Gleann Droimnin, Carrickmacross, MonaghanA81P237
Price on application
3 Bed~3 Bath~120 m²~BER A2
What you'll like:
- A2 Energy Rating: Achieving an exceptional A2 building energy rating means minimal heat loss and significantly lower utility bills throughout the year. This high efficiency creates a warm, comfortable living environment while future-proofing the home against rising energy costs.
- Help To Buy Approved: Approved status for the government Help To Buy scheme provides substantial tax rebates for qualifying first-time buyers, effectively reducing the initial financial hurdle. This valuable incentive makes entering the property market considerably more achievable.
- First Home Scheme Approved: Qualification for the First Home Scheme assists eligible purchasers with equity support to bridge the gap between deposit, mortgage, and purchase price. This state-backed initiative enhances overall purchasing power for prospective buyers.
- Ten Year Homebond Cover: Inclusion of a comprehensive ten-year Homebond structural guarantee offers crucial peace of mind regarding construction quality and latent defects. This insurance protection shields the buyer from unexpected foundational and structural repair expenses.
- Generous Floor Area: Providing one hundred and twenty square meters of interior space, the property offers well-proportioned rooms suitable for modern family living arrangements. This ample footprint accommodates growing households comfortably without feeling cramped.
- Three Spacious Bedrooms: The inclusion of three well-sized bedrooms ensures adequate private accommodation for family members, guests, or a dedicated home office. Each room benefits from the modern design standards typical of a newly constructed development.
- Three Modern Bathrooms: Having three bathrooms eliminates morning congestion and provides excellent convenience for residents and visitors alike. Contemporary fixtures and fittings enhance the daily living experience within these well-appointed facilities.
- Exclusive New Development: Being part of an exclusive new development means benefiting from fresh infrastructure, modern neighborhood planning, and brand-new community surroundings. Buyers avoid the immediate maintenance headaches often associated with older resale properties.
- Central Town Proximity: Situated only four hundred meters from the town center, residents enjoy effortless walking access to local shops, restaurants, and essential services. This prime positioning minimizes reliance on cars for daily errands.
- Convenient N2 Access: The location along the main transport corridor provides straightforward commuting access towards Dublin, Dundalk, and surrounding regional hubs. This strategic connectivity is ideal for professionals traveling for work.
- Vibrant Market Town: Carrickmacross offers a lively community atmosphere with established schools, recreational facilities, and a thriving local economy. Families will appreciate the robust social infrastructure available right on their doorstep.
- Light Filled Interiors: Imaginative architectural design prioritizes natural light penetration, creating bright and inviting living spaces throughout the day. Expansive windows enhance the overall ambiance and modern aesthetic of the home.
- Private Secure Environment: The development is planned as a pleasant and secure environment, offering reassurance for families with children and residents seeking tranquility. Well-designed estate layouts often foster a strong sense of community safety.
- Recreational Proximity: Close physical proximity to local sports grounds, including Carrickmacross Emmetts GAA, encourages an active and engaged lifestyle. Residents can easily participate in or attend neighborhood sporting events.
- Phase Two Opportunity: Joining the second phase allows buyers to secure a brand-new home within an expanding and highly sought-after residential project. Early participation can sometimes offer choices in specific plot selections.
- Modern Construction Standards: Newly built homes adhere to the latest building regulations, incorporating superior insulation, ventilation, and soundproofing technologies. Buyers can expect a superior living standard compared to legacy housing stock.
- Low Maintenance Living: Brand-new materials, modern plumbing, and updated electrical systems drastically reduce the likelihood of immediate repairs or replacements. This allows homeowners to enjoy years of trouble-free habitation.
- Strong Rental Potential: The high demand for energy-efficient modern housing in vibrant market towns makes this an attractive option for future investment. Landlords can command strong rental yields from tenants prioritizing quality.
- Established Local Agent: Representation by a reputable local agency ensures professional guidance and knowledgeable support throughout the purchasing process. Their expertise helps streamline negotiations and transaction management.
- Balanced Commuter Hub: Positioned within practical driving distance of major northern and southern urban centers, offering an ideal balance of town and commuter living. This strategic geographic placement appeals to diverse lifestyle needs.
But keep in mind:
- Undeveloped Phase Uncertainty: Buyers should investigate potential construction noise, dust, and heavy machinery traffic while subsequent phases of the development are completed. Ongoing building works in the immediate vicinity may cause temporary disruption.
- Management Company Fees: Prospective purchasers must verify the existence of a management company, expected annual service charges, and what estate maintenance is covered. Hidden management fees can add unexpected ongoing costs to homeownership.
- Property Type Ambiguity: The exact architectural layout between semi-detached and terraced options should be confirmed to understand precise boundary lines and party walls. Clarifying the specific property type ensures there are no surprises regarding structural sharing.
- Asking Price Omission: The absence of a listed asking price requires buyers to promptly confirm financial expectations with the selling agent to assess market value. Without a clear price guide, budgeting becomes speculative until further details emerge.
- Snagging List Requirement: Buyers must budget for a professional snagging inspection to identify and rectify cosmetic or minor construction defects prior to final completion. Newly built homes frequently require a thorough check for finishing flaws.
- Completion Timeline Risks: Construction schedules for new developments can experience delays due to weather, supply chain issues, or regulatory sign-offs. Purchasers must prepare for potential move-in date adjustments.
- Garden Landscaping Extent: It is essential to verify whether rear gardens are delivered fully seeded and fenced or if basic landscaping falls entirely on the buyer. Incomplete outdoor areas require additional upfront capital expenditure.
- Parking Allocation Details: Buyers should check the exact number of designated parking spaces assigned to the property and whether electric vehicle charging points are included. Clear parking allocation prevents future disputes within the estate.
- Broadband Infrastructure Quality: Purchasers working from home should verify the availability of high-speed fiber broadband connections within the new development. Reliable digital connectivity is crucial for modern residential requirements.
- Public Transport Reliance: While the town is accessible, those relying on public buses rather than cars should investigate local timetable frequencies and route coverage. Limited rural transport options could restrict commuting flexibility.
- Local School Capacity: Families should independently verify current enrollment capacities and waiting lists for nearby primary and secondary schools. Growing towns can sometimes experience high demand for educational places.
- Property Tax Assessment: Buyers need to calculate the estimated Local Property Tax band based on final purchase price valuations for new builds. This recurring tax obligation must be factored into yearly household budgeting.
- Utility Connection Charges: Purchasers should confirm whether initial utility connection fees for electricity, gas, and water are fully covered by the developer. Unforeseen hook-up fees can add to closing costs.
- Homebond Policy Limits: It is advisable to review the precise coverage limits, exclusions, and claim procedures detailed in the Homebond structural guarantee document. Understanding policy fine print protects against future misunderstandings.
- Future Development Density: Investigate local county development plans to check if surrounding land is zoned for further high-density residential or commercial expansion. Changes in the local landscape could impact views and traffic.
- Management Covenants: Review estate rules regarding exterior alterations, pet ownership, and parking restrictions enforced by any residents association. Strict covenants can limit how homeowners customize their properties.
- BER Compliance Verification: Ensure that the provisional A2 energy rating is formally certified upon final completion of the specific house build. Official verification guarantees that promised energy efficiency standards have been met.
- First Home Scheme Eligibility: Buyers utilizing state equity schemes must understand the future repayment terms, equity share conditions, and potential refinancing constraints. These financial products carry specific long-term contractual obligations.
- Help To Buy Timelines: Verify that the approval status aligns with developer closing deadlines to ensure seamless drawdown of tax rebates without transaction delays. Administrative coordination is vital for scheme utilization.
- Waste Management Logistics: Check local council refuse collection schedules and recycling center accessibility for the specific estate location. Understanding local waste disposal services ensures smooth daily household management.
Price positioning
?
- Evaluating the property position is challenging because the listing omits a specific asking price, though it forms part of an exclusive new development offering modern three-bedroom energy efficient homes with generous floor areas spanning 120 square metres.
- Undervaluation signals are absent due to the missing price figure, but potential overvaluation risks stem from premium pricing often attached to newly built A2-rated developments featuring state-of-the-art green building standards and contemporary architectural layouts in this regional market.
- State-backed purchase support initiatives like the Help to Buy Scheme and First Home Scheme could strongly support a higher valuation, while broader regional economic conditions and local supply levels might undermine aggressive pricing strategies if buyer demand softens.
- Additional relevant factors include the convenient proximity to the town centre and major transport corridors connecting to Dublin, alongside developer assurances such as a ten-year HomeBond guarantee which enhances long-term buyer confidence and perceived asset value.
Build Analysis
What we know from similar construction types
- The property is part of a new development of luxury energy-efficient homes with an A2 BER rating, offering potential advantages such as high thermal performance, lower running costs, and modern construction standards.
- The listing states that the development is approved for the Help to Buy Scheme and the First Home Scheme, and comes with a 10-year HomeBond structural cover, which a buyer should verify with their solicitor or agent.
- A buyer should investigate the exact stage of construction for Phase 2, expected completion timelines, and any management company fees or common area maintenance arrangements associated with the development.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 600 euro to 900 euro.
- Explanation: Given the A2 BER rating and 120 square metre floor area, the property is highly energy efficient with excellent thermal insulation, resulting in significantly lower heating requirements compared to older homes.
Pollution Safe
9/10Environmental situation to investigate
- The development is situated in a pleasant suburban and market-town environment with no major industrial pollution concerns immediately apparent.
- Buyers should verify local records regarding any legacy commercial sites or minor historic waste queries in the wider Carrickmacross area as part of standard due diligence.
Flood Safe
9/10Water overflow reports to follow up
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 Carrickmacross area
23 EMMET STREET, CARRICKMACROSS, CO MONAGHAN
- Sale date
- Declared sale price
- €200,000.00
LISGALL, CARRICKMACROSS, MONAGHAN
- Sale date
- Declared sale price
- €260,000.00
11 WOODVALE, KINGSCOURT ROAD, CARRICKMACROSS
- Sale date
- Declared sale price
- €265,000.00
DUNDALK RD, CARRICKMACROSS, MONAGHAN
- Sale date
- Declared sale price
- €300,000.00
17 WOODVALE, KINGSCOURT RD, CARRICKMACROSS
- Sale date
- Declared sale price
- €300,000.00
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: Exact figure cannot be calculated as the asking price is not provided, but typically 1% of the purchase value up to 1 million euro for residential properties in Ireland.
- Solicitor legal fees: Estimated between 1,500 euro and 3,000 euro plus VAT and outlay.
- Land registration fees: Estimated at approximately 600 euro to 800 euro depending on the property value and registration type.
- Property valuation fees: Estimated between 150 euro and 250 euro.
- Surveyor fees: Estimated between 500 euro and 1,000 euro for a structural survey on a 120 square metre home.
- Annual home insurance: Estimated between 400 euro and 700 euro depending on the policy level and provider.
Forum Talk
What people are saying about this area
- Locals in Carrickmacross frequently discuss the convenience of new developments located within walking distance of the town centre and local amenities.
- Traffic management and transport connectivity along the N2 corridor towards Dublin and Dundalk are common topics in regional discussions.
- Residents often highlight the active community life, local sports clubs such as Carrickmacross Emmetts GAA, and the availability of schools.
- There is ongoing local interest in new energy-efficient housing options qualifying for government support schemes like Help to Buy and the First Home Scheme.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
With 3 bedrooms and a new development setting near schools and recreational facilities, this property is well-suited for families with young children.
- Teenagers7/10
Three bedrooms provide adequate space for teenagers, and the vibrant market town location offers access to local amenities and sports grounds.
- Multi-generational Living5/10
At 120 square metres with 3 bedrooms, space might be somewhat limited for true multi-generational living, though modern layouts can offer some flexibility.
- Single Buyers7/10
Schemes like the First Home Scheme approved for the development could assist single buyers entering the market with an A-rated 3-bedroom home.
- Couples8/10
Spacious and modern light-filled design makes this an excellent option for couples looking to settle in a new energy-efficient home.
- Empty Nesters7/10
Low-maintenance A2-rated new construction close to the town centre appeals to empty nesters wanting to downsize into an efficient property.
- Retirees7/10
Conveniently located 400m from the town centre with easy access to shops and amenities, supporting comfortable retirement living.
Work
3 areas- Remote Working8/10
With 3 bedrooms and modern energy-efficient construction, there is ample space to set up a dedicated home office for remote working.
- Hybrid Commuting7/10
Located 75km north of Dublin along the N2, making hybrid commuting viable for those willing to travel into the city periodically.
- Retired7/10
Low maintenance and close proximity to town amenities make it a practical option for retirees.
Practical
8 areas- Ageing in Place6/10
New build convenience and proximity to town are positives, though multi-story layouts may require adaptation for long-term ageing in place.
- Low Maintenance10/10
As a brand-new A2 energy-rated development with HomeBond cover, maintenance requirements will be exceptionally low for years to come.
- Secure Gated Entry4/10
Described as a pleasant secure environment, though gated entry specifics should be verified with the agent.
- Minimalist Design8/10
Modern, light-filled, and newly constructed houses naturally lend themselves to clean, contemporary, and minimalist interior design.
- Flexible Floor Plans7/10
New 3-bedroom semi-detached and terraced layouts offer modern open-plan flexibility for various living arrangements.
- Heritage Home1/10
This is a brand-new contemporary development rather than a period or heritage property.
- Ecological Setup9/10
Features an impressive A2 BER rating, indicating high energy efficiency and lower environmental impact.
- Outdoor areas6/10
Typical new build private house plots include manageable back gardens and secure neighborhood layouts.
Interests
9 areas- Gardening5/10
Typical new development gardens are usually manageable in size, offering a blank canvas for buyers to set up their own outdoor green spaces.
- Walking8/10
Being only 400m from the town centre makes walking into town for daily errands and local amenities very convenient.
- Gym6/10
Proximity to Carrickmacross town centre provides reasonable access to local fitness facilities and community amenities.
- Cycling6/10
The town-adjacent location allows for straightforward cycling access to local roads and nearby town infrastructure.
- Golf5/10
Buyers should verify the proximity of the nearest golf courses in the Monaghan and surrounding region.
- Fishing5/10
Monaghan features various lakes and waterways, though buyers interested in fishing should verify local angling spots nearby.
- Horse Riding5/10
Equestrian facilities may be found in the wider rural areas surrounding Carrickmacross, requiring transport to access.
- Water Sports3/10
Inland location means dedicated water sports facilities are limited compared to coastal or major lake regions.
- Entertaining8/10
Modern, light-filled, spacious open-plan layouts typical of new A-rated developments lend themselves well to hosting guests and entertaining.
Lifestyle
5 areas- Quiet Living6/10
Situated in a new development close to a vibrant market town, offering a pleasant environment while still remaining close to local activity.
- Rural Living4/10
Located just 400m from Carrickmacross town centre, so this leans much more towards town living than rural isolation.
- Village Living7/10
Carrickmacross provides a vibrant market town feel with convenient access to local shops, restaurants, and schools.
- Coastal Living1/10
Monaghan is an inland county with no immediate proximity to the coast.
- Urban Living6/10
While not a major city, its location 75km from Dublin with town amenities provides a balanced regional urban-adjacent lifestyle.
Social
6 areas- Community Involvement7/10
Close to local amenities and sports grounds like Carrickmacross Emmetts GAA, fostering good opportunities for community engagement.
- Café Culture6/10
Proximity to the market town centre ensures easy access to local cafes, restaurants, and daily social spots.
- Nightlife5/10
Local pubs and eateries in Carrickmacross offer standard market town nightlife options, though larger cities require travel.
- Health/Wellness groups6/10
Town-based amenities and local sports clubs provide reasonable access to community health and wellness activities.
- Networking Opportunities5/10
Networking is primarily centered around local business and community groups within the Carrickmacross area.
- Tech-Hub Connectivity5/10
Buyers should verify broadband speeds and fiber availability at the specific Eircode for high-demand tech-hub connectivity.
Listing information
- Agent
- REA Gunne Property (Carrickmacross)
- Phone
- 042 966 1303
- Published on HouseDelve
- 30 September 2026
- Correction
- Report an issue
HD-D9A99AHouseDelve · 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.