Killeeter, Mullagh, Kells, Co. MeathA82KX20
€250,000
3 Bed~1 Bath~BER G
What you'll like:
- Generous site size: The property includes circa 1 acre of land, providing ample outdoor space for gardening, extensions, or keeping pets, which significantly increases long-term lifestyle flexibility for buyers.
- Affordable entry price: At an asking price of 250000 euros, this detached cottage represents an accessible entry point for buyers looking to secure a rural home with renovation potential.
- Stable asking price: The tracked pricing history shows no price reductions or increases since initial observation, suggesting a firm vendor stance and a straightforward baseline negotiation position for interested parties.
- Three bedroom layout: Offering three separate bedrooms, the cottage provides a functional floor plan that accommodates small families, guests, or a dedicated home office setup in the countryside.
- Kitchen fitted units: The kitchen comes equipped with oak-coloured units and a tiled floor, offering a usable foundational space that minimizes immediate setup costs upon moving into the property.
- Direct garden access: A dedicated door from the kitchen leads straight to the back garden, facilitating seamless outdoor dining and everyday convenience for managing waste, groceries, and outdoor chores.
- Hot press included: The hallway features an integrated hot press, providing essential storage space for linens and helping to maintain household organization throughout the changing seasons.
- Dual heating provisions: The accommodation includes a Stanley oil range in the living room and a solid fuel stove in bedroom one, offering alternative heating methods for cozy winter evenings.
- Triton electric shower: The bathroom is already fitted with a Triton T80 electric shower, ensuring reliable hot water availability without depending entirely on the home's primary boiler system.
- Tiled bathroom finish: The bathroom features fully tiled walls and floors, which provide a durable, low-maintenance surface that protects against moisture damage and simplifies daily cleaning routines.
- Private rural setting: Situated in the Killeeter area near Mullagh and Kells, the location delivers a peaceful countryside atmosphere away from heavy urban noise, ideal for privacy seekers.
- Renovation blank canvas: The dated interior and layout offer an exciting opportunity for buyers to modernize and customize the cottage completely to their personal aesthetic and functional standards.
- Extension potential: Given the expansive circa 1 acre plot, the property holds strong potential for future ground-floor extensions, subject to obtaining the necessary local planning permissions.
- Local market accessibility: Positioned within County Meath, the property allows residents to access nearby towns like Kells for everyday shopping, schools, and essential services within a reasonable drive.
- Existing utility infrastructure: The presence of established rooms, plumbing fixtures, and kitchen cabinetry indicates that basic services are in place, reducing the complexity of initial refurbishment works.
- Compact footprint: A smaller cottage layout generally translates to lower ongoing heating bills and reduced property maintenance overheads once essential energy upgrades are successfully completed.
- Traditional charm: Properties of this cottage style attract buyers seeking authentic rural character, offering a distinct aesthetic that modern housing developments simply cannot replicate easily.
- Independent living space: Unlike apartment living, owning a detached cottage on its own land eliminates management fees and provides total autonomy over exterior property upkeep and improvements.
- Clear viewing arrangements: The property is available for inspection strictly by appointment through the agent, allowing prospective buyers to arrange dedicated time to thoroughly assess the structure.
- Identifiable agent representation: Managed by an established local auctioneer, buyers have a clear professional point of contact to submit inquiries, schedule viewings, and navigate the acquisition process.
But keep in mind:
- Extremely poor BER rating: The property carries a G energy rating, which indicates severe thermal inefficiency and necessitates a comprehensive, costly deep retrofit to achieve comfortable living standards.
- Missing floor area data: The listing omits total square footage figures, requiring buyers to independently verify room sizes and overall proportions during a physical viewing before making an offer.
- Undefined property type: The listing lacks an explicit structural classification beyond a descriptive cottage label, meaning buyers should consult a surveyor regarding construction materials and foundation integrity.
- Unverified septic tank: Rural cottages often rely on private sewage treatment systems, so buyers must investigate the condition and regulatory compliance of any existing septic tank on the circa 1 acre site.
- Well water uncertainty: Properties in rural areas like Killeeter frequently depend on private well water, making it vital to test water quality, flow rates, and filtration equipment prior to purchase.
- Outdated heating systems: Relying on older oil ranges and solid fuel stoves suggests the central heating infrastructure may be obsolete and require complete replacement to meet modern efficiency needs.
- Small secondary bedrooms: Bedroom three measures just 10 feet 9 inches by 6 feet 7 inches, severely limiting its usability as a standard double room and restricting it to a child's room or office.
- Compact bathroom dimensions: Measuring under 10 feet by 5 feet, the single bathroom provides tight spatial clearance, leaving little room for larger fixtures or a separate bathtub installation.
- Carpet and lino flooring: The presence of carpet in bedroom two and lino in bedroom three suggests older finishes that may conceal dampness, subfloor wear, or hygiene issues requiring immediate replacement.
- Extensive capital expenditure: Upgrading a G-rated cottage with modern insulation, windows, heating, and plumbing will demand a substantial financial investment well beyond the initial purchase price.
- Planning permission risks: Any future plans to extend the cottage on the circa 1 acre plot will be subject to strict local council guidelines regarding rural housing density and environmental rules.
- Boundary verification needed: Buyers must carefully inspect land registry maps with their legal representative to confirm exact property boundaries across the circa 1 acre site and prevent encroachments.
- Potential damp issues: Older rural cottages lacking damp-proof courses often suffer from rising or penetrating damp, which requires professional inspection to diagnose and remediate effectively.
- Roof and attic inspection: The structural integrity of the roof timbers and the depth of attic insulation remain unverified in the listing, posing potential hidden costs for major structural repairs.
- Electrical compliance check: Older rural homes frequently retain outdated electrical wiring and fuse boards that fail current safety standards, necessitating a full rewiring by a certified electrician.
- Stagnant pricing signal: The asking price has remained fixed at 250000 euros without adjustment, which may indicate an inflexible vendor who is unwilling to negotiate on necessary repair discounts.
- Rural commuting reliance: Living in this rural pocket of County Meath requires complete dependence on private vehicles for daily commutes, shopping, schools, and accessing emergency services.
- Isolation and security: The secluded nature of a detached rural cottage on a large plot can raise security considerations, requiring investments in exterior lighting, alarms, and secure gates.
- Restricted local amenities: Daily conveniences are not within immediate walking distance, meaning residents must factor in travel time and fuel costs for routine errands and social activities.
- Renovation timeline risks: Undertaking a major refurbishment on a G-rated property often leads to unexpected delays, cost overruns, and logistical challenges while managing multiple specialist contractors.
Price positioning
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- The asking price of twenty-five thousand euro appears moderately valued because the property requires substantial energy upgrades, evidenced by a poor G building energy rating, which will demand significant capital investment from any prospective purchaser immediately.
- Valuation signals are mixed as the listing offers approximately one acre of land, yet the dwelling itself is a modest three-bedroom cottage with restricted floor space and dated interior finishes needing extensive refurbishment throughout all rooms.
- Potential factors that could support the current asking price include strong ongoing demand for rural properties featuring generous garden plots, while factors undermining the valuation include high retrofit costs required to bring the dwelling up to modern standards.
- Additional market context indicates that various residential properties in the wider locality achieve differing price points, suggesting that buyers weigh the substantial upgrade expenses heavily when determining final offers for poorly rated rural dwellings.
Build Analysis
What we know from similar construction types
- The property is a traditional 3-bedroom cottage set on approximately one acre of land, which suggests older construction methods that likely lack modern insulation and damp-proofing standards.
- The presence of a Stanley oil range in the living room and a solid fuel stove in Bedroom 1 indicates older, localized heating systems rather than a centralized, modern heating plant.
- A buyer should investigate the structural integrity of the roof, walls, and foundations, as rural cottages of this type often require significant modernization and remediation.
- Verification of the exact floor area, septic tank location, and compliance with local planning regulations is recommended.
- The asking price has remained unchanged at €250,000 since tracking began, suggesting the seller may be holding firm on valuation despite the extensive capital investment required to upgrade the dwelling.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a poor BER rating of G, indicating an extreme lack of energy efficiency requiring a comprehensive deep retrofit.
- Bringing this cottage up to a modern energy standard would likely require external or internal wall insulation, roof insulation, window and door replacements, and the installation of an upgraded heating system such as a heat pump.
- Estimated costs for a deep retrofit of an older, detached cottage of unknown exact square footage generally range between €50,000 and €80,000 or more, depending on the extent of structural interventions and contractor pricing.
Heating cost*
Estimated expense to heat this property every year
- €2,500 to €3,500 per year.
- Given the poor BER rating of G, the property likely suffers from significant heat loss, requiring substantial energy to maintain comfortable temperatures via its oil range and solid fuel stove.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a quiet rural countryside location in Co. Meath, appearing well-removed from major industrial facilities, large-scale incinerators, or active heavy manufacturing plants.
- Any prospective buyer should verify local agricultural practices or older localized waste disposal methods during standard conveyancing and environmental searches.
Flood Safe
8/10Water overflow reports to follow up
- The regional topography suggests a lower general risk of major river or coastal flooding, though rural surface water drainage should be inspected following heavy rainfall.
- Buyers are advised to check local historical flood maps and consult a structural surveyor regarding site-specific drainage characteristics on the circa 1-acre plot.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
LISLIN, MULLAGH, KELLS
- Sale date
- Declared sale price
- €472,500.00
Recent sales in the wider Kells area
133 THE GLEBE, KELLS, MEATH
- Sale date
- Declared sale price
- €265,000.00
BALRATHBOYNE, CORTOWN, KELLS
- Sale date
- Declared sale price
- €316,000.00
15 THE VILLAGE GREEN, CARLANSTOWN, KELLS
- Sale date
- Declared sale price
- €274,000.00
29 BLACKTHORN CLOSE, KELLS, MEATH
- Sale date
- Declared sale price
- €238,000.00
BALRATHBOYNE, CORTOWN, KELLS
- Sale date
- Declared sale price
- €485,000.00
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: €2,500 — 1% of €250,000.
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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: €1,500 to €3,000 plus VAT and outlay.
- Land registration fees: €400 to €800 depending on the property value and registration type.
- Property valuation fees: €150 to €300 for mortgage or standard valuation.
- Surveyor fees: €500 to €1,200 depending on the depth of the structural survey required.
- Annual home insurance: €350 to €700 depending on the level of coverage and property specifics.
Forum Talk
What people are saying about this area
- Residents in the Mullagh and Kells hinterland frequently discuss rural living topics, including septic tank maintenance and upgrading older country properties to improve energy efficiency.
- Community forums often highlight the quiet, peaceful nature of the surrounding Meath and Cavan border countryside, appealing to those seeking rural seclusion.
- Local discussions touch upon the reliance on private car transport for daily amenities, shopping, and schools given the rural setting.
- Property renovators in local online groups often share advice on modernising traditional 3-bedroom cottages, particularly addressing poor BER ratings like the G rating seen here.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The property includes a spacious circa 1 acre site which provides plenty of outdoor space for young children to play. However, with only one bathroom and a lower energy rating, a growing family may find the layout somewhat restrictive.
- Teenagers4/10
A 3-bedroom cottage with a single bathroom can feel cramped for teenagers needing personal space. The rural location also means limited public transit access for older youths.
- Multi-generational Living2/10
The single-level cottage layout lacks the separation of space or supplementary structures typically required for comfortable multi-generational living.
- Single Buyers7/10
At an asking price of €250,000, this property offers an accessible entry point for single buyers looking for a rural project with significant outdoor land.
- Couples8/10
Well-suited for couples seeking a countryside lifestyle, offering three bedrooms and ample outdoor space for customization and gardening.
- Empty Nesters6/10
Single-level living is advantageous for ageing in place, but the property carries a G BER rating, meaning empty nesters should budget for substantial energy upgrades.
- Retirees6/10
The detached cottage setup allows for peaceful retirement living without stairs to navigate, though the rural setting may require driving for daily amenities and healthcare.
Work
3 areas- Remote Working5/10
The peaceful environment suits home working, but prospective buyers should verify local broadband speeds and fiber availability in this rural area.
- Hybrid Commuting4/10
The rural Meath location makes regular commuting to major employment centers like Dublin less convenient.
- Retired8/10
Ideal for retirees seeking privacy, manageable single-story space, and an expansive garden to tend.
Practical
8 areas- Ageing in Place7/10
The single-level cottage layout is beneficial for avoiding stairs as one ages, though bathroom accessibility may need adaptation.
- Low Maintenance4/10
Given the G energy rating and older cottage structure, ongoing maintenance and thermal upgrades should be anticipated by the buyer.
- Secure Gated Entry3/10
There is no mention of automated or secure gated entry; buyers should inspect current boundary security.
- Minimalist Design5/10
The traditional cottage footprint offers a compact space, though it features conventional separate rooms rather than open-plan minimalism.
- Flexible Floor Plans3/10
The existing layout of three bedrooms, a living room with a Stanley oil range, and a single bathroom offers limited flexibility without structural alterations.
- Heritage Home7/10
The property presents classic traditional cottage characteristics that will appeal to lovers of older, characterful homes.
- Ecological Setup3/10
The G BER rating indicates poor energy efficiency, meaning substantial eco-friendly retrofitting (insulation, heating systems) would be required.
- Outdoor areas8/10
The property benefits from a substantial circa 1 acre site, providing excellent outdoor utility and gardening space.
Interests
9 areas- Gym2/10
There are no commercial gym facilities within immediate walking distance, requiring travel to nearby towns.
- Gardening9/10
The circa 1 acre plot provides an exceptional canvas for keen gardeners to cultivate vegetables, flowers, or landscaping projects.
- Walking7/10
The surrounding country roads offer quiet routes for scenic walks, though buyers should verify the presence of dedicated pedestrian pathways.
- Cycling6/10
Quiet country roads can be appealing for cycling enthusiasts, though varying road conditions and lack of cycle lanes should be considered.
- Golf5/10
Proximity to regional golf clubs depends on travel, as local courses are not immediately adjacent.
- Fishing5/10
Buyers should investigate local angling opportunities in the wider Meath and Cavan border regions.
- Horse Riding6/10
The generous 1-acre plot and rural environment could potentially accommodate equine interests, subject to additional paddock setup.
- Water Sports2/10
The inland rural location offers very limited immediate access to major water sports facilities.
- Entertaining6/10
The sizeable outdoor area allows for summer gatherings, though the interior living room and kitchen spaces are modestly proportioned.
Lifestyle
5 areas- Quiet Living9/10
Situated in Killeeter, Mullagh, Co. Meath, the property offers a distinctly tranquil rural setting away from urban congestion.
- Rural Living10/10
Set on approximately 1 acre of land in the countryside, this cottage is the quintessential rural retreat.
- Village Living6/10
While rural, the property is reasonably close to nearby community hubs, though local amenities still require a short drive.
- Coastal Living1/10
This inland County Meath location is entirely landlocked with no coastal access.
- Urban Living1/10
This is a rural countryside offering with no proximity to major urban centers or city amenities.
Social
6 areas- Community Involvement6/10
Rural communities often rely on nearby village organizations, GAA clubs, and local parish events for social integration.
- Café Culture3/10
Cafés are sparse in the immediate townland, requiring trips to nearby settlements for dining and coffee spots.
- Nightlife1/10
There is virtually no nightlife within walking distance, characteristic of a secluded rural setting.
- Health/Wellness groups4/10
Local wellness classes or groups would typically be found in larger nearby villages or towns.
- Networking Opportunities2/10
Networking options locally are minimal given the primarily residential and agricultural nature of the area.
- Tech-Hub Connectivity2/10
There are no major tech hubs nearby; remote connection relies entirely on home internet infrastructure.
Listing information
- Agent
- Martin Shortt Auctioneers
- Phone
- 049 854 1888
- Current status
- active
- Published on HouseDelve
- 21 October 2026
- Correction
- Report an issue
HD-2536E6HouseDelve · 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.