Photograph 1 of 80 of Residence On 11.85 Acres Blackhill, Kill, County Kildare
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Residence On 11.85 Acres Blackhill, Kill, County KildareW91R8PP

SALE AGREED

Last asking price: €850,000

4 Bed~3 Bath~299 m²~BER B2

What you'll like:

  • Energy efficient rating: The property achieves a strong B2 energy rating, which should translate to lower heating bills and enhanced comfort for the household occupants.
  • Renewable energy installation: Twelve solar panels equipped with a battery and inverter system provide excellent electricity self-sufficiency and feed surplus power back to the grid.
  • Substantial land holding: The residence comes with approximately 11.85 acres of prime agricultural land, offering immense scope for hobby farming, equestrian use, or future activities.
  • Generous floor area: Extending to nearly 300 square metres, the detached bungalow provides exceptionally spacious single-storey living accommodations for a large family.
  • Multiple reception rooms: A variety of living spaces including a generous lounge, a dedicated family room, and a separate study allow for flexible family lifestyles.
  • High quality finishes: Hardwood oak flooring throughout key reception areas and granite worktops in the kitchen add a touch of luxury and durability.
  • Multiple ensuite bedrooms: Four well-proportioned bedrooms include two fully tiled ensuite facilities, reducing morning congestion for busy family households.
  • Extensive agricultural shed: A substantial four-bay agricultural shed with a lean-to offers incredible utility for machinery storage, livestock, or commercial business pursuits.
  • Independent land access: An additional independent entrance provides direct access to the agricultural lands and the large shed, separating domestic and farm traffic.
  • Prime commuter location: Situated just off the N7 motorway corridor near Junction 6 Castlewarden, the property ensures rapid and convenient access to Dublin and the M50.
  • Pedestrian and cycle connectivity: A lit footpath runs from the end of the driveway all the way through Kill and Johnstown into Naas, providing safe active travel options.
  • Detached secure garage: A dedicated detached garage featuring a roller door, insulated roof, and concrete foundations provides safe vehicle parking and secure extra storage.
  • Versatile attic space: A partially floored and insulated attic spanning over 200 square metres presents exciting potential for future conversion, subject to necessary permissions.
  • Modern heating systems: The house is heated by a wood pellet boiler, offering a sustainable and renewable alternative to standard fossil fuel heating systems.
  • Outdoor entertainment areas: The kitchen opens directly onto a raised rear decking area, while the utility room accesses a separate patio, perfect for outdoor dining.
  • Secure boundary fencing: The mature gardens are well enclosed by attractive laurel hedging and post-and-rail fencing, ensuring privacy and safety for children and pets.
  • Ample parking facilities: The sweeping gravel driveway provides generous parking space for multiple vehicles, easily accommodating visitors and large family fleets.
  • Mains water connection: The residence and all surrounding agricultural lands are conveniently serviced by mains water, avoiding the hassle of private well maintenance.
  • Quality kitchen features: The open-plan kitchen and dining area boasts a large central island, pull-out pantry drawers, and integrated appliances designed for modern culinary needs.
  • Village proximity: The property sits right on the outskirts of Kill village, ensuring local shops, schools, and community amenities are just a short distance away.

But keep in mind:

  • Auction sale format: The property is being sold by public auction, which requires unconditional commitment and funding in place prior to the bidding date.
  • Private septic tank: The sewage system relies on a septic tank, and buyers should commission a thorough inspection to verify compliance with current environmental regulations.
  • Wood pellet maintenance: Wood pellet boilers require regular servicing and consistent fuel supply management, which can involve higher ongoing operational attention than standard gas units.
  • Attic conversion limitations: The expansive attic space offers conversion potential, but buyers must verify structural compliance and planning requirements before undertaking any works.
  • Agricultural operational oversight: Owning nearly 12 acres of farmland brings responsibilities regarding boundary upkeep, noxious weed control, and potential farm lease agreements.
  • Proximity to major road: Being located just off the busy N7 motorway corridor may expose the holding to traffic noise, which prospective buyers should evaluate carefully.
  • Substantial capital requirement: At an asking price of €850,000, the property demands a high level of capital outlay or specialised commercial/residential mortgage structuring.
  • Untested services warning: Selling agents explicitly note that appliances, heating systems, and services have not been tested, necessitating independent professional checks by the purchaser.
  • Large footprint maintenance: Managing a nearly 3,200 square foot home alongside outbuildings and extensive grounds will entail significant ongoing property maintenance costs and time.
  • Potential agricultural restrictions: Planning rules in rural Kildare can be strict regarding commercial or non-agricultural ventures on zoned agricultural land holdings.
  • Energy inverter lifespan: Solar inverter and battery storage units have finite lifespans and can involve substantial replacement costs once their warranty periods eventually expire.
  • Single-storey heating load: Large detached bungalows can sometimes experience heat loss across expansive ceiling areas, though the B2 rating helps mitigate this concern.
  • Gravel driveway upkeep: The extensive gravel driveway will require periodic replenishment and weed management to maintain its smart appearance and smooth vehicle access.
  • Agricultural shed condition: Buyers should thoroughly inspect the structural integrity and roof composition of the large four-bay agricultural shed for potential asbestos or wear.
  • Highway access safety: The double-gated farm entrance via an existing lay-off the N7 corridor requires careful verification regarding turning visibility and heavy vehicle safety.
  • Boundary fence verification: The exact legal boundaries encompassing the 11.85 acres should be meticulously checked against Land Registry folio maps by the buyer's solicitor.
  • Local development pressure: Being close to the Dublin commuter belt means potential future pressures from local zoning changes or regional infrastructure developments.
  • Wood pellet fuel volatility: The local availability and market price of wood pellets can fluctuate, impacting the predictable budgeting for annual household heating costs.
  • Drainage and soil checks: Agricultural land purchasers should conduct soil and drainage assessments to ensure the acreage suits their intended farming or equestrian uses.
  • Planning compliance history: Buyers must verify that all existing structures, including the agricultural shed and detached garage, hold full and proper planning permissions.

Price positioning

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This comparison depends on limited public and listing evidence, which may be incomplete, outdated or not directly comparable. The score is not a percentage, professional valuation or guaranteed estimate. Ask an independent qualified valuer before relying on a property value.
The asking price appears broadly in line, with a slight undervaluation signal.
  • The asking price of €850,000 initially appears well-calibrated or potentially attractive when factoring in the substantial 11.85 acres of prime agricultural land, an extensive four-bay agricultural shed, a detached garage, and a large modern detached residence.
  • Valuation signals are heavily influenced by the combination of a high-spec B2-rated 299 square meter home, renewable energy additions including twelve solar panels with a battery system, and immediate strategic accessibility right off the N7 corridor near the Dublin border.
  • Key factors that could support this asking price include strong demand for rural residential holdings with commercial farming or storage capacity near Dublin, while factors that might undermine it include potential market hesitation regarding public auction formats and ongoing maintenance costs for large agricultural assets.
  • Additional relevance stems from the property's unique dual nature as both an executive-style family home and a functional agricultural parcel, making standard residential comparisons less direct and requiring buyers to place explicit monetary value on the extensive acreage.

Build Analysis

What we know from similar construction types

  • The property is a detached bungalow built in 2007, extending to approximately 299 sq.m, positioned on an 11.85-acre holding with an agricultural shed and detached garage.
  • Features a B2 energy rating, supported by 12 solar panels with battery storage, an inverter, and a wood pellet boiler for heating.
  • The attic is partially floored and insulated, spanning approximately 206 sq.m, offering potential for conversion subject to acquiring the necessary planning permission and building regulations compliance.
  • Buyers should investigate the operational status and compliance of the private septic tank system and the wood pellet heating installation.
  • Given the substantial land holding and agricultural infrastructure including a four-bay shed with lean-to, buyers should verify planning permissions and commercial or agricultural use compliance for the outbuildings.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost: €1,800 to €2,500.
  • Explanation: The property benefits from a B2 energy rating, a wood pellet boiler, and 12 solar panels with battery storage, which improves energy efficiency. However, given the large detached footprint of approximately 299 sq m, heating demands remain significant during winter months.

Pollution Safe

9/10

Environmental situation to investigate

  • The property is situated in a predominantly rural agricultural setting in County Kildare, appearing well-removed from major industrial pollution sources or large-scale waste facilities.
  • Any specific concerns regarding legacy agricultural runoff or localized land use should be verified by the buyer through standard environmental due diligence.

Flood Safe

8/10

Water overflow reports to follow up

  • The lands and residence occupy an elevated position in Blackhill, Kill, and are not known to be in an immediate high-risk coastal or major river flood plain.
  • Localised surface water accumulation during extreme weather events should be investigated as part of standard property surveys.

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 Kill area

  • 6 EMBASSY MANOR, KILL, KILDARE

    Sale date
    Declared sale price
    €455,129.00
  • SEBATA, MAIN ST, KILL

    Sale date
    Declared sale price
    €1,250,000.00
  • 6 THE STABLES, KILL, KILDARE

    Sale date
    Declared sale price
    €405,000.00
  • 10 EARLS COURT, KILL, NAAS

    Sale date
    Declared sale price
    €560,000.00
  • 9 EMBASSY MANOR, KILL, CO KILDARE

    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: €8,500 — 1% of €850,000.
    ?
    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: Estimated between €1,500 and €3,000 plus VAT and outlays.
  • Land registration fees: Around €600 to €800 for property and land registration deeds.
  • Valuation fees: Approximately €150 to €300 for mortgage or purchase valuation.
  • Surveyor fees: Roughly €1,000 to €2,000 for a structural survey considering the large floor area and outbuildings.
  • Annual home insurance: Estimated between €600 and €1,200 depending on cover levels for a detached rural property with acreage.

Forum Talk

What people are saying about this area

  • Residents in the Kill and Johnstown areas frequently discuss the convenience of the lit footpath that extends all the way into Naas, noting it is great for walking and cycling.
  • Local community groups often highlight the strategic positioning near the N7 corridor for commuters heading towards Dublin or the M50.
  • Discussions regarding rural properties in the Blackhill area generally focus on the balance of peaceful countryside living combined with close proximity to village amenities.
  • Infrastructure updates around Junction 6 (Castlewarden) are occasionally mentioned by locals regarding traffic management during peak commuting hours.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The property offers plenty of indoor living space with 4 bedrooms and secure enclosed gardens surrounded by mature laurel hedging, making it safe for young children to play.

    8/10
  • Teenagers

    With generous reception rooms and a large footprint, there is ample space for growing teenagers, though the rural setting means they will rely on transport for social activities.

    7/10
  • Multi-generational Living

    The expansive single-story layout, multiple reception spaces, and large holding provide great potential for multi-generational living arrangements.

    8/10
  • Single Buyers

    At an asking price of €850,000 and covering nearly 300 sq.m with extensive agricultural lands, this property is far too large and costly for a single buyer.

    3/10
  • Couples

    Ideal for couples looking for country space and a home office, though the large 11.85-acre holding requires substantial maintenance.

    7/10
  • Empty Nesters

    The single-level bungalow design aids accessibility and ageing in place, but the vast landholding might prove burdensome for empty nesters.

    7/10
  • Retirees

    Single-story living is beneficial for retirees, though the rural location and large grounds mean outside help may be needed for maintenance.

    7/10

Work

3 areas
  • Remote Working

    Features a dedicated bright home office overlooking the grounds and ample living space, ideal for working from home.

    9/10
  • Hybrid Commuting

    Located just off Junction 6 (Castlewarden) and the N7 motorway corridor, offering efficient access to Dublin for hybrid workers.

    8/10
  • Retired

    Bungalow layout suits retirement well, though managing agricultural lands requires active oversight.

    7/10

Practical

8 areas
  • Ageing in Place

    As a detached bungalow with single-level accommodation, it is highly suitable for ageing in place without the burden of stairs.

    9/10
  • Low Maintenance

    An 11.85-acre holding, agricultural shed, septic tank, and extensive gardens mean maintenance requirements are high.

    3/10
  • Secure Gated Entry

    Benefits from a double-gated farm entrance and separate independent entrances serving the residence and lands.

    8/10
  • Minimalist Design

    The home features traditional elements such as hardwood oak flooring, solid pine doors, and extensive cabinetry rather than ultra-minimalist styling.

    4/10
  • Flexible Floor Plans

    Includes multiple reception rooms, a study, and a massive partially insulated attic space offering significant potential for conversion subject to planning.

    7/10
  • Heritage Home

    Built in 2007, this is a modern B2-rated bungalow rather than a period heritage property.

    2/10
  • Ecological Setup

    Equipped with 12 solar panels with battery storage, inverter, wood pellet boiler, and power being sold back to the grid.

    8/10
  • Outdoor areas

    Comprises 11.85 acres of prime agricultural land, a raised rear decking area, a separate patio, a detached garage, and a large four-bay agricultural shed.

    10/10

Interests

9 areas
  • Gardening

    Extensive grounds, landscaped banks, a mature apple tree, and a large polytunnel or growing potential make this fantastic for gardening enthusiasts.

    9/10
  • Walking

    A lit footpath runs from the end of the driveway all the way through Kill, Johnstown, and into Naas, making walking safe and convenient.

    8/10
  • Gym

    There is no dedicated home gym facility built-in, though a large garage and ample room allow for gym equipment installation.

    4/10
  • Cycling

    The lit footpath leading to nearby towns provides a safe route for cycling enthusiasts.

    8/10
  • Golf

    The Kildare location places it within reasonable driving distance of several notable golf courses in the region.

    6/10
  • Fishing

    While not directly on a fishery, general rural positioning in Kildare offers access to regional angling spots upon investigation.

    5/10
  • Horse Riding

    With 11.85 acres of prime agricultural land, multiple entrances, and outbuildings, the property is exceptionally well-suited for keeping horses.

    9/10
  • Water Sports

    Inland County Kildare offers very limited opportunities for water sports locally.

    2/10
  • Entertaining

    A superbly proportioned kitchen and dining area with a central island and granite worktops opens directly onto a rear decking and patio area, perfect for guests.

    9/10

Lifestyle

5 areas
  • Quiet Living

    Set on an 11.85-acre holding just on the outskirts of Kill village, the property provides a peaceful, private environment.

    9/10
  • Rural Living

    Featuring prime agricultural land, a four-bay agricultural shed, and extensive grounds, this is a quintessential rural property setup.

    10/10
  • Village Living

    The home is located just on the outskirts of Kill village, offering proximity to local amenities while maintaining a distinct countryside feel.

    7/10
  • Coastal Living

    The property is located inland in County Kildare, far away from any coastal areas.

    1/10
  • Urban Living

    The location is decidedly rural and agricultural, though it benefits from immediate access to the N7 and M50 for city connectivity.

    3/10

Social

6 areas
  • Community Involvement

    Proximity to Kill village and Naas facilitates integration into active local community groups and events.

    7/10
  • Café Culture

    Local villages and nearby Naas offer a selection of cafés, though a short drive or trip is required.

    6/10
  • Nightlife

    Rural setting offers virtually no nightlife on the doorstep; residents must travel into Naas or Dublin for evening entertainment.

    3/10
  • Health/Wellness groups

    Standard access via nearby towns, but few wellness amenities directly adjacent to the property.

    5/10
  • Networking Opportunities

    Primarily a residential and agricultural holding, meaning professional networking will rely heavily on travel to business hubs.

    4/10
  • Tech-Hub Connectivity

    Good road links to Dublin tech corridors, though broadband speeds should be independently verified by the buyer.

    6/10

Listing information

Agent
Coonan Naas
Phone
045 832 020
Current status
sale agreed
Published on HouseDelve
10 September 2026
Correction
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Property reference: HD-F26C68HouseDelve · Republic of Ireland

Report 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.