32 Carraig Mhór, Clonmellon, Co. WestmeathC15P2T9
€260,000
3 Bed~95 m²~BER C1
What you'll like:
- Peaceful Cul-de-Sac Setting: The property is positioned in a quiet cul-de-sac location, which significantly reduces through-traffic and enhances everyday residential privacy and safety for occupants.
- Convenient Village Location: Situated within a short five-minute walk of Clonmellon village, residents enjoy effortless access to local shops, the church, and the community primary school.
- Welcoming Green Aspect: The house is situated directly across from a communal green area, providing a pleasant open outlook and an immediate safe recreational space nearby.
- Functional Ground Floor Layout: A welcoming front sitting room connects seamlessly via double doors to an open-plan kitchen and dining area, optimizing daily family living flow.
- Direct Garden Access: The kitchen and dining space features direct patio doors opening onto the rear garden, facilitating seamless indoor-outdoor living during warmer weather months.
- Essential Ground Floor WC: The inclusion of a ground floor guest toilet adds considerable convenience for visiting guests and daily household routine management.
- Generous Bedroom Proportions: Upstairs accommodation offers three well-sized bedrooms, ensuring comfortable personal space for a growing family or accommodating overnight houseguests.
- Master Ensuite Facility: The master bedroom benefits from a private ensuite bathroom, offering an added layer of personal privacy and reducing morning congestion.
- Private Rear Garden: The enclosed rear outdoor space provides a secure environment for children to play freely or for pets to roam safely without disturbance.
- External Storage Sheds: Practical garden sheds are already in place at the rear, providing valuable ready-made storage solutions for bicycles, tools, and outdoor equipment.
- Paved Patio Area: Pre-existing patio slabs in the rear garden create an ideal designated surface for outdoor dining, entertaining, and placing garden furniture.
- Commuter Friendly N52: The location along the N52 route provides convenient driving access to nearby regional towns including Kells, Athboy, Navan, and Mullingar.
- Proximity to M3 Motorway: Proximity to the M3 motorway at Kells facilitates efficient vehicular commuting toward Dublin for professionals working in the capital city.
- Local Secondary School Access: Nearby towns such as Athboy and Kells offer established secondary school options, easily reachable for families with teenage children.
- Stable Asking Price: Recorded asking price history shows stability at €260,000 without erratic upward adjustments, suggesting a realistic and straightforward vendor pricing strategy.
- First-Time Buyer Appeal: The scale, layout, and price point make this dwelling an attractive, highly accessible option for individuals entering the property market.
- Downsizer Suitability: The manageable floor area and village proximity offer a practical downsizing alternative for older buyers wishing to maintain independence without isolation.
- Oil-Fired Central Heating: The dwelling is equipped with OFCH, providing a familiar and controllable heating system widely understood by local plumbing contractors.
- Defined Boundaries: The established rear garden layout offers clearly defined perimeter space, allowing future owners to easily plan additional landscaping or planting projects.
- Well-Proportioned Floor Area: Offering approximately 94.58 square metres, the interior layout provides practical room dimensions without excessive ongoing maintenance demands.
But keep in mind:
- C1 Energy Rating: The C1 BER rating indicates that the building may require energy efficiency upgrades, such as improved insulation or window sealing, to reduce heating bills.
- Oil Heating Dependency: Reliance on oil-fired central heating can expose occupants to fluctuating fuel costs, requiring budget management compared to natural gas alternatives.
- Unverified Bathroom Count: The listing does not formally specify the total number of bathrooms beyond the master ensuite and ground floor WC, requiring physical confirmation.
- Property Type Omission: The official property type classification is absent from the listing details, meaning buyers must independently confirm exact title and structural boundaries.
- Cul-de-Sac Parking Limits: Cul-de-sac locations frequently suffer from restricted guest parking and tight turning circles, which could become frustrating for multi-car households.
- Potential Traffic Noise: Proximity to the N52 corridor means buyers should verify potential traffic noise levels during peak morning and evening commuting hours.
- Secondary School Transit: Because secondary schools are located in neighboring towns rather than the village, parents must plan for daily school bus or driving logistics.
- Single Price Point Observation: Price tracking data shows a static asking figure of €260,000, which offers little historical insight into whether the seller is open to early negotiation.
- Garden Maintenance Requirements: The existing garden sheds and patio areas should be inspected for weather damage or wear to ensure they do not require immediate repair.
- Boundary Fence Verification: Buyers must instruct their legal representative to thoroughly verify that all garden boundary fences align correctly with the official title maps.
- Local Amenity Scale: Clonmellon is a compact village, meaning residents may need to travel to larger neighboring towns for extensive retail shopping or specialized services.
- Septic and Mains Check: Buyers must verify whether the development operates on public main sewage and water networks or relies on private local treatment plants.
- Attic Insulation Status: Given the C1 energy rating, the thickness and condition of attic insulation should be professionally surveyed before finalizing purchase contracts.
- Window and Door Seals: Double-glazed units should be checked for failing seals or condensation buildup between panes, which is common in properties of this era.
- Kitchen Appliance Longevity: Built-in kitchen appliances are not explicitly detailed as included, so buyers must clarify which fixtures remain part of the sale.
- Internal Finishes Condition: Fresh decorative updates may be required depending on personal taste, as listing photos cannot fully reveal scuffs or minor wear.
- Surface Water Drainage: The patio and rear garden areas should be inspected for proper slopes and surface water drainage to prevent pooling during heavy rainfall.
- Broadband Speed Verification: High-speed fiber broadband availability should be independently tested to ensure remote working capabilities meet modern professional standards.
- Management Company Fees: Buyers need to check if the cul-de-sac forms part of a managed estate with mandatory annual service charges for common green areas.
- Home Insurance History: Prospective owners should check if the local area has any historical vulnerability to surface water pooling that could affect household insurance premiums.
Price positioning
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- The asking price of €260,000 for this three-bedroom semi-detached property in Clonmellon appears broadly positioned within current market expectations for a home offering nearly ninety-five square meters of well-proportioned living space and an ensuite master bedroom.
- Valuation signals are supported by features such as a C1 energy rating, a private rear garden with storage sheds, and a quiet cul-de-sac location situated within easy walking distance of local village amenities and primary schools.
- Potential factors that could undermine this pricing level include commuter reliance on nearby towns for secondary schools and broader macroeconomic pressures influencing buyer purchasing power within rural Westmeath village settings.
- The asking-price history shows a stable positioning with no recorded reductions, suggesting the selling agent is currently testing buyer demand at this firm valuation point before considering any tactical adjustments.
Build Analysis
What we know from similar construction types
- The property is a three-bedroom semi-detached home measuring approximately 94.58 square metres, located in a cul-de-sac and positioned across from a green area.
- The layout features an open-plan kitchen and dining area with direct access to the rear garden, a separate sitting room, and a ground floor WC, alongside three bedrooms and an ensuite upstairs.
- Heating is provided by oil-fired central heating (OFCH), which a buyer should inspect for efficiency and system age.
- A buyer should verify building compliance, boundary definitions, and the condition of the garden sheds and patio installations during the survey process.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1,200 euro to 1,600 euro.
- Explanation: Based on the property's C1 BER rating and a floor area of approximately 94.58 square metres utilizing oil-fired central heating (OFCH) as indicated in the listing details.
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 Clonmellon 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: €2,600 — 1% of €260,000.
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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: approximately 1,500 euro to 2,500 euro plus VAT and outlays.
- Land registration fees: approximately 400 euro to 800 euro depending on the registry filings.
- Property valuation fees: approximately 150 euro to 250 euro for a standard mortgage valuation.
- Surveyor fees: approximately 400 euro to 800 euro for a pre-purchase structural survey.
- Annual home insurance: approximately 350 euro to 600 euro depending on the level of coverage chosen.
Forum Talk
What people are saying about this area
- Residents note that Clonmellon offers a peaceful village lifestyle with good access to nearby towns like Kells, Athboy, Navan, and Mullingar via the N52.
- Locals often highlight the convenience of the M3 motorway at Kells for commuters traveling toward Dublin.
- Community discussions frequently mention local amenities within walking distance, including the primary school, shops, and sporting facilities.
- Buyers in the area often look at smaller village developments like Carraig Mhór for a quieter residential setting compared to larger nearby urban centres.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features three bedrooms and is located within walking distance of the local primary school in a peaceful cul-de-sac with a green area opposite, making it very suitable for young families.
- Teenagers6/10
Secondary schools are located in nearby towns such as Athboy and Kells, requiring travel, though the three-bedroom layout provides reasonable space for growing teenagers.
- Multi-generational Living4/10
With a floor area of 94.58 square metres across three bedrooms, the accommodation is somewhat compact for multi-generational living arrangements.
- Single Buyers8/10
At an asking price of €260,000, this semi-detached home offers a manageable and well-proportioned layout for first-time or single buyers entering the market.
- Couples8/10
The open-plan kitchen and dining area along with three bedrooms provides ample space for couples looking to settle in a quiet village setting.
- Empty Nesters7/10
The property offers a manageable size and layout suitable for those looking to downsize without entirely compromising on private outdoor space.
- Retirees6/10
While the village amenities are within walking distance, buyers should verify whether the two-storey layout suits long-term accessibility needs.
Work
3 areas- Remote Working7/10
The three-bedroom layout allows flexibility to dedicate a room as a home office, though broadband speeds should be verified.
- Hybrid Commuting7/10
Positioned along the N52 with convenient access to the M3 motorway at Kells, making travel to larger employment hubs feasible for commuters.
- Retired6/10
The village setting offers a slower pace of life with local conveniences, though reliance on driving for larger services should be considered.
Practical
8 areas- Ageing in Place5/10
While single-level ground floor facilities include a WC, the bedrooms are upstairs, and buyers should assess long-term suitability.
- Low Maintenance7/10
A modern semi-detached home with a manageable garden footprint and patio slabs generally requires straightforward upkeep.
- Secure Gated Entry2/10
The property is located in an open cul-de-sac without private gated entry.
- Minimalist Design5/10
The layout follows a standard three-bedroom semi-detached configuration rather than an ultra-minimalist architectural style.
- Flexible Floor Plans6/10
Double doors connecting the sitting room to the open-plan kitchen and dining area offer a degree of spatial flexibility.
- Heritage Home2/10
The property is a modern build with a C1 BER rating rather than a period or heritage home.
- Ecological Setup5/10
Equipped with Oil Fired Central Heating (OFCH) and a C1 BER rating, leaving room for potential energy upgrades by the buyer.
- Outdoor areas7/10
Includes a private rear garden with storage sheds and patio slabs set up for outdoor dining and relaxation.
Interests
9 areas- Water Sports2/10
There are no major water sports facilities directly in the village.
- Gardening6/10
Features a private rear garden with useful storage sheds, offering a manageable space for keen gardeners.
- Walking7/10
The village location allows for convenient local walking, with amenities easily accessible on foot.
- Gym3/10
Dedicated gym facilities would likely require travel to larger nearby towns as the immediate village amenities are limited.
- Cycling5/10
The surrounding regional roads offer cycling opportunities, though local infrastructure varies.
- Golf4/10
Golf enthusiasts would need to travel to courses located in surrounding towns.
- Fishing4/10
Buyers interested in fishing should investigate local rivers and angling spots in the wider Westmeath and Meath region.
- Horse Riding5/10
The rural and semi-rural nature of the wider county provides potential equestrian opportunities nearby.
- Entertaining7/10
The open-plan kitchen and dining area, combined with patio slabs in the rear garden, provides a practical setup for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Situated in a peaceful cul-de-sac in Clonmellon, the property benefits from a tranquil environment away from major urban congestion.
- Rural Living6/10
The home is located within a village setting rather than a strictly rural countryside location, though surrounded by agricultural lands.
- Village Living9/10
The house is within easy walking distance of Clonmellon village centre, local shops, schools, and community amenities.
- Coastal Living1/10
Co. Westmeath is an inland county with no immediate proximity to coastal areas.
- Urban Living3/10
Clonmellon is a small village rather than an urban hub, though larger towns like Navan and Mullingar are accessible via the N52.
Social
6 areas- Community Involvement7/10
Village living naturally fosters a close-knit community atmosphere with local events and local organizations.
- Café Culture4/10
Café options within Clonmellon village are limited, with more extensive café culture found in larger nearby towns.
- Nightlife3/10
Nightlife options in the immediate village are sparse, mostly limited to local public houses.
- Health/Wellness groups4/10
Local wellness classes or groups would likely be small-scale or require travel to nearby towns.
- Networking Opportunities3/10
Professional networking opportunities are limited locally due to the rural-village setting.
- Tech-Hub Connectivity3/10
The location is primarily residential and agricultural rather than a recognized technology or business hub.
Listing information
- Agent
- Egans
- Phone
- 044 934 3044
- Current status
- active
- Published on HouseDelve
- 25 October 2026
- Correction
- Report an issue
HD-5A0005HouseDelve · 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.