
28 Belgium Park, Monaghan TownH18WV80
€185,000
2 Bed~1 Bath~94 m²~BER C
What you'll like:
- Original stone facade: The attractive original cut stone construction provides unique historic character and exceptional curb appeal that sets this property apart from standard modern housing developments.
- Generous floor area: Spanning approximately 94 square meters, this two-bedroom home offers unusually spacious room proportions that provide comfortable living arrangements for various buyer profiles.
- Town center proximity: Being situated just a short stroll from Monaghan town center ensures effortless access to daily shopping, dining, and essential local amenities.
- Convenient off-street parking: The front paved area provides dedicated off-street parking, a valuable urban convenience that eliminates street parking hassles in established neighborhoods.
- Private paved courtyard: The enclosed rear paved courtyard delivers a low-maintenance outdoor space ideal for relaxing or entertaining privately without extensive garden upkeep.
- Useful external outbuilding: An included rear outbuilding offers practical additional storage space for bicycles, tools, or seasonal equipment, enhancing the overall utility of the plot.
- Ground floor guest WC: Featuring a convenient downstairs guest WC with a walk-in electric shower adds practical everyday functionality for residents and visiting guests.
- Bright living room: The living room benefits from double doors opening directly to the rear courtyard, flooding the interior with natural light and easing outdoor access.
- Exposed brick fireplace: An attractive feature fireplace in the living room serves as a charming focal point, adding warmth and traditional aesthetic appeal to the space.
- Contemporary fitted kitchen: The modern kitchen comes equipped with ample worktop space and a stainless steel sink, catering efficiently to daily culinary requirements.
- Spacious landing area: The large upstairs landing features built-in shelving, creating a functional intermediary space rather than a cramped hallway transition.
- Expansion potential: The generous landing layout offers potential scope to create a third bedroom subject to obtaining the necessary local planning permissions.
- Bright double bedrooms: Both bedrooms boast wooden flooring and large windows, ensuring light-filled and well-proportioned sleeping quarters with pleasant character.
- Established residential community: Situated in a mature, well-regarded area known for a strong community spirit and long-standing residents, offering a stable neighborhood environment.
- High-speed broadband availability: Access to high-speed broadband infrastructure supports modern remote working requirements and uninterrupted digital entertainment connectivity.
- Proximity to transport: Being located near the local bus station ensures convenient public transport links for commuters traveling beyond the immediate town area.
- Nearby retail amenities: Close walking distance to major supermarkets like Lidl and Londis simplifies weekly grocery shopping and errands without relying constantly on a car.
- Educational access proximity: The central location places local schools within easy reach, making the address highly practical for families with educational needs.
- Peace campus closeness: Being situated near the local peace campus provides access to community facilities, recreational spaces, and public events just steps away.
- Investor appeal: The combination of central location and appealing character makes this an attractive turnkey option for landlords seeking strong rental demand.
But keep in mind:
- C energy rating: The BER rating sits at C, which may indicate that energy efficiency is moderate and utility bills could be higher compared to modern energy-efficient homes.
- Oil fired heating system: The property relies on an oil-fired central heating system, requiring fuel deliveries and regular boiler maintenance rather than utilizing gas or heat pumps.
- Uncertain planning consent: The potential to create a third bedroom from the landing space is subject to planning permission, which a buyer must independently verify before purchasing.
- Limited garden lawn: The front and rear spaces are entirely paved, lacking traditional green lawns which some buyers with children or pets might actively prefer.
- Compact second bedroom: While well-proportioned, the second bedroom's size should be carefully inspected by buyers needing dual full-sized double sleeping accommodations upstairs.
- Historic fabric maintenance: Original cut stone and older structural elements may require specialized maintenance and higher repair costs compared to standard modern cavity wall construction.
- Boundary line verification: Buyers should verify exact property boundary lines around the paved front parking and rear courtyard to ensure no shared access disputes exist.
- Roof condition assessment: The age and condition of the roof structure should be thoroughly surveyed by a professional to rule out hidden timber rot or tile degradation.
- Window glazing efficiency: The thermal and acoustic performance of the existing windows should be checked to determine if future upgrades are necessary for optimal insulation.
- Electrical system compliance: The age of the electrical wiring and consumer unit should be professionally inspected to ensure current safety standards and modern load capacities.
- Plumbing infrastructure check: Older properties can conceal corroded pipework, so buyers must investigate the plumbing system's integrity to prevent unexpected leaks or low water pressure.
- Dampness and ventilation: Stone-built older homes can be prone to moisture retention, making a rigorous damp survey essential to check sub-floor and wall ventilation adequacy.
- Storage limitation upstairs: Aside from landing shelving, built-in bedroom wardrobe space appears minimal, meaning buyers may need to budget for freestanding bedroom storage furniture.
- Single upstairs bathroom: The house serves both bedrooms with only one upstairs bathroom, which could create morning congestion for larger households or visiting guests.
- Street traffic proximity: Being very close to the town center could expose the property to higher ambient noise levels and localized traffic congestion during peak hours.
- Parking space dimensions: Buyers with larger modern vehicles should physically test the front paved parking area to ensure adequate turning and parking clearance.
- Outbuilding structural state: The storage outbuilding in the rear courtyard should be inspected for weatherproofing, damp penetration, and overall structural soundness.
- Insulation levels review: Attic and wall insulation standards should be professionally evaluated against current recommendations to identify potential areas for thermal upgrade grants.
- Management or estate rules: Buyers should confirm through legal conveyancing whether any residents' association rules, covenants, or charges apply to Belgium Park properties.
- Future resale liquidity: While charming, two-bedroom townhouses with limited green gardens can sometimes have a narrower buyer pool during future resale cycles.
Price positioning
?
- The asking price of €185,000 appears slightly overvalued when compared against historical transaction data within the same residential estate, where several comparable homes traded at noticeably lower price points over recent years.
- Valuation signals show mixed support, balancing the property's generous floor area of 94 square metres and attractive original cut stone facade against a moderate C energy rating and standard two-bedroom layout.
- This pricing position could be supported by strong local buyer demand, town-centre proximity, and potential to convert the spacious landing into a third bedroom, though it might be undermined by competing properties offering better immediate energy efficiency.
- Overall, the asset is priced toward the upper bound of historical local norms, making it essential for prospective purchasers to weigh the intrinsic architectural character and convenience against prevailing market value trends.
Build Analysis
What we know from similar construction types
- The property features an attractive original cut stone facade, which gives it distinctive character but means a buyer should inspect the condition of the external stonework, repointing, and damp-proofing.
- The listing notes a spacious landing area with potential for conversion to a third bedroom subject to planning permission; a buyer should investigate structural capacity, roof insulation, and compliance requirements if considering this alteration.
- The heating is powered by Oil Fired Central Heating, so a buyer should check the age and service history of the boiler and oil tank.
- Given the presence of original stone elements and older construction styles typical of established residential areas, a thorough structural survey is recommended to check for insulation levels, ventilation, and any potential damp issues.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately €1,400 to €1,800.
- This estimate is based on the property's 94 square metre floor area and a C BER rating, utilizing the installed Oil Fired Central Heating system.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
9/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
42 BELGIUM PARK, MONAGHAN, MONAGHAN
- Sale date
- Declared sale price
- €137,500.00
40 BELGIUM PARK, MONAGHAN
- Sale date
- Declared sale price
- €190,000.00
55 BELGIUM PARK, MONAGHAN, MONAGHAN
- Sale date
- Declared sale price
- €150,000.00
11 BELGIUM PARK, MONAGHAN, MONAGHAN
- Sale date
- Declared sale price
- €162,500.00
12 BELGIUM PARK, MONAGHAN, CO MONAGHAN
- Sale date
- Declared sale price
- €162,500.00
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
- Stamp duty: Approximately €1,850 based on 1% of the asking price for a residential property under €1 million.
- Solicitor legal fees: Estimated between €1,500 and €3,000 plus VAT and outlay costs.
- Land registration fees: Around €175 to €700 depending on the application type and property value.
- Property valuation fees: Approximately €150 to €300 for mortgage valuation purposes.
- Surveyor fees: Roughly €400 to €800 depending on the level of detail required for a structural survey.
- Annual home insurance: Estimated between €350 and €700 depending on the level of coverage and property characteristics.
Forum Talk
What people are saying about this area
- Residents frequently highlight Belgium Park as a mature, settled, and highly sought-after residential location within walking distance of Monaghan town centre.
- Local community discussions often praise the area for its strong neighborhood watch presence and quiet atmosphere.
- Proximity to local amenities such as the Peace Campus, schools, and supermarkets is regularly noted as a major positive by locals.
- Buyers in the area often discuss the charm of the original cut stone architecture unique to this particular neighborhood.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property offers two bedrooms and an enclosed rear courtyard, providing a secure space for young children, though outdoor play space is limited compared to a traditional garden.
- Teenagers5/10
With two bedrooms and 94 square metres of living space, it is on the smaller side for teenagers, though the central location in Monaghan town offers good independence.
- Multi-generational Living3/10
The layout features two bedrooms and one main bathroom plus a guest WC, which is generally insufficient for multi-generational living arrangements.
- Single Buyers9/10
An excellent entry-level option or investment property with manageable proportions, two bedrooms, and close proximity to town centre amenities.
- Couples8/10
Provides comfortable accommodation for a couple starting out or downsizing, featuring a contemporary kitchen, living room, and convenient location.
- Empty Nesters8/10
Low maintenance layout and manageable size make it appealing for downsizers looking to stay close to Monaghan town amenities.
- Retirees7/10
Proximity to shops, schools, and the town centre is ideal, though buyers should verify internal stair access and single-level living potential if mobility is a concern.
Work
3 areas- Remote Working8/10
Hi-speed broadband is available at the property, making it suitable for remote work setups within the 94 square metre floor area.
- Hybrid Commuting7/10
The nearby bus station offers good public transport connectivity, though overall commuting convenience depends on your specific destination.
- Retired8/10
The manageable property size and close proximity to healthcare, shops, and town amenities suit those in retirement.
Practical
8 areas- Ageing in Place6/10
Features a ground floor guest WC with a walk-in electric shower, though the main bedrooms and bathroom are upstairs, which may require adaptation over time.
- Low Maintenance8/10
Paved front and rear courtyards mean virtually no lawn maintenance is required, and the original cut stone exterior adds durability.
- Secure Gated Entry3/10
The property features a paved front area for off-street parking bordered by a low stone wall rather than a secure gated entry system.
- Minimalist Design6/10
A compact two-bedroom footprint of 94 square metres allows for straightforward minimalist living and organisation.
- Flexible Floor Plans7/10
The spacious landing area offers potential for conversion to a third bedroom, subject to necessary planning permissions.
- Heritage Home8/10
Constructed of attractive original cut stone, giving the residence distinct character and local historical charm.
- Ecological Setup5/10
The property features Oil Fired Central Heating and a C BER rating, suggesting standard energy efficiency with potential for future upgrades.
- Outdoor areas5/10
Provides a paved front off-street parking area and an enclosed rear paved courtyard garden with a useful outbuilding, offering private outdoor space without high upkeep.
Interests
9 areas- Gardening3/10
The property features a paved front area and an enclosed paved rear courtyard with mature planting in the front, offering very limited scope for traditional gardening.
- Walking8/10
The central location means local amenities, schools, shops, and the town centre are all within a short stroll, ideal for daily walks.
- Gym7/10
Proximity to Monaghan town centre provides reasonable access to local fitness facilities and amenities.
- Cycling6/10
Town-centre location allows for straightforward cycling to local services, though town traffic should be navigated with care.
- Golf6/10
Monaghan offers regional golf amenities within reasonable driving distance from the town location.
- Fishing5/10
County Monaghan is known for its lakes and angling, though buyers should investigate the exact distance to specific fishing spots from this town address.
- Horse Riding4/10
Equestrian facilities are typically found in the surrounding rural countryside rather than directly within the town.
- Water Sports3/10
Limited immediate access to major water sports facilities given the inland town setting.
- Entertaining7/10
The living room with double doors opening onto the rear courtyard provides a nice flow for hosting, complemented by a contemporary kitchen.
Lifestyle
5 areas- Quiet Living6/10
Located in a mature and well-established residential area with a long-standing community, though being right on the edge of Monaghan town brings typical urban sounds.
- Rural Living2/10
This is a town-based property with paved front and rear courtyards rather than open countryside views or acreage.
- Village Living5/10
Situated in a residential enclave close to Monaghan town centre, offering a distinct community feel rather than a rural village atmosphere.
- Coastal Living1/10
Monaghan is an inland county with no coastal proximity.
- Urban Living8/10
Monaghan town centre, bus station, Lidl, and Londis are practically on the doorstep, offering excellent convenience.
Social
6 areas- Community Involvement8/10
Located in a mature and well-established residential area with many original owners and a strong sense of community.
- Café Culture7/10
Monaghan town centre is on the doorstep, offering local cafes, restaurants, and social meeting spots.
- Nightlife7/10
Being right on the edge of the town centre ensures easy access to local pubs and evening entertainment.
- Health/Wellness groups7/10
Proximity to the town centre allows convenient access to local health services, wellness classes, and community facilities.
- Networking Opportunities6/10
Town location offers reasonable local networking potential, particularly for small business owners and remote workers.
- Tech-Hub Connectivity7/10
High-speed broadband availability supports digital connectivity, though major tech hubs are primarily located in larger cities.
Listing information
- Agent
- Sherry FitzGerald Conor McManus
- Phone
- 047 71 461
- Published on HouseDelve
- 27 September 2026
- Correction
- Report an issue
HD-518AB3HouseDelve · 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.