33 Watervale, Rooskey, County RoscommonN41PX80
€195,000
3 Bed~3 Bath~99 m²~BER C
What you'll like:
- Attractive asking price: Priced at one hundred ninety-five thousand euros, this residence offers strong affordability for first-time buyers entering the local market.
- Spacious kitchen living area: The large open layout measuring over thirty-six feet provides excellent flexibility for modern family living and entertaining guests.
- Three well-proportioned bedrooms: The property features three comfortable bedrooms, ensuring adequate private space for growing families or visiting guests.
- Master bedroom ensuite: Includes a private ensuite bathroom attached to the main bedroom, adding a layer of daily convenience and comfort.
- Three total bathrooms: Comprising a ground floor guest W.C., main bathroom, and ensuite, minimizing morning queues for busy households.
- Riverside village location: Situated within the scenic village of Rooskey on the banks of the River Shannon, offering a tranquil lifestyle.
- Proximity to local amenities: Walking distance to local shops, pubs, restaurants, and a primary school, ensuring daily errands are easily managed.
- Outdoor recreational opportunities: Close proximity to waterways, marinas, and walking trails provides fantastic options for boating, fishing, and outdoor enthusiasts.
- Convenient regional transport: Located approximately fifteen minutes from Carrick-on-Shannon and Longford towns, expanding employment and shopping choices.
- Railway station nearby: Dromod railway station is within easy reach, offering direct rail connectivity along the Dublin to Sligo commuter line.
- Enclosed rear garden: Features a private enclosed garden with laid lawns, providing a safe outdoor play area for children and pets.
- Oil-fired central heating: Equipped with a standard central heating system to keep the interior warm during colder winter months.
- Cozy open fireplace: Features an open fire in the main living space, creating a traditional and inviting focal point for cozy evenings.
- Excellent condition overall: Described as being in excellent condition throughout, potentially reducing immediate repair costs for the new homeowner.
- Family-friendly environment: Set within a peaceful and attractive residential setting, making it highly suitable for families and retirees alike.
- Strong rental potential: Its appealing village location and proximity to major towns make it an attractive option for future property investors.
- Manageable floor area: The ninety-nine square meter layout strikes a practical balance between spacious living and low maintenance upkeep.
- Open viewing scheduled: Upcoming open viewing dates provide a straightforward and transparent opportunity for interested buyers to inspect the property.
- Established residential area: Located in a much sought-after area of Rooskey, contributing to long-term community stability and property appeal.
- Readily accessible agent: Listed with a professional local agency providing direct contact lines for inquiries and further property details.
But keep in mind:
- C energy rating: The C Building Energy Efficiency rating indicates potential for higher heating bills and might benefit from future insulation upgrades.
- Untested mechanical systems: The selling agent explicitly notes that heating apparatus and fixtures have not been tested, requiring independent inspection.
- Approximate room dimensions: Room measurements are described as approximate, so buyers should verify exact floor areas independently prior to bidding.
- Photographic representation only: Photographs are provided for guidance purposes only, meaning buyers must inspect the physical property to confirm actual conditions.
- Maintenance of shared spaces: Buyers should investigate if there are any management company fees or shared estate maintenance responsibilities for the development.
- Flood risk due diligence: Given its close proximity to the River Shannon, buyers should verify local flood histories and insurance availability.
- Broadband availability check: High-speed internet connectivity should be verified to ensure remote working capabilities meet modern household requirements.
- Wastewater treatment verification: Buyers must check whether the development connects to municipal mains sewerage or relies on a private treatment system.
- Local traffic patterns: Situated in a village setting, prospective buyers should assess potential seasonal tourist traffic near the marina and river.
- Public transport reliance: While Dromod station is nearby, daily commuting without a private vehicle may still prove challenging for non-drivers.
- Water supply quality: Buyers should investigate local water pressure and quality standards typical for the Rooskey municipal supply area.
- Home insurance premiums: Properties near major waterways can sometimes attract higher property insurance premiums requiring prior quotation checks.
- Future development potential: Buyers should check local county development plans to understand if surrounding lands are zoned for future construction.
- Boundary fence checks: Legal advisors should carefully examine title maps to ensure all garden boundaries match official land registry records.
- BER certificate validity: Buyers should ensure the energy rating certificate remains fully valid and note specific recommendations for efficiency improvements.
- Appliance inclusion list: Clarification is needed from the vendor regarding which kitchen appliances and white goods are included in the sale price.
- Attic insulation status: The thermal performance and insulation depth of the attic space should be physically checked during a structural survey.
- Ventilation and damp checks: Given the riverside environment, buyers should carefully inspect for any signs of internal condensation or dampness.
- Property tax assessment: Local property tax banding should be verified to calculate accurate recurring annual holding costs for the dwelling.
- Structural survey recommendation: As with any secondhand purchase, obtaining an independent pre-purchase structural survey is strongly advised to uncover hidden defects.
Price positioning
?
- The asking price appears moderately undervalued relative to general regional norms for three-bedroom semi-detached homes because €195,000 for a 99 square metre property with a C energy rating in an accessible riverside village represents a relatively modest entry threshold.
- Valuation signals supporting a higher comparative assessment include the excellent overall condition, spacious living accommodation measuring over 11 metres in the main kitchen area, an enclosed rear garden, and three well-proportioned bedrooms featuring an en-suite.
- Factors that could potentially undermine this competitive pricing level involve the rural border location in Rooskey and regional economic dependencies, whereas strong commuter accessibility via nearby rail links and major towns strongly supports sustainable buyer demand.
- Additional relevant market dynamics include the significant appeal to first-time buyers and families seeking scenic riverside amenities, proximity to marinas, and a peaceful residential setting that consistently underpins long-term local housing desirability.
Build Analysis
What we know from similar construction types
- The property is a three-bedroom semi-detached residence extending to approximately 99 square metres, featuring an open-plan kitchen and living area, three bathrooms including an ensuite and a ground-floor WC.
- Heating is provided by an oil-fired central heating system alongside an open fire in the living area; a buyer should investigate the age and efficiency of the boiler and verify the compliance of the open fire with local regulations.
- Given its riverside location near the River Shannon, a buyer should verify potential flood risks or drainage considerations relating to the plot and surrounding area.
- As the property features laid lawns and an enclosed rear garden, boundary lines and maintenance responsibilities should be checked against the title deeds.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1,200 euro to 1,600 euro.
- Explanation: Given the 99 square metre floor area and a C BER rating, the property has moderate energy efficiency. Actual costs will vary depending on fuel prices, usage patterns, and the combination of the oil-fired central heating and open fire.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
6/10Water overflow reports to follow up
- The property is situated in Rooskey directly on the banks of the River Shannon, an area where certain low-lying zones can be susceptible to seasonal high water levels.
- While the specific development appears elevated, buyers should investigate local flood history and check official OPW mapping to confirm the exact flood risk profile.
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 Rooskey 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
- Stamp duty: approximately 1 percent of the purchase price for properties under 1 million euro, equating to roughly 1,950 euro.
- Solicitor legal fees: generally range between 1,500 euro and 3,000 euro plus outlay and VAT.
- Land registration fees: approximately 600 euro to 800 euro for registry of deeds and mapping fees.
- Property valuation fees: typically between 150 euro and 300 euro depending on the surveyor.
- Surveyor fees: generally range from 500 euro to 1,000 euro for a structural survey on a 99 square metre property.
- Annual home insurance: estimated between 350 euro and 650 euro per year depending on the level of coverage.
Forum Talk
What people are saying about this area
- Residents in the Rooskey area frequently highlight the peaceful, scenic nature of the riverside village along the River Shannon.
- Community discussions often mention the convenience of local amenities including shops, schools, and local pubs.
- Transport links are a common topic of conversation, particularly the proximity to the N4 and Dromod railway station for commuting to Dublin or Sligo.
- Outdoor enthusiasts in local forums regularly praise the area for boating, fishing, and walking opportunities around the nearby waterways.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property includes a primary school, playground, and local amenities within walking distance in the village of Rooskey, making it very suitable for young families.
- Teenagers6/10
While the three-bedroom layout provides reasonable space, older teenagers might find the rural village setting somewhat limited in terms of entertainment and independent transport options.
- Multi-generational Living5/10
With 99 m² of living space across three bedrooms and three bathrooms, the home is functional but may feel compact for multi-generational households.
- Single Buyers8/10
Priced at €195,000, this semi-detached residence presents an attractive entry point and excellent opportunity for first-time buyers looking to get on the property ladder.
- Couples8/10
Offers a comfortable and manageable living arrangement with three bedrooms, a spacious kitchen/living area, and a peaceful village environment ideal for couples.
- Empty Nesters7/10
The manageable property size and low-maintenance layout appeal to empty nesters looking to downsize while remaining close to community amenities.
- Retirees7/10
A peaceful riverside setting with local shops, pubs, and a primary healthcare-friendly community environment, though reliance on driving for larger towns should be considered.
Work
3 areas- Remote Working7/10
The spacious layout and quiet setting lend themselves well to a home office setup, though broadband speeds should be independently verified by the buyer.
- Hybrid Commuting6/10
Convenient access to Dromod railway station on the Dublin-Sligo line and nearby towns makes hybrid commuting feasible, though dependent on your specific office location.
- Retired8/10
A tranquil environment with community amenities, scenic walks, and local social hubs making it a comfortable spot for retirement.
Practical
8 areas- Ageing in Place6/10
Features a ground floor W.C. and living spaces, though buyers should verify bedroom accessibility and bathroom layouts for long-term mobility needs.
- Low Maintenance7/10
As a modern semi-detached property in excellent condition with a C BER rating, upkeep should be relatively straightforward.
- Secure Gated Entry2/10
The listing does not indicate a gated entry or private gated community setup for the development.
- Minimalist Design5/10
The interior layout is conventional rather than strictly minimalist, featuring an open-plan kitchen/living area alongside traditional rooms.
- Flexible Floor Plans6/10
The 99 m² layout includes a very large open-plan kitchen/living zone paired with three bedrooms, offering decent flexibility for a family.
- Heritage Home1/10
This is a modern semi-detached residential property rather than a period or heritage home.
- Ecological Setup5/10
Equipped with standard oil-fired central heating and an open fire, holding a C energy rating with potential for future green upgrades.
- Outdoor areas7/10
Benefits from laid lawns and an enclosed garden to the rear, offering private outdoor space in addition to nearby riverside amenities.
Interests
9 areas- Gardening6/10
Features laid lawns and an enclosed garden to the rear, providing a nice private outdoor space for amateur gardeners to develop.
- Walking8/10
The surrounding scenic waterways, riverbanks, and village infrastructure offer excellent opportunities for daily walking and exploring.
- Gym4/10
Dedicated gym facilities would likely require traveling to nearby larger towns such as Carrick-on-Shannon or Longford.
- Cycling7/10
The scenic local roads and riverside areas provide pleasant routes for cycling enthusiasts.
- Golf5/10
While local outdoor pursuits are abundant, dedicated golfers will need to travel a short distance to access regional courses.
- Fishing10/10
Positioned right on the banks of the River Shannon and close to Lough Bofin, offering phenomenal opportunities for fishing enthusiasts.
- Horse Riding6/10
The rural and semi-rural surroundings are generally conducive to equestrian interests, though local stables should be independently verified.
- Water Sports9/10
Proximity to the River Shannon, local marinas, and boating hotspots makes this an exceptional location for water sports and boating.
- Entertaining7/10
The generous kitchen/living area measuring over 11 meters in length provides a fantastic open-plan space for hosting guests and entertaining.
Lifestyle
5 areas- Quiet Living8/10
Located in a peaceful and attractive residential setting in Rooskey, offering a slower pace of life away from major urban congestion.
- Rural Living7/10
Situated on the banks of the River Shannon near county borders, providing a distinct countryside feel while still being part of a village community.
- Village Living9/10
Ideally situated within the popular village of Rooskey, putting local shops, restaurants, public houses, and a marina within easy walking distance.
- Coastal Living3/10
The property is inland, though it offers fantastic proximity to freshwater waterways, the River Shannon, and Lough Bofin rather than coastal amenities.
- Urban Living3/10
Rooskey is a quiet village rather than a bustling urban hub, though larger towns like Carrick-on-Shannon and Longford are a 15-minute drive away.
Social
6 areas- Community Involvement8/10
Village living naturally fosters a strong sense of community, supported by local facilities, a primary school, and community groups.
- Café Culture6/10
The village offers local public houses and restaurants, though a more robust café culture can be found in nearby Carrick-on-Shannon.
- Nightlife4/10
Nightlife is limited to local village pubs and restaurants, with more extensive options requiring travel to larger neighboring towns.
- Health/Wellness groups5/10
Basic community offerings exist, but specialized wellness groups and classes will likely require trips to nearby urban centers.
- Networking Opportunities3/10
As a quiet rural village, professional networking opportunities are sparse locally and best pursued in larger regional hubs.
- Tech-Hub Connectivity3/10
The location is far removed from major tech hubs, meaning connectivity relies entirely on remote digital infrastructure.
Listing information
- Agent
- DNG Ivan Connaughton
- Phone
- 090 666 3700
- Published on HouseDelve
- 27 September 2026
- Correction
- Report an issue
HD-93E332HouseDelve · 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.