Photograph 1 of 59 of The Old Farmhouse Hillfarm, Narraghmore, Kildare — 1 / 59

The Old Farmhouse Hillfarm, Narraghmore, KildareR14KF76

€775,000

3 Bed~2 Bath~BER B2

What you'll like:

Energy efficiency rating: The property boasts an impressive B2 BER rating, which indicates strong thermal performance and can potentially qualify the buyer for green mortgage interest rates.
Renewable energy systems: Integrated solar panels, an inverter, and a battery storage system are already installed, helping to reduce daily electricity costs and lower carbon emissions significantly.
Electric vehicle infrastructure: A dedicated electric car charging port is installed on site, offering immediate convenience for owners of plug-in hybrid or fully electric vehicles.
Extensive site area: Situated on approximately 1.66 acres of private land, the property provides substantial outdoor space, mature gardens, an old orchard, and a secret fruit-and-vegetable patch.
Additional dwelling potential: The site includes a secondary cottage that is noted as potentially eligible for vacant home and energy grants, offering a lucrative project for future development subject to planning.

Multiple outbuildings: Various freestanding wooden buildings provide versatile spaces including a garden entertainment room, craft workshop, work-from-home office, and an artist studio with accommodation.
High vaulted ceilings: Interior spaces feature impressive ceiling heights, reaching up to 14 feet in the bedrooms and 10 feet in the main living areas, enhancing the sense of light and space.
Character preservation: The 250-year-old traditional cottage elements have been carefully retained and blended with a modern extension, offering a unique mix of historical charm and contemporary design.
Outdoor entertainment spaces: A covered deck links the main living area directly to an elevated garden room with a multi-fuel stove, creating an exceptional indoor-outdoor setting for hosting guests.
Natural biodiversity: Mature trees, hedgerows, and a seasonal stream along the southern boundary create a tranquil, wildlife-friendly environment that enhances privacy and rural ambience.
Private laneway access: Approached via a private laneway with two separate entrances, the property ensures a high degree of seclusion and minimal passing traffic while remaining accessible.
Modern kitchen setup: The fully fitted contemporary kitchen includes quality finishes and appliances, seamlessly connecting to lime-washed oak semi-solid flooring that runs throughout the main living spaces.
Luxurious primary suite: The primary bedroom wing incorporates a spacious layout with high ceilings, a walk-in wardrobe, and a bespoke en-suite wet-room shower featuring high-end tiling details.
Ample bathroom facilities: The main family bathroom is fully tiled with marble finishes, featuring an inset bathtub and an elevated double-size shower unit with a pumped power shower.
Thoughtful heating options: Alongside oil-fired central heating, the home features multi-fuel inset stoves in both the living room and the detached garden entertainment room for cozy winter evenings.
Stable asking price: Recorded asking price history shows the property has remained steady at 775,000 euros without erratic fluctuations, suggesting a confident and consistent pricing strategy by the seller.
Commuter accessibility: Located within a short drive of the M9 motorway interchange at Kilcullen, the property allows for a convenient driving commute to Dublin Airport in under fifty minutes.
Proximity to amenities: The nearby towns of Kilcullen, Naas, and Newbridge offer extensive shopping choices, secondary schools, and leisure facilities while preserving a quiet countryside lifestyle.
Leisure and recreation: The surrounding Kildare region provides immediate access to world-class racecourses, golf clubs, and natural heritage areas like the Wicklow Mountains and Glendalough.
Turnkey main residence: The primary house has been professionally designed and renovated to a high standard, allowing a buyer to move in immediately without undertaking urgent structural repairs.

But keep in mind:

Substantial renovation required: The second dwelling on site requires complete renovation, meaning buyers must budget significantly for construction costs to make it habitable or compliant.
Planning permission caveats: Any future conversion, commercial use, or major structural works on the secondary cottage or freestanding structures will remain subject to obtaining appropriate local planning permission.
Private laneway maintenance: Ownership and upkeep responsibilities for the private laneway providing access to the property should be carefully verified by your legal representative to avoid future disputes.
Seasonal stream proximity: The presence of a seasonal stream along the southern boundary warrants a thorough flood risk assessment and drainage inspection during wetter winter months.
Historic structure complexities: Maintaining a 250-year-old traditional cottage structure can involve higher ongoing maintenance costs and specialized repair techniques compared to modern builds.

Grant condition compliance: Buyers should independently verify exact eligibility criteria, timelines, and drawdown requirements for any vacant home or energy grants associated with the secondary building.
Off-grid utility checks: Due to the rural location, buyers should verify the capacity, condition, and maintenance history of private services such as septic tanks, percolation areas, or private water supplies.
Timber outbuilding longevity: The numerous freestanding wooden buildings will require regular cyclical maintenance, timber treatments, and roof inspections to prevent weathering and moisture damage.
High-ceiling heating efficiency: While the B2 rating is strong, exceptionally high vaulted ceilings in bedrooms and living areas can sometimes lead to uneven heat distribution and higher energy demands.
Insurance cost considerations: Older properties combined with extensive rural acreage and multiple outbuildings may attract higher home insurance premiums or specific underwriting conditions.
Boundary line verification: Given the irregular shape of rural plots and mature hedgerows, a professional land survey should be commissioned to confirm exact property boundaries and title maps.
Septic tank registration: Buyers must ensure that any onsite wastewater treatment systems comply with current environmental regulations and are properly registered with local authorities.
Road noise impact: Although set in a rural area, proximity to the M9 motorway network should be evaluated during peak traffic hours to check for potential background road noise.
Future development restrictions: Being located in a rural agricultural area may mean local planning controls are stringent regarding any future extensions or commercial ventures on the land.
Storage dependency: While outbuildings offer great storage, buyers should inspect them for potential dampness issues that could affect the long-term storage of sensitive items or equipment.
Electrical infrastructure age: Buyers should have an independent electrician inspect the wiring connections between the main house and the numerous detached garden and office studios.
Chimney and flue safety: With multiple multi-fuel stoves installed across the main house and garden room, a professional chimney sweep and structural flue inspection is strongly recommended.
Window shutter maintenance: Traditional wooden shutters throughout the property add aesthetic charm but will require ongoing wood care to prevent sticking or weather-related warping.
Local service reliance: Dependence on nearby village amenities like Narraghmore requires consideration of transport logistics for daily errands, schooling, and professional services.
Asking price premium: At 775,000 euros, the property commands a significant rural price point that reflects its extensive upgrades, meaning buyers should verify comparable local values carefully.

Price positioning

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.

UnderpricedOverpriced

The asking price looks mildly overvalued compared with the available evidence.

The asking price appears justified due to the extensive site acreage, high-specification renovation of the traditional cottage, and the inclusion of multiple functional detached outbuildings.
Valuation signals are heavily supported by the presence of a second grant-eligible derelict cottage on the grounds, offering substantial future development upside.
Potential factors supporting this robust price point include strong demand for rural sanctuary properties with modern energy upgrades, whereas potential overpricing risks stem from niche buyer appeal.
Overall, the asking price reflects a comprehensive premium for the unique combination of land, outbuildings, and development potential compared to standard residential offerings in the wider area.

Build Analysis

What we know from similar construction types

The property features a combination of an original 250-year-old traditional cottage and a modern extension, requiring a buyer to investigate the structural integrity, damp proofing, and insulation levels of the older section versus the modern build.
The presence of multiple detached wooden outbuildings (such as the artist studio, work-from-home office, and craft workshop) and a second large cottage requiring complete renovation means a buyer should verify planning permissions, building regulations compliance, and connection standards for services across all structures.
The second dwelling on site is noted as qualifying for the vacant home and energy grants, which a buyer should independently verify with local authorities regarding eligibility criteria and conditions.
Energy efficiency measures include an oil-fired central heating system, solar panels with an inverter and battery, and modern window systems, contributing to a strong B2 BER rating.
External site factors such as a seasonal stream along the southern boundary suggest a buyer should investigate potential flood risk or drainage considerations.

Heating cost^*

Estimated expense to heat this property every year

Estimated annual heating cost is approximately €1,800 to €2,400.
The property features an oil-fired central heating system combined with high levels of insulation, modern window systems, solar panels with an inverter and battery, and a multi-fuel inset stove, which helps mitigate overall energy demands despite the extensive floor area and detached nature of the home.

Pollution Safe

8/10

Environmental situation to investigate

The property is situated in a tranquil rural farming landscape, appearing well away from heavy industrial sites, major modern landfills, or high-capacity waste incinerators.
Any minor historical or agricultural chemical use typical of rural countryside settings should be independently verified by the prospective buyer as a standard precaution.

Flood Safe

8/10

Water overflow reports to follow up

The location sits within elevated rolling farmland, generally indicating a low likelihood of widespread river or coastal flooding.
The listing notes a seasonal stream lining the southern boundary of the extensive site, so buyers should investigate local drainage and verify official flood maps during their due diligence.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

FERNELEY LODGE, HILL FARM, NARRAGHMORE
Sale date
24/02/2026
Declared sale price
€487,500.00

Recent sales in the wider Narraghmore area

LIPSTOWN LOWER, NARRAGHMORE, CO. KILDARE
Sale date
15/07/2026
Declared sale price
€165,000.00
10 OAK PARK, NARRAGHMORE, KILDARE
Sale date
31/03/2026
Declared sale price
€730,000.00
11 LIPSTOWN MANOR, NARRAGHMORE, ATHY
Sale date
26/09/2025
Declared sale price
€455,000.00
10 THE ORCHARD, NARRAGHMORE, ATHY
Sale date
08/08/2025
Declared sale price
€300,000.00

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: €7,750 — 1% of €775,000.
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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 typically range from €1,500 to €3,500 plus VAT, depending on the complexity of the conveyancing process.
Land registration fees involve property registration authority charges, usually between €400 and €800 based on the purchase price.
Property valuation fees for mortgage or purchase assessment generally cost between €150 and €350.
Surveyor fees for a structural survey on a larger rural property with multiple outbuildings can range from €600 to €1,500.
Annual home insurance for a detached country home of this scale typically ranges from €600 to €1,200 depending on the level of cover and contents.

Forum Talk

What people are saying about this area

Locals in Narraghmore frequently highlight the peaceful, community-focused rural atmosphere and the popularity of local amenities such as the community shop and gastro pub.
Residents often discuss local outdoor attractions, including walks near the Wicklow Mountains and local heritage sites like Moone High Cross.
Community forums occasionally share updates regarding local sports clubs such as Saint Lawrence's GAA and Crookstown Millview Athletic Club.
Discussions in the wider Kildare area often focus on the convenience of rural living with good access to the M9 motorway for commuters heading toward Dublin.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas

Young Children
The c. 1.66-acre private site with extensive lawns and a secret fruit-and-vegetable garden offers an incredible, safe playground for young children to explore nature. However, parents should verify safety measures regarding the seasonal stream on the southern boundary.
7/10
Teenagers
Teenagers would appreciate the independent spaces available, such as the garden entertainment room and the artist's studio with accommodation. The rural setting means they would rely on parents for transport to social activities.
7/10
Multi-generational Living
An exceptional setup for multi-generational living thanks to the main three-bedroom house combined with an additional grant-eligible cottage offering development potential, alongside several separate outbuildings like the artist studio with accommodation.
9/10
Single Buyers
A single buyer might find the maintenance of a c. 1.66-acre property and multiple freestanding buildings overwhelming and costly relative to the €775,000 asking price.
4/10
Couples
Couples seeking a tranquil countryside sanctuary with exceptional space for home offices, creative hobbies, and outdoor entertaining will find this property highly appealing.
8/10
Empty Nesters
Provides a wonderful single-level flow in the main extension and primary suite, making it suitable for downsizing from a much larger family home while retaining plenty of room for visiting family.
8/10
Retirees
Offers single-level living potential in the main residence and a peaceful retirement environment. Retirees should consider the ongoing physical upkeep required for the extensive gardens and multiple outbuildings.
7/10

Work

3 areas

Remote Working
Exceptional remote working setup featuring a dedicated freestanding work-from-home office, a craft workshop, and reliable property space away from the main living quarters.
10/10
Hybrid Commuting
Conveniently located within a few minutes' drive of the M9 interchange at Kilcullen and a 50-minute drive to Dublin Airport, making hybrid commuting viable.
7/10
Retired
An idyllic, peaceful haven for retirees looking to enjoy their golden years in a scenic, manageable main home with hobby spaces.
9/10

Practical

8 areas

Ageing in Place
The main single-level extension layout, primary suite, and accessibility features make it practical for ageing in place, provided grounds maintenance is outsourced.
8/10
Low Maintenance
Requires significant upkeep due to the extensive c. 1.66-acre grounds, historic cottage elements, and multiple freestanding wooden structures.
3/10
Secure Gated Entry
Approached via a private laneway with two separate entrances and complete privacy, though buyers may wish to add security gates.
7/10
Minimalist Design
Features traditional cottage character, exposed historic elements, vaulted wooden ceilings, and bespoke finishes rather than stark minimalism.
4/10
Flexible Floor Plans
Highly flexible layout featuring a renovated original cottage, a modern extension, and numerous outbuildings including studios and offices.
9/10
Heritage Home
Centers around a beautifully restored 250-year-old traditional cottage that successfully retains its historic charm alongside modern extensions.
10/10
Ecological Setup
Boasts strong green credentials with a B2 BER, solar panels with an inverter and battery, high insulation, and an electric car charging port.
9/10
Outdoor areas
Outstanding outdoor provisions featuring c. 1.66 acres of mature gardens, an old orchard, a secret vegetable garden, a covered deck, and a garden entertainment room.
10/10

Interests

9 areas

Gardening
An absolute paradise for gardeners featuring an old orchard producing apples, cherries, and hazelnuts, a hidden fruit-and-vegetable garden, and mature planted grounds.
10/10
Walking
The surrounding countryside and proximity to natural amenities like the Wicklow Mountains and Glendalough offer fantastic walking opportunities.
8/10
Gym
There is ample space on site to set up a private home gym in one of the many freestanding buildings, though commercial gym facilities require a drive into nearby towns.
5/10
Cycling
Quiet local country lanes offer pleasant cycling routes, though regional main roads require caution.
6/10
Golf
Positioned within a short drive of a selection of golf and leisure clubs in the Kildare region.
7/10
Fishing
While the property features a seasonal stream, dedicated angling spots would require travel to nearby rivers and lakes in the wider Kildare and Wicklow areas.
5/10
Horse Riding
Located in prime equestrian country close to the national stud and world-class racecourses, making it a great location for horse riding enthusiasts.
8/10
Water Sports
Inland rural location with no immediate access to major water sports facilities.
2/10
Entertaining
Superb entertaining capabilities with an open-plan living and dining area, a covered outdoor deck, and a dedicated garden entertainment room featuring its own stove.
10/10

Lifestyle

5 areas

Quiet Living
Nestled amid rolling farmland off a private laneway with complete privacy, this property delivers an exceptionally quiet and peaceful living environment.
10/10
Rural Living
Set on c. 1.66 acres surrounded by farmland, mature trees, hedgerows, an old orchard, and a seasonal stream, it embodies authentic rural living.
10/10
Village Living
Located just a short drive from the quaint village of Narraghmore, which provides a local gastro pub, community shop, and tearoom.
7/10
Coastal Living
The property is located inland in County Kildare, far from any coastal areas.
1/10
Urban Living
Situated in a deeply rural setting, requiring a drive to access larger towns like Naas, Newbridge, and Kildare Town for extensive urban amenities.
2/10

6 areas

Community Involvement
Good local community integration supported by nearby amenities such as Saint Lawrence's GAA, Crookstown Millview Athletic Club, and local village groups.
7/10
Café Culture
Limited café culture immediately on the doorstep, though local spots like The Old Hardware tearoom in Narraghmore provide a community focal point.
4/10
Nightlife
Rural location lacking vibrant nightlife, though local gastro pubs provide evening dining options.
2/10
Health/Wellness groups
Local clubs and community centers offer basic wellness activities, with broader options available in larger nearby towns.
5/10
Networking Opportunities
Primarily a residential rural area offering minimal local professional networking opportunities.
3/10
Tech-Hub Connectivity
While the home is well-equipped for remote work, it is situated far from formal urban tech hubs.
3/10

Listing information

Agent: Appleton Property
Phone: 045 482 759
Current status: active
Published on HouseDelve: 13 October 2026
Correction: Report an issue

Property reference: HD-4044AEHouseDelve · 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.