4 Rossmore, Castlebar, MayoF23CP29
€795,000
5 Bed~4 Bath~191 m²~BER A2
What you'll like:
- Exceptional energy rating: The A2 BER rating ensures superior thermal efficiency, significantly lowering ongoing heating and energy costs for the household while providing an environmentally friendly living space.
- Reputable local builder: Constructed by Michael Duane Builders, offering buyers peace of mind regarding structural integrity, craftsmanship, and local building standards in the County Mayo region.
- Convenient town proximity: Located just 900 meters from Castlebar town centre, allowing residents easy walking or driving access to local shops, schools, and essential amenities.
- Exclusive address positioning: Fronting the highly sought-after Pontoon Road, which is widely recognized as a popular and established residential area within the local community.
- Generous bedroom count: Features five well-proportioned bedrooms providing ample accommodation for large families, visiting guests, or dedicated home office spaces.
- Multiple bathrooms: Equipped with four bathrooms to effectively eliminate morning bottlenecks and accommodate busy family routines with ease and privacy.
- Substantial floor area: Offers approximately 191 square meters of living space, ensuring comfortable room dimensions and practical layout flows throughout the two levels.
- Customizable interior finishes: Purchasers can benefit from generous prime cost sums to select their own bespoke kitchen, tiling, sanitary ware, and paint colors.
- Modern heating system: Utilizes an efficient air-to-water heating system, providing cutting-edge renewable warmth and reliable climate control across both floors.
- Superior upper flooring: Includes a hollow core floor to the first floor, significantly enhancing soundproofing between levels and adding a robust, premium feel to the build.
- Quality interior woodwork: Includes allowances for hardwood doors, moulded surrounds, and high-quality skirting boards, ensuring a polished and cohesive aesthetic throughout the house.
- Spacious family zones: Features dedicated ground floor rooms including a family room, living room, and an open-plan kitchen/breakfast area designed for modern living.
- Bright conservatory addition: The inclusion of an 11.5 square meter conservatory floods the rear living spaces with natural light and provides a pleasant garden view.
- Dedicated utility room: A separate utility room of 7 square meters keeps laundry appliances and household chores neatly organized away from the main kitchen area.
- Master suite luxury: The master bedroom spans 18 square meters and includes a generous 7 square meter en-suite bathroom for a private owner retreat.
- Secure boundary walls: The site benefits from a secure bounded stone-faced wall to the front and block walls to the sides and rear for added privacy.
- Plant room inclusion: A dedicated store and plant room on the first floor houses mechanical services efficiently without sacrificing standard storage wardrobes in bedrooms.
- Rare new-build opportunity: Represents a rare chance to acquire a newly constructed, high-spec detached dwelling in an established, built-up urban neighborhood.
- Well-structured ground floor: The layout includes a convenient ground floor W.C. positioned near the entrance hall for guests and everyday practicality.
- Professional agent representation: Marketed by an established local auctioneer, ensuring straightforward communication and professional guidance throughout the purchasing process.
But keep in mind:
- Substantial asking price: Priced at €795,000, which requires buyers to carefully evaluate local market comparables to ensure long-term value retention in Castlebar.
- Prime cost sum limits: Buyers should verify if the provided PC sums will fully cover their desired luxury finishes without incurring unexpected out-of-pocket overruns.
- Compact site dimensions: The property sits on a 444 square meter site, which provides a relatively modest outdoor garden footprint relative to the large floor area.
- Completion timeline risks: As a newly constructed dwelling offering custom finishes, buyers should confirm exact completion dates and potential delays in final fit-out.
- Maintenance of stone walls: The front stone-faced boundary wall and exterior render will require periodic cleaning and maintenance to preserve its initial curb appeal.
- Air-to-water service costs: The advanced heating system will require regular professional servicing to maintain optimal efficiency and preserve manufacturer warranty terms.
- Traffic congestion proximity: Being located on the Pontoon Road near town may experience peak-hour traffic volumes that buyers should inspect during commuting times.
- Property tax considerations: High-value modern properties often attract significant local property taxes, requiring buyers to factor these ongoing costs into their annual budget.
- Management company unknowns: Buyers must investigate whether the development falls under a management company and if any annual estate maintenance fees apply.
- Snagging list requirements: A thorough independent snagging inspection will be essential upon completion to identify any cosmetic or structural defects requiring builder remediation.
- Boundary clarity checks: Buyers should have their legal representative thoroughly examine the site map to confirm exact boundary lines against the 444 square meter measurement.
- Conservatory thermal regulation: Conservatories can experience temperature extremes, requiring buyers to verify adequate insulation and ventilation in the design specifications.
- Storage limitations: Despite five bedrooms, built-in wardrobe allowances should be checked to ensure adequate permanent storage without cluttering the floor space.
- Garden privacy levels: Given the urban residential setting, buyers should assess overlooking factors from neighboring properties into the rear garden area.
- Utility room ventilation: The 7 square meter utility room must be checked for proper moisture extraction to prevent dampness from laundry appliances.
- First floor layout flow: The inclusion of a shower room alongside a separate family bathroom on the upper level should be reviewed for practical family usage.
- Builder specification variations: Buyers must secure a signed, detailed specification document to ensure all promised hardwood and sanitary fittings are accurately delivered.
- Financing valuation hurdles: Securing a mortgage on a high-value property outside major cities requires ensuring the lender's valuation aligns with the asking price.
- Future extension limits: Due to the fixed site size of 444 square meters, opportunities for future physical ground-floor extensions will be severely restricted.
- Local market liquidity: High-end properties in regional towns can sometimes experience longer selling timelines, which is an important consideration for future resale liquidity.
Price positioning
?
- The asking price appears significantly overvalued relative to broader regional transaction norms, establishing a remarkably high benchmark for a newly constructed detached dwelling in this established provincial town market setting.
- Upward valuation signals stem from the inclusion of top-tier energy efficiency ratings, generous allowances for bespoke interior finishes, and a highly convenient location situated within short walking distance of the main town centre amenities.
- Market support for such an ambitious pricing strategy relies heavily on sustained buyer demand for turnkey A-rated properties, whereas lack of comparable high-end local transactions could undermine confidence in achieving this figure.
- Additional considerations involve the provision of modern heating technologies, robust construction specifications, and well-proportioned multi-room accommodation that together attempt to justify the premium valuation requested by the selling agent.
Build Analysis
What we know from similar construction types
- The property is a newly constructed detached home built by Michael Duane Builders, offering an A2 BER rating which indicates high energy efficiency, lower heating costs, and compliance with modern building regulations.
- Potential advantages include the installation of an air-to-water heating system, hollow-core flooring to the first floor for enhanced soundproofing and structural rigidity, and generous PC sums allowing buyers to customize finishes such as the kitchen, tiling, and sanitary ware.
- Buyers should investigate the exact stage of construction and completion timelines, as well as verify the terms and coverage of any structural warranty (such as HomeBond or equivalent) provided for the new build.
- Check boundary responsibilities and confirm that all external boundary walls—noted as stone-faced to the front and block wall to the side and rear—are fully compliant with planning permissions.
Heating cost*
Estimated expense to heat this property every year
- €800 to €1,200 per year.
- Estimated based on an energy-efficient A2 rating with modern air-to-water heating systems for a 191 square metre detached home.
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 Castlebar area
10 MARIAN ROW, CASTLEBAR, MAYO
- Sale date
- Declared sale price
- €255,000.00
90 SPRINGFIELD COURT, CASTLEBAR, CO MAYO
- Sale date
- Declared sale price
- €237,500.00
23 CHESTNUT GROVE, THE CURRAGH, CASTLEBAR
- Sale date
- Declared sale price
- €280,000.00
62 TUR UISCE LEICNIN VILLAGE, TURLOUGH, CASTLEBAR
- Sale date
- Declared sale price
- €448,000.00
4 CORHEENS, BREAFFY, CASTLEBAR
- Sale date
- Declared sale price
- €480,000.00
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 €79,500 based on 10% for properties over €1,000,000 or €79,500 calculated at standard tiered residential rates (approx €79,500 for a €795k property).
- Solicitor legal fees: €1,500 to €3,500 excluding VAT and outlays.
- Land registration fees: €400 to €800 depending on registry types.
- Property valuation fees: €150 to €300 for mortgage purposes.
- Surveyor fees: €500 to €1,200 depending on the level of detail required.
- Annual home insurance: €500 to €1,000 depending on coverage and property value.
Forum Talk
What people are saying about this area
- Locals often discuss the desirability of the Pontoon Road area for its proximity to Castlebar town centre.
- New developments by reputable local builders like Michael Duane tend to attract strong interest from families seeking energy-efficient homes.
- Residents frequently highlight the convenience of being within walking distance of local amenities and schools.
- Traffic calming measures and pedestrian safety near the town approaches are occasionally discussed in community groups.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
With 5 bedrooms, multiple living areas including a family room and conservatory, and a secure walled site, there is plenty of safe space for young children to grow.
- Teenagers8/10
The generous 5-bedroom layout and multiple reception rooms, such as a separate living room and family room, provide teenagers with ample personal space.
- Multi-generational Living7/10
The 5-bedroom, 4-bathroom configuration offers good separation of space, though the presence of ground-floor living areas and a WC provides convenience, buyers should verify if a full downstairs bedroom suite can be accommodated.
- Single Buyers4/10
At 191 square metres and with 5 bedrooms, this substantial detached home may offer more space and maintenance than a single buyer typically requires.
- Couples6/10
While spacious and modern with an A2 BER rating, the 5-bedroom scale might exceed the immediate needs of a couple unless they frequently host guests or plan for a large family.
- Empty Nesters6/10
The high energy efficiency (A2 rating) and modern build quality are appealing, though the 5-bedroom, 191 square metre size means managing more rooms than empty nesters usually need.
- Retirees6/10
The property offers modern A2-rated comfort and proximity to the town centre, but retirees should consider whether a 5-bedroom multi-level home suits long-term ageing in place.
Work
3 areas- Remote Working9/10
With 5 bedrooms, separate reception rooms like a family room or living room, and a generous floor area of 191 square metres, there is exceptional flexibility to set up dedicated home offices.
- Hybrid Commuting7/10
The property is located within 900 metres of Castlebar town centre, providing good access to local transport links for hybrid commuters.
- Retired6/10
The modern A2 energy rating and close proximity to town amenities suit retirement, though the size of the 5-bedroom home should be considered.
Practical
8 areas- Ageing in Place6/10
The property features a ground floor WC and spacious layout, but buyers should note it is a two-story home with bedrooms upstairs when planning for long-term accessibility.
- Low Maintenance9/10
As a newly constructed A2-rated home by Michael Duane Builders with high energy efficiency and modern finishes, maintenance requirements should be minimal for years to come.
- Secure Gated Entry7/10
The property benefits from a secure bounded stone-faced wall to the front and block walls to the sides and rear, providing good perimeter enclosure.
- Minimalist Design7/10
The contemporary build style and customizable interior finishes allow buyers to implement clean, modern, and minimalist design schemes.
- Flexible Floor Plans8/10
With 191 square metres across 5 bedrooms, a family room, living room, and conservatory, the layout offers versatile spaces that can be adapted to various lifestyle needs.
- Heritage Home1/10
This is a newly constructed modern property rather than a traditional period or heritage home.
- Ecological Setup9/10
Boasts an impressive A2 BER rating, modern air-to-water heating systems, and high energy efficiency standards.
- Outdoor areas7/10
Includes a 444 square metre site with a secure walled boundary, offering private outdoor space and a conservatory to enjoy natural light.
Interests
9 areas- Gardening6/10
The property sits on a 444 square metre site with a secure walled exterior, offering manageable outdoor garden potential for buyers to customize.
- Walking8/10
The property's location within 900 metres of Castlebar town centre makes it very convenient for daily walking trips to local amenities and services.
- Gym6/10
Proximity to Castlebar town centre ensures reasonable access to local fitness facilities and community gyms.
- Cycling7/10
The established residential location near the town centre provides good starting points for local cycling routes.
- Golf6/10
Castlebar and the surrounding Mayo region offer access to local golf courses within a reasonable driving distance.
- Fishing7/10
County Mayo is renowned for its lakes and rivers, offering good opportunities for fishing enthusiasts nearby.
- Horse Riding5/10
While rural County Mayo has equestrian facilities, buyers interested in horse riding should verify the proximity of local stables to Pontoon Road.
- Water Sports5/10
Inland Castlebar is close to regional lakes for certain water activities, though major coastal water sports require travel further afield.
- Entertaining9/10
Features a spacious kitchen and breakfast area, a dedicated dining area, a family room, a conservatory, and generous outdoor spaces ideal for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Located on an exclusive residential area fronting Pontoon Road within 900 metres of the town centre, offering a peaceful setting while remaining accessible.
- Rural Living5/10
Situated within 900 metres of Castlebar town centre, this is an established residential area rather than a rural countryside setting.
- Village Living6/10
The location on Pontoon Road provides close proximity to the town centre amenities, capturing a community-oriented neighborhood feel.
- Coastal Living2/10
Castlebar is an inland town in County Mayo, far from coastal areas.
- Urban Living7/10
Being within 900 metres of Castlebar town centre ensures convenient access to local urban amenities, shops, and services.
Social
6 areas- Community Involvement7/10
Located in a popular established residential area near Castlebar town centre, facilitating participation in local community groups and events.
- Café Culture7/10
Being within 900 metres of Castlebar town centre gives residents easy access to local cafes, restaurants, and social spots.
- Nightlife6/10
Proximity to Castlebar town centre provides convenient access to local pubs and evening entertainment venues.
- Health/Wellness groups7/10
The town-adjacent location places local health clinics, fitness classes, and wellness groups within easy reach.
- Networking Opportunities6/10
Proximity to Castlebar town centre offers access to local business networks and community organizations.
- Tech-Hub Connectivity6/10
Buyers should verify the specific broadband speeds available on Pontoon Road, though modern A2-rated new builds typically support high-speed connectivity.
Listing information
- Agent
- Flannelly Auctioneers
- Phone
- 094 9026407
- Published on HouseDelve
- 10 September 2026
- Correction
- Report an issue
HD-32E20CHouseDelve · Republic of Ireland* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.