10 Pavilion Place, Horkans Hill, Westport, Co. Mayo

€395,000

2 Bed~2 Bath~63 m²~BER A

What you'll like:

A2 Energy Efficiency: The exceptional energy rating is achieved through modern air-to-water heating systems, triple glazed windows, photovoltaic panels, and mechanical ventilation, which will significantly reduce future utility bills for the buyer.
Central Location: Situated just 400 metres from Westport town centre off the Newport Road, placing all local shops, restaurants, and leisure amenities within convenient walking distance.
Turnkey Finish: Properties are delivered ready to occupy with high quality fittings, including fully finished bathrooms, flooring, and a financial allowance towards the kitchen and appliances.
Modern Heating System: Features air-to-water heating with underfloor heating on the ground floor, offering superior thermal comfort and efficient temperature control throughout the living spaces.
Quality Glazing: Equipped with passive uPVC triple glazed windows and a composite front door, enhancing thermal insulation and acoustic performance against outside street noise.

Renewable Generation: Roof-mounted photovoltaic panels actively generate electricity, decreasing reliance on the national grid and improving the overall sustainability profile of the home.
Ventilation Technology: Demand control mechanical extraction ventilation ensures continuous fresh air circulation, preventing moisture buildup and maintaining a healthy indoor environment.
Kitchen Allowance: Includes a specific financial contribution towards the kitchen and appliances, allowing the buyer to personalise the heart of the home to their own taste.
Flooring Included: Wideboard laminate floors in the living areas and bedrooms, alongside tiled hallways, kitchens, and bathrooms, eliminate immediate post-purchase finishing costs for the buyer.
Bathrooms Completed: Fully fitted sanitary and vanity ware in the bathrooms means the buyer avoids the expense and hassle of installing bathroom fixtures from scratch.
Educational Proximity: Located within a 270 metre walk of Scoil Phádraig primary school, making morning commutes exceptionally convenient for families with young children.
Scenic Setting: Occupies an elevated site that overlooks Westport town and provides appealing views across towards Croagh Patrick, enhancing the daily living experience.
Development Amenities: The scheme incorporates dedicated green areas and EV charging points, catering to modern ecological requirements and sustainable transport needs.
Private Parking: Includes private front driveways for off-street parking, adding convenience and security for vehicle owners in a close-in urban location.
Private Outdoor Space: Rear gardens are supplied lawned and seeded, providing a low-maintenance outdoor area ready for immediate use and personal landscaping.
Compact Footprint: The two-bedroom floor area of 63 square metres offers an easily manageable layout that suits downsizers, first-time buyers, or holiday home purchasers.
Storage Provision: Includes a designated first-floor storage room alongside bedroom wardrobes, ensuring adequate space to keep household items organized and out of sight.
Proven Location: Positioned in Westport, widely recognized as one of the most desirable and vibrant coastal destinations in the West of Ireland.
Stable Pricing Strategy: The recorded asking price has remained stable at 395,000 euros without upward revisions, indicating a straightforward pricing approach by the developer.
Phase One Opportunity: Buying into the initial phase of ten terraced houses allows early selection of preferred plots and aspect within the overall development layout.

But keep in mind:

Compact Living Space: With a total floor area of 63 square metres across two floors, the rooms may feel restrictive for growing families or buyers accustomed to larger suburban properties.
Kitchen Allowance Cap: The specified financial allowance for the kitchen may not cover the full cost of high-end custom units and appliances, potentially leaving the buyer to pay excess out of pocket.
Utility Room Omissions: The kitchen allowance explicitly excludes utility white goods, meaning the buyer must budget separately for a washing machine or tumble dryer if needed.
Management Fees Uncertainty: Buyers should investigate whether a management company will be established for the common green areas and EV chargers, and what annual service charges might apply.
Construction Completion Risk: As part of a new development phase, buyers must verify the exact construction timelines and potential handover delays before making firm moving commitments.

Snagging Requirements: A thorough independent snagging inspection will be essential upon completion to identify and rectify any cosmetic or mechanical defects typical in new builds.
Terraced Noise Transfer: Mid-terrace units share both side walls, meaning acoustic insulation between neighbouring properties should be verified to ensure adequate privacy from adjacent households.
Storage Constraints: Limited to a single storage room and standard bedroom space, which may require careful downsizing for buyers transitioning from larger homes.
Parking Allocation: While front driveways are provided, buyers should confirm whether visitor parking spaces are clearly designated to avoid congestion on access roads.
Garden Size Verification: The exact dimensions and boundary delineations of the rear seeded gardens should be inspected to ensure they meet personal expectations for outdoor living.
Staircase Configuration: Two-storey living with bedrooms and the main bathroom upstairs may present long-term accessibility challenges for individuals with limited mobility.
Pricing vs Size Ratio: At 395,000 euros for 63 square metres, the price per square metre reflects a significant premium for new build status and central location.
Property Tax Impact: Local Property Tax bands should be calculated based on the final purchase price and new build valuations to understand annual recurring tax liabilities.
Future Phase Disruption: Subsequent construction phases in the wider development may cause ongoing construction noise, dust, and heavy vehicle traffic after the buyer moves in.
EV Charger Access: Buyers should verify whether EV charging points are dedicated to specific properties or operated on a shared pay-for-use basis within the communal parking areas.
Window Orientation: The solar gain and natural light levels for specific plots should be checked, particularly given the terraced layout and potential shading from adjacent homes.
Vavorability of View: Not all houses in the development overlook Croagh Patrick, so buyers must verify the precise outward views from their specific allocated plot number.
Title and Covenants: Legal counsel must review the contract for any restrictive covenants regarding structural alterations, parking of commercial vehicles, or pet ownership.
Broadband Infrastructure: High-speed fibre broadband availability should be confirmed with local service providers to ensure adequate connectivity for remote working.
Lack of Utility Room: The ground floor layout incorporates a WC and kitchen but lacks a dedicated utility room, meaning laundry facilities may be integrated into the main kitchen space.

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 slightly overvalued compared with the available evidence.

The asking price appears somewhat overvalued when factoring in the compact 63 square meter floor area, positioning it above typical per-square-meter norms for older second-hand homes in the immediate surrounding neighbourhood context.
Upward valuation signals stem from the premium A-energy rating, modern turnkey specifications, air-to-water heating, photovoltaic panels, and a highly desirable location situated just 400 metres from Westport town centre amenities.
Support for this price point relies heavily on sustained strong demand for energy-efficient new builds in Westport, whereas potential risks include buyer resistance to compact room sizes and high overall density.
Recorded listing tracking shows the price holding firm at three hundred ninety-five thousand euros without reductions, suggesting confident seller positioning aligned with initial phase release strategies for new developments.

Build Analysis

What we know from similar construction types

The property is part of a newly developed scheme of terraced houses offering potential advantages such as high energy efficiency, low maintenance turnkey finishes, and modern building regulations compliance.
The A2 energy rating is achieved through sustainable features including an air-to-water heating system, ground-floor underfloor heating, triple-glazed uPVC windows, roof-mounted photovoltaic panels, and mechanical ventilation.
Externally, features include a front driveway, seeded rear gardens, EV charging points, and communal green areas in an elevated setting close to the town centre.
A buyer should verify the completion timeline, management company structures and fees for shared green spaces and parking, and ensure all relevant structural warranties (such as HomeBond or equivalent) are in place.

Heating cost^*

Estimated expense to heat this property every year

Estimated annual heating cost: approximately 400 to 700 euro.
Explanation: Given the 63 square metre floor area and an A2 energy rating utilizing an air-to-water heating system, triple glazing, and photovoltaic panels, the property is designed to be highly energy efficient, resulting in very low annual space heating and hot water expenses.

Pollution Safe

9/10

Environmental situation to investigate

The location is situated in an established residential and suburban setting within Westport, appearing well removed from heavy industrial zones or major legacy landfills.
Any minor localized environmental queries regarding historical land use should be verified independently during the standard conveyancing process.

Flood Safe

8/10

Water overflow reports to follow up

The development is positioned on an elevated site overlooking Westport town, which generally indicates a reduced susceptibility to surface water accumulation compared to low-lying areas.
Buyers should consult official local authority flood maps to verify specific site characteristics and local drainage infrastructure.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

31 HORKANS HILL, WESTPORT, MAYO
Sale date
13/07/2026
Declared sale price
€240,000.00
1 HORKANS HILL, WESTPORT, MAYO
Sale date
24/04/2025
Declared sale price
€200,000.00
48 HORKANS HILL, WESTPORT, MAYO
Sale date
13/06/2024
Declared sale price
€183,750.00
2 HORKANS HILL, WESTPORT, MAYO
Sale date
28/03/2022
Declared sale price
€210,000.00

Recent sales in the wider Horkans Hill area

10 FERNHILL, WESTPORT, CO. MAYO
Sale date
25/09/2026
Declared sale price
€320,000.00
2 MC NEELA TERRACE, QUAY RD, WESTPORT
Sale date
18/09/2026
Declared sale price
€349,000.00
15 DAVITT PARK, WESTPORT, MAYO
Sale date
18/09/2026
Declared sale price
€355,000.00
32 THE HARBOUR, WESTPORT, COUNTY MAYO
Sale date
17/09/2026
Declared sale price
€420,000.00
8 CEOL NA DTONN, KILLADOON, WESTPORT
Sale date
07/09/2026
Declared sale price
€220,000.00

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: €3,950 — 1% of €395,000.
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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 400 to 800 euro depending on the property value and registration type.
Property valuation fees: approximately 150 to 300 euro required by mortgage lenders.
Surveyor fees: approximately 500 to 1,200 euro depending on the level of detail required.
Annual home insurance: approximately 350 to 700 euro depending on the policy coverage and rebuilding cost.

Forum Talk

What people are saying about this area

Local residents and community forums frequently highlight Westport as one of the most desirable and vibrant living destinations on the West coast of Ireland.
Discussions regarding developments off the Newport Road often center on the strong demand for centrally located new-build homes within walking distance of the town centre and local schools.
Community commentary notes the ongoing appeal of energy-efficient properties featuring modern technologies like air-to-water heating and photovoltaic panels.
Local groups often discuss the scenic attributes of elevated sites in the area, particularly views toward Croagh Patrick and the surrounding town amenities.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas

Young Children
The 63 m² floor area across two bedrooms offers limited space for growing young children, though nearby primary schooling within walking distance is a great convenience.
6/10
Teenagers
With only two bedrooms and compact overall sizing, teenagers will find living arrangements quite cramped with minimal personal privacy.
4/10
Multi-generational Living
The limited layout of 63 square metres and single bathroom plus WC makes multi-generational living practically unfeasible.
2/10
Single Buyers
An exceptional layout for a single buyer seeking a modern, energy-efficient turnkey home close to town amenities with low maintenance.
9/10
Couples
Perfect for a couple starting out or downsizing, featuring two bedrooms, modern energy systems, and an accessible location near the town centre.
9/10
Empty Nesters
The A-rated efficiency, low ongoing maintenance, and proximity to local conveniences make this a strong option for empty nesters seeking to simplify.
8/10
Retirees
While low maintenance and modern builds appeal to retirees, buyers should verify stair arrangements and accessibility features for long-term comfort.
7/10

Work

3 areas

Remote Working
Modern energy efficiency, contemporary finishes, and a dedicated spare bedroom make this an appealing setup for remote professionals.
8/10
Hybrid Commuting
Conveniently located for local transport links while offering a comfortable base for a mixed remote and office routine.
7/10
Retired
Low-maintenance construction and an A-rating reduce overheads and upkeep, suiting those finished with active employment.
8/10

Practical

8 areas

Ageing in Place
The two-storey layout requires stair usage, which may require adaptation later in life, though the modern build quality is a strong positive.
6/10
Low Maintenance
As a brand new A-rated home featuring air-to-water heating, triple glazing, and PV panels, maintenance requirements will be minimal.
10/10
Secure Gated Entry
The development features standard driveways and open green areas rather than a secure gated community setup.
4/10
Minimalist Design
The clean lines of a new build, wideboard laminate floors, and turnkey finish lend themselves naturally to minimalist styling.
8/10
Flexible Floor Plans
At 63 m² over two floors, the layout is functional and well-proportioned for its size, but offers limited room for structural flexibility.
6/10
Heritage Home
This is a brand new contemporary development rather than a period or heritage property.
1/10
Ecological Setup
Outstanding ecological credentials including an A2 BER rating, air-to-water heating, photovoltaic panels, and mechanical ventilation.
10/10
Outdoor areas
Includes a front driveway and a seeded rear garden, providing manageable outdoor space without excessive upkeep.
6/10

Interests

9 areas

Gardening
Gardening options are restricted to a small seeded rear lawn and front driveway, suited more for basic upkeep than extensive cultivation.
5/10
Walking
The location is ideal for walking enthusiasts, with Westport town amenities, local schools, and scenic paths easily accessible on foot.
9/10
Gym
Proximity to Westport town centre ensures reasonable access to local fitness facilities and wellness centers.
7/10
Cycling
Westport is well-known for cycling routes and greenways, making the location very practical for bike owners.
8/10
Golf
The coastal town setting provides good access to regional golf courses within a short drive.
7/10
Fishing
The local area offers strong opportunities for both sea and river fishing enthusiasts.
7/10
Horse Riding
While local equestrian facilities exist in the broader Mayo region, buyers with horses will need to travel slightly outside the immediate town.
6/10
Water Sports
Clew Bay's coastal proximity makes this a great spot for kayaking, sailing, and various water sports.
7/10
Entertaining
The open-plan living and dining area provides a cozy space for small gatherings, though overall floor space is modest.
6/10

Lifestyle

5 areas

Quiet Living
Situated in a residential development overlooking the town, it should offer reasonable peace while remaining connected to local activity.
7/10
Rural Living
Located just 400 metres from Westport town centre, this is decidedly an urban-edge or suburban setting rather than rural.
3/10
Village Living
The property provides a wonderful community feel with close proximity to town shops, schools, and local amenities.
8/10
Coastal Living
Westport offers coastal proximity and scenic views towards Croagh Patrick, though the property itself is town-based.
6/10
Urban Living
Being only 400 metres from the town centre gives residents immediate access to shops, cafes, and local services without needing a car for daily tasks.
8/10

6 areas

Community Involvement
Westport's active community, local clubs, and town proximity offer plenty of avenues for civic engagement.
8/10
Café Culture
Being just 400 metres from the heart of Westport puts numerous traditional shop fronts, cafes, and eateries right on the doorstep.
9/10
Nightlife
Westport boasts a vibrant social and leisure scene with plenty of pubs, restaurants, and live music venues within walking distance.
8/10
Health/Wellness groups
Access to local fitness classes, pilates & stretching groups, and wellness clubs is readily available in the town.
7/10
Networking Opportunities
Primarily a leisure and residential town, though local business networks and community groups are active.
6/10
Tech-Hub Connectivity
Modern build standards accommodate good home office connectivity, though larger tech hubs are generally found in major cities.
6/10

Listing information

Agent: Sherry Fitzgerald Crowley
Phone: 098 29009
Current status: active
Published on HouseDelve: 28 October 2026
Correction: Report an issue

Property reference: HD-DEA781HouseDelve · 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.