No. 45 Tinnycross Park, Ballymore Eustace, KildareW91K6KN
€479,000
3 Bed~3 Bath~109 m²~BER A2
What you'll like:
- Exceptional energy rating: The impressive A2 BER rating ensures significantly lower monthly utility bills and superior thermal comfort throughout every season of the year.
- Modern construction standards: Being less than three years old means buyers can enjoy contemporary finishes and reduced immediate maintenance liabilities compared to older second-hand homes.
- Generous floor area: Extending to approximately 109 square meters, the layout provides comfortably proportioned living spaces suitable for growing families or couples desiring extra room.
- Prime corner positioning: Occupying a large corner site within a quiet cul-de-sac, the property benefits from enhanced privacy and minimal passing vehicular traffic.
- Charming green outlook: The home overlooks a generous open green area, creating a pleasant leafy vista and a safe outdoor recreational space directly on your doorstep.
- Abundant natural light: Large picture windows are strategically positioned to capture maximum daylight, enhancing the bright and welcoming atmosphere inside the primary living spaces.
- State-of-the-art heating: The inclusion of modern underfloor heating provides even warmth distribution across the rooms while freeing up wall space from traditional radiators.
- Stylish bespoke kitchen: The fitted navy-painted kitchen with complementary tiled splashback offers a sophisticated contemporary aesthetic that requires no immediate expensive remodeling.
- Practical utility room: A separate utility space keeps laundry appliances out of the main kitchen area, helping to maintain household organization and reduce ambient noise.
- Upgraded sanitary ware: All bathrooms feature contemporary tiling and high-end Villeroy and Boch fixtures, adding a touch of everyday luxury to your daily routines.
- Dedicated home office: The separate self-contained garden workspace provides an ideal environment for remote professionals without sacrificing any bedrooms inside the main dwelling.
- Additional storage shed: A large dedicated storage outbuilding offers ample room for bicycles, garden equipment, and seasonal gear, keeping the primary residence uncluttered.
- Thoughtful rear landscaping: The west-facing back garden features an extensive patio, raised planting beds, and a lush lawn, perfect for hosting outdoor gatherings in the sunshine.
- Excellent garden privacy: Fully enclosed by a sturdy boundary wall, the rear garden is not overlooked, ensuring a secure and private retreat for children or pets.
- Off-street parking convenience: The cobble-locked front driveway provides dedicated parking space for up to two vehicles safely off the main public roadway.
- Desirable village setting: Situated within walking distance of local shops, schools, and traditional pubs, the location fosters a strong sense of community and walkable convenience.
- Culinary destination proximity: Having the renowned Ballymore Inn right on your doorstep offers exceptional local dining opportunities without needing to travel far.
- Scenic riverside walks: The nearby River Liffey walking trail provides immediate access to beautiful nature paths, ideal for weekend strolls and outdoor enthusiasts.
- Stable asking price: The tracked asking price of €479,000 has remained unchanged, suggesting a firm vendor position and potentially straightforward pricing transparency for interested buyers.
- Balanced commuter location: While enjoying a tranquil countryside village ambiance, the property remains within a reasonable driving commute to major employment hubs like Naas and Dublin.
But keep in mind:
- Management company considerations: Buyers should verify if the development has any active residents associations or management fees covering communal green space upkeep.
- Potential snagging remnants: Although relatively new, purchasers should commission a thorough professional snagging inspection to uncover any latent construction defects before finalizing contracts.
- Home office compliance: Buyers must check whether the detached self-contained office structure required specific local planning permission or building regulation compliance certifications.
- Garden orientation sunlight: While west-facing gardens are generally favored, buyers should personally assess how surrounding boundary walls impact direct evening sun exposure.
- Commuter traffic bottlenecks: The roughly 50-minute drive to Dublin during peak morning rush hours requires careful consideration for daily city-center commuters.
- Public transport reliance: Living in a rural village setting means households will likely need reliable private transport as local bus service frequencies might be limited.
- Future expansion limits: Due to the semi-detached layout and existing corner site boundaries, major architectural extensions could face physical space or planning constraints.
- Underfloor heating maintenance: Complex modern heating systems can occasionally involve higher specialized repair costs if mechanical faults develop outside the initial warranty period.
- High market entry cost: At €479,000, buyers should ensure local comparable values fully support this price point to protect their long-term property investment.
- Surface water drainage: Purchasers should inspect the cobble-locked driveway grading during heavy rainfall to ensure proper runoff away from the main building foundations.
- Boundary line clarity: Buyers should carefully review the title deeds and legal mapping to confirm exact ownership and maintenance responsibilities for all shared or corner boundaries.
- Broadband infrastructure quality: Home-based workers should independently verify the maximum available internet download and upload speeds at this specific rural address.
- Lack of immediate public amenities: Beyond basic village shops, residents may need to travel to larger neighboring towns like Blessington or Naas for extensive retail shopping.
- Insurance costs on new builds: While energy efficient, buyers should obtain preliminary buildings insurance quotes to confirm that flood or regional risk factors do not elevate premiums.
- Ventilation system checks: Modern airtight A-rated homes require proper maintenance of mechanical ventilation units to prevent indoor condensation and maintain air quality.
- Proximity to local traffic: Depending on the exact placement within the cul-de-sac, residents might experience occasional visitor parking congestion during peak weekend hours.
- Appliance warranty status: Buyers must check if the built-in kitchen appliances are still covered under manufacturer warranties or if replacement costs lie ahead.
- Future local development: Investigate the local county development plan to ensure nearby agricultural or zoned land will not undergo intensive commercial building soon.
- Storage limitations inside: Despite having a shed, buyers with extensive belongings should verify if the built-in bedroom wardrobes provide adequate long-term storage volume.
- Vendor motivation ambiguity: The stable asking price history without recent reductions provides little immediate insight into how flexible the seller might be during price negotiations.
Price positioning
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- The asking price of four hundred seventy-nine thousand euros appears broadly in line with prevailing local market values when benchmarked against recent same-estate transactions, such as a comparable property on the exact same road trading closely to this figure earlier this year.
- Upward valuation signals stem from the exceptional A-grade energy efficiency rating, high-end Villeroy and Boch sanitaryware, underfloor heating throughout, and the inclusion of a valuable self-contained home office positioned within the landscaped rear garden space.
- Support for this aggressive asking price relies on sustained buyer demand for modern turn-key suburban housing, whereas potential downside risks or factors undermining the valuation include broader macroeconomic lending constraints and interest rate pressures affecting purchasing power.
- Additional relevant market indicators show stable historical listing patterns with zero price reductions since tracking began, reflecting strong vendor confidence in a desirable village setting within easy commuting distance of major employment hubs.
Build Analysis
What we know from similar construction types
- The property is a modern semi-detached residence less than three years old, featuring an A2 BER energy rating which indicates high energy efficiency and lower potential heating costs.
- Advantages of this new-build property include contemporary construction standards, an underfloor heating system, large picture windows for natural light, and high-spec finishes such as Villeroy & Boch sanitary ware and a bespoke kitchen.
- The exterior includes a self-contained home office and a large storage shed, though a buyer should verify if these outbuildings comply with local planning regulations and building standards.
- Given its recent construction, a buyer should request the Homebond or structural guarantee documents and ensure all snags have been addressed by the original builder.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is 600 to 900 euro
- The property has an A2 BER rating and underfloor heating, which ensures high energy efficiency and lower than average heating costs for a 109 square meter home.
Environmental checks
Area-level evidence and things to investigate
Air quality
Nearby sites
Landfills
None foundIndustrial facilities
None foundNearby infrastructure
Underground electricity cables
None foundFlood Safe
8/10Water overflow reports to follow up
- The property is situated in Ballymore Eustace, which nestles near the River Liffey, meaning proximity to the river corridor is a primary geographic factor to consider.
- Deterministic map evidence indicates no mapped flood areas directly encompassing this specific site, supporting a more favourable apparent flood exposure outlook.
- The home occupies a corner site in a modern residential development built to contemporary standards, though local topography should still be verified locally regarding heavy surface water accumulation during extreme weather.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
48 TINNYCROSS PARK, BALLYMORE EUSTACE
- Sale date
- Declared sale price
- €475,000.00
52 TINNYCROSS PARK, BALLYMORE EUSTACE, CO KILDARE
- Sale date
- Declared sale price
- €431,000.00
Recent sales in the wider Ballymore Eustace area
MEADOW BANK, BISHOPS LANE, BALLYMORE EUSTACE
- Sale date
- Declared sale price
- €550,000.00
52 RIVERWALK, BALLYMORE EUSTACE, KILDARE
- Sale date
- Declared sale price
- €560,000.00
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
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
45 TINNYCROSS PARK, TINNYCROSS, BALLYMORE EUSTACE
- Sale date
- Declared sale price
- €348,018.00
New buildPrice excludes VAT
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €4,790 — 1% of €479,000.
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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: 1500 to 2500 euro plus outlay
- Land registration fees: 600 to 800 euro depending on property value
- Property valuation fees: 150 to 250 euro for mortgage purposes
- Surveyor fees: 500 to 1000 euro for a structural survey
- Annual home insurance: 400 to 700 euro
Forum Talk
What people are saying about this area
- Local residents frequently highlight the scenic appeal and strong community atmosphere of Ballymore Eustace, often noting its popularity as a filming location and proximity to the River Liffey walks.
- Discussions in regional community groups often point to the convenience of local amenities within walking distance, including the renowned Ballymore Inn, primary school, and village shops.
- Commuter forums often discuss travel times from the area, noting that while the village offers a peaceful rural setting, driving times to Dublin are typically around 50 minutes depending on traffic.
- Property discussions in the wider Kildare and West Wicklow region frequently note high demand for modern A-rated homes with integrated workspace options, such as self-contained garden offices.
- Local community boards occasionally raise the importance of verifying public transport connectivity and local infrastructural capacity as the surrounding villages and towns like Naas and Blessington continue to grow.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property overlooks a generous green area in a quiet cul-de-sac and features three well-proportioned bedrooms, making it safe and spacious for young children.
- Teenagers7/10
Three good-sized bedrooms offer adequate space for teenagers, though the village setting has limited large-scale entertainment.
- Multi-generational Living5/10
A 109 square metre semi-detached layout provides good modern amenities, but lacks the extra square footage typically needed for independent multi-generational living.
- Single Buyers6/10
A high-spec A2-rated home offers low upkeep, but the price point of €479,000 in a village setting may exceed typical single-buyer starter budgets.
- Couples9/10
With three bedrooms, contemporary styling, and a self-contained home office, this is an ideal turnkey property for couples.
- Empty Nesters8/10
Low maintenance design, modern A-rated energy efficiency, and a manageable layout make this appealing for downsizers.
- Retirees8/10
The property offers single-level living potential on the ground floor with contemporary upgrades and a manageable garden, though village amenities require some walking.
Work
3 areas- Retired8/10
The quiet village setting, modern build quality, and low upkeep are well-suited for retirees.
- Remote Working10/10
Includes a valuable self-contained home office in the rear garden, perfectly tailored for remote professionals.
- Hybrid Commuting7/10
Dublin is approximately a 50-minute drive away, making occasional commuting feasible for hybrid workers.
Practical
8 areas- Ageing in Place7/10
The modern build and manageable footprint support accessibility, though buyers should verify bathroom layouts for long-term mobility needs.
- Low Maintenance9/10
Less than three years old with an A2 BER rating, requiring minimal immediate upkeep or repairs.
- Secure Gated Entry2/10
Open front driveway with off-street parking rather than a secure gated community entrance.
- Minimalist Design8/10
Features a stylish contemporary interior, wooden flooring, and clean finishes throughout.
- Flexible Floor Plans7/10
Well-considered 109 square metre layout maximizing space, supplemented by the external garden office.
- Heritage Home1/10
This is a modern, newly constructed property rather than a traditional heritage home.
- Ecological Setup10/10
Boasts an exceptional A2 energy efficiency rating and modern underfloor heating.
- Outdoor areas9/10
Benefits from a large corner site, a west-facing rear garden with raised beds, a patio, and a separate storage shed.
Interests
9 areas- Gardening8/10
Features a thoughtful landscaped west-facing rear garden with raised planting beds and an extensive patio area.
- Walking9/10
The beautiful river walking trail along the Liffey is a stone's throw away from the property.
- Gym3/10
There is no dedicated private gym on site, and local fitness facilities in the immediate village are limited.
- Cycling7/10
The scenic surrounding countryside offers pleasant cycling routes, though local infrastructure consists of country roads.
- Golf5/10
While rural Kildare has numerous golf courses, none are immediately adjacent to the village center.
- Fishing8/10
Proximity to the River Liffey provides excellent local opportunities for fishing enthusiasts.
- Horse Riding7/10
County Kildare is traditionally known as Ireland's equine heartland, offering good regional access to riding stables.
- Water Sports4/10
River access is nearby for casual activities, but major water sports facilities are limited locally.
- Entertaining8/10
The open-plan interior, stylish kitchen, and extensive west-facing patio make it well-suited for hosting guests.
Lifestyle
5 areas- Quiet Living9/10
Situated in a quiet cul-de-sac overlooking a green area within a small row of homes, offering a peaceful environment.
- Rural Living6/10
While located in a scenic village on the Liffey, it is part of a 91-home contemporary development rather than an isolated rural setting.
- Village Living10/10
Ideally positioned within walking distance of local shops, schools, pubs, and the renowned Ballymore Inn.
- Coastal Living1/10
The property is located inland in County Kildare, far from any coastal areas.
- Urban Living3/10
Ballymore Eustace is a quaint, unspoilt village, requiring a 50-minute drive to reach Dublin city center.
Social
6 areas- Community Involvement8/10
A close-knit village community with local shops, a school, and traditional pubs encouraging participation.
- Café Culture6/10
Local amenities include village shops and the famous Ballymore Inn, though wider café culture is found in nearby larger towns.
- Nightlife4/10
Nightlife is largely restricted to traditional local village pubs rather than extensive entertainment venues.
- Health/Wellness groups5/10
Local community spaces may host basic wellness classes, but specialized health groups require travel to Naas or Blessington.
- Networking Opportunities3/10
The rural village setting offers minimal local professional networking compared to urban centers.
- Tech-Hub Connectivity7/10
Modern build standards and a dedicated home office support tech work, though high-speed broadband availability should be verified by the buyer.
Listing information
- Agent
- J P & M Doyle Ltd
- Phone
- 045 865 568
- Current status
- active
- Published on HouseDelve
- 9 November 2026
- Correction
- Report an issue
HD-35818AHouseDelve · 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.