11 Ardbrae Park, Athlone, Co. WestmeathN37W2Y4
€350,000
4 Bed~2 Bath~110 m²~BER C
What you'll like:
- Prime Cul-De-Sac Setting: Situated in an extremely sought-after residential cul-de-sac, the location offers exceptional privacy and a safe environment that is highly desirable for families.
- Detached Family Home: Four-bedroom detached properties in this specific West Athlone neighbourhood are rarely available, providing buyers with independent living space and no shared party walls.
- Generous Floor Area: Providing approximately 110 square metres of internal accommodation, the rooms are well proportioned and offer comfortable everyday living arrangements for a growing household.
- Spacious Living Room: Measuring over seven metres in length, the front-facing main reception room features a charming open fire and creates a bright, welcoming space for relaxing.
- Dual Heating Systems: The property benefits from both oil and solid fuel heating capabilities, giving occupants versatile options for temperature control and winter energy management.
- Detached Garage: A valuable standalone garage and adjoining rear shed provide fantastic secure storage solutions or practical workspaces for hobbies and household maintenance tools.
- Garage Conversion Potential: The detached garage structure presents exciting future possibilities for conversion into a home office or studio, subject to acquiring the relevant planning permissions.
- Off-Street Parking: A wide tarmacadam driveway at the front provides ample off-street parking space for multiple vehicles, adding considerable convenience for visiting guests and multi-car families.
- Large Front Garden: The expansive front garden features a neatly curved lawn bordered by mature planting, enhancing the attractive street appeal and providing a buffer from the road.
- Private Rear Garden: Enclosed by mature hedging and mixed shrubbery, the rear lawn offers a secure and secluded outdoor sanctuary for children to play and adults to entertain.
- Ground Floor Potential: The current layout offers an exciting opportunity to reconfigure the kitchen and dining areas into a modern open-plan family space tailored to contemporary tastes.
- Convenient Guest WC: Having a dedicated ground floor guest toilet adds essential daily practicality and avoids the need for family members and guests to use upstairs facilities.
- Proximity to Town Centre: Positioned only a few minutes drive from Athlone town centre, residents can easily access major retail, dining, and employment hubs without lengthy commutes.
- Walking Distance Amenities: The property is ideally located within a short walk by footpath to local shops, essential services, and community amenities for everyday convenience.
- Local Educational Access: Families will appreciate the close proximity of local schools, making the morning school run significantly easier and reducing reliance on vehicular transport.
- Public Transport Proximity: A nearby local bus stop provides reliable public transport links, making commuting straightforward for household members who do not drive.
- M6 Motorway Access: The address enjoys exceptionally easy access to the M6 motorway, facilitating swift travel to Galway, Dublin, and other major regional employment centres.
- Established Neighbourhood: Settled in one of West Athlone's most mature and desirable residential developments, the area boasts a strong sense of community and stable property values.
- Bright Interior Spaces: Large windows throughout the accommodation ensure rooms are filled with natural daylight, creating an uplifting and pleasant atmosphere inside the residence.
- Solid Structural Footprint: The property represents a robustly built family home with a functional existing layout that allows buyers to move in immediately and update gradually over time.
But keep in mind:
- Moderate Energy Rating: Holding a C energy rating, the house may require thermal upgrades and insulation improvements to reduce utility bills and achieve modern energy efficiency standards.
- Oil Heating Dependency: Relying on oil for primary heating can expose homeowners to volatile fuel price fluctuations, prompting consideration of future heating system upgrades.
- Solid Fuel Regulations: Using the open fire for solid fuel heating requires compliance with local air quality regulations and proper chimney maintenance to ensure safe operation.
- Renovating Original Finishes: Prospective buyers should budget for updating dated interior finishes, kitchen fittings, and bathroom suites to bring the property up to contemporary standards.
- Planning Permission Requirements: Any future plans to extend the kitchen or convert the detached garage will require careful navigation of local planning laws and associated costs.
- Single Bathroom Capacity: With only one main family bathroom upstairs and a downstairs guest WC, busy mornings might create bottlenecks for a four-bedroom family household.
- Compact Kitchen Layout: The current kitchen dimensions are relatively modest, meaning buyers desiring a large culinary workspace will likely need to undertake structural reconfiguration works.
- Roof and Attic Inspection: Due to the age of typical homes in established estates, buyers should thoroughly inspect the roof timbers, insulation depth, and attic ventilation conditions.
- Electrical System Verification: An independent electrical survey is strongly recommended to confirm whether the wiring, fuse board, and socket distribution meet current safety standards.
- Plumbing System Health: The age of the plumbing and heating pipework should be professionally assessed to guard against potential leaks or failing fixtures hidden within walls.
- Window and Door Efficiency: Double-glazed windows and exterior doors should be checked for seal integrity and thermal performance to prevent heat loss and draughts.
- Boundary Line Verification: Purchasers must verify exact legal boundaries and garden fence ownership with their solicitor to avoid any potential property line disputes with neighbours.
- Surface Water Drainage: Given the extensive lawn and driveway areas, buyers should check that surface water drains effectively away from the foundations during heavy rainfall.
- Garage Structural Condition: The detached garage and shed should be evaluated for dampness, roof soundness, and overall structural integrity before relying on them for storage.
- Driveway Maintenance: The tarmacadam driveway shows standard wear and tear over time, meaning a buyer may eventually need to invest in resurfacing or seal-coating.
- Garden Overgrowth Management: Mature hedging and shrubbery surrounding the gardens will require ongoing seasonal pruning and maintenance to keep outdoor spaces neat and manageable.
- Cul-De-Sac Parking Pressures: While the driveway accommodates multiple cars, cul-de-sac visitor parking can occasionally become congested when multiple neighbours host events.
- Future Expansion Costs: Realising the full potential of the ground floor footprint or garage will involve significant capital outlay beyond the initial purchase asking price.
- Potential Asbestos Materials: In properties of this vintage, buyers should investigate the possible presence of older construction materials containing asbestos in outbuildings or textured ceilings.
- Local Development Activity: Buyers should check local planning registers to ensure no unexpected large-scale commercial or residential developments are planned for surrounding lands.
Price positioning
?
- The asking price of €350,000 for a four-bedroom detached property measuring 110 square metres in a popular residential area appears broadly in line with standard market expectations for similarly sized family homes in this regional town location.
- Signals of balanced valuation include the C energy rating and functional layout which require some modernization, offsetting the highly desirable cul-de-sac setting, the inclusion of a detached garage, and the presence of off-street parking facilities.
- Factors that could support the asking price involve ongoing demand for detached family housing close to town amenities and schools, whereas potential underperformance might stem from the necessity of undertaking future energy upgrades or reconfiguration works.
- Relevant considerations include the strong positional advantages such as walking distance to local transport links and easy access to the M6 motorway, which consistently drive strong buyer interest across this particular established neighborhood.
Build Analysis
What we know from similar construction types
- The property is a detached 4-bedroom family home spanning approximately 110 square metres within an established residential cul-de-sac.
- Heating is provided by a dual oil and solid fuel system, which a buyer should inspect for efficiency and compliance with current standards.
- The listing highlights a detached garage and adjoining shed to the rear, offering potential for future conversion or incorporation into the main dwelling, subject to obtaining the necessary planning permission.
- The layout presents opportunities for ground-floor reconfiguration to create an open-plan kitchen, dining, and family space, which purchasers should verify structurally with a surveyor.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is €1,800 to €2,200
- This estimate is based on the 110 square metre floor area and a C energy rating, utilizing the property's oil and solid fuel heating systems.
Pollution Safe
8/10Environmental situation to investigate
- The property is located in an established residential suburb, appearing generally well removed from major heavy industrial sites, large-scale waste facilities, or active incinerators.
- Any potential legacy industrial uses or localized environmental queries in the broader Athlone area should be independently verified through local authority records.
Flood Safe
8/10Water overflow reports to follow up
- The immediate residential area of Ardbrae Park generally sits at a comfortable remove from major mapped river flood zones in Athlone, though proximity to the River Shannon catchment means buyers should review detailed local flood maps.
- Prospective purchasers are advised to carry out standard environmental and insurance checks regarding surface water or historical local flooding risks.
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 Athlone area
No verified results were found for this group in the previous five years.
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: €3,500 based on 1 percent of the asking price of €350,000
- Solicitor legal fees: €1,500 to €2,500 excluding outlays and VAT
- Land registration fees: €175 to €700 depending on the registration type
- Property valuation fees: €150 to €300
- Surveyor fees: €500 to €1,000 depending on the level of detail required
- Annual home insurance: €400 to €800 depending on the policy and coverage level
Forum Talk
What people are saying about this area
- Residents frequently highlight Ardbrae Park as a mature, highly sought-after and peaceful residential cul-de-sac in Athlone.
- Local discussions often praise the neighborhood for its exceptional convenience, noting that schools, shops, and the town centre are within easy walking distance.
- Community forums frequently mention the strong family-friendly appeal of the area due to its established green spaces and low-traffic environment.
- Transport links are a regular topic of discussion, with residents appreciating the short walk to local bus stops and quick connectivity to the M6 motorway.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features four well-proportioned bedrooms and a generous rear garden, making it a wonderful and safe environment for young children in an established neighbourhood.
- Teenagers7/10
Four bedrooms provide ample personal space for teenagers, and the close proximity to local amenities and schools in Athlone adds convenience.
- Multi-generational Living6/10
While there are four bedrooms, the single main bathroom and traditional layout might require some reconfiguration or extension to comfortably accommodate multiple generations.
- Single Buyers5/10
A four-bedroom detached home might be larger and more maintenance-intensive than what a typical single buyer needs, though it offers great room to grow.
- Couples7/10
Offers great space for couples planning for the future, with plenty of room for home offices or guest rooms, located in a sought-after cul-de-sac.
- Empty Nesters6/10
The detached nature and single-story potential of the garage are appealing, but managing a four-bedroom house and garden might be more than some empty nesters require.
- Retirees6/10
The quiet cul-de-sac location and proximity to town amenities suit retirees well, though stairs and garden upkeep should be considered for long-term living.
Work
3 areas- Remote Working8/10
With four bedrooms available, there is plenty of flexible space to set up one or more dedicated home offices.
- Hybrid Commuting8/10
Provides easy access to the M6 Motorway and Athlone town, making it convenient for hybrid commuters traveling to other cities.
- Retired6/10
The manageable property size and quiet neighbourhood appeal to retirees looking for a comfortable base close to healthcare and town amenities.
Practical
8 areas- Ageing in Place6/10
The single-family layout is standard, though stairs and multi-floor living mean buyers should consider future mobility needs.
- Low Maintenance6/10
The detached structure and gardens require regular upkeep, though the C BER rating indicates moderate energy efficiency to maintain.
- Secure Gated Entry3/10
The property features an open tarmacadam driveway and front garden rather than a secure gated entryway.
- Minimalist Design5/10
The home currently features a traditional and functional layout rather than an ultra-minimalist aesthetic.
- Flexible Floor Plans8/10
Offers exciting potential to reimagine the ground floor into an open-plan layout and convert the detached garage, subject to planning permission.
- Heritage Home2/10
This is an established mid-to-late 20th-century style suburban family home rather than a traditional period or heritage property.
- Ecological Setup5/10
Features oil and solid fuel heating with a C BER rating, leaving room for future green energy upgrades.
- Outdoor areas8/10
Benefits from a spacious front lawn, a generous rear lawn with mature hedging, and a detached garage with an adjoining shed.
Interests
9 areas- Gardening7/10
Features a spacious front garden with a curved lawn and a lawned rear garden surrounded by mature hedging, perfect for keen gardeners.
- Walking8/10
The property is within a short walk by footpath to bus stops, shops, schools, and local amenities.
- Gym5/10
While not directly next to fitness facilities, its proximity to Athlone town means commercial gyms are a short drive away.
- Cycling6/10
The residential cul-de-sac setting is quiet for cycling departures, and the route into Athlone town is manageable.
- Golf6/10
Athlone offers local golfing facilities within reasonable driving distance from this central location.
- Fishing6/10
Athlone's proximity to the River Shannon and local lakes provides good access for fishing enthusiasts.
- Horse Riding4/10
Equestrian facilities are typically found further out in the surrounding Westmeath countryside rather than directly nearby.
- Water Sports6/10
The proximity to the River Shannon in Athlone offers good opportunities for various water-based activities.
- Entertaining8/10
The large living room, potential for an open-plan kitchen and dining layout, and strong connection to the rear garden make it great for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Positioned in an extremely sought-after and peaceful residential cul-de-sac, offering a calm living environment away from heavy traffic.
- Rural Living3/10
This is an established suburban residential development close to Athlone town, so it does not offer a truly rural setting.
- Village Living6/10
The property provides a community-focused neighborhood feel while still being very close to the heart of Athlone town.
- Coastal Living1/10
Located inland in County Westmeath, far away from any coastal areas.
- Urban Living7/10
Enjoys easy access to Athlone town centre and local amenities, striking a nice balance between suburban peace and urban convenience.
Social
6 areas- Community Involvement7/10
Located in an established residential neighbourhood with an active community feel and nearby local schools and shops.
- Café Culture7/10
Being minutes away from Athlone town centre gives residents easy access to local cafes, restaurants, and social spots.
- Nightlife6/10
Pubs and nightlife venues in Athlone town centre are a short drive or accessible distance away.
- Health/Wellness groups6/10
Proximity to Athlone town ensures easy access to local wellness classes, pilates & stretching groups, and medical services.
- Networking Opportunities6/10
Good transport links via the M6 and proximity to town facilitate professional networking and commuting.
- Tech-Hub Connectivity5/10
Buyers should verify local broadband speeds, though the location offers general convenience for modern connectivity.
Listing information
- Agent
- Sherry FitzGerald Quain
- Phone
- 090 647 5500
- Published on HouseDelve
- 30 September 2026
- Correction
- Report an issue
HD-8B8DA1HouseDelve · 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.