4 Apartments, Church Inn, Moate, Co. WestmeathN37HY04
€790,000
What you'll like:
- Multi-Unit Residential Investment: Acquiring four distinct apartments under a single ownership structure significantly diversifies your overall portfolio risk compared to relying on a single tenant property.
- Diversified Unit Mix: The inclusion of a studio, a one-bedroom, a two-bedroom, and a three-bedroom unit appeals to a broad demographic of prospective local renters.
- Immediate Rental Income: Purchasing the block with tenants already in situ allows you to generate cash flow from the date of closing without downtime.
- Established Income Stream: The property functions as a proven residential investment, minimizing initial vacancy periods and letting marketing expenses for a new landlord.
- Simplified Management: Owning multiple apartments within the same building structure reduces travel and coordination overhead for property inspections and maintenance tasks.
- Flexible Future Strategies: Having four self-contained units provides options for staged renovations, phased rent reviews, or future individual unit disposals if market conditions shift.
- Broad Tenant Appeal: Different apartment sizes cater to singles, couples, and growing families alike, ensuring sustained demand within the local rental market.
- Turnkey Investment Profile: The asset is marketed specifically for investors seeking a ready-made commercial residential holding requiring minimal immediate setup effort.
- Single Title Acquisition: Buying a multi-family block through one transaction saves legal fees and acquisition overhead compared to purchasing four separate properties individually.
- Local Housing Demand: The Moate location provides a commuter-friendly residential hub where well-priced rental accommodation consistently attracts steady interest from tenants.
- Rental Growth Potential: Existing tenancies may offer opportunities to align rents with current market rates over time, subject to local legislative guidelines.
- Reduced Void Risk: Having four separate income streams means that a single vacancy only impacts twenty-five percent of your total gross rental revenue.
- Established Residential Setting: Situated within an existing building footprint, the apartments benefit from established neighborhood amenities and local infrastructure connectivity.
- Clear Income Reporting: The selling agent holds individual tenancy details and current rental schedules, facilitating straightforward financial due diligence for prospective buyers.
- Income Producing From Day One: The immediate availability of rental records allows buyers to calculate precise initial yields prior to finalizing contract commitments.
- Economies of Scale: Maintenance contractors can service multiple units during a single site visit, potentially lowering ongoing property upkeep overheads for the owner.
- Strong Portfolio Starter: This asset provides an instantaneous multi-unit footprint for investors looking to scale their residential property portfolio efficiently in Ireland.
- Independent Living Spaces: Every apartment is fully self-contained, ensuring privacy for occupants and reducing communal friction between neighbors within the building block.
- Established Utility Infrastructure: The building already supports four distinct residential units, indicating that essential services are partitioned for multi-tenant occupancy.
- Investor Focused Offering: The property is explicitly marketed toward experienced or growing residential investors looking for consolidated multi-family assets.
But keep in mind:
- Missing BER Rating: The listing does not provide a Building Energy Rating certificate, meaning buyers must investigate energy efficiency and potential retrofit costs.
- Unknown Floor Areas: The absence of specific square footage measurements makes it difficult to calculate accurate price-per-square-foot metrics before bidding.
- Unspecified Bathroom Counts: The exact number of bathrooms across the four units is not disclosed, requiring direct verification of sanitary facilities per apartment.
- Unknown Tenant Lease Terms: Existing tenancy agreements and exact rent rolls must be meticulously reviewed to ensure compliance with local rental legislation and caps.
- Potential Rent Pressure Zones: Buyers should verify whether the property falls within a designated Rent Pressure Zone, which restricts the pace of future rent increases.
- Tenant In Situ Risks: Acquiring occupied units means inheriting existing tenant dynamics, potential arrears, or legacy disputes that require careful legal review.
- Unverified Structural Condition: Without a detailed engineering survey, hidden liabilities in the roof, wiring, or plumbing of the older structure could present unexpected costs.
- Unknown Upkeep History: The lack of recent maintenance records means investors should budget for potential deferred capital expenditures upon taking ownership.
- Fire Safety Compliance Costs: Multi-unit buildings must meet stringent fire safety standards between apartments, which may necessitate expensive upgrades by the new owner.
- Planning and Compliance Verification: Buyers must confirm that the conversion into four self-contained apartments has full local authority planning permission and fire certs.
- Unspecified Heating Systems: The listing does not detail the heating types for each apartment, which could impact tenant retention and energy performance ratings.
- Potential Refurbishment Requirements: Older rental blocks often require cosmetic or structural modernizing to command top-tier market rents in the local area.
- Management Company Status: It remains unclear if the building requires a formal management company structure or if the entire block is held under one freehold title.
- Limited Property History: The untrusted listing data provides no context regarding previous occupancy rates, historical vacancy spans, or historical tenant turnover.
- High Capital Outlay: At an asking price of nearly eight hundred thousand euros, the asset ties up significant capital requiring careful leverage and financing strategy.
- Local Market Liquidity: Multi-family blocks in smaller towns can have niche buyer pools, potentially affecting future resale liquidity compared to single suburban houses.
- Insurance Premium Variables: Insuring a multi-tenant residential block can involve higher premiums and stricter policy conditions than a standard single-family home.
- Lack of Detailed Photos: The listing lacks comprehensive interior imagery of all four apartments, necessitating an exhaustive physical inspection before making offers.
- Boundary and Title Checks: Solicitors must verify exact property boundaries, shared access points, and parking allocations associated with the Church Inn site.
- Regulatory Compliance Burdens: Operating a multi-unit rental property involves strict adherence to housing standards, registration requirements, and landlord-tenant laws.
Price positioning
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- The asking price appears somewhat elevated relative to single residential dwellings in the wider area, reflecting the premium associated with acquiring an entire multi-unit building under single ownership rather than individual units separately.
- Valuation signals are driven by the inclusion of four distinct units featuring a mix of studio, one-bedroom, two-bedroom, and three-bedroom layouts, which creates a diversified income stream and reduces vacancy risk compared to single-family assets.
- The presence of established tenants in situ strongly supports the headline price by offering immediate rental returns from day one, though this could be undermined if existing lease agreements are below current market rent levels or carry higher management overheads.
- Additional factors influencing this pricing level include the lack of detailed floor area metrics and missing energy ratings, meaning prospective buyers must conduct thorough due diligence regarding potential refurbishment costs required to meet modern standards.
Build Analysis
What we know from similar construction types
- The property comprises a multi-unit investment block containing four self-contained apartments with a mixed accommodation layout including a studio, a 1-bedroom, a 2-bedroom, and a 3-bedroom unit under single ownership.
- A buyer should investigate the structural integrity, fire safety compliance, and soundproofing between the individual apartments to ensure they meet current building regulations for multi-occupancy residential buildings.
- Verify the planning history and compliance of the building to confirm that its conversion or construction as four distinct apartments is fully authorized.
- Review tenancy agreements, current rental income schedules, and compliance with landlord-tenant legislation since the property is being sold with tenants in situ.
Heating cost*
Estimated expense to heat this property every year
- Annual heating cost: estimated between €3,000 and €6,000 for the entire multi-unit building.
- Short explanation: Because the BER rating and exact heating systems for each of the four separate apartments were not provided, this is a broad estimate assuming varied occupancy across the studio, 1-bed, 2-bed, and 3-bed units. Actual costs will depend heavily on individual unit efficiencies, insulation levels, and tenant usage.
Pollution Safe
8/10Environmental situation to investigate
- The property is located in a primarily town-centre setting in Moate, appearing distant from major heavy industrial sites or large modern incinerators.
- Buyers should verify historical local land uses with the local authority to rule out any minor legacy contamination concerns from older surrounding structures.
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 Church Inn area
DENVER, KNOCKDOMNEY, MOATE
- Sale date
- Declared sale price
- €182,000.00
11 ARD AN LOCHA, JONES LAKE ROAD, MOATE
- Sale date
- Declared sale price
- €275,000.00
Hall, Moate, County Westmeath
- Sale date
- Declared sale price
- €432,000.00
KNOCKDOMNEY, MOATE, CO WESTMEATH
- Sale date
- Declared sale price
- €412,000.00
15 CONVENT COURT, CHURCH ST, MOATE
- Sale date
- Declared sale price
- €175,000.00
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% to 2% of the purchase price depending on commercial or residential classification rules, or up to 7.5% if non-residential applies, requiring legal verification.
- Solicitor legal fees: roughly €1,500 to €3,500 plus VAT and outlays, varying by firm.
- Land registration fees: approximately €400 to €800 depending on the registry type and mapping requirements.
- Property valuation fees: around €150 to €300 for a standard lender valuation.
- Surveyor fees: approximately €500 to €1,500 depending on the depth of the structural survey required for a multi-unit block.
- Annual home insurance: approximately €400 to €1,000 per year, varying significantly based on the building's coverage needs and multi-unit status.
Forum Talk
What people are saying about this area
- Locals in Moate frequently discuss community development initiatives and local business updates on regional forums.
- Traffic management and parking in the town centre are common topics of conversation among residents.
- Community groups actively share news regarding local amenities, schools, and upcoming events in the Westmeath area.
- Investment properties and rental demand in towns like Moate are occasionally discussed in broader regional property forums.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children2/10
As this property consists of multiple apartments sold as a single residential investment with tenants in situ, it is not configured as a standard single-family home with a private secure garden for young children.
- Teenagers2/10
This is an established multi-unit investment property rather than a traditional family home, making it unsuitable for families with teenagers looking for a primary residence.
- Multi-generational Living4/10
While the presence of four separate apartments offers multiple units under one roof, they are currently tenanted as a commercial investment asset rather than being ready for immediate family occupation.
- Single Buyers1/10
Priced at €790,000 as a multi-unit investment block, this property is geared toward institutional or portfolio investors rather than individual single home buyers.
- Couples1/10
This is an entire residential block comprising four apartments sold with tenants in situ, unsuitable for a couple seeking a home to live in.
- Empty Nesters1/10
The property is offered as a single-lot investment comprising four rented apartments, which does not suit empty nesters looking to downsize into a private residence.
- Retirees1/10
Designed and marketed purely as an income-producing residential investment with existing tenants, this asset is not appropriate for retirees seeking a home.
Work
3 areas- Remote Working6/10
The property comprises four self-contained units (a 2-bed, a 1-bed, a studio, and a 3-bed), which could theoretically support various tenant remote working setups, though broadband speeds should be verified.
- Hybrid Commuting5/10
Moate offers road and potential transport links to larger employment hubs, making hybrid commuting feasible depending on the exact workplace location.
- Retired1/10
As a multi-unit investment portfolio sold with tenants, this is a commercial asset rather than a suitable retirement property.
Practical
8 areas- Ageing in Place1/10
The property is an entire investment block with multiple apartments and tenants in situ, making it entirely unsuitable for an individual looking to age in place.
- Low Maintenance6/10
As an established multi-unit investment with tenants already in place, day-to-day tenancy management applies, though the asset generates immediate rental income.
- Secure Gated Entry3/10
The listing description does not mention secure gated entry; this feature should be verified if required.
- Minimalist Design5/10
Apartment layouts often feature compact, efficient footprints, though specific interior architectural styles are not detailed in the listing.
- Flexible Floor Plans6/10
Comprising four distinct self-contained units (studio, 1-bed, 2-bed, and 3-bed), the overall building offers diverse accommodation configurations.
- Heritage Home3/10
The listing does not specify whether the structure holds historical or heritage status; this should be verified if applicable.
- Ecological Setup2/10
No BER is provided and green or ecological features are not mentioned in the listing data, requiring independent verification.
- Outdoor areas2/10
The property details focus entirely on the four self-contained apartments without highlighting private or shared outdoor amenity spaces.
Interests
9 areas- Gardening1/10
The listing details a multi-apartment residential block with tenants in situ and no mention of private garden spaces dedicated to individual occupiers.
- Walking5/10
Being located in a town setting allows for local walking opportunities, though specific trail proximity should be verified.
- Gym5/10
Town-based amenities typically include local fitness facilities, though buyers should verify the exact availability and distance to gyms in Moate.
- Cycling5/10
The surrounding area offers regional roads suitable for cycling, though local infrastructure specifics should be checked.
- Golf5/10
County Westmeath features several golf courses, though proximity to the nearest club from this specific address should be investigated.
- Fishing5/10
The midlands region offers various angling opportunities in nearby rivers and lakes, though specific local spots require verification.
- Horse Riding4/10
While rural Westmeath supports equestrian activities, local stables and riding facilities near Moate should be checked independently.
- Water Sports3/10
As an inland location, water sports are limited primarily to nearby lakes and river navigations rather than coastal activities.
- Entertaining2/10
Because the four apartments are sold with tenants in situ, an owner cannot use the property for personal entertaining.
Lifestyle
5 areas- Quiet Living5/10
Located in Moate, Co. Westmeath, the general area offers a balanced pace of life, though multi-apartment buildings can experience higher turnover and shared activity.
- Rural Living4/10
Moate provides a town setting rather than an isolated rural environment, though it sits within a predominantly rural county.
- Village Living7/10
The property is situated in Moate, which offers a traditional town and community atmosphere with local amenities close at hand.
- Coastal Living1/10
Co. Westmeath is an inland county with no immediate coastal proximity or marine lifestyle features.
- Urban Living3/10
Moate is a smaller town rather than a major urban centre, offering limited city-style amenities.
Social
6 areas- Community Involvement6/10
Being positioned within a established town setting allows for local community engagement, though as an investor landlord, personal involvement would be purely commercial.
- Café Culture5/10
Moate provides local town amenities including cafés and eateries, supporting a modest local social scene.
- Nightlife3/10
Nightlife options in Moate are relatively limited compared to larger urban centres or regional cities.
- Health/Wellness groups5/10
Local community resources typically host various health and wellness groups, though specific offerings should be verified.
- Networking Opportunities4/10
Networking is generally more concentrated in larger commercial hubs, though local business connections exist within the town.
- Tech-Hub Connectivity4/10
Access to major tech hubs is limited locally, though regional broadband availability should be investigated by prospective buyers.
Listing information
- Agent
- DNG Begley
- Phone
- 090 64 91531
- Published on HouseDelve
- 26 September 2026
- Correction
- Report an issue
HD-52AD1BHouseDelve · 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.