
Brownstown, Kilcloon, Co. MeathA85HY28
€695,000
4 Bed~3 Bath~245 m²~BER D2
What you'll like:
- Generous 0.7 Acre Site: The substantial plot provides wonderful outdoor space, mature gardens, and privacy in a desirable countryside location.
- Spacious Detached Bungalow: Offering 245 square meters of floor area, this home provides versatile single-level living tailored for modern family requirements.
- Open-Plan Living Area: The expansive kitchen, dining, and family space serves as a brilliant social hub featuring an attractive solid-fuel stove.
- Dual Living Rooms: A separate formal reception room gives families flexibility to entertain guests or create a quiet relaxation zone away from daily chaos.
- Converted Attic Space: The upper level features two large additional rooms, offering fantastic potential for a home office, playroom, or extra storage.
- Modern Family Bathroom: The updated bathroom showcases stylish large-format wall tiling, contemporary fixtures, and a convenient heated towel rail for daily comfort.
- Detached Outbuilding Shed: A separate secure storage structure enhances the practical utility of the property for gardening equipment, hobbies, or workshop needs.
- Private Gated Entrance: The property is set back safely from the road behind a secure entrance leading to a large parking driveway.
- Extensive Off-Street Parking: The substantial driveway easily accommodates multiple vehicles, ensuring effortless hosting for visiting family and friends.
- Charming Interior Features: Character highlights such as exposed timber beams and feature brick fireplaces add genuine warmth and traditional country charm.
- Abundant Natural Light: Large windows throughout the main living spaces and dual-aspect rooms ensure a bright, airy, and welcoming interior ambiance.
- Solid-Fuel Heating Integration: The living zone includes a feature fireplace with an integrated solid-fuel stove, offering cozy auxiliary heating during winter months.
- Extensive Timber Flooring: Durable timber floors fitted across much of the ground level provide an attractive, cohesive, and easy-to-clean interior finish.
- Fitted Kitchen Storage: The well-equipped kitchen boasts an extensive range of timber wall and floor units alongside generous workspace for culinary preparation.
- Desirable Rural Setting: Situated in Kilcloon, residents enjoy tranquil countryside living combined with a strong community atmosphere and scenic surrounding views.
- Proximity to Maynooth: Nearby Maynooth provides extensive shopping centers, schools, vibrant cafes, restaurants, and excellent everyday commercial conveniences.
- Commuter Accessibility: Convenient proximity to both the M4 and M3 motorways facilitates straightforward driving commutes toward Dublin and key regional hubs.
- Alternative Public Transport: Proximity to nearby towns allows commuters to easily access rail and bus networks for stress-free daily transit to the capital.
- Flexible Bedroom Accommodation: Four well-proportioned bedrooms include fitted wardrobes and provide versatile layouts suitable for growing families or visiting guests.
- Established Garden Boundaries: Mature trees, hedging, and established lawns frame the property completely, creating a private and tranquil natural sanctuary.
But keep in mind:
- Subpar Energy Rating: The D2 BER rating indicates poor thermal efficiency, meaning buyers should budget for significant insulation upgrades to reduce heating costs.
- Attic Conversion Compliance: Buyers must verify that the converted attic space possesses full planning permission and structural building regulation compliance for habitable use.
- Wastewater Treatment Verification: Due to the rural location, prospective purchasers should commission a professional inspection of the septic tank or private sewerage system.
- Private Water Supply Check: Buyers should verify whether the property relies on a private well and test the water quality and pump reliability thoroughly.
- Retrofitting Financial Burden: Upgrading the D2 energy rating to a modern standard will require substantial capital expenditure on external insulation, windows, and heating systems.
- Rural Maintenance Demands: Managing a 0.7-acre site with mature trees, extensive lawns, and outbuildings requires ongoing weekend maintenance and groundskeeping effort.
- Single-Glazing Risk: Buyers should check the window specifications throughout the home to ensure double or triple glazing is fitted to prevent heat loss.
- Potential Drainage Issues: The extensive flat garden areas should be inspected for proper surface water drainage during wet weather to prevent pooling.
- Outbuilding Condition Audit: The detached shed should be surveyed for dampness, roof integrity, and electrical safety before storing valuable items inside.
- Chimney Flue Inspection: The solid-fuel stove and open fireplaces require a professional chimney sweep and structural flue check prior to active winter use.
- Reliance on Private Transport: The rural countryside setting lacks walk-in urban amenities, making a reliable car essential for every daily errand and school run.
- Potential Boundary Clarification: Buyers should inspect the Ordnance Survey maps carefully with their legal representative to confirm exact 0.7-acre plot boundaries.
- Traffic Congestion Points: Commuter routes connecting toward the M4 and M3 networks can experience heavy peak-hour congestion requiring careful morning travel planning.
- Local Road Safety: Rural approach roads may feature narrow stretches and higher speed limits, requiring caution when entering and exiting the gated driveway.
- Plumbing System Age: The water heating and bathroom plumbing infrastructure should be inspected by a qualified plumber to ensure reliable long-term performance.
- Electrical System Currency: Prospective buyers should commission a thorough electrical safety report to confirm the fuse board and wiring meet current standards.
- Roof Timber Assessment: The accessible roof spaces and exposed timber beams should be checked by a surveyor for any signs of historical damp or woodworm.
- Surface Water Runoff: The large paved driveway should be evaluated to ensure rainwater runoff is managed correctly without pooling near structural foundations.
- Broadband Speed Verification: Buyers working from home should independently verify the available broadband speeds and fiber availability at this rural address.
- Future Expansion Restrictions: Planning policies in rural Meath can sometimes restrict major structural extensions, so buyers should consult local guidelines before planning changes.
Price positioning
?
- The asking price appears moderately positioned below comparable rural transactions, reflecting a requirement for energy efficiency upgrades given the lower energy rating alongside the generous floor area and substantial site footprint provided.
- Signals of potential value are supported by the considerable square meterage, extensive acreage, and additional outbuildings, which usually command higher figures in this semi-rural commuter belt location compared to standard urban equivalents.
- Factors that could support the current price include strong regional demand for detached family homes with ample workspace, while the primary risk undermining value stems from the capital expenditure needed for modernizing internal fittings.
- Overall price positioning aligns sensibly with broader regional market transactions, balancing the extensive accommodation and large mature gardens against necessary modernization costs and the energy performance rating of the dwelling.
Build Analysis
What we know from similar construction types
- The property is a detached bungalow featuring a converted attic space accessed via a staircase, which should be verified for compliance with building regulations regarding structural alterations, fire safety, and habitable room standards.
- Given the D2 BER rating, older construction methods, and extensive timber flooring, a buyer should investigate insulation levels in the walls, roof, and floors, as well as the efficiency of the heating systems.
- The presence of a detached outbuilding/shed should be checked against local planning permissions and building compliance records.
- As an individual rural site with a septic tank or private wastewater system, a thorough inspection of the treatment system's condition and compliance with environmental standards is recommended.
Retrofit Cost*
Possible renovating / insulating expenditure
- Estimated deep retrofit cost: €50,000 to €80,000.
- Reasoning: The property has a poor BER rating of D2 and a substantial floor area of approximately 245 m². Bringing the home to a modern B-rating will likely require comprehensive external wall insulation, attic insulation upgrades, window and door replacements, installation of an air source heat pump or upgraded heating controls, and solar PV panels.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately €2,800 to €3,500 per year.
- Explanation: Given the floor area of 245 square metres and a D2 BER rating, the property has a higher energy demand compared to modern homes, meaning heating costs will be relatively substantial.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a tranquil rural countryside setting in County Meath, well-removed from major heavy industrial zones, large-scale waste facilities, or active industrial pollution sources.
- Any historical agricultural or domestic waste practices in the wider rural area should be independently verified by prospective buyers through local environmental searches.
Flood Safe
8/10Water overflow reports to follow up
- The dwelling occupies an elevated countryside site at Brownstown, Kilcloon, which generally indicates a lower susceptibility to river or surface water flooding.
- Buyers should consult local OPW flood mapping and undertake standard environmental due diligence to verify localized surface water drainage characteristics during periods of heavy rainfall.
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 Kilcloon area
1 KILCLOON LAWNS, KILCLOON, MEATH
- Sale date
- Declared sale price
- €1,185,000.00
COLLISTOWN, KILCLOON, MEATH
- Sale date
- Declared sale price
- €750,000.00
KILCLOON COTTAGE, KILCLOON, MEATH
- Sale date
- Declared sale price
- €337,500.00
PAGESTOWN, KILCLOON, MEATH
- Sale date
- Declared sale price
- €1,300,131.00
KNOCK JUDE, COLISTOWN, KILCLOON
- Sale date
- Declared sale price
- €420,000.00
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 €69,500 based on the 10 percent rate for residential property over one million euro or standard residential tiers, estimated at roughly €6,950 to €69,500 depending on total value brackets.
- Solicitor legal fees: approximately €1,500 to €3,000 plus VAT and outlay.
- Land registration fees: approximately €600 to €800 for property registration and mapping.
- Property valuation fees: approximately €150 to €300 for mortgage valuation purposes.
- Surveyor fees: approximately €500 to €1,200 depending on the level of detailed building survey required for a detached bungalow of 245 square metres.
- Annual home insurance: approximately €600 to €1,200 per year depending on coverage and building size.
Forum Talk
What people are saying about this area
- Residents in the Kilcloon and surrounding Meath areas frequently highlight the peaceful, community-focused rural lifestyle combined with convenient proximity to Maynooth and Dunboyne.
- Local community discussions often center on traffic management and road safety improvements along rural connecting routes towards the M4 and M3 motorways.
- Property buyers in this region frequently note the strong demand for detached bungalow homes on substantial sites due to limited turnover in the immediate countryside.
- Discussions regarding local infrastructure often emphasize the reliance on nearby towns like Maynooth and Kilcock for secondary schooling, major retail shopping, and commuter rail services.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property offers a secure gated entrance, extensive 0.7-acre mature gardens, and generous four-bedroom single-level accommodation, making it exceptionally child-friendly.
- Teenagers8/10
With four well-proportioned bedrooms, a converted attic providing extra multi-use rooms, and plenty of independent living space, teenagers will have ample room.
- Multi-generational Living7/10
The detached single-story layout with generous living spaces and a converted attic provides good flexibility, though buyers should verify if structural changes are needed for independent multi-generational use.
- Single Buyers4/10
A large detached bungalow with 0.7 acres of grounds requires substantial ongoing garden and property maintenance, which may be demanding for a single occupant.
- Couples7/10
Provides spacious country living with open-plan entertaining areas and great connectivity for commuting couples, though the sheer size may exceed immediate needs.
- Empty Nesters7/10
Single-level bungalow living supports ageing in place nicely, though the large 0.7-acre garden requires ongoing upkeep or gardening effort.
- Retirees7/10
The absence of stairs on the main floor and a gated entrance suit retirement well, though the rural location means relying on driving for daily errands.
Work
3 areas- Remote Working8/10
Four bedrooms and a converted attic offering multiple rooms provide exceptional flexibility for dedicated home office setups.
- Hybrid Commuting7/10
Offers convenient access to both the M4 and M3 motorway networks, alongside rail and bus links from nearby Maynooth and Dunboyne.
- Retired7/10
Single-level accommodation is well-suited for retirees, though access to healthcare and services requires a short drive.
Practical
8 areas- Ageing in Place8/10
The primary single-story bungalow design facilitates accessible living without stairs, though some adaptation may be required for complete long-term suitability.
- Low Maintenance4/10
The 0.7-acre mature grounds, detached outbuilding, and older structure BER D2 rating indicate that ongoing maintenance will be required.
- Secure Gated Entry8/10
Benefiting from a private gated entrance and a large driveway providing secure off-street parking.
- Minimalist Design3/10
The home features traditional elements such as exposed timber beams, brick fireplaces, and extensive timber finishes rather than minimalist aesthetics.
- Flexible Floor Plans8/10
Four bedrooms, separate reception spaces, and a converted attic with two extra rooms offer exceptional layout flexibility.
- Heritage Home3/10
A traditional detached bungalow style rather than a protected period heritage property.
- Ecological Setup4/10
Features a solid-fuel stove, but the current BER rating of D2 suggests energy efficiency could be upgraded with modern eco-friendly retrofits.
- Outdoor areas9/10
Includes an impressive 0.7-acre site with mature lawns, trees, hedging, and a detached outbuilding/shed.
Interests
9 areas- Gardening9/10
An extensive 0.7-acre site featuring mature lawns, established trees, hedging, and planting offers fantastic potential for keen gardeners.
- Walking6/10
The surrounding countryside roads offer pleasant local walks, though pedestrian footpaths are limited in rural areas.
- Gym3/10
There is no gym on-site, and fitness facilities will require travel to nearby towns such as Maynooth.
- Cycling6/10
Quiet local country roads can accommodate cycling enthusiasts, though motorists should be mindful of rural traffic speeds.
- Golf6/10
Proximity to surrounding Meath and Kildare areas puts several regional golf clubs within a reasonable driving distance.
- Fishing5/10
While local rivers and waterways exist in the wider Meath and Kildare region, specific angling spots require a short drive.
- Horse Riding8/10
The rural Kilcloon setting is situated within a well-known equestrian heartland with local stables and riding opportunities.
- Water Sports2/10
Inland location with no direct access to water sports facilities locally.
- Entertaining8/10
Features an impressive open-plan kitchen, dining, and family area with a built-in bar/breakfast counter, plus extensive outdoor space for hosting.
Lifestyle
5 areas- Quiet Living9/10
Located in a peaceful countryside setting in Brownstown, Kilcloon, offering tranquil surroundings well away from urban congestion.
- Rural Living9/10
Set on an approximate 0.7-acre site surrounded by mature lawns, trees, and farmland elements in Co. Meath.
- Village Living7/10
Convenient to Kilcloon village amenities including its local primary school, church, and community facilities.
- Coastal Living1/10
The property is located inland in County Meath with no proximity to the coast.
- Urban Living3/10
Positioned in a rural countryside context, requiring a drive to nearby towns like Maynooth or Dunboyne for urban amenities.
Social
6 areas- Community Involvement7/10
Kilcloon is noted for its strong local community spirit, centered around its local primary school, church, and community facilities.
- Café Culture4/10
Café options are limited immediately on the doorstep and require traveling to nearby Maynooth or Dunboyne.
- Nightlife2/10
A quiet rural setting with virtually no nightlife on-site, requiring trips to larger nearby towns for entertainment.
- Health/Wellness groups5/10
Local wellness and fitness groups can be accessed via nearby community hubs in Maynooth and surrounding towns.
- Networking Opportunities3/10
Primarily a residential and rural location with limited local professional networking venues.
- Tech-Hub Connectivity5/10
Commuting distance to Dublin tech centers is achievable, but buyers should verify local broadband speeds for remote tech work.
Listing information
- Agent
- Liam Reilly Auctioneers
- Phone
- 01 628 7548
- Published on HouseDelve
- 18 September 2026
- Correction
- Report an issue
HD-E80485HouseDelve · 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.