Moygrehan, Athboy, MeathC15KC78
€450,000
4 Bed~3 Bath~175 m²~BER B
What you'll like:
- Green Mortgage Eligible: The property achieves an impressive BER energy rating of B, which qualifies potential buyers for lower green mortgage interest rates and reduces long-term utility expenses significantly.
- Spacious Family Living: Offering approximately 175 square meters of well-proportioned accommodation, this generous detached home provides ample room for a growing family to live comfortably without feeling cramped.
- Four Well-Sized Bedrooms: The first floor accommodates four comfortable bedrooms, ensuring plenty of private space for family members, guests, or dedicated home office setups.
- Private Master Suite: The master bedroom features a private ensuite bathroom and a convenient walk-in wardrobe, creating a luxurious retreat for the primary homeowners.
- Bespoke Handmade Kitchen: A newly installed bespoke handmade kitchen enhances the ground floor with high-end finishes, offering durability and a stylish culinary workspace for daily family life.
- Refurbished Bathrooms: Multiple bathrooms have been recently refurbished to a high standard, meaning buyers can move in immediately without incurring costs for immediate plumbing or sanitary upgrades.
- Versatile Floor Plan: The ground floor layout includes a separate living room, dining room, and kitchen, giving families the flexibility to host gatherings or enjoy quiet, partitioned living areas.
- Attractive Bay Window: The front living room incorporates a charming bay window that floods the space with natural light and adds appealing architectural character to the facade.
- Mature Private Grounds: Set on a mature 0.40-acre site bounded by established hedging, the property provides an exceptional sense of privacy and a tranquil outdoor setting for residents.
- Established Orchard Feature: The rear garden includes a delightful orchard with various fruit trees already planted, offering fresh homegrown produce and a picturesque landscape for gardening enthusiasts.
- Surround Driveway Access: The generous driveway wraps around the sides and rear of the house, ensuring convenient vehicle circulation, ample parking space, and easy access for maintenance.
- Modern Starlink Integration: Equipped with a Starlink satellite internet connection, the home guarantees high-speed broadband capability, which is ideal for remote workers and tech-heavy households.
- Significant Energy Upgrades: The current owner has invested in substantial energy efficiency improvements, ensuring lower heating bills and a smaller carbon footprint for the incoming buyer.
- Excellent Presentation Standard: The residence is presented to the market in turnkey condition, saving buyers the stress, time, and financial burden of undertaking extensive decorative repairs.
- Detached Privacy Advantage: Being a detached home, it eliminates shared party walls, significantly reducing noise transfer from neighbors and enhancing overall peace and privacy.
- Rural Tranquility Setting: Located outside Athboy on a spacious plot, the property offers a peaceful countryside lifestyle away from dense urban congestion and heavy traffic noise.
- Proximity to Athboy: Situated just 7 kilometers from Athboy, residents can easily access local schools, shops, sports clubs, and community amenities within a short drive.
- Access to Larger Towns: The location is only 13 kilometers from Kells, providing convenient access to a wider array of historical sites, supermarkets, and secondary educational facilities.
- Commuter Bus Services: Athboy offers daily public bus services running multiple times a day towards Dublin, making it a viable option for commuters working in the capital.
- Dublin Accessibility: Athboy is approximately an hour's drive from Dublin City Centre, allowing motorists to reach major employment hubs and cultural attractions without excessive travel times.
But keep in mind:
- Rural Septic Tank Check: Buyers must verify the status, capacity, and registration of the private wastewater treatment or septic tank system to ensure compliance with current environmental regulations.
- Private Water Source: If the property relies on a private well rather than mains water, purchasers should commission comprehensive water quality and flow rate testing prior to closing.
- High Asking Price: The €450,000 asking price requires careful comparative market analysis to ensure the valuation aligns accurately with recent local transaction values for detached homes.
- Commuting Distance Reality: While advertised as an hour to Dublin, rush hour traffic congestion along approach routes can significantly extend daily commuting times for workers.
- Oil Heating Dependency: Rural homes often rely on oil-fired central heating, meaning buyers should inspect the age and condition of the boiler and budget for fluctuating fuel costs.
- Boundary Verification Needed: Purchasers should instruct their legal representative to closely examine the title maps to confirm that the entire 0.40-acre site and driveway are correctly registered.
- Maintenance of Orchard: The established orchard and extensive gardens require ongoing horticultural upkeep, which may demand significant time and physical effort or professional landscaping expenses.
- Local Traffic Speeds: Situated on a regional road connecting Athboy and Clonmellon, buyers should observe traffic volumes and vehicle speeds during peak hours for safety considerations.
- Limited Pedestrian Access: Due to the rural roadside location, walking to local amenities like shops or schools may be impractical without relying on a private motor vehicle.
- Future Expansion Limits: Any future plans to extend the 175-square-meter footprint must be checked against local planning authority guidelines and regional housing design restrictions.
- BER Compliance Records: Buyers should request all documentary certificates proving the specific energy upgrade works carried out to ensure they meet modern building regulation standards.
- Broadband Provider Alternatives: While Starlink is currently installed, purchasers should verify if standard fiber broadband infrastructure is available in the area as a backup option.
- Roof and Attic Inspection: A thorough structural survey should be conducted to evaluate the condition of the roof timbers, insulation depth, and ventilation in the attic space.
- Window and Seal Integrity: Although the house presents well, a surveyor should check all double-glazed windows and exterior door seals for potential drafts or condensation issues.
- Electrical System Age: Purchasers must obtain a certified electrical safety report to confirm the fuse board and wiring comply fully with contemporary safety standards.
- Surface Water Drainage: Given the rural Meath location, buyers should inspect the grounds during wet weather to ensure surface water drains effectively away from the foundations.
- Property Tax Assessment: Local Property Tax bandings should be reviewed to accurately calculate the annual recurring property tax liabilities associated with this valuation bracket.
- Proximity to Agricultural Land: Being surrounded by countryside means potential exposure to seasonal farming activities, including noise, dust, and agricultural odours from neighboring fields.
- Insurance Premium Quotes: Rural detached homes can sometimes attract higher home insurance premiums due to remote locations and emergency service response times; obtain quotes early.
- Local School Capacities: Families with children should verify enrolment capacities and availability at nearby primary and secondary schools in Athboy and surrounding parishes.
Price positioning
?
- The asking price appears modestly positioned given that recent regional transactions for detached and semi-detached homes in the surrounding area range widely from approximately €310,000 to €525,000.
- Valuation signals are supported by the generous 175 square metre floor area, mature 0.40 acre site, and highly desirable B energy rating that qualifies buyers for green mortgage rates.
- Such a pricing level could be supported by the extensive modern upgrades including a handmade kitchen and refurbished bathrooms, though rural positioning away from immediate town amenities might slightly cap buyer demand.
- Relevant factors include the property providing flexible family accommodation, a private orchard, and practical proximity to regional routes and daily commuter bus services heading towards Dublin city centre.
Build Analysis
What we know from similar construction types
- The property is a detached 4-bedroom family home extending to approximately 175 square metres on a 0.40-acre mature site.
- The house holds a B BER rating, indicating good energy efficiency which qualifies the property for a green mortgage and suggests previous energy upgrades by the current owner.
- The accommodation features a versatile floor plan with a bay window living room, kitchen, separate dining room, ground floor bathroom, four first-floor bedrooms including a master ensuite with a walk-in wardrobe, and a main bathroom.
- Recent works include a new bespoke handmade kitchen and refurbished bathrooms, which a buyer should inspect for quality of finish and compliance with relevant building standards.
- The property features a private garden with an orchard and mature hedging, alongside a driveway providing access to the sides and rear.
- A buyer should verify the functionality and condition of recent upgrades, septic tank or sewage arrangements if applicable, and ensure all planning permissions and building regulations were properly adhered to for any alterations.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is between €1,200 and €1,600.
- Explanation: Given the property size of 175 square metres and a B energy rating indicating good thermal efficiency and recent energy upgrades, heating demands should be moderately low compared to older, lower-rated homes.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a mature rural setting outside Athboy, appearing distant from major heavy industrial zones, commercial landfills, or waste incinerators.
- Any potential local environmental or agricultural runoff factors should be independently verified during standard pre-purchase investigations.
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 Athboy area
32 PARK VIEW, ATHBOY, MEATH
- Sale date
- Declared sale price
- €440,000.00
45 CASTLELAWN, ATHBOY, MEATH
- Sale date
- Declared sale price
- €400,000.00
42 PARKVIEW, ATHBOY, MEATH
- Sale date
- Declared sale price
- €386,000.00
FOSTERFIELDS, GILLSTOWN, ATHBOY
- Sale date
- Declared sale price
- €525,000.00
CASTLETOWN, ATHBOY, MEATH
- Sale date
- Declared sale price
- €310,000.00
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 €4,500 based on 1% of the asking price for residential property under €1 million.
- Solicitor legal fees: Estimated between €1,500 and €3,000 excluding outlay and VAT.
- Land registration fees: Around €175 to €700 depending on the property value and registration type.
- Property valuation fees: Approximately €150 to €300 for mortgage purposes.
- Surveyor fees: Estimated between €500 and €1,000 depending on the depth of the structural survey.
- Annual home insurance: Roughly €400 to €800 depending on the level of coverage and property specifics.
Forum Talk
What people are saying about this area
- Residents in the Athboy and Clonmellon areas frequently discuss local community updates, GAA club activities, and rural safety initiatives on social media platforms.
- Traffic management and road safety along regional routes connecting Athboy, Kells, and Clonmellon are common topics of local discussion.
- Local forums often highlight the convenience of the daily commuter bus services operating from Athboy toward Dublin.
- There is ongoing community interest in the enhancement of local amenities and sustainable energy upgrades for rural homes in County Meath.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property offers a secure 0.40 acre mature site with plenty of outdoor space for young children to play safely.
- Teenagers8/10
Four well-proportioned bedrooms provide ample space for teenagers, and the detached layout gives a sense of independence.
- Multi-generational Living6/10
While spacious at 175 sqm with a versatile floor plan, the standard two-storey layout may require modifications for multi-generational accessibility.
- Single Buyers5/10
A 4-bedroom detached home on a large rural site might exceed space and maintenance requirements for a single buyer.
- Couples7/10
Offers generous space for couples looking to grow into a home, though the location is somewhat removed from immediate town amenities.
- Empty Nesters7/10
Great for empty nesters wanting a private, mature rural setting, though upkeep of the 0.40-acre garden should be considered.
- Retirees6/10
The rural location and two-storey structure mean retirees should assess long-term suitability regarding mobility and driving to services.
Work
3 areas- Remote Working9/10
Equipped with a Starlink connection, making it exceptionally well-suited for reliable high-speed remote working in a rural area.
- Hybrid Commuting6/10
Commuting to Dublin is feasible at around an hour's drive, supported by daily local bus services from Athboy.
- Retired8/10
Provides a tranquil, private environment for retirement living with manageable proximity to local towns.
Practical
8 areas- Ageing in Place6/10
While there is a ground floor bathroom, all bedrooms are upstairs, which may pose challenges later in life.
- Low Maintenance7/10
Recently upgraded bathrooms, kitchen, and strong energy efficiency (BER B) reduce immediate maintenance burdens, though the large garden requires upkeep.
- Secure Gated Entry4/10
Features a driveway providing access to the sides and rear, but specific security gating should be verified.
- Minimalist Design5/10
Standard 4-bedroom detached family home layout rather than a stark minimalist architectural design.
- Flexible Floor Plans8/10
Explicitly noted as having a versatile floor plan across its 175 sqm of accommodation.
- Heritage Home3/10
Modernized interior and B energy rating suggest a contemporary feel rather than a traditional heritage property.
- Ecological Setup8/10
Benefits from significant energy efficiency upgrades, a B BER rating, green mortgage eligibility, and a fruit tree orchard.
- Outdoor areas9/10
Sits on a mature 0.40-acre site with an orchard of fruit trees, mature hedging, and driveway access around the property.
Interests
9 areas- Gym3/10
Dedicated fitness facilities will likely require travel into nearby towns like Athboy or Kells.
- Cycling7/10
Quiet rural roads provide good routes for cycling enthusiasts, subject to local traffic conditions.
- Golf5/10
Proximity to golf courses should be verified locally, as the immediate area is largely agricultural.
- Fishing5/10
Buyers should investigate local angling opportunities in the wider Meath and Westmeath regions.
- Gardening9/10
Features a 0.40-acre site complete with an orchard containing a variety of fruit trees and mature bounding hedges.
- Walking7/10
The rural surroundings offer quiet local roads for walking, though amenities require transport.
- Horse Riding6/10
The rural Meath setting is traditionally popular for equestrian activities, with local stables potentially nearby.
- Water Sports2/10
Inland location offers very limited immediate access to water sports facilities.
- Entertaining8/10
A newly upgraded bespoke kitchen, separate dining room, and extensive outdoor grounds make it ideal for hosting guests.
Lifestyle
5 areas- Quiet Living9/10
Situated on a mature site outside Athboy and Clonmellon, offering a peaceful and private countryside atmosphere.
- Rural Living9/10
Located in a rural setting surrounded by a 0.40-acre site with mature hedging and an orchard.
- Village Living7/10
Positioned 3km from Clonmellon and 7km from Athboy, providing close proximity to local village and town amenities.
- Coastal Living1/10
The property is located inland in County Meath, far from any coastal areas.
- Urban Living3/10
Set in a rural countryside location rather than an urban environment, with Dublin approximately an hour away.
Social
6 areas- Community Involvement6/10
Engagement relies on connecting with nearby communities in Clonmellon and Athboy.
- Café Culture4/10
Local café options are limited to nearby small towns rather than being immediately on the doorstep.
- Nightlife3/10
Rural setting means evening entertainment is restricted to local pubs in Athboy, Clonmellon, or Kells.
- Health/Wellness groups5/10
Wellness activities and pilates & stretching classes can be accessed by travelling into neighboring towns.
- Networking Opportunities3/10
Professional networking is sparse locally, though remote working capability mitigates this somewhat.
- Tech-Hub Connectivity8/10
Enhanced digital connectivity via Starlink bridges the gap for tech-focused professionals living rurally.
Listing information
- Agent
- Lydon Farrell Property
- Phone
- 046 901 0126
- Published on HouseDelve
- 27 September 2026
- Correction
- Report an issue
HD-43FC1BHouseDelve · 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.