5 Beechview, Rathwire, Killucan, Co. WestmeathN91DK33
€385,000
4 Bed~3 Bath~168 m²~BER C
What you'll like:
- Quiet cul de sac: The property is positioned within a quiet residential cul de sac, which significantly reduces passing traffic and provides a safe, peaceful environment for families.
- Ground floor bedroom: Having a dedicated bedroom and ensuite on the ground floor offers exceptional living flexibility, making it ideal for guests, multi-generational living, or those seeking accessible accommodation.
- Spacious floor area: Offering a generous floor area of 168 square metres, this detached home provides ample room for growing families to live comfortably without feeling cramped.
- Multiple reception spaces: The layout includes a separate sitting room, an open plan kitchen living area, and an additional sunroom, giving households plenty of diverse zones to relax and entertain.
- Solid fuel stove: The main living area features a solid fuel stove that creates a warm, inviting focal point while potentially helping to reduce home heating costs during colder months.
- Private rear garden: The private rear garden provides a secure outdoor space for children to play safely and offers an ideal setting for outdoor dining and entertaining during warmer weather.
- Versatile sunroom: Positioned just off the main living space, the sunroom serves as a bright, flexible additional living area overlooking the garden and maximizing natural daylight intake throughout the day.
- Dedicated utility room: A separate utility room keeps laundry appliances and household chores out of the main kitchen area, helping to maintain a tidy and organized living environment for residents.
- Multiple bathrooms: With three bathrooms in total, including two ensuites and a main family bathroom, morning routines will run smoothly for a busy household without unnecessary queueing.
- Detached family home: As a detached property, owners will enjoy greater privacy and less noise transfer from neighbors compared to semi-detached or terraced alternatives in the local housing market.
- Strong local education: St Josephs National School and Columba College are located nearby, making the daily school run convenient for families with school-aged children living in the area.
- Community amenities: The local area offers convenient access to shops, a pharmacy, a library, and community facilities, ensuring daily essentials are always within easy reach for residents.
- Recreational facilities: Killucan Park provides tennis and basketball courts alongside local GAA facilities, offering fantastic outdoor recreational options to encourage an active lifestyle for all family members.
- Outdoor lifestyle appeal: The nearby Royal Canal and its scenic Greenway at Thomastown Harbour provide wonderful opportunities for weekend walking and cycling enthusiasts right on the doorstep.
- Commuter accessibility: The location offers convenient road access to the M4 motorway at Kinnegad, making car commutes toward Dublin and other major regional employment hubs relatively straightforward.
- Public transport options: Bus Eireann provides a regular commuter service from Killucan toward Dublin via Kilcock and Maynooth, offering a practical alternative for commuters who prefer public transport.
- Regional connectivity: Mullingar is situated approximately fifteen kilometres away, providing an extensive array of secondary shopping, hospital services, and entertainment amenities within a short drive from the home.
- Stable asking price: The tracked asking price of 385,000 euros has remained stable since initial observation, which may indicate a firm vendor position and predictable negotiating parameters for prospective buyers.
- Flexible buyer appeal: The combination of four bedrooms, generous square footage, and practical ground-floor living options makes this property highly attractive to first-time buyers, families, and downsizers alike.
- Ready for viewing: The property is currently fully accessible for viewings through the appointed estate agent, allowing interested parties to inspect the condition and layout thoroughly before making an offer.
But keep in mind:
- C energy rating: The property holds a C energy rating, which means buyers should budget for potential future insulation or heating upgrades to improve overall thermal efficiency and reduce bills.
- Oil heating reliance: The home relies on oil-fired central heating rather than natural gas, requiring regular manual fuel deliveries and potentially higher fuel costs depending on market price fluctuations.
- Limited price history: The asking price history only spans a very short monitoring window, making it difficult to assess long-term vendor motivation or gauge whether previous price reductions occurred.
- Potential modernization needs: While generally well-proportioned, buyers should budget for possible cosmetic redecoration or kitchen upgrades to bring finishes completely up to their own personal style and standards.
- Commuter traffic congestion: Peak hour commuting via local roads to join the M4 motorway at Kinnegad can experience heavy congestion, which may extend daily travel times significantly for city-bound workers.
- Rural public transport: Although commuter bus services operate, schedules may be limited outside peak hours, meaning residents without a reliable private car could experience reduced transportation flexibility.
- Local amenity limits: While basic shops and services are available locally, extensive retail shopping, major supermarkets, and specialized healthcare require travel to larger nearby towns like Mullingar.
- Garden maintenance requirements: The private rear garden will require ongoing landscaping and general upkeep, which buyers should anticipate if they lead busy lifestyles with limited free time for gardening.
- Cul-de-sac parking constraints: Although located in a quiet cul-de-sac, visitor parking may be somewhat restricted if multiple households host guests simultaneously within the immediate residential turning bay area.
- Stove maintenance checks: The solid fuel stove in the living area requires regular professional sweeping and safety inspections to operate efficiently and prevent potential chimney fire hazards for occupants.
- Septic tank verification: Buyers must verify whether the development connects to a municipal mains sewage system or utilizes a private treatment plant, which would incur ongoing management fees.
- Water supply checks: It is important to investigate the reliability and quality of the local water supply infrastructure serving the development to ensure consistent pressure and purity year-round.
- Broadband speed limitations: High-speed fibre broadband availability should be independently verified by prospective buyers who work remotely and rely heavily on fast, uninterrupted internet connectivity for daily employment.
- Future local development: Buyers should check local planning registers to determine if surrounding agricultural or zoned lands could be developed in the future, potentially impacting views and local traffic.
- Property boundary verification: Buyers should instruct their legal representative to carefully inspect the title deeds and boundary maps to ensure the private garden matches official Land Registry records precisely.
- Home insurance costs: Due to regional location factors and heating types, buyers should obtain preliminary insurance quotes early to ensure buildings and contents coverage remains reasonably priced before bidding.
- Snagging and structural survey: A comprehensive structural survey is strongly advised to identify any hidden defects, damp issues, or roof space deficiencies before unconditional contracts are signed by the buyer.
- BER certificate review: Buyers should inspect the detailed advisory report accompanying the C energy rating to identify the most cost-effective measures for improving the home to a higher standard.
- Management company fees: If the Beechview development features communal green spaces managed by a homeowners association, buyers must confirm whether annual service charges apply and check their current status.
- Fixture and fitting clarity: A detailed inventory list of included appliances, light fixtures, and floor coverings must be agreed upon in writing to prevent misunderstandings prior to closing the sale.
Price positioning
?
- The asking price appears somewhat elevated relative to comparable broader area transaction records, positioning this four-bedroom detached family home slightly above typical regional value expectations given its size and accommodation layout.
- Upward valuation signals stem from the inclusion of a ground floor ensuite bedroom, an additional sunroom, a C energy rating, and a private cul-de-sac position within a popular residential development.
- Potential factors that could undermine or support such a price point include fluctuating commuter demand for properties near the M4 motorway corridor and competitive alternative listings across the wider Killucan area.
- Relevant contextual observations involve stable historical asking price metrics recorded since initial listing alongside broader local market transaction figures showing detached homes frequently trading between three hundred and four hundred thousand euros.
Build Analysis
What we know from similar construction types
- The property is a detached four-bedroom home with a generous floor area of approximately 168 square meters, offering flexible family accommodation including a ground-floor bedroom with an ensuite.
- Features include a solid fuel stove in the living area, oil-fired central heating, a utility room, and an attached sunroom overlooking the private rear garden.
- A buyer should verify the planning compliance and building standards for the sunroom extension and any alterations, as well as checking the condition of the oil-fired heating system and solid fuel stove.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 1,800 euro to 2,200 euro.
- This estimate accounts for a 168 square meter detached home with a BER rating of C, utilizing oil-fired central heating and a solid fuel stove.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a predominantly rural and suburban residential setting in County Westmeath, appearing largely free from major industrial pollution concerns.
- Any potential proximity to historical local waste sites or minor industrial footprints should be verified through local environmental searches if specific concerns arise.
Flood Safe
8/10Water overflow reports to follow up
- The location in Rathwire does not feature prominently in major national recurring flood risk zones, though localized pooling during extreme weather events should always be checked.
- Proximity to the Royal Canal means buyers should review specific local drainage maps and flood risk indicators to ensure complete peace of mind.
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 Rathwire area
47 VILLAGE GREEN, KILLUCAN, CO WESTMEATH
- Sale date
- Declared sale price
- €345,000.00
25 ABBEYLANDS, RATHWIRE, KILLUCAN
- Sale date
- Declared sale price
- €370,000.00
RATHWIRE UPPER, KILLUCAN, WESTMEATH
- Sale date
- Declared sale price
- €570,000.00
PORTOCOLOM, HIGGINSTOWN, KILLUCAN
- Sale date
- Declared sale price
- €400,000.00
45 RADHARC AN MHUILINN, RATHWIRE, KILLUCAN
- Sale date
- Declared sale price
- €315,000.00
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
5 Beechview, Rathwire, Killucan
- Sale date
- Declared sale price
- €156,000.00
Buyer fees*
Associated expenses guide
- 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 the property value and registration type.
- Property valuation fees: approximately 150 euro to 250 euro for a standard mortgage or market valuation.
- Surveyor fees: approximately 400 euro to 800 euro depending on the level of detail required for a structural survey.
- Annual home insurance: approximately 350 euro to 600 euro depending on the level of cover and property location.
Forum Talk
What people are saying about this area
- Residents in the Killucan-Rathwire area frequently praise the strong sense of community and family-friendly atmosphere within developments like Beechview.
- Local forums highlight the convenience of local amenities including St. Joseph's National School, Columba College, and various sports facilities.
- Commuters in local discussions note the practical access to the M4 motorway at Kinnegad and the availability of Bus Éireann commuter services toward Dublin.
- Outdoor enthusiasts on community boards often mention the proximity of the Royal Canal and Royal Canal Greenway at Thomastown Harbour for walking and cycling.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property offers four bedrooms and a safe cul-de-sac location with local schools nearby, making it well-suited for young families.
- Teenagers7/10
With four bedrooms and ample living space including a sunroom, there is enough room for growing teenagers, though local secondary schooling options should be verified.
- Multi-generational Living8/10
The inclusion of a ground-floor bedroom with an ensuite provides excellent flexibility and convenience for multi-generational living arrangements.
- Single Buyers5/10
A four-bedroom detached home may offer more space and maintenance than a single buyer typically requires, though the asking price of €385,000 provides a detached option.
- Couples7/10
Offers generous space for couples looking to grow into a home, with a dedicated utility room and flexible floor plan.
- Empty Nesters7/10
The ground-floor bedroom and ensuite allow for single-level convenience, appealing to those looking to downsize while retaining guest space.
- Retirees7/10
Features like the ground-floor ensuite bedroom support future-proofing, though the property size and garden maintenance should be considered.
Work
3 areas- Remote Working8/10
The flexible ground-floor bedroom can easily serve as a dedicated home office for remote workers.
- Hybrid Commuting7/10
Convenient access to the M4 motorway at Kinnegad and Bus Éireann commuter services toward Dublin support hybrid commuting.
- Retired7/10
The quiet cul-de-sac setting and ground-floor bedroom suit retirees looking for accessibility and community.
Practical
8 areas- Ageing in Place8/10
The inclusion of a ground-floor bedroom with an ensuite significantly enhances the viability of ageing in place.
- Low Maintenance6/10
A detached 168 m² property with a private garden requires standard upkeep typical of family homes.
- Secure Gated Entry2/10
The property is located in an open cul-de-sac development rather than a secure gated community.
- Minimalist Design4/10
Features a traditional family layout with distinct rooms, a sunroom, and a utility room rather than minimalist open-plan spaces.
- Flexible Floor Plans9/10
A key advantage is the flexible layout, including a ground-floor bedroom with an ensuite that can adapt to guest or office needs.
- Heritage Home2/10
This is a modern suburban development property rather than a period or heritage home.
- Ecological Setup5/10
Features oil-fired central heating and a solid fuel stove, with a BER rating of C, leaving room for energy efficiency upgrades.
- Outdoor areas8/10
Benefits from a private rear garden and an adjoining sunroom that connects indoor and outdoor spaces effectively.
Interests
9 areas- Gardening7/10
The private rear garden provides a good canvas for keen gardeners to develop outdoor landscaping.
- Walking8/10
Proximity to the Royal Canal and Royal Canal Greenway at Thomastown Harbour offers excellent walking opportunities.
- Gym4/10
Specific gym facilities are limited locally, likely requiring travel to nearby towns such as Mullingar.
- Cycling8/10
Access to the Royal Canal Greenway nearby provides great routes for recreational cycling.
- Golf5/10
Local sporting amenities are present, but dedicated golf courses would require investigation into nearby towns.
- Fishing7/10
The nearby Royal Canal offers potential opportunities for local fishing enthusiasts.
- Horse Riding5/10
The semi-rural Westmeath setting allows for potential equestrian activities in the wider region.
- Water Sports3/10
Limited local water sports infrastructure aside from canal walks, requiring travel for major water activities.
- Entertaining8/10
Features a kitchen-living area, a sunroom overlooking the garden, and a private rear space well-suited for hosting guests.
Lifestyle
5 areas- Quiet Living9/10
Positioned within a quiet cul-de-sac in a residential development, offering a peaceful living environment.
- Rural Living6/10
Located in Rathwire, Killucan, providing a village feel with surrounding countryside rather than remote rural isolation.
- Village Living8/10
Situated within convenient reach of local shops, pharmacy, library, and community facilities in Killucan-Rathwire.
- Coastal Living1/10
The inland location in County Westmeath offers no proximity to the coast.
- Urban Living3/10
This is a suburban village setting rather than an urban center, though Mullingar is roughly 15km away.
Social
6 areas- Community Involvement8/10
The Killucan-Rathwire area offers a strong community offering with local GAA facilities and community amenities.
- Café Culture4/10
Local amenities include basic shops and a pharmacy, but extensive café culture is more typical of larger towns.
- Nightlife3/10
A quiet residential village environment with minimal nightlife options on the doorstep.
- Health/Wellness groups5/10
Local recreational facilities such as Killucan Park provide tennis and basketball courts, supporting active lifestyles.
- Networking Opportunities3/10
Networking options are sparse locally; professionals would generally look toward Mullingar or Dublin.
- Tech-Hub Connectivity3/10
The location functions primarily as a commuter and residential village rather than a recognized tech hub.
Listing information
- Agent
- Egans
- Phone
- 044 934 3044
- Published on HouseDelve
- 7 October 2026
- Correction
- Report an issue
HD-73C25EHouseDelve · 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.