Fordstown, Co. MeathC15X3O4
€460,000
4 Bed~4 Bath~237 m²~BER C
What you'll like:
- Substantial floor area: Spanning 237 square metres, this expansive family home provides exceptionally generous proportions across two levels, ensuring ample breathing room and flexibility for growing households.
- Four well-appointed bedrooms: The inclusion of four generously sized bedrooms accommodates larger families comfortably, with versatile layout options suitable for guest rooms or home office setups.
- Abundant bathroom facilities: Featuring four bathrooms, including multiple en suites, morning routines will run smoothly with minimal congestion for busy families and visiting guests.
- Flexible ground floor living: Multiple reception areas, including a dedicated family room, separate sitting room, and sunroom, offer diverse spaces for relaxation, play, and formal entertaining.
- Expansive kitchen dining: The large kitchen and dining area provides a fantastic central hub for daily family meals and social gatherings, combining practicality with strong everyday functionality.
- Bright sunroom addition: The sunny rear extension enhances natural light infiltration and provides an inviting transition space connecting indoor living areas directly to the rear garden.
- Convenient ground floor bedroom: Having a downstairs bedroom complete with an en suite offers tremendous future-proofing and accessible accommodation options for multigenerational living arrangements.
- Good overall condition: Presented in good condition throughout with contemporary interior finishes, the home allows buyers to move in immediately without undertaking disruptive immediate renovations.
- Very large rear garden: The extensive outdoor garden space offers exceptional privacy and endless potential for children's play, enthusiastic gardeners, or future outdoor structural additions.
- Communal green share: Owning a quarter share of the front communal green area ensures a permanent open, safe outlook and enhances the overall neighbourhood aesthetic.
- Peaceful rural setting: Situated in the tranquil setting of Girley, residents can enjoy a quiet countryside lifestyle away from urban noise and congestion while remaining accessible.
- Proximity to local towns: The nearby villages of Kells and Athboy provide a comprehensive range of everyday shopping, dining, and educational amenities just a short drive away.
- Strong educational options: Families will appreciate the presence of several respected primary and secondary schools located within the surrounding catchment area for children of all ages.
- Excellent commuter connectivity: Convenient access to the M3 motorway facilitates straightforward travel for commuters heading towards Navan, Dublin, and other major employment hubs.
- Leisure amenities nearby: Close proximity to local recreational highlights like Causey Farm and a popular golf practice facility provides wonderful weekend family activities right on the doorstep.
- Recent asking price reduction: The asking price was recently reduced by €35,000 down to €460,000, signaling potential vendor motivation and creating a more attractive entry point for buyers.
- Dedicated utility room: A separate utility room keeps noisy appliances tucked away and helps maintain household organization by centralizing laundry and cleaning tasks.
- Generous storage options: Built-in features like a dedicated hot press and internal store rooms ensure household clutter can be easily managed and neatly concealed.
- Natural light optimization: The interior spaces are thoughtfully designed to maximize daylight penetration throughout the day, creating a bright, welcoming atmosphere in every main room.
- Attractive rural value: Offering 237 square metres of detached accommodation in Meath for €460,000 represents strong space-per-euro value compared to denser urban housing markets.
But keep in mind:
- C energy rating: The current C BER rating indicates that energy performance could be improved, meaning buyers should budget for future insulation or heating upgrades.
- Substantial price drop context: A recent asking price reduction of €35,000 from an initial €495,000 might suggest initial overpricing or indicate that the seller is keen to secure a quick sale.
- Rural car dependency: The peaceful rural location means residents will be entirely reliant on private vehicles for daily errands, school runs, and commuting purposes.
- On-site wastewater uncertainty: Rural properties in Meath frequently rely on private septic tanks or wastewater treatment systems, which buyers must thoroughly inspect and test during due diligence.
- Private well verification: Homes in this rural pocket may utilize private well water supplies, requiring buyers to verify water quality, flow rate, and filtration maintenance history.
- Heating system efficiency: Buyers should investigate the age, type, and efficiency of the existing heating system to ensure it adequately heats a 237 square metre home without excessive costs.
- Window and door seals: Given the C energy rating, a detailed inspection of all windows and exterior doors is recommended to check for drafts and potential heat loss.
- Maintenance of shared green: Owning a quarter share of the communal green area may entail collective responsibilities or legal obligations regarding upkeep that buyers should clarify.
- Boundary line verification: The very large rear garden requires careful legal verification of boundary lines and fencing to ensure no historical disputes or encroachments exist.
- Planning compliance check: Buyers must verify that all historical extensions, internal alterations, or sunroom additions comply fully with local planning permissions and building regulations.
- Roof and attic inspection: A thorough professional survey is essential to check the large roof space for adequate insulation depth, proper ventilation, and any signs of timber defects.
- Surface water drainage: The expansive garden and rural positioning mean buyers should check for proper surface water drainage to prevent any risk of pooling or dampness near foundations.
- Broadband speed limitations: High-speed fibre broadband availability should be explicitly verified, as rural Meath locations can sometimes suffer from slower internet speeds affecting remote work.
- Public lighting and maintenance: Being in a rural cluster, buyers should confirm whether local access roads and communal areas are taken in charge by the local authority.
- Local development potential: Due diligence should include checking local Meath County Council development plans to ensure no unwanted future zoning or large-scale developments are planned nearby.
- Chimney and fireplace safety: If the property features open fires or stoves, a professional chimney sweep and structural flue inspection should be conducted prior to completion.
- External render condition: The exterior finish should be carefully evaluated for any hairline cracking, damp ingress, or future painting requirements typical of large detached rural homes.
- Home insurance availability: Buyers should check if the rural location or any historical regional factors impact the availability or cost of comprehensive buildings insurance cover.
- Traffic and local road conditions: Inspect the local approach roads during peak commute times to understand typical traffic flow and road surface conditions near the property.
- Future retrofit capital outlay: Bringing this C-rated property up to a modern B or A energy standard will require significant capital investment in heat pumps or solar installations.
Price positioning
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- The asking price initially appeared slightly overvalued relative to historical precedents on the same road, prompting a notable reduction from forty nine five to four sixty, reflecting an early strategy adjustment to attract more serious buyers.
- Signals of overvaluation included the initial premium pricing, though the subsequent seven percent price drop brings it closer to realistic market values for a spacious detached rural residence matching its specific footprint and overall condition.
- Strong support for the current price point relies on the substantial floor area and extensive gardens, while potential risks or factors that could undermine value include rural seclusion and ongoing energy efficiency improvement costs.
- Relevant market dynamics suggest that rural detached properties in County Meath with good square footage draw steady interest, meaning the revised pricing figure positions the home much more competitively against regional benchmarks.
Build Analysis
What we know from similar construction types
- The property is a substantial four-bedroom detached family home measuring 237 square meters, featuring a versatile layout with multiple reception rooms including a family room, sitting room, kitchen/dining area, and a sunroom.
- The inclusion of a ground floor bedroom with an en suite offers convenient single-level living options or guest accommodation.
- A quarter ownership share in the communal green area to the front should be verified by a legal representative to understand maintenance obligations and exact boundaries.
- Given the rural location in Fordstown, a buyer should investigate the private water and sewage arrangements (such as septic tank registration and percolation area) as well as broadband connectivity.
- A structural survey is recommended to assess the general condition of the 237 sqm dwelling and verify compliance with planning permissions for any extensions or alterations.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1,800 to 2,400 euro.
- Explanation: Given the 237 m² floor area and a C BER rating, energy consumption for space heating and hot water will be moderate, though actual costs will vary depending on fuel type and individual lifestyle habits.
Environmental checks
Area-level evidence and things to investigate
Air quality
Nearby sites
Landfills
None foundWaste facilities
None foundIndustrial facilities
None foundNearby infrastructure
Mobile phone masts
None foundOverhead electricity lines
None foundUnderground electricity cables
None foundFlood Safe
8/10Water overflow reports to follow up
- The property is situated in a peaceful rural setting in County Meath, well away from major coastal or low-lying urban flood zones.
- Official mapping indicates no recorded historical flood extents directly affecting this immediate rural location in Fordstown.
- While routine drainage management should be considered for any countryside home, the local geography shows good overall separation from significant river corridors.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estateExtra effort was used to find nearby sales here
NEWTOWN GIRLEY, FORDSTOWN, NAVAN
- Sale date
- Declared sale price
- €400,000.00
NEWTOWN GIRLEY, FORDSTOWN, NAVAN
- Sale date
- Declared sale price
- €412,500.00
3 GIRLEY, FORDSTOWN, NAVAN
- Sale date
- Declared sale price
- €405,000.00
Recent sales in the wider local area
CRANNAGHTOWN, FORDSTOWN, CO. MEATH
- Sale date
- Declared sale price
- €240,000.00
GIRLEY RD, FORDSTOWN, NAVAN
- Sale date
- Declared sale price
- €530,000.00
CLONCAT, FORDSTOWN, CO MEATH
- Sale date
- Declared sale price
- €150,000.00
BROOK LODGE, JOHNSBROOK, FORDSTOWN
- Sale date
- Declared sale price
- €1,200,000.00
THE BUNGALOW, JOHNSBROOK, FORDSTOWN
- Sale date
- Declared sale price
- €350,000.00
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
- Estimated stamp duty: €4,600 — 1% of €460,000.
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Based on the asking price shown on this page, using standard residential stamp-duty rates. No adjustments are made for VAT, reliefs, mixed-use property or additional land. The final purchase price and your circumstances may change the amount payable.
- Solicitor legal fees: approximately 1,500 to 3,000 euro plus VAT and outlays.
- Land registration fees: approximately 400 to 800 euro depending on property value and registration type.
- Property valuation fees: approximately 150 to 300 euro for mortgage or purchase assessment.
- Surveyor fees: approximately 500 to 1,200 euro depending on the depth of the structural survey for a 237 m² home.
- Annual home insurance: approximately 400 to 900 euro depending on the level of buildings and contents cover selected.
Forum Talk
What people are saying about this area
- Locals in the Fordstown and Girley areas frequently highlight the peaceful countryside atmosphere combined with convenient access to nearby Kells and Athboy.
- Community discussions often mention local family attractions such as Causey Farm and recreational amenities like the nearby driving range as popular local features.
- Commuters in the wider Meath region regularly discuss road connectivity via the M3 motorway for travelling towards Navan and Dublin.
- Property listing history shows a recent asking price reduction of €35,000 down to €460,000, which may indicate shifting seller expectations or a strategy to stimulate renewed buyer interest in the current market.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features four bedrooms, a large back garden, and a location near Causey Farm, making it highly suitable for young children.
- Teenagers8/10
With 237 square metres of floor area, multiple reception rooms including a family room and a sunroom, teenagers will have plenty of independent space.
- Multi-generational Living7/10
A ground-floor bedroom with an en suite provides convenient single-level living options, though the overall layout is designed as a standard detached family home.
- Single Buyers3/10
At 237 square metres with four bedrooms and a large asking price of €460,000, this property is generally oversized and priced well above typical entry-level single buyer needs.
- Couples6/10
Couples looking to upsize or planning for a growing household will appreciate the space, though it may feel excessively large for two people initially.
- Empty Nesters6/10
The peaceful rural setting offers a tranquil environment for empty nesters, though the large garden and extensive floor area require ongoing maintenance.
- Retirees5/10
A ground-floor bedroom and en suite support single-level living, but the rural location means reliance on driving for amenities and services.
Work
3 areas- Remote Working8/10
The spacious floor area of 237 m² provides ample room to set up dedicated home offices, though buyers should verify local broadband speeds.
- Hybrid Commuting7/10
Easy access to the M3 Motorway facilitates straightforward travel to Navan and Dublin for hybrid commuters.
- Retired6/10
Provides a peaceful retirement environment with ground-floor bedroom options, though reliance on a car for daily errands is necessary.
Practical
8 areas- Ageing in Place7/10
A ground-floor bedroom and en suite facilitate single-level living, though modifications may be needed for long-term accessibility.
- Low Maintenance5/10
While the interior is presented in good condition with a C BER rating, the extensive floor area and very large garden require regular upkeep.
- Secure Gated Entry2/10
The property features an open frontage overlooking a communal green area rather than a private secure gated entry.
- Minimalist Design5/10
The layout features traditional family home compartmentalisation rather than stark minimalist open-plan architecture.
- Flexible Floor Plans8/10
With 237 m² across multiple reception rooms, a sunroom, and a ground-floor bedroom, the layout offers excellent flexibility for changing family needs.
- Heritage Home2/10
This is a modern detached family home rather than a period or heritage property.
- Ecological Setup5/10
The property holds a C BER rating, indicating standard energy efficiency with potential for future green upgrades.
- Outdoor areas10/10
Features a very large private back garden alongside a quarter ownership share in a beautiful communal green area to the front.
Interests
9 areas- Gardening9/10
The property features a very large back garden offering exceptional potential for extensive landscaping and gardening enthusiasts.
- Walking7/10
The rural surroundings provide pleasant country roads for walking, though dedicated off-road footpaths may be limited.
- Gym3/10
Dedicated gym facilities are not on-site and would require travel into nearby Kells, Athboy, or Navan.
- Cycling7/10
Low-traffic rural roads suit recreational cycling, though motorists should exercise caution given the rural speed limits.
- Golf8/10
JoeThePro Driving Range is located just minutes away, offering a convenient practice facility right on the doorstep.
- Fishing5/10
Proximity to regional rivers and lakes in County Meath offers reasonable access to fishing spots, requiring short drives.
- Horse Riding7/10
The rural Meath location is well-suited for equestrian interests, with potential livery yards and hacking routes nearby.
- Water Sports2/10
Inland County Meath lacks major local facilities for water sports.
- Entertaining9/10
Generous interior spaces including a large kitchen/dining area and sunroom, paired with a massive back garden, make this home ideal for hosting guests.
Lifestyle
5 areas- Quiet Living9/10
Situated in the peaceful rural setting of Girley, Fordstown, the property offers a tranquil atmosphere away from heavy urban noise.
- Rural Living9/10
The location delivers an authentic countryside experience in County Meath, surrounded by farmland and open green areas.
- Village Living7/10
Nearby villages like Kells and Athboy provide local shops, cafés, and community amenities within a short drive.
- Coastal Living1/10
The property is located inland in County Meath with no proximity to the coast.
- Urban Living2/10
Urban conveniences are limited locally, requiring travel to larger towns like Navan or Dublin for city-scale amenities.
Social
6 areas- Community Involvement7/10
Proximity to nearby villages fosters a strong sense of local community and participation in rural life.
- Café Culture5/10
Local cafés can be found in nearby Kells and Athboy, though choices are more limited compared to major urban centres.
- Nightlife2/10
Nightlife options are sparse in the immediate rural setting, requiring travel to larger towns for pubs, clubs, and entertainment.
- Health/Wellness groups5/10
Local community centres and nearby towns offer basic health and fitness classes, though specialized wellness groups may require travel.
- Networking Opportunities3/10
As a purely rural residential location, professional networking opportunities locally are minimal.
- Tech-Hub Connectivity3/10
The rural address is distant from major Irish tech hubs, making remote digital infrastructure dependent entirely on home broadband quality.
Listing information
- Agent
- Sherry FitzGerald Reilly
- Phone
- 0469060450
- Current status
- active
- Published on HouseDelve
- 26 September 2026
- Correction
- Report an issue
HD-8B4C8BHouseDelve · 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.