2 Church Walk, Bastion Court, Athlone, County WestmeathN37X9F6
€298,000
2 Bed~1 Bath~89 m²~BER A2
What you'll like:
- A2 Energy Rating: The exceptional A2 BER rating ensures maximum thermal efficiency and lower utility bills, which is a major financial advantage for any prospective buyer.
- Air to Water Heating: Modern air to water heating technology provides reliable and eco-friendly climate control throughout the home, reducing long-term maintenance worries.
- Generous Floor Area: Offering approximately 89 square meters of living space, this apartment is notably larger than standard two-bedroom units, providing comfortable daily living.
- Clever Storage Solutions: The interior has been thoughtfully designed with superb storage spaces seamlessly integrated, allowing buyers to keep living areas uncluttered and organized.
- Sunny West Facing Patio: A large private patio with a desirable west orientation offers a wonderful outdoor retreat for evening relaxation and entertaining guests outdoors.
- Central Town Location: Situated less than a five-minute walk from the vibrant town center, residents enjoy effortless access to local shops, dining, and essential amenities.
- Secure Underground Parking: The inclusion of secure underground car parking provides invaluable peace of mind and protection for vehicles in a busy urban setting.
- Move In Ready Condition: The property is beautifully presented and ready for immediate occupation, saving the buyer time, stress, and renovation expenses after purchase.
- Double Bedroom Layout: Featuring two well-proportioned double bedrooms, the layout easily accommodates guests, family members, or a functional home office setup.
- Established Development: Located within the highly sought-after Bastion Court development, the property benefits from a proven community reputation and desirable neighborhood appeal.
- Stable Asking Price: The asking price of €298,000 has remained completely unchanged since tracking began, suggesting a firm seller stance but also price transparency for budget planning.
- Modern Architectural Appeal: Creatively modern design elements throughout give the apartment a stylish and contemporary aesthetic that will strongly appeal to modern buyers.
- Bright Living Spaces: Large windows and the favorable orientation flood the combined living, kitchen, and dining room with natural light during the afternoon hours.
- Convenient Ground Floor: Ground floor positioning eliminates the daily hassle of stairs or waiting for elevators, making access exceptionally easy for all age groups.
- Efficient Floor Plan: The layout flows logically from the entrance hallway through to the main living zones, maximizing the utility of every square meter available.
- Strong Rental Potential: Due to its central location and high energy efficiency, the property represents an attractive option for future buy-to-let investors seeking solid yields.
- Low Carbon Footprint: Advanced heating systems and top-tier insulation significantly reduce the property's environmental impact, aligning with modern green living preferences.
- Accessible Amenities: Proximity to local transport links and retail hubs ensures that daily errands can be conducted quickly without heavy reliance on a car.
- Private Outdoor Space: Unlike many urban apartments lacking green areas, the dedicated patio provides a private, enclosed extension of the indoor living space.
- Clear BER Verification: With a documented BER number and energy indicator, buyers have verifiable proof of the home's superior thermal performance prior to bidding.
But keep in mind:
- Management Company Fees: Buyers must investigate the annual service charges and management company rules, as apartment living in developments like this often incurs ongoing fees.
- Ground Floor Security: Ground floor properties can sometimes be more vulnerable to security concerns, requiring buyers to verify the adequacy of window locks and complex security.
- Untested Appliances: The sales notice explicitly states that fixtures and fittings have not been tested, meaning buyers should budget for potential repairs or replacements.
- Lack of Price Reductions: The unchanging asking price indicates the seller may be inflexible on negotiations, limiting the room for potential discounts below the listed figure.
- Urban Noise Exposure: A central town location near bustling amenities may bring increased street noise, traffic sounds, and weekend activity that could impact peace.
- Complex Heating Systems: Air to water systems require specialized maintenance, and buyers should verify service history to avoid unexpected specialized repair costs down the line.
- Patio Privacy Limitations: Depending on the exact positioning within the ground floor complex, the private patio might experience overlooking from neighboring walkways or units.
- Limited Bathroom Count: With only one family bathroom serving two double bedrooms, morning routines could experience bottlenecks during busy household schedules.
- Unverified Floor Plans: Measurements provided are approximate, so buyers should independently verify room dimensions to ensure their specific furniture will fit comfortably.
- Development Sinking Fund: Prospective purchasers should review the health of the management company sinking fund to guard against sudden special levies for major repairs.
- Parking Space Allocation: Buyers need to confirm the exact assigned parking bay and check whether visitor parking is readily available within the secure garage.
- Undeclared Property Type: The property type is not formally specified in basic listings, requiring careful legal review of the leasehold terms and title deeds.
- Limited Expansion Potential: As an apartment, there is no scope for physical structural expansion, meaning buyers must outgrow the 89 square meters eventually.
- Potential Covenants: Shared developments often enforce strict rules regarding pet ownership, noise levels, and exterior alterations that buyers must be willing to follow.
- Future Resale Liquidity: Two-bedroom apartments can face strong competition from newer housing developments in the wider region when the time comes to sell.
- Service Charge Escalation: Management fees tend to rise annually due to inflation and insurance costs, which is an ongoing financial commitment to factor into the budget.
- Lack of Historical Drops: The absence of price drops offers no directional hint of seller urgency, making it harder to gauge if an aggressive below-asking offer might succeed.
- Shared Infrastructure Risks: Issues within the broader Bastion Court development, such as lift failures or gate malfunctions in common areas, could impact daily convenience.
- Insurance Premium Trends: Multi-unit apartment buildings have faced rising insurance costs nationwide, which can indirectly drive up the annual service charges for owners.
- Unverified Fixture Condition: Because appliances are sold as seen, buyers should commission a thorough professional snag list or survey before finalizing the purchase.
Price positioning
?
- The asking price of €298,000 for this two-bedroom ground floor apartment appears elevated for the local market, driven primarily by its premium A2 energy rating and modern Air to Water heating system rather than standard sizing.
- Valuation signals show a clear premium attached to energy efficiency and turnkey condition, as 89 square meters of living space with secure underground parking and a west-facing private patio rarely commands this level outside major cities.
- Market support for this pricing strategy relies heavily on sustained buyer demand for low-maintenance, highly efficient homes near town centres, though potential buyers might hesitate given the high initial capital outlay per square metre.
- Relevant market dynamics indicate that while central locations in Athlone are desirable, the asking price reflects peak valuation expectations that leave limited room for capital appreciation in the near term.
Build Analysis
What we know from similar construction types
- The property features an A2 energy rating and an advanced air-to-water heating system, indicating high energy efficiency and lower potential heating costs.
- As a ground floor apartment measuring approximately 89 square meters, it includes a sunny west-facing private patio and secure underground car parking.
- A buyer should verify the management company fees, sinking fund status, and rules regarding the secure underground parking and common areas.
- It is advisable to inspect the working order of all integrated appliances, fixtures, and the air-to-water heating system as standard due-diligence.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 500 to 700 euro.
- This lower-than-average heating estimate is supported by the property's highly efficient A2 energy rating and modern Air to Water heating system.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
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: €2,980 — 1% of €298,000.
?
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: approximately 1500 to 3000 euro plus VAT and outlays.
- Land registration fees: approximately 400 to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 to 300 euro for a standard mortgage valuation.
- Surveyor fees: approximately 400 to 800 euro for a pre-purchase structural survey.
- Annual home insurance: approximately 350 to 650 euro depending on the level of contents and building cover.
Forum Talk
What people are saying about this area
- Residents in central Athlone frequently discuss the convenience of living within walking distance of the town centre and local amenities.
- Discussions on local forums often highlight the desirability of modern developments like Bastion Court for their energy efficiency and secure parking.
- Community groups note that central apartment living in Athlone offers strong appeal for commuters and first-time buyers due to proximity to transport links.
- Local feedback generally praises the growth and vibrancy of the riverside areas in Athlone, though parking and traffic management remain common discussion points.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The apartment has two bedrooms and 89 square metres of space, which can accommodate a small family, but the lack of a private enclosed garden means outdoor play is limited to the private patio and nearby public areas.
- Teenagers5/10
Two double bedrooms provide adequate individual space, and the central location offers proximity to town amenities, though space may feel tight as teenagers grow.
- Multi-generational Living2/10
With a single bathroom and 89 square metres across two bedrooms, this layout is far too compact for multi-generational living.
- Single Buyers9/10
This modern, ready-to-occupy two-bedroom apartment offers manageable low-maintenance living in a central location, making it ideal for a single professional.
- Couples9/10
An exceptional fit for couples looking for a modern, energy-efficient home close to town with a sunny west-facing private patio for entertaining.
- Empty Nesters8/10
Ground floor access, low maintenance requirements, and proximity to town amenities make this an appealing option for downsizers.
- Retirees8/10
The ground floor location and modern energy-efficient build provide ease of living and lower utility costs, though buyers should verify specific accessibility features in the building.
Work
3 areas- Remote Working8/10
The modern layout, energy efficiency, and clever storage solutions provide a comfortable environment for working from home, provided internet connectivity is suitable.
- Hybrid Commuting8/10
The central Athlone location offers good proximity to transport links for hybrid workers commuting regionally.
- Retired8/10
Low maintenance and town-centre convenience make this an excellent setup for retirees wanting to step away from heavy property upkeep.
Practical
8 areas- Ageing in Place7/10
As a ground floor apartment with single-level living, it is friendly to less mobile occupants, though buyers should check internal door widths and bathroom layout suitability.
- Low Maintenance9/10
Modern construction, an A2 BER rating, and an Air to Water heating system point to very low maintenance and energy overheads.
- Secure Gated Entry8/10
The development benefits from secure underground car parking, enhancing overall security for residents.
- Minimalist Design8/10
Cleverly designed with superb storage spaces seamlessly incorporated, the layout lends itself well to a clean, minimalist aesthetic.
- Flexible Floor Plans5/10
The apartment has a fixed two-bedroom ground floor layout typical of modern developments, offering limited structural flexibility.
- Heritage Home1/10
This is a contemporary, modernly finished apartment rather than a period or heritage property.
- Ecological Setup9/10
Featuring an impressive A2 energy rating and an efficient Air to Water heating system, this home boasts strong modern ecological credentials.
- Outdoor areas6/10
While there is no private lawn, the property features a sunny west-facing large private patio leading directly from the living and dining room.
Interests
9 areas- Gardening2/10
Gardening is restricted to container planting on the sunny west-facing private patio, as there is no traditional garden space.
- Walking9/10
The central location allows for effortless walking access to the town centre, local shops, and riverside amenities.
- Gym7/10
The central urban location ensures good proximity to local fitness facilities and gyms within the town.
- Cycling7/10
Flat urban surroundings make cycling into town straightforward, though secure bike storage arrangements should be verified.
- Golf6/10
Athlone's local golf courses are accessible via a short drive from this central starting point.
- Fishing6/10
The property's proximity to the River Shannon area in Athlone offers reasonable access for fishing enthusiasts.
- Horse Riding3/10
Equestrian facilities are typically found further out in rural areas rather than near this central urban development.
- Water Sports7/10
Proximity to the River Shannon provides good opportunities for water-based activities and boating in the wider Athlone area.
- Entertaining7/10
The open-plan living, kitchen, and dining area combined with the sunny west-facing private patio create a pleasant space for hosting guests.
Lifestyle
5 areas- Quiet Living5/10
Being located centrally in a development near the town centre means convenience, but urban sounds and foot traffic may limit absolute quiet.
- Rural Living1/10
This is a centrally located urban apartment development with no rural characteristics.
- Village Living3/10
While close to the town centre, the property is part of an apartment complex rather than a traditional village setting.
- Coastal Living1/10
The property is located inland in Athlone, County Westmeath, far from any coastal environment.
- Urban Living9/10
Located less than a five-minute walk from Athlone's vibrant town centre, this property places urban amenities right on the doorstep.
Social
6 areas- Community Involvement6/10
Proximity to the town centre facilitates participation in local community groups and civic life.
- Café Culture9/10
Being less than a five-minute walk from the vibrant town centre puts local cafes, restaurants, and social spots easily within reach.
- Nightlife8/10
The short walk to town makes pubs, restaurants, and evening entertainment venues very accessible.
- Health/Wellness groups7/10
Local wellness classes, pilates & stretching studios, and healthcare providers are readily accessible within the town.
- Networking Opportunities7/10
Central urban positioning helps professionals connect with local business networks and community hubs.
- Tech-Hub Connectivity6/10
Modern apartment living supports digital connectivity, though specific broadband speeds should be independently verified by the buyer.
Listing information
- Agent
- Property Partners Moore Larkin
- Phone
- 0906 435250
- Current status
- active
- Published on HouseDelve
- 20 October 2026
- Correction
- Report an issue
HD-469251HouseDelve · 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.