61 Clauin Craoibh, Kinnegad, WestmeathN91PX03
€260,000
2 Bed~2 Bath~78 m²~BER C
What you'll like:
- Central Town Location: Positioned within a short walking distance to the town centre, ensuring easy access to local shops, schools, and essential amenities for daily convenience.
- South Facing Garden: Features a highly desirable south-facing rear orientation, maximizing natural sunlight exposure throughout the day for outdoor living and gardening enjoyment.
- Direct Outdoor Access: Includes French double doors connecting the living room and kitchen, creating an open-plan feel that is ideal for modern family living and entertaining.
- Green Area Views: Situated directly overlooking a large open green area, providing an enhanced sense of space and a pleasant outlook from the front of the home.
- Maintenance Free Exterior: Built with a low-maintenance exterior finish, significantly reducing long-term upkeep obligations and external painting costs for the future homeowner.
- Allocated Parking Space: Benefits from dedicated off-street parking directly associated with the dwelling, offering secure and convenient vehicle storage right outside the front door.
- Double Bedroom Layout: Accommodates two well-proportioned double bedrooms on the upper floor, ensuring adequate room sizes rather than relying on a cramped single box room.
- Security System Installed: Comes fully fitted with an operational alarm system, providing immediate peace of mind regarding property security and intruder deterrence upon moving in.
- Gas Central Heating: Equipped with a reliable gas-fired central heating system, allowing for efficient temperature regulation and quick home warm-up during colder winter months.
- Double Glazed Windows: Fitted with PVC double-glazed windows throughout, helping to improve interior thermal insulation and reduce external street noise intrusion effectively.
- Traditional Living Fireplace: Features an attractive cast iron open fire in the main living room, offering a cozy focal point and traditional ambiance for winter evenings.
- Convenient Commuter Access: Located close to the M4 and M6 motorways alongside local bus routes, making it highly practical for commuters traveling to major employment hubs.
- Stable Asking Price: Maintained a steady asking price of €260,000 without upward revisions, suggesting a transparent initial valuation strategy by the vendor and realistic market expectations.
- Guest Cloakroom Facility: Includes a convenient downstairs guest WC, adding practical sanitation facilities on the ground floor for visiting guests without using upstairs bathrooms.
- Well Proportioned Interior: Offers a functional 78 square meter layout that efficiently utilizes space across two floors without awkward corridors or wasted square footage.
- Established Development: Positioned within a sought-after residential neighbourhood known as Cluain Craoibh, traditionally offering stable community appeal and neighborhood desirability over time.
- Educational Proximity: Situated within convenient reach of local primary and secondary schools, making the property an attractive option for young families or buy-to-let investors.
- Flexible Living Spaces: Provides clear structural separation between rooms via double doors, allowing residents to either open up the ground floor or keep spaces private.
- Natural Light Flow: Large front windows and the south-facing rear orientation combine to maximize daylight penetration into both the living quarters and kitchen areas.
- Ready Investment Potential: The two-bedroom configuration and central commuter location present strong potential rental yields for property investors targeting the local Westmeath market.
But keep in mind:
- Moderate BER Rating: Holds a C energy rating, which may indicate that future upgrades to insulation or heating controls are required to achieve optimal energy efficiency.
- Sold As Seen Basis: Being sold on an 'as seen' basis, meaning buyers should thoroughly inspect the property for hidden defects as the vendor offers limited warranty.
- Limited Bathroom Count: Features only one upstairs bathroom and a downstairs WC, which might create morning bottlenecks for households utilizing both double bedrooms fully.
- Open Fire Efficiency Loss: The traditional open fire in the living room can cause heat loss through the chimney when not in use, impacting overall thermal performance.
- Disclaimer Limitations: Agent disclaimers state that particulars are for guidance only and services are not warranted, placing full due diligence responsibility onto the purchaser.
- Unknown Structural Condition: Because no recent structural survey details are provided, buyers must independently verify the physical condition of roof timbers, walls, and foundations.
- Potential Appliance Age: Buyers should check the working order of all integrated or freestanding kitchen appliances included in the sale given the 'as seen' transaction terms.
- Upstairs Space Constraints: With a total floor area of 78 square meters split across two levels, the upstairs bedrooms and main bathroom may feel compact for growing families.
- Plumbing System Inspection: Prospective purchasers should verify the condition of the gas boiler and radiators to ensure they comply with current safety standards and efficiency.
- Electrical Compliance Check: The operational status of the security alarm and fuse board should be professionally tested by an electrician prior to unconditional contract signing.
- Garden Boundary Verification: Buyers must cross-reference the title deeds with the physical garden boundaries to ensure there are no encroachments or shared access disputes.
- Management Company Fees: If the development is managed privately, buyers must investigate whether annual estate maintenance or service charges apply to the green areas.
- Future Expansion Limits: The 78 square meter footprint and garden layout may severely restrict options for major ground-floor extensions without sacrificing outdoor space.
- Local Noise Factors: Overlooking a large green area can sometimes result in higher ambient noise levels from children playing or community gatherings during peak weather.
- Ventilation and Damp Check: Given the C energy rating, buyers should carefully inspect window seals and bathroom extractor fans for signs of condensation or historical damp.
- Roof and Attic Insulation: The exact depth and specification of attic insulation should be physically verified during a survey to determine if modern minimum standards are met.
- Water Pressure Testing: Purchasers should test all taps and shower facilities simultaneously to ensure adequate mains water pressure throughout the two-story structure.
- External Finish Longevity: While described as maintenance-free, the exterior render should be inspected for hairline cracking or weather staining that could worsen over time.
- Commuter Traffic Congestion: Proximity to the M4 and M6 motorways and local bus routes could lead to localized rush-hour traffic bottlenecks near the town centre access points.
- Pricing Strategy Ambiguity: The lack of historical price reductions makes it harder to gauge immediate seller flexibility, requiring buyers to rely heavily on comparable local data.
Price positioning
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- The asking price appears modestly elevated relative to typical regional benchmarks for a two-bedroom property, reflecting premium expectations driven by its highly central location, proximity to transport links, and desirable features such as a south-facing rear garden.
- Valuation signals show strength in the balanced interior layout, alarm system, and gas central heating, though countered by a moderate C energy rating that may require future efficiency upgrades to match top-tier market expectations.
- Market support for this pricing level relies heavily on sustained commuter demand and limited supply in the immediate development, whereas potential oversupply or sluggish buyer interest in the two-bedroom sector could undermine the asking figure.
- The recorded asking-price history indicates a stable pricing strategy with no reductions observed since initial listing, suggesting the vendor is currently firm on valuation and anticipating competitive interest from first-time buyers or investors.
Build Analysis
What we know from similar construction types
- The property is a two-bedroom, two-bathroom terraced or semi-detached style house spanning approximately 78 square metres, featuring a well-proportioned layout with two double bedrooms.
- Key construction and layout features noted include a maintenance-free exterior, PVC double-glazed windows, gas central heating, an open cast-iron fireplace in the living room, and French double doors connecting the living room and kitchen.
- The house benefits from a south-facing rear garden and overlooks a large green area within a central development close to the town centre.
- Buyers should investigate the operational status and efficiency of the gas central heating system and verify the condition of the open fire and chimney.
- Given that the property is sold 'as seen', a thorough structural survey is recommended to check for any hidden wear and tear, dampness, or compliance with current building regulations.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 1,000 to 1,400 euro.
- This estimate is based on the 78 square metre floor area and a C BER rating, utilizing the property's gas central heating system.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a residential suburban setting with no major heavy industrial facilities or active large-scale incinerators immediately apparent nearby.
- Any historical land uses or minor legacy industrial concerns in the wider region should be independently verified by the purchaser if required.
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: €2,600 — 1% of €260,000.
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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 3,000 euro plus outlay and VAT.
- Land registration fees: approximately 400 to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 to 300 euro.
- Surveyor fees: approximately 400 to 800 euro depending on the level of detail required.
- Annual home insurance: approximately 350 to 650 euro depending on the coverage and policy details.
Forum Talk
What people are saying about this area
- Residents in Kinnegad frequently discuss the convenience of the town's location for commuters due to its proximity to the M4 and M6 motorways.
- Local community forums often highlight the growing amenities in the area, including schools, shops, and sports facilities within walking distance of developments like Cluain Craoibh.
- Public transport connectivity via local bus routes is a regular topic of discussion for those commuting to Dublin or nearby major towns.
- The peaceful residential atmosphere and proximity to green areas are frequently noted as positive aspects of living in this part of Westmeath.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property features two bedrooms and a south-facing rear garden, making it suitable for a small family with young children, though space will become tight as they grow.
- Teenagers5/10
With a floor area of 78 m² and only two bedrooms, teenagers will likely find the living quarters cramped and lacking in private personal space.
- Multi-generational Living2/10
A 2-bedroom layout of 78 m² is far too small to comfortably accommodate multiple generations under one roof.
- Single Buyers9/10
An asking price of €260,000 for a well-presented two-bedroom home close to town amenities makes this an ideal entry-level option for a single buyer.
- Couples9/10
The two double bedrooms and central location provide an excellent, manageable living arrangement for couples starting out.
- Empty Nesters8/10
The manageable size and low-maintenance exterior suit downsizers looking to reduce upkeep while staying close to town amenities.
- Retirees7/10
While the two-story layout requires stair climbing, the low-maintenance exterior and central location offer good convenience for retirees.
Work
3 areas- Remote Working7/10
The second bedroom can easily double as a home office, though buyers should verify broadband speeds in the development.
- Hybrid Commuting8/10
The property's close proximity to the M4 and M6 motorways and local bus routes makes hybrid commuting very feasible.
- Retired8/10
The manageable property size and central location suit retired individuals seeking convenience without heavy maintenance.
Practical
8 areas- Heritage Home2/10
This is a modern development property rather than a traditional heritage home.
- Flexible Floor Plans5/10
The layout is relatively standard for a 2-bedroom house, featuring a living room, kitchen, and guest w/c on the ground floor.
- Ageing in Place5/10
The two-story configuration with bedrooms upstairs poses challenges for long-term ageing in place without future modifications.
- Low Maintenance8/10
The listing specifically highlights a maintenance-free exterior, reducing ongoing upkeep burdens for the owner.
- Secure Gated Entry2/10
The property is situated in an open development rather than a secure gated community.
- Minimalist Design7/10
The 78 m² footprint naturally lends itself to a streamlined, minimalist lifestyle.
- Ecological Setup5/10
The property holds a C BER rating, meaning energy efficiency could potentially be upgraded from its current baseline.
- Outdoor areas7/10
Features a south-facing rear garden and overlooks a large green area, offering pleasant outdoor connection.
Interests
9 areas- Gardening6/10
The south-facing rear garden provides a sunny space for keen gardeners to develop, though it is relatively compact.
- Walking8/10
The central location within walking distance to the town centre and local amenities supports a walking-friendly daily routine.
- Gym5/10
Buyers should verify local fitness facilities in Kinnegad, as the listing highlights general town amenities without specifying a gym.
- Cycling6/10
The local road network around Kinnegad allows for cycling, though specific dedicated cycle lanes should be verified locally.
- Golf5/10
Buyers interested in golf should investigate nearby course availability in County Westmeath or neighboring counties.
- Fishing5/10
Proximity to local angling spots should be verified by interested buyers, given the inland Westmeath location.
- Horse Riding5/10
Equestrian enthusiasts should check for local riding stables and livery yards in the surrounding Kinnegad area.
- Water Sports2/10
The inland location is not suited for water sports enthusiasts without traveling significant distances.
- Entertaining6/10
French double doors between the living room and kitchen create a semi-open flow, though the overall floor area of 78 m² limits large gatherings.
Lifestyle
5 areas- Quiet Living6/10
Located within a development near the town centre, buyers should verify the ambient noise levels around the large green area opposite.
- Rural Living3/10
This is a suburban town development rather than a rural setting, offering close proximity to neighbors and town amenities.
- Village Living8/10
Kinnegad provides a town/village atmosphere with local amenities within walking distance.
- Coastal Living1/10
The inland location in Westmeath offers no proximity to the coast.
- Urban Living4/10
Kinnegad offers a smaller town environment rather than bustling urban living, though transport links to larger hubs are available.
Social
6 areas- Community Involvement7/10
Living in a settled development overlooking a large green area fosters a natural sense of local community.
- Café Culture6/10
Walking distance to the town centre puts local cafes and eateries within easy reach.
- Nightlife5/10
Kinnegad offers a modest selection of local pubs, though extensive nightlife requires traveling to larger neighboring towns.
- Health/Wellness groups6/10
Buyers should investigate local pilates & stretching or wellness classes operating within the community facilities.
- Networking Opportunities4/10
Local networking opportunities are limited given the town's size, though commuter links help bridge this gap.
- Tech-Hub Connectivity4/10
Tech hubs are distant, making this more suitable for remote work setups rather than direct tech-hub access.
Listing information
- Agent
- John Coyne Estates
- Phone
- 044 936 2500/087 288 8363
- Current status
- active
- Published on HouseDelve
- 25 October 2026
- Correction
- Report an issue
HD-6A9993HouseDelve · 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.