
Residence On 11.85 Acres Blackhill, Kill, County KildareW91R8PP
€850,000
4 Bed~3 Bath~299 m²~BER B2
What you'll like:
- Impressive B2 Energy Rating: The energy efficiency rating helps lower utility costs and potentially qualifies the buyer for green mortgage rates. This rating indicates a well-insulated home that requires less heating energy.
- Spacious Floor Area: Extending to approximately 299 square meters, the single-story residence provides generous family accommodation. The large footprint ensures comfortable day-to-day living without feeling cramped.
- Substantial Land Holding: The property includes approximately 11.85 acres of prime agricultural land, offering incredible potential for farming, equestrian use, or privacy. Such acreage rarely accompanies a modern bungalow in this location.
- Excellent Commuter Accessibility: Situated just off Junction 6 on the N7 motorway corridor, the home offers immediate access to Dublin and the M50. This exceptional connectivity significantly reduces daily commuting times.
- Four Bay Agricultural Shed: Includes a substantial agricultural shed with a lean-to and concrete hardstanding area, ideal for commercial or hobby farming. This outbuilding adds immense functional value for equipment storage or livestock.
- Independent Land Access: Features an additional independent entrance providing direct access to the agricultural lands and sheds. This separation ensures farm traffic does not interfere with the main residential driveway.
- Generous Parking and Driveway: Approached via a gravel driveway with natural landscaped banks, offering ample off-street parking for multiple vehicles. Visitors and residents will find plenty of space for vehicle maneuvering.
- Multiple Living Spaces: Accommodation comprises a welcoming reception area, a separate living room, and a generous family room. These varied zones allow family members to enjoy privacy or gather together comfortably.
- High-Quality Kitchen Finishes: The kitchen and dining area features granite worktops, an extensive range of oak cabinetry, and a large central island. These premium finishes make food preparation and family meals a luxurious experience.
- Outdoor Entertainment Areas: The kitchen opens onto a raised decking area, while the utility room provides access to a separate patio. These exterior spaces are perfect for outdoor dining and entertaining during warmer months.
- Dedicated Home Office: Includes a bright home office overlooking the grounds with hardwood oak flooring, ideal for remote work. This quiet space helps maintain a healthy work-life balance away from the main living areas.
- Master Bedroom Suite: The exceptionally spacious master bedroom features fitted wardrobes and a fully tiled ensuite bathroom. This private sanctuary offers ample storage and personal comfort for the homeowners.
- Multiple Ensuite Bedrooms: The layout includes four bedrooms in total, with two featuring private ensuite facilities. This arrangement reduces morning congestion for family members and guests alike.
- Attic Conversion Potential: The partially floored and insulated attic extends to over 200 square meters, offering future expansion possibilities subject to planning. This vast space allows the home to grow with a changing family.
- Detached Garage: Features a secure detached garage with a roller door, concrete foundations, and roof insulation. It provides safe storage for vehicles, garden machinery, or valuable tools.
- Quality Exterior Detailing: Enhanced by attractive granite window sills, granite quoins, and mature laurel hedging. These traditional exterior touches give the property a handsome and established aesthetic.
- Mains Water Connection: The residence and surrounding lands are serviced by mains water, ensuring a reliable water supply. This eliminates the uncertainty often associated with private well systems.
- Wood Pellet Heating System: The home is heated by a wood pellet boiler, offering a sustainable and renewable heating alternative. This eco-friendly system aligns with modern energy efficiency standards.
- Included Fixtures and Fittings: The sale includes standard window fittings, fixtures, and integrated appliances, easing the move-in process. Buyers can save on initial setup costs for essential white goods.
- Mature Landscaped Grounds: The boundaries feature mature laurel hedging, post-and-rail fencing, and a productive apple tree. These established features provide immediate privacy and natural charm to the property.
But keep in mind:
- Wood Pellet Boiler Maintenance: The wood pellet heating system requires regular specialized servicing and consistent fuel restocking. Buyers should budget for ongoing maintenance costs compared to standard gas or oil systems.
- Private Septic Tank System: Wastewater management relies on a septic tank, which requires periodic desludging and regulatory compliance checks. Buyers must commission a professional inspection to verify the tank's condition and capacity.
- Motorway Noise Potential: Located very close to the N7 motorway corridor, the property may experience ambient traffic noise. Buyers should visit the site at peak times to assess the acoustic impact on outdoor living.
- Agricultural Land Leasing: The large acreage may be subject to existing seasonal grazing leases or farm payments that need clarification. Buyers should verify if any third-party rights or entitlements affect the agricultural land.
- Attic Conversion Regulations: While the attic offers immense potential, any habitable conversion requires full planning permission and building regulations approval. Buyers should not assume immediate residential use of the upper level without professional advice.
- Agricultural Shed Condition: The substantial shed and lean-to require thorough structural due diligence regarding roofing materials and framing. Any necessary repairs on agricultural structures can involve significant capital expenditure.
- Drainage and Soil Quality: The extensive land holding should be inspected for localized drainage issues or soil suitability for specific farming uses. Poor soil drainage could limit the agricultural or equestrian potential of the acreage.
- High Capital Threshold: An asking price of €850,000 represents a substantial investment requiring significant mortgage approval or liquidity. Buyers must ensure their financial backing is fully secured before committing to purchase.
- Single-Glazed or Sealed Windows: Buyers should carefully inspect all double-glazed windows and exterior doors for seal failures and thermal efficiency. Replacing large format windows in a 299 square meter home can be costly.
- Boundary Fencing Verification: The extensive perimeter boundaries marked by post-and-rail fencing require physical verification against official folio maps. Discrepancies in rural land boundaries can lead to costly neighbor disputes.
- Property Tax Valuation: The market value may place the home in a higher Local Property Tax bracket requiring careful annual budgeting. Buyers should check the current valuation band assigned to the property.
- Interior Cosmetic Updates: While functional, some interior finishes like carpets and paint colors may require personal updating by new owners. Remodeling a home of this size can quickly accumulate unexpected renovation expenses.
- Storage Room Configuration: The internal storage room and hot press take up valuable floor space that could otherwise be utilized. Buyers should evaluate whether the internal layout meets their specific storage needs.
- Utility Room Workflow: The utility room provides essential external access, which can track mud and dirt directly from the farmyard. Families with active agricultural interests may find this layout requires rigorous cleaning routines.
- Access Gate Security: The multiple access points, including double-gated farm entrances, require robust security measures to prevent unauthorized access. Buyers should budget for installing modern automated security gates and CCTV systems.
- Insurance Premiums for Acreage: Owning a residential property combined with working agricultural land can complicate standard home insurance policies. Buyers should obtain specialist quotes covering both domestic and agricultural liabilities.
- Local Planning Restrictions: Being in a rural Kildare location, strict local planning policies may restrict future residential extensions or commercial ventures. Consult the local county development plan regarding allowable rural enterprises.
- Proximity to Infrastructure: The immediate access via a lay-by off the N7 requires caution when entering and exiting with heavy vehicles. Buyers should assess the safety of the junction during high-speed traffic flows.
- Unverified Appliance Lifespan: The sales process notes that appliances and fixtures are included without warranties of working order. Buyers should conduct thorough snagging inspections on all integrated kitchen hardware.
- Future Road Development: The proximity to the national road network raises due diligence considerations regarding potential future road widening schemes. Buyers should check local authority plans for any proposed transport infrastructure changes.
Price positioning
?
- The asking price appears fairly positioned when accounting for the extensive detached residential accommodation and the substantial holding of productive agricultural land included.
- Upward valuation signals stem from the inclusion of nearly twelve acres of prime land, a large agricultural shed, and excellent connectivity directly adjacent to major transport corridors.
- Potential factors supporting or undermining this price level include the ongoing market demand for rural residential holdings coupled with commercial farming space near major urban centres.
- Overall, the quoting figure reflects a balanced valuation for a combined residential and agricultural asset featuring a modern energy efficient dwelling and extensive ancillary outbuildings.
Build Analysis
What we know from similar construction types
- The property is a detached bungalow built in 2004 with a substantial floor area of approximately 299 square metres, set on an 11.85-acre holding.
- It features a favorable B2 BER rating, indicating good energy efficiency, which is supported by a wood pellet heating system.
- The accommodation includes four bedrooms (two ensuite), a family bathroom, multiple reception rooms, and a partially floored and insulated attic spanning over 200 square metres.
- A buyer should investigate the compliance and planning status of the attic space if any future conversion is intended, as well as the condition and maintenance history of the wood pellet boiler.
- Given that the property utilizes a private septic tank and is situated on agricultural land, a prospective buyer should verify the registration, capacity, and perc test results of the wastewater treatment system, as well as the condition of the agricultural shed and multiple independent access points.
- Buyers should also verify the exact boundaries and title details of the 11.85 acres, alongside any potential restrictions related to its agricultural designation.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately €2,200 to €2,800.
- Explanation: Given the large 299 sq.m floor area and a B2 energy rating, the property benefits from good energy efficiency, though the substantial size and use of a wood pellet boiler mean moderate annual fuel consumption for heating and hot water.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a predominantly rural agricultural setting near Kill, County Kildare, appearing well removed from major heavy industrial zones, incinerators, or active large-scale landfills.
- Any potential minor localized agricultural runoff or legacy farm practices should be independently verified by prospective buyers during standard environmental due diligence.
Flood Safe
8/10Water overflow reports to follow up
- The land and residence are elevated along the Blackhill area near the N7 corridor, generally indicating a lower risk of pluvial or fluvial flooding based on regional topography.
- As with any rural property featuring extensive ground acreage and a private septic tank system, local drainage performance during extreme weather events should be investigated.
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
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
9 EMBASSY MANOR, KILL, CO KILDARE
- Sale date
- Declared sale price
- €485,000.00
8 HILLVIEW, KILL, KILDARE
- Sale date
- Declared sale price
- €290,000.00
39 HARTWELL GREEN, KILL, KILDARE
- Sale date
- Declared sale price
- €450,000.00
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 1% on the first €1 million, which equates to €8,500 for an €850,000 purchase price.
- Solicitor legal fees: roughly €2,000 to €4,000 plus VAT and outlays.
- Land registration fees: approximately €600 to €800 depending on the property value and registration type.
- Property valuation fees: around €150 to €300 for a standard mortgage valuation.
- Surveyor fees: approximately €1,000 to €1,500 for a detailed structural survey on a large property.
- Annual home insurance: estimated between €800 and €1,500 depending on cover levels and the rural location.
Forum Talk
What people are saying about this area
- Residents in the Kill and Blackhill areas frequently discuss local traffic management, particularly accessibility via the N7 motorway corridor and Junction 6.
- Community forums often highlight the rural charm of living near the Dublin/Kildare border while maintaining convenient commuter links.
- Local discussions often touch upon agricultural activity, land maintenance, and equestrian or farming infrastructure typical of the surrounding Kildare countryside.
- Property owners in the vicinity regularly share tips on energy efficiency upgrades, given the popularity of modern BER ratings like B2 in rural detached homes.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The four-bedroom detached bungalow provides spacious family accommodation with secure gardens enclosed by mature laurel hedging, offering a safe environment for young children.
- Teenagers8/10
With four bedrooms, multiple reception rooms including a family room and study, plus extensive outdoor space and a large attic with conversion potential, teenagers will have plenty of independent space.
- Multi-generational Living7/10
The single-level bungalow layout and generous floor area of 299 sq.m offer good potential for multi-generational living, though buyers should verify internal configuration flexibility.
- Single Buyers3/10
An 11.85-acre holding with a large agricultural shed and a 299 sq.m home represents significant scale and maintenance requirements that may be excessive for a single buyer.
- Couples6/10
Couples looking for a rural lifestyle with extensive land and outbuildings will find much to appeal, though the large footprint requires ongoing upkeep.
- Empty Nesters6/10
Single-level bungalow living suits ageing in place well, but managing nearly 12 acres of agricultural land and outbuildings may prove burdensome for empty nesters.
- Retirees6/10
The single-floor layout of the residence facilitates easier mobility, but retirees should consider the maintenance demands of the substantial landholding and agricultural shed.
Work
3 areas- Remote Working9/10
A dedicated home office overlooking the grounds and multiple spacious reception rooms provide an excellent environment for remote working.
- Hybrid Commuting8/10
Immediate access to Dublin and the M50 via Junction 6 (Castlewarden) and the N7 motorway corridor supports convenient hybrid commuting.
- Retired6/10
The single-level bungalow design suits retirement living well, though the large landholding requires ongoing management.
Practical
8 areas- Ageing in Place8/10
The single-story detached bungalow layout facilitates single-level living, making it well-suited for ageing in place with minimal internal steps.
- Low Maintenance4/10
A B2 BER rating ensures energy efficiency, but maintaining an 11.85-acre holding, agricultural sheds, and extensive grounds requires significant ongoing effort.
- Secure Gated Entry8/10
The property benefits from double-gated farm access, a separate residential entrance, and an independent entrance for the agricultural lands.
- Minimalist Design5/10
The property features traditional finishes such as hardwood oak flooring, solid pine doors, and extensive cabinetry, rather than stark minimalism.
- Flexible Floor Plans8/10
A spacious floor plan with multiple reception rooms, four bedrooms, two ensuites, and a large partially floored attic offering conversion potential provides excellent layout flexibility.
- Heritage Home2/10
Built in 2004, this is a modern detached bungalow rather than a historic or heritage property.
- Ecological Setup7/10
Featuring a B2 energy rating, wood pellet boiler heating, and extensive open land, the property incorporates positive environmental and efficiency elements.
- Outdoor areas10/10
Comprising 11.85 acres of prime agricultural land, mature gardens, laurel hedging, a raised rear deck, a patio, a detached garage, and a substantial agricultural shed, the outdoor facilities are exceptional.
Interests
9 areas- Gardening9/10
Extensive grounds featuring mature laurel hedging, a raised decking area, a patio, and an established apple tree provide exceptional opportunities for gardening enthusiasts.
- Walking8/10
The substantial 11.85-acre private holding and surrounding rural Kildare roads offer ample space for daily walking routines.
- Gym4/10
There is no dedicated fitness facility on-site, though ample space exists to install a home gym in the large storage areas, outbuildings, or unfinished attic.
- Cycling6/10
The surrounding rural roads near Kill allow for cycling, though proximity to major transit corridors should be factored in for safety.
- Golf7/10
The location in County Kildare places several notable golf courses and clubs within reasonable driving distance.
- Fishing5/10
While the immediate inland location lacks private water features, local angling opportunities in the broader Kildare region require investigation.
- Horse Riding9/10
With 11.85 acres of prime agricultural land, existing agricultural sheds, and a double-gated farm entrance, the property is exceptionally well-suited for equestrian pursuits.
- Water Sports2/10
The inland rural setting provides no direct access to lakes or coastal waters suitable for water sports.
- Entertaining9/10
A superbly proportioned kitchen and dining area with a central island and granite worktops, paired with a rear decking area and expansive reception rooms, makes this home ideal for entertaining.
Lifestyle
5 areas- Quiet Living8/10
Set on an 11.85-acre holding just off the N7 near Kill village, the property enjoys a private, rural atmosphere away from dense urban noise.
- Rural Living9/10
Comprising prime agricultural land, mature gardens, and agricultural outbuildings, this property delivers a quintessential rural lifestyle.
- Village Living7/10
Located on the outskirts of Kill village, residents can easily access local village amenities while enjoying a countryside setting.
- Coastal Living1/10
The property is located inland in County Kildare and has no coastal proximity.
- Urban Living3/10
Situated in a rural and agricultural area near Kill, this is far removed from a vibrant urban center, though it offers good road access to Dublin.
Social
6 areas- Community Involvement7/10
Proximity to Kill village allows residents to participate actively in local community groups, sports clubs, and village events.
- Café Culture5/10
While local village amenities offer basic conveniences, a wider selection of café culture requires travel to nearby towns like Naas.
- Nightlife3/10
The rural setting offers a quiet atmosphere with minimal local nightlife, which is instead accessible in nearby larger towns.
- Health/Wellness groups6/10
Local community facilities and nearby towns provide access to various health and wellness groups, though local options should be verified.
- Networking Opportunities5/10
Networking relies heavily on commuting toward Dublin or regional business hubs, as the immediate locale is primarily rural.
- Tech-Hub Connectivity7/10
Excellent road links to Dublin and the M50 corridor ensure straightforward physical connectivity to major tech and business hubs.
Listing information
- Agent
- Coonan Property (Maynooth)
- Phone
- 01 628 6128
- Published on HouseDelve
- 10 September 2026
- Correction
- Report an issue
HD-F26C68HouseDelve · Republic of Ireland* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.