Photograph 1 of 41 of Girley, Fordstown, Co. Meath — 1 / 41

Girley, Fordstown, Co. MeathC15X3O4

€495,000

4 Bed~4 Bath~237 m²~BER C

What you'll like:

Generous floor area: Spanning an impressive 237 square meters, this detached home provides substantial space for a growing family to live comfortably without feeling cramped.
Four double bedrooms: Offering four well-proportioned bedrooms, the layout easily accommodates family members and guests while providing flexibility for home office setups.
Four bathrooms: With four bathrooms available, morning routines will run smoothly and prevent household bottlenecks for busy families sharing the accommodation.
Ground floor bedroom: The inclusion of a downstairs bedroom with an en suite offers excellent multi-generational living options or convenience for guests with mobility needs.
Multiple reception spaces: Separate sitting room, family room, and sunroom zones allow family members to enjoy different activities simultaneously without disturbing one another.

Expansive kitchen and dining: The large 7.35 by 3.70 meter kitchen and dining area serves as a wonderful central hub for everyday family meals and hosting gatherings.
Bright sunroom addition: Positioned to capture natural light, the sunroom creates an inviting transition space connecting the indoor living areas directly to the rear garden.
Very large back garden: The extensive rear outdoor space offers exceptional privacy and endless possibilities for children to play, outdoor dining, or future garden landscaping projects.
Communal green outlook: Overlooking a lovely communal green area, the property enjoys an open and scenic aspect that enhances the peaceful rural setting.
Quarter ownership share: Owning a portion of the communal green gives residents a direct say in its upkeep and preserves the open, safe environment indefinitely.
Good overall condition: Presented in good condition throughout with stylish contemporary interiors, buyers can move in with minimal immediate redecoration or repair required.
Convenient rural setting: Situated in peaceful Girley near Fordstown, the home offers a tranquil countryside lifestyle while remaining close to essential daily conveniences.
Proximity to Kells: The nearby historic town of Kells provides a wide variety of shops, supermarkets, cafés, and local services just a short drive away.
Nearby Athboy amenities: Athboy adds further choices for schools, sporting clubs, and shopping, ensuring residents have multiple local hubs within easy reach.
Family-friendly education: Several respected primary and secondary schools are located in the surrounding catchment area, making it practical for children of all ages.
Strong commuter connectivity: Excellent road links provide straightforward access to the M3 motorway, facilitating smooth journeys for working commuters traveling toward Navan or Dublin.
Local leisure attractions: Close proximity to Causey Farm offers unique family seasonal events and outdoor fun right on the doorstep of your new neighborhood.
Golf practice facilities: JoeThePro Driving Range is located just minutes away, providing an exceptionally convenient facility for local golf enthusiasts to hone their swing.
Practical utility room: A dedicated utility room keeps laundry appliances out of the main kitchen area, helping to maintain a tidy and organized family home.
Ample storage options: Built-in store rooms and a hot press ensure that household linens, coats, and bulky items have designated spaces to prevent clutter.

But keep in mind:

C energy rating: A BER rating of C means energy efficiency could be improved, potentially resulting in higher heating bills during colder winter months.
Rural septic tank verification: Buyers must verify the status, capacity, and percolation area of any private wastewater treatment system serving this rural property.
Private well water testing: As a countryside home, buyers should commission thorough water quality and flow rate tests if the property relies on a private well.
Communal green maintenance: Owning a quarter share of the communal green area brings shared legal responsibilities and potential costs for ongoing upkeep and insurance.
Rural transport dependence: Living in Girley requires complete reliance on private vehicles, as public transport options are extremely limited in this rural countryside pocket.

High heating overheads: The generous 237 square meter floor area may lead to significant oil or gas heating costs compared to smaller, more compact modern houses.
Potential commuting costs: Commuting regularly to Dublin from County Meath involves substantial fuel expenses and motorway tolls that should be factored into your budget.
Rural broadband speeds: Buyers working from home must independently verify the exact broadband speeds and fiber availability at this specific rural townland address.
Oil boiler maintenance: If the heating system relies on oil, buyers should inspect the age and efficiency of the boiler and oil storage tank.
Boundary fence checks: Buyers need to carefully review property deeds to confirm exact boundary lines and maintenance responsibilities for the large rear garden.
Surface water drainage: The very large back garden should be checked for proper drainage slopes to ensure water does not pool near the house foundations.
Planning compliance check: Any previous alterations, extensions, or sunroom additions should be checked against Meath County Council planning records for full compliance.
Four bathroom upkeep: Maintaining four separate bathrooms increases long-term plumbing maintenance liabilities and the potential for hidden leaks or grout wear.
Rural lighting limits: The peaceful countryside setting lacks street lighting, meaning private driveway and perimeter security lighting will be essential for winter evenings.
Local development restrictions: Strict rural planning guidelines in County Meath may limit your ability to construct future outbuildings or make large structural alterations.
Local service capacity: Local schools and medical practices in nearby villages may have waiting lists, so buyers should check enrollment capacities beforehand.
Agricultural surroundings: Living in a rural farming area means occasional seasonal agricultural noise, slow farm machinery on local roads, and nearby livestock.
Home insurance premiums: Rural detached properties can sometimes attract higher home insurance premiums due to distance from fire stations and emergency services.
Radon gas levels: County Meath has areas prone to elevated radon levels, making it vital for buyers to request a radon test during the structural survey.
Future retrofit costs: Upgrading the C-rated property to a B or A energy rating will require substantial capital investment in insulation, windows, or heat pumps.

Price positioning

This comparison depends on limited public and listing evidence, which may be incomplete, outdated or not directly comparable. The score is not a percentage, professional valuation or guaranteed estimate. Ask an independent qualified valuer before relying on a property value.

UnderpricedOverpriced

The asking price looks materially overvalued compared with the available evidence.

The asking price of €495,000 appears notably above typical local norms because historical benchmarks for immediate surroundings indicate lower historical values for detached rural housing of comparable size and footprint.
Upward valuation signals stem from the generous 237 square metre floor area, four bedrooms, four bathrooms, a C energy rating, and a substantial garden offering strong appeal for modern family requirements.
Such a premium price could be supported by high current demand for spacious countryside homes with easy access to major transport corridors, whereas a lack of modern energy upgrades might undermine buyer confidence.
Additionally, rural market volatility and regional buyer depth in County Meath will heavily influence whether prospective purchasers are willing to meet this ambitious asking valuation in the current climate.

Build Analysis

What we know from similar construction types

The property is a substantial 237 m² detached family home featuring four bedrooms and four bathrooms, indicating a spacious layout well-suited for larger families.
The ground floor includes a flexible layout with a family room, sitting room, kitchen/dining area, sunroom, and a downstairs bedroom with an en suite, offering potential for multi-generational living or accessibility needs.
The listing mentions a quarter ownership share in a communal green area to the front, which a buyer's solicitor should verify regarding ongoing maintenance responsibilities and legal obligations.
Given the rural location in Girley, Co. Meath, a buyer should investigate the specifics of the private water and sewage arrangements, such as the status of a septic tank or private wastewater treatment system, to ensure compliance with current environmental standards.
A structural survey is recommended to assess the general condition of the property, including the sunroom extension and roof spaces, as well as to check for any dampness or insulation efficiency typical of homes in this category.

Heating cost^*

Estimated expense to heat this property every year

Estimated annual heating cost is between 1800 euro and 2400 euro.
This estimate is based on the 237 square metre floor area and a C BER rating, which indicates moderate energy efficiency requiring standard heating input for a detached rural home.

Pollution Safe

9/10

Environmental situation to investigate

The property is situated in a tranquil rural countryside setting in County Meath, well away from heavy industrial zones, major incinerators, or known large-scale legacy landfills.
Any minor localized agricultural or domestic environmental concerns should be independently verified by the buyer during standard pre-purchase investigations.

Flood Safe

9/10

Water overflow reports to follow up

The property is located in an elevated rural inland area of County Meath, which generally presents a low baseline risk for widespread or river-related flooding.
Buyers should consult local historical flood maps and carry out standard environmental due diligence to confirm that the immediate plot is free from surface water pooling issues during extreme weather.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

NEWTOWN GIRLEY, FORDSTOWN, NAVAN
Sale date
07/11/2025
Declared sale price
€400,000.00
NEWTOWN GIRLEY, FORDSTOWN, NAVAN
Sale date
27/06/2023
Declared sale price
€412,500.00
3 GIRLEY, FORDSTOWN, NAVAN
Sale date
24/11/2021
Declared sale price
€405,000.00

Recent sales in the wider Fordstown area

CRANNAGHTOWN, FORDSTOWN, CO. MEATH
Sale date
28/05/2026
Declared sale price
€240,000.00
GIRLEY RD, FORDSTOWN, NAVAN
Sale date
18/07/2025
Declared sale price
€530,000.00
CLONCAT, FORDSTOWN, CO MEATH
Sale date
17/07/2025
Declared sale price
€150,000.00
BROOK LODGE, JOHNSBROOK, FORDSTOWN
Sale date
16/10/2023
Declared sale price
€1,200,000.00
THE BUNGALOW, JOHNSBROOK, FORDSTOWN
Sale date
17/02/2022
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

Stamp duty: approximately 1 percent of the purchase price for the first 1 million euro, amounting to roughly 4950 euro.
Solicitor legal fees: generally range from 1500 euro to 3000 euro plus outlay and VAT.
Land registration fees: roughly 175 euro to 700 euro depending on property value and registration type.
Property valuation fees: typically between 150 euro and 300 euro.
Surveyor fees: expect between 500 euro and 1200 euro depending on the depth of the survey for a 237 square metre home.
Annual home insurance: estimated between 500 euro and 1000 euro per year depending on the policy coverage.

Forum Talk

What people are saying about this area

Residents in the Fordstown and Kells areas frequently highlight the peaceful rural lifestyle combined with convenient access to the M3 motorway for commuters.
Local community discussions often focus on family-friendly amenities, noting the proximity of popular local attractions such as Causey Farm and recreational facilities.
Traffic and road safety on regional routes connecting Fordstown to Navan and Kells are occasional topics of discussion among local motorists.
The availability of well-regarded local primary and secondary schools makes the area a recurring recommendation for families looking to relocate to County Meath.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas

Young Children
The property features four bedrooms and a very large back garden, providing a safe and expansive environment for young children to play.
9/10
Teenagers
With spacious living areas including a family room, sitting room, and sunroom, teenagers can enjoy plenty of personal space and independent areas to relax.
8/10
Multi-generational Living
The generous floor area of 237 square meters and a ground-floor bedroom with an en suite offer great potential for multi-generational living arrangements.
7/10
Single Buyers
A four-bedroom detached home with extensive square footage and a large garden may be larger and more costly to maintain than what a typical single buyer requires.
4/10
Couples
Couples planning for a growing family or those who desire ample space for home offices and hosting guests will find this layout appealing, though it is quite large.
6/10
Empty Nesters
While the single-level flexibility of a ground-floor bedroom is a bonus, the large garden and extensive overall floor area may offer more space than empty nesters need.
5/10
Retirees
The peaceful rural setting and a ground-floor bedroom suit retirees looking to age in place, though the upkeep of a very large garden should be considered.
5/10

Work

3 areas

Remote Working
The spacious four-bedroom layout allows for dedicated home office spaces, making remote working comfortable.
8/10
Hybrid Commuting
Easy access to the M3 Motorway facilitates straightforward travel to Navan and Dublin for hybrid commuters.
7/10
Retired
The quiet rural environment suits retirement, though reliance on a car for services should be taken into account.
6/10

Practical

8 areas

Ageing in Place
The inclusion of a ground-floor bedroom with an en suite provides good accessibility options for ageing in place.
7/10
Low Maintenance
A substantial 237-square-meter detached property and a very large back garden require regular upkeep and maintenance.
4/10
Secure Gated Entry
The listing does not mention a secure gated entry, though the property overlooks a safe communal green area.
3/10
Minimalist Design
The home features a traditional family layout with distinct rooms rather than an open-plan minimalist aesthetic.
4/10
Flexible Floor Plans
With multiple reception rooms including a family room, sitting room, sunroom, and a ground-floor bedroom, the layout offers excellent flexibility.
8/10
Heritage Home
The property is a contemporary family home presented with a modern finish rather than a period or heritage property.
2/10
Ecological Setup
The property carries a C BER rating, indicating that energy efficiency could be improved through modern eco-friendly upgrades.
5/10
Outdoor areas
Features a very large back garden offering exceptional privacy and recreational space, alongside views of a well-maintained communal green area.
10/10

Interests

9 areas

Gardening
The very large back garden provides an exceptional canvas for keen gardeners to plant, landscape, or cultivate outdoor spaces.
9/10
Walking
The peaceful rural surroundings offer pleasant local roads and countryside scenery for walks.
7/10
Gym
There are no dedicated commercial gym facilities directly within walking distance, requiring travel to nearby towns.
3/10
Cycling
The surrounding country roads provide routes for cycling enthusiasts, though traffic on regional roads should be factored in.
7/10
Golf
The property benefits from being located just minutes away from JoeThePro Driving Range, offering a convenient golf practice facility.
8/10
Fishing
Buyers should investigate local rivers and angling opportunities in County Meath, as specific fishing spots are not directly detailed on the property grounds.
5/10
Horse Riding
The rural Meath setting is traditionally favorable for equestrian pursuits, with potential livery yards located in the wider area.
6/10
Water Sports
Inland County Meath lacks major water sports facilities, limiting options for activities like sailing or surfing.
2/10
Entertaining
An impressive kitchen/dining area, sunroom, and a very large back garden make this home exceptionally well-suited for hosting and entertaining guests.
9/10

Lifestyle

5 areas

Quiet Living
Situated in a peaceful rural setting in Girley, Fordstown, the property offers a tranquil atmosphere away from urban noise.
9/10
Rural Living
The location delivers an authentic countryside lifestyle, complemented by surrounding green areas and close proximity to local farms and open landscapes.
9/10
Village Living
Nearby villages like Kells and Athboy provide essential amenities, shops, and cafés within a short driving distance.
7/10
Coastal Living
The property is located inland in County Meath and has no proximity to the coast.
1/10
Urban Living
Urban conveniences require travel to nearby towns like Navan or further afield to Dublin, making this unsuitable for those seeking a city lifestyle.
3/10

6 areas

Community Involvement
Proximity to nearby villages and shared communal green areas foster a sense of community engagement.
7/10
Café Culture
A small selection of local cafés can be found in nearby Kells and Athboy, though options are limited compared to larger urban centres.
5/10
Nightlife
The rural setting offers virtually no local nightlife, which is instead centered in larger nearby towns.
2/10
Health/Wellness groups
Buyers should verify local community groups and wellness classes operating out of nearby village halls and centers.
5/10
Networking Opportunities
Professional networking is minimal in this rural location, requiring travel toward Dublin or Navan.
3/10
Tech-Hub Connectivity
The rural address is distant from major tech hubs, meaning connectivity relies entirely on home broadband quality.
3/10

Listing information

Agent: Sherry FitzGerald Reilly
Phone: 0469060450
Published on HouseDelve: 26 September 2026
Correction: Report an issue

Property reference: HD-8B4C8BHouseDelve · Republic of Ireland

Report 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.