting appears generally elevated and well-drained, typical of agricultural and equestrian land in the area, with a low apparent likelihood of significant flooding.
- Buyers should consult detailed national flood hazard mapping and local drainage records to fully verify surface water management across the wider acreage.
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 Kilcullen area
14 NEWBURY, CASTLEMARTIN, KILCULLEN
- Sale date
- Declared sale price
- €400,000.00
SUNNYHILL, KILCULLEN, KILDARE
- Sale date
- Declared sale price
- €715,000.00
MILEMILL, KILCULLEN, CO KILDARE
- Sale date
- Declared sale price
- €460,000.00
63 NEWBERRY, CASTLEMARTIN LODGE, KILCULLEN
- Sale date
- Declared sale price
- €450,000.00
42 MOANBANE PARK, KILCULLEN, KILDARE
- Sale date
- Declared sale price
- €381,000.00
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 €97,500 based on 10% of the property value for residential properties over €1,000,000, or €71,875 if calculated under standard tiered rates (1% on first €1m).
- Solicitor legal fees: Around €3,000 to €6,000 plus VAT and outlays, depending on the firm chosen.
- Land registration fees: Roughly €600 to €800 for property registration and mapping documents.
- Property valuation fees: Approximately €150 to €300 for a standard mortgage or independent valuation.
- Surveyor fees: Between €1,500 and €2,500 given the large 325 sq.m. floor area, acreage, and extensive outbuildings.
- Annual home insurance: Estimated between €1,200 and €2,500 per year due to the substantial size of the residence and outbuildings.
Forum Talk
What people are saying about this area
- Locals in the Kilcullen and wider Kildare area frequently discuss local infrastructure upgrades, community events, and rural planning matters on regional forums.
- Residents often highlight the strong community spirit and the convenience of commuter links to Dublin via the nearby M9 motorway and regional train stations.
- Discussions regarding country properties often focus on the balance between rural privacy and proximity to major towns like Naas, Newbridge, and Kildare.
- Equestrian and hobby-farming amenities in the region are frequently referenced as major lifestyle attractions for those moving to the countryside.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property offers generous indoor and outdoor space with 5 bedrooms, 4 reception rooms, and expansive grounds for children to play safely behind electric gates.
- Teenagers8/10
Five well-proportioned bedrooms and multiple reception areas provide ample independent living space and privacy for older children.
- Multi-generational Living9/10
With ground-floor bedrooms featuring en-suites, versatile layout options, and extensive land, this home is exceptionally well-suited for extended family arrangements.
- Single Buyers3/10
A substantial 3,500 sq.ft. country residence with 7.5 acres and equestrian facilities represents a massive upkeep commitment for a single occupant.
- Couples7/10
Provides a luxurious country lifestyle with plenty of room for hobbies and entertaining, though the sheer scale of maintenance should be considered.
- Empty Nesters6/10
Offers single-storey elements and ground-floor bedroom options for ageing in place, but the vast acreage and outbuildings require ongoing management.
- Retirees6/10
Ground floor bedroom suites facilitate easier mobility, but the large rural grounds and property maintenance demand significant effort or outsourced help.
Work
3 areas- Remote Working9/10
Includes a separate detached garage with a dedicated home office and file store, creating an ideal work-from-home environment away from the main residence.
- Hybrid Commuting8/10
Conveniently located within 3 km of the M9 motorway and within reach of commuter rail services from Newbridge and Kildare for access to Dublin.
- Retired7/10
Provides comfortable ground-floor bedroom accommodation, though the upkeep of land and buildings is a factor to weigh for retirees.
Practical
8 areas- Ageing in Place7/10
Features ground-floor bedrooms with en-suite facilities, though the expansive overall property size and rural isolation require consideration for long-term accessibility.
- Low Maintenance3/10
Managing 7.5 acres of pasture, 12 stables, extensive outbuildings, and a 3,500 sq.ft. house demands significant ongoing maintenance and time.
- Secure Gated Entry10/10
Accessed via a recessed entrance with electric gates, a sweeping tree-lined tarmacadam avenue, security cameras, and an alarm system.
- Minimalist Design3/10
The property features traditional country styling, extensive outbuildings, and traditional features like an Aga cooker rather than minimalist architecture.
- Flexible Floor Plans8/10
A versatile layout incorporating multiple reception rooms, ground-floor bedrooms, and a separate gym/leisure building offering multi-use potential.
- Heritage Home4/10
A modern, substantial country residence built to contemporary specifications rather than a period heritage property.
- Ecological Setup7/10
Benefits from an EV car charger and oil-fired central heating with a recently installed boiler, though buyers should verify septic tank and energy efficiency details.
- Outdoor areas10/10
Extensive outdoor assets include 7.5 acres in four grass paddocks, a sand arena, 12 stables, kennels, a dog run, and a large sunroom overlooking the grounds.
Interests
9 areas- Golf8/10
The surrounding Kildare region boasts a superb variety of renowned golf courses within easy driving distance.
- Gardening9/10
Extensive grounds of 7.5 acres offer boundless opportunities for landscaping, kitchen gardens, and outdoor horticultural projects.
- Walking8/10
Private grounds and quiet country roads surrounding the area provide pleasant routes for leisurely walks.
- Gym10/10
Features an exceptional separate leisure and gym building extending to roughly 840 sq.ft. equipped with a sauna, steam room, and shower facilities.
- Cycling7/10
The rural location offers scenic local roads for cycling enthusiasts, though traffic on arterial routes should be navigated with care.
- Fishing8/10
Proximity to regional rivers and aquatic amenities provides excellent local opportunities for fishing enthusiasts.
- Horse Riding10/10
Unmatched equestrian setup featuring 12 stables, a 3-span barn, a sand arena, and 7.5 acres divided into four grass paddocks with water supply.
- Water Sports4/10
Inland location limits immediate access to water sports, though canoeing and regional activities are available nearby.
- Entertaining10/10
Expansive open-plan living/dining/kitchen areas, a dedicated sunroom, and vast outdoor space make this an ideal home for hosting guests.
Lifestyle
5 areas- Quiet Living10/10
Occupies a peaceful, private rural setting set back behind a tree-lined avenue and electric gates with minimal surrounding disturbance.
- Rural Living10/10
Set on approximately 7.5 acres of permanent pasture with comprehensive equestrian facilities and outbuildings in a classic countryside environment.
- Village Living8/10
Located just 4 km from Kilcullen, offering convenient access to local village amenities while retaining complete rural seclusion.
- Coastal Living1/10
The property is entirely inland in County Kildare with no proximity to the coast.
- Urban Living3/10
Situated in a rural countryside context, far removed from city or dense urban environments.
Social
6 areas- Community Involvement7/10
Proximity to Kilcullen and nearby towns offers active local community groups, clubs, and social organisations to join.
- Café Culture7/10
Nearby towns like Kilcullen, Newbridge, and Naas provide a good selection of local cafes and dining spots.
- Nightlife5/10
Rural setting offers limited immediate nightlife, requiring travel to larger nearby towns for pubs, clubs, and evening entertainment.
- Health/Wellness groups8/10
The on-site gym, sauna, and steam room provide private wellness facilities, complemented by various local fitness groups in the surrounding area.
- Networking Opportunities5/10
Primarily a residential and agricultural rural area, meaning business networking requires traveling into nearby commercial hubs.
- Tech-Hub Connectivity6/10
Good road links to Dublin and a dedicated home office support tech-based remote work, though broadband speeds should be verified by the buyer.
Listing information
- Agent
- Jordan Town and Country Estate Agents
- Phone
- 045 433 550
- Published on HouseDelve
- 16 September 2026
- Correction
- Report an issue
HD-A9AC25HouseDelve · 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.