50 Auburn Heights, Retreat Road, Athlone, Co. WestmeathN37X8D3
€280,000
3 Bed~2 Bath~100 m²~BER E
What you'll like:
- Desirable Retreat Road location: Situated in a highly sought-after area of Athlone, this address ensures strong long-term demand and excellent convenience for everyday living.
- Bright inviting sitting room: The front reception room provides a warm and comfortable environment, ideal for relaxing and easily accommodating family life.
- Spacious kitchen layout: The rear kitchen features functional proportions, offering great potential for daily meal preparation and casual family dining experiences.
- Double doors to garden: Direct access from the kitchen to the outdoor space enhances natural light penetration and creates a seamless indoor-outdoor living flow.
- Generously sized bedrooms: Two of the three bedrooms offer ample space for double beds and furniture, providing comfortable private quarters for occupants.
- Versatile third bedroom: The smaller third room serves brilliantly as a child's bedroom, dedicated home office space, or convenient guest accommodation.
- Downstairs guest WC: Having a toilet on the ground floor adds significant practical convenience for residents and visiting guests alike.
- Upstairs main bathroom: The primary bathroom is conveniently located adjacent to all sleeping quarters on the upper level for easy family access.
- Attached private garage: The inclusion of an attached garage provides invaluable secure storage space or potential for future functional integration.
- Spacious off-street parking: The sizeable driveway ensures plenty of room for multiple vehicles to park securely off the main public roadway.
- Private rear garden: The outdoor plot offers a secure enclosed space for children to play, gardening enthusiasts, or outdoor entertaining during warmer months.
- Appealing layout for families: The three-bedroom semi-detached configuration perfectly suits first-time buyers or growing families looking to establish roots locally.
- Stable asking price history: The recorded asking price has remained steady at 280000 euros since tracking began, indicating a firm pricing strategy from the seller.
- Established residential neighbourhood: Auburn Heights is a mature and well-regarded development, offering a settled community atmosphere and peace of mind.
- Proximity to local amenities: Residents benefit from easy access to local schools, shops, and healthcare facilities situated throughout the wider Athlone area.
- Natural light distribution: The layout benefits from good dual-aspect illumination, particularly in the rear kitchen area during afternoon hours.
- Clear upgrading potential: The property offers incoming buyers a fantastic canvas to modernise finishes and add personal style over time.
- Strong rental demand indicators: Properties in this specific location traditionally attract reliable interest from prospective tenants if used as an investment.
- Manageable floor area: At 100 square metres, the home strikes an ideal balance between spacious living areas and low heating or maintenance costs.
- Direct agent representation: Professional representation by DNG Begley ensures structured communication and transparent handling of enquiries throughout the purchase process.
But keep in mind:
- Poor energy rating: The property holds an E BER rating, which indicates substandard thermal efficiency and suggests that substantial insulation upgrades will be required.
- High retrofit costs likely: Improving the energy rating from an E to a modern standard will demand considerable financial investment in heating and insulation.
- Potential draft issues: The low energy rating often correlates with cold spots and higher monthly heating bills, which buyers should budget for accordingly.
- Outdated heating systems: An E-rated home of this vintage may rely on older, less efficient boilers that require replacement in the near future.
- Garage conversion potential limits: While the attached garage is useful, buyers hoping to convert it into living space must verify local planning rules.
- Upstairs bathroom congestion: With only one bathroom serving all three bedrooms upstairs, busy morning routines could create bottlenecks for a larger family.
- Third bedroom size constraints: The smallest bedroom has limited floor space, meaning furniture placement options will be restricted compared to the main rooms.
- Lack of property type disclosure: The official listing details do not explicitly classify the exact structural type, requiring buyers to verify boundary and party walls.
- Potential maintenance liability: Older semi-detached homes in established estates often require ongoing repairs to roofing, plumbing, and exterior masonry.
- Garden landscaping required: The outdoor garden space may need significant investment to achieve a polished finish suitable for modern outdoor entertaining.
- Stagnant price positioning: The lack of any price adjustments since tracking commenced could suggest an inflexible vendor who is resistant to early market feedback.
- Future retrofit grant reliance: Buyers should investigate whether SEAI grants will adequately cover the high costs needed to modernise the energy performance.
- Single-pane or older glazing: E-rated properties frequently feature older windows that let in drafts and external noise, necessitating eventual replacement.
- Ventilation and damp checks: Older housing stock with lower energy ratings should be inspected thoroughly for potential condensation and damp issues.
- Parking congestion limits: Although the driveway is spacious, visitors may occasionally find on-street parking in the estate somewhat restricted during peak times.
- Kitchen appliance condition: Buyers should verify whether white goods and kitchen appliances are included in the sale and check their functional working order.
- Roof insulation verification: The buyer should independently verify the depth and quality of attic insulation to ensure it meets current recommended standards.
- Electrical wiring inspection: A professional survey is strongly advised to check if the electrical fuse board and wiring meet modern safety compliance standards.
- Boundary line clarity: Buyers must examine title deeds carefully to confirm exact boundary lines shared with neighbouring properties in the estate.
- Local traffic patterns: Retreat Road can experience high traffic volumes during school and work commute times, which might impact ease of exiting the estate.
Price positioning
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- The asking price of €280,000 for this three-bedroom semi-detached home on Retreat Road appears somewhat elevated when considering the weak E energy rating, which will inevitably demand immediate capital investment from a prospective buyer to improve domestic thermal efficiency.
- Overvaluation signals stem from the combination of a suboptimal BER rating and an asking price that positions the property close to better-performing local alternatives, potentially limiting competitive bidding among first-time buyers seeking turn-key condition.
- Factors that could support such a price include the highly desirable, established location on Retreat Road near Athlone town amenities, alongside practical features like an attached garage and off-street parking that strongly appeal to growing families.
- Additional market relevance is provided by the stable asking-price history recorded since mid-2026, indicating the seller is holding firm on expectations despite efficiency headwinds, though further buyer negotiations may be required to bridge the energy performance gap.
Build Analysis
What we know from similar construction types
- The property is a three-bedroom, semi-detached home measuring approximately 100 square metres, featuring an attached garage and a spacious driveway.
- The layout includes a downstairs WC and a main bathroom upstairs, along with a kitchen featuring double doors opening to the rear garden.
- A buyer should investigate the structural condition of the attached garage, potential damp issues, and the overall state of the roof and window glazing given the property's age and energy rating.
- Verification of local planning compliance regarding any past alterations or extensions should be carried out by a qualified surveyor or solicitor.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a poor BER rating of E, indicating that significant energy upgrades are required to bring it to a modern standard.
- A comprehensive deep retrofit to achieve a BER rating of B2 or higher would likely cost between EUR 40,000 and EUR 60,000.
- Estimated costs would cover external wall insulation, upgraded roof insulation, replacement windows and doors, and the installation of a modern heat pump or high-efficiency heating system.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1800 to 2300 euro.
- Explanation: Given the floor area of 100 square meters and a less efficient BER rating of E, the property is likely to experience higher heat loss, resulting in increased energy usage to maintain a comfortable indoor temperature.
Pollution Safe
8/10Environmental 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 Athlone 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: €2,800 — 1% of €280,000.
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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 1500 to 2500 euro plus VAT and outlays.
- Land registration fees: approximately 400 to 800 euro depending on the property type and registration complexity.
- Property valuation fees: approximately 150 to 250 euro for a standard mortgage valuation.
- Surveyor fees: approximately 400 to 800 euro depending on the level of detail required for a structural survey.
- Annual home insurance: approximately 350 to 600 euro depending on the level of building and contents cover chosen.
Forum Talk
What people are saying about this area
- Residents frequently discuss the convenience and popularity of Retreat Road for families and commuters in Athlone.
- Local forums highlight active community groups and neighborhood watch initiatives around Auburn Heights.
- Discussion often centers on the strong demand for well-located semi-detached homes close to local schools and amenities.
- Traffic flow during peak morning and school hours along the main access routes is a common topic among locals.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features three bedrooms and a secure garden space with a convenient layout on Retreat Road, making it well-suited for young families. The third bedroom can easily serve as a child's room.
- Teenagers7/10
With three bedrooms and a separate sitting room, there is reasonable personal space for teenagers, though the 100 m² floor area is relatively compact as they grow older.
- Multi-generational Living4/10
The semi-detached layout with 100 m² of floor space provides limited privacy for multi-generational living, though the downstairs WC adds some practical convenience.
- Single Buyers8/10
At an asking price of €280,000 for a three-bedroom home in Athlone, this property represents an accessible option for single buyers looking to step onto the property ladder.
- Couples9/10
An excellent choice for couples looking for room to grow, offering flexible extra bedroom space for a home office or guest accommodation.
- Empty Nesters7/10
The manageable size and convenient location offer a comfortable downsize option, though stairs to the main bathroom should be considered for long-term accessibility.
- Retirees6/10
While the single-car garage and off-street parking are convenient, the two-story layout with an upstairs bathroom and an E BER rating may require future energy efficiency upgrades and mobility considerations.
Work
3 areas- Remote Working8/10
The third bedroom offers an ideal dedicated space for a home office, making it very suitable for remote workers.
- Hybrid Commuting7/10
Athlone offers strong transport links via road and rail, supporting hybrid commuters traveling to major employment hubs.
- Retired6/10
The property provides manageable living spaces, though retirees should note the E BER rating and potential heating costs.
Practical
8 areas- Ageing in Place5/10
Features two stories with an upstairs bathroom and a downstairs WC, meaning some modifications might be required for long-term ageing in place.
- Low Maintenance6/10
Semi-detached layout with manageable outdoor space, though the E BER rating indicates that energy efficiency upgrades may be needed to minimize future maintenance and heating costs.
- Secure Gated Entry3/10
The property features a spacious driveway and attached garage rather than a secure gated entry system.
- Minimalist Design5/10
Traditional semi-detached layout featuring defined rooms rather than an open-plan minimalist architectural style.
- Flexible Floor Plans7/10
The three-bedroom layout includes a versatile third room that can adapt as a child's bedroom, guest room, or home office.
- Heritage Home3/10
This is a standard semi-detached residential property rather than a traditional heritage or period home.
- Ecological Setup3/10
With an E BER rating, the property has significant room for environmental and energy efficiency improvements.
- Outdoor areas7/10
Benefits from an attached garage, a spacious driveway for off-street parking, and a rear garden accessible directly from the kitchen.
Interests
9 areas- Gardening6/10
Features a private rear garden accessible via double doors from the kitchen, offering a blank canvas for gardening enthusiasts.
- Walking7/10
The suburban location on Retreat Road allows for pleasant neighborhood walks and reasonable access to local footpaths.
- Gym6/10
Proximity to Athlone town amenities ensures reasonable access to local fitness centers and leisure facilities.
- Cycling6/10
The residential setting offers manageable cycling routes into Athlone town and surrounding areas.
- Golf6/10
Athlone Golf Club and nearby courses are within reasonable driving distance for golf enthusiasts.
- Fishing7/10
Athlone's location along the River Shannon provides good proximity for fishing enthusiasts.
- Horse Riding5/10
Equestrian facilities are typically found in the surrounding rural parts of County Westmeath rather than immediately suburban areas.
- Water Sports7/10
The proximity to the River Shannon and local lakes makes this a suitable location for water sports enthusiasts.
- Entertaining7/10
The kitchen with double doors opening to the garden, paired with a bright sitting room, provides a functional layout for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Located in a popular residential area in Athlone, the property offers a generally peaceful suburban setting while remaining close to local conveniences.
- Rural Living3/10
This is an established suburban residential location rather than a rural setting, offering close proximity to town amenities.
- Village Living5/10
Situated on Retreat Road in Athlone, the location provides a balanced suburban feel with good access to local neighborhood amenities.
- Coastal Living1/10
Athlone is an inland location in County Westmeath with no proximity to coastal areas.
- Urban Living7/10
Provides good access to Athlone town centre conveniences, shopping, and services while maintaining a residential neighborhood feel.
Social
6 areas- Community Involvement7/10
Established residential settings like Auburn Heights typically feature active local community networks.
- Café Culture7/10
A short distance from Athlone town centre where a variety of local cafes and dining options are available.
- Nightlife6/10
Access to local pubs and nightlife venues is readily available within Athlone town.
- Health/Wellness groups7/10
Good access to local healthcare providers, wellness classes, and sports clubs in the wider Athlone area.
- Networking Opportunities6/10
Proximity to Athlone's commercial hubs offers standard local networking and business community engagement.
- Tech-Hub Connectivity6/10
Buyers should verify local broadband speeds for remote tech requirements, though standard infrastructure is generally available in the area.
Listing information
- Agent
- DNG Begley
- Phone
- 090 64 91531
- Current status
- active
- Published on HouseDelve
- 20 October 2026
- Correction
- Report an issue
HD-9FCA59HouseDelve · 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.