Hollybrook, Crookstown Upper, Ballitore, Co. Kildare.R14YF72
€498,950
4 Bath~321 m²~BER C1
What you'll like:
- Substantial floor area: Spanning an impressive 321 square meters, this generously proportioned dwelling provides exceptional space for a growing family to comfortably inhabit without feeling cramped.
- Versatile basement level: The inclusion of a large basement level with a garage and utility room presents endless possibilities for customized home expansion or hobby use.
- Multiple reception rooms: Separate lounge and family room spaces give residents flexible living zones, making it easier to entertain guests or unwind in distinct quiet areas.
- Solid fuel stove: The family room features a cozy solid fuel stove, which provides efficient supplementary heating and creates a welcoming focal point during colder winter months.
- Feature fireplace lounge: The separate front lounge boasts an attractive feature fireplace with a wrought iron insert, adding traditional charm and character to the main living space.
- Abundant bedrooms: Featuring multiple well-sized bedrooms spread across levels, the layout easily accommodates larger households or provides convenient options for dedicated home office spaces.
- Multiple bathrooms: Equipped with four bathrooms in total, the property eliminates morning bottlenecks and ensures optimal convenience for family members and visiting guests alike.
- Ensuite primary facilities: Dedicated ensuite bathroom facilities attached to bedrooms enhance daily privacy and comfort, representing a desirable modern feature for discerning home buyers.
- Practical utility space: The dedicated utility storeroom provides essential space for laundry appliances and household storage, helping to keep the main kitchen area organized and clutter-free.
- Secure garage parking: The integrated basement garage with an up-and-over roller door offers secure vehicle storage and easy protection from inclement weather conditions.
- Oil fired heating: The installed oil central heating system offers a reliable and traditional method for warming the expansive interior spaces throughout the cooler seasons.
- Double glazed windows: Fitted double glazing throughout helps to improve thermal retention and reduce outside noise, contributing positively to the overall home energy efficiency.
- Convenient motorway access: Proximity to nearby motorway links ensures straightforward commuting for professionals traveling toward major employment hubs and surrounding regional towns.
- Edge of village setting: Situated near the picturesque villages of Crookstown and Ballitore, residents can enjoy a peaceful community atmosphere while remaining close to local amenities.
- Built in 2004: Constructed relatively recently in 2004, the building benefits from modern construction standards compared to much older rural housing stock in the surrounding area.
- Stable asking price: The recorded asking price history shows no increases or decreases since tracking began, suggesting a firm and consistent vendor pricing strategy.
- Onsite parking capacity: Ample parking space is available directly on site, making it convenient for multiple vehicle owners and visiting family or friends to park safely.
- Laminate flooring throughout: Practical laminate wooden flooring fitted across numerous rooms offers durability and easy cleaning, which is especially beneficial for high-traffic family living zones.
- Generous plot potential: The overall property footprint and grounds offer appealing potential for outdoor landscaping or gardening projects tailored to personal taste and lifestyle needs.
- Natural light features: Bay windows and thoughtful room orientations help maximize natural daylight penetration, creating bright and uplifting interior spaces throughout the daytime hours.
But keep in mind:
- C1 energy rating: The current C1 BER rating indicates that thermal performance could be improved, and buyers should budget for potential insulation upgrades to reduce heating bills.
- Basement moisture risks: Sub-grade basement areas in properties built in this region can be prone to dampness, requiring thorough professional inspection to ensure proper tanking and ventilation.
- Substantial upgrade costs: Given the massive 321 square meter footprint, any future modernization or remedial works could require significant financial investment compared to smaller properties.
- Unclear property type: The listing data omits the exact property classification, meaning buyers must independently verify legal zoning, planning permissions, and structural categorization before bidding.
- Bedroom count ambiguity: Although four bathrooms are noted, the specific total bedroom count requires careful verification against the floor plan to ensure it meets family requirements.
- Oil heating dependency: Reliance on oil-fired central heating exposes future occupants to fluctuating fuel commodity prices and requires regular maintenance of external storage tanks.
- Basement access logistics: Moving heavy furniture or supplies into and out of the basement garage level may present daily logistical challenges depending on internal stair configurations.
- Potential drainage concerns: Rural locations outside major urban sewage networks often rely on septic tanks, necessitating a rigorous independent inspection of wastewater treatment systems.
- Ventilation in bathrooms: Several internal bathrooms may lack exterior windows, meaning buyers should inspect mechanical extractor fans to prevent condensation and mold accumulation over time.
- Stove compliance check: The solid fuel stove in the family room should be checked by a certified professional to ensure it complies with current building and environmental regulations.
- Roof and gutter maintenance: A large roof area covering 321 square meters requires thorough inspection of flashing, tiles, and gutters to prevent costly water ingress issues.
- Boundary line verification: Rural properties often have complex folio boundaries, so buyers must instruct their legal representative to confirm exact land ownership limits and right-of-way access.
- Lack of historical sales context: The absence of recent comparable transactions in the immediate micro-market makes it harder to independently validate whether the asking price reflects true market value.
- Potential damp in utility room: Basement-level utility and storerooms require careful evaluation for humidity levels to ensure stored items and clothing remain protected from moisture damage.
- Insulation standards check: Due to the 2004 construction date, cavity wall and attic insulation levels may fall short of modern nearly zero-energy building standards, impacting overall warmth.
- Water supply verification: Properties in this rural Kildare area may rely on private wells or local water schemes, making water quality and pressure testing an essential due diligence step.
- Electrical system review: Buyers should commission a qualified electrician to test the distribution board and wiring to ensure the electrical installation meets current safety standards.
- Maintenance of roller door: The basement garage roller door should be inspected for mechanical wear and tear to avoid unexpected repair expenses shortly after purchasing the home.
- Local traffic considerations: Proximity to motorway access points could introduce background traffic noise during peak commuting hours, which buyers should assess during a site visit.
- Future proofing costs: Bringing a property of this size up to a higher BER rating like A or B could involve substantial capital outlay for heat pumps and solar panels.
Price positioning
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- The asking price of €498,950 appears slightly overvalued when evaluated against surrounding regional residential transactions, given that nearby established properties generally trade at notably lower overall nominal price points across the local area.
- Valuation signals show upward pressure derived from the exceptionally large floor area of 321 square meters and a substantial basement layout, though countered by a moderate C1 energy rating requiring potential future efficiency upgrades.
- This ambitious pricing strategy could be supported by buyer demand for expansive rural family homes with swift motorway access, while it might be undermined by higher completion costs for modernization and regional price ceilings.
- The stable asking price history without reductions indicates firm seller resolve, though limited immediate local comparable sales above the four hundred thousand euro threshold suggest potential room for negotiation during the acquisition process.
Build Analysis
What we know from similar construction types
- The property was built in 2004 and features a substantial floor area of 321 square meters, including a basement level and basement garage.
- The inclusion of a basement and downstairs accommodation presents potential versatility for various uses, but a buyer should verify structural integrity, damp-proofing, and proper ventilation in these lower-level spaces.
- Planning compliance and building regulations regarding the basement level and any converted spaces should be thoroughly investigated by a professional surveyor.
- The home features oil heating and double glazing, and a comprehensive structural survey is recommended to assess the overall condition of the roof, plumbing, and electrical systems given the age of the build.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €2,200 to €2,700.
- Explanation: Given the C1 BER rating, oil heating system, and the large 321 square metre floor area including the basement level, heating demands for this property are likely to be substantial during colder months.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a predominantly agricultural and rural residential area, appearing well removed from heavy industrial zones, major manufacturing plants, or active large-scale incinerators.
- Any historical or localized agricultural waste management practices should be verified independently during standard property investigations, though no major legacy pollution concerns are overtly documented.
Flood Safe
8/10Water overflow reports to follow up
- The surrounding topography in the Crookstown and Ballitore area generally indicates a lower susceptibility to major widespread fluvial flooding, though localized surface water pooling after heavy rainfall should be checked.
- Buyers are advised to consult detailed local authority flood maps and carry out standard environmental due diligence to confirm the precise flood risk profile of the specific site.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
605 CROOKSTOWN UPPER, BALLITORE, ATHY
- Sale date
- Declared sale price
- €130,000.00
Recent sales in the wider Ballitore area
46 STRETTEL AVENUE, BALLITORE, NAAS
- Sale date
- Declared sale price
- €380,000.00
116 CARTER ROAD ABBYFIELD, BALLITORE, ATHY
- Sale date
- Declared sale price
- €299,000.00
37 ABBYFIELD, BALLITORE, CO KILDARE
- Sale date
- Declared sale price
- €300,500.00
CROOKSTOWN UPPER, BALLITORE, CO. KILDARE
- Sale date
- Declared sale price
- €160,000.00
PIN HILL, GLASSHEALY, BALLITORE
- Sale date
- Declared sale price
- €445,000.00
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: €4,989.5 — 1% of €498,950.
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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: €1,500 to €3,000 excluding outlay and VAT.
- Land registration fees: €400 to €800 depending on property value and registration type.
- Property valuation fees: €150 to €300 for a standard mortgage valuation report.
- Surveyor fees: €500 to €1,200 depending on the depth of the structural survey required for a large 321 square metre property.
- Annual home insurance: €400 to €800 depending on the level of cover and policy specifics.
Forum Talk
What people are saying about this area
- Local community discussions highlight the peaceful, rural setting of Crookstown Upper and Ballitore with convenient access to the nearby motorway.
- Residents frequently note the appeal of village living in County Kildare while remaining within commutable distance to larger urban hubs.
- Local forums often discuss infrastructural developments, local amenities, and community events in the surrounding South Kildare area.
- Property discussions in the region generally emphasize family homes with large footprints, such as detached properties featuring extensive basements or multi-level accommodation.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
With a generous floor area of 321 square metres and multiple bedrooms, there is plenty of space for young children to grow. Buyers should verify the safety features of the grounds and basement.
- Teenagers9/10
The substantial size, including a basement and multiple living spaces, provides teenagers with excellent privacy and independence within the home.
- Multi-generational Living9/10
The expansive layout across multiple levels, featuring a downstairs area with additional rooms, offers ideal separation and flexibility for extended family members.
- Single Buyers5/10
A 321 square metre home with high maintenance requirements might exceed the practical needs and budget of a single buyer.
- Couples7/10
Provides ample space for couples who desire room for home offices, hobbies, or future expansion, though heating and upkeep of a large property should be considered.
- Empty Nesters6/10
While offering single-level living potential on the upper ground floor, the massive 321 square metre footprint and basement may be larger than necessary for empty nesters.
- Retirees6/10
The extensive accommodation offers comfortable living, but retirees should investigate the physical demands of maintaining a very large property and basement area.
Work
3 areas- Remote Working9/10
The numerous rooms and generous 321 square metre floor area provide fantastic flexibility to set up multiple home offices.
- Hybrid Commuting7/10
Motorway access is within a minutes drive, facilitating hybrid commutes despite the rural Co. Kildare setting.
- Retired7/10
Well-suited for a comfortable retirement lifestyle in a quiet village setting, provided the maintenance of a large home is managed.
Practical
8 areas- Ageing in Place6/10
While ground floor accommodation exists, the presence of a basement and multi-level layout requires careful evaluation for long-term accessibility.
- Low Maintenance4/10
A 321 square metre property with oil heating, multiple bathrooms, and a basement demands regular upkeep and maintenance.
- Secure Gated Entry4/10
On-site parking is available, but buyers should verify if secure gated entry features are installed.
- Minimalist Design3/10
The traditional room configurations and large multi-level layout lean away from a strict minimalist aesthetic.
- Flexible Floor Plans10/10
The property features an exceptionally versatile layout, including generous ground floor spaces, multiple bedrooms, and a basement with various potential uses.
- Heritage Home3/10
Built in 2004, this is a modern rather than a historical heritage home.
- Ecological Setup5/10
The property holds a C1 BER rating, indicating potential for energy efficiency upgrades to achieve a more ecological setup.
- Outdoor areas7/10
Includes on-site parking and usable outdoor space, though specific garden boundaries and landscaping should be inspected.
Interests
9 areas- Gardening7/10
The property includes on-site parking and outdoor areas that offer solid potential for keen gardeners to develop.
- Walking7/10
The village edge location provides pleasant local routes for walking, though transport may be needed for extensive trail networks.
- Gym4/10
There is no dedicated commercial gym nearby, but the vast basement and rooms offer ample space to install a home gym.
- Cycling6/10
Quiet local country roads offer cycling opportunities, though buyers should verify road safety and infrastructure.
- Golf5/10
Buyers should investigate the proximity of local golf courses, as the immediate area is primarily rural and residential.
- Fishing5/10
Proximity to local rivers or angling spots should be verified by buyers interested in fishing.
- Horse Riding7/10
The Co. Kildare location is renowned for equestrian culture, making it potentially suitable for horse riding enthusiasts.
- Water Sports1/10
Inland Co. Kildare offers no immediate access to water sports facilities.
- Entertaining9/10
With a large kitchen diner, separate lounge, family room, and extensive basement areas, this home is exceptionally well-suited for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Situated on the edge of Crookstown and Ballitore villages in Co. Kildare, the location offers a peaceful countryside atmosphere.
- Rural Living8/10
Set in Co. Kildare with on-site parking and generous grounds, this property delivers a classic rural lifestyle setting.
- Village Living9/10
Positioned right on the edge of Crookstown and Ballitore villages, residents can easily enjoy local community amenities.
- Coastal Living1/10
The inland location in Co. Kildare provides no proximity to the coast or marine environments.
- Urban Living3/10
Located in a rural village setting rather than an urban center, though motorway access is within a short drive.
Social
6 areas- Community Involvement7/10
Proximity to Crookstown and Ballitore villages supports local community engagement and participation.
- Café Culture4/10
Village living offers limited local cafe options, likely requiring travel to larger nearby towns for a vibrant cafe culture.
- Nightlife2/10
The quiet rural and village location lacks extensive nightlife venues, which are concentrated in major urban centers.
- Health/Wellness groups5/10
Local wellness groups may exist within the community or nearby towns, but buyers should verify availability.
- Networking Opportunities3/10
Professional networking is limited in this rural setting, though remote working infrastructure helps bridge the gap.
- Tech-Hub Connectivity4/10
Buyers should verify broadband speeds and connectivity to support high-tech requirements from a rural location.
Listing information
- Agent
- Sherry FitzGerald McDermott Kildare
- Phone
- 045 531 423
- Current status
- active
- Published on HouseDelve
- 14 October 2026
- Correction
- Report an issue
HD-044E8AHouseDelve · 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.