16 Warren Grove, Boyle, RoscommonF52PH68
€275,000
4 Bed~3 Bath~177 m²~BER B
What you'll like:
- Energy Efficient BER B: The impressive B energy rating ensures lower utility bills and indicates a well-insulated home, which reduces overall heating costs significantly for future owners.
- Spacious Floor Area: Offering 177 square metres of living space, this generously proportioned property provides ample room for growing families without feeling cramped or restricted.
- Four Well Sized Bedrooms: With four bedrooms available, there is plenty of accommodation for children, guests, or a dedicated home office setup to suit modern lifestyles.
- Master Ensuite Feature: The main bedroom includes a private ensuite bathroom, adding a touch of daily convenience and luxury for the primary occupants of the home.
- Three Modern Bathrooms: A total of three bathrooms minimizes morning queues and provides essential convenience for busy family households and visiting guests alike.
- Bright Sun Room Addition: The dedicated sun room features double doors opening directly to the outside, creating a bright transitional space for relaxing during warmer months.
- Useful Utility Room: A fully fitted and plumbed utility room keeps noisy laundry appliances separate from the main kitchen area, enhancing daily household organization and flow.
- Feature Living Room Fireplace: The spacious living room includes a central feature fireplace, providing a cozy focal point for winter evenings and family gatherings.
- Built In Bedroom Wardrobes: Selected bedrooms come equipped with built in wardrobes, saving buyers immediate furniture expenses and maximizing available floor space effectively.
- Fully Tiled Bathrooms: The bathrooms feature full tiling for easy maintenance and a clean contemporary aesthetic that stands up well to daily family use.
- Off Street Parking Space: Dedicated off street parking at the front of the house ensures safe and convenient vehicle storage right outside your front door.
- Private Decking Area: An exterior decking area provides an ideal setting for outdoor dining, entertaining guests, and enjoying quiet weekend moments in the fresh air.
- Low Maintenance Yard: The tarmac yard requires minimal upkeep compared to extensive lawns, making it a practical choice for busy professionals or rental investors.
- Convenient Lean To Shed: An included lean to shed offers practical outdoor storage for bicycles, garden tools, and seasonal equipment, keeping the main yard tidy.
- Walkable Town Location: Situated within comfortable walking distance of Boyle town centre, residents can easily access local shops, schools, and essential amenities on foot.
- Proximity To Railway Station: The nearby railway station offers convenient public transport links for commuters traveling toward major employment hubs and regional cities.
- Lough Key Recreation Access: Being only a short drive from Lough Key Forest and Activity Park gives residents effortless access to outdoor trails, water sports, and family recreation.
- All Mains Services Connected: The property benefits from connections to all main services, avoiding the complications and ongoing maintenance costs associated with private wells or septic tanks.
- Oil Fired Central Heating: A reliable oil fired central heating system provides robust and controllable warmth throughout the entire multi-room accommodation during colder winter spells.
- Strong Investment Potential: Given the generous size and sought-after location near local amenities, this property presents an attractive opportunity for both residential buyers and yield-focused landlords.
But keep in mind:
- End Of Terrace Exposure: As an end of terrace property, one entire side lacks natural light from neighboring windows and may experience higher foot traffic or noise along the boundary.
- Timber Flooring Throughout: Extensive timber flooring requires careful maintenance to avoid scratches and water damage, and buyers should verify its acoustic insulation between levels.
- Tarmac Yard Surface: The extensive tarmac yard might feel overly urban or sterile for buyers seeking lush green gardens, potentially requiring investment in landscaping to soften the appearance.
- Uncertain Boundary Lines: Buyers should verify exact property boundary lines with legal counsel to ensure the lean to shed and yard areas sit fully within ownership titles.
- Oil Heating Dependency: Relying on oil fired central heating exposes occupants to fluctuating fuel market prices, requiring diligent monitoring of oil tank levels and delivery costs.
- Maintenance Of Decking: The external decking area will require regular cleaning, staining, and weatherproofing treatments to prevent rotting and slippery surfaces over Irish winters.
- Limited Parking Capacity: While off street parking is available, buyers should confirm how many vehicles can comfortably park without blocking access or the front entrance.
- High Investment Competition: Being marketed as a potential investment property could mean heightened competition from other buyers, potentially driving up transaction costs and closing timelines.
- Potential Traffic Noise: Proximity to town amenities and access routes may bring increased vehicle traffic and pedestrian noise, particularly during peak morning and evening commuting hours.
- Future Expansion Limits: Being an end of terrace structure with existing extensions like the sun room, opportunities for further major structural extensions might be severely restricted.
- Drainage And Runoff: Buyers should investigate surface water drainage across the tarmac yard to ensure heavy rainfall does not pool near the building foundations or boundaries.
- Verification Of BER Details: Purchasers should independently verify the exact BER certificate details and assessor advisory notes to ensure energy efficiency claims match actual performance.
- Appliance Condition Checks: Since utility and kitchen areas come fitted, buyers need to verify whether white goods are included in the sale and test their operational lifespans.
- Roof And Attic Inspection: A thorough surveyor inspection is recommended to check attic insulation levels, roof timber integrity, and ventilation given the modern B energy rating.
- Plumbing System Verification: The presence of three bathrooms and a utility room places high demand on plumbing, making a professional pressure and leak check essential during due diligence.
- Local School Capacity: Families should investigate local school enrollment capacities in the Boyle area to ensure adequate placement options for children prior to finalizing a purchase.
- Broadband Infrastructure Limits: Buyers must check available local broadband speeds and fiber optic infrastructure connectivity to ensure remote work capability meets modern professional standards.
- Property Tax Assessment: Purchasers should calculate the exact Local Property Tax band applicable to this valuation bracket to factor ongoing annual ownership costs into their budget.
- Insurance Premium Quotes: Given the property type and location, buyers should obtain building and contents insurance quotes early to identify any unexpected risk factors or premium hikes.
- Title And Wayleave Checks: Legal advisors must carefully check title deeds for any rights of way, wayleaves, or easements affecting the shared terrace areas or rear boundaries.
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 a 4-bedroom end-of-terrace house spanning approximately 177 square metres with off-street parking, a lean-to shed, decking area, and a tarmac yard.
- Accommodation includes a kitchen/dining room, utility room, sun room, living room, downstairs WC, four bedrooms including a master en-suite, and a main bathroom.
- Services include all mains services and oil-fired central heating.
- A buyer should investigate the party wall arrangements and sound insulation typical of an end-of-terrace property of this size.
- It is advisable to verify compliance for any external structures such as the lean-to shed and decking area, as well as checking the condition of the oil-fired central heating system and timber flooring throughout.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,200 to €1,800.
- Explanation: Given the 177 square metre floor area and a B energy rating indicating good thermal efficiency, heating reliance on oil-fired central heating will vary based on personal usage and local oil prices, which the buyer should verify.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in Boyle, a largely rural and small-town environment with minimal heavy industrial presence nearby.
- No major active landfills or municipal incinerators are apparent in the immediate vicinity, though buyers should verify local environmental reports for minor historical legacy uses.
Flood Safe
8/10Water overflow reports to follow up
- The general area around Boyle features bodies of water such as the Boyle River and Lough Key, making local surface water checks advisable for specific low-lying plots.
- The property itself is situated in an established residential setting within walking distance of the town centre, but buyers should consult local flood risk maps to confirm site-specific safety.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
2 WARREN GROVE, BOYLE, ROSCOMMON
- Sale date
- Declared sale price
- €155,000.00
14 WARREN GROVE, THE WARREN, BOYLE
- Sale date
- Declared sale price
- €72,000.00
Recent sales in the wider Boyle area
ABBEYTOWN, BOYLE, COUNTY ROSCOMMON
- Sale date
- Declared sale price
- €300,000.00
LISDALY, CROGHAN, BOYLE
- Sale date
- Declared sale price
- €50,000.00
7 AGHACARRA, CORRIGEENROE, BOYLE
- Sale date
- Declared sale price
- €201,000.00
ARDAGH, BOYLE, ROSCOMMON
- Sale date
- Declared sale price
- €300,000.00
5 ESKER GROVE, COOTEHALL, BOYLE
- Sale date
- Declared sale price
- €330,000.00
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
- Stamp duty: approximately 1 percent of the purchase price, amounting to €2,750 for a property priced at €275,000.
- Solicitor legal fees: roughly €1,500 to €3,000 excluding VAT and outlay.
- Land registration fees: around €170 to €700 depending on the registration type and value.
- Property valuation fees: typically between €150 and €300.
- Surveyor fees: generally ranging from €500 to €1,000 depending on the depth of the structural survey.
- Annual home insurance: approximately €400 to €800 per year, which the buyer should verify with insurance providers.
Forum Talk
What people are saying about this area
- Locals in Boyle frequently mention the strong community spirit and proximity to Lough Key Forest Park as major lifestyle perks.
- Residents on community forums note that the town centre amenities, including schools and the railway station, are easily accessible on foot from residential areas like Warren Grove.
- Traffic around the town centre can occasionally get busy during school drop-off and pick-up times, according to local discussions.
- There is ongoing general interest in regional property value trends, with buyers looking towards Roscommon for more space relative to larger urban centers.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
With 4 bedrooms, 3 bathrooms, a sunroom, and a safe enclosed outdoor area featuring a decking area and off-street parking, this home offers plenty of space for young children. Its close proximity to Boyle Town Centre ensures easy access to local schools and amenities.
- Teenagers7/10
Four bedrooms provide adequate private space for teenagers, and the location within walking distance of the town centre gives them a degree of independence.
- Multi-generational Living6/10
The property features 4 bedrooms and a downstairs WC, which offers some flexibility, though a lack of a ground-floor bedroom suite may limit suitability for elderly family members.
- Single Buyers5/10
At 177 m² and 4 bedrooms, the house is quite large for a single buyer unless they specifically require home office space or plan to rent out rooms.
- Couples8/10
An excellent choice for couples looking for room to grow, offering generous living areas like a sunroom and living room with a feature fireplace.
- Empty Nesters7/10
Provides comfortable single-level living potential on the ground floor with a downstairs WC, though maintaining 4 bedrooms and outdoor areas may require more upkeep than some empty nesters desire.
- Retirees6/10
The home is within walking distance of medical centres and town amenities, making daily errands convenient. However, buyers should verify if the multi-story layout is manageable for long-term retirement.
Work
3 areas- Remote Working8/10
With 4 bedrooms, there is ample flexibility to set up one or more dedicated home offices for remote work.
- Hybrid Commuting7/10
The property is within walking distance of the local railway station, providing a convenient transit option for hybrid commuters.
- Retired7/10
Close proximity to medical centres, churches, and railway stations makes this a practical location for retirees.
Practical
8 areas- Ageing in Place6/10
Includes a downstairs WC and ground-floor living spaces, though buyers should verify bathroom accessibility for long-term aging in place.
- Low Maintenance7/10
Features a B BER rating indicating good energy efficiency, along with a manageable tarmac yard and decking area instead of extensive lawns.
- Secure Gated Entry3/10
The property features off-street parking at the front, but there is no mention of a secure gated entry system.
- Minimalist Design5/10
Traditional layout with a separate kitchen, utility room, living room, and sunroom rather than an open-plan minimalist architectural style.
- Flexible Floor Plans7/10
Four bedrooms, a sunroom, and a separate living room provide good layout flexibility for various household needs.
- Heritage Home2/10
This is a modern end-of-terrace house rather than a traditional period or heritage home.
- Ecological Setup8/10
Achieves a strong B BER rating, meaning better energy performance and lower environmental impact than older standard properties.
- Outdoor areas7/10
Includes off-street parking, a lean-to shed, a tarmac yard, and a pleasant decking area accessible via the sunroom.
Interests
9 areas- Gardening6/10
Features a tarmac yard and decking area with a lean-to shed, though traditional green garden space is somewhat limited compared to larger rural plots.
- Walking8/10
Being within walking distance of Boyle Town Centre and a short drive to Lough Key Forest & Activity Park makes this ideal for walking enthusiasts.
- Gym5/10
General fitness options are available nearby in the town, but buyers should verify the exact distance to dedicated gym facilities.
- Cycling7/10
The nearby Lough Key Forest & Activity Park offers fantastic cycling trails and scenic routes.
- Golf5/10
Buyers interested in golf should investigate the proximity of the nearest golf courses in the Roscommon/Sligo region.
- Fishing8/10
Boyle and the surrounding lakes, including Lough Key, offer renowned angling and fishing opportunities.
- Horse Riding5/10
The surrounding Roscommon countryside offers potential for equestrian activities, though local riding stables should be verified.
- Water Sports7/10
Proximity to Lough Key provides great opportunities for water-based activities and boating.
- Entertaining8/10
Features a spacious kitchen/dining room, a bright sunroom with double doors to the outside, and a dedicated decking area perfect for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Located in a sought-after area in Boyle with off-street parking, offering a peaceful residential setting while remaining close to town.
- Rural Living5/10
While located in a town setting, the proximity to Lough Key Forest & Activity Park provides great access to natural, rural-style landscapes.
- Village Living9/10
Positioned within walking distance of Boyle Town Centre, local schools, churches, and a railway station, capturing the essence of convenient town/village living.
- Coastal Living1/10
The property is located inland in County Roscommon and is not near the coast.
- Urban Living4/10
Boyle is a quiet town rather than a bustling urban center, offering a slower-paced environment.
Social
6 areas- Community Involvement7/10
A sought-after residential area within walking distance of the town centre encourages active participation in local community life.
- Café Culture6/10
Access to local amenities in Boyle Town Centre provides a selection of local cafes and social spots.
- Nightlife5/10
Boyle offers local pubs and traditional entertainment, though major nightlife options are limited compared to larger cities.
- Health/Wellness groups6/10
Proximity to a medical centre and local parks supports health and wellness activities.
- Networking Opportunities4/10
Networking opportunities are more localized; remote workers may rely on digital connectivity rather than local business hubs.
- Tech-Hub Connectivity5/10
Buyers should verify local broadband speeds to ensure optimal connectivity for tech-focused roles.
Listing information
- Agent
- Smith Auctioneers
- Phone
- 071 966 2124
- Published on HouseDelve
- 5 September 2026
- Correction
- Report an issue
HD-1DED92HouseDelve · 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.