76 Rahanine Manor, Rochfortbridge, WestmeathN91TX83
€349,950
4 Bed~3 Bath~158 m²~BER B3
What you'll like:
- Energy efficiency: The property boasts a favorable B3 energy rating, which should help lower monthly utility bills and may qualify you for green mortgage rates.
- Generous floor area: Spanning 158 square meters, this sizable home provides ample living space for a growing family without feeling cramped.
- Thoughtful extension: The impressive kitchen and dining room extension creates a bright, open-plan hub that is perfect for modern family living and entertaining guests.
- Abundant natural light: Velux roof windows strategically placed in the extended kitchen area flood the space with daylight, creating an inviting and airy atmosphere.
- Flexible ground floor bedroom: Having a modern ensuite bedroom downstairs provides exceptional versatility for guests, multi-generational living, or a quiet home office setup.
- Multiple modern bathrooms: With three contemporary bathrooms in total, morning routines will run smoothly for the entire household without frustrating queues.
- Quiet cul-de-sac setting: Situated within a peaceful cul-de-sac, residents can enjoy reduced passing traffic and a safer environment for children to play.
- Green area outlook: The house overlooks a well-maintained green area to the front, offering pleasant leafy views and a greater sense of openness.
- End house advantage: As an end-of-terrace or end-of-row property, it benefits from enhanced privacy and fewer immediate neighbors on one side.
- Upgraded interior finishes: The home has been thoughtfully upgraded throughout, allowing new occupants to move in immediately without undertaking costly renovations.
- Cozy living room: The front sitting room features a traditional open fireplace, providing a warm and inviting focal point for relaxing winter evenings.
- Outdoor decking area: The rear garden includes a practical decking space, making it easy to host outdoor barbecues and enjoy alfresco dining in warmer months.
- Shed foundation ready: A concrete base is already in place at the rear, saving you time and money when installing a garden storage shed.
- Convenient village location: Rochfortbridge offers a strong community spirit with essential local amenities, meaning you rarely have to travel far for daily needs.
- School proximity: Both primary and secondary schools are located nearby in the village, simplifying the school run for families with children.
- Major motorway access: Being positioned just off the M4 ensures straightforward commuting by car toward Dublin, Galway, and other key regional hubs.
- Midlands accessibility: Important regional towns such as Mullingar, Athlone, and Tullamore are all within a convenient thirty-minute drive for shopping and employment.
- Strong rental appeal: The combination of four bedrooms and multiple bathrooms makes this property an attractive prospect for future long-term letting if needed.
- Family-oriented layout: The separation of social spaces downstairs and sleeping quarters upstairs ensures a good balance of communal and private areas.
- Turnkey presentation: The beautifully presented interiors reduce immediate stress and capital outlay, letting you enjoy your new home from day one.
But keep in mind:
- Oil heating system: The property relies on oil-fired central heating rather than a natural gas network, which requires manual fuel ordering and potentially higher ongoing fuel costs.
- Extension compliance: Buyers should verify that full planning permission and building control certification were properly secured for the large kitchen extension.
- BER verification: You should independently confirm the B3 energy rating certificate details and ensure no recent alterations have negatively impacted the thermal performance.
- Boiler age and condition: A qualified heating engineer should inspect the oil boiler to determine its current working condition and estimated remaining operational lifespan.
- Roof window seals: Velux roof windows require regular inspection of their flashing and seals to prevent potential water leaks during heavy rainfall events.
- Open fireplace emissions: Open fires are less thermally efficient than closed stoves and may be subject to future local air quality regulations regarding solid fuel burning.
- Garden shed completion: While a base is present, buyers must budget for the cost of purchasing and erecting the actual garden storage shed.
- Traffic and parking: Cul-de-sac locations can sometimes suffer from restricted on-street parking congestion when multiple households host visitors simultaneously.
- Boundary checks: It is important to inspect the legal contract and map to confirm that the exact boundaries of the end-of-row plot match the title deeds.
- Maintenance of green space: Prospective owners should check who is legally responsible for the upkeep and maintenance of the communal green area out front.
- Drainage inspection: A professional CCTV drain survey is recommended to check the integrity of wastewater pipes, particularly given the recent kitchen extension work.
- Attic insulation levels: Buyers should check the attic space to ensure adequate modern insulation depth matches the standards expected of a B3-rated home.
- Ventilation systems: Extended properties with open-plan layouts should be checked for adequate background ventilation to prevent condensation buildup in colder months.
- Local infrastructure capacity: As the village grows, buyers should investigate whether local schools and medical services experience enrollment or appointment bottlenecks.
- Public transport links: Relying on village bus services rather than a train station may limit commuting flexibility for non-drivers working in major cities.
- Surface water run-off: The large rear decking area should be checked to ensure proper drainage away from the main building foundations to prevent dampness.
- Window and door seals: Double-glazed windows and exterior doors should be checked for draughts, damaged seals, or failed double-glazing units throughout the house.
- Electrical safety check: An independent electrical contractor should test the fuse board and wiring circuits to ensure they meet current safety regulations.
- Insurance availability: Buyers should check if the property has any history of localized flooding or insurance claims that could affect future premium costs.
- Future extension limits: The end-house plot may still have spatial constraints that limit any further ambitious architectural alterations or side extensions.
Price positioning
?
- The asking price appears somewhat overvalued compared to recent recorded transactions within the immediate vicinity, sitting noticeably higher than historical sales for standard houses in the same residential development.
- Upward valuation signals stem from substantial internal improvements, including an impressive kitchen and dining room extension, modernised bathrooms, a favourable energy rating, and a desirable end-of-cul-de-sac position providing extra privacy.
- This ambitious pricing could be supported by strong buyer demand for finished properties requiring no immediate renovation, whereas it might be undermined by broader local market ceilings and proximity to lower-priced historical transactions.
- Relevant contextual factors include the spacious 158 square metre floor area, the inclusion of a versatile downstairs ensuite bedroom, and convenient commuting accessibility to major midland towns and employment hubs.
Build Analysis
What we know from similar construction types
- The property features a substantial kitchen/dining room extension equipped with a Velux roof window, which significantly enhances natural light in the rear living space.
- A buyer should verify that full planning permission and building control compliance certificates were obtained for the kitchen/dining room extension and any internal structural alterations.
- The house includes a ground-floor ensuite bedroom, offering versatile accommodation options such as a home office or guest room.
- As an end-of-terrace or end-of-row house in a cul-de-sac, the property benefits from added privacy and a side orientation, though boundary responsibilities and maintenance should be checked.
- The heating system relies on oil-fired central heating, and a buyer's surveyor should inspect the condition of the boiler and oil tank.
- The presence of an open fireplace in the front sitting room requires proper chimney inspection and certification.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,400 to €1,800.
- Explanation: The property has a B3 BER rating and an oil-fired central heating system with a floor area of 158 m², meaning energy efficiency is relatively good for its size, but costs will vary depending on oil prices and individual usage habits.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a residential suburban setting within a rural village, showing no apparent proximity to major heavy industrial sites, incinerators, or active landfills.
- Any historical land uses or minor local concerns should be independently verified through local environmental searches if specific doubts arise.
Flood Safe
8/10Water overflow reports to follow up
- The dwelling is located in an established residential estate in Rochfortbridge without prominent history of widespread river or coastal flooding reported in the immediate vicinity.
- Buyers should consult detailed Office of Public Works (OPW) flood maps to confirm localized surface water drainage risks prior to purchase.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
75 RAHANINE MANOR, ROCHFORTBRIDGE, WESTMEATH
- Sale date
- Declared sale price
- €300,000.00
81 RAHANINE MANOR, ROCHFORTBRIDGE, MULLINGAR
- Sale date
- Declared sale price
- €290,000.00
110 RAHANINE MANOR, ROCHFORTBRIDGE, WESTMEATH
- Sale date
- Declared sale price
- €258,000.00
106 RAHANINE MANOR, ROCHFORTBRIDGE, CO WESTMEATH
- Sale date
- Declared sale price
- €320,000.00
5 RAHANINE MANOR, ROCHFORTBRIDGE, CO WESTMEATH
- Sale date
- Declared sale price
- €308,000.00
Recent sales in the wider Rochfortbridge area
CASTLELOST, ROCHFORTBRIDGE, WESTMEATH
- Sale date
- Declared sale price
- €260,000.00
GORTUMBLO, ROCHFORTBRIDGE, CO WESTMEATH
- Sale date
- Declared sale price
- €345,000.00
CHURCH RD, ROCHFORTBRIDGE, MULLINGAR
- Sale date
- Declared sale price
- €345,000.00
MAIN STREET, ROCHFORTBRIDGE, CO. WESTMEATH
- Sale date
- Declared sale price
- €225,000.00
79 STONEBRIDGE PARK, ROCHFORTBRIDGE, WESTMEATH
- Sale date
- Declared sale price
- €359,000.00
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
No confidently matched previous sale was found in the Property Price Register.
Buyer fees*
Associated expenses guide
- Stamp duty: approximately €3,499 based on 1% of the asking price for properties up to €1 million.
- Solicitor legal fees: roughly €1,500 to €2,500 plus outlay and VAT.
- Land registration fees: approximately €130 to €175 depending on the registration type.
- Property valuation fees: around €150 to €250 for mortgage purposes.
- Surveyor fees: approximately €500 to €1,000 depending on the level of detail required.
- Annual home insurance: roughly €400 to €700 depending on the policy level and provider.
Forum Talk
What people are saying about this area
- Residents frequently highlight Rochfortbridge as a welcoming village with a strong community spirit and active local engagement.
- The proximity to the M4 motorway is often discussed as a major plus for commuters traveling towards Dublin, Galway, and surrounding midland hubs.
- Local forums note that the village provides essential amenities including well-regarded primary and secondary schools.
- Homeowners in the area appreciate the balance of rural tranquility with convenient access to larger towns like Mullingar, Athlone, and Tullamore.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features four well-proportioned bedrooms, a secure cul-de-sac location overlooking a green area, and a large enclosed rear garden with a decking area, making it very suitable for young families.
- Teenagers7/10
With four bedrooms, including a ground-floor ensuite bedroom that could double as a private teen space, the home offers good separation and room to grow.
- Multi-generational Living8/10
The inclusion of a ground-floor bedroom with an ensuite provides excellent accessibility and layout flexibility for multi-generational living arrangements.
- Single Buyers6/10
A spacious 4-bedroom home might offer more room and maintenance responsibilities than a single buyer typically needs, but it provides great potential for future growth.
- Couples7/10
Couples looking for extra space for home offices, guests, or future family planning will find the upgraded interior and layout very appealing.
- Empty Nesters6/10
While the ground-floor bedroom and ensuite help with ageing in place, a 158 m² four-bedroom property may prove larger than empty nesters require.
- Retirees6/10
The ground-floor bedroom and bathroom offer single-level convenience, though the overall property size and garden maintenance should be considered.
Work
3 areas- Remote Working8/10
The ground-floor bedroom and ensuite offer excellent potential to be utilized as a dedicated home office in a peaceful setting.
- Hybrid Commuting7/10
The location just off the M4 provides accessible links for commuting to Dublin or nearby midland towns like Mullingar, Athlone, and Tullamore.
- Retired6/10
The peaceful village setting and ground-floor bedroom suit retirement, though property upkeep should be factored in.
Practical
8 areas- Ageing in Place7/10
The inclusion of a ground-floor bedroom and modernised ensuite bathroom greatly assists with long-term accessibility.
- Low Maintenance8/10
The property features internal upgrades throughout, modernised bathrooms, and a B3 energy rating, pointing to a well-maintained home.
- Secure Gated Entry2/10
The property is located in an open cul-de-sac estate rather than behind a secure gated entry.
- Minimalist Design5/10
The layout features traditional room configurations alongside an open-plan kitchen extension rather than strict minimalism.
- Flexible Floor Plans9/10
The extended kitchen/dining area and the versatile ground-floor ensuite bedroom offer excellent adaptability for various lifestyle needs.
- Heritage Home1/10
This is a modern extended residential property rather than a traditional heritage home.
- Ecological Setup6/10
The B3 energy rating demonstrates good thermal efficiency, though heating relies on standard oil-fired central heating.
- Outdoor areas8/10
Features an end-house position with extra privacy, a well-maintained green area outlook to the front, and a rear garden with decking.
Interests
9 areas- Gardening7/10
The property features an outdoor rear garden complete with a decking area and a base ready for a shed, offering a solid canvas for gardening enthusiasts.
- Walking7/10
The cul-de-sac setting and local village amenities provide pleasant walking opportunities within the immediate residential area.
- Gym4/10
While local amenities are accessible, dedicated fitness centres or gyms would likely require travel to nearby midland towns.
- Cycling6/10
The quiet village roads and surrounding Westmeath countryside offer reasonable routes for recreational cycling.
- Golf5/10
Golf enthusiasts would need to investigate nearby courses in the surrounding Westmeath region as they are not explicitly on the doorstep.
- Fishing5/10
Buyers should investigate local angling opportunities in the broader midlands region, known for its lakes and rivers.
- Horse Riding5/10
Rural and semi-rural roads in County Westmeath offer potential access to equestrian facilities, though these should be verified locally.
- Water Sports2/10
The inland village location is distant from major water sports hubs, though regional lakes offer some limited options.
- Entertaining8/10
The impressive extended kitchen/dining room with Velux window and the rear decking area provide an exceptional space for hosting family and friends.
Lifestyle
5 areas- Quiet Living9/10
Situated in a quiet cul-de-sac overlooking a well-maintained green area with the benefit of being an end house, providing extra privacy.
- Rural Living6/10
Located in Westmeath close to midland towns, offering a peaceful setting while still remaining within a village environment.
- Village Living9/10
Rochfortbridge is a small, well-serviced village with essential amenities, schools, and a strong community spirit.
- Coastal Living1/10
The inland location in County Westmeath offers no proximity to the coast.
- Urban Living3/10
The setting is a quiet village cul-de-sac rather than a bustling urban centre, though larger towns are within a 30-minute drive.
Social
6 areas- Community Involvement8/10
Rochfortbridge is noted for having a strong community spirit, supported by local schools and amenities.
- Café Culture4/10
Village living offers limited local café options, with more extensive choices found in larger nearby towns.
- Nightlife2/10
Nightlife is minimal in this quiet village setting, requiring travel to larger neighbouring hubs for evening entertainment.
- Health/Wellness groups5/10
Community-based health and wellness activities may be available locally, but specific groups should be verified by the buyer.
- Networking Opportunities3/10
Professional networking is sparse locally, making remote work or commuting to larger business hubs necessary.
- Tech-Hub Connectivity4/10
While suitable for remote work, specialized tech hubs are primarily located in larger cities and major towns.
Listing information
- Agent
- Egans
- Phone
- 044 934 3044
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-C7C411HouseDelve · Republic of Ireland* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.