Dromcunnig, Abbeydorney, KerryV92V2F8
€400,000
4 Bed~2 Bath~BER C
What you'll like:
- Spacious Detached Layout: The property offers a generous four-bedroom detached configuration, providing excellent privacy and room to grow for a family.
- Peaceful Rural Setting: Situated in scenic Dromcunnig, the home delivers a tranquil countryside lifestyle away from urban noise and congestion.
- Abbeydorney Proximity: Enjoy convenient access to Abbeydorney village amenities, ensuring local shops and services are just a short drive away.
- Commutable To Tralee: The location remains within easy commuting distance of Tralee town, providing access to comprehensive employment and retail facilities.
- Abundant Natural Light: Large windows throughout the interior enhance living spaces by flooding rooms with bright, excellent natural sunlight daily.
- Scope For Personalisation: The layout and condition offer buyers an ideal canvas to update finishes and make the dwelling uniquely their own.
- Family-Friendly Grounds: Ample outdoor space surrounds the structure, offering fantastic potential for children to play, gardening, and outdoor entertaining.
- Desirable C Rating: Holding a C energy rating indicates better baseline efficiency than older unrated stock, potentially lowering initial heating upgrade costs.
- Welcoming Living Area: The main reception room provides a comfortable, well-proportioned space for daily relaxation and hosting family gatherings.
- Functional Kitchen Space: The kitchen and dining area provides a practical footprint designed to handle busy household meal preparation effortlessly.
- Four Good Bedrooms: Four well-sized bedrooms ensure adequate accommodation for larger families, visiting guests, or dedicated home office setups.
- Rural Privacy Ensured: The detached nature of the building prevents shared party walls, securing a quiet and private living environment.
- Gardening Potential: Generous garden grounds provide enthusiastic gardeners with ample space to cultivate vegetables, flowers, or landscape new patio areas.
- Strong Regional Demand: Family homes in the Kerry countryside near county towns historically maintain steady interest from local owner-occupiers.
- Accessible Local Roads: The property benefits from rural road connectivity that links smoothly into regional routes heading toward major employment hubs.
- Flexible Family Living: The layout accommodates varied household structures, allowing buyers to adapt rooms as children grow or lifestyle needs evolve.
- Scenic Surroundings: Sweeping views of the Kerry countryside create an aesthetically pleasing backdrop that enhances everyday residential living satisfaction.
- Established Neighborhood: Located in a settled rural pocket, buyers join a quiet community while retaining independent boundary ownership.
- Solid Structural Asset: As a detached dwelling, the property represents a tangible physical asset with lasting long-term real estate value.
- Viewing Recommendation: Recommended viewings by agents suggest a property that presents well in person and merits closer physical inspection.
But keep in mind:
- Unverified Floor Area: The listing omits total square footage, so buyers must measure rooms independently to confirm value relative to asking price.
- Property Type Omission: The listing fails to specify exact construction age or structural type, requiring a thorough engineer's survey before bidding.
- C Rating Limitations: A C energy rating may still involve higher heating bills, requiring potential insulation upgrades to meet modern comfort standards.
- Septic Tank Unknowns: Buyers should investigate whether the property relies on a private septic tank and verify its current regulatory compliance.
- Private Water Source: Due to the rural location, confirm if the supply comes from a group water scheme or private well and test water quality.
- Oil Boiler Age: The heating system type and boiler age are unstated; buyers should budget for a full heating system inspection and potential replacement.
- Rural Transport Reliance: The countryside location necessitates constant car dependency for daily commuting, school runs, and grocery shopping trips.
- High Asking Price: At €400,000, buyers must compare recent local sales of similar rural detached homes to ensure fair market value.
- Potential Maintenance Backlog: As a house offering scope to make your own, hidden cosmetic or structural wear may require unexpected renovation expenditure.
- Broadband Speed Limits: Rural Kerry locations sometimes experience limited high-speed fibre availability, which buyers working from home must verify beforehand.
- Boundary Verification Needed: The exact legal boundaries and land extent should be carefully checked against Ordnance Survey maps by your solicitor.
- Local Traffic Bottlenecks: Peak commuting times toward Tralee may create delays on narrower rural approach roads connecting to main arterial routes.
- Public Lighting Absence: Countryside roads typically lack street lighting, meaning nighttime arrivals require caution when navigating unlit access lanes.
- Surface Water Drainage: Buyers should inspect perimeter drainage during wet weather to ensure surface water clears effectively away from the foundations.
- Chimney And Flue State: Open fires or stoves require professional sweeping and structural flue checks to ensure safe operation during winter months.
- Window Glazing Efficiency: The age and thermal efficiency of the large windows should be checked to prevent drafts and heat loss.
- Roof Space Insulation: Attic insulation depth should be inspected during a survey to confirm it meets modern thermal retention recommendations.
- Future Expansion Costs: While the plot is large, obtaining planning permission for extensions requires time, fees, and adherence to local planning guidelines.
- Property Tax Valuation: Local Property Tax bandings should be verified to understand ongoing annual recurring holding costs for this specific dwelling.
- General Structural Survey: Given the lack of detailed disclosures, commissioning an independent structural survey is essential to uncover any hidden defects.
Price positioning
?
- The asking price appears slightly ambitious relative to regional transactional precedents, positioning the four-bedroom detached dwelling above the baseline established by comparable rural property sales within the immediate surrounding locality recently.
- Upward valuation signals stem from the generous countryside footprint, detached layout, and a respectable energy rating, though the absence of a verified floor area figure introduces some uncertainty regarding true scale value.
- Potential buyers might undermine this pricing level if structural modernization costs or interior upgrades are identified upon closer inspection, whereas sustained demand for rural family homes could actively support it.
- Overall market sentiment for rural Kerry residences remains steady, but prospective purchasers will likely weigh the asking figure carefully against historical transaction metrics achieved nearby before committing to this level.
Build Analysis
What we know from similar construction types
- The property is a detached four-bedroom home situated in a peaceful rural setting with ample outdoor space and privacy.
- Buyers should verify the exact floor area, boundary lines, and any planning compliance history for the dwelling and septic tank or wastewater treatment system.
- A structural survey is recommended to assess the condition of the detached layout, roof, and general fabric of the home.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is around 1800 to 2400 euro.
- Explanation: Given the C energy rating and the detached 4-bedroom layout of the property, moderate heating demands are expected. Buyers should verify the specific heating system type to confirm precise efficiency.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a tranquil rural countryside setting in County Kerry, well away from heavy industrial zones and major urban incinerators.
- There are no apparent nearby legacy landfill sites or prominent industrial pollution concerns noted for this specific rural townland, though buyers should verify local agricultural or septic tank arrangements.
Flood Safe
8/10Water overflow reports to follow up
- The surrounding countryside of Abbeydorney is generally considered to have a low overall flood risk, though rural low-lying spots near local rivers should always be checked during a physical survey.
- As with many rural properties in the region, site-specific drainage and surface water management should be verified by your engineer during the pre-purchase assessment.
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 Abbeydorney area
DRUMCUNNIG, ABBEYDORNEY, KERRY
- Sale date
- Declared sale price
- €385,000.00
TONAKNOCK, KILLAHAN, ABBEYDORNEY
- Sale date
- Declared sale price
- €445,000.00
4 ABBEYVILLE, ABBEYDORNEY, TRALEE
- Sale date
- Declared sale price
- €318,000.00
FORTWILLIAM, ABBEYDORNEY, COUNTY KERRY
- Sale date
- Declared sale price
- €150,000.00
46 THE CLOISTERS, ABBEYDORNEY, KERRY
- Sale date
- Declared sale price
- €268,000.00
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 1 percent of the purchase price, amounting to 4000 euro for a 400000 euro home.
- Solicitor legal fees: generally range from 1500 to 2500 euro plus VAT and outlays.
- Land registration fees: typically around 175 to 700 euro depending on the registration type and property value.
- Property valuation fees: usually between 150 and 300 euro for mortgage purposes.
- Surveyor fees: approximately 500 to 1000 euro depending on the type of structural survey conducted.
- Annual home insurance: estimated between 400 and 800 euro depending on the policy level and provider.
Forum Talk
What people are saying about this area
- Local residents frequently highlight the peaceful and scenic rural setting of Abbeydorney as a major positive for family living.
- Community discussions often mention the convenience of being within easy commuting distance of Tralee for work, schools, and major amenities.
- Traffic through Abbeydorney village can occasionally experience peak-time delays, which is a common topic in local commuting chats.
- Buyers in the wider Kerry rural areas often discuss the appeal of detached properties offering privacy and generous outdoor space.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The four-bedroom detached layout and ample outdoor space provide a safe and spacious environment for young children to play and grow.
- Teenagers7/10
Four bedrooms offer plenty of personal space for teenagers, though the rural location means they will rely on parents for transport to social activities.
- Multi-generational Living6/10
A detached home provides good general space, though buyers should verify if the internal layout can comfortably accommodate multi-generational needs.
- Single Buyers4/10
A four-bedroom detached property in a rural setting might offer more space and maintenance than a single buyer typically requires.
- Couples7/10
Provides generous living space for couples looking for room to expand, work from home, or host guests in a peaceful countryside setting.
- Empty Nesters6/10
Offers single-level potential and privacy, though maintaining a four-bedroom detached house and garden might be more than some empty nesters want.
- Retirees6/10
The peaceful rural setting is ideal for retirement, but buyers should consider proximity to healthcare facilities and the upkeep of a detached property.
Work
3 areas- Remote Working7/10
The spacious four-bedroom layout allows for dedicated home office spaces, though buyers should verify local broadband speeds.
- Hybrid Commuting6/10
Tralee and surrounding towns are within commuting distance, making hybrid work feasible depending on office locations.
- Retired8/10
An excellent option for retirees seeking privacy, space, and a quiet rural lifestyle.
Practical
8 areas- Outdoor areas8/10
The property benefits from ample outdoor space, ideal for families and gardening enthusiasts.
- Ageing in Place6/10
The detached layout offers single-level living potential, but buyers should check accessibility features and healthcare proximity.
- Low Maintenance5/10
A detached home with ample outdoor space and a C BER rating will require standard ongoing upkeep and potential energy upgrades.
- Secure Gated Entry3/10
The property description does not mention gated entry, so buyers should verify security measures.
- Minimalist Design4/10
The home features traditional detached accommodation with well-proportioned rooms rather than stark minimalist architecture.
- Flexible Floor Plans7/10
Four bedrooms and generous accommodation offer plenty of scope for buyers to adapt the space to their needs.
- Heritage Home2/10
This appears to be a standard modern or contemporary detached family home rather than a protected heritage property.
- Ecological Setup5/10
The BER rating is C, suggesting there is room to improve energy efficiency for a more ecological setup.
Interests
9 areas- Gardening8/10
The ample outdoor space provides an ideal setting for gardening enthusiasts to cultivate plants and landscape.
- Walking7/10
The surrounding countryside roads offer pleasant routes for walking, though pedestrian paths may be limited.
- Gym3/10
There are no major commercial fitness facilities immediately on-site; residents will need to travel to nearby towns like Tralee.
- Cycling6/10
Quiet rural roads can be suitable for cycling, though the lack of dedicated cycle lanes requires caution.
- Golf5/10
Buyers should verify the proximity of nearby golf courses in County Kerry, as they are not directly adjacent.
- Fishing6/10
Given the rural Kerry location, inland fishing opportunities may be accessible within the wider region.
- Horse Riding7/10
The rural setting and quiet country roads are well-suited for horse riding enthusiasts.
- Water Sports3/10
Being inland, water sports activities will require travel to coastal areas or lakes.
- Entertaining7/10
The kitchen/dining space, welcoming living area, and large outdoor space provide good options for hosting guests.
Lifestyle
5 areas- Quiet Living9/10
Located in a peaceful rural setting in Dromcunning, offering a quiet environment away from busy urban areas.
- Rural Living10/10
Perfect example of rural Kerry living, surrounded by countryside views while remaining within reach of local amenities.
- Village Living7/10
Abbeydorney village is within easy reach, providing convenient access to local community amenities.
- Coastal Living3/10
The property is situated inland in a rural location, offering limited direct access to coastal amenities.
- Urban Living2/10
This is strictly a countryside home, though Tralee is accessible for broader urban facilities.
Social
6 areas- Community Involvement6/10
Proximity to Abbeydorney village allows for participation in local community events and clubs.
- Café Culture4/10
Café options are limited in the immediate rural surrounds and typically require a trip into nearby villages or Tralee.
- Nightlife3/10
Nightlife options are minimal locally, with residents heading to Tralee for entertainment and dining.
- Health/Wellness groups5/10
Local wellness groups would likely be accessed through nearby Abbeydorney or Tralee facilities.
- Networking Opportunities3/10
Professional networking opportunities are scarce in this rural setting and require commuting to larger hubs.
- Tech-Hub Connectivity3/10
The rural location lacks proximity to dedicated tech hubs, relying entirely on remote connectivity.
Listing information
- Agent
- Property Partners Darragh Ó Sé
- Phone
- 066 7127644
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-CDBBBAHouseDelve · 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.