Photograph 1 of 2 of Sunnyhill, Cluain Aoibhinn, Carrighill Upper, Calverstown, Kildare
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Sunnyhill, Cluain Aoibhinn, Carrighill Upper, Calverstown, Kildare

€635,000

4 Bed~3 Bath~160 m²~BER A

What you'll like:

  • A-rated energy efficiency: The property boasts a top-tier A building energy rating, which significantly reduces monthly heating bills and ensures excellent thermal comfort year-round.
  • Spacious detached dormer: Extending to approximately 160 square meters, this generously proportioned four-bedroom home provides ample living space for a growing family.
  • Exclusive boutique development: Situated within a small and highly private scheme comprising only 15 homes, enhancing community tranquility and neighborhood exclusivity.
  • Bespoke kitchen fitted: Includes a high-end custom kitchen by Castleteel Kitchens, offering superior cabinetry and durable finishes for modern culinary needs.
  • Open-plan living layout: Features a bright, integrated kitchen, dining, and family area designed for contemporary lifestyles and effortless entertaining.
  • Contemporary bathrooms included: Outfitted with stylish modern sanitary ware and quality tiling across multiple bathrooms and en-suites for a luxurious daily experience.
  • Fitted wardrobes provided: Bedrooms come equipped with custom storage solutions as standard, saving the buyer immediate out-of-pocket furnishing expenses.
  • Excellent interior storage: Designed with thoughtful utility and storage spaces throughout the floor plan to effortlessly manage everyday household clutter.
  • Private landscaped gardens: Comes with seeded lawns and paved outdoor patio areas, providing a ready-to-use secure space for children and outdoor dining.
  • Ten-year structural guarantee: Backed by a comprehensive construction warranty, offering valuable peace of mind regarding building integrity and latent defects.
  • Modern construction standards: Built to the latest regulatory requirements, ensuring minimal maintenance, superior sound insulation, and contemporary building materials.
  • Abundant natural light: Large windows and a well-planned orientation maximize daylight penetration, creating a bright and uplifting internal ambiance.
  • Convenient motorway access: Situated within easy reach of the M7 motorway, facilitating straightforward commuting to Dublin and surrounding commercial hubs.
  • Charming rural setting: Located in the picturesque village of Calverstown, offering a peaceful countryside lifestyle away from intense urban congestion.
  • Proximity to regional towns: Close to Kilcullen, Naas, and Newbridge, granting effortless access to extensive shopping, secondary schools, and dining amenities.
  • Detached property privacy: Unlike semi-detached or terraced options, this standalone house eliminates shared party walls and enhances household acoustic privacy.
  • Quality outdoor living: Paved patio areas seamlessly connect indoor and outdoor spaces, ideal for hosting summer barbecues and relaxing outdoors.
  • Family-oriented layout: Four well-sized bedrooms and three bathrooms cater perfectly to multi-person households requiring functional personal space.
  • Ready for immediate occupation: Designed as a turnkey new build, allowing buyers to move straight in without undertaking stressful renovation projects.
  • Strong capital potential: Located in a sought-after Kildare pocket, supporting favorable long-term property value retention and strong resale demand.

But keep in mind:

  • Rural commuting reliance: The village location means daily commuting to Dublin heavily relies on private cars and access to the M7 motorway.
  • Management company fees: Buyers should verify if the boutique development requires ongoing annual service charges for communal area maintenance.
  • Public transport limits: Local bus services may be infrequent, meaning residents should investigate transport timetables before relying on public transit.
  • Snag list required: As a newly constructed home, buyers should budget for a professional snagging inspection to identify minor cosmetic or finishing defects.
  • Garden landscaping maturity: Seeded lawns require diligent watering and time to establish a thick, robust turf quality across the garden.
  • Local school capacity: Prospective buyers with children must verify local primary and secondary school enrollment capacities and waiting lists.
  • Broadband infrastructure check: Buyers should confirm the availability of high-speed fiber broadband connections for remote working or heavy data usage.
  • Proximity to amenities: Daily errands may require driving to neighboring towns like Kilcullen or Naas for extensive retail and medical services.
  • Future development phases: Verify whether remaining plots in the small development involve ongoing construction noise and heavy contractor traffic.
  • Property tax assessment: Local property tax bandings should be independently verified based on the agreed purchase price and current valuation rules.
  • Home insurance premiums: Standard new build policies are generally accessible, but buyers should obtain preliminary quotes to ensure competitive coverage rates.
  • Management covenants: Review estate rules regarding parking restrictions, exterior modifications, and pet policies enforced within the development.
  • Electric vehicle charging: Check if a dedicated EV charging point has been pre-installed or if buyers must arrange installation independently.
  • Heating system maintenance: Heat pump or high-efficiency boiler systems require specialized annual servicing to maintain optimal operating efficiency.
  • Storage limitation checks: While storage is noted, buyers with extensive bulky items should verify attic access and garage availability.
  • Ventilation system checks: Modern airtight A-rated homes rely on mechanical ventilation systems which must be regularly inspected and maintained.
  • Boundary fence responsibilities: Clarify legal ownership and maintenance obligations for boundary fencing and shared dividing structures.
  • Snagging rectification timelines: Confirm the developer's formal policy and turnaround time for resolving items identified on the initial snag list.
  • Utility connection accounts: Buyers must budget time to establish new utility accounts for electricity, water, and waste management services.
  • Weather exposure positioning: Calverstown can experience brisk countryside winds, making exterior furniture security and shelter considerations important.

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 looks slightly overvalued compared with the available evidence.
  • The asking price appears somewhat elevated relative to baseline regional trends, driven primarily by the premium commanded for modern A-rated structural efficiency within a boutique new development.
  • Under-valuation signals are largely absent, while over-valuation risks stem from the relatively rural Calverstown location compared to larger commuter hubs like Naas or Kilcullen.
  • Strong contemporary specifications, such as bespoke kitchens, high energy ratings, and a structural guarantee, support this premium pricing strategy against rising construction costs.
  • Wider market sentiment, broader economic shifts in interest rates, and buyer willingness to pay for turnkey rural new builds could either undermine or validate the current asking level.

Build Analysis

What we know from similar construction types

  • This is a new build 4-bedroom detached dormer home extending to approximately 160.7 sq.m. within a boutique development of 15 homes.
  • Potential advantages of this new build include an A-rated energy efficiency which typically translates to lower heating and energy bills.
  • The property benefits from a 10-year structural guarantee, offering peace of mind regarding construction standards.
  • Features high-specification finishes such as a bespoke fitted kitchen by Castleteel Kitchens, fitted wardrobes, and contemporary sanitary ware.
  • Buyers should verify the completion status of the development, snag list items upon handover, and ensure all local planning compliance and environmental bonds are fully satisfied.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost is approximately €800 to €1,200.
  • Given the property has an A energy rating and an area of 160 square meters, thermal efficiency is expected to be very high, significantly reducing overall space heating and hot water demands compared to older homes.

Pollution Safe

9/10

Environmental situation to investigate

  • The property is located in a predominantly rural residential village setting, appearing well removed from major heavy industrial zones, large commercial incinerators, or active industrial pollution sources.
  • Any historical land uses or legacy concerns in the wider agricultural and rural Kildare region should be verified independently during standard conveyancing and environmental due diligence.

Flood Safe

8/10

Water overflow reports to follow up

  • The location in Calverstown generally benefits from an elevated inland position with low apparent risk of widespread coastal or major river flooding.
  • Buyers should review local drainage maps and consult official flood risk assessments to verify surface water management for the specific plot.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

  • 5 CLUAIN AOIBHINN, CALVERSTOWN

    Sale date
    Declared sale price
    €545,000.00

Recent sales in the wider Carrighill Upper area

  • 18 CARRAIG GLEN, CALVERSTOWN, KILDARE

    Sale date
    Declared sale price
    €542,000.00
  • 13 CARRIGHILL LOWER, CALVERSTOWN, KILCULLEN

    Sale date
    Declared sale price
    €690,000.00
  • 14 CARRIGHILL LOWER, CALVERSTOWN, KILCULLEN

    Sale date
    Declared sale price
    €700,000.00
  • 19 BURROW MANOR, CALVERSTOWN, KILCULLEN

    Sale date
    Declared sale price
    €615,000.00
  • 2 CALVERSTOWN PLACE, CALVERSTOWN, KILCULLEN

    Sale date
    Declared sale price
    €665,000.00

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 €6,350 based on 1% of the asking price for residential properties up to €1 million.
  • Solicitor legal fees: roughly €1,500 to €3,000 excluding outlays and VAT.
  • Land registration fees: around €170 to €400 depending on the registration type.
  • Property valuation fees: approximately €150 to €300 required by mortgage lenders.
  • Surveyor fees: roughly €500 to €1,000 depending on the level of detailed inspection.
  • Annual home insurance: approximately €400 to €800 depending on the policy coverage and property size.

Forum Talk

What people are saying about this area

  • Locals in Calverstown frequently highlight the area's appealing balance of a quiet countryside village feel with convenient commuting access via the M7 motorway.
  • Residents often discuss the community-focused atmosphere in boutique developments around Kilcullen, Naas, and surrounding Kildare regions.
  • Community forums frequently mention ongoing appreciation for new energy-efficient housing developments that enhance local infrastructure and family living.
  • Property searches and local discussions often emphasize the desirability of proximity to nearby towns like Kilcullen and Newbridge for schools, shopping, and amenities.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    This spacious 4-bedroom detached dormer provides ample room for young families, featuring private gardens with seeded lawns and a safe environment within a boutique development of just 15 homes.

    9/10
  • Teenagers

    With four bedrooms and generous living space spanning approximately 160 sq.m., teenagers will appreciate having their own rooms and personal space, though proximity to secondary schools in nearby towns should be verified.

    8/10
  • Multi-generational Living

    The detached layout and four bedrooms offer good potential for multi-generational living, though buyers should verify the specific configuration of ground-floor bedrooms and bathrooms.

    7/10
  • Single Buyers

    As a large 4-bedroom detached new build priced at €635,000, this property is likely oversized and priced above the typical entry point for single buyers.

    4/10
  • Couples

    Well-suited for couples looking to upsize or plan for the future, offering bright open-plan living and contemporary finishes, though it is much larger than a typical couple's starter home.

    7/10
  • Empty Nesters

    Empty nesters seeking a modern, energy-efficient A-rated home will appreciate the low maintenance of a new build, though the four-bedroom size might exceed their day-to-day needs.

    6/10
  • Retirees

    The A-rated energy efficiency and modern single-or-dormer layout offer comfortable single-level living potential, but retirees should check the accessibility of the upstairs bedrooms and proximity to healthcare services.

    6/10

Work

3 areas
  • Remote Working

    The spacious 160 sq.m. floor plan provides plenty of flexibility to set up dedicated home office spaces in an energy-efficient A-rated environment.

    9/10
  • Hybrid Commuting

    Convenient access to the M7 motorway ensures practical connectivity for hybrid commuters travelling to Dublin or surrounding employment hubs.

    8/10
  • Retired

    An A-rated modern new build ensures low energy bills and minimal maintenance, making it a comfortable option for retirement years.

    7/10

Practical

8 areas
  • Ageing in Place

    The modern build standard is high, but as a dormer home, buyers should verify whether primary bedroom and bathroom facilities are available on the ground floor.

    6/10
  • Low Maintenance

    As a brand new A-rated home backed by a 10-Year Structural Guarantee, maintenance requirements will be exceptionally low for years to come.

    9/10
  • Secure Gated Entry

    The listing does not indicate a gated entrance for the development, though it is an exclusive and private enclave of just 15 homes.

    3/10
  • Minimalist Design

    The contemporary styling, open-plan layout, and clean finishes offer a great foundation for minimalist interior design.

    7/10
  • Flexible Floor Plans

    Spanning over 160 sq.m., the bright open-plan kitchen, dining, and living areas provide excellent flexibility for modern family lifestyles.

    8/10
  • Heritage Home

    This is a brand new contemporary construction rather than a period or heritage property.

    1/10
  • Ecological Setup

    Boasting an impressive A energy rating, this home is designed with modern energy-efficient heating and insulation standards.

    9/10
  • Outdoor areas

    Features private gardens complete with seeded lawns and paved outdoor areas, ideal for relaxing and outdoor dining.

    8/10

Interests

9 areas
  • Gardening

    The property comes with private gardens featuring seeded lawns and paved outdoor areas, providing a great blank canvas for keen gardeners.

    7/10
  • Walking

    The surrounding countryside and village setting of Calverstown offer pleasant local walking routes, though transport may be needed to reach extensive designated walking trails.

    7/10
  • Gym

    There are no major commercial gym facilities directly within Calverstown village, requiring travel to nearby towns like Kilcullen, Naas, or Newbridge.

    5/10
  • Cycling

    The quiet rural and village roads around Calverstown offer scenic cycling opportunities, though cyclists should exercise caution on regional connectors.

    7/10
  • Golf

    County Kildare is renowned for its golf courses, and while there are courses within reasonable driving distance, buyers should verify the closest club to Calverstown.

    6/10
  • Fishing

    Proximity to the River Liffey and other regional waterways offers decent local angling opportunities for enthusiasts willing to travel a short distance.

    6/10
  • Horse Riding

    Located in the heart of County Kildare, an area famous for the equestrian industry, offering excellent local potential for horse riding and stables.

    8/10
  • Water Sports

    Inland County Kildare offers very limited opportunities for water sports aside from specialized river activities.

    2/10
  • Entertaining

    The bright open-plan kitchen, dining, and living space, paired with private paved outdoor areas, makes this home exceptionally well-suited for hosting guests and family gatherings.

    9/10

Lifestyle

5 areas
  • Quiet Living

    Located in a small boutique development in the charming village setting of Calverstown, residents can enjoy a peaceful countryside atmosphere away from major urban congestion.

    9/10
  • Rural Living

    Situated in County Kildare, the property offers a distinct countryside feel with scenic surroundings while remaining part of an exclusive residential enclave.

    8/10
  • Village Living

    Positioned right in the charming village of Calverstown, providing a tight-knit community feel with convenient access to local rural village amenities.

    8/10
  • Coastal Living

    The property is located inland in County Kildare and offers no proximity to the coast or marine activities.

    1/10
  • Urban Living

    While close to the M7 motorway for regional connectivity, Calverstown is distinctly rural and village-based rather than urban.

    4/10

Social

6 areas
  • Community Involvement

    Being part of a boutique development of just 15 homes in a village setting fosters a strong sense of community and neighborhood connection.

    8/10
  • Café Culture

    While Calverstown is a charming village, extensive cafe culture options are more readily found in nearby towns such as Naas and Newbridge.

    5/10
  • Nightlife

    Nightlife options directly in Calverstown are minimal, requiring trips to larger nearby towns for pubs, clubs, and evening entertainment.

    3/10
  • Health/Wellness groups

    Local community spaces may host wellness activities, but specialized fitness, pilates, and stretching groups will likely require travel to surrounding towns.

    6/10
  • Networking Opportunities

    Professional networking opportunities are sparse locally, making regional hubs or Dublin more suitable for career networking.

    4/10
  • Tech-Hub Connectivity

    While suitable for remote work, buyers should verify the specific broadband speeds and fiber availability at this rural Kildare address.

    5/10

Listing information

Agent
Conway Auctioneers
Phone
045 522 622
Published on HouseDelve
27 September 2026
Correction
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Property reference: HD-95CD26HouseDelve · 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.