42 Ard Rua Meadows, Claremorris, Co. Mayo

SALE AGREED

Last asking price: €325,000

2 Bed~2 Bath~90 m²

What you'll like:

A2 Energy Rating: The property boasts a projected A2 energy rating which will significantly reduce monthly utility bills and provide exceptional thermal comfort throughout the year.
Air to Water Heating: Modern air to water heat pump technology powers the home, delivering sustainable heating via efficient underfloor systems on the ground floor.
Homebond Structural Warranty: Buyers receive peace of mind with a ten-year Homebond structural guarantee covering major defects for newly constructed housing units.
Turnkey Finish Included: The home is sold fully finished including fitted kitchens, bathrooms, flooring, and painting, allowing immediate occupancy without renovation delays.
Convenient Town Proximity: Situated just 1.5 kilometres from the main street of Claremorris, residents enjoy easy access to shopping, dining, and local services.

Walkable Local Schools: Primary schools, secondary schools, and childcare facilities are located within one kilometre, making this an ideal location for families with children.
Dedicated Study Space: Features a dedicated study room on the first floor alongside two bedrooms, offering flexibility for remote workers or homeschooling needs.
Master Bedroom Ensuite: The primary bedroom includes a private ensuite bathroom for added daily convenience and luxury in a two-bedroom layout.
Off Street Parking: Private off-street parking is provided at the front of the property, ensuring safe and convenient vehicle storage right outside your door.
Family Friendly Development: Located within a mature, family-friendly residential development featuring established green areas that enhance the overall neighborhood environment.
Triple Glazed Windows: Anthracite grey wood grain PVC foil windows feature triple sealing to maximize sound insulation and prevent unwanted heat loss in winter.
Composite Front Door: A secure and stylish composite front door enhances front-facing curb appeal while improving thermal performance against harsh weather conditions.
Levelled Rear Gardens: The back garden comes fully levelled and seeded by the developer, giving buyers a clean slate for outdoor gardening and recreation.
Ground Floor WC: A convenient downstairs guest toilet is positioned near the entrance hall, adding practical functionality for visiting guests and family members.
Established Neighborhood: Positioned off the Castlebar Road within a mature development, avoiding the uncertainty of totally unbuilt master-planned communities.
Consistent Asking Price: Asking price history shows a stable listing figure of €325,000 without erratic price movements, suggesting a firm valuation strategy from the seller.
Efficient Floor Plan: The 90 square meter layout is cleverly distributed over two storeys to maximize usable living space for couples or small families.
Modern Tiling Included: Kitchen splashbacks and bathroom floors come pre-tiled by the developer, saving buyers immediate out-of-pocket expenses on essential finishes.
Thermostatic Shower Kits: Shower rooms are equipped with modern 900x900 mm enclosures and thermostatic shower kits for reliable temperature control and water pressure.
Manageable Property Size: At approximately 90 square meters, the home offers manageable upkeep and cleaning requirements compared to larger detached houses in Mayo.

But keep in mind:

Missing BER Certificate: Although marketed with an A2 rating, the BER status is noted as exempt or not provided, requiring formal verification before closing.
Two Bedroom Limit: The accommodation is limited to just two bedrooms, which may restrict future resale appeal for expanding families needing more sleeping quarters.
Upstairs Radiator Heating: While the ground floor enjoys underfloor heating, the first floor relies on standard radiators, creating a mixed thermal delivery system.
Compact Room Dimensions: Bedrooms and ancillary spaces are relatively compact, meaning large bulky furniture pieces may not fit easily into the designated rooms.
First Floor Study Size: The study measures approximately 2.5 by 2.3 meters, offering a very tight footprint that may barely accommodate a functional home office.

Potential Construction Delays: As part of the final remaining homes in a development, closing dates may be subject to final construction or snagging completion timelines.
Developer Finishing Contingencies: Buyers must carefully inspect all builder-installed kitchens, flooring, and paintwork during snagging to ensure high-standard delivery is achieved.
Unpaved Driveway Details: The listing mentions off-street parking but does not specify if driveways are fully paved or tarmac, which could require extra expenditure.
Management Company Fees: Buyers should investigate whether the development has an active management company and what annual service charges apply for green area upkeep.
Public Transport Dependency: Proximity to local schools and town amenities is good, but broader regional commuting relies heavily on private vehicle transport in Mayo.
Limited Storage Space: Aside from a modest hotpress, internal built-in wardrobes are not explicitly detailed, potentially requiring buyers to invest in custom closet solutions.
No Utility Room: The absence of a dedicated utility room means laundry appliances will likely need to be accommodated within the main kitchen or open plan areas.
Single Main Bathroom: Upstairs accommodation shares a single family bathroom between the second bedroom and study, potentially causing morning queues for residents.
Heat Pump Maintenance: Air-to-water systems require specialized annual servicing and proper user operation to maintain optimal efficiency and avoid high electricity bills.
Exempt Status Verification: The stated BER exemption must be thoroughly checked by your legal advisor to ensure compliance with new build regulations and mortgage requirements.
Future Expansion Limits: Being a semi-detached house with a modest garden footprint, future structural extensions will be heavily constrained by planning and site boundaries.
Traffic Noise Potential: Located close to access roads off the Castlebar Road, buyers should assess potential traffic noise levels during peak morning and evening hours.
Open Green Maintenance: Responsibility for maintaining the communal green areas within the development should be verified to ensure they do not fall into disrepair.
Strict Asking Price: The stable asking price history at €325,000 indicates the seller may hold a firm stance with limited room for downward price negotiation.
Property Tax Impact: Local property tax bandings should be independently calculated by the buyer based on the final purchase price for this Mayo residential location.

Price positioning

This comparison depends on limited public and listing evidence, which may be incomplete, outdated or not directly comparable. The score is not a percentage, professional valuation or guaranteed estimate. Ask an independent qualified valuer before relying on a property value.

UnderpricedOverpriced

The asking price looks slightly overvalued compared with the available evidence.

The asking price of 325000 euros for this newly constructed two-bedroom home appears slightly overvalued when compared against recent local closing figures for properties within the exact same residential development context.
Valuation signals indicate a premium is being sought for the A2 energy rating, modern air to water heat pump system, and high standard of internal finishes including fitted kitchens and bathrooms.
Strong buyer demand for energy efficient new builds and proximity to local town amenities could potentially support this higher asking price point despite the modest two bedroom footprint.
Conversely, historical closing prices for similar units in the immediate area suggest buyers might successfully negotiate closer to the three hundred thousand euro threshold, challenging the current listing strategy.

Build Analysis

What we know from similar construction types

The property is part of a new development of brand-new two-bedroom semi-detached homes benefiting from an A2 energy rating and a 10-year Homebond Structural Warranty.
Construction specifications include a trussed roof with cement roof tiles, black uPVC fascias, soffits, gutters, and downpipes, a composite front door, and triple-sealed anthracite grey wood grain PVC foil windows alongside PVC double patio doors.
Heating and hot water are supplied by an air-to-water heat pump system with water storage, complemented by underfloor heating on the ground floor and radiators on the first floor.
Internal finishes provided include a fitted kitchen, tiled kitchen floors and splashbacks, tiled bathroom floors with partially tiled walls, laminate flooring in halls, living rooms, and bedrooms, and complete painting.
External provisions feature front and rear gardens that are leveled and seeded, together with off-street parking.
A buyer should verify all planning compliance documents, finishing schedules, and ensure that the Homebond structural guarantee documentation is fully issued and verified by their legal representative.

Heating cost^*

Estimated expense to heat this property every year

Estimated annual heating cost is approximately 800 euro to 1,200 euro.
This estimate is based on the property's A2 energy rating and the installation of an efficient air-to-water heat pump system with underfloor heating on the ground floor for a 90 square meter home.

Pollution Safe

9/10

Environmental situation to investigate

The development is situated in a predominantly residential and agricultural region of Co. Mayo, appearing well-removed from heavy industrial sites, major incinerators, or known active landfills.
Any historical or localized environmental concerns should be independently verified by the buyer's legal representative during standard conveyancing checks.

Flood Safe

8/10

Water overflow reports to follow up

The property is located in Claremorris, an area generally not associated with widespread severe coastal or river flood risks, though specific local drainage should be verified.
Prospective buyers are advised to consult detailed local flood maps and environmental reports to confirm the exact status of the plot.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

26 ARD RUA, ARDROE, CLAREMORRIS
Sale date
28/07/2026
Declared sale price
€305,000.00
29 ARD RUA, ARDROE, CLAREMORRIS
Sale date
20/07/2026
Declared sale price
€271,000.00
30 ARD RUA, CLAREMORRIS, MAYO
Sale date
29/05/2026
Declared sale price
€271,000.00
14 ARD RUA, ARDROE, CLAREMORRIS
Sale date
10/04/2026
Declared sale price
€310,000.00

Recent sales in the wider Claremorris area

DRUM, KNOCK, CLAREMORRIS
Sale date
09/09/2026
Declared sale price
€395,000.00
5 MEADOW COURT, ELM PARK, CLAREMORRIS
Sale date
07/09/2026
Declared sale price
€242,000.00
CALTA, FARMHILL, CLAREMORRIS
Sale date
04/09/2026
Declared sale price
€402,000.00
9 GRATTAN CRESCENT, CLAREMORRIS, CO MAYO
Sale date
03/09/2026
Declared sale price
€255,000.00
TAWNAGH, STRAH, CLAREMORRIS
Sale date
02/09/2026
Declared sale price
€90,000.00

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: €3,250 — 1% of €325,000.
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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 3,000 euro plus VAT and outlays.
Land registration fees: approximately 400 euro to 800 euro depending on property value and registration type.
Property valuation fees: approximately 150 euro to 300 euro.
Surveyor fees: approximately 400 euro to 700 euro.
Annual home insurance: approximately 350 euro to 600 euro.

Forum Talk

What people are saying about this area

Locals in Claremorris frequently discuss the convenience of living within walking distance of the town's Main Street and local amenities.
Developments along the Castlebar Road are often noted by residents for their family-friendly atmosphere and proximity to local schools.
Community discussions often highlight the growth of residential areas in Claremorris and the demand for new homes.
Residents value the established green areas and community spaces within developments like Ard Rua.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas

Young Children
The development is family-friendly with green areas and is located within one kilometre of primary and secondary schools as well as a childcare facility.
8/10
Teenagers
The two-bedroom home with an additional study provides manageable space, though growing teenagers might eventually desire a larger property.
6/10
Multi-generational Living
With a floor area of 90 square meters and only two bedrooms plus a study, this home is unlikely to comfortably accommodate multiple generations.
3/10
Single Buyers
A brand new two-bedroom home offers a manageable and energy-efficient step onto the property ladder with low initial maintenance.
8/10
Couples
The layout featuring two bedrooms and a study is ideal for couples starting out or those requiring a home office setup.
9/10
Empty Nesters
A modern, brand new semi-detached house with an A2 energy rating reduces ongoing upkeep and suits those looking to downsize.
8/10
Retirees
The low maintenance of a new build is appealing, though buyers should verify accessibility and layout suitability for later life.
7/10

Work

3 areas

Remote Working
Includes a dedicated first-floor study alongside two bedrooms, making it well-suited for remote work arrangements.
8/10
Hybrid Commuting
Claremorris offers rail and road links, but longer commutes to major cities like Galway or Dublin require consideration.
6/10
Retired
A brand new, energy-efficient home requires minimal maintenance, though retirees should check local healthcare and support services.
7/10

Practical

8 areas

Ageing in Place
Features a ground floor WC, but bedrooms and the main bathroom are on the first floor, which may pose challenges later in life.
5/10
Low Maintenance
As a brand new build with an A2 energy rating and a 10-year Homebond Structural Warranty, ongoing maintenance requirements will be minimal.
9/10
Secure Gated Entry
This is a standard open development layout rather than a secure gated community.
2/10
Minimalist Design
New build finishes allow for clean lines and contemporary interior styling.
7/10
Flexible Floor Plans
Includes a useful study space alongside two bedrooms, offering some layout flexibility for modern living needs.
6/10
Heritage Home
This is a brand new contemporary construction rather than a period or heritage property.
1/10
Ecological Setup
Benefits from an A2 energy rating, air-to-water heat pump, and underfloor heating on the ground floor.
9/10
Outdoor areas
Comes with front and rear gardens that will be levelled and seeded, plus off-street parking.
6/10

Interests

9 areas

Golf
Buyers should verify the proximity of local golf courses in the wider County Mayo area.
5/10
Gardening
Front and rear gardens are provided and will be levelled and seeded, leaving scope for personal landscaping.
5/10
Walking
The development is within walking distance of Claremorris town amenities, schools, and local green areas.
8/10
Gym
Town-based amenities nearby should offer access to fitness facilities, though buyers should verify exact distances and local options.
6/10
Cycling
The suburban setting offers reasonable access for local cycling, though specific dedicated cycle infrastructure should be checked.
6/10
Fishing
County Mayo offers various angling opportunities, though buyers should confirm local river and lake access from this specific location.
5/10
Horse Riding
Equestrian facilities are typically found in more rural pockets rather than near town-edge developments.
4/10
Water Sports
Inland location means water sports would require travel to regional lakes or the coast.
3/10
Entertaining
Features an open-plan kitchen and dining area opening via patio doors to the rear garden, suitable for gatherings.
7/10

Lifestyle

5 areas

Quiet Living
Located in a mature family-friendly development slightly outside the immediate town centre, offering a generally quieter residential environment.
7/10
Rural Living
While situated in Co. Mayo, the property is within walking distance of Claremorris town amenities, offering suburban rather than rural living.
4/10
Village Living
Proximity to Claremorris town amenities just 1.5 kilometres away provides a community-focused, town-edge living experience.
8/10
Coastal Living
The location is inland in County Mayo, far from coastal areas.
2/10
Urban Living
Claremorris provides essential town amenities, but it lacks the scale and density of major urban centres.
5/10

6 areas

Community Involvement
A mature family-friendly development offers good opportunities to integrate with local residents and community groups.
7/10
Café Culture
Proximity to Claremorris Main Street provides access to local cafes and social spots.
6/10
Nightlife
Local pubs and social venues are available in the town, though major nightlife options are limited.
5/10
Health/Wellness groups
Buyers should verify local pilates & stretching classes, fitness clubs, and wellness facilities in the town.
6/10
Networking Opportunities
Networking options are generally centred around local business associations or require travel to larger regional hubs.
5/10
Tech-Hub Connectivity
Buyers should verify local broadband speeds and fiber availability for high-bandwidth technical work.
5/10

Listing information

Agent: Sherry Fitzgerald Crowley
Phone: 098 29009
Current status: sale agreed
Published on HouseDelve: 13 October 2026
Correction: Report an issue

Property reference: HD-ECC11AHouseDelve · Republic of Ireland

Report 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.