12 Retreat Heights, Athlone, Co. WestmeathN37PE80
€485,000
5 Bed~2 Bath~173 m²~BER C2
What you'll like:
- Generous floor area: The property extends to 173 square meters, offering ample room for growing families seeking comfortable everyday living spaces.
- Five bedrooms available: Providing versatile accommodation across two levels, this layout easily accommodates larger families or home office requirements.
- Detached dormer bungalow: Standalone structure offering added privacy and independence compared to semi-detached or terraced alternatives in the neighborhood.
- South-facing rear garden: Maximizes sunlight exposure throughout the day, creating an ideal environment for outdoor dining and gardening enthusiasts.
- Mature residential setting: Located in an established, leafy neighborhood known for tranquility while remaining close to essential town amenities.
- Dedicated garage space: Features a separate garage providing secure parking, extensive storage, or future expansion potential subject to planning.
- Gated front garden: Enhances privacy and curb appeal while offering secure off-street parking for multiple vehicles safely off the main road.
- Dual-aspect living room: Floods the primary social space with natural light from multiple directions, enhancing the bright and airy atmosphere.
- Cozy wood-burning stove: Installed in the open-plan dining and sitting area to provide efficient supplemental heating and a charming focal point.
- Convenient ground bedrooms: Three ground-floor bedrooms offer excellent accessibility options for multi-generational living or guests with mobility needs.
- En-suite primary bedroom: Upstairs master suite features a private bathroom and walk-through dressing room, creating a luxurious private retreat.
- Walk-in wardrobe storage: Substantial dedicated clothing storage attached to an upper-level bedroom helps keep living areas clutter-free and organized.
- Landscaped outdoor features: Includes raised cut-stone flower beds and an attractive water feature with pond, elevating the garden appeal.
- Proximity to elite schools: Within easy reach of renowned local institutions including Our Lady's Bower and Marist College for families.
- Excellent transport connectivity: Minutes away from Athlone Train Station and the M6 motorway, facilitating straightforward commutes to Dublin and Galway.
- Abundant local shopping: Conveniently positioned a short drive from major retail hubs like Athlone Towncentre and Golden Island Shopping Centre.
- Recreation access nearby: Close proximity to Athlone Regional Sports Centre and the local Greenway supports an active and healthy lifestyle.
- Healthcare accessibility: Conveniently located near the Athlone Primary Care Centre and local pharmacies for routine medical and pharmaceutical needs.
- Stable asking price: The recorded asking price has remained stable at 485,000 euros without erratic increases, indicating straightforward vendor pricing.
- Pedestrian side access: Allows easy movement between the front and rear gardens without needing to pass through the main interior.
But keep in mind:
- C2 energy rating: Indicates moderate energy efficiency, meaning the buyer should budget for potential insulation upgrades to reduce heating bills.
- Energy performance indicator: The rating sits at 183.64 kWh per square meter annually, which falls short of modern nearly-zero energy building standards.
- Garage extension uncertainties: Any plans to develop the garage depend entirely on successful local authority planning permission applications.
- Dormer roof insulation: Upper-level rooms within dormer structures can experience thermal bridging requiring verification of adequate roof space insulation.
- Stove compliance check: Buyers should verify that the installed wood-burning stove meets current building regulations and emission standards safely.
- Water feature maintenance: The backyard pond and water feature require ongoing upkeep and pose safety considerations for households with young children.
- Upstairs bathroom ventilation: The en-suite facility should be inspected to ensure adequate mechanical extraction prevents moisture accumulation and mold growth.
- Window glazing age: Buyers need to check the age and thermal performance of all double-glazed windows throughout the expansive 173 square meter floor plan.
- Heating system efficiency: The age and service history of the central heating boiler should be professionally evaluated prior to unconditional purchase.
- Electrical wiring status: Older mature properties often require electrical system upgrades to safely support modern domestic appliance power demands.
- Roof condition inspection: A thorough surveyor assessment is recommended to check the condition of slates, flashing, and timbers on the dormer roof.
- Boundary fence checks: Legal advisors should verify exact property boundaries against title deeds, particularly regarding mature hedging and side access.
- Local traffic patterns: Proximity to busy commuter routes and schools may cause localized congestion during weekday morning and afternoon peak hours.
- Extension planning history: Any previous alterations or extensions to the original footprint should be checked against local council planning records.
- Surface water drainage: The paved rear garden areas should be inspected to ensure proper surface water run-off away from the building foundations.
- Plumbing water pressure: Prospective buyers should test taps and showers simultaneously to ensure adequate mains water pressure across both levels.
- Attic space insulation: The unhabitable roof voids should be inspected for proper insulation depth and adequate ventilation to prevent timber decay.
- Waste management arrangements: Buyers must confirm local bin collection services and recycling provisions available for this specific residential address.
- Broadband speed availability: High-speed fiber optic internet connectivity should be verified for remote working suitability before finalizing commitments.
- Local property tax band: Buyers should calculate the exact Local Property Tax banding based on the acquisition price and current valuation rules.
Price positioning
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- The asking price appears somewhat overvalued because the €485,000 figure is positioned near the upper tier for standard detached dormer bungalows of this size in regional urban centers without a modern energy upgrade, given the C2 BER rating.
- Valuation signals supporting the price include the generous 173 square meter floor area, five bedrooms, a detached garage with extension potential, and a highly desirable mature residential setting close to prominent local schools and transport hubs.
- Factors that could support such an ambitious pricing level include robust local demand for spacious family housing in leafy suburbs, whereas factors that might undermine it include the moderate energy rating requiring potential future retrofitting costs.
- Additional relevance comes from the property maintaining its initial asking price without reductions since listing observation began, indicating steady seller confidence and a belief that the combination of extensive gardens and central convenience will attract buyers.
Build Analysis
What we know from similar construction types
- The property is a detached dormer bungalow extending to approximately 173 sq. m, featuring a traditional layout with multiple ground-floor bedrooms and additional rooms upstairs.
- The listing highlights an attached or separate garage with potential for extension or further development, which a buyer should verify regarding local planning compliance and structural feasibility.
- A wood-burning stove is installed in the rear living space; a buyer should check that the installation complies with current building regulations and fire safety standards.
- The BER rating is C2, indicating moderate energy efficiency for a property of this type.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is 1,800 to 2,400 euro.
- This estimate is based on the 173 square metre floor area and a C2 BER rating, indicating moderate energy efficiency that will require regular space heating during colder months.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in an established residential suburb that appears well-removed from major industrial pollution sources or heavy manufacturing sites.
- There are no prominent local concerns regarding legacy industrial contamination or major active landfills in the immediate vicinity, though standard due diligence is always recommended.
Flood Safe
8/10Water overflow reports to follow up
- The general Athlone area features designated zones near the River Shannon that are prone to seasonal high water levels, meaning specific localized checks are advisable.
- The elevated suburban setting of Retreat Heights typically suggests a lower relative vulnerability to river flooding, but buyers should review official OPW flood maps to verify.
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
- Estimated stamp duty: €4,850 — 1% of €485,000.
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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: 1,500 to 3,000 euro plus outlay and VAT.
- Land registration fees: 400 to 800 euro depending on property value and registration type.
- Property valuation fees: 150 to 300 euro for a standard mortgage valuation.
- Surveyor fees: 500 to 1,200 euro depending on the depth of the structural survey for a 173 square metre property.
- Annual home insurance: 400 to 800 euro for buildings and contents coverage.
Forum Talk
What people are saying about this area
- Retreat Heights is frequently discussed by locals as a mature, highly sought-after residential area in Athlone due to its peaceful, leafy environment.
- Residents highlight the exceptional convenience of living within walking distance or a short drive of top local schools such as Our Lady's Bower and The Marist College.
- Community forums often note the strong appeal of the neighbourhood for families, citing easy access to the Athlone Regional Sports Centre and local parks.
- Transport links are a common topic of discussion, with locals praising the proximity to the M6 motorway and Athlone train station for hassle-free commuting.
- The availability of local retail options, including nearby shopping centres and neighbourhood convenience stores, is frequently mentioned as a major asset for daily living.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
The property features a safe enclosed rear garden and proximity to primary schools and local amenities, making it a fantastic environment for young children.
- Teenagers8/10
With five bedrooms and multiple living spaces, growing teenagers will have plenty of independent space and access to nearby secondary schools.
- Multi-generational Living8/10
A spacious 173 sq m layout with ground floor bedrooms offers great versatility for extended family arrangements.
- Single Buyers5/10
At 173 sq m, the property may offer more space and higher maintenance requirements than what a single buyer typically looks for.
- Couples8/10
Provides ample room for couples planning for the future or requiring dedicated home office space in a mature location.
- Empty Nesters7/10
Single-level accommodation options exist on the ground floor, but overall upkeep of a 5-bed detached house could be considerable.
- Retirees7/10
Ground floor bedrooms and a shower room support future needs, though the large gardens require ongoing maintenance.
Work
3 areas- Remote Working8/10
With five bedrooms available, there is abundant space to set up multiple home offices for remote working.
- Hybrid Commuting8/10
Convenient access to the M6 motorway and train station makes hybrid commuting to Dublin or Galway practical.
- Retired7/10
Ground-floor bedrooms and a mature neighbourhood provide a comfortable setup for retirement, subject to garden upkeep.
Practical
8 areas- Ageing in Place8/10
Includes ground floor bedrooms and a shower room, facilitating easier living as mobility changes over time.
- Low Maintenance5/10
A large 5-bed detached house with extensive landscaped gardens and a garage requires regular ongoing maintenance.
- Secure Gated Entry7/10
The front garden is set behind gates, offering a good level of privacy and security.
- Minimalist Design4/10
Traditional dormer bungalow layout with dedicated rooms rather than open-plan minimalist architectural styling.
- Flexible Floor Plans8/10
Flexible layout with multiple bedrooms across two floors and potential to extend into the garage subject to planning.
- Heritage Home3/10
A mature established home rather than a protected period heritage property.
- Ecological Setup5/10
BER rating of C2 indicates room for energy efficiency upgrades, though features a wood-burning stove.
- Outdoor areas10/10
Exceptional outdoor space featuring a landscaped south-facing rear garden, patio, water feature, and a separate garage.
Interests
9 areas- Cycling8/10
Great opportunities for cycling with nearby routes including The Greenway.
- Golf6/10
Local golfing facilities are accessible within a short drive in the Athlone area.
- Fishing6/10
Proximity to the River Shannon and regional waterways offers good fishing potential.
- Gardening9/10
Features beautifully landscaped front and rear gardens complete with mature hedging, shrubbery, water features, and raised flower beds.
- Walking8/10
Proximity to local amenities and nearby amenities like The Greenway make walking very accessible.
- Gym7/10
Athlone Regional Sports Centre is nearby, providing excellent fitness facilities.
- Horse Riding5/10
Equestrian facilities can be found in the wider Westmeath countryside, though not immediately on the doorstep.
- Water Sports7/10
Proximity to the River Shannon and local lakes makes water sports a viable recreational option.
- Entertaining9/10
An open-plan layout connecting to a stunning south-facing garden and patio creates an ideal space for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Situated in a mature and leafy residential setting providing a peaceful atmosphere away from heavy traffic.
- Rural Living4/10
Located in an established suburban neighborhood rather than a truly rural setting, though mature gardens offer a green backdrop.
- Village Living7/10
Offers a sense of community with local shops and schools within comfortable reach.
- Coastal Living1/10
Inland location in Athlone with no immediate proximity to the coast.
- Urban Living6/10
Conveniently close to Athlone town centre and local transport links while retaining a suburban feel.
Social
6 areas- Community Involvement8/10
Located in a mature residential community with active local schools, sports centres, and neighbourhood groups.
- Café Culture7/10
Short drive to Athlone town centre where a variety of cafes and restaurants are available.
- Nightlife6/10
Pubs and entertainment venues are accessible in central Athlone, a short distance away.
- Health/Wellness groups7/10
Local sports centres, primary care facilities, and community groups support health and wellness activities.
- Networking Opportunities6/10
Proximity to regional hubs and tech-friendly transport links offers moderate networking potential.
- Tech-Hub Connectivity6/10
Decent connectivity to regional centres, though buyers should verify broadband speeds for heavy tech work.
Listing information
- Agent
- Sherry FitzGerald Quain
- Phone
- 090 647 5500
- Current status
- active
- Published on HouseDelve
- 28 October 2026
- Correction
- Report an issue
HD-0BC7BEHouseDelve · 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.