Blackhall, Cluain Aoibhinn, Carrighill Upper, Calverstown, Kildare
€735,000
5 Bed~4 Bath~242 m²~BER A
What you'll like:
- Exceptional Energy Rating: This property boasts an A-rated energy efficiency certification, which significantly reduces utility bills and ensures superior thermal comfort throughout the changing seasons for your household.
- Generous Floor Area: Spanning approximately 242 square meters, the residence offers an expansive layout with large rooms that easily accommodate the needs of a growing family.
- Exclusive Development Setting: Situated within the highly sought-after Cluain Aoibhinn enclave, the home provides a peaceful community atmosphere while maintaining a strong sense of neighborhood exclusivity.
- Bespoke Kitchen Installation: The interior features a custom-designed kitchen by Castleteel Kitchens, offering premium cabinetry, integrated storage solutions, and an aesthetically pleasing hub for daily culinary activities.
- Five Spacious Bedrooms: With five well-proportioned bedrooms available, homeowners gain incredible flexibility for guest rooms, home offices, or comfortable accommodations for larger family units.
- Contemporary Bathroom Finishes: The house includes stylishly appointed bathrooms and en-suite facilities finished with modern fixtures, reducing the immediate need for costly cosmetic upgrades after purchase.
- Structural Guarantee Coverage: Benefit from peace of mind provided by a 10-year structural guarantee, protecting your major capital investment against unforeseen construction defects over the long term.
- Open Plan Living: The generous open-plan kitchen, dining, and family zones create a bright, cohesive environment that is perfectly suited for modern entertaining and relaxed family time.
- Dedicated Utility Room: A separate utility room provides practical laundry management and extra storage space, keeping noisy appliances and household clutter tucked away from the main living areas.
- Ample Off-Street Parking: The property features generous private parking on-site, ensuring convenient vehicle accommodation for residents and visiting guests without relying on public street spaces.
- Private Garden Space: An enclosed private garden offers a secure outdoor sanctuary for children to play safely, pets to roam, or adults to enjoy al fresco dining during warmer months.
- High-Quality Fitted Wardrobes: Built-in wardrobes are included across the bedrooms, maximizing usable floor space and offering ready-to-use storage solutions right from your first day moving in.
- Thoughtful Natural Light: Architectural placement of windows and doors maximizes internal natural light penetration, creating a bright, welcoming ambiance across all the primary reception and living spaces.
- Convenient Commuter Access: Located near the M7 motorway, the address ensures straightforward driving commutes to Dublin and neighboring regional hubs like Naas, Newbridge, and Kilcullen.
- Peaceful Countryside Setting: Nestled in Calverstown, the location delivers a tranquil rural lifestyle away from intense urban congestion while remaining close to essential everyday local amenities.
- Modern Construction Standards: Built to contemporary building regulations, the home incorporates modern insulation, ventilation, and airtightness standards that outperform older second-hand housing stock.
- Substantial Family Footprint: At over 2,600 square feet, the detached dormer layout delivers exceptional room proportions that are increasingly difficult to find in standard suburban developments.
- Strong Resale Potential: Exclusive new-build developments in Kildare with high energy ratings historically attract strong buyer demand, protecting your property investment value over the medium to long term.
- Low Maintenance Living: Enjoy the benefits of brand-new materials and systems which minimize immediate repair costs and maintenance headaches typically associated with older historical properties.
- Versatile Dormer Design: The dormer configuration offers flexible ground-floor and upper-level living options, catering comfortably to multi-generational living or changing accessibility needs over time.
But keep in mind:
- Asking Price Threshold: Starting at €735,000, buyers should independently verify recent local comparable sales to ensure this entry-level price point accurately reflects current Kildare market valuations.
- Development Completion Status: As part of an ongoing development, buyers must confirm whether all communal roads, lighting, and landscaping will be fully finished by the developer prior to closing.
- Management Company Fees: Investigate whether a residents association or management company applies to the estate, and review the annual service charge fees required for common area upkeep.
- Snagging List Requirements: A professional snagging inspection should be budgeted for upon completion to identify and rectify any cosmetic or minor construction defects before moving in.
- Broadband Infrastructure Quality: Confirm the specific high-speed fiber broadband availability at this exact rural location to ensure it meets remote working or heavy data usage requirements.
- Public Transport Limitations: Rural village locations often have limited public transport schedules, meaning households may entirely depend on private vehicles for daily commuting and errands.
- Local School Capacity: Verify local primary and secondary school enrollment capacities and waitlists, as popular Kildare educational facilities can experience high demand from expanding family areas.
- Future Construction Disruption: If construction on neighboring phases of the development is ongoing, buyers should prepare for potential noise, dust, and heavy contractor traffic during daytime hours.
- Property Tax Assessment: Calculate the precise Local Property Tax band applicable to a valuation in the mid-seven-figure range to budget accurately for ongoing annual government levies.
- Garden Soil and Landscaping: Newly landscaped gardens in new-build estates often require significant soil improvement and ongoing investment to achieve a mature, well-draining lawn.
- Storage Limitations in Roof: While wardrobes are included, buyers should check if the attic space is floored or ready for conversion if additional long-term storage capacity is required.
- Proximity to Local Amenities: Calverstown is a small village, so daily grocery shopping, healthcare services, and secondary dining options will likely require driving to larger neighboring towns.
- Boundary Line Verification: Carefully review the title maps with your legal representative to ensure all garden boundaries, parking allocations, and right-of-way paths are correctly defined.
- BER Compliance Certification: Ensure that the final provisional A-rating is officially re-certified and issued as a permanent BER certificate upon the completion of all building works.
- Home Insurance Premiums: While A-rated homes often secure favorable rates, check if the rural location or specific structural materials impact your annual buildings and contents insurance quotes.
- Defects Liability Period: Clarify the exact terms, response times, and coverage limits provided by the developer during the initial post-handover defects liability period.
- Kitchen Appliance Inclusions: Confirm in writing exactly which white goods and kitchen appliances are included in the sale price versus those that need to be purchased separately.
- Management Company Covenants: Review estate rules regarding external modifications, parking restrictions, and pet ownership to ensure they align with your intended lifestyle choices.
- Potential Traffic Bottlenecks: Assess peak-time traffic conditions along the local approach roads leading toward the M7 motorway junctions during your typical morning commute windows.
- Future Extension Limitations: Check local planning regulations regarding restrictions on outbuildings or extensions to ensure future home improvement plans comply with local authority guidelines.
Price positioning
?
- The asking price appears somewhat elevated relative to surrounding regional benchmarks, reflecting a premium for brand-new construction quality, generous floor area dimensions, and high-specification internal finishes expected in contemporary developments.
- Valuation signals indicate that buyers are paying heavily for superior energy efficiency, advanced heating systems, structural guarantees, and large open-plan spaces designed specifically to appeal to modern family lifestyles in rural commuter belts.
- Potential factors supporting this valuation include robust buyer demand for turnkey properties and limited new housing supply in the immediate area, while factors undermining it could involve remote village locations requiring extensive commuting.
- Overall, while the pricing sits at the higher end of local market expectations, it remains defensible given the substantial square footage and top-tier energy rating offered by this exclusive new build residential offering.
Build Analysis
What we know from similar construction types
- The property is a newly constructed, A-rated detached dormer residence extending to approximately 242 sq.m.
- As a new build, it benefits from high energy efficiency, a 10-year structural guarantee, modern open-plan layouts, and contemporary finishes such as a bespoke Castleteel kitchen.
- A buyer should verify that all necessary planning permissions, local authority compliance certificates, and connection agreements for utilities are fully in place.
- It is recommended to check the status of completion of the wider development infrastructure, including roads, lighting, and common areas.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €800 to €1,200.
- Explanation: Given the property has an A-rated energy efficiency and a floor area of approximately 242 square meters, thermal insulation and modern heating systems will maintain high efficiency, keeping overall energy consumption relatively low compared to older properties.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
9/10Water overflow reports to follow up
- The location is set within an elevated inland county area generally considered to have a low overall risk of widespread coastal or river flooding.
- Buyers should review local drainage records and consult a structural engineer to confirm that surface water management on the specific site meets standard safety requirements.
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 €73,500, calculated at 10 percent for non-residential or standard commercial, or standard residential rates (typically 1 percent up to €1 million for residential properties, buyers should verify the exact residential vs commercial classification with their solicitor).
- Solicitor legal fees: Approximately €1,500 to €3,000 excluding VAT and outlay expenses.
- Land registration fees: Approximately €175 to €700 depending on the property value and registration type.
- Property valuation fees: Approximately €150 to €300 for mortgage valuation purposes.
- Surveyor fees: Approximately €500 to €1,200 depending on the level of detail required for a pre-purchase structural survey.
- Annual home insurance: Approximately €400 to €800 depending on the level of buildings and contents cover chosen.
Forum Talk
What people are saying about this area
- Residents in Calverstown frequently highlight the peaceful, family-friendly village atmosphere combined with convenient access to nearby towns like Kilcullen and Naas.
- Local community discussions often mention the strong appeal of new energy-efficient developments in the area for commuters working in Dublin and surrounding hubs.
- Feedback on infrastructure highlights the reliance on local regional roads connecting to the M7 motorway for daily commuting.
- Buyers and residents in community forums often praise the balance of rural countryside living with modern housing amenities.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
With 5 spacious bedrooms, a large 242 sq.m. floor area, and a private garden in a safe development, this home is exceptionally well-suited for young children.
- Teenagers9/10
Five bedrooms and multiple living areas provide plenty of independent space and privacy for teenagers growing up.
- Multi-generational Living8/10
The generous detached dormer layout and multiple bedrooms offer strong potential for multi-generational living arrangements.
- Single Buyers3/10
At 242 sq.m. and priced from €735,000, this large 5-bedroom home significantly exceeds the space and budget typically required by single buyers.
- Couples6/10
While spacious for a couple, the 5-bedroom footprint is larger than necessary unless they specifically plan for a growing family or frequent guests.
- Empty Nesters6/10
Provides ample room for visiting family, though maintaining a 242 sq.m. detached home may become more than empty nesters require over time.
- Retirees6/10
Offers single-level potential with a dormer design and high energy efficiency, though the large garden and extensive square footage mean ongoing upkeep.
Work
3 areas- Remote Working9/10
With 5 bedrooms and spacious open-plan areas, there is ample room to set up one or more dedicated home offices for remote work.
- Hybrid Commuting7/10
Good access to the M7 motorway makes commuting to Dublin manageable for hybrid workers, though travel times will vary.
- Retired7/10
A peaceful village environment with a high BER energy rating makes daily living comfortable for retirees, provided stairs in the dormer layout are manageable.
Practical
8 areas- Ageing in Place6/10
While the home is a modern, A-rated build, it is a dormer style which may involve upstairs bedrooms, so buyers should verify ground-floor bedroom suitability for long-term ageing in place.
- Low Maintenance9/10
As a brand-new A-rated energy-efficient home covered by a 10-Year Structural Guarantee, ongoing maintenance requirements should be minimal.
- Secure Gated Entry4/10
The listing indicates a private garden and ample parking within an exclusive development, but buyers should verify if gated entry is included.
- Minimalist Design7/10
Contemporary design finishes and open-plan layouts align well with clean, modern minimalist aesthetics.
- Flexible Floor Plans8/10
The 242 sq.m. layout features generous open-plan kitchen, dining, and family areas alongside multiple bedrooms offering high flexibility.
- Heritage Home1/10
This is a newly constructed modern dormer residence rather than a period or heritage property.
- Ecological Setup9/10
Boasts a top-tier BER A rating, ensuring high energy efficiency, lower running costs, and a smaller carbon footprint.
- Outdoor areas8/10
Features a private garden and ample parking space within a pleasant residential development setting.
Interests
9 areas- Gardening8/10
The property includes a private garden space, offering a great canvas for enthusiastic gardeners to design their ideal outdoor sanctuary.
- Walking7/10
The scenic countryside surroundings of Calverstown and local village lanes provide pleasant walking opportunities.
- Gym4/10
Dedicated fitness facilities will likely require travel to nearby towns like Kilcullen, Naas, or Newbridge.
- Cycling7/10
Quiet local country roads around Calverstown offer good routes for recreational cycling, though main connectors require care.
- Golf6/10
County Kildare is renowned for golf, with several notable courses accessible within a reasonable drive from the area.
- Fishing5/10
Proximity to local rivers and angling spots in Kildare offers moderate opportunities for fishing enthusiasts.
- Horse Riding8/10
County Kildare is the heart of Ireland's bloodstock industry, offering excellent local equestrian centres and riding amenities.
- Water Sports2/10
Inland County Kildare lacks immediate access to major water sports facilities, which are mostly found on the coast or larger lakes.
- Entertaining9/10
Generous open-plan kitchen, dining, and family living spaces combined with a bespoke Castleteel kitchen make this home ideal for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Situated in the exclusive Cluain Aoibhinn development in Calverstown, offering a peaceful countryside setting away from major urban noise.
- Rural Living7/10
Located in a welcoming village setting in County Kildare, providing a semi-rural atmosphere with surrounding countryside.
- Village Living9/10
Positioned within the village of Calverstown, giving residents a close-knit community feel while remaining close to local amenities.
- Coastal Living1/10
Calverstown is an inland location in County Kildare with no proximity to the coast.
- Urban Living3/10
The setting is distinctly village and rural rather than urban, though larger towns like Naas and Newbridge are within driving distance.
Social
6 areas- Community Involvement8/10
Calverstown offers a welcoming community feel where residents can easily engage in local village activities and groups.
- Café Culture5/10
While the village has local conveniences, a vibrant café culture is more readily found in nearby towns such as Naas or Kilcullen.
- Nightlife3/10
Calverstown is a quiet residential village with very limited local nightlife, requiring trips to larger nearby towns for evening entertainment.
- Health/Wellness groups6/10
Local community spaces may host basic wellness classes like pilates & stretching, but a wider variety of specialized groups will require travel to nearby hubs.
- Networking Opportunities4/10
Professional networking is limited locally due to the rural/village setting, though connectivity to Dublin helps bridge the gap.
- Tech-Hub Connectivity5/10
Buyers should verify local broadband speeds to ensure robust connectivity for tech-focused roles or remote tech hubs.
Listing information
- Agent
- Conway Auctioneers
- Phone
- 045 522 622
- Published on HouseDelve
- 27 September 2026
- Correction
- Report an issue
HD-6C23C5HouseDelve · 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.