5 Forest Mill Way, Athlone West, RoscommonN37R9C6
€380,000
4 Bed~4 Bath~BER B3
What you'll like:
- Efficient Energy Rating: The property holds a strong B3 energy rating, which indicates good thermal efficiency and may qualify the buyer for potential green mortgage interest rate discounts.
- Spacious Three-Story Layout: Extending to approximately 1,470 square feet, the accommodation offers generous proportions distributed across three distinct levels to easily accommodate a growing family.
- Multiple Ensuite Bathrooms: Featuring three bathrooms in total, including two private ensuite shower rooms, the home provides exceptional convenience and privacy for family members and visiting guests.
- Flexible Top Floor: The expansive top-floor bedroom incorporates fitted wardrobes and an ensuite, creating an ideal private retreat, guest suite, or dedicated home office space.
- Established Residential Setting: Situated within a mature and thoughtfully landscaped development, the home benefits from attractive green areas and mature boundary trees that enhance neighborhood character.
- Convenient Employment Proximity: Major pharmaceutical companies and regional employment hubs are located just a five-minute drive away, significantly reducing daily commuting times for working professionals.
- Direct Motorway Access: The nearby motorway network provides fast and convenient connectivity to surrounding major towns and cities, making regional travel straightforward for regular commuters.
- Growing Local Amenities: Monksland and Bealnamulla offer an expanding array of district shopping facilities, local schools, and everyday services all situated within very convenient reach.
- Public Transport Links: Local bus services operate in the immediate area to provide reliable and accessible transportation directly into Athlone town centre for shopping and leisure.
- Quality Kitchen Finishes: The open-plan kitchen and dining area is appointed to a high standard with durable quartz worktops and an extended breakfast bar for casual dining.
- Seamless Indoor Outdoor Flow: Sliding patio doors connect the kitchen and dining space directly to the rear garden patio, creating an ideal environment for warm-weather outdoor entertaining.
- Flexible Living Areas: The front sitting room features an inviting bay window and open fireplace, with glazed French doors that allow it to be linked to or separated from the dining room.
- Practical Utility Space: A separate utility room houses the washing machine, dryer, and gas boiler while offering useful extra storage to keep domestic tasks organized and out of sight.
- Off-Street Parking: The front of the property features a fully paved double driveway, ensuring ample and convenient off-street parking space for multiple vehicles.
- Secure Side Access: A gated side entrance provides practical, direct access from the front driveway to the rear garden for convenient maintenance and bin storage.
- Fitted Storage Solutions: All four bedrooms are equipped with built-in wardrobes, maximizing floor space and providing ready-to-use storage solutions for incoming occupants.
- Travertine Hallway Tiling: The welcoming entrance hallway is finished with classic travertine floor tiles, delivering a durable and sophisticated first impression for visitors.
- Stable Asking Price: The recorded price history shows the asking price has remained stable at €380,000, suggesting a firm initial pricing strategy by the vendor.
- Family-Friendly Outdoor Space: The generous rear garden includes a dedicated patio area, offering plenty of secure room for children to play and adults to relax outdoors.
- Respected Builder Heritage: The development was constructed by one of Athlone's most respected house builders, offering buyers added confidence in the original build quality and estate management.
But keep in mind:
- Three-Story Stair Configuration: Living accommodation spread across three vertical levels means managing multiple flights of stairs daily, which might prove inconvenient for toddlers or less mobile occupants.
- Upstairs Bathroom Count: While the property features three bathrooms overall, the buyer should verify the exact fixture count on the first floor to ensure sufficient facilities for the three bedrooms located there.
- Potential Garden Overlooking: Buyers should inspect the rear garden boundaries during viewing to check for potential overlooking from adjacent properties within the mature residential estate.
- Management Company Fees: Because the development features landscaped green areas and established boundaries, prospective buyers must investigate whether an estate management company operates and what annual fees apply.
- Maintenance of Paved Driveway: The fully paved front double driveway will require periodic weed control and occasional power washing to maintain its neat and appealing aesthetic appearance.
- Gas-Fired Central Heating: The home relies on a gas boiler housed in the utility room, meaning the buyer should budget for routine annual servicing and potential future replacement costs.
- Staircase Landing Space: The upper staircases and landings should be carefully measured by the buyer to ensure hassle-free delivery of bulky bedroom furniture during the moving process.
- Second Floor Eaves Storage: The top-floor bedroom and landing storage areas may be affected by sloping roof eaves, potentially limiting the placement of tall furniture items.
- Open Fireplace Efficiency: The open fireplace in the front sitting room adds traditional charm but typically offers lower heating efficiency compared to a sealed closed-fuel stove.
- Local Traffic Congestion: Proximity to fast-growing commercial areas and nearby employment hubs may result in peak-hour traffic bottlenecks along local approach routes.
- School Capacity Proximity: Buyers with school-age children should independently verify current enrollment capacities and catchment areas for local schools in the Monksland and Athlone areas.
- Parking Allocation Limits: While the double driveway accommodates two cars, visitors may need to rely on limited communal estate parking during busy family gatherings.
- Drainage and Surface Water: Given the extensive paving at the front and patio at the rear, buyers should inspect surface water drainage to ensure proper runoff away from the building foundations.
- Boundary Fence Responsibilities: The buyer's legal representative should clarify ownership and maintenance obligations for the timber side gate and surrounding garden boundary fencing.
- Broadband Infrastructure Quality: Prospective buyers working from home should verify the availability and maximum download speeds of high-speed fibre broadband connections at this specific address.
- Proximity to Commercial Zones: While convenience to nearby pharmaceutical and commercial centers is a positive, buyers should check whether light industrial activity causes any ambient daytime noise.
- Ventilation in Utility Room: The separate utility room houses laundry appliances and the gas boiler, making it vital to check that adequate mechanical or passive ventilation is installed.
- Future Extension Limitations: As a semi-detached property with a developed three-story layout and existing rear patio, opportunities for major ground-floor or attic extensions may be structurally restricted.
- Public Transport Frequency: Local bus services provide access to Athlone town centre, but buyers relying on public transit should examine current timetables to ensure they suit work schedules.
- Asking Price Alignment: With the asking price holding firm at €380,000, buyers should conduct thorough comparative market research on recent local transactions to assess fair market value.
Price positioning
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- The asking price of €380,000 for this spacious four-bedroom residence appears slightly elevated relative to verified historical transactions within the same development, which indicate achieved prices ranging from €322,000 to €390,000 depending on specific property size and condition.
- Upward valuation signals include the modern B3 energy rating, an expansive three-storey layout covering approximately 1,470 square feet, high-end interior finishes such as quartz worktops, and dual ensuite facilities that typically attract strong family demand.
- This ambitious pricing could be supported by the growing Monksland commercial sector and proximity to major pharmaceutical employers, though it might be undermined by recent local comparable sales registering below the asking figure.
- The stable asking-price history observed since tracking began suggests the seller is testing the upper limits of the local market, leaving potential room for negotiation depending on broader buyer competition and prevailing mortgage interest rates.
Build Analysis
What we know from similar construction types
- The property is a three-storey semi-detached residence extending to approximately 1,470 sq. ft. featuring four bedrooms and multiple bathrooms, which requires a buyer to inspect the layout and flow across all three levels.
- The listing indicates standard modern finishes such as travertine tiling, quartz worktops, and fitted wardrobes, but a buyer should verify the quality of construction and check for any potential maintenance issues typical of multi-storey timber-frame or masonry builds.
- Given the presence of a gas-fired central heating system and an open fireplace, the buyer should ensure all flues, boilers, and ventilation systems comply with current safety standards.
- External features include a fully paved double driveway and a rear garden with a patio; a buyer should check surface water drainage around the paved areas to prevent pooling or dampness near the foundations.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,200 to €1,600.
- Explanation: Given the B3 energy rating and approximately 1,470 sq. ft. of floor area heated by gas-fired central heating, energy consumption is expected to be moderately efficient compared to older homes.
Environmental checks
Area-level evidence and things to investigate
Air quality
Location could not be matched to the air-quality model.
Nearby sites
Location could not be matched precisely enough to check nearby sites.
Nearby infrastructure
Location could not be matched precisely enough to check nearby infrastructure.
Flood Safe
8/10Water overflow reports to follow up
- The property is situated in the Monksland area on the outskirts of Athlone, a well-established residential setting that generally benefits from elevated topography away from major river corridors.
- Although specific map evidence is unavailable for this precise site, the surrounding region in County Roscommon is largely characterized by dry land with manageable local drainage, lowering overall fluvial risk.
- The home features living accommodation spread across three floors, providing practical layout advantages while remaining subject to standard considerations regarding intense surface water downpours.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estateExtra effort was used to find nearby sales here
3 FOREST MILL WAY, BEALNAMULLA, ATHLONE
- Sale date
- Declared sale price
- €325,000.00
10 FOREST MILL WAY, BEALNAMULLA, ATHLONE
- Sale date
- Declared sale price
- €390,000.00
25 FOREST MILL WAY, BEALNAMULLA, ATHLONE
- Sale date
- Declared sale price
- €351,000.00
27 FOREST MILL WAY, BEALNAMULLA, ATHLONE
- Sale date
- Declared sale price
- €322,000.00
Recent sales in the wider Athlone West 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: €3,800 — 1% of €380,000.
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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: €1,500 to €3,000 excluding VAT and outlays.
- Land registration fees: €400 to €800 depending on property value and registration type.
- Property valuation fees: €150 to €250 for a standard mortgage valuation.
- Surveyor fees: €400 to €800 depending on the level of detail required for a structural survey.
- Annual home insurance: €400 to €800 per year depending on the policy and level of cover.
Forum Talk
What people are saying about this area
- Residents in the Monksland and Bealnamulla areas frequently discuss the rapid residential and commercial growth, noting that the location has become a major hub on the outskirts of Athlone.
- Local community forums highlight the convenience of the area for commuters, particularly due to the proximity of major pharmaceutical employers and quick access to the nearby motorway network.
- Discussions on local groups often point to the continuous development of everyday services, district shopping facilities, and schools within the wider Monksland sector.
- Commuters frequently share updates regarding local bus services connecting the neighbourhood directly to Athlone town centre for wider shopping and leisure amenities.
- Homeowners in similar mature residential developments in the Roscommon area often comment on the high demand for family properties featuring dedicated green spaces and established boundaries.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features a mature, walled residential development with established green areas and a safe rear garden, making it a suitable environment for young families.
- Teenagers8/10
Offering four bedrooms spread over three floors, including a top-floor suite with an ensuite, teenagers can enjoy a good degree of privacy and space.
- Multi-generational Living7/10
The three-floor layout provides distinct separation between levels, allowing extended family members or older relatives to have their own private area.
- Single Buyers6/10
A spacious four-bedroom home might be larger and more expensive than what a typical single buyer requires, though the location near employment centres is appealing.
- Couples7/10
Provides plenty of room for couples planning to grow a family or those who frequently host guests, with a well-appointed open-plan kitchen and dining area.
- Empty Nesters6/10
Four bedrooms over three floors may involve more stairs and maintenance than empty nesters typically desire, but the location offers good local amenities.
- Retirees5/10
The three-floor layout with multiple staircases may not be ideal for ageing in place, though the low-maintenance paved driveway and garden offer some practical benefits.
Work
3 areas- Remote Working8/10
The fourth bedroom on the second floor with its own ensuite provides an excellent, private space for a dedicated home office.
- Hybrid Commuting8/10
Benefiting from a nearby motorway network and local bus services, commuting to surrounding towns and cities is well supported.
- Retired5/10
While the area is peaceful, the three-story layout might be less practical for retirees looking for single-level living.
Practical
8 areas- Ageing in Place4/10
The four-bedroom property spans three floors with multiple staircases, which may present mobility challenges for ageing in place.
- Low Maintenance7/10
Features a fully paved double driveway and a manageable rear garden with a patio, minimizing heavy exterior upkeep.
- Secure Gated Entry3/10
The property is situated in an open walled residential development rather than a secure gated community, though it does feature gated side access.
- Minimalist Design5/10
The home has traditional elements such as an open fireplace, fitted cabinetry, and classic travertine tiling rather than a strictly minimalist aesthetic.
- Flexible Floor Plans8/10
The layout includes interconnected reception spaces via French doors and a versatile top-floor bedroom suite that can adapt to various family needs.
- Heritage Home2/10
This is a modern, purpose-built semi-detached residence within a managed estate rather than a period or heritage home.
- Ecological Setup6/10
Equipped with a B3 BER rating and gas-fired central heating, indicating standard modern energy efficiency.
- Outdoor areas7/10
Includes a fully paved double driveway to the front and a generous rear garden with a patio area for outdoor relaxation and dining.
Interests
9 areas- Gardening6/10
Features a generous rear garden with a patio area, offering a good space for domestic gardening and outdoor planting projects.
- Walking7/10
The established green areas and local neighborhood footpaths provide pleasant settings for casual daily walks.
- Gym6/10
Proximity to Athlone town centre ensures that standard gym and fitness facilities are within a short drive.
- Cycling6/10
The suburban location allows for cycling access to local amenities, though buyers should verify dedicated cycle lane infrastructure into the town centre.
- Golf6/10
Athlone offers local golf amenities within a reasonable driving distance from the Monksland area.
- Fishing6/10
The proximity to the River Shannon and surrounding waterways in the Athlone region provides accessible options for fishing enthusiasts.
- Horse Riding5/10
Equestrian facilities may be found in the wider rural parts of Roscommon and Westmeath, but require transport from this suburban setting.
- Water Sports6/10
The nearby River Shannon and local lakes offer good opportunities for boating and water sports enthusiasts.
- Entertaining8/10
The open-plan kitchen and dining area with sliding patio doors, combined with a separate sitting room connected via French doors, makes hosting very convenient.
Lifestyle
5 areas- Quiet Living8/10
Situated within a mature, walled residential development lined with beech trees, providing a peaceful and private neighborhood setting.
- Rural Living4/10
Located in a growing residential and commercial suburban area on the outskirts of Athlone rather than a true rural or countryside location.
- Village Living7/10
Monksland offers a growing range of local amenities, schools, and everyday services within easy reach, creating a close-knit community feel.
- Coastal Living1/10
The property is located inland in County Roscommon, far away from any coastal areas.
- Urban Living6/10
While not directly in the city center, local bus services provide convenient access to Athlone town centre and its wider range of facilities.
Social
6 areas- Community Involvement7/10
Located in a mature, established residential development where community ties and local neighborhood groups are typically active.
- Café Culture6/10
Local district shopping facilities in Monksland and nearby Athlone town centre offer accessible café options.
- Nightlife5/10
Monksland is primarily residential, meaning residents will typically head into Athlone town centre for a broader selection of pubs, bars, and nightlife.
- Health/Wellness groups6/10
Access to local health and wellness groups can be found through community facilities in the wider Athlone area.
- Networking Opportunities6/10
Proximity to major pharmaceutical companies and employment hubs provides good professional networking potential locally.
- Tech-Hub Connectivity6/10
Buyers should verify local broadband speeds and fiber availability to ensure optimal tech-hub connectivity for remote tech roles.
Listing information
- Agent
- Stan Bradbury Estate Agent
- Phone
- 0863067991
- Current status
- active
- Published on HouseDelve
- 10 November 2026
- Correction
- Report an issue
HD-C77A69HouseDelve · 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.