4 Apartments, Church Inn, Moate, Co. WestmeathN37HY04
€750,000
What you'll like:
- Four Separate Units: The property comprises four self-contained apartments under one roof, providing a diversified residential investment asset that minimizes total vacancy risk for the incoming buyer.
- Varied Unit Mix: Featuring a studio, a one-bedroom, a two-bedroom, and a three-bedroom apartment, the building caters to a broad demographic of prospective tenants in the local rental market.
- Tenants In Situ: The building comes with existing tenants already in place, ensuring that the new owner can collect rental income immediately upon closing without a transitional vacancy period.
- Established Income Stream: Operating as an established residential investment allows the buyer to evaluate historical yield data and project immediate returns based on ongoing tenancy agreements.
- Single Ownership Asset: Acquiring four separate rental units in a single transaction significantly reduces legal overheads and management logistics compared to buying scattered individual properties across different locations.
- Asking Price Reduction: The recorded listing history shows a €40,000 price drop from €790,000 down to €750,000, indicating potential vendor motivation and room for strategic negotiation.
- Town Location Advantage: Situated in Moate, County Westmeath, the property benefits from local town amenities and transport links that typically sustain steady regional rental demand.
- Multi-Unit Flexibility: Having different apartment sizes allows the landlord to adjust rental strategies over time to match shifting housing demands in the local Westmeath market.
- Wholesale Yield Potential: Purchasing a multi-unit block often provides a superior gross yield profile compared to single standalone residential houses purchased at equivalent aggregate capital outlays.
- Simplified Portfolio Growth: This single acquisition instantly quadruples a residential housing portfolio count, making it an efficient vehicle for scaling up real estate investments rapidly.
- Tenant Profile Spread: Diversifying across four different households ensures that a single vacancy only impacts twenty-five percent of the total rental income rather than one hundred percent.
- Immediate Cash Flow: Because the units are income-producing from completion, investors avoid the holding costs and capital drag normally associated with empty investment properties undergoing refurbishment.
- Negotiation Leverage: The downward adjustment in the asking price suggests the seller may be keen to conclude a transaction, offering an advantageous backdrop for prospective buyers.
- Regional Market Affordability: At a €750,000 asking price across four units, the capital cost per apartment sits at an average that may compare favorably with larger urban centers.
- Rental Demand Resilience: Regional towns often experience consistent demand for smaller apartments and studios from single professionals and couples seeking affordable local housing options.
- Easier Property Management: Managing all four units within the same building streamlines maintenance visits, contractor schedules, and routine property inspections for the landlord.
- Existing Tenancy Framework: Acquiring units with active tenancies transfers established occupational relationships, saving the buyer initial marketing, advertising, and tenant-screening expenses.
- Asset Appreciation Scope: Well-managed multi-family residential blocks in regional hubs offer opportunities for capital appreciation alongside reliable ongoing rental yield generation.
- Clear Unit Differentiation: The distinct layout configuration ranging from a studio to a three-bedroom house ensures appeal to singles, couples, and small families alike.
- Investment Scale: This offering provides a meaningful commercial scale for private landlords stepping up from single-property ownership into multi-unit block management.
But keep in mind:
- Missing BER Certificates: Building Energy Ratings have not been provided, so the buyer must independently verify energy efficiency compliance and potential upgrade costs to meet legal standards.
- Undeclared Floor Areas: The exact square footage for the apartments is unspecified, requiring the buyer to measure or survey the property to confirm compliance with minimum rental standards.
- Unknown Lease Terms: Detailed tenancy agreements, current rent rolls, and lease expiration dates must be rigorously examined during due diligence to ensure rental income security.
- Price Drop Context: The recent €40,000 reduction in the asking price warrants careful investigation into whether underlying structural or title issues prompted the seller to lower expectations.
- Tenant Rights Compliance: Buying with tenants in situ means the buyer must thoroughly review existing leases to ensure full adherence to strict residential tenancy regulations and rent pressure zone rules.
- Maintenance Liability Risk: Owning an entire multi-unit building places one hundred percent of the structural and roof maintenance responsibilities directly on the landlord without sinking funds.
- Undisclosed Bathroom Counts: The exact number of bathrooms across the four units is omitted, meaning the buyer should verify plumbing integrity and sanitary facilities during a physical inspection.
- Unknown BER Ratings: Without energy ratings disclosed, the buyer risks facing unexpected capital expenditure to upgrade poorly insulated units to acceptable modern rental efficiency thresholds.
- Potential Rent Controls: The buyer must verify if the property is located within a designated Rent Pressure Zone, which would legally cap future rental income increases.
- Verification of Tenancy Deposits: The buyer's legal team must confirm that all existing tenant security deposits have been properly registered and will be correctly transferred upon closing.
- Comprehensive Survey Requirement: Given the lack of provided property details, a thorough structural survey is essential to identify any hidden damp, roof degradation, or electrical obsolescence.
- Local Market Liquidity: Regional multi-unit blocks can sometimes experience longer resale timelines than single-family homes, making exit strategy planning an important due diligence consideration.
- Commercial Financing Nuances: Multi-unit residential investments sometimes attract stricter commercial lending criteria and higher deposit requirements from mortgage providers than standard residential homes.
- Unknown Outgoings: Operating expenses such as commercial insurance, communal lighting, and waste management costs must be carefully modeled to determine the true net rental yield.
- Historical Rent Arrears Check: The buyer should request certified rent statements to confirm that all current tenants have a consistent history of prompt rental payments.
- Fire Safety Regulations: Multi-unit residential conversions or blocks must strictly comply with current fire safety and building regulations, which the buyer should professionally verify.
- Title and Access Review: A solicitor must inspect the title deeds to confirm clear legal access, parking arrangements, and the absence of any restrictive boundary covenants.
- Lack of Listing Transparency: The absence of fundamental disclosures such as floor areas and bedroom counts necessitates extensive professional inquiries before making a binding offer.
- Management Time Commitment: Overseeing four residential units simultaneously may require significant hands-on property management or the added expense of hiring a professional letting agent.
- Potential Deferred Maintenance: Older multi-unit buildings often harbor hidden deferred maintenance issues that could require immediate capital investment shortly after completing the acquisition.
Price positioning
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- The asking price of €750,000 initially appears elevated given the broader regional market context, reflecting an ambitious valuation for a multi-unit residential block that requires careful scrutiny against local rental yields and structural conditions.
- Valuation signals show a downward adjustment of €40,000 from an initial €790,000 listing figure, indicating that the vendor is responding to initial market feedback and adjusting expectations to attract serious investor interest more effectively.
- This pricing position could be supported by the inclusion of tenants in situ and diversified unit types which mitigate vacancy risk, though it could be undermined by a lack of detailed rental schedules and undisclosed energy ratings.
- Additional factors include potential capital expenditure requirements typical of older multi-unit blocks, alongside local market transaction benchmarks that suggest investors will demand healthy rental yields to justify the capital outlay.
Build Analysis
What we know from similar construction types
- The property comprises four self-contained apartments (a studio, a 1-bed, a 2-bed, and a 3-bed) under one ownership, which presents specific multi-unit management and maintenance considerations.
- A buyer should investigate the structural layout, fire safety compliance, and soundproofing between the individual units, as converting or operating multiple apartments in a single structure requires adherence to specific building regulations.
- Tenants are currently in situ, meaning a buyer should carefully review existing tenancy agreements, lease terms, current rental income, and compliance with residential tenancy legislation.
- The BER rating is not provided in the listing details, so a buyer should commission independent energy assessments for each apartment to determine the current energy efficiency and identify any potential upgrade requirements.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 6,000 to 10,000 euro.
- Short explanation: Because the property comprises four separate apartments of varying sizes, heating costs will depend on the individual energy efficiency and heating systems of each unit. The buyer should verify the BER ratings and specific heating setups for all four apartments.
Environmental checks
Area-level evidence and things to investigate
Air quality
Nearby sites
Waste facilities
None foundIndustrial facilities
None foundNearby infrastructure
Mobile phone masts
None foundOverhead electricity lines
None foundUnderground electricity cables
None foundFlood Safe
8/10Water overflow reports to follow up
- The property is located in Moate, County Westmeath, a setting generally separated from major flood-prone river corridors.
- Official mapping shows no recorded flood zones immediately impacting this church inn location.
- Standard surface water pooling during exceptional rainfall events remains the primary local factor to consider.
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
APT 1, CHURCHLANE, MOATE
- Sale date
- Declared sale price
- €192,000.00
11 CLIBBORN WAY, CLARA RD, MOATE
- Sale date
- Declared sale price
- €290,000.00
7 MOATE RETIREMENT VILLAGE, MOATE, CO WESTMEATH
- Sale date
- Declared sale price
- €170,000.00
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
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: €7,500 — 1% of €750,000.
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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 to 3,000 euro plus VAT for a multi-unit residential purchase.
- Land registration fees: Around 600 to 1,000 euro depending on the property value and Land Registry outlays.
- Property valuation fees: Roughly 150 to 300 euro per unit or a consolidated fee of 500 to 800 euro for the entire block.
- Surveyor fees: Between 1,000 and 2,500 euro for a comprehensive structural survey of a multi-apartment building.
- Annual home insurance: Estimated at 1,500 to 3,000 euro annually to cover a multi-unit residential block.
Forum Talk
What people are saying about this area
- Local discussions highlight Moate as a convenient commuter hub due to its strategic position along the M6 motorway, connecting Galway and Dublin.
- Residents frequently discuss local infrastructure developments and retail enhancements within the town center to support a growing population.
- Community forums note a steady demand for rental properties in the area, driven by professionals working in nearby regional centers such as Athlone.
- Local groups often share updates on community amenities, schools, and recreational facilities making the town attractive for families and tenants alike.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children2/10
This property comprises an entire block of four separate rental apartments sold with tenants in situ, making it unsuitable for a family seeking a home to raise young children.
- Teenagers2/10
As a multi-unit residential investment sold with tenants in situ, it is configured for commercial rental income rather than owner-occupation with teenagers.
- Multi-generational Living3/10
While the building contains four separate apartments, they are currently occupied by existing tenants under ongoing tenancies, limiting immediate multi-generational family use.
- Single Buyers5/10
A single buyer looking strictly for a commercial investment asset may find the four apartments appealing, though it is not suitable for a single person seeking a home to live in.
- Couples2/10
Couples looking for a place to live cannot occupy this property directly due to the existing tenants in situ across all four apartments.
- Empty Nesters2/10
This is an income-producing multi-unit block rather than a property suitable for empty nesters looking to downsize into a private residence.
- Retirees2/10
Retirees seeking a home for themselves cannot move in, as the investment property is fully tenanted.
Work
3 areas- Remote Working5/10
The apartments themselves are tenanted, but an investor managing the portfolio could potentially utilize flexible workspaces if required, subject to broadband capabilities.
- Hybrid Commuting6/10
Moate offers access to regional transport routes connecting towards major urban centers, making hybrid commuting viable for certain profiles.
- Retired6/10
From an investment perspective, this asset can provide passive rental income for a retired investor, though it requires ongoing portfolio management.
Practical
8 areas- Ageing in Place2/10
The property is an active multi-unit rental investment with tenants in place, making it unsuitable for an individual looking to age in place here.
- Low Maintenance4/10
Managing a block of four apartments with multiple tenancies typically involves ongoing landlord responsibilities and maintenance coordination.
- Secure Gated Entry3/10
Security features for the multi-apartment building are not detailed in the listing and should be verified by interested investors.
- Minimalist Design5/10
Apartment layouts inherently promote compact living, but specific interior design styles across the four units are not specified.
- Flexible Floor Plans3/10
The property is divided into four fixed self-contained units (studio, 1-bed, 2-bed, and 3-bed), offering little flexibility for structural alteration while tenanted.
- Heritage Home4/10
The building name (Church Inn) hints at potential historical context, but the listing provides no official heritage status details to confirm.
- Ecological Setup3/10
No specific energy-efficient or ecological installations are mentioned, and the BER rating was not provided.
- Outdoor areas3/10
Multi-apartment blocks in town settings rarely feature substantial private outdoor spaces for individual tenants.
Interests
9 areas- Gardening2/10
As an apartment investment block comprising four units, private garden spaces for individual occupants are typically minimal or absent.
- Walking6/10
The town setting allows for local walks and access to nearby regional amenities, though specific trail details should be verified.
- Gym5/10
Town-based amenities usually offer access to local fitness facilities, though buyers should verify the exact proximity of gyms in Moate.
- Cycling6/10
The regional road networks around Moate provide cycling opportunities, though local infrastructure suitability should be checked.
- Golf5/10
Co. Westmeath features various golf courses, and buyers should investigate the nearest clubs relative to Moate.
- Fishing5/10
The wider Westmeath region offers inland angling opportunities, though proximity to specific fisheries from this exact address requires verification.
- Horse Riding4/10
While rural Co. Westmeath supports equestrian activities, a town-center apartment building does not facilitate horse keeping.
- Water Sports3/10
Inland Co. Westmeath has some lakes for water activities, but water sports are generally limited compared to coastal locations.
- Entertaining2/10
The property consists of four separate income-generating rental apartments with tenants in situ, offering no scope for personal entertaining by a purchaser.
Lifestyle
5 areas- Quiet Living5/10
Located in Moate, Co. Westmeath, the general area can offer quieter town living, but a multi-apartment building housing multiple tenants may experience higher foot traffic and activity.
- Rural Living4/10
Moate is a town setting rather than a purely rural countryside location, though Co. Westmeath features extensive rural surroundings nearby.
- Village Living6/10
The property is situated in Moate, which provides a traditional town or large village community atmosphere with local conveniences.
- Coastal Living1/10
Moate is an inland location in Co. Westmeath, far removed from coastal amenities.
- Urban Living5/10
While located in a town environment with amenities, it does not offer the bustling lifestyle of a major city center.
Social
6 areas- Community Involvement5/10
As an investment property with tenants, the direct community involvement is primarily driven by the occupants rather than an owner-occupier.
- Café Culture5/10
Moate provides local town amenities, including cafés and shops, supporting basic local social interaction.
- Nightlife4/10
Town nightlife options are typically limited compared to larger urban hubs, focusing mostly on local pubs.
- Health/Wellness groups5/10
Local community facilities in Moate may host wellness classes and groups, though buyers should verify availability.
- Networking Opportunities3/10
A residential investment property in a town setting offers limited direct professional networking opportunities for the buyer.
- Tech-Hub Connectivity4/10
Moate is not recognized as a major tech hub, though remote connectivity depends on individual apartment broadband installations.
Listing information
- Agent
- DNG Begley
- Phone
- 090 64 91531
- Current status
- active
- 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.