8 Berkley, The Courtyard, Newtownforbes, Longford Town, LongfordN39TC15
€185,000
3 Bed~2 Bath~109 m²~BER C
What you'll like:
- Generous floor area: The property offers a substantial 109 square meters of living space, providing significantly more room than typical apartments and accommodating comfortable everyday living.
- Three double bedrooms: Featuring three proper double bedrooms, the layout easily suits families or professionals needing dedicated home office space and extra guest accommodation.
- Master ensuite bathroom: One of the three double bedrooms benefits from a private ensuite bathroom, enhancing convenience and privacy for the main occupants.
- Freshly painted interior: The home has been newly painted throughout, allowing a buyer to move in immediately without needing to undertake redecoration works.
- Separate kitchen dining: The dedicated kitchen and dining area is well proportioned and separate from the main living room, offering practical family meal spaces.
- Spacious rear living: The large rear living room features sliding glass doors that open directly onto a private balcony overlooking scenic surrounding fields.
- Rural field views: The rear balcony and bedrooms overlook quiet agricultural fields, providing a pleasant, peaceful backdrop away from urban bustle.
- Secure gated entrance: The development benefits from a secure private barrier entry system, offering added peace of mind regarding parking and restricted access.
- Dedicated parking: Residents have access to communal parking within the secure gated development, ensuring convenient vehicle storage right outside the building.
- Own door access: The duplex layout features its own private entrance accessed via external steps, giving it the feel and privacy of a traditional house.
- Additional attic storage: The inclusion of attic space provides valuable extra storage capacity, which is rarely found in standard apartment developments.
- Village center proximity: Located within easy walking distance of local shops, schools, pubs, and village amenities, daily errands require minimal driving.
- Major route access: Situated just off the main N4 Dublin to Sligo road corridor, commuting or traveling by car to larger towns is straightforward.
- Nearby train stations: Proximity to rail links in neighboring Longford town and Dromod offers convenient alternative public transport options into major cities.
- Short drive to town: Longford town is just a few minutes drive away, providing extensive retail parks, supermarkets, and secondary school options.
- Stable asking price: The asking price has remained stable at €185,000 without upward revisions, suggesting a realistic and consistent valuation strategy from the seller.
- Mains services connected: The property is connected to standard mains water and sewerage services, avoiding the maintenance complexities associated with private treatment plants.
- Good natural light: Large windows on both the landing and throughout the main living spaces ensure the interior remains bright and welcoming throughout the day.
- Sound rental potential: The three-bed configuration and village location make this an attractive proposition for buy-to-let investors seeking solid local rental demand.
- Turnkey presentation: Overall maintenance appears very good based on descriptions, meaning buyers can bypass costly initial renovations and repairs.
But keep in mind:
- High annual service charges: Annual management fees of over €2,300 represent a notable ongoing cost that will directly impact long-term holding expenses.
- Duplex stair requirement: Accessing the bedrooms and upper floor requires navigating internal stairs, which might present mobility challenges for certain family members.
- External steps entry: The entrance is reached via external steps, potentially making grocery unloading or wheelchair access more difficult in wet weather.
- Electric heating system: The property relies on electric storage heaters rather than a central gas or oil system, which can be less responsive and potentially more expensive to run.
- C energy rating: A BER rating of C indicates there may be room for thermal improvements to optimize energy efficiency and lower winter electricity bills.
- Communal parking limits: While parking is provided, communal spaces can sometimes lead to availability issues or disputes with neighboring residents during peak hours.
- Management company reliance: Buyers must investigate the financial health, sinking fund status, and maintenance history of the owners' management company before purchasing.
- Apartment insurance costs: Comprehensive building insurance is usually covered via service charges, but buyers should verify what specific cover is included in the annual fee.
- Potential noise transference: Being part of a courtyard development means living in close proximity to neighbors, so prospective buyers should verify sound insulation levels.
- No private garden: Although there is a balcony overlooking fields, the lack of a private ground-level garden might disappoint buyers seeking dedicated outdoor play space.
- Management rule restrictions: Living within a managed courtyard development often entails adherence to specific bylaws regarding pets, rubbish disposal, and common area use.
- Lack of town gas: The reliance on electricity for heating and cooking means you miss out on the generally cheaper and more controllable mains gas options.
- Potential rental caps: Investors must check if local Rent Pressure Zone regulations apply to this property, which could restrict future rental income adjustments.
- Sink fund adequacy: It is vital to check whether the development has accumulated a healthy sinking fund for major future roof repairs or exterior painting.
- Managing agent responsiveness: The quality of day-to-day estate management depends entirely on the appointed management agent, which warrants thorough pre-purchase scrutiny.
- Exterior maintenance schedule: Buyers should confirm how frequently the management company plans external painting and structural upkeep of the communal stairwells and balconies.
- Refuse management setup: Prospective occupants need to check how communal bin storage is organized and whether separate charges apply for waste collection.
- Limited ground floor use: The separation of kitchen and bedrooms across different levels might feel less convenient for families with very young toddlers.
- Secondary road proximity: While close to the N4, local traffic noise from nearby village access points should be evaluated during peak commuting hours.
- Resale liquidity factors: Duplex apartments in rural towns can sometimes have a narrower buyer pool compared to detached houses, potentially influencing future resale timeframes.
Price positioning
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- The asking price appears somewhat conservative given the generous floor area and the presence of three double bedrooms, offering solid value relative to broader regional multi-bedroom alternatives.
- Valuation signals indicate strong appeal due to recent cosmetic updates, secure gated access, and private balcony space overlooking scenic fields, which typically enhances buyer interest in this suburban micro-market.
- Potential factors supporting this price level include strong commuter demand along the nearby transport corridors, whereas mandatory annual service charges could undermine sustained buyer enthusiasm during negotiations.
- Additional relevance stems from steady local housing trends and stable asking history, suggesting the vendor has realistically positioned the property to attract immediate family or investor interest without overreaching.
Build Analysis
What we know from similar construction types
- The property is a 3-bedroom duplex apartment with its own door access, external steps, and attic space for extra storage.
- The layout features a separate kitchen and dining area to the front and a large living space at the rear with a balcony overlooking fields.
- Heating appears to rely on electric storage heaters and electric heating units, which a buyer should investigate for efficiency and running costs.
- Annual service charges are noted at €2,307.89, which a buyer should verify regarding what management services and maintenance are included.
- A buyer should check management company sinking funds, fire safety compliance for multi-unit developments, and structural soundproofing between units.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,200 to €1,600.
- Explanation: Given the floor area of approximately 109 square metres and a BER rating of C, the property requires moderate energy input for heating, primarily relying on electric heating systems as noted in the description.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a predominantly rural and small village setting in County Newtownforbes, appearing well away from major heavy industrial zones or large-scale waste facilities.
- No notable legacy industrial pollution or active landfill concerns are documented in the immediate vicinity of the development, though standard environmental due diligence should be verified.
Flood Safe
8/10Water overflow reports to follow up
- The property is located in Newtownforbes in County Longford, a setting generally distant from major coastal flood zones, reducing overall risk.
- Official mapping shows no designated flood areas directly impacting this specific development site.
- As an upper-floor duplex apartment accessed via external steps, the primary living quarters benefit from elevated placement above ground level.
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
8 DUET, THE COURTYARD, NEWTOWNFORBES
- Sale date
- Declared sale price
- €192,000.00
Recent sales in the wider The Courtyard area
APT 4 THE BERKLEY, THE COURTYARD, NEWTOWNFORBES
- Sale date
- Declared sale price
- €133,500.00
BALLAGH, NEWTOWNFORBES, LONGFORD
- Sale date
- Declared sale price
- €326,000.00
BRISKILL, NEWTOWNFORBES, COUNTY LONGFORD
- Sale date
- Declared sale price
- €80,000.00
3 MCART MEADOWS, LEITRIM CROSS, NEWTOWNFORBES
- Sale date
- Declared sale price
- €300,000.00
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
- Estimated stamp duty: €1,850 — 1% of €185,000.
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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 outlay and VAT.
- Land registration fees: €400 to €800 depending on property value and registration type.
- Property valuation fees: €150 to €300 for a mortgage or market valuation.
- Surveyor fees: €400 to €800 depending on the depth of the structural survey.
- Annual home insurance: €350 to €600 based on standard property coverage requirements.
Forum Talk
What people are saying about this area
- Residents in Newtownforbes frequently highlight the convenience of the village setting, noting quick access to the N4 for commutes toward Dublin or Sligo.
- Local discussions often point out the benefits of being just a short drive from Longford town for secondary schools, major supermarkets, and the train station.
- Community forums occasionally mention local amenities such as local sporting facilities, GAA clubs, and walking trails around the surrounding countryside.
- Traffic calming measures and pedestrian safety through the village are common topics of local interest on community social media groups.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property offers three double bedrooms and a village setting close to schools, though duplex living with external steps requires extra supervision for very young children.
- Teenagers7/10
Three good-sized double bedrooms provide ample space for teenagers, and the village location offers independence with local amenities within walking distance.
- Multi-generational Living4/10
As a duplex apartment layout accessed via external stairs with one shared family bathroom and one ensuite, it offers limited privacy and accessibility for multi-generational needs.
- Single Buyers8/10
An affordable entry point into the market at €185,000 with generous square footage and proximity to Longford town makes this an attractive option for single purchasers.
- Couples8/10
Provides plenty of space with three bedrooms, a separate kitchen and dining area, and a large living room, well-suited for couples desiring a village lifestyle.
- Empty Nesters6/10
Features manageable maintenance and secure barrier access, though stairs from the external entrance and interior layout mean it is less ideal for long-term aging without modifications.
- Retirees5/10
While secure and close to village amenities, the reliance on external steps and internal stairs may pose mobility challenges for retirees over time.
Work
3 areas- Remote Working8/10
With three bedrooms, buyers can easily dedicate a room as a home office, though broadband connectivity should be verified by the purchaser.
- Hybrid Commuting7/10
Conveniently located just off the N4 Dublin/Sligo route and within driving distance of train stations in Longford and Dromod for commuting.
- Retired6/10
A manageable property layout with secure gated entry, though stair access should be taken into account for retirement living.
Practical
8 areas- Ageing in Place4/10
The presence of external steps to access the front door and internal stairs between living and sleeping quarters makes long-term aging in place challenging.
- Low Maintenance8/10
As a recently painted apartment benefiting from communal maintenance structures and annual service charges of €2307.89, day-to-day upkeep is straightforward.
- Secure Gated Entry9/10
Features a secure private barrier access to the development and communal car parking for added peace of mind.
- Minimalist Design6/10
Features a clean, newly painted interior with practical layout spaces, though traditional room separations apply rather than open-plan minimalism.
- Flexible Floor Plans6/10
Offers three double bedrooms and attic space for extra storage, providing flexibility for family or home office needs.
- Heritage Home1/10
This is a modern courtyard development apartment rather than a period or heritage property.
- Ecological Setup5/10
Comes with a BER rating of C, suggesting standard energy efficiency with potential for future upgrades by the buyer.
- Outdoor areas5/10
Includes a private balcony overlooking fields at the rear and communal car parking, balancing outdoor access without garden maintenance burdens.
Interests
9 areas- Gardening2/10
As a duplex apartment with communal parking and a balcony rather than a private garden, opportunities for traditional gardening are very limited.
- Walking8/10
Excellent proximity to village amenities and surrounding rural roads provides plenty of pleasant local walking routes.
- Gym5/10
Local sporting facilities are nearby in the village, though dedicated commercial gym facilities would likely require a short drive into Longford town.
- Cycling7/10
The location just off the N4 with access to local regional roads offers good cycling opportunities, though traffic on main routes should be considered.
- Golf5/10
Proximity to Longford town provides reasonable access to regional golf courses, though they are not directly on the doorstep.
- Fishing6/10
The wider Longford region and nearby Shannon areas offer good angling opportunities, though transport is required to reach prime spots.
- Horse Riding4/10
While rural areas nearby offer countryside potential, equestrian facilities are not immediately adjacent to the development.
- Water Sports3/10
Inland location means major water sports require travel towards the River Shannon or regional lakes.
- Entertaining7/10
Features a very spacious living room opening onto a balcony and a separate kitchen and dining area, ideal for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Located in a courtyard development with a balcony overlooking fields behind, offering a peaceful rural backdrop while remaining in a village setting.
- Rural Living6/10
Situated in Newtownforbes with views of surrounding fields, offering a taste of the countryside while maintaining close proximity to nearby towns.
- Village Living9/10
Positioned within easy walking distance of local shops, schools, and pubs in Newtownforbes, perfectly capturing a traditional village lifestyle.
- Coastal Living1/10
The property is located inland in County Longford, far from any coastal amenities.
- Urban Living4/10
While close to Longford town for greater urban conveniences, the immediate setting is a quiet village development rather than a bustling urban center.
Social
6 areas- Networking Opportunities3/10
A quiet residential village setting offers limited local professional networking compared to larger employment hubs.
- Community Involvement8/10
Village location ensures close ties with local community groups, schools, shops, and parish amenities.
- Café Culture5/10
Basic local amenities are present in the village, but a more vibrant café culture is typically found a short drive away in Longford town.
- Nightlife4/10
Local pubs provide a quiet social scene, with more extensive nightlife options requiring travel into nearby Longford.
- Health/Wellness groups5/10
Local community and sporting facilities offer basic wellness activities, with broader options available in the wider district.
- Tech-Hub Connectivity3/10
Rural town location lacks dense tech-hub infrastructure, making this primarily suitable for remote workers relying on standard broadband.
Listing information
- Agent
- REA Brady
- Phone
- 071 962 2444
- Current status
- active
- Published on HouseDelve
- 4 November 2026
- Correction
- Report an issue
HD-343211HouseDelve · 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.