46 Cluain Craoibh, Kinnegad, Co. Westmeath, MullingarN91V243
€279,000
2 Bed~1 Bath~76 m²~BER C
What you'll like:
- Walking distance to amenities: The property is situated within walking distance of Kinnegad Town, ensuring convenient access to local shops, schools, coffee shops, bars, and restaurants for daily needs.
- Motorway access proximity: The location offers close proximity to the M4 and M6 junction, providing efficient commuting routes for drivers travelling to major employment hubs.
- Included kitchen appliances: The sale includes integrated kitchen appliances such as a dishwasher, oven, and hob, reducing initial setup costs for the new buyer.
- Immaculate interior condition: The property is presented in immaculate condition throughout with modern finishes, allowing a buyer to move in immediately without undertaking urgent renovations.
- Bright living room space: The spacious living room features a bay window, timber surround fireplace, and double doors opening into the kitchen area, enhancing natural light and flow.
- Open plan layout: The kitchen and dining area features patio doors leading directly to the rear garden, creating a functional indoor-outdoor lifestyle connection for occupants.
- Ground floor guest WC: The inclusion of a dedicated downstairs guest WC provides added convenience for visiting guests and day-to-day family living arrangements.
- Integrated laundry space: The guest WC includes designated counter space and plumbing for a washing machine and dryer, optimising household chores and utility organisation.
- Generous bedroom storage: Both bedrooms feature built-in wardrobes, ensuring adequate storage options and helping to maintain a clutter-free living environment upstairs.
- Fully tiled bathroom: The family bathroom is fully tiled and equipped with a panel bath and screen door, offering durable finishes that simplify ongoing cleaning and maintenance.
- Enhanced security features: The home is equipped with a fitted alarm system and a modern composite front door, contributing positively to home security and peace of mind.
- Curb appeal elements: The front exterior features a neat cobblelock footpath and a designated parking space, adding practical off-street convenience and a tidy initial appearance.
- Maintained rear garden: The property includes a nicely maintained back garden space, offering a private outdoor area for relaxation, gardening, or outdoor dining during warmer months.
- New interior doors: The installation of new white interior doors throughout the dwelling updates the aesthetic and contributes to the overall fresh feel of the interior.
- Decorative ceiling details: The entrance hallway and living room benefit from coving and ceiling roses, adding traditional character details to the modernised interior spaces.
- Radiator cover inclusion: The hallway features a fitted radiator cover, combining practical heating concealment with a finished decorative touch right upon entry.
- Stable asking price: The recorded asking price has remained stable at €279,000 without upward or downward adjustments, suggesting a firm initial pricing strategy by the vendor.
- First-time buyer appeal: With two bedrooms, manageable floor area, and accessible pricing, the property serves as an ideal entry-level option for first-time purchasers entering the market.
- Investment potential: The manageable size and town-centric location make the dwelling a viable candidate for buy-to-let investors seeking steady rental demand in the region.
- Local bus service: The area benefits from local bus transport links, offering alternative public commuting options for residents working outside the immediate town boundary.
But keep in mind:
- Limited total floor area: The property offers 76 square metres of living space, which may feel compact for growing families or buyers requiring substantial storage capacity over time.
- Two bedroom constraint: The two-bedroom layout restricts long-term accommodation options for buyers planning to expand their households or needing dedicated home office rooms.
- Single bathroom limitation: With only one family bathroom upstairs and a downstairs guest WC, morning queues may occur during peak household usage times.
- Exclusions from sale: Key appliances such as the fridge freezer, washing machine, dryer, and microwave are excluded, requiring the buyer to purchase these items separately.
- Attic storage reliance: Storage options rely heavily on built-in wardrobes and attic access, meaning seasonal items may require careful management within the limited 76m2 footprint.
- Mid-terrace sound transmission: As a mid-terrace house, the property shares both side walls with neighbours, which could potentially result in higher noise transmission levels.
- Limited parking allocation: The listing indicates a parking space at the front, but buyers should verify if visitor parking is available for multiple vehicles or guests.
- Compact garden utility: While nicely maintained, the back garden size may be limited compared to detached or semi-detached alternatives in the wider regional market.
- C energy rating efficiency: The BER rating of C indicates moderate energy efficiency, suggesting that the buyer might want to consider future upgrades to lower heating costs.
- Open fireplace maintenance: The living room features an open timber-surround fireplace, which is less thermally efficient than a closed-stove system and requires regular chimney maintenance.
- Missing white goods costs: Because the washing machine and dryer are not included, buyers should budget extra funds for purchasing essential laundry appliances upon moving in.
- Fixed asking price stance: The lack of recorded price reductions over the tracking period suggests the seller may hold firm on the €279,000 valuation during negotiations.
- Potential commuting congestion: Proximity to the M4/M6 junction is convenient, but peak-hour traffic bottlenecks near major commuter junctions should be independently verified by the buyer.
- Basement and extension limits: Mid-terrace configurations offer limited scope for future ground-floor extensions without significantly impacting the remaining garden area.
- Hot press location storage: The hot press is situated inside bedroom one, which reduces wardrobe capacity within that specific room and limits personal storage flexibility.
- Staircase spatial impact: The carpeted stairs rise directly from the entrance hallway, which can create a bottleneck effect when moving large furniture pieces to the upper floor.
- Town traffic proximity: Being within walking distance of Kinnegad Town may bring ambient traffic noise, particularly for rooms situated at the front of the dwelling.
- Future resale liquidity: Two-bedroom mid-terrace homes can experience different market liquidity cycles compared to larger three or four-bedroom houses during broader economic shifts.
- Management and estate fees: Buyers should verify with their legal representative if there are any hidden estate management charges or communal maintenance fees for shared areas.
- BER certificate verification: The buyer should independently inspect the detailed advisory report accompanying the C BER rating to identify the most cost-effective insulation improvements.
Price positioning
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- The asking price of two hundred seventy-nine thousand euros appears slightly overvalued relative to similar two-bed terrace properties in provincial commuter towns, driven by turnkey condition and high tenant demand.
- Valuation signals show robust internal presentation, modern kitchen fittings, and included appliances, yet are tempered by a moderate C energy rating requiring potential future upgrades for optimal thermal efficiency.
- Strong commuter convenience near major national road junctions could support this pricing level, whereas broader regional market softening or competing new developments could undermine sustained buyer interest.
- Additional relevant factors include dedicated off-street parking, a well-maintained rear garden, and stable asking-price history since initial listing without recorded reductions, indicating confident seller positioning.
Build Analysis
What we know from similar construction types
- The property is a two-bedroom mid-terrace house spanning approximately 76 square meters, featuring a composite front door, modern internal doors, a fitted kitchen, and a cobblelock front footpath with an allocated parking space.
- Key features noted include a bay window in the living room, an open fire with a timber surround fireplace, an open-plan kitchen/dining area with patio doors, and a ground-floor guest WC plumbed for laundry appliances.
- Upstairs accommodation comprises two bedrooms with built-in wardrobes, a hot press, attic access, and a fully tiled family bathroom.
- A buyer should investigate the general structural condition, verify compliance of any internal alterations or additions, and check attic insulation levels given the C BER rating.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 1,000 to 1,300 euro. This estimate is based on the 76 square meter floor area and a C BER rating, reflecting moderate energy efficiency for a two-bedroom mid-terrace house.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a residential suburban setting in Kinnegad, appearing well removed from major heavy industrial sites, incinerators, or active large-scale landfills.
- Any potential legacy industrial concerns or minor local emissions should be verified independently during standard conveyancing checks.
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 Kinnegad 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
- Estimated stamp duty: €2,790 — 1% of €279,000.
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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 2,500 euro plus outlay and VAT.
- Land registration fees: approximately 600 to 800 euro depending on property value and registration type.
- Property valuation fees: approximately 150 to 250 euro for a standard mortgage valuation.
- Surveyor fees: approximately 400 to 700 euro for a pre-purchase structural survey.
- Annual home insurance: approximately 350 to 650 euro depending on the level of cover chosen.
Forum Talk
What people are saying about this area
- Locals in Kinnegad frequently discuss the convenience of the M4 and M6 motorway junctions for commuting to Dublin and surrounding areas.
- Residents highlight the growing selection of local amenities, shops, and schools within walking distance of residential estates like Cluain Craoibh.
- Community forums often note ongoing local infrastructural developments and public transport links connecting Kinnegad to Mullingar and Dublin.
- First-time buyers looking in the Westmeath area often express interest in Kinnegad for its relatively accessible property values compared to the capital.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property features two bedrooms and an enclosed backyard, offering a safe and manageable space for a small family with young children, while being close to local schools.
- Teenagers5/10
With a floor area of 76 m² and only two bedrooms, space may become quite limited as teenagers grow and require more privacy and independent living areas.
- Multi-generational Living2/10
The compact 76 m² footprint and single bathroom make this two-bedroom mid-terrace house unsuitable for multi-generational living arrangements.
- Single Buyers9/10
This immaculate two-bedroom home serves as an ideal, manageable entry-level property or first-time buy with low maintenance requirements.
- Couples9/10
Offers generous living space, a modern open-plan kitchen/dining area, and parking, making it a fantastic fit for couples starting out.
- Empty Nesters8/10
The low-maintenance nature of the mid-terrace house and proximity to town amenities make it convenient for those looking to downsize.
- Retirees7/10
Walking distance to town amenities is a major plus, though buyers should verify internal accessibility and the presence of stairs for long-term comfort.
Work
3 areas- Remote Working8/10
The two-bedroom layout allows one room to easily function as a dedicated home office, though buyers should verify broadband speeds.
- Hybrid Commuting8/10
Convenient proximity to the M4/M6 junction and local bus services makes hybrid commuting practical.
- Retired8/10
Being within walking distance of essential town amenities makes day-to-day errands very manageable for retirees.
Practical
8 areas- Ageing in Place6/10
Single-level living is not available as the bedrooms and bathroom are upstairs, which may present challenges later in life.
- Low Maintenance8/10
The 76 m² mid-terrace footprint, cobblelock footpath, and manageable garden ensure low upkeep requirements.
- Secure Gated Entry4/10
Features a standard open parking space and street access rather than a secure gated community entrance, though an alarm is installed.
- Minimalist Design6/10
Modern kitchen and laminate flooring offer a clean aesthetic, though traditional elements like a timber surround fireplace remain.
- Flexible Floor Plans6/10
The open-plan kitchen/dining layout provides good flow, but the two-bedroom structure offers limited layout flexibility.
- Heritage Home2/10
This is a modern, well-maintained mid-terrace property with contemporary finishes rather than a period or heritage home.
- Ecological Setup5/10
Achieves a C BER rating, indicating standard energy efficiency with potential room for future green upgrades.
- Outdoor areas6/10
Includes a dedicated parking space at the front and a nicely maintained back garden with patio doors for outdoor access.
Interests
9 areas- Gardening4/10
Features a nicely maintained back garden which is great for potted plants or basic upkeep, but lacks expansive space for serious cultivation.
- Walking8/10
The property is within walking distance of Kinnegad Town and local amenities, facilitating easy daily walks.
- Gym5/10
While local town amenities are nearby, dedicated fitness and gym facilities may require travel to larger neighboring hubs.
- Cycling6/10
The local area is relatively flat and manageable for cycling around town, though regional commuting by bike depends on traffic and route safety.
- Golf5/10
Proximity to regional roads allows for access to nearby golf courses, though none are immediately on the doorstep.
- Fishing5/10
County Westmeath offers angling opportunities in the broader region, but buyers should investigate the exact distance to local lakes or rivers.
- Horse Riding4/10
Equestrian facilities are typically found in the surrounding rural countryside rather than directly within the town development.
- Water Sports3/10
Inland location means water sports are limited unless traveling to designated lakes or rivers further afield.
- Entertaining7/10
The open-plan kitchen/dining area with patio doors leading to the back garden provides a great setup for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Located in a residential setting within Kinnegad, offering a generally peaceful environment while remaining close to the town center.
- Rural Living3/10
This is a town-adjacent residential property rather than a rural home, lacking acreage or deep countryside seclusion.
- Village Living9/10
Positioned within walking distance of Kinnegad Town and its essential local shops, coffee shops, bars, and restaurants.
- Coastal Living1/10
Located inland in County Westmeath, far away from any coastal areas or marine environments.
- Urban Living4/10
Kinnegad offers town convenience rather than bustling city living, though it has good transport links to larger urban centers via the M4/M6.
Social
6 areas- Community Involvement7/10
Town living in Kinnegad encourages active participation in local community groups, clubs, and events.
- Café Culture7/10
Coffee shops and restaurants within walking distance provide pleasant local options for casual socializing.
- Nightlife6/10
Local bars and restaurants are within walking distance, offering a community-focused nightlife scene.
- Health/Wellness groups6/10
Local facilities support community groups, though specialized wellness classes may require checking local center timetables.
- Networking Opportunities4/10
As a smaller town setting, formal professional networking opportunities are more limited compared to major cities.
- Tech-Hub Connectivity5/10
While transport links are good via the M4/M6, direct local tech-hub infrastructure is minimal, relying mostly on remote setups.
Listing information
- Agent
- Sherry FitzGerald Davitt & Davitt Mullingar
- Phone
- 044 934 0000 / 044 966 1000
- Current status
- active
- Published on HouseDelve
- 10 October 2026
- Correction
- Report an issue
HD-43D87EHouseDelve · 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.