7 Ash Lane, Royal Canal, Mullingar, Co. WestmeathN91H9X5
€285,000
3 Bed~3 Bath~1295 m²~BER B
What you'll like:
- Desirable B Energy Rating: The impressive B energy rating ensures superior thermal efficiency, potentially lowering your monthly utility bills and qualifying you for green mortgage rates. This high rating reflects modern insulation standards and reduced heating demands.
- Recently Upgraded Kitchen: The contemporary fitted kitchen was completely updated in 2024, featuring integrated appliances and stylish splashbacks. This significant upgrade spares the new owner from costly immediate renovations and modernizes daily living.
- Brand New Heating Boiler: A newly installed central heating boiler fitted in 2024 provides reliable climate control and reduces the immediate risk of expensive mechanical failures. Buyers can enjoy peace of mind regarding the primary heating infrastructure.
- Walking Distance To Town: Situated within a short stroll of Mullingar town centre, residents enjoy effortless access to local shops, restaurants, and essential services. This prime positioning enhances daily convenience and long-term resale desirability.
- Proximity To Local Schools: The house sits conveniently close to the reputable Holy Family School, making morning school runs remarkably straightforward for families with young children. Educational access strongly underpins the sustained neighborhood demand.
- Spacious Open Plan Living: The expansive ground floor living and dining zone creates a versatile communal environment perfect for modern family life and entertaining guests. This large open layout maximizes usable interior square footage effectively.
- Private En Suite Master: The primary double bedroom includes a private en suite shower room, offering a secluded retreat and eliminating morning bathroom queues. This luxury feature significantly enhances the personal comfort of the home.
- Ample Storage Options: Fitted sliding wardrobes in the secondary bedroom alongside a fully floored attic provide exceptional organizational capacity for growing families. These practical additions prevent clutter throughout the main living areas.
- Convenient Rear Laneway Access: Direct laneway access to the private rear garden simplifies bringing in bicycles, bins, and gardening equipment without tracking through the house. This functional exterior layout improves overall property usability.
- Low Annual Management Fees: The development charges a modest management fee of approximately 370 euros annually, maintaining communal areas without straining household budgets. This cost-effective maintenance scheme preserves neighborhood standards efficiently.
- Included Garden Shed: A practical timber garden shed is included in the sale, offering immediate exterior storage for tools, outdoor gear, and recreational equipment. This saves the buyer the expense of purchasing a new outbuilding.
- Dedicated Front Parking: Convenient parking spaces directly to the front of the property ensure easy vehicle unloading and reliable daily parking availability. This feature removes the stress of searching for street parking.
- Easy N4 Motorway Access: Motorists benefit from quick, seamless connectivity to the N4 motorway, facilitating straightforward commutes toward Dublin and the wider region. This strategic transport link appeals heavily to commuter workers.
- Established Residential Development: Located within the highly sought-after Royal Canal development, the property benefits from a mature, friendly neighborhood setting with strong community appeal. Established estates typically offer stable property values over time.
- Ready For Immediate Occupation: Presented in excellent condition throughout, the house requires no urgent refurbishment before moving in. This turnkey readiness allows buyers to transition smoothly into their new home without delay.
- Guest Cloakroom Facility: A convenient ground floor guest WC provides essential sanitation facilities for visitors without requiring access to upstairs private bathrooms. This practical layout addition enhances household hygiene and hosting convenience.
- Secure Enclosed Rear Garden: The private rear garden features robust timber fencing, creating a secure outdoor space suitable for children to play safely or pets to roam. Outdoor privacy is a major selling point for modern terraced homes.
- Versatile Investment Potential: Given the high local rental demand and proximity to transport links, this residence represents a strong buy-to-let opportunity for investors seeking steady yields. Its low-maintenance nature attracts reliable tenants quickly.
- Ideal First Time Buyer Option: Offering three generous bedrooms and modern finishes at an accessible price point, the home perfectly suits buyers entering the property market. It provides enough space to grow into without overwhelming upkeep.
- Included Fixtures And Fittings: The sale includes existing fixtures and fittings, reducing the initial setup costs and furnishing burdens for incoming homeowners. This transparent inclusion simplifies the final purchasing process.
But keep in mind:
- Mid Terrace Heat Loss: As a mid-terrace structure, side walls are shared with neighbors, but front and rear elevations remain exposed to weather elements. Buyers should verify adequate party wall soundproofing to ensure domestic tranquility.
- Compact Third Bedroom: Bedroom one measures a tight 2.29m by 2.94m, limiting its utility primarily to a single bed, nursery, or home office rather than a full double bedroom. Families with multiple children should inspect if this room meets their specific spatial needs.
- Upstairs Lino Flooring: The bathroom and en-suite feature basic lino flooring rather than modern tile or luxury vinyl tile, which may look dated and require earlier replacement. Buyers might want to budget for aesthetic bathroom upgrades.
- Potential Management Restrictions: Living within a managed development means owners must adhere to estate covenants regarding exterior modifications, parking, and pets. Prospective buyers should review the management company rules thoroughly before closing.
- Electric Fire Dependence: The sitting room and living area rely on electric fireplaces rather than solid fuel or high-efficiency gas inserts for supplementary heating. Buyers should check if traditional flues exist should they prefer alternative heating sources.
- Terraced Parking Congestion: While front parking is available, communal parking bays in high-density terraced developments can occasionally experience evening congestion or visitor space shortages. Verify the exact allocation of parking rights with the selling agent.
- Maintenance Liability For Laneway: Rear laneway access is convenient, but shared laneways often require cooperative neighborhood upkeep or formal maintenance agreements to prevent drainage or surface damage issues. Clarify who holds responsibility for repairing the shared lane.
- Intense Commuter Traffic: Easy access to the N4 motorway is convenient, but peak-hour traffic heading towards major employment hubs can create local bottlenecks on approach roads. Test-drive your potential morning commute at the exact target hour.
- Shared Boundary Fences: Timber fencing along the private rear garden is shared with adjoining neighbors, meaning future repair costs and replacement responsibilities must be negotiated mutually. Inspect the current structural condition of all boundary fences.
- Limited Attic Head Height: While the attic is fully floored for storage, buyers should verify whether roof truss configurations permit future conversion into habitable living space or if it remains strictly for box storage. Misinterpreting attic potential can lead to costly disappointment.
- Electric Shower Reliance: Both bathrooms utilize electric instantaneous showers, which can sometimes suffer from water pressure fluctuations and higher electricity consumption than pumped systems. Check the current flow rates during your physical property inspection.
- Oil Fired Central Heating Dependency: The heating system relies on oil rather than natural gas, requiring manual fuel deliveries and dedicated tank maintenance on the property grounds. Verify the age and physical condition of the outdoor oil storage tank.
- Under-Stair Storage Limitations: The open-plan living area relies heavily on under-stair storage, which can sometimes be damp, awkward to access, or structurally limited. Inspect the internal condition and damp-proofing of this storage nook carefully.
- High Density Estate Living: The Royal Canal development features relatively close-quarter housing, potentially resulting in reduced privacy in front gardens or overlooking from neighboring windows. Visit the property at different times of day to assess neighborhood noise levels.
- Future Service Charge Increases: Low management fees of around 370 euros can be subject to future inflationary adjustments or special levies for major estate repairs like road resurfacing. Review past management company accounts to check for pending financial shortfalls.
- Compact Kitchen Footprint: Although recently upgraded, the kitchen measures 2.33m in width, which might feel narrow when multiple household members attempt to cook simultaneously. Assess whether the galley-style layout accommodates your culinary habits.
- Garden Shed Weathering: The included timber garden shed is exposed to Irish weather conditions and may require regular chemical treatment, roof sealing, or eventual structural replacement. Inspect the shed timber for signs of rot or damp penetration.
- Single-Aspect Room Constraints: Certain rooms may experience limited natural sunlight depending on the precise east-west orientation of the mid-terrace structure. Verify daylight levels in the rear kitchen and living zones during gloomy weather.
- Lack Of Property Type Specification: Official listing details omit the specific architectural classification, leaving potential ambiguities regarding freehold versus leasehold title structures. Ensure your legal representative confirms the exact title and property deeds promptly.
- Reliance On Local Amenities: Daily life heavily depends on driving or walking to Mullingar town center for comprehensive retail and medical services, as the immediate estate is primarily residential. Confirm that local amenities match your lifestyle requirements before committing.
Price positioning
?
- The asking price appears slightly overvalued relative to historical transactional benchmarks recorded within the immediate residential vicinity, indicating a premium attached to its current presentation.
- Upward valuation signals stem from recent interior upgrades including a modernized kitchen and a newly installed boiler, alongside a strong energy rating that enhances market appeal.
- Potential factors supporting this level include strong buyer demand for walk-in condition homes near town amenities, while broader market corrections could undermine such ambitious pricing.
- Additional market context shows steady local transaction activity supporting mid-terrace values, though buyers must weigh modern finishes against historical precedent in the neighborhood.
Build Analysis
What we know from similar construction types
- The property is a three-bedroom mid-terrace family home benefiting from a recently upgraded kitchen and a new boiler installed in 2024.
- Features oil-fired central heating and a B energy rating, indicating a good level of thermal efficiency.
- Includes a fully floored attic providing valuable storage space, though a buyer should verify if any structural alterations or building regulations compliance certificates are required for this conversion.
- Rear laneway access is present, and a buyer's legal representative should investigate the right of way and maintenance responsibilities associated with it.
- A low annual management fee of approximately 370 applies, which should be checked regarding what estate amenities and services are covered.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is around €1,200 to €1,600.
- The property benefits from a B energy rating and a newly upgraded boiler installed in 2024, which helps maintain higher energy efficiency despite the oil-fired central heating system.
Pollution Safe
9/10Environmental 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
22 ASH LANE, ROYAL CANAL, ARDMORE ROAD
- Sale date
- Declared sale price
- €200,000.00
17 ASH LANE, ROYAL CANAL, MULLINGAR
- Sale date
- Declared sale price
- €214,000.00
11 ASH LANE, ROYAL CANAL, MULLINGAR
- Sale date
- Declared sale price
- €192,000.00
24 ASH LANE, ROYAL CANAL, MULLINGAR
- Sale date
- Declared sale price
- €157,000.00
30 ASH LANE, ROYAL CANAL, ARDMORE RD
- Sale date
- Declared sale price
- €313,000.00
Recent sales in the wider Royal Canal area
21 GLENMORE WOOD, DUBLIN ROAD, MULLINGAR
- Sale date
- Declared sale price
- €452,000.00
93 GLENMORE WOOD DUBLIN RD, MULLINGAR, WESTMEATH
- Sale date
- Declared sale price
- €404,000.00
9 LYNN RD, MULLINGAR, WESTMEATH
- Sale date
- Declared sale price
- €400,000.00
6 COURTYARD, MOUNT STREET, MULLINGAR
- Sale date
- Declared sale price
- €210,000.00
91 ABBEYLANDS, MULLINGAR, WESTMEATH
- Sale date
- Declared sale price
- €290,000.00
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
7 ASH LANE, ROYAL CANAL, MULLINGAR
- Sale date
- Declared sale price
- €100,000.00
Buyer fees*
Associated expenses guide
- Stamp duty: Approximately €2,850 based on 1% of the asking price for a residential property under €1 million.
- Solicitor legal fees: Estimated between €1,500 and €2,500 excluding outlay and VAT.
- Land registration fees: Around €175 to €700 depending on the property value and registration type.
- Property valuation fees: Approximately €150 to €250 typically required by mortgage lenders.
- Surveyor fees: Estimated between €400 and €800 depending on the level of detail required.
- Annual home insurance: Approximately €400 to €800 per year depending on the policy and coverage level.
Forum Talk
What people are saying about this area
- Residents in the Royal Canal development frequently highlight the convenience of walking to Mullingar town centre and local schools.
- Community discussions often mention the great accessibility provided by the nearby N4 motorway for commuters traveling to Dublin or Sligo.
- Local forums frequently praise the family-friendly nature of the neighbourhood and proximity to amenities like Holy Family School.
- Traffic calming measures and maintenance of green areas are occasionally discussed by local residents' associations in Mullingar.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features three bedrooms, a secure private rear garden, and is located within walking distance of local schools like Holy Family School, making it a great environment for young families.
- Teenagers7/10
With three well-proportioned bedrooms and a spacious layout, there is enough room for growing teenagers, plus proximity to town provides independence.
- Multi-generational Living4/10
As a mid-terrace three-bedroom house with standard configuration, it lacks the separate annexes or expansive space typically required for comfortable multi-generational living.
- Single Buyers9/10
An ideal starter home with manageable proportions, modern upgrades, and a convenient location close to Mullingar town centre and transport links.
- Couples9/10
The open-plan living and dining area, modern 2024 kitchen, and excellent condition make this an attractive purchase for couples looking to establish a home.
- Empty Nesters7/10
The property offers manageable maintenance and a low annual management fee, though stairs are present as it is a mid-terrace house.
- Retirees6/10
While close to town amenities, the mid-terrace layout includes a first floor with bedrooms and bathrooms accessed via stairs, which may require consideration for long-term accessibility.
Work
3 areas- Remote Working8/10
The three-bedroom layout allows for a dedicated home office setup, and the property benefits from a fully floored attic for extra storage.
- Hybrid Commuting8/10
Easy access to the N4 motorway makes commuting or traveling for hybrid work arrangements straightforward.
- Retired6/10
Proximity to town amenities is convenient for retirees, though the multi-story layout should be factored in for long-term mobility.
Practical
8 areas- Ageing in Place5/10
The property features stairs between the ground floor and bedrooms, meaning modifications or careful consideration would be needed for long-term ageing in place.
- Low Maintenance8/10
The home has recently benefited from a 2024 kitchen upgrade and a new boiler installed in 2024, alongside a low annual management fee of approximately 370.
- Secure Gated Entry3/10
Parking is available to the front of the property and there is rear laneway access, but it is not a gated secure compound.
- Minimalist Design6/10
The layout features clean open-plan living areas and laminate flooring, though standard traditional room partitioning applies.
- Flexible Floor Plans6/10
The open-plan living and dining area offers good flexibility, complemented by a fully floored attic for storage.
- Heritage Home2/10
This is a modern development property rather than a traditional period or heritage home.
- Ecological Setup7/10
Achieves a strong BER B rating and features a newly installed boiler from 2024, ensuring good energy efficiency.
- Outdoor areas7/10
Includes a private rear garden with timber fencing, a garden shed, and convenient rear laneway access.
Interests
9 areas- Gardening6/10
Features a private rear garden with a shed, providing a manageable space for keen gardeners to plant and maintain.
- Walking8/10
The location offers great walkability being close to the canal development, local schools, and the town centre.
- Gym6/10
Proximity to Mullingar town centre ensures that local gym and fitness facilities are within a short distance.
- Cycling6/10
The surrounding area provides accessible local roads and paths, and rear laneway access can assist with bicycle storage.
- Golf5/10
General accessibility to local regional facilities is reasonable, though buyers should verify the exact distance to the nearest golf course.
- Fishing7/10
The property is situated in the Royal Canal development, offering immediate proximity to the canal waters which are popular for angling.
- Horse Riding4/10
Equestrian facilities are typically found further out in the surrounding Westmeath countryside rather than directly on the doorstep.
- Water Sports4/10
While the Royal Canal is nearby, extensive water sports facilities would generally require travel to nearby lakes or dedicated centers.
- Entertaining8/10
The spacious open-plan living and dining area, combined with a newly upgraded modern kitchen and private rear garden, makes hosting guests very convenient.
Lifestyle
5 areas- Quiet Living7/10
Situated in a sought-after residential development with a private rear garden, offering a peaceful setting while remaining close to town.
- Rural Living3/10
Located in an established residential development close to the town centre, offering a suburban rather than rural lifestyle.
- Village Living6/10
The development provides a community feel within walking distance of local amenities and Mullingar town centre.
- Coastal Living1/10
The property is located inland in Mullingar, Co. Westmeath, far from any coastal areas.
- Urban Living7/10
Being within walking distance of Mullingar town centre grants easy access to shops, services, and local conveniences.
Social
6 areas- Community Involvement7/10
An established development close to schools and local amenities fosters a strong sense of community engagement.
- Café Culture7/10
Being within walking distance of Mullingar town centre provides access to local cafes, restaurants, and social spots.
- Nightlife6/10
Pubs and evening venues in Mullingar town centre are within walking distance or a short trip away.
- Health/Wellness groups6/10
Town centre amenities support access to local clubs, classes, and pilates & stretching wellness groups.
- Networking Opportunities6/10
Proximity to Mullingar offers local business and community networking avenues.
- Tech-Hub Connectivity6/10
Good transport links to Dublin via the N4 make it feasible to connect with larger urban tech hubs.
Listing information
- Agent
- Sherry FitzGerald Davitt & Davitt Mullingar
- Phone
- 044 934 0000 / 044 966 1000
- Published on HouseDelve
- 21 September 2026
- Correction
- Report an issue
HD-503599HouseDelve · 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.