14 Monamore, Westport, Co. MayoF28E0W8
€479,000
4 Bed~3 Bath~122 m²~BER A3
What you'll like:
- Exceptional energy efficiency rating: The property boasts an impressive A3 BER rating, which significantly reduces monthly heating costs and ensures lower carbon emissions for environmentally conscious buyers.
- Modern construction standards: Built relatively recently in 2021, the dwelling requires minimal immediate capital expenditure on major structural or mechanical repairs.
- Spacious four-bedroom layout: Providing four well-proportioned bedrooms offers exceptional flexibility for growing families, home-office conversion, or accommodating visiting guests comfortably.
- Desirable south-facing orientation: The rear garden and select upper-floor bedrooms benefit from a southerly aspect, maximizing natural sunlight throughout the day.
- Iconic mountain vistas: Occupants can enjoy stunning, uninterrupted views of Croagh Patrick directly from the rear bedrooms and open-plan kitchen dining space.
- Turnkey interior condition: Finished to a very high standard by the current owners, allowing a buyer to move in without undergoing stressful renovations.
- Sophisticated herringbone flooring: The bright living room features stylish herringbone wooden flooring, adding a touch of timeless elegance and immediate visual appeal.
- Practical off-street parking: The front cobble-lock driveway provides convenient private parking space for up to two vehicles directly outside the main entrance.
- Convenient pedestrian connectivity: Situated within easy walking access to Westport town, enabling residents to easily reach local amenities without relying on a car.
- Family-friendly neighbourhood setting: Located in one of Westport's newest residential developments, fostering a safe and welcoming community environment for children and parents alike.
- Dedicated utility room: A separate utility room with built-in storage and appliance plumbing keeps laundry out of the main kitchen workspace.
- Generous floor area: Measuring approximately 122 square metres, the home delivers well-balanced room proportions that avoid feeling cramped across both levels.
- Contemporary kitchen design: The open-plan kitchen and dining area features off-white slab cabinetry and integrated appliances, creating an ideal social hub for families.
- Useful attic access: A Stira stairs is already installed for convenient access to the attic space, greatly simplifying seasonal storage needs.
- Master bedroom ensuite: The primary bedroom includes a private fully-tiled ensuite shower room, offering an extra layer of daily comfort and privacy.
- Built-in wardrobe solutions: Two of the bedrooms come equipped with functional slide robes, saving the new owner substantial costs on custom bedroom furniture.
- Proximity to major employers: Conveniently positioned for easy access to local hubs like Abbvie Pharmaceuticals and neighboring Castlebar town for commuting professionals.
- Enclosed private garden: The rear outdoor space features a practical wooden storage shed and secure side gate access for managing bins and bicycles.
- Thoughtful ground floor storage: Practical understair storage helps keep everyday household items neatly hidden away, maximizing usable living space.
- Comfortable bathroom amenities: The main family bathroom features a full bath-shower combination and a modern heated towel rail for added everyday luxury.
But keep in mind:
- Substantial asking price: At €479,000 for a 122-square-metre semi-detached home, buyers should verify local comparable sales to ensure they are not overpaying.
- Potential management fees: As part of a newer residential development, buyers must investigate whether there are annual estate management charges for common areas.
- Compact main bathroom: The main family bathroom layout is relatively narrow, which might feel slightly constrained during busy morning family routines.
- High market competition: Properties in popular family developments near Westport frequently attract multiple bidders, potentially driving the final purchase price well above asking.
- Limited garden dimensions: While south-facing, the rear garden is relatively modest in size, which may restrict extensive landscaping or large outdoor extension plans.
- Proximity to main road: Being located off the main Westport to Castlebar road corridor could introduce intermittent traffic noise during peak commuting hours.
- Warranty transfer verification: Buyers should verify the remaining term and transfer conditions of the HomeBond or structural guarantee issued when built in 2021.
- Shared party walls: As a semi-detached residence, acoustic privacy depends on the sound insulation quality of the shared dividing wall with neighbors.
- Gas heating reliance: The home relies on a gas heating system, requiring buyers to monitor fluctuating fossil fuel utility prices and service schedules.
- Maintenance of communal spaces: Prospective buyers should inspect the overall upkeep of neighboring properties and common greens to gauge long-term estate management quality.
- Boundaries and legal title: Buyers must ensure their solicitor thoroughly checks the exact boundary lines regarding the shared side entrance and driveway layout.
- Attic insulation standards: Although rated A3, buyers should inspect the attic space to confirm insulation depths have not compressed or shifted over time.
- Window ventilation performance: Modern airtight A-rated homes require diligent ventilation habits to prevent indoor humidity buildup and potential condensation issues.
- Storage limitations: Aside from the shed and sliderobes, overall built-in storage is fairly standard, meaning larger families may quickly outgrow the wardrobe capacity.
- Future local development: Buyers should investigate local council zoning plans to ensure nearby agricultural or commercial land will not face disruptive construction later.
- Broadband infrastructure quality: High-speed fiber broadband availability should be explicitly verified with local telecommunications providers prior to finalizing contracts.
- Parking space constraints: While two cars fit on the cobble-lock driveway, visiting guests may find street parking options somewhat limited within the development.
- Appliance warranty expiry: Original kitchen appliances installed in 2021 may be nearing or past their manufacturer guarantee periods, risking early replacement costs.
- Property tax banding: Buyers should check the exact Local Property Tax band applicable to this valuation tier to budget accurately for annual government fees.
- Insurance premium factors: While A-rated homes generally secure favorable rates, buyers should confirm that flood or storm insurance quotes are standard for this area.
Price positioning
?
Not enough reliable market evidence is available to position this asking price.
Build Analysis
What we know from similar construction types
- The property is an A3-rated modern four-bedroom semi-detached residence built around 2021, offering the high energy efficiency and lower heating costs typical of recent new developments.
- As a relatively new build, the structure should benefit from modern insulation standards, airtightness, and contemporary heating systems, reducing the immediate need for major capital expenditure on energy upgrades.
- Potential buyers should verify compliance with local planning permissions, latent defect insurance (such as a HomeBond or equivalent 10-year structural guarantee), and certification for any additions or fitted units installed since purchase.
- It is advisable to check the management company arrangements and any ongoing service charges or estate maintenance obligations applicable to the development.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is around 800 to 1,100 euro.
- Explanation: Given the property has an A3 BER rating and a floor area of 122 square metres, it is highly energy efficient, which significantly reduces the energy required for space heating compared to older homes of a similar size.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a modern residential development with no apparent legacy industrial pollution or active landfill sites in the immediate vicinity.
- Proximity to major employers like Abbvie Pharmaceuticals is industrial in nature, but the immediate residential surroundings maintain a clean environmental profile.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
28 MONAMORE, LODGE ROAD, WESTPORT
- Sale date
- Declared sale price
- €430,000.00
43 MONAMORE, LODGE ROAD, WESTPORT
- Sale date
- Declared sale price
- €430,000.00
Recent sales in the wider Westport area
CARNACLAY, WESTPORT, MAYO
- Sale date
- Declared sale price
- €525,000.00
4 CLEW BAY CLOSE, QUAY RD, WESTPORT
- Sale date
- Declared sale price
- €400,000.00
CLUAIN ARD, WESTPORT, MAYO
- Sale date
- Declared sale price
- €455,000.00
KNOCKMUINARD, CLOGHER, WESTPORT
- Sale date
- Declared sale price
- €70,000.00
13 UPPER QUAY, WESTPORT, MAYO
- Sale date
- Declared sale price
- €420,000.00
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
14 Monamore, Lodge Road, Westport
- Sale date
- Declared sale price
- €272,246.69
New buildPrice excludes VAT
Buyer fees*
Associated expenses guide
- Stamp duty: approximately 1 percent of the purchase price up to 1 million euro, translating to about 4,790 euro for this property.
- Solicitor legal fees: roughly 1,500 to 2,500 euro plus outlay and VAT.
- Land registration fees: around 600 to 800 euro for registry of deeds and property registration authority filings.
- Property valuation fees: approximately 150 to 300 euro if required by a mortgage lender.
- Surveyor fees: about 400 to 800 euro depending on the depth of the structural survey.
- Annual home insurance: estimated between 350 and 650 euro depending on the policy level and provider.
Forum Talk
What people are saying about this area
- Locals on community forums frequently praise the Lodge Road area in Westport for its modern family-friendly developments and strong community atmosphere.
- Residents highlight the convenience of walking distance to Westport town while enjoying scenic views of Croagh Patrick from the area.
- Traffic flow on the approach toward the Castlebar road during peak school run hours is a frequent point of discussion among local commuters.
- There is ongoing positive local commentary regarding the energy efficiency and comfort of newer A-rated builds in the locality.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
Located in a family-friendly development with four bedrooms, an enclosed south-facing rear garden, and easy access to local primary and secondary schools in Westport.
- Teenagers8/10
Four bedrooms provide ample personal space, and the proximity to Westport town and local sports clubs makes it convenient for growing teenagers.
- Multi-generational Living6/10
A 122 sqm semi-detached layout with four bedrooms offers good space, though the single open-plan living and kitchen areas provide limited private separation for multiple generations.
- Single Buyers7/10
An A-rated, modern home in exceptional condition requires minimal immediate work, though four bedrooms may exceed the space needs of a single buyer.
- Couples8/10
Offers modern open-plan living, an en-suite master bedroom, and low-energy running costs with an A3 BER rating, perfect for couples wanting extra space.
- Empty Nesters8/10
Low maintenance construction from 2021 with modern fittings, close proximity to town amenities, and manageable garden size suit downsizers well.
- Retirees7/10
The property features modern comforts and easy access to Westport, though buyers should verify stair accessibility as all four bedrooms are located on the first floor.
Work
3 areas- Remote Working8/10
Four bedrooms provide excellent flexibility to set up one or two dedicated home offices, supported by modern energy-efficient construction.
- Hybrid Commuting7/10
Conveniently located just off the main Westport to Castlebar road, facilitating easy travel to regional employment hubs.
- Retired8/10
Low maintenance A3-rated home built in 2021 means minimal upkeep, with local medical and social amenities close at hand in Westport.
Practical
8 areas- Ageing in Place6/10
Features a convenient ground floor WC and utility room, though buyers should note that all bedrooms and the main bathroom are on the upper floor.
- Low Maintenance9/10
Built in 2021 and presented in exceptional condition with an A3 BER rating, ensuring modern insulation, low heating bills, and minimal repairs.
- Secure Gated Entry4/10
The property features an open cobble-lock front driveway with space for two cars rather than a secure gated entryway.
- Minimalist Design7/10
Clean contemporary finishes, off-white slab kitchen units, herringbone wooden floors, and built-in sliderobes offer a modern aesthetic.
- Flexible Floor Plans7/10
Four bedrooms offer great adaptability for guest rooms or home offices, alongside an open-plan kitchen and dining layout.
- Heritage Home1/10
This is a modern, recently constructed home built in 2021 rather than a period or heritage property.
- Ecological Setup9/10
Achieves an impressive A3 BER rating with an energy performance indicator of 54.47 kWh/m²/yr, highlighting strong energy efficiency.
- Outdoor areas7/10
Includes a private south-facing rear garden with a wooden shed and uninterrupted views of Croagh Patrick, alongside a front cobble-lock driveway.
Interests
9 areas- Gardening6/10
Features a south-facing rear garden with a small wooden shed, offering a manageable blank canvas for keen gardeners.
- Walking8/10
The property is within easy walking distance of Westport town and well-positioned for local scenic walks in Co. Mayo.
- Gym7/10
Proximity to Westport town ensures easy access to local sports clubs, fitness centres, and gym facilities.
- Cycling7/10
Westport is renowned for cycling infrastructure like the Great Western Greenway, and the location offers good road access for cyclists.
- Golf7/10
Westport Golf Club is nearby, making this an accessible location for golf enthusiasts.
- Fishing7/10
Co. Mayo offers excellent local angling opportunities in nearby rivers and Clew Bay for fishing enthusiasts.
- Horse Riding6/10
The broader Westport area provides access to local equestrian facilities and scenic riding routes.
- Water Sports7/10
Clew Bay is close by, offering fantastic opportunities for sailing, kayaking, and other water sports.
- Entertaining8/10
The open-plan kitchen and dining area features sliding doors that open directly onto the south-facing rear garden, ideal for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Situated in a modern residential development outside the immediate town centre, offering a peaceful neighborhood feel with views of Croagh Patrick.
- Rural Living5/10
While there are scenic views of Croagh Patrick, the property is located in a suburban development approximately 1.5km from Westport town rather than a truly rural setting.
- Village Living8/10
Positioned just 1.5km from Westport, giving residents convenient access to local shops, restaurants, and a tight-knit community atmosphere.
- Coastal Living6/10
Westport is a coastal destination offering marine amenities, though the specific development is set slightly inland on the Lodge Road.
- Urban Living6/10
Provides easy walking access to Westport town amenities, combining suburban housing with nearby urban conveniences and transport links to Castlebar.
Social
6 areas- Community Involvement8/10
Located in one of Westport's newest family-friendly developments, fostering a vibrant and welcoming community spirit.
- Café Culture8/10
Short distance to Westport town centre, which is famous for its lively pubs, restaurants, and café scene.
- Nightlife7/10
Easy access to Westport town provides plenty of options for pubs, live music venues, and social nightlife.
- Health/Wellness groups7/10
Proximity to local sports clubs and community facilities supports engagement in health and wellness activities.
- Networking Opportunities6/10
Primarily a residential area, though proximity to Castlebar and Westport offers local business and community networking potential.
- Tech-Hub Connectivity5/10
Buyers should verify local broadband speeds and fiber availability, as regional locations can vary in high-speed tech infrastructure.
Listing information
- Agent
- Sherry Fitzgerald Crowley
- Phone
- 098 29009
- Published on HouseDelve
- 4 September 2026
- Correction
- Report an issue
HD-72E03CHouseDelve · Republic of Ireland* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.