Photograph 1 of 56 of 'Tranis House', Beabeg Lane, Drogheda, Co. Meath
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'Tranis House', Beabeg Lane, Drogheda, Co. MeathA92R8Y9

€1,350,000

6 Bed~3 Bath~375 m²~BER C

What you'll like:

  • Substantial floor area: Spanning approximately 375 square metres, this expansive home offers exceptionally generous living space that can easily accommodate a large or growing family without feeling cramped.
  • Flexible site options: Buyers can choose between a 2 or 4 acre site, providing customizable outdoor space to suit private gardening, hobby farming, or recreational equestrian interests.
  • Stunning modern extension: A breathtaking single-storey vaulted extension seamlessly blends contemporary design with traditional architecture, delivering an enviable light-filled family space that overlooks the landscaped rear gardens.
  • Newly refurbished bathrooms: All bathrooms have been completely upgraded with fresh, contemporary fixtures and finishes, eliminating the immediate need for costly plumbing renovations after purchasing the property.
  • Classic AGA cooker: The dual-aspect kitchen features a traditional AGA range cooker that provides efficient space heating and reliable hot water supply while acting as a charming focal point.
  • Luxury master suite: The impressive master bedroom incorporates a generous layout, tranquil garden views, and a luxurious en-suite bathroom that creates a private sanctuary for the homeowners.
  • Abundant formal reception rooms: Three separate formal reception rooms positioned off the main hallway provide versatile layout options for hosting guests, working from home, or relaxing away from the main family spaces.
  • Golf enthusiast amenities: An artificial grass putting green integrated into the rear gardens offers a fun, low-maintenance recreational feature for golf lovers and visiting guests to enjoy.
  • Private outdoor leisure: Beautifully established grounds feature mature trees, a tranquil pond, a log cabin studio, and an apple orchard, creating an idyllic countryside retreat atmosphere.
  • Desirable orientation: The south and west-facing rear aspect maximizes natural sunlight throughout the day, making the patio and outdoor entertaining areas exceptionally bright and warm during summer months.
  • Integrated entertainment systems: The expansive family room benefits from built-in surround sound wiring, enhancing the home cinema and music experience for family gatherings and social events.
  • Convenient attached garage: A large integral garage provides secure parking or substantial workshop space for storing vehicles, bicycles, and outdoor equipment directly adjacent to the main utility areas.
  • Advanced security features: A pre-installed Phone Watch security alarm system and three operational CCTV cameras offer enhanced peace of mind regarding property safety and surveillance.
  • Low-maintenance garden tech: Two Husqvarna robotic lawnmowers included with the property simplify the upkeep of the extensive lawns, saving significant time and manual landscaping effort.
  • Water treatment systems: The inclusion of both a mains water connection and a dedicated water softener system ensures improved water quality throughout all newly refurbished bathroom fixtures.
  • Excellent transport connectivity: Located just 10 kilometres from Junction 7 of the M1 motorway, commuters can reach Dublin Airport and the M50 orbital motorway in approximately 25 minutes.
  • Proximity to local amenities: The property sits less than 2 kilometres from the Southgate Shopping Centre and just 4.5 kilometres from Drogheda town, balancing rural tranquility with urban convenience.
  • Attic storage potential: A substantial partially floored roof space provides immediate easy-access storage options and offers exciting long-term potential for future conversion subject to planning permissions.
  • High-end kitchen finishes: Premium granite countertops in the kitchen deliver durable, aesthetically pleasing prep surfaces that complement the high-end rural aesthetic of this exclusive home.
  • Discreet countryside positioning: Situated along quiet Beabeg Lane on the south side of Drogheda, the residence enjoys high levels of privacy and seclusion without feeling entirely isolated from civilization.

But keep in mind:

  • Moderate energy rating: The C energy rating indicates that the property may require future thermal upgrades such as improved attic insulation or window replacements to achieve modern energy efficiency standards.
  • Wastewater treatment maintenance: The reliance on a proprietary wastewater treatment system means the buyer must budget for regular professional servicing, electrical upkeep, and periodic desludging operations.
  • Substantial asking price: At €1,350,000, buyers should carefully evaluate current market comparables in the local Meath region to ensure the valuation aligns with recent neighborhood sales trends.
  • Uncertain site boundary: Because the property is offered on either a 2 or 4 acre site, buyers must verify exact legal boundaries, fencing responsibilities, and land division arrangements prior to closing.
  • Log cabin planning compliance: Buyers should investigate whether the approximately 15 square metre log cabin studio in the rear garden benefits from proper planning permission or exempted development status.
  • Heating system efficiency: The reliance on an oil-fired central heating system and an oil-consuming AGA cooker may result in higher winter energy bills compared to modern heat pump alternatives.
  • Potential rural maintenance costs: Managing extensive acreage, mature orchards, artificial turf, and a private pond will require ongoing manual effort or significant third-party contractor expenses over time.
  • Attic conversion limitations: While partially floored, transforming the large attic space into habitable rooms would require structural engineering assessments, fire safety upgrades, and formal planning compliance checks.
  • Rural road infrastructure: Beabeg Lane is a typical countryside lane, meaning buyers should inspect the approach roads for narrow sections, maintenance conditions, and potential winter ice hazards.
  • Septic and drainage inspection: A thorough independent CCTV drain survey and a professional inspection of the proprietary wastewater treatment plant are strongly recommended to identify any hidden structural failures.
  • Future retrofit expenses: Upgrading the property from a C BER rating to a high A rating would likely involve significant capital expenditure on external wall insulation and renewable heating systems.
  • Garage conversion complexity: The attached garage provides great utility, but converting this space into additional living quarters would reduce primary indoor parking and require Meath County Council approval.
  • Appliance maintenance overheads: Maintaining specialized luxury equipment such as the AGA range cooker, robotic lawnmowers, and surround sound systems may incur higher-than-average specialist repair and servicing costs.
  • Local development pressures: As Drogheda expands southward, buyers should review Meath County Council development plans to check for any upcoming zoning changes or nearby housing developments that could alter the rural setting.
  • Surface water management: Given the extensive lawns, patio areas, and pond, buyers should verify that rainwater run-off and surface drainage systems adequately prevent pooling during heavy rainfall events.
  • CCTV and alarm verification: The buyer should independently test the existing CCTV cameras and security alarm hardware to ensure systems are fully functional and properly licensed or transferable.
  • Water softener servicing: The integrated water softener system requires regular salt replenishment and annual mechanical servicing to prevent hard water buildup in the newly refurbished bathrooms.
  • Boundary hedging overgrowth: Mature trees and established orchards along the property perimeter will require ongoing seasonal pruning to prevent encroaching branches from damaging roofs or boundary fences.
  • Pond safety precautions: The presence of a garden pond presents a potential safety hazard for young children or visiting pets, requiring parents to consider fencing or safety netting additions.
  • Legal title verification: Given the option of purchasing the home with varying land sizes, solicitors must meticulously verify rights of way, access easements, and clear title deeds for the specific plot chosen.

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 strongly overvalued compared with the available evidence.
  • The asking price appears somewhat overvalued because the listed figure sits significantly above historical transactions recorded along the same local lane and across the wider suburban area, reflecting a substantial premium for large-scale rural housing.
  • Upward valuation signals stem from the extensive floor area, multiple reception rooms, newly refurbished bathrooms, and exceptionally landscaped grounds featuring orchards and a putting green, which together command elite niche market pricing.
  • Such a high price point could be strongly supported by wealthy buyers seeking privacy near commuter links, whereas it might be undermined by the C energy rating that could necessitate costly future environmental upgrades.
  • Additional relevance is found in the flexible acreage option and strong connectivity to major transport routes, positioning the property uniquely against standard suburban developments and justifying a specialized pricing bracket.

Build Analysis

What we know from similar construction types

  • The property is a large detached residence extending to approximately 375 square metres with a substantial single-storey extension featuring vaulted ceilings.
  • It utilizes a proprietary waste water treatment system which a buyer should investigate for service history, compliance, and maintenance records.
  • The roof space is partially floored offering potential for further use, subject to checking structural capacity and necessary permissions.
  • Features include oil-fired central heating, an AGA range cooker, and a detached garage, all of which should be inspected for condition and efficiency.
  • Buyers should verify planning permission and building regulation compliance for the large extension, detached garage, and any other structures such as the log cabin/studio on the grounds.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost is approximately €3,000 to €4,500.
  • This estimate is based on the large 375 m2 floor area and the property's C energy rating, combined with the use of oil central heating and an AGA range cooker.

Pollution Safe

8/10

Environmental situation to investigate

  • The property is situated in a mature rural setting along Beabeg Lane, appearing well removed from heavy industrial zones, major waste facilities, or known legacy landfills.
  • Any localized agricultural activities or private wastewater treatment systems in the surrounding countryside should be verified by the buyer as part of standard due diligence.

Flood Safe

8/10

Water overflow reports to follow up

  • The residence is positioned on elevated rural grounds on the south side of Drogheda, appearing to have a low overall likelihood of pluvial or riverine flooding based on topographical context.
  • Prospective buyers are advised to consult official regional flood maps and carry out a site-specific assessment to verify local drainage conditions, particularly around low-lying garden features or ponds.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

  • BEABEG LANE, BEABEG, DROGHEDA

    Sale date
    Declared sale price
    €580,000.00

Recent sales in the wider Drogheda area

  • 21 PARK CLOSE, GRANGERATH, DROGHEDA

    Sale date
    Declared sale price
    €365,000.00
  • 22 THE LAWN, HIGHLANDS, DROGHEDA

    Sale date
    Declared sale price
    €406,000.00
  • 10 PARK GRANGE, GRANGERATH, DROGHEDA

    Sale date
    Declared sale price
    €265,000.00
  • 32 PARK COURT, GRANGE RATH, DROGHEDA

    Sale date
    Declared sale price
    €326,500.00
  • 6 HAZEL LANE, BRYANSTOWN, DROGHEDA

    Sale date
    Declared sale price
    €410,000.00

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 €1,000,000 and 2% on the remaining balance, amounting to roughly €17,000 for a property asking €1,350,000.
  • Solicitor legal fees: Generally range between €2,000 and €4,000 plus VAT and outlays, depending on the practice.
  • Land registration fees: Typically around €700 to €800 for a property of this value.
  • Property valuation fees: Usually between €150 and €300.
  • Surveyor fees: For a large 375 m2 home, expect to pay between €1,000 and €2,000 for a detailed structural survey.
  • Annual home insurance: Varies widely based on coverage and location, but expect an estimate of €800 to €1,500 per year for a detached country residence of this size.

Forum Talk

What people are saying about this area

  • Residents on local forums frequently highlight Beabeg Lane and the south side of Drogheda as a highly sought-after, tranquil rural location offering a peaceful lifestyle while remaining close to town amenities.
  • Community discussions often focus on the convenience of the nearby Southgate Shopping Centre and excellent connectivity via the R132 and M1 motorway for commuters traveling toward Dublin.
  • Local neighbourhood chatter generally emphasizes the privacy and mature nature of residential properties in this rural pocket of County Meath.
  • Discussions regarding infrastructure in the broader Drogheda area often touch upon ongoing local authority traffic management and regional development initiatives.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The expansive 4,000 sq ft floor area and large 2 to 4 acre secure site provide incredible space for young children to play safely outdoors in landscaped gardens.

    9/10
  • Teenagers

    Six generously proportioned bedrooms and multiple formal reception rooms offer teenagers plenty of personal space and independent living areas.

    8/10
  • Multi-generational Living

    With 375 square metres of accommodation, six bedrooms, and a detached garage or separate log cabin/studio, there is excellent potential to accommodate extended family members.

    8/10
  • Single Buyers

    A massive six-bedroom detached country residence on extensive grounds is likely far too large and high-maintenance for a single buyer.

    3/10
  • Couples

    While couples who enjoy luxurious country living will appreciate the space, maintaining a 375 square metre home and up to 4 acres of grounds may be excessive without a family.

    5/10
  • Empty Nesters

    Empty nesters looking to upsize into a tranquil rural setting with stunning gardens will love the lifestyle, though the sheer scale of the six-bedroom property might feel oversized.

    6/10
  • Retirees

    The peaceful rural environment is ideal for retirement, but retirees should consider the ongoing upkeep required for large landscaped grounds and a substantial two-storey home.

    6/10

Work

3 areas
  • Remote Working

    The large floor area provides multiple reception rooms and private spaces that can easily be configured into exceptional home offices for remote working.

    9/10
  • Hybrid Commuting

    Located just 10km from Junction 7 of the M1 motorway, offering strong connectivity to Dublin Airport and the M50 within a 25-minute drive for hybrid commuters.

    8/10
  • Retired

    Offers a tranquil and private country lifestyle for retirees, though the scale of the property means ongoing maintenance must be factored in.

    7/10

Practical

8 areas
  • Ageing in Place

    While the ground floor offers spacious living, the presence of six bedrooms primarily on the first floor and large acreage means adapting for later life should be evaluated.

    6/10
  • Low Maintenance

    A 375 sq m house paired with 2 to 4 acres of landscaped grounds, orchards, and robot lawnmowers requires substantial ongoing property maintenance.

    3/10
  • Secure Gated Entry

    The property is equipped with a Phone Watch security alarm and 3 CCTV cameras, providing good surveillance for peace of mind.

    7/10
  • Minimalist Design

    This is a traditional, highly detailed country residence featuring formal reception rooms, an AGA cooker, and expansive mature grounds rather than minimalist architecture.

    3/10
  • Flexible Floor Plans

    Boists three formal reception rooms, a large family room, a partially floored attic space with future potential, and a detached log cabin/studio.

    8/10
  • Heritage Home

    Presented as an established executive country residence with classic touches like an AGA cooker, though it is not formally classified as a protected period heritage structure.

    4/10
  • Ecological Setup

    Includes a proprietary waste water treatment system, oil central heating, and extensive natural grounds with orchards, though the BER rating is a C.

    6/10
  • Outdoor areas

    Outstanding outdoor amenities including a 2 to 4 acre site, patio, private pond, artificial grass putting green, apple orchard, and a separate log cabin/studio.

    10/10

Interests

9 areas
  • Gardening

    Features beautifully established landscaped gardens, mature trees, an apple orchard, a private pond, and ample outdoor space for avid gardeners.

    10/10
  • Walking

    The surrounding tranquil country lanes offer great opportunities for scenic walks, although walking directly to major urban amenities requires traversing rural roads.

    8/10
  • Gym

    There is no dedicated indoor gym facility mentioned on-site, meaning residents will need to travel toward Drogheda for commercial gym facilities.

    3/10
  • Cycling

    The scenic countryside roads provide a pleasant environment for cycling enthusiasts, though traffic on connector routes should be accounted for.

    7/10
  • Golf

    A standout feature for golf enthusiasts is the inclusion of an artificial grass putting green right in the rear garden.

    9/10
  • Fishing

    The property features its own private pond on the grounds, adding a pleasant water feature with potential appeal for casual fishing interests.

    6/10
  • Horse Riding

    With an available 2 or 4 acre site and a rural setting, there is excellent potential to accommodate equestrian interests.

    8/10
  • Water Sports

    The location is inland, so engaging in water sports would require traveling toward the coast or nearby river amenities.

    3/10
  • Entertaining

    Exceptional entertaining capabilities with a light-filled single-storey extension, surround sound in the family room, a patio, outdoor dining spaces, and stunning garden views.

    10/10

Lifestyle

5 areas
  • Quiet Living

    Discreetly positioned within a peaceful and secluded countryside setting along Beabeg Lane, this property offers ultimate peace and quiet.

    10/10
  • Rural Living

    Set on a 2 or 4 acre site featuring mature trees, orchards, and a private pond, this is the quintessential rural lifestyle property.

    10/10
  • Village Living

    The property is located in the countryside rather than a village center, though local amenities are accessible within a short drive.

    5/10
  • Coastal Living

    While situated in County Meath near the east coast, the property is a countryside retreat rather than a direct coastal home.

    4/10
  • Urban Living

    This is strictly a rural detached home, located kilometres away from the urban center of Drogheda.

    2/10

Social

6 areas
  • Community Involvement

    Being positioned in a secluded rural setting means community engagement relies on traveling to nearby Drogheda or local community groups.

    5/10
  • Café Culture

    Local café culture is limited immediately outside the door, requiring a short drive to Southgate Shopping Centre or Drogheda town center.

    4/10
  • Nightlife

    The rural countryside location offers virtually no nightlife on-site, requiring travel into Drogheda for pubs, clubs, and entertainment.

    3/10
  • Health/Wellness groups

    Residents will need to look toward Drogheda for structured wellness, pilates & stretching, or fitness classes.

    5/10
  • Networking Opportunities

    Professional networking is sparse in this rural pocket, making urban centers like Dublin or Drogheda necessary for business events.

    3/10
  • Tech-Hub Connectivity

    While motorway links are good, the immediate location is a rural residential area rather than a technological hub.

    4/10

Listing information

Agent
Agent details not available.
Published on HouseDelve
13 September 2026
Correction
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Property reference: HD-46B348HouseDelve · 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.