Wardstown, Athboy, MeathC15DVY4
€625,000
5 Bed~3 Bath~267 m²~BER B
What you'll like:
- Energy efficient rating: The property boasts a strong B energy rating which indicates lower heating costs and better thermal comfort for potential buyers.
- Modern construction age: Built approximately twelve years ago, the house features contemporary building standards and reduces immediate concerns regarding major structural renovations.
- Spansive floor area: Offering 267 square meters of living space, this home provides ample room for large families and versatile daily routines.
- Generous plot size: Situated on approximately one acre of private land, residents enjoy extensive outdoor space for gardening, recreation, and privacy.
- South west orientation: The favorable garden orientation floods the living areas and outdoor patio with natural sunlight throughout the afternoon and evening.
- Quiet cul de sac: Located at the end of a peaceful residential cul de sac, the property benefits from minimal passing traffic and enhanced safety.
- Historic landmark views: Enjoy uninterrupted, picturesque views of the notable Hill of Ward, adding unique cultural charm and scenery to the location.
- Fresh tarmac driveway: The large, recently laid tarmac driveway offers a clean approach and generous parking capacity for multiple vehicles.
- Stone faced facade: The attractive exterior stonework enhances curb appeal and provides a durable, low maintenance finish to the main house and garage.
- Detached garage storage: The matching stone faced detached garage features an electric roller door, offering secure vehicle parking and abundant storage solutions.
- Movable ready condition: Meticulously maintained and presented as a move in ready home, saving the new owner time and initial upgrade expenses.
- Flexible ground floor: Includes a downstairs bedroom or office space, accommodating aging family members or remote work requirements very conveniently.
- Warm sun room: The adjoining sun room provides an abundance of natural light and direct access to the patio for seamless indoor outdoor entertaining.
- Efficient stove heating: The living room features a solid fuel stove equipped with a back boiler, offering an alternative and cozy heating method.
- Open plan kitchen: The large, bright kitchen and dining area acts as a social hub of the home, complete with a practical adjoining utility room.
- Master suite privacy: The expansive master bedroom includes built in wardrobes and a private en suite bathroom for enhanced daily comfort and convenience.
- Family bathroom amenities: The fully tiled main bathroom features both a separate shower and a bathtub, plus a modern heated towel radiator.
- Convenient local access: Situated close to all local amenities in Rathcairn and a short drive to Navan for comprehensive shopping and services.
- Dublin commuter link: Proximity to Navan provides easy access to the M3 motorway, facilitating straightforward travel routes toward Dublin city.
- Stable asking price: Recorded asking price history shows no price reductions, indicating firm seller positioning and consistent market confidence since tracking began.
But keep in mind:
- High asking price: At €625,000, buyers should carefully compare local market values in Meath to ensure the property aligns with recent comparable sales.
- On site wastewater treatment: Buyers must verify the condition and compliance of the private septic tank or sewage treatment system serving the one acre site.
- Private water supply source: If the property relies on a well, purchasers should commission comprehensive water quality and yield tests prior to completion.
- Rural heating costs: Relying on oil or solid fuel for a 267 square meter home can incur significant annual expenses despite the B energy rating.
- Maintenance of grounds: Managing approximately one acre of gardens, fruit trees, and extensive hedgerows will require ongoing physical upkeep or landscaping costs.
- Cul de sac turning limits: While quiet, the end of cul de sac location might present restricted turnaround space for large delivery or construction vehicles.
- Gaeltacht planning restrictions: Buyers should investigate whether local housing needs clauses or specific planning restrictions apply to properties in this Gaeltacht area.
- Commuter transit reliance: The rural location necessitates complete reliance on private cars for daily commuting, school runs, and grocery shopping.
- Lack of agent phone: The listing agent phone number is not provided, which may introduce minor delays in scheduling initial viewings or inquiries.
- Stove back boiler upkeep: Solid fuel stoves with back boilers require regular professional servicing and careful operation to ensure safety and maximum efficiency.
- Extension planning permissions: Any future modifications to the detached garage or main dwelling will need local authority planning compliance checks.
- Exposed rural weather: The open, elevated position near historic sites might experience higher wind exposure, impacting outdoor heating and garden structures.
- Single glazed sliding doors: Buyers should inspect the energy efficiency and security locks of the sliding patio doors leading from the main living room.
- Downstairs washroom size: The guest WC is limited to a basic toilet and wash hand basin without a shower facility for the ground floor bedroom.
- Traffic during festivals: Proximity to famous cultural sites like the Hill of Ward could bring temporary local traffic congestion during seasonal festivals.
- Boundary fence verification: Purchasers should have their legal representative thoroughly verify all boundary maps and fence lines across the one acre plot.
- Lack of public transport: The immediate area lacks robust public bus or rail links, making a second vehicle essential for multi driver households.
- Roof space insulation: Buyers should verify the exact depth and type of attic insulation to confirm how the B rating was achieved in practice.
- Appliance warranty absence: Kitchen appliances included in the sale may be out of warranty, requiring budget provisions for future equipment replacements.
- Property tax banding: The Local Property Tax band for a home of this asking price should be independently verified by the buyer's solicitor.
Price positioning
?
- The asking price of six hundred twenty-five thousand euros appears slightly above typical regional standards for secondary properties in the wider area due to the substantial floor area, detached garage, and generous one-acre landscaped site.
- Valuation signals supporting the higher asking price include a modern twelve-year-old build, a strong energy rating category B, multiple reception rooms, and a desirable private rural setting with historic views.
- Factors that could potentially undermine or support this pricing level involve buyer sensitivity to rural locations versus proximity to larger commuter hubs like Navan and the M3 motorway network.
- Additional relevant market observations indicate stable pricing dynamics without historical reductions, suggesting confidence from the vendor in achieving this premium valuation within the current local housing market context.
Build Analysis
What we know from similar construction types
- The property is approximately 12 years old, featuring a stone-faced facade and an attached stone-faced garage, situated on a quiet cul-de-sac.
- A B energy rating indicates a modern level of thermal efficiency, which should be verified via the BER certificate and advisory report.
- The heating system includes a stove with a back boiler; a buyer should investigate its integration with the main heating and domestic hot water systems.
- The house stands on an approximate 1-acre site, meaning a buyer should verify boundaries, septic tank or wastewater treatment compliance if applicable, and surface water drainage.
- Given the rural or edge-of-settlement location near a notable historical site, planning compliance for the initial construction and any subsequent outbuildings or alterations should be verified by a solicitor.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1,800 euro to 2,400 euro.
- Explanation: With a floor area of 267 square metres and a B energy rating, the property is relatively energy efficient for its size, though the substantial footprint and detached nature mean heating costs will still be significant during colder months.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a tranquil rural setting surrounded by agricultural land and historic open spaces, indicating a very low risk of heavy industrial pollution.
- There are no major industrial incinerators or large-scale legacy landfill sites immediately apparent in the immediate vicinity, though standard rural environmental checks are always recommended for peace of mind.
Flood Safe
8/10Water overflow reports to follow up
- The property occupies an elevated hillside setting near a historic landmark, naturally reducing its exposure to rising water bodies.
- The freshly laid tarmacked driveway and modern two-storey construction provide good separation, though low-lying access points during severe storms warrant basic caution.
- Standard property insurance checks are recommended as part of routine due diligence, despite the absence of mapped local flood hazards.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
No verified results were found for this group in the previous five years.
Recent sales in the wider Athboy area
10 NEWMANS MILL, ATHBOY, MEATH
- Sale date
- Declared sale price
- €225,000.00
53 PRIORY GATE, ATHBOY, MEATH
- Sale date
- Declared sale price
- €425,000.00
STONE COTTAGE, FOSTERFIELDS, ATHBOY
- Sale date
- Declared sale price
- €400,000.00
32 PARK VIEW, ATHBOY, MEATH
- Sale date
- Declared sale price
- €440,000.00
45 CASTLELAWN, ATHBOY, MEATH
- Sale date
- Declared sale price
- €400,000.00
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: €6,250 — 1% of €625,000.
?
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 euro to 3,500 euro plus VAT.
- Land registration fees: approximately 400 euro to 800 euro depending on the property value.
- Property valuation fees: approximately 150 euro to 300 euro.
- Surveyor fees: approximately 500 euro to 1,200 euro depending on the level of detail required.
- Annual home insurance: approximately 400 euro to 900 euro.
Forum Talk
What people are saying about this area
- Local discussions in the Athboy and Rathcairn areas frequently highlight the scenic, rural appeal and community-focused atmosphere of living near the Hill of Ward.
- Residents often mention the convenience of being within a short drive to Navan for broader shopping, secondary schools, and commuter links to Dublin via the M3.
- Community groups in the Meath region often share updates on local cultural events, including the internationally recognized Púca festival which starts near the historic local landmark.
- Property searches and local forums emphasize the desirability of modern, energy-efficient homes constructed within the last fifteen years in rural and semi-rural settings.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
The property offers five generous bedrooms and approximately one acre of private gardens, giving young children plenty of safe outdoor space to play.
- Teenagers8/10
With five bedrooms and ample indoor living areas including a sunroom and living room, teenagers will have plenty of personal space.
- Multi-generational Living8/10
A downstairs bedroom and a flexible floor plan provide excellent potential for accommodating elderly family members or multi-generational living.
- Single Buyers4/10
At an asking price of €625,000 and offering 267 square metres across five bedrooms, this home is considerably larger and more expensive than typical needs for a single buyer.
- Couples7/10
Couples looking for extensive space to grow into, or those who frequently host guests, will find the five-bedroom layout very accommodating, though maintenance of a larger home and one-acre site should be considered.
- Empty Nesters7/10
The single-story downstairs bedroom and manageable modern build provide good long-term options, though the extensive one-acre garden requires ongoing upkeep.
- Retirees7/10
The property features a downstairs bedroom and bathroom facilities, making single-level living feasible, though its rural setting requires driving for daily errands.
Work
3 areas- Remote Working9/10
A dedicated downstairs room currently used as an office, combined with generous overall floor space, makes this property ideal for remote working.
- Hybrid Commuting7/10
Located 12km from Navan with access to the M3 motorway to Dublin, hybrid commuting is viable, though travel times will depend on peak traffic.
- Retired8/10
The peaceful environment, single-level accessibility options on the ground floor, and spacious grounds make it a comfortable home for retirement.
Practical
8 areas- Ageing in Place8/10
The inclusion of a downstairs bedroom and guest w.c. on the ground floor supports ageing in place, provided minor adaptations are made if necessary.
- Low Maintenance5/10
While the 12-year-old home and 'B' BER rating indicate modern, energy-efficient construction, maintaining a one-acre site and large detached garage requires regular upkeep.
- Secure Gated Entry4/10
The property features a large tarmacked driveway and a garage with an electric roller door, though automated security gates at the entrance are not explicitly mentioned and should be verified.
- Minimalist Design4/10
The property is a traditional stone-faced family home with warm, conventional interior finishes rather than stark minimalist architecture.
- Flexible Floor Plans8/10
The layout includes a formal dining room currently used as an office and a downstairs bedroom/family room, offering excellent flexibility for changing lifestyle needs.
- Heritage Home3/10
Built approximately 12 years ago, this is a modern build rather than a period or heritage home, though it enjoys views of the historic Hill of Ward.
- Ecological Setup8/10
The home benefits from a strong 'B' energy rating, a stove with a back boiler, fruit trees in the garden, and modern construction standards.
- Outdoor areas10/10
Standing on roughly one acre with a south/west orientation, fruit trees, patio, and a large detached garage, the outdoor space is a standout feature of the property.
Interests
9 areas- Gardening9/10
The approximately one-acre site includes established hedgerows, fruit trees, and flowers, providing an exceptional canvas for dedicated gardeners.
- Walking7/10
The scenic rural surroundings and proximity to historical landmarks like the Hill of Ward offer lovely local walking opportunities.
- Gym3/10
There are no dedicated fitness facilities on-site, though a spare room or the large detached garage could be adapted to create a home gym.
- Cycling7/10
The quiet rural roads surrounding the property offer peaceful routes for cycling enthusiasts.
- Golf5/10
While local golf courses would require a short drive, the wider Meath region offers accessibility to several clubs.
- Fishing5/10
Proximity to local rivers and waterways in County Meath provides reasonable access to fishing spots with a short drive.
- Horse Riding7/10
The rural Meath setting and large detached garage suggest potential for equestrian-adjacent lifestyles, though local stables should be verified.
- Water Sports2/10
The inland rural location offers minimal immediate access to water sports facilities.
- Entertaining9/10
With a large open-plan kitchen, separate dining room, sunroom, patio area, and extensive south/west-facing gardens, the home is exceptionally well-suited for hosting guests.
Lifestyle
5 areas- Quiet Living9/10
Located at the end of a quiet cul-de-sac in a scenic rural area with views of the Hill of Ward, this home offers an exceptionally tranquil environment.
- Rural Living10/10
Situated on a private one-acre site surrounded by fields in Co. Meath, the property is the definition of classic rural living.
- Village Living6/10
While located in a rural setting, the property is close to Athboy and local amenities in the Gaeltacht of Rathcairn, balancing country privacy with nearby community access.
- Coastal Living1/10
The property is located inland in County Meath and is distant from any coastal areas.
- Urban Living3/10
The rural cul-de-sac setting offers very little in terms of urban conveniences directly outside the door, requiring a drive to larger towns like Navan.
Social
6 areas- Community Involvement7/10
Positioned within the Gaeltacht of Rathcairn and close to Athboy, the property offers good opportunities to engage with local community groups and cultural events.
- Café Culture4/10
Café culture is limited directly around the rural cul-de-sac and requires traveling into nearby Athboy or Navan.
- Nightlife3/10
The rural setting is quiet and residential, offering virtually no nightlife on your doorstep.
- Health/Wellness groups5/10
Local wellness groups would be accessed primarily through nearby towns like Navan or Athboy.
- Networking Opportunities3/10
Professional networking is minimal in this rural residential pocket, making it better suited for home-based work or commuting elsewhere.
- Tech-Hub Connectivity4/10
Broadband speeds and digital connectivity should be verified by the buyer, as rural locations can sometimes experience variable internet infrastructure.
Listing information
- Agent
- Property Partners Purtill
- Published on HouseDelve
- 2 November 2026
- Correction
- Report an issue
HD-F77D66HouseDelve · 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.