13 Forest Mill Crescent, Bealnamulla, Athlone, County RoscommonN37E8K5
€379,000
4 Bed~4 Bath~135 m²~BER B
What you'll like:
- Energy Efficient Rating: The property boasts a strong B energy rating with an energy performance indicator of 134.18 kWh/m2/yr, which can significantly reduce monthly utility bills and enhance overall thermal comfort.
- Generous Floor Area: Spanning approximately 135 square meters across three well-designed floors, this home provides ample space for a growing family or buyers needing remote work areas.
- Four Well-Sized Bedrooms: Offering four distinct bedrooms ensures maximum flexibility for family members, guest accommodations, or dedicated home office spaces without sacrificing personal privacy.
- Four Bathrooms Included: With four bathrooms distributed throughout the three levels, morning routines will run smoothly and efficiently for all household members and visiting guests.
- Turnkey Condition: The residence is presented in excellent, meticulously maintained condition throughout, allowing new occupants to move in immediately without undertaking costly renovations or repairs.
- Low Maintenance Garden: The rear of the property features a beautifully manicured, low-maintenance garden complete with a spacious patio area that is ideal for outdoor dining and entertaining.
- Private Off Street Parking: A dedicated private driveway at the front offers convenient off-street parking for up to two cars, ensuring secure and hassle-free vehicle storage every day.
- M6 Motorway Access: Situated just minutes away from the M6 motorway, the location provides exceptionally fast and convenient transit connectivity toward both Galway and Dublin.
- Public Transport Proximity: Walking distance access to excellent public transport links makes commuting via bus or train straightforward for professionals and students traveling without a car.
- Local School Proximity: The development is positioned only minutes away from both primary and secondary schools, dramatically simplifying daily school runs and educational logistics for families.
- Convenient Local Amenities: Everyday essentials are within walking distance, including SuperValu, Cunningham's Pharmacy, and the Athlone Springs Hotel, adding immense daily convenience to the location.
- Mature Development Setting: Located within a small and popular mature development, residents can enjoy a well-established neighborhood atmosphere with a strong sense of community and stability.
- Water Softener Installed: The house is equipped with a mains-connected water softener, which helps protect plumbing fixtures from mineral buildup and improves overall water quality inside.
- Gas Fired Central Heating: Reliable gas-fired central heating is installed throughout the home, offering fast and controllable warmth during colder winter months and seasonal temperature drops.
- Stable Asking Price: Recorded price history shows the asking price has remained stable at 379,000 euros without erratic fluctuations, suggesting a confident and realistic initial seller valuation strategy.
- Athlone Town Proximity: Quick and easy access to Athlone town centre ensures residents can effortlessly enjoy a wide variety of retail shopping, dining, and leisure facilities nearby.
- Modern Practical Design: The three-story layout successfully blends expansive open-plan living areas with practical domestic design features tailored specifically for contemporary lifestyle demands and preferences.
- Bright Natural Lighting: Large windows throughout the property maximize solar gain and interior daylight penetration, creating a warm, cheerful, and inviting atmosphere in every primary living space.
- Strong Rental Appeal: Given the high demand for four-bedroom houses with B energy ratings in Athlone, this home presents a potentially lucrative opportunity for future buy-to-let investors.
- Turnkey Outdoor Space: The professionally finished patio and garden setup requires minimal gardening effort, allowing buyers to immediately enjoy outdoor leisure time rather than establishing landscaping.
But keep in mind:
- Unverified Appliance Functionality: The selling agent explicitly notes that no apparatus, fixtures, fittings, or services have been tested, so buyers must independently verify their working order.
- Three Story Stair Density: Spanning across three separate floors might introduce accessibility challenges for elderly family members, toddlers, or anyone with limited physical mobility over time.
- Higher Heating Demands: Multi-story detached or semi-detached homes can sometimes experience uneven heat distribution between floors, requiring careful thermostat management to maintain balanced indoor temperatures.
- No Recent Price Reductions: The asking price has remained completely unchanged since tracking began, indicating that the seller may currently be resistant to early negotiation or aggressive discounting.
- Potential Boundary Queries: Buyers should thoroughly review the legal title documents and site maps with their solicitor to confirm exact garden and driveway boundary lines.
- Management Fee Uncertainty: It should be verified whether this small mature development is managed by a residents association or management company that levies annual service charges.
- Traffic Congestion Risks: Proximity to the M6 motorway and local commercial hubs could potentially lead to peak-hour traffic bottlenecks along surrounding access routes and neighborhood junctions.
- Future Expansion Limits: Due to the existing three-story configuration and footprint, adding further substantial structural extensions upwards or outwards could prove architecturally complex and costly.
- Surface Water Drainage: Buyers should inspect the low-maintenance patio and garden surfaces during wet weather to ensure adequate drainage away from the property foundations.
- Boiler Maintenance History: Because the gas-fired central heating system's service history is unspecified, buyers should commission a professional heating engineer inspection prior to final purchase.
- Water Softener Maintenance: The installed mains water softener will require regular salt replenishment and periodic servicing by the buyer to maintain optimal softening performance.
- Window Seal Integrity: Multi-story glazing should be carefully inspected for any compromised double-glazing seals that might cause internal condensation or thermal efficiency loss over time.
- Roof Space Insulation: Although the BER is strong, buyers should inspect the attic insulation depth and roof timber conditions during a standard structural survey for peace of mind.
- Parking Capacity Limits: While the driveway accommodates two cars, visiting guests may need to rely on limited on-street parking within the small residential development layout.
- Sound Transmission Check: As a semi-detached residence, buyers should investigate the party wall acoustic insulation to ensure minimal sound transmission from neighboring occupants next door.
- Local Development Plans: Buyers must check local authority planning registers to ensure no large-scale commercial or high-density residential projects are planned for adjacent undeveloped land.
- Ventilation System Review: Modern airtight B-rated homes require diligent ventilation management to prevent indoor humidity build-up, making extractor fans and trickle vents critical inspection items.
- BER Verification Check: Buyers should cross-reference the published BER certificate number with official national databases to confirm all energy assessment details remain fully accurate.
- Fixtures and Fittings List: A detailed inventory of what specific furniture, light fixtures, and white goods are included in the sale price should be agreed in writing.
- Legal Title Complexities: Standard conveyancing checks must be performed to ensure all extensions, alterations, or original construction phases comply fully with local planning permissions.
Price positioning
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- The asking price appears somewhat ambitious relative to historical local transactions because it sits above older baseline figures, reflecting a strong upward trend in regional property values and high expectations from the selling agent.
- Undervaluation signals are virtually absent given the strong energy efficiency rating, generous three-storey floor area, and turnkey condition, though overvaluation signals emerge when compared to earlier neighbourhood pricing benchmarks.
- Strong local demand, proximity to the motorway, and excellent modern amenities could support the asking price, while potential broader economic shifts or rising interest rates might undermine buyer willingness to meet this level.
- The recorded asking-price history shows a stable posture with no reductions since tracking began, suggesting the vendor is firm on their valuation strategy and confident in securing a buyer near the current sticker price.
Build Analysis
What we know from similar construction types
- The property is a three-storey semi-detached home extending to approximately 135 sq. m, offering a practical layout with four bedrooms and four bathrooms.
- It features Gas Fired Central Heating and a mains-connected water softener, which should be inspected for working order and routine maintenance.
- The home holds a strong B energy rating, indicating good overall thermal efficiency and lower potential heating costs compared to older second-hand stock.
- A buyer should verify compliance with planning and building regulations, particularly regarding the three-storey extension or attic conversion configuration, and ensure all structural alterations are fully certified.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,100 to €1,500
- Explanation: Given the 135 m² floor area and efficient B energy rating, the property benefits from good thermal performance with Gas Fired Central Heating, resulting in lower than average energy consumption for a four-bedroom home.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a predominantly residential suburban setting, appearing well removed from major heavy industrial sites or active landfill operations.
- Any historical or localized environmental concerns are typical of suburban developments, but buyers should investigate or verify local utility infrastructure and environmental reports during standard due diligence.
Flood Safe
8/10Water overflow reports to follow up
- The property is located a short distance outside mapped river flood zones according to the Shannon study, indicating a favourable separation from primary floodplains.
- While proximity to mapped flood boundaries warrants sensible awareness, the specific separation distance provides a reasonable buffer against typical river overflow events.
- The home extends across multiple storeys, though standard flood precautions and local drainage conditions should still be considered given the regional river network.
The property is outside the mapped flood area. But the nearest mapped area is approximately 26 metres away.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
14 FOREST MILL CRESCENT, BEALNAMULLA, ATHLONE
- Sale date
- Declared sale price
- €382,000.00
4 FOREST MILL CRESCENT, BEALNAMULLA, ROSCOMMON
- Sale date
- Declared sale price
- €333,000.00
21 FOREST MILL CRESCENT, BEALNAMULLA, ATHLONE
- Sale date
- Declared sale price
- €271,000.00
22 FOREST MILL CRESCENT, FOREST MILL, BEALNAMULLA
- Sale date
- Declared sale price
- €297,000.00
15 FOREST MILL CRESCENT, BEAL NA MULLA, ATHLONE
- Sale date
- Declared sale price
- €200,000.00
Recent sales in the wider Bealnamulla area
33 CUSHLA GROVE, MONKSLAND, ATHLONE
- Sale date
- Declared sale price
- €405,000.00
RACKINS, CURRAGHBOY, ATHLONE
- Sale date
- Declared sale price
- €530,000.00
CARROWMURRAGH, KILTOOM, ATHLONE
- Sale date
- Declared sale price
- €495,000.00
61 MONKSFIELD PARK, BEALNAMULLA, ATHLONE
- Sale date
- Declared sale price
- €322,000.00
6 CEDARWOOD DRIVE, MONKSLAND, ATHLONE
- Sale date
- Declared sale price
- €275,000.00
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: €3,790 — 1% of €379,000.
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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 €2,500 excluding outlay and VAT
- Land registration fees: €400 to €800 depending on property value and registration type
- Property valuation fees: €150 to €300 for mortgage or insurance purposes
- Surveyor fees: €400 to €800 for a structural pre-purchase survey
- Annual home insurance: €350 to €650 depending on the policy level and coverage
Forum Talk
What people are saying about this area
- Locals in Bealnamulla and the broader Athlone area frequently discuss the convenience of the local amenities, highlighting the proximity of supermarkets, pharmacies, and hotels within walking distance.
- Residents on community forums often point out the ease of commuting from this side of town, particularly regarding access to the M6 motorway connecting Galway and Dublin.
- Discussion in neighbourhood groups often centres around the steady demand for family homes in popular developments like Forest Mill due to close proximity to local primary and secondary schools.
- Public transport links from the area receive regular commentary for providing reliable connections into Athlone town centre.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
With four bedrooms and a location just minutes from primary schools, this property is well-suited for families with young children.
- Teenagers8/10
Spanning three floors and featuring four bedrooms and four bathrooms, there is plenty of independent space for teenagers.
- Multi-generational Living6/10
The three-story layout offers good separation of space, though the semi-detached setup might limit complete privacy for multiple generations.
- Single Buyers5/10
A four-bedroom home at an asking price of €379,000 might offer more space and maintenance than a single buyer typically requires.
- Couples7/10
Provides ample room for couples planning to expand their family or needing dedicated home-office spaces over three floors.
- Empty Nesters6/10
While the low-maintenance garden is appealing, managing a four-bedroom, three-story property may feel excessive for empty nesters.
- Retirees5/10
The three-story layout involves multiple stairs, which may become less practical for retirees looking to age in place comfortably.
Work
3 areas- Remote Working8/10
With four bedrooms spread across three floors, there is ample flexibility to set up one or more dedicated home offices.
- Hybrid Commuting8/10
Benefits from easy access to the M6 motorway linking to Galway and Dublin, alongside nearby public transport links.
- Retired5/10
The layout spans three floors, which may not be ideal for those seeking single-level retirement living.
Practical
8 areas- Ageing in Place4/10
The property spans three floors and features four bathrooms, which presents stair-climbing challenges for long-term ageing in place.
- Low Maintenance8/10
Described as a turnkey modern home in excellent condition with a beautifully manicured, low-maintenance rear garden.
- Secure Gated Entry2/10
Features a private driveway for off-street parking rather than a secure gated entry system.
- Minimalist Design6/10
Offers modern open-plan living and practical design, though it is a traditional multi-room family home rather than minimalist.
- Flexible Floor Plans7/10
Spanning 135 sq.m over three floors with four bedrooms, providing flexible accommodation options for living and working.
- Heritage Home1/10
This is a modern turnkey property rather than a period or heritage home.
- Ecological Setup8/10
Boasts an impressive B energy rating, indicating strong energy efficiency.
- Outdoor areas7/10
Includes a private driveway for two cars at the front and a well-maintained rear garden with a spacious patio for al fresco dining.
Interests
9 areas- Gardening6/10
Features a beautifully manicured, low-maintenance rear garden with a spacious patio area suited for potted plants and relaxation.
- Walking7/10
Within walking distance of local amenities including shops, hotels, and public transport links.
- Gym6/10
Proximity to local hotel facilities and Athlone town centre provides reasonable access to fitness amenities.
- Cycling6/10
The suburban location allows for straightforward cycling access to nearby amenities and the surrounding area.
- Golf5/10
Athlone offers local golfing facilities, though buyers should verify the exact distance to the nearest golf course.
- Fishing5/10
The general Athlone region offers river fishing opportunities, though proximity requires investigation.
- Horse Riding4/10
Equestrian facilities are typically found in the wider rural surrounds rather than directly adjacent to this suburban development.
- Water Sports5/10
Proximity to the River Shannon in Athlone provides potential for water-based activities.
- Entertaining8/10
The property includes four bedrooms, four bathrooms, and a spacious patio area ideal for al fresco dining and hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Situated in a small, mature suburban development, offering a generally peaceful residential environment.
- Rural Living3/10
Located in a popular suburban development close to Athlone town amenities rather than a rural setting.
- Village Living7/10
Proximity to local conveniences like SuperValu and Cunningham's Pharmacy gives it a community-focused village feel.
- Coastal Living1/10
Located inland in County Roscommon, far away from any coastal areas.
- Urban Living6/10
Offers convenient access to Athlone town centre and local public transport links while retaining a suburban feel.
Social
6 areas- Community Involvement7/10
Located in a small mature development with local schools and neighborhood conveniences nearby.
- Café Culture6/10
Access to local hotel amenities and Athlone town centre provides reasonable options for local dining and coffee.
- Nightlife5/10
Mainly residential suburban setting, requiring travel into Athlone town centre for a wider range of nightlife options.
- Health/Wellness groups6/10
Proximity to local hotel leisure facilities and nearby pharmacy supports health and wellness routines.
- Networking Opportunities5/10
Primarily a suburban residential area, meaning professional networking is better pursued closer to the town centre.
- Tech-Hub Connectivity6/10
Reasonable connectivity via the M6 motorway and regional transport links, though broadband specifics should be verified by the buyer.
Listing information
- Agent
- Property Partners Moore Larkin
- Phone
- 0906 435250
- Current status
- active
- Published on HouseDelve
- 5 November 2026
- Correction
- Report an issue
HD-9C9B20HouseDelve · 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.