
Fleenstown, The Ward, MeathD11Y891
€650,000
4 Bed~2 Bath~192 m²~BER C3
What you'll like:
- Generous floor area: Providing approximately 192 square metres of living space, this dwelling offers ample room for a growing family to spread out comfortably without feeling cramped inside.
- Expansive site footprint: Set on approximately 0.8 acres of grounds, the property gives owners plenty of outdoor space for recreation, gardening, and enjoying a peaceful rural lifestyle.
- Equestrian facilities included: The presence of horse stables on the grounds makes this an exceptional find for horse owners wishing to keep animals directly at home.
- Dedicated workshop garage: A separate garage and workshop structure provides fantastic additional space for vehicle storage, DIY projects, hobbies, or general home maintenance tasks.
- Flexible granny flat potential: Featuring a second entrance and kitchen, the layout offers great potential to accommodate extended family members or generate independent rental income.
- Fresh water well onsite: A dedicated fresh water well on the property grounds supplies a reliable and convenient water source specifically tailored for horses and outdoor use.
- Wrap-around driveway parking: A large wrap-around driveway ensures ample off-street parking capacity, which is especially useful when hosting multiple guests or large family gatherings.
- Open-plan kitchen lounge: The generously proportioned open-plan kitchen and lounge creates a sociable heart of the home that encourages modern family interaction and easy entertaining.
- Dual sunroom additions: Two bright sunrooms overlooking the extensive grounds offer peaceful spots to relax in natural light throughout different times of the day and seasons.
- Multiple outdoor living zones: Dedicated decking and separate patio areas provide versatile options for outdoor dining, entertaining, and relaxing while taking in the surrounding countryside views.
- Established garden features: The grounds come complete with a greenhouse, aviary, and duck and fish ponds, adding unique charm and ready-made amenities for gardening and nature enthusiasts.
- Practical attic conversion: An insulated attic space with wooden flooring and skylights offers excellent secondary storage options or a useful hideaway for seasonal items.
- Convenient commuter positioning: Situated within easy reach of the R125, N2, M2, M3, and M50, the location facilitates straightforward travel for daily commuters heading toward the capital.
- Proximity to airport access: Being approximately a twenty-minute drive from Dublin Airport makes frequent flying or managing travel logistics exceptionally straightforward for busy professionals.
- Nearby rail connections: The M3 Parkway Railway Station is located about 6.7 kilometres away, offering reliable public transport alternatives for journeys into the city centre.
- Access to local towns: The property remains close to Ashbourne and Ratoath, ensuring residents enjoy quick access to supermarkets, schools, cafés, restaurants, and everyday essential services.
- Wood-burning multi-stove feature: A cozy wood-burning multi-stove in the living room adds traditional warmth and character, creating a comfortable focal point during colder winter months.
- Multiple living configurations: The inclusion of a secondary kitchen, dining room, and sunroom provides versatile accommodation arrangements that can easily adapt to changing household needs.
- Peaceful countryside setting: Nestled in a quiet rural location, the home offers a tranquil escape from urban bustle while maintaining practical links to nearby towns and amenities.
- Established planting boundaries: Mature outdoor spaces and extensive grounds offer a high degree of privacy and seclusion from neighboring properties, enhancing the overall countryside experience.
But keep in mind:
- Moderate energy rating: The C3 BER rating indicates that the home may require energy efficiency upgrades to reduce heat loss and lower long-term heating utility bills.
- Oil heating dependency: Relying on oil-fired central heating means exposure to fluctuating fuel oil prices and the ongoing need to manually monitor and refill storage tanks.
- Potential septic tank maintenance: As a rural property, buyers should verify the presence and condition of a private wastewater treatment system or septic tank and check compliance regulations.
- Older build era considerations: Built in 1986, the property is approaching four decades of age, meaning buyers should budget for potential hidden maintenance or plumbing updates over time.
- Dated bathroom fixtures: The main bathroom features a three-piece pink suite that many modern buyers will likely wish to replace to update the aesthetic appeal.
- Significant ongoing upkeep: Maintaining approximately 0.8 acres of grounds, stables, ponds, and an aviary requires considerable time, physical effort, or financial investment in landscaping services.
- Distance to public transport: With the nearest bus stops located nearly two kilometres away, reliance on private motor vehicles is virtually essential for daily errands and commuting.
- Secondary accommodation compliance: Buyers should investigate whether the second kitchen and potential granny flat setup fully comply with local planning permissions and building regulations.
- Private well water testing: The onsite fresh water well should undergo rigorous microbiological and chemical testing to guarantee potable safety and adequate flow rates for livestock.
- Outbuilding structural condition: The stables, garage, and greenhouse should be thoroughly inspected for wear and tear, roof integrity, and timber rot due to their age and outdoor exposure.
- Attic conversion compliance: Prospective purchasers must check if the converted attic space meets current building regulations for habitable use or if it is strictly classified as storage.
- Single-glazed elements check: Buyers should verify the exact double-glazing specifications across all windows and doors to ensure there are no failed seals or drafts impacting thermal comfort.
- Roof and gutter inspection: Given the mature trees surrounding the large grounds, gutters and roof valleys should be checked for debris accumulation and potential water ingress risks.
- Electrical system verification: The fuse board and overall electrical wiring dating from earlier decades should be professionally inspected to ensure they meet modern safety standards.
- Boundary fence delineation: The exact property boundaries encompassing the extensive 0.8-acre site should be formally verified against the land registry map by a legal representative.
- Surface water drainage check: Due to the presence of multiple ponds and low-lying garden areas, buyers should check surface water drainage to prevent any winter flooding near foundations.
- Chimney and flue assessment: The wood-burning stove and associated flues require a professional chimney sweep and structural inspection to ensure safe operation and prevent fire hazards.
- Appliance lifespan uncertainty: Included kitchen appliances and the secondary gas hobs should be checked for working condition, as older fitted units may soon require replacement.
- Traffic noise considerations: While set in the countryside, buyers should assess potential peak-time traffic noise levels from nearby commuter routes linking to the major road network.
- Future expansion restrictions: Planning restrictions in rural Meath may limit a buyer's ability to significantly alter or extend the existing structures without strict local authority approval.
Price positioning
?
- The asking price appears somewhat overvalued because it exceeds the direct historical benchmark on the exact same road while also sitting higher than several broader regional indicators in the immediate rural hinterland.
- Upward valuation signals stem from the extensive 0.8-acre site, a substantial 192 square metre floor area, dedicated horse stables, a garage workshop, and a functional secondary living space offering granny flat conversion potential.
- Potential factors that could support such a price include strong ongoing demand for rural lifestyle properties near major commuter routes, whereas factors that might undermine it include the moderate C3 energy rating and aging 1980s build structure.
- Additional relevant market context includes proximity to expanding commuter hubs like Ashbourne and Ratoath, alongside convenient access to the M2 and M50 road networks, which justifies a premium for well-equipped country homes.
Build Analysis
What we know from similar construction types
- The property was built in 1986 and extends to approximately 192 square metres on a 0.8-acre site, featuring a detached country house layout with various outbuildings including stables and a workshop.
- The listing mentions a potential to convert part of the property as a granny flat given a second entrance and kitchen, so a buyer should investigate local planning compliance, building regulations, and potential change-of-use permissions for this configuration.
- Given the rural location, a buyer should verify the status and capacity of the private water well serving the grounds as well as the local wastewater treatment or septic tank arrangements.
- The BER rating is C3, which indicates moderate energy efficiency, though upgrades to insulation and heating systems could further enhance performance.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately €2,200 to €2,800.
- Explanation: This estimate is based on the property's 192 m² floor area, a C3 BER rating, and Oil Fired Central Heating combined with a wood-burning multi-stove, assuming typical usage patterns for a detached country home of this age.
Pollution Safe
8/10Environmental situation to investigate
- The property is situated in a quiet rural agricultural setting in Fleenstown, appearing well removed from major industrial plants or heavy urban pollution sources.
- As with many rural locations, buyers should verify local agricultural practices, private well water quality, and any legacy domestic wastewater treatment systems during pre-purchase surveys.
Flood Safe
8/10Water overflow reports to follow up
- The surrounding countryside location generally experiences a low overall likelihood of river or coastal flooding, though specific low-lying garden features like ponds should be reviewed.
- Buyers are advised to consult official OPW flood maps and commission a detailed topographical survey to confirm the precise flood risk profile for the 0.8-acre site.
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 The Ward area
MUCKERSTOWN, THE WARD, DUBLIN
- Sale date
- Declared sale price
- €407,500.00
FAIRVIEW HOUSE AND YARD, BULLSTOWN, THE WARD
- Sale date
- Declared sale price
- €600,000.00
MABESTOWN, THE WARD, DUBLIN
- Sale date
- Declared sale price
- €395,000.00
BALLYMACARNEY, THE WARD, MEATH
- Sale date
- Declared sale price
- €730,000.00
FLEENSTOWN, THE WARD, MEATH
- Sale date
- Declared sale price
- €625,000.00
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 €65,000 based on the 10% rate for residential property over €1,000,000, or 1% up to €1,000,000 (roughly €6,500).
- Solicitor legal fees: Generally range between €1,500 and €3,000 plus VAT and outlays.
- Land registration fees: Typically around €700 to €800 for property registration and mapping.
- Property valuation fees: Approximately €150 to €300 depending on the lending institution and valuer.
- Surveyor fees: Roughly €500 to €1,200 depending on the level of detail and type of structural survey required.
- Annual home insurance: Estimated between €500 and €1,000 per year depending on the property size and coverage level.
Forum Talk
What people are saying about this area
- Residents in the wider Meath and Ward area frequently discuss the peaceful balance of rural countryside living combined with convenient access to the M2 and M50 road networks.
- Local community forums often highlight the appeal of proximity to Ashbourne and Ratoath for schools, sports clubs, supermarkets, and everyday amenities.
- Commuters in local discussions regularly note the usefulness of nearby bus services and the M3 Parkway Railway Station for travel toward Dublin.
- Discussions concerning rural properties in this region often emphasize the advantages of private well water systems and septic arrangements, which buyers should inspect.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property offers extensive outdoor space on approximately 0.8 acres with gardens, ponds, and secure grounds, making it a fantastic environment for young children to play safely.
- Teenagers7/10
With generous floor space and a potential granny flat with its own entrance and kitchen, there is plenty of independent space for teenagers or older kids.
- Multi-generational Living8/10
Features a secondary kitchen, dining room, and sunroom with a second entrance, offering strong potential to accommodate extended family members under one roof.
- Single Buyers4/10
A substantial 192 m2 country property on 0.8 acres might be excessively large and require too much maintenance for a single occupant.
- Couples7/10
Ideal for couples seeking spacious country living with ample room for home working, hobbies, and hosting guests, though located in a rural setting.
- Empty Nesters6/10
Provides peaceful single-level living potential and lovely grounds, but the large garden and extensive outdoor features involve ongoing upkeep.
- Retirees5/10
While peaceful and featuring ground-floor bedrooms and facilities, the rural location and substantial grounds mean maintenance could become demanding with age.
Work
3 areas- Remote Working9/10
Offers generous interior space, multiple living areas, and peaceful surroundings that create an ideal environment for working from home.
- Hybrid Commuting7/10
Well-positioned for commuters with the N2/M2, M3, and M50 road networks nearby, plus M3 Parkway railway station roughly 6.7 km away.
- Retired7/10
Provides a tranquil retirement setting with single-level accommodation potential and beautiful grounds, provided garden maintenance is manageable.
Practical
8 areas- Ageing in Place7/10
Features ground-floor bedrooms and shower facilities, though buyers should verify if universal accessibility modifications are needed for long-term ageing in place.
- Low Maintenance3/10
With 0.8 acres of grounds, horse stables, ponds, an aviary, and a large wrap-around driveway, the property requires significant ongoing maintenance.
- Secure Gated Entry5/10
Features a large wrap-around driveway and alarm system, though buyers may wish to investigate installing automated gates for enhanced security.
- Minimalist Design3/10
The property features traditional country detailing such as dado rails, ribboned coving, and wall panelling rather than minimalist styling.
- Flexible Floor Plans9/10
Extends to 192 m2 with multiple reception rooms, sunrooms, and a secondary kitchen and dining area that can easily serve as a granny flat.
- Heritage Home4/10
Built in 1986, the property is a mature country home rather than a protected period heritage structure.
- Ecological Setup8/10
Includes a greenhouse, fresh water well, and extensive gardens which support a self-sufficient or eco-friendly lifestyle, though the BER rating is C3.
- Outdoor areas10/10
Outstanding outdoor amenities including 0.8 acres of grounds, stables, workshop, greenhouse, aviary, duck and fish ponds, decking, and patio areas.
Interests
9 areas- Gardening10/10
Features extensive grounds of approximately 0.8 acres, a dedicated greenhouse, and established outdoor spaces ideal for gardening enthusiasts.
- Walking7/10
The peaceful rural roads around Fleenstown offer pleasant local walking routes, though countryside walking often requires navigating rural roads without footpaths.
- Gym4/10
There is a garage/workshop on site which could potentially be converted into a home gym, but dedicated commercial fitness facilities will require a drive to nearby towns.
- Cycling6/10
Quiet country roads surround the area, making it suitable for cycling enthusiasts, though motorists share these rural routes.
- Golf6/10
Located in County Meath within driving distance of several local golf courses and clubs.
- Fishing8/10
The property itself features dedicated fish ponds, and the wider Meath region offers good access to local rivers and angling spots.
- Horse Riding10/10
Exceptionally well-equipped for equestrian interests, featuring horse stables, a fresh water well on the grounds, and ample outdoor space.
- Water Sports2/10
Located inland with no immediate access to major water sports facilities, though duck ponds are present on the grounds.
- Entertaining9/10
Boasts a large open-plan kitchen/lounge, extensive decking and patio areas, and a sunroom, making it an ideal venue for hosting and social gatherings.
Lifestyle
5 areas- Quiet Living9/10
Set in a peaceful countryside location at Fleenstown, offering a quiet environment away from urban bustle.
- Rural Living10/10
Set on roughly 0.8 acres in the countryside with stables, greenhouse, and duck ponds, perfectly suited for an authentic rural lifestyle.
- Village Living6/10
While rural, the property is within convenient reach of nearby towns like Ashbourne and Ratoath for local village amenities.
- Coastal Living1/10
The property is located inland in County Meath and has no proximity to the coast.
- Urban Living3/10
Positioned firmly in the countryside, though within a 20-minute drive of the M50 and Dublin Airport for occasional urban access.
Social
6 areas- Community Involvement6/10
Country living fosters close community ties with nearby Ashbourne and Ratoath offering local clubs, associations, and events.
- Café Culture5/10
Local cafés are accessible a short drive away in nearby Ashbourne and Ratoath, rather than directly on the doorstep.
- Nightlife3/10
The rural setting offers very limited nightlife options locally, requiring travel into larger towns or Dublin.
- Health/Wellness groups5/10
Wellness classes and health groups can be found in the nearby towns of Ashbourne and Ratoath.
- Networking Opportunities4/10
Primarily a residential rural area, meaning professional networking will require travel toward Dublin or major business hubs.
- Tech-Hub Connectivity5/10
Suitable for remote tech work with good home office potential, though physical proximity to major tech hubs requires commuting toward Dublin.
Listing information
- Agent
- Bohan Hyland & Associates
- Phone
- 01 491 3000/ 041 981 2222
- Published on HouseDelve
- 26 September 2026
- Correction
- Report an issue
HD-2AAB1FHouseDelve · 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.