St Brigid`s Cottage, Primrose Hill, Hazelhatch Road, Celbridge, County KildareW23XV07
€550,000
135 m²~BER A
What you'll like:
- Prime Town Centre Location: Situated just a short walk from the heart of Celbridge, this property provides exceptional convenience for daily amenities and local services. This central positioning enhances long-term asset value and lifestyle appeal for future occupants.
- Substantial Site Area: The property sits on a generous plot of approximately 0.8 acres, offering rare space within an established urban setting. This land area provides ample room for substantial landscaping, extensions, or future development projects.
- Exceptional Development Potential: Featuring significant site dimensions and favorable zoning, the property represents a prime opportunity for residential expansion. Buyers can explore multiple development strategies subject to securing the necessary local planning permissions.
- Favorable Zoning Classification: The site is designated as Existing Residential and Infill under the local area plan, which actively supports sustainable intensification. This zoning provides a clear framework for prospective developers or families planning to build.
- Probable High Energy Efficiency: The property boasts an impressive A energy rating, indicating excellent thermal performance and modern insulation standards. This rating promises significantly reduced heating costs and superior indoor climate control for occupants.
- Strong Commuter Connectivity: Located within a short drive of Hazelhatch Train Station, residents enjoy swift rail access directly into Dublin city centre. This makes the location highly attractive for working professionals seeking manageable daily commutes.
- Convenient Motorway Access: The nearby N4 and M4 motorways offer seamless road connections to major employment hubs and surrounding regional towns. This facilitates easy travel by car for commuters and families alike.
- Established Neighborhood Setting: Bordered by established residential communities, the property benefits from a settled, mature neighborhood environment. This context ensures a peaceful residential atmosphere despite the central town location.
- Proportionate Floor Area: The existing cottage extends to approximately 135 square meters, providing a solid foundational footprint for renovation. This size allows for flexible layout redesigns without necessarily requiring an immediate massive extension.
- Proximity to Major Employers: The surrounding region hosts prominent employment centers such as Intel, Kerry Group, and Maynooth University. This robust local economy ensures a consistent, high-demand pool for potential future housing.
- Dual Access Points: The property benefits from direct frontage onto Hazelhatch Road alongside convenient access to the Dublin Road. Such dual access improves site logistics and enhances future architectural layout possibilities.
- Proximity to Heritage Amenities: Castletown House and its extensive historic parklands are situated nearby, offering wonderful recreational spaces for residents. This local attraction significantly enhances the immediate neighborhood's aesthetic and leisure appeal.
- Walking Distance Schools: Local educational facilities are easily accessible on foot from the property location, benefiting family life. This reduces daily transport burdens and adds substantial convenience for households with children.
- Local Retail Convenience: A wide array of shops, restaurants, and leisure facilities sit within a short walking distance of the front door. Residents can easily manage daily errands without relying heavily on private motor vehicles.
- Established Population Base: Celbridge serves as one of County Kildare's largest and most established towns with robust local services. This guarantees a vibrant community with reliable municipal support and commercial activity.
- Raised Site Elevation: The cottage occupies an elevated position relative to the main road, potentially offering enhanced privacy and views. This topographical feature can also assist with surface water drainage planning during site redesigns.
- Vacant Possession Advantage: The property is currently vacant, allowing for immediate legal acquisition and commencement of planned works. Buyers avoid the usual delays associated with upward chains or tenant evictions.
- Blank Canvas Renovation: The interior is completely unmodernized, giving new owners total creative freedom over finishes and fittings. This allows buyers to tailor every square meter to their exact personal style preferences.
- Transparent Online Auction: The property is offered via an online auction platform, providing a clear and definite timeline for completion. This structured buying process reduces protracted negotiations and brings transparency to the acquisition.
- Stable Asking Price: The recorded asking price history reveals a steady baseline of fifty-five thousand euros without erratic fluctuations. This stability indicates a realistic initial pricing strategy by the selling agents and motivated vendors.
But keep in mind:
- Extensive Repair Required: The interior is currently in a very poor state of repair and demands comprehensive structural refurbishment. Buyers must budget substantial capital beyond the purchase price to render the dwelling habitable.
- Unverified Services Condition: Selling agents explicitly note that apparatus, fixtures, and services remain untested by them. Buyers should commission independent professional surveys to evaluate the functional status of plumbing and electrical systems.
- Planning Permission Uncertainty: Any grand plans for residential expansion or infill development remain strictly subject to local authority approval. Purchasers should not assume planning consent is guaranteed for high-density schemes on the site.
- Disused Quarry Proximity: The property shares a boundary with a disused quarry to the southeast quadrant. Buyers must investigate potential ground stability issues, environmental hazards, or historical fill materials through specialist geotechnical reports.
- Auction Purchase Risks: Buying via an online auction typically requires unconditional exchange of contracts upon the fall of the hammer. Prospective bidders must complete all legal due diligence and secure financing beforehand.
- Hidden Structural Defects: Given the derelict interior condition, concealed dampness, timber rot, or roof damage may exist. A thorough structural survey is essential to uncover any costly hidden liabilities prior to bidding.
- Incomplete Property Details: Basic particulars such as the official bedroom and bathroom counts are missing from official disclosures. Buyers must physically inspect the layout to confirm room dimensions and functional configurations.
- Potential Development Constraints: Infill development guidelines in the local area plan may impose strict height and boundary restrictions. Architects should review these policies carefully to verify the realistic yield of the 0.8-acre plot.
- Traffic Congestion Exposure: Fronting directly onto the Hazelhatch Road exposes the property to peak-hour commuter traffic and noise. Buyers should assess acoustic insulation needs and potential ingress safety improvements.
- Wastewater Infrastructure Verification: While mains sewerage is indicated, capacity limits for new connections must be verified with local utilities. Adding multiple dwellings could trigger mandatory upgrading requirements for drainage infrastructure.
- Water Supply Adequacy: Mains water connectivity should be thoroughly inspected for adequate pressure and pipe material integrity. Older cottages often retain antiquated lead or galvanized iron supply lines that require total replacement.
- Asbestos Material Presence: Older vacant cottages frequently contain hazardous materials such as asbestos in insulation or roof tiles. Professional testing for hazardous substances is strongly recommended before initiating demolition or renovation.
- Boundary Demarcation Check: The exact legal boundaries of the 0.8-acre holding must be verified against Land Registry maps. Buyers should commission a mapping surveyor to confirm there are no encroachments or shared access disputes.
- Title and Easement Review: Conveyancing solicitors must scrutinize the title deeds for any restrictive covenants or third-party rights of way. Such legal burdens could heavily restrict future architectural designs or commercial access.
- Construction Cost Inflation: Undertaking major renovations in the current market exposes buyers to volatile building material and labor costs. Securing fixed-price contractor quotes before committing to purchase is highly advisable.
- Financing Complexities: Traditional mortgage lenders may hesitate to finance properties deemed uninhabitable or requiring major structural work. Buyers relying on bank financing must pre-approve specialized renovation loan products.
- Local Development Levies: Substantial residential development on the site will likely trigger significant local authority development contributions. These statutory fees must be factored accurately into any financial feasibility calculations.
- Archaeological Potential: Given the historic nature of surrounding locations like Castletown, development might encounter archaeological constraints. Local planning authorities could demand preliminary site assessments before granting clearance.
- Surface Water Management: The raised site and surrounding topography require careful stormwater management engineering during redevelopment. Buyers should investigate whether sustainable drainage systems are mandated for new structures.
- Future Resale Market Risks: Concentrating high capital outlays into a niche suburban renovation carries localized market exposure. Purchasers should analyze comparative neighborhood sales trends to ensure future investment recovery.
Price positioning
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- The asking price appears modestly positioned given the substantial 0.8-acre site footprint and prominent town centre location, though heavy discounting reflects the severe internal disrepair and the pressing necessity for extensive capital expenditure.
- Valuation signals are strongly driven by development potential under existing residential zoning and proximity to transport links, tempered by the dilapidated condition of the current two-bedroom cottage structure which demands immediate renovation.
- Key factors supporting the price include strong local commuter demand and site development upside, whereas risks involve uncertain planning permissions and high construction costs required to unlock the full potential of the large land parcel.
- Recorded listing patterns reveal a stable pricing strategy without historical reductions, aligning with typical auction marketing approaches designed to generate competitive bidding interest from developers and private buyers alike.
Build Analysis
What we know from similar construction types
- The property comprises an existing detached cottage extending to approximately 135 square metres on a substantial site of about 0.8 acres.
- The listing notes that the interior is currently in a poor state of repair and requires extensive renovations, meaning a buyer should budget for substantial structural and cosmetic upgrading.
- The site offers significant potential for further residential development or an extension, subject to securing the necessary planning permission under its existing zoning.
- A buyer should verify the structural integrity of the existing cottage and investigate utility connections, site boundaries, and local planning policies regarding infill development.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 600 to 900 euro. Given the property has a BER rating of A, energy efficiency is expected to be exceptionally high once fully completed or modernized, keeping ongoing heating demands relatively low despite the cottage requiring extensive repairs.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The property sits on a raised site, which helps provide natural elevation and separation from nearby low-lying flood zones.
- Mapped river flood zones are located a short distance away, indicating that while the broader area experiences flood risks, the immediate surrounds are slightly elevated.
- Standard surface water management and local drainage considerations should still be reviewed during any extensive repairs or future redevelopment.
The property is outside the mapped flood area. But the nearest mapped area is approximately 129 metres away.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
21 PRIMROSE HILL, CELBRIDGE, KILDARE
- Sale date
- Declared sale price
- €935,000.00
129 THE DRIVE, HAZELHATCH RD, CELBRIDGE
- Sale date
- Declared sale price
- €435,000.00
GLENCARRIG, HAZELHATCH RD, CELBRIDGE
- Sale date
- Declared sale price
- €800,000.00
GLENCARRIG, HAZELHATCH RD, CELBRIDGE
- Sale date
- Declared sale price
- €200,000.00
12 HAZELWOOD GREEN, HAZELHATCH ROAD, CELBRIDGE
- Sale date
- Declared sale price
- €511,000.00
Recent sales in the wider Celbridge area
17 WILLOWBROOK PARK, CELBRIDGE, KILDARE
- Sale date
- Declared sale price
- €365,000.00
55 WILLOW AVE, PRIMROSE WAY, CELBRIDGE
- Sale date
- Declared sale price
- €440,000.00
10 THE CLOSE, WOLSTAN HAVEN, CELBRIDGE
- Sale date
- Declared sale price
- €560,000.00
21 WILLOW CRESCENT, PRIMROSE GATE, CELBRIDGE
- Sale date
- Declared sale price
- €470,000.00
2 THE PARK, ABBEYFARM, CELBRIDGE
- Sale date
- Declared sale price
- €575,000.00
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: €5,500 — 1% of €550,000.
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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: approximately 1,500 to 3,000 euro plus outlay and VAT.
- Land registration fees: approximately 600 to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 to 300 euro.
- Surveyor fees: approximately 500 to 1,200 euro depending on the depth of the survey required for a property needing extensive repairs.
- Annual home insurance: approximately 400 to 800 euro depending on the level of coverage and property specifics.
Forum Talk
What people are saying about this area
- Local residents frequently discuss the ongoing population growth in Celbridge and the associated pressure on local infrastructure and schools.
- Commuters in community forums often highlight peak-time traffic congestion around Hazelhatch Road and approaches to the N4/M4 motorway.
- Discussions on local platforms often emphasize the convenience of Hazelhatch Train Station for direct commuting into Dublin city centre.
- Community groups often share updates regarding local amenities, upcoming municipal developments, and pedestrian safety improvements near the town centre.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The property features a substantial 0.8-acre site offering fantastic outdoor space for children to play once developed, but the existing cottage is currently vacant and in a poor state of repair requiring extensive renovation.
- Teenagers6/10
Located within easy walking distance of Celbridge town centre, local schools, and amenities, giving teenagers good independence, though the current dwelling is uninhabitable without major work.
- Multi-generational Living7/10
The large 0.8-acre site and town-centre zoning present significant potential for substantial extension or redevelopment to accommodate multi-generational living, subject to planning permission.
- Single Buyers3/10
As an online auction property requiring extensive repairs and a significant upfront investment beyond the asking price, it is less suited for typical single buyers unless they possess specialized renovation or development capital.
- Couples4/10
Presents an exciting project to create a bespoke dream home on a large site near commuter links, but requires heavy capital expenditure and project management.
- Empty Nesters4/10
The proximity to town amenities is appealing, but the heavy maintenance and extensive repairs needed for the current structure make it less immediately practical for empty nesters.
- Retirees4/10
Convenient walking distance to shops and services in Celbridge, though the cottage requires complete rebuilding or modernization to meet comfortable accessibility standards for aging in place.
Work
3 areas- Remote Working7/10
The generous site area provides ample space to construct a dedicated home office or garden studio, subject to planning.
- Hybrid Commuting8/10
Benefiting from being approximately a 5-minute drive to Hazelhatch Train Station, providing regular commuter rail services to Dublin city.
- Retired5/10
Proximity to town amenities is ideal for retirees, but managing a major renovation project on a derelict cottage requires careful consideration.
Practical
8 areas- Ageing in Place3/10
The current cottage is in a poor state of repair and would need comprehensive redesign to support barrier-free, modern aging-in-place standards.
- Low Maintenance2/10
An 0.8-acre site combined with a vacant cottage in need of extensive repairs requires significant ongoing maintenance and capital investment.
- Secure Gated Entry3/10
Currently has direct access onto public roads (Hazelatch Road and Dublin Road), meaning security infrastructure would need to be installed by a buyer.
- Minimalist Design3/10
The existing structure is an older traditional cottage requiring deep structural renovation rather than offering ready-made minimalist living.
- Flexible Floor Plans8/10
The development potential and substantial site provide a blank canvas to design a highly flexible floor plan, subject to planning permission.
- Heritage Home5/10
Features an existing period cottage footprint, though its poor condition means buyers should investigate structural integrity and historical preservation requirements.
- Ecological Setup4/10
Currently features a derelict building requiring major energy efficiency upgrades, though the large site offers immense scope for sustainable landscaping and eco-building.
- Outdoor areas9/10
A substantial plot of approximately 0.8 acres in a prime town-centre location is exceptionally rare and offers vast outdoor space.
Interests
9 areas- Gardening9/10
The approximately 0.8-acre site provides an exceptional canvas for keen gardeners to design extensive lawns, vegetable plots, or landscaped grounds.
- Walking8/10
Excellent walking opportunities nearby, including Castletown House and easy pedestrian access into Celbridge town centre.
- Gym7/10
Proximity to Celbridge town centre ensures convenient access to local leisure facilities and fitness amenities.
- Cycling6/10
Good local road networks and proximity to the town centre support cycling, though busy main connecting roads should be navigated with care.
- Golf6/10
Located within County Kildare, a region well-known for golf courses, offering reasonable access to regional clubs.
- Fishing5/10
Proximity to the River Liffey running through Celbridge provides local angling opportunities for enthusiasts.
- Horse Riding6/10
Kildare is traditionally horse-riding country with various equestrian facilities in the broader surrounding county.
- Water Sports2/10
Limited local water sports opportunities given the inland residential location.
- Entertaining7/10
The large 0.8-acre plot offers immense potential for outdoor entertaining and large gatherings once the property is redeveloped.
Lifestyle
5 areas- Quiet Living5/10
While set on a raised site with a large garden, it is situated directly on the Hazelhatch Road close to the town centre, meaning urban sounds and traffic will be present.
- Rural Living3/10
This is very much an infill town-centre location rather than a rural setting, despite the generous 0.8-acre plot size.
- Village Living9/10
Positioned just 100 metres from Celbridge town centre with easy access to schools, shops, restaurants, and local community life.
- Coastal Living1/10
The property is located inland in County Kildare with no proximity to the coast.
- Urban Living6/10
Offers convenient access to local urban conveniences and a well-serviced commuter town population, though without the high-density apartment style of city centers.
Social
6 areas- Tech-Hub Connectivity6/10
Proximity to major corporate employers in the wider region supports tech and corporate connectivity.
- Community Involvement8/10
Located right in the established community of Celbridge with a population of over 20,000, offering strong local clubs and activities.
- Café Culture8/10
Just 100 metres from the town centre, placing local cafes, restaurants, and social spots within easy walking distance.
- Nightlife6/10
Town centre location provides access to local pubs and eateries, though major nightlife requires traveling into broader Dublin or nearby larger towns.
- Health/Wellness groups7/10
Good access to local wellness groups, fitness centres, and community organizations within the town.
- Networking Opportunities6/10
Proximity to major employment hubs like Intel, Kerry Group, and Maynooth University offers strong professional networking potential in the area.
Listing information
- Agent
- Coonan Property (Celbridge)
- Phone
- 01 628 8400
- Current status
- active
- Published on HouseDelve
- 8 November 2026
- Correction
- Report an issue
HD-987695HouseDelve · 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.