"Hillcroft Cottage", Tinnycross, Ballymore Eustace, KildareW91XA01
€645,000
4 Bed~3 Bath~162 m²~BER B
What you'll like:
- Modern construction standards: Constructed under a 2008 planning permission, this dormer residence offers contemporary build quality and modern layout expectations rather than traditional cottage limitations, giving buyers peace of mind regarding structural integrity.
- Strong energy efficiency: Achieving a B energy rating helps reduce heating overheads and indicates good overall thermal performance, which is a major advantage for utility cost management.
- Spacious family accommodation: The generous 162 square meter floor area delivers four bedrooms, three bathrooms, a utility room, and a large lounge to comfortably support a growing family.
- Bright open plan living: The combined living, kitchen, and dining area is awash with natural light and links nicely to the barbecue area, providing an exceptional space for daily family life and entertaining.
- Flexible commercial potential: The ground floor fourth bedroom features independent access doors, offering an excellent option for a home-based business, consultancy, or wellness services.
- Dedicated master suite: The master bedroom at dormer level is well-served with an en suite bathroom and a dressing room, creating a private retreat for the homeowners.
- Convenient village proximity: Located just off the Naas Road within easy walking distance of Ballymore Eustace village, the property combines rural privacy with daily convenience.
- Safe pedestrian access: The site benefits from footpath access directly into the village, making trips to local shops and the primary school much safer and easier.
- Secluded outdoor spaces: The rear gardens are totally secluded, child-friendly, and fully fenced for family pets, offering a secure environment for outdoor activities and relaxation.
- Sunny orientation and barbecue: The southern side features a sun-drenched garden and a well-presented barbecue area, maximizing sunlight exposure throughout the day.
- Ample off street parking: The property includes an ample on-site car parking area to comfortably accommodate multiple vehicles for residents and visiting guests.
- Modern heating systems: Equipped with oil-fired zoned central heating featuring smart controls alongside two wood-burning stoves, ensuring efficient temperature management across all rooms.
- Compliant private sewerage: The listing notes a regulation compliant private sewerage system, which is essential for rural properties outside municipal main drainage networks.
- Reliable utility connections: The home benefits from mains water supply, electricity, and the availability of excellent broadband for remote working needs.
- Desirable village lifestyle: Ballymore Eustace is set on the banks of the River Liffey and offers renowned dining options, local convenience stores, and a high quality of life.
- Highly regarded education: The local primary school is well-regarded, while secondary school options are readily accessible in nearby Naas, Blessington, Dunlavin, and Kilcullen.
- Diverse local activities: Local sports clubs cover traditional GAA as well as water-skiing at Golden Falls and nearby golf options, catering to active family lifestyles.
- Regular public transport: Daily public transport links connect the area to Naas Town and Blessington, assisting commuters without relying entirely on private vehicles.
- Dedicated home office: The dormer level includes a home office that receives early morning natural light, providing a productive workspace separate from the main living areas.
- Mature garden boundaries: The lawn area is surrounded by mature boundaries that enhance privacy and visual appeal while creating a pleasant rural aesthetic.
But keep in mind:
- Private sewerage due diligence: Buyers should verify the exact type and compliance certification of the private sewerage system with local council records to ensure long-term hassle-free operation.
- Commercial use compliance: Anyone intending to operate a business from the fourth ground floor bedroom should investigate local planning restrictions and commercial rate implications.
- Traffic proximity considerations: Being located just off the Naas Road means buyers should visit at peak times to check for potential traffic noise or congestion impacts.
- Dormer ceiling height limits: The upper floor accommodation is built into the roof space, so buyers should check room heights and furniture placement flexibility in the three double bedrooms.
- Oil heating cost volatility: The reliance on an oil-fired central heating system exposes the homeowner to fluctuating fuel prices, unlike natural gas or heat pump alternatives.
- Maintenance of mature boundaries: Mature gardens and boundaries require regular upkeep, trimming, and potential tree surgery to prevent overgrowth or boundary disputes.
- Strict viewing schedules: Viewings are limited to specific days like Thursdays and Saturdays, which may restrict scheduling flexibility for busy prospective buyers.
- Upkeep of wood burning stoves: The two wood-burning stoves require regular professional cleaning and chimney maintenance to ensure safe operation and insurance compliance.
- Broadband speed verification: While excellent broadband is mentioned, buyers working remotely should independently test actual connection speeds and fiber availability on-site.
- Secondary school travel needs: Since secondary schools are located in nearby towns rather than the immediate village, transport logistics for teenagers must be factored into daily routines.
- Surface water drainage check: Buyers should inspect the southern garden and patio areas during wet weather to ensure proper surface water drainage away from the foundations.
- Insulation standards review: Although the home has a B BER rating, buyers should review the specific energy report to confirm which insulation measures contribute most to the score.
- Water pressure testing: Prospective buyers should test the mains water pressure across all three bathrooms simultaneously to ensure adequate flow during peak household usage.
- Electrical system inspection: A thorough independent electrical survey should be commissioned to verify that the wiring and consumer unit meet current safety regulations.
- Roof and gutter maintenance: The complex dormer roof design features multiple pitches and valleys that should be inspected for potential leak risks and debris accumulation.
- Boundary fence condition: While fully fenced for dogs, buyers should inspect the perimeter fencing material quality and longevity to plan for future replacement costs.
- Parking surface drainage: The ample parking area should be examined to ensure proper grading and permeable surfacing to prevent puddles or pooling during heavy rain.
- Future extension planning limits: Due to the 2008 planning history and site boundaries, buyers should investigate restrictions on any future extensions or garden structures.
- Local authority charges: Buyers must check local property tax bands and any applicable county council development levies or rural service charges.
- Home office ventilation: The home office at dormer level should be checked for adequate natural ventilation and thermal comfort during both summer and winter months.
Price positioning
?
- The asking price appears slightly below the broader regional standard when evaluating similar modern 162 square metre residential properties possessing high energy efficiency ratings and versatile commercial workspace options within commuter belt locations.
- Valuation signals are supported by a strong B energy rating and spacious modern accommodation, though potential buyers might weigh the semi-rural Kildare setting against higher urban pricing benchmarks found in larger nearby commuter hubs.
- This pricing position could be supported by sustained buyer demand for privacy combined with village walkability, while wider economic shifts or localized housing supply increases might undermine aggressive competitive bidding beyond the initial guide.
- Relevant market dynamics include the appeal of a dedicated home office and separate commercial use potential, which significantly broadens the target demographic compared to standard residential offerings of identical size.
Build Analysis
What we know from similar construction types
- Constructed under a 2008 planning permission as a modern dormer residence rather than a traditional cottage.
- Features a floor area of 162 square metres with 4 bedrooms, 3 bathrooms, and an open-plan living, kitchen, and dining area.
- Includes a ground floor bedroom with potential independent access and options for commercial or consultation use, which a buyer should verify for proper planning and local authority compliance.
- Fitted with oil-fired zoned central heating with smart control, two wood-burning stoves, mains water, and a private sewerage system noted in listing details as regulation compliant, though buyers should independently inspect and verify waste treatment system standards.
- Benefiting from a B energy rating, feature picture windows, south-facing orientation, and a private, fully fenced site with mature gardens.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately €1,800 to €2,400.
- The property has a floor area of 162 m² and benefits from a favorable B BER energy rating, oil-fired zoned central heating with smart control, and two wood-burning stoves, which helps maintain good energy efficiency despite its size.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
7/10Water overflow reports to follow up
- While the broader settlement is situated near the River Liffey, the specific site topography and local drainage should be checked against official local authority flood maps.
- Prospective buyers should investigate historical catchment patterns and verify site-specific flood resilience with technical advisors.
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 Ballymore Eustace area
LONGWOOD HOUSE, BISHOPSLAND, BALLYMORE EUSTACE
- Sale date
- Declared sale price
- €965,000.00
THE SQUARE, BALLYMORE EUSTACE, NAAS
- Sale date
- Declared sale price
- €362,500.00
MOORHILL, BRANNOCKSTOWN, BALLYMORE EUSTACE
- Sale date
- Declared sale price
- €655,000.00
MAIN STREET, BALLYMORE EUSTACE, CO KILDARE
- Sale date
- Declared sale price
- €335,000.00
2 CHAPEL STREET, BALLYMORE EUSTACE, CO. KILDARE
- Sale date
- Declared sale price
- €345,000.00
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: €64,500 (calculated at 10% on the portion of the residential property price exceeding €1,000,000 does not apply here; standard rates apply as 1% up to €1 million, which equals €6,450 for this asking price)
- Solicitor legal fees: approximately €1,500 to €3,000 excluding VAT and outlay
- Land registration fees: approximately €600 to €800 for property registration and registry mapping
- Property valuation fees: approximately €150 to €300 for mortgage or independent valuation
- Surveyor fees: approximately €500 to €1,200 depending on the level of structural survey required
- Annual home insurance: approximately €400 to €900 per year depending on the policy and coverage level
Forum Talk
What people are saying about this area
- Locals often discuss the peaceful and scenic setting of Ballymore Eustace, highlighting its proximity to the River Liffey and local amenities.
- Community forums frequently mention the strong sense of village life, noting popular spots like the Ballymore Inn and local sports clubs.
- Residents highlight the convenience of footpath access into the village while maintaining a private and rural feel along the approach roads.
- Transport discussions generally focus on daily bus links connecting the area to Naas Town and Blessington for wider commuting needs.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
The property features fully secluded, child-friendly mature gardens, a secure fully fenced boundary, and is within walking distance of a highly regarded local primary school, making it exceptionally well-suited for young families.
- Teenagers8/10
With four bedrooms, a home office, and generous living spaces across 162 m², there is ample room for growing teenagers, plus local sports clubs and transport links to nearby towns.
- Multi-generational Living7/10
The flexible layout includes a ground-floor fourth bedroom with independent access and potential for home-based use, though traditional multi-generational privacy might require some layout adjustments.
- Single Buyers6/10
A 4-bedroom dormer residence of 162 m² with extensive gardens might offer more space and maintenance responsibilities than a typical single buyer requires.
- Couples8/10
Couples will appreciate the modern open-plan living, private sun-drenched barbecue area, and proximity to village amenities like the renowned Ballymore Inn.
- Empty Nesters8/10
The property is explicitly noted as a good opportunity for persons downsizing who wish to enjoy village life and a manageable modern build with a B energy rating.
- Retirees7/10
While the single-level ground floor elements and village proximity support ease of living, the dormer layout and garden maintenance should be considered for long-term retirement.
Work
3 areas- Remote Working9/10
Includes a dedicated home office, an additional study/office space at dormer level, and excellent broadband availability.
- Hybrid Commuting7/10
Daily public transport links to Naas Town and Blessington assist with commuting, alongside reasonable access via the Naas Road.
- Retired8/10
A comfortable, energy-efficient B-rated home with village proximity that suits retirees looking for a manageable yet spacious property.
Practical
8 areas- Ageing in Place7/10
Features a ground-floor bedroom and bathroom which can support accessible living, though some dormer-level accommodation requires stairs.
- Low Maintenance8/10
Constructed in 2008 with a strong B energy rating and modern finishes, reducing immediate maintenance concerns.
- Secure Gated Entry5/10
The property offers private off-street parking and a fully enclosed boundary, though a formal secure gated entry system is not specified.
- Minimalist Design6/10
While finished in a modern style with bright open-plan spaces, the dormer cottage layout follows a traditional-contemporary hybrid design rather than strict minimalism.
- Flexible Floor Plans9/10
Offers 162 m² of versatile accommodation including a 4th ground-floor bedroom with independent access suitable for commercial or consulting use.
- Heritage Home3/10
This is a modern 2008-built dormer residence rather than a traditional heritage or period home.
- Ecological Setup8/10
Benefits from a B energy rating, oil-fired zoned central heating with smart control, two wood-burning stoves, and a regulation-compliant private sewerage system.
- Outdoor areas9/10
Boasts mature gardens, ample parking, a sun-drenched barbecue area, and secure fencing suitable for families and pets.
Interests
9 areas- Gardening8/10
Features mature gardens, sun-drenched lawn areas, and ample outdoor space for keen gardeners to cultivate.
- Walking9/10
Benefit from footpath access to Ballymore Eustace village and scenic local walks along the banks of the River Liffey.
- Gym5/10
There is no dedicated home gym facility mentioned, though the versatile spaces and wellness service potential offer room for fitness setups.
- Cycling7/10
The local road network and scenic Kildare surroundings provide pleasant cycling routes, though proximity to major cycle lanes is limited.
- Golf7/10
Golf options are available in the surrounding area, complementing the local sports club offerings.
- Fishing8/10
The property is set close to the banks of the River Liffey, making it a convenient location for fishing enthusiasts.
- Horse Riding7/10
County Kildare is renowned for equestrian activities, offering good regional access for horse riding enthusiasts.
- Water Sports8/10
Unique local amenities include water-skiing opportunities at nearby Golden Falls.
- Entertaining9/10
A modern open-plan kitchen, living, and dining area links seamlessly to a private, sun-drenched barbecue area ideal for hosting guests.
Lifestyle
5 areas- Quiet Living9/10
The property is tucked away from the main road, offering a particularly private site with mature boundaries and a peaceful setting.
- Rural Living7/10
Situated in Kildare near the River Liffey with mature gardens and countryside surroundings, while maintaining the convenience of an adjacent village.
- Village Living10/10
Located just off the Naas Road within easy walking distance via footpath to the enchanting village of Ballymore Eustace and its local amenities.
- Coastal Living1/10
The property is located inland in County Kildare, far from any coastal areas.
- Urban Living4/10
It offers a countryside and village lifestyle rather than urban living, though daily public transport links connect to Naas and Blessington.
Social
6 areas- Community Involvement8/10
Ballymore Eustace offers active local sports clubs, a strong community spirit, and local primary schooling.
- Café Culture7/10
Local establishments such as the renowned Ballymore Inn and village convenience stores provide a welcoming social hub.
- Nightlife5/10
Nightlife is limited to local village pubs like Paddy Murphy's and Mick Murphy's, with broader options requiring travel to Naas.
- Health/Wellness groups8/10
The property features an option for commercial use suited for consultancy and wellness services, aligning well with wellness-oriented interests.
- Networking Opportunities5/10
Networking is primarily local or community-focused rather than business-centric, though home-office setups facilitate remote professional networking.
- Tech-Hub Connectivity6/10
Excellent broadband is available on-site, supporting digital connectivity, although it is located in a rural-adjacent village rather than a major tech hub.
Listing information
- Agent
- REA Murphy
- Phone
- 045 851 652 / 059 648 2357
- Published on HouseDelve
- 30 September 2026
- Correction
- Report an issue
HD-E2A2ECHouseDelve · 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.