Toor, Ballinabrackey, Kinnegad, MeathN91YE97
€350,000
4 Bed~2 Bath~128 m²~BER G
What you'll like:
- Spacious Detached Layout: The residence spans approximately 128 square meters, offering a practical single-story footprint that suits growing families seeking comfortable everyday living spaces.
- Four Well-Proportioned Bedrooms: Having four dedicated bedrooms provides excellent flexibility for larger households, guest accommodations, or home office setups without sacrificing personal space.
- Master En-Suite Convenience: The inclusion of an en-suite bathroom off the primary bedroom adds a touch of modern privacy and reduces morning congestion in the household.
- Open Plan Living Area: The seamless integration between the kitchen and the living or dining room creates an inviting hub for modern family interaction and social gatherings.
- Cozy Sitting Room: A separate front reception room featuring an open fire provides a traditional, comfortable retreat during colder winter evenings for the household.
- Practical Utility Room: A dedicated utility room with fitted units and rear access helps keep laundry and messy chores out of the primary kitchen space.
- Jacuzzi Family Bathroom: The main family bathroom features a relaxing jacuzzi bath, offering a luxurious feature that enhances the daily self-care routine for residents.
- Substantial Two-Storey Garage: A large, block-built detached garage with a pitch roof and loft area offers tremendous versatility for storage, hobbies, or future projects.
- Generous Site Acreage: Sitting on approximately 0.82 acres of land, the property provides expansive outdoor grounds for children to play, gardening, or outdoor entertaining.
- Extensive Parking Capacity: A gated walled entry leads into a large gravel wrap-around driveway that easily accommodates multiple vehicles for residents and visiting guests.
- Peaceful Countryside Setting: Located in the tranquil area of Ballinabrackey, the property offers a quiet rural lifestyle away from intense urban congestion and noise.
- Accessible Location Proximity: The address provides convenient access to nearby towns like Kinnegad and Edenderry for everyday shopping, schools, and essential community services.
- Commuter Friendly Access: The location offers relatively convenient access to the M4 and M6 motorways, facilitating travel toward Dublin and other regional employment hubs.
- Stable Asking Price: The asking price has remained steady at €350,000 without increases, suggesting a consistent pricing strategy from the vendor during the current campaign.
- Turn-Key Presentation: The interior is described as well presented throughout, potentially reducing immediate repair costs and allowing the buyer to move in with minimal hassle.
- Natural Light Abundance: Large windows and double doors leading outdoors help flood the interior living spaces with natural daylight, creating a bright and welcoming atmosphere.
- Solid Concrete Construction: The substantial detached garage utilizes solid concrete blocks, indicating a durable structure that will stand up well to weathering and wear.
- Future Expansion Potential: The expansive site and large outbuilding give creative buyers plenty of room to expand lifestyle options subject to obtaining the necessary permissions.
- Dual Living Spaces: Having both a main sitting room and an open-plan family zone ensures that household members can easily find separate areas to relax or entertain.
- Outdoor Connection: Double doors opening from the main living zone directly to the exterior facilitate easy indoor-outdoor living during pleasant spring and summer months.
But keep in mind:
- Extremely Poor Energy Rating: The property carries a G energy rating, which is the lowest possible tier and indicates severe thermal inefficiency requiring massive insulation upgrades.
- Substantial Retrofitting Costs: Bringing a G-rated dwelling up to modern energy standards will likely demand significant financial investment in heating, insulation, and windows.
- Solid Fuel Heating Dependence: The central heating relies on solid fuel, which can be less convenient and more labor-intensive than modern gas, oil, or heat pump systems.
- Unverified Outbuilding Compliance: The versatile two-storey garage carries potential for various uses, but buyers must verify whether all necessary planning permissions were originally granted.
- Potential Granny Flat Restrictions: Using the detached lofted outbuilding as independent living quarters will likely require formal Meath County Council planning approval and compliance checks.
- High Radon Risk Potential: Rural properties in certain parts of County Meath can experience elevated radon levels, necessitating thorough testing during the pre-purchase inspection phase.
- On-Site Wastewater Treatment: Depending on local infrastructure, the property may rely on a septic tank system that requires professional inspection for compliance and structural integrity.
- Private Water Supply Check: Buyers should verify whether the property relies on a private well or public mains, and test the water quality for safety and mineral content.
- Single Glazing Risks: Given the G energy rating, the windows may be single-glazed or poorly sealed, contributing to high heat loss and noticeable draughts indoors.
- Potential Structural Settling: Older rural bungalows can occasionally exhibit minor foundation or masonry settling cracks that require a comprehensive structural survey to rule out issues.
- Roof Insulation Adequacy: The attic and roof spaces should be carefully inspected by a surveyor to ensure adequate depth and quality of modern insulation materials.
- Electrical System Age: Buyers should commission a qualified electrician to inspect the fuse board and wiring to ensure the electrical installation meets current safety standards.
- Chimney and Flue Integrity: The open fire in the sitting room requires professional sweeping and a CCTV flue inspection to ensure there are no hidden cracks or fire hazards.
- Surface Water Drainage: The extensive gravel driveway and large site should be checked for proper surface water drainage to prevent pooling near the foundation walls.
- Boundary Line Verification: The 0.82-acre plot boundaries must be carefully checked against official Land Registry mapping by your legal representative to avoid future disputes.
- Rural Security Considerations: Detached countryside properties can be more vulnerable to trespassing or burglaries, making the installation of robust security lighting and alarms essential.
- Reliance on Motorway Commuting: While near major routes, daily commuting to Dublin from this rural outpost can be lengthy and subject to heavy peak-hour traffic delays.
- Limited Local Amenities: Immediate walking access to shops, schools, and public transport is restricted, meaning residents are almost entirely dependent on private cars for daily errands.
- Maintenance Demands of Grounds: Managing an extensive gravel driveway and nearly an acre of land requires ongoing physical upkeep, weed control, and garden maintenance.
- Limited Price Negotiation History: The asking price has remained fixed at €350,000 without recorded reductions, suggesting the seller may currently hold firm expectations on value.
Price positioning
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- The asking price appears modestly undervalued when considering the generous floor area and large site size, though the poor G energy rating heavily weighs down its baseline market value.
- Strong positive valuation signals include the substantial detached two-storey garage, extensive acreage, and well-presented interior finish, which offer significant functional versatility beyond typical rural offerings.
- Potential factors that could undermine this pricing include costly immediate energy upgrades required to reach modern standards, whereas stable regional demand and commuting proximity to Dublin strongly support it.
- The stable asking price history suggests a confident initial vendor strategy without early reductions, leaving room for cautious negotiation depending on prospective buyer renovation budgets.
Build Analysis
What we know from similar construction types
- The property is a detached bungalow spanning approximately 128 square metres with a solid concrete block-built detached two-storey garage to the rear.
- Central heating relies on a solid fuel system, which should be inspected alongside the open fire and chimney for efficiency and compliance.
- The buyer should investigate the planning status and building regulations compliance of the two-storey outbuilding, particularly regarding its potential use as a habitable space or granny flat.
- Given the rural location on a spacious site of roughly 0.82 acres, a buyer should verify the private water supply and sewage disposal systems, such as the septic tank, for condition and regulatory compliance.
Retrofit Cost*
Possible renovating / insulating expenditure
- Estimated deep-retrofit cost: EUR 50,000 to EUR 80,000.
- Reasoning: The property has a very poor G BER rating, indicating significant thermal inefficiencies. Bringing the home up to a modern energy standard will likely require substantial works including external wall insulation, upgraded windows and doors, roof insulation, and the replacement of the solid fuel heating system with an air-to-water heat pump or alternative renewable heating technology.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 2,500 to 3,500 euro.
- Explanation: The property has a G BER rating and relies on solid fuel central heating for a 128 square meter floor area, which indicates lower energy efficiency and higher potential heating costs that the buyer should investigate.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a peaceful rural countryside setting with no apparent large-scale industrial pollution concerns, heavy manufacturing plants, or major waste facilities immediately nearby.
- Any historical land use in the immediate vicinity appears consistent with standard agricultural activity, though prospective buyers should verify local environmental records for complete peace of mind regarding legacy issues.
Flood Safe
8/10Water overflow reports to follow up
- The deterministic map evidence shows no mapped flood areas directly affecting this rural site in County Meath.
- The property is a detached bungalow set on a relatively large site in a peaceful countryside setting, providing good spatial separation from major river networks.
- While absence of mapped flooding is not a absolute guarantee of safety, the immediate topography does not suggest acute exposure to standard fluvial or coastal hazards.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
BALLINABRACKEY, CO MEATH
- Sale date
- Declared sale price
- €362,500.00
Recent sales in the wider Kinnegad area
HEATHERVILLE RD, KINNEGAD, MEATH
- Sale date
- Declared sale price
- €417,000.00
BALLINABRACKY, KINNEGAD, MEATH
- Sale date
- Declared sale price
- €160,000.00
Legar, Kinnegad, Co. Meath
- Sale date
- Declared sale price
- €575,000.00
RACEFIELD LODGE, HARRISTOWN, KINNEGAD
- Sale date
- Declared sale price
- €625,000.00
THE BUNGALOW, BALTIGEER, KINNEGAD
- Sale date
- Declared sale price
- €395,000.00
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: €3,500 — 1% of €350,000.
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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 VAT and outlays.
- Land registration fees: approximately 500 to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 to 300 euro.
- Surveyor fees: approximately 400 to 800 euro depending on the level of detail required.
- Annual home insurance: approximately 400 to 800 euro.
Forum Talk
What people are saying about this area
- Residents in the Kinnegad and Ballinabrackey areas frequently discuss the appeal of rural countryside living combined with convenient access to the M4 and M6 motorways for commuters heading toward Dublin.
- Local community forums often highlight the balance between quiet village life and proximity to larger towns like Edenderry and Kinnegad for schools, shopping, and everyday amenities.
- Recent discussions across regional community groups emphasize the demand for detached properties with substantial outdoor space and multi-use outbuildings for remote working or hobby setups.
- Infrastructure topics in the broader Meath county area often touch upon road maintenance, rural connectivity, and the ongoing development of local services to support growing populations.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property offers a spacious four-bedroom layout and a large 0.82-acre site, providing plenty of safe outdoor space for young children to play.
- Teenagers8/10
With four bedrooms and a substantial two-storey detached garage offering potential for a games room or extra living space, teenagers will appreciate the independence and room to grow.
- Multi-generational Living7/10
The generous site size and the large two-storey block-built garage present clear potential for conversion into a granny flat, subject to planning permission.
- Single Buyers6/10
A detached rural bungalow on a large site requires regular maintenance and driving, which may be less suited to single buyers looking for a low-maintenance urban lock-up-and-leave.
- Couples7/10
Provides ample space and a peaceful countryside lifestyle with convenient access to nearby towns and motorways, ideal for couples seeking room to entertain.
- Empty Nesters6/10
While single-level bungalow living suits ageing in place, the extensive 0.82-acre grounds and rural location involve ongoing upkeep.
- Retirees6/10
The property offers the benefit of single-storey ground floor accommodation, though buyers should verify if the heating system and rural setting meet long-term accessibility and convenience needs.
Work
3 areas- Remote Working8/10
The spacious layout and the separate two-storey block-built garage provide excellent potential for a dedicated home office, though buyers should verify local broadband speeds.
- Hybrid Commuting7/10
Offers convenient access to the M4/M6 motorways, with Dublin accessible in under an hour, making hybrid commuting viable.
- Retired6/10
Single-level bungalow living appeals to retirees, though the upkeep of a large 0.82-acre site should be factored in.
Practical
8 areas- Ageing in Place7/10
The single-level detached bungalow layout is helpful for mobility, though the rural location requires driving for all services.
- Low Maintenance4/10
While the house itself is well presented, maintaining a 0.82-acre site, solid fuel heating, and outbuildings requires ongoing effort.
- Secure Gated Entry8/10
Features a gated walled entry leading into an extensive gravel wrap-around driveway.
- Minimalist Design5/10
Traditional bungalow layout with standard division of rooms rather than open-plan ultra-minimalist architecture.
- Flexible Floor Plans8/10
Features four bedrooms, multiple reception areas, and a massive detached two-storey outbuilding offering high layout flexibility.
- Heritage Home2/10
This is a standard modern-style bungalow rather than a period or heritage property.
- Ecological Setup4/10
The property relies on a G-rating for its BER and solid fuel central heating, meaning buyers may want to investigate energy efficiency upgrades.
- Outdoor areas10/10
Outstanding outdoor provision featuring a gross site size of approximately 0.82 acres, mature garden space, and a large multi-vehicle driveway.
Interests
9 areas- Gardening9/10
The gross site size of approximately 0.82 hectares (0.82 acres) provides exceptional scope for extensive landscaping and gardening projects.
- Walking7/10
The quiet rural roads surrounding the property offer pleasant environments for walks, though amenities require driving.
- Gym6/10
While there are no commercial gyms within immediate walking distance, the two-storey outbuilding provides ample space to install a home gym.
- Cycling7/10
Quiet country roads around Ballinabrackey make for suitable cycling routes, though regional traffic links should be navigated with care.
- Golf5/10
The rural location provides reasonable driving access to regional golf courses, though none are directly adjacent.
- Fishing5/10
Proximity to Meath waterways offers potential local angling opportunities, though buyers should verify specific nearby spots.
- Horse Riding7/10
The generous site and rural surrounds are well-suited for equestrian enthusiasts looking for space.
- Water Sports2/10
Inland rural location lacks immediate access to major water sports facilities.
- Entertaining8/10
Features an open-plan living/dining room with double doors leading outdoors, alongside a vast wrap-around driveway and garden space for hosting guests.
Lifestyle
5 areas- Quiet Living9/10
Situated in a peaceful countryside setting in Ballinabrackey, offering a tranquil environment away from urban congestion.
- Rural Living10/10
Set on an expansive 0.82-acre site surrounded by open countryside, delivering an authentic rural lifestyle.
- Village Living6/10
Located near local countryside areas with convenient access to Kinnegad and Edenderry for everyday amenities.
- Coastal Living1/10
The property is located inland in County Meath, far from any coastal areas.
- Urban Living2/10
This is a distinctly rural property rather than an urban home, requiring a car for daily essentials.
Social
6 areas- Community Involvement6/10
Rural setting offers a close-knit community feel, with local engagement centered around nearby towns like Kinnegad and Edenderry.
- Café Culture3/10
Café options are limited in the immediate rural vicinity and require a drive into nearby towns.
- Nightlife2/10
Very limited nightlife options immediately nearby, typical of a peaceful rural countryside location.
- Health/Wellness groups4/10
Access to health and wellness groups will typically require traveling to nearby population centers.
- Networking Opportunities3/10
Purely residential and rural location offers minimal local professional networking opportunities.
- Tech-Hub Connectivity3/10
Located outside major tech hubs, though remote work is feasible with proper home internet setup.
Listing information
- Agent
- John Coyne Estates
- Phone
- 044 936 2500/087 288 8363
- Current status
- active
- Published on HouseDelve
- 4 November 2026
- Correction
- Report an issue
HD-0A2818HouseDelve · 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.