18 Drumbear Wood, Monaghan Town, MonaghanH18X685
€325,000
4 Bed~3 Bath~126 m²~BER C2
What you'll like:
- Detached family home: The property is an attractive detached residence, offering buyers greater privacy, reduced noise transmission from neighbors, and superior layout flexibility compared to semi-detached alternatives.
- Prime green outlook: The house occupies a desirable position directly overlooking a large central green, providing a pleasant open vista and a safe aesthetic feel from the front windows.
- Generous floor area: Spanning approximately 126 square meters, the residence delivers well-proportioned rooms suitable for modern family living without feeling cramped or restricted in daily circulation spaces.
- Four distinct bedrooms: Providing four well-sized bedrooms allows families to comfortably accommodate children, guests, or set up dedicated home working spaces to suit changing lifestyle demands.
- Versatile ground bedroom: The flexible ground-floor fourth bedroom includes convenient access to an adjacent downstairs bathroom, making it exceptionally useful for guests with limited mobility or multi-generational living arrangements.
- Jack and Jill bathroom: The downstairs bathroom features a dual-access design linking directly to the fourth bedroom, enhancing functional convenience and privacy for visitors or residents alike.
- Open plan living: The spacious kitchen and dining area provides a sociable heart for the home, connecting family members and allowing effortless supervision of meals and daily activities.
- Indoor outdoor flow: Double patio doors lead directly from the kitchen and dining space out to the rear patio, facilitating easy outdoor dining during warmer summer months.
- Immaculate interior condition: The property has been finished to a high standard throughout with quality materials, reducing the immediate need for costly cosmetic renovations before moving in.
- Bay window seating: The front sitting room features a charming built-in window seat within the bay, creating a cozy reading nook with direct views across the estate's green space.
- Elegant marble fireplace: An attractive cream marble fireplace anchors the living room, offering a classic focal point and the potential for cozy solid-fuel fires during colder winter evenings.
- Dedicated utility room: A separate L-shaped utility room provides dedicated space for laundry appliances and heating controls, keeping noisy washers and dryers tucked away from the main living zones.
- Private master suite: The front-facing master bedroom incorporates a bright bay window, individual heating thermostat, and a private en-suite bathroom for enhanced daily comfort and privacy.
- Landscaped rear garden: The fully enclosed rear garden has been professionally landscaped with a paved patio area, offering a secure, low-maintenance retreat for children, pets, and outdoor entertaining.
- Safe estate environment: Set within a prestigious and sought-after private development, residents benefit from a peaceful suburban atmosphere and a welcoming tree-lined approach pathway.
- Pedestrian side access: A secure side gate provides convenient pedestrian access from the front to the rear garden, making it easy to bring in bins, bicycles, or gardening equipment without entering the house.
- Off street parking: The private front driveway offers dedicated off-street parking space for two cars, eliminating the hassle of searching for roadside parking after a long day.
- Walkable town access: Situated just off the Cootehill Road, the home allows for an easy walk into Monaghan town centre, placing local cafes, restaurants, shops, and schools within effortless reach.
- Proximity to nature: The popular Rossmore Forest Park is nearby, offering extensive woodland walks, lakeside trails, and family-friendly attractions that significantly enhance the local quality of life.
- Stable asking price: Recorded historical tracking indicates the asking price has remained stable at 325000 euros without erratic fluctuations, suggesting a confident vendor with a realistic initial pricing strategy.
But keep in mind:
- Moderate energy rating: The home holds a C2 Building Energy Rating, which means a future buyer should investigate potential insulation or heating upgrades to improve overall energy efficiency and reduce utility bills.
- Timber frame construction: Built around 2005 using timber frame construction, the buyer should commission a thorough structural survey to check for any hidden moisture issues or timber degradation typical of that era.
- Dual heating dependence: The property relies on a combination of oil-fired and solid-fuel heating, requiring the buyer to inspect the condition and servicing history of both systems to avoid unexpected repair costs.
- Compact third bedroom: The third bedroom or study measures only about 2.27 by 2.23 meters, limiting its utility primarily to a small nursery or a tight home office rather than a comfortable long-term double bedroom.
- En-suite spatial limits: The master en-suite is relatively narrow at roughly 2.83 by 1.08 meters, which could feel cramped during daily use and should be carefully inspected for comfortable maneuverability.
- Main bathroom configuration: The primary upstairs bathroom features a shower over the bath rather than a separate walk-in shower enclosure, which may be less convenient for bathers with mobility considerations.
- First floor storage limits: Aside from the hot-press and attic access via a Stira stairs, permanent built-in wardrobe storage within the secondary bedrooms should be verified to see if freestanding furniture is required.
- Attic insulation status: While an attic is accessible via a folding stair, the buyer must verify the current level of roof insulation to ensure it meets modern standards and prevents unnecessary heat loss.
- Potential traffic noise: Being located near the entrance of a popular residential development off the Cootehill Road could introduce localized traffic hum during peak morning and evening commuting hours.
- Maintenance of green: As the property overlooks a large communal green area, the buyer should clarify who holds responsibility for the ongoing upkeep, mowing, and landscaping of this shared space.
- Management company fees: Buyers should verify whether the development is managed by a formal residents association or management company, and check if there are any associated annual service charges or maintenance levies.
- Boundary line clarity: The exact legal boundaries enclosing the rear garden and front parking area should be carefully checked against the title deeds by the legal representative during pre-purchase due diligence.
- Utility room layout: Although functional, the L-shaped utility room houses the main heating controls, meaning regular servicing visits could occasionally disrupt laundry routines or storage usage.
- Window glazing age: The uPVC double-glazed windows should be inspected by a professional to check for failing seals, condensation between panes, or wear on hinges and locking mechanisms dating from the original build.
- Kitchen appliance lifespan: The integrated kitchen appliances including the hob, oven, and dishwasher are provided as-is, so the buyer should budget for potential replacements given their unknown remaining operational lifespan.
- Parking capacity limit: The front driveway accommodates two cars, which could prove restrictive for larger families with multiple driving-age occupants or frequent visiting guests seeking off-street parking.
- Strict proof of funds: The selling agent explicitly requires verifiable proof of funds including bank statements, mortgage approval letters, or a chain breakdown before any formal offer can be considered.
- Property chain risks: If using the proceeds from selling an existing home as proof of funds, the vendor's preference against conditional chain offers means the buyer could face pressure to secure a sale quickly.
- Lack of recent price movement: The asking price has remained static at 325000 euros without reduction, indicating that the vendor may currently hold firm expectations and leave limited room for aggressive initial negotiations.
- Disclaimer limitations: The marketing particulars carry extensive disclaimers stating details are for guidance only, meaning the buyer must independently verify all dimensions, conditions, and planning permissions prior to signing contracts.
Price positioning
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- The asking price appears fairly positioned or slightly ambitious when evaluated against recent residential transactions on the same estate, reflecting a premium for a detached four-bedroom layout overlooking a central green space.
- Valuation signals are supported by high internal finish standards, versatile accommodation including a ground-floor multi-use room, and an enclosed landscaped rear garden which enhances family appeal within a sought-after development.
- Factors that could support this valuation include sustained local demand for detached family homes within walking distance of the town centre, while potential overpricing risks could stem from minor cosmetic updates or energy rating limitations.
- Relevant market dynamics indicate stable pricing trends across the wider area, though buyers may scrutinize the asking price closely relative to historical completions on surrounding streets before committing to offers.
Build Analysis
What we know from similar construction types
- The property is a detached two-storey timber frame house constructed around 2005 with a total floor area of approximately 126 square metres.
- The exterior features a low-maintenance red brick and dash finish under a concrete tiled roof.
- A buyer should investigate the condition and longevity of the timber frame structure, as well as checking for any potential moisture retention or dampness common in homes of this vintage.
- The presence of a ground-floor versatile room with a Jack and Jill style bathroom/Jacuzzi bath should be inspected for proper plumbing compliance, ventilation, and adequate sealing.
- As the heating system relies on both oil-fired and solid fuel central heating, a prospective buyer should verify the service history and overall efficiency of the boiler and fireplace setup.
- The property features uPVC double-glazed windows, which should be checked for thermal performance, seal integrity, and operational wear.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,800 - €2,400
- Explanation: Based on the 126 m² floor area, a C2 BER rating, and a combination of oil-fired and solid fuel central heating, energy consumption will be moderate to high depending on winter usage and oil prices.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a well-established residential suburb, appearing distant from major heavy industrial sites, modern landfills, or active incinerators.
- Any potential legacy industrial concerns or localized environmental variables should be independently verified by the prospective buyer as part of standard due diligence.
Flood Safe
9/10Water overflow reports to follow up
- The home is situated in an elevated suburban development setting off the Cootehill Road, appearing to have a low apparent likelihood of pluvial or fluvial flooding.
- Prospective buyers are advised to consult official flood maps and environmental reports to confirm historical flood safety for the wider locality.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
APT 34A DRUMBEAR WOOD, COOTEHILL ROAD, MONAGHAN
- Sale date
- Declared sale price
- €183,000.00
8 DRUMBEAR WOOD, MONAGHAN, MONAGHAN
- Sale date
- Declared sale price
- €285,000.00
100 DRUMBEAR WOOD, MONAGHAN, MONAGHAN
- Sale date
- Declared sale price
- €210,000.00
APT 36, DRUMBEAR WOOD, MONAGHAN TOWN
- Sale date
- Declared sale price
- €171,000.00
56A DRUMBEAR WOOD, COOTEHILL ROAD, MONAGHAN
- Sale date
- Declared sale price
- €177,000.00
Recent sales in the wider Monaghan Town area
20 ST PATRICKS TERRACE, MONAGHAN TOWN, MONAGHAN
- Sale date
- Declared sale price
- €140,000.00
20 HIGH ST, MONAGHAN TOWN, MONAGHAN
- Sale date
- Declared sale price
- €183,000.00
18 ST PATRICKS TERRACE, MONAGHAN TOWN, COUNTY MONAGHAN
- Sale date
- Declared sale price
- €135,000.00
MIULLAGHADUN, MONAGHAN TOWN
- Sale date
- Declared sale price
- €170,000.00
APARTMENT 8, WATERSIDE CLOSE GLASLOUGH STREET, MONAGHAN TOWN
- Sale date
- Declared sale price
- €95,000.00
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: €3,250 — 1% of €325,000.
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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 - €2,500
- Land registration fees: €400 - €800
- Property valuation fees: €150 - €250
- Surveyor fees: €400 - €800
- Annual home insurance: €350 - €600
Forum Talk
What people are saying about this area
- Residents in the Monaghan town area frequently discuss local amenities, noting the popularity of Rossmore Forest Park for family walks and outdoor activities.
- Community discussions often highlight the convenience of living within easy reach of the town centre, schools, and local sports facilities.
- Transport links are a regular topic among locals, with discussions focusing on the driving times to major urban centres such as Belfast and Dublin.
- Estate-specific commentary in the area generally emphasizes the appeal of quiet suburban developments that still offer good access to urban conveniences.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
The property features an enclosed rear garden, a safe paved patio area, and overlooks a large central green, making it exceptionally well-suited for young children.
- Teenagers8/10
With four bedrooms, including a versatile ground-floor room that can double as a den or study, teenagers will appreciate the space and independent living areas.
- Multi-generational Living8/10
The inclusion of a ground-floor fourth bedroom with a Jack and Jill style bathroom provides practical multi-generational living potential.
- Single Buyers6/10
A four-bedroom detached home might offer more space and higher maintenance than typical single buyers require, though it provides excellent room for growth.
- Couples8/10
Offers generous space for couples planning for the future, with dedicated home office options and a luxurious master bedroom with an en-suite.
- Empty Nesters7/10
Provides comfortable single-level flexibility via the ground-floor bedroom and bathroom, though the four-bedroom layout might exceed their daily needs.
- Retirees7/10
Features a maintenance-free exterior and ground-floor bedroom options which aid accessibility, though buyers should verify long-term ease of maintenance for the garden.
Work
3 areas- Remote Working9/10
The versatile fourth ground-floor bedroom or upstairs study provides an ideal dedicated workspace for remote working.
- Hybrid Commuting6/10
Monaghan is roughly 60 minutes from Belfast and 80 to 90 minutes from Dublin, making hybrid commuting feasible but demanding.
- Retired7/10
The quiet private development and local health amenities suit retirement, though buyers should verify local healthcare access details.
Practical
8 areas- Ageing in Place8/10
The ground-floor bedroom and adjacent bathroom provide good accessibility options for ageing in place.
- Low Maintenance8/10
Features a timber frame construction with a maintenance-free red brick and dash exterior elevation.
- Secure Gated Entry5/10
The property features a security alarm and private parking, though it is part of an open private development rather than a gated estate.
- Minimalist Design6/10
The layout is traditional and versatile rather than strictly minimalist, offering classic family spaces.
- Flexible Floor Plans9/10
Highly adaptable layout with a ground-floor room that can function as a fourth bedroom, lounge, playroom, or home office.
- Heritage Home2/10
Built around 2005, this is a modern timber-frame residence rather than a period or heritage home.
- Ecological Setup5/10
Comes with a C2 BER rating and standard oil-fired/solid fuel heating; buyers might wish to investigate energy efficiency upgrades.
- Outdoor areas9/10
Features private off-street parking, a landscaped front, and a fully enclosed rear garden with a paved patio area overlooking a central green.
Interests
9 areas- Gardening8/10
Features an expertly landscaped, fully enclosed rear garden offering plenty of scope for keen gardeners.
- Walking8/10
Close to the popular Rossmore Forest Park with its scenic woodland and lakeside walks, as well as an easy walk into town.
- Gym7/10
Monaghan town offers local sports and leisure facilities within effortless reach.
- Cycling7/10
The surrounding area provides accessible routes, though buyers should verify dedicated cycle lane networks.
- Golf6/10
Regional sporting facilities are available nearby, though proximity to specific golf courses should be verified by the buyer.
- Fishing7/10
The region features local lakeside amenities at Rossmore Forest Park which support outdoor pursuits including fishing.
- Horse Riding5/10
Equestrian facilities are generally available in the wider County Monaghan area, though not directly adjacent.
- Water Sports4/10
Water sports options are somewhat limited locally due to the inland location, though regional lakes offer basic recreational opportunities.
- Entertaining9/10
Equipped with a spacious open-plan kitchen and dining area opening onto a large patio and private rear garden ideal for alfresco dining and social gatherings.
Lifestyle
5 areas- Quiet Living8/10
Situated within a prestigious private development off the Cootehill Road overlooking a green, offering a peaceful suburban atmosphere.
- Rural Living5/10
While close to local parks and woodland walks like Rossmore Forest Park, the property is primarily suburban rather than rural.
- Village Living7/10
Located within an easy walk of Monaghan town centre, capturing the community feel and convenience of a close-knit community.
- Coastal Living1/10
Monaghan is an inland county with no proximity to the coast.
- Urban Living6/10
Provides easy access to town amenities, restaurants, and schools, balancing suburban calm with urban convenience.
Social
6 areas- Community Involvement8/10
Set within an established private development with an active local community and a scenic tree-lined pathway welcoming residents.
- Café Culture7/10
Monaghan town centre offers a vibrant array of local cafes and restaurants within an easy walk.
- Nightlife6/10
Town centre pubs and social venues are accessible, though options are naturally more subdued than in a major city.
- Health/Wellness groups7/10
Local sports clubs and wellness facilities in the town cater to active community groups.
- Networking Opportunities5/10
Networking options are primarily localized; buyers should investigate regional business hubs.
- Tech-Hub Connectivity4/10
The location is primarily residential and suburban rather than a recognized tech hub.
Listing information
- Agent
- Larmer Property Consultants LTD
- Phone
- 047 74 333
- Current status
- active
- Published on HouseDelve
- 17 October 2026
- Correction
- Report an issue
HD-1A7E10HouseDelve · 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.