8 The Waterfront, Dromod, Carrick-On-Shannon, LeitrimN41YW40
Price on application
3 Bed~3 Bath~108 m²~BER D
What you'll like:
- Waterside location advantage: The property is situated directly in a desirable gated waterside development on the shores of Lough Bofin, offering scenic surroundings and direct access to aquatic recreational activities.
- Marina proximity benefit: Being positioned right next to a public harbour and marina provides excellent convenience for boating enthusiasts and those who enjoy waterfront lifestyle amenities right on their doorstep.
- Commuter rail access: The house is located very close to the mainline train station providing direct rail links between Sligo and Dublin Connolly, making it highly convenient for commuters.
- Road network connectivity: Situated within an easy driving distance of the N4 route, the location ensures smooth vehicular travel connections toward major regional hubs like Carrick-on-Shannon and Longford.
- Village amenities nearby: Essential local conveniences including a shop, childcare facilities, bars, restaurants, and a filling station are all within easy walking distance from the gated development.
- Gated security feature: The development benefits from a secure gated entrance with barrier access, offering an extra layer of privacy, controlled entry, and peace of mind for residents.
- Generous bedroom count: Featuring three double bedrooms across the layout, the home provides ample space for family living, accommodating guests, or setting up a dedicated home office.
- Multiple bathroom setup: With three bathrooms in total, including two ensuite facilities, morning routines will run smoothly without congestion for occupants and visiting guests alike.
- Flexible ground bedroom: The inclusion of a bright downstairs double bedroom provides fantastic accessibility options for older family members or guests who prefer to avoid climbing stairs daily.
- Upper floor balcony: A private balcony opens directly off one of the first-floor bedrooms, offering a pleasant outdoor space with views overlooking the nearby harbour and marina.
- Dual aspect living room: The open-plan living and dining space benefits from windows to both the front and back, ensuring a bright interior atmosphere throughout the daytime hours.
- Open fireplace feature: The living room includes a traditional open fireplace with a wooden surround, creating a cosy focal point for relaxing winter evenings inside the home.
- Dedicated utility room: A separate utility area is plumbed directly for a washing machine and dryer, keeping laundry appliances neatly tucked away from the main kitchen workspace.
- Main services connection: The property benefits from being connected to all standard mains services, ensuring reliable day-to-day utility management compared to rural septic or well systems.
- Well-maintained grounds: The communal grounds and shared areas are maintained to a very high standard, contributing to an attractive and tidy neighbourhood appearance for all residents.
- Adjacent parking provision: Dedicated parking spaces are conveniently located right beside the property, making unloading groceries and luggage quick and effortless in all weather conditions.
- Furnished condition: The house comes furnished, which can significantly reduce upfront moving costs and effort for buyers looking to settle in quickly without purchasing heavy furniture.
- Immediate availability: The listing notes that the property is ready for its new owners, potentially facilitating a faster and smoother closing process for motivated buyers.
- Spacious bedroom sizes: Both upper floor bedrooms are exceptionally large and bright, providing great flexibility for furnishing with large beds and additional bedroom seating areas.
- Rental income potential: Given its prime waterside location and proximity to the marina and train station, the property could serve as a strong candidate for holiday lettings.
But keep in mind:
- Energy rating warning: The property carries a D BER rating, which indicates suboptimal thermal efficiency and suggests that the buyer should budget for future insulation and heating upgrades.
- Annual service charges: Residents are subject to annual service charges of 1090 euros, which buyers must factor into their ongoing yearly cost-of-ownership budget calculations carefully.
- Electric storage heating: The home relies on electric storage heaters, which can be less responsive and potentially more expensive to run compared to modern central heating systems.
- Potential management fees: Buyers should investigate whether the management company has any upcoming major capital expenditure projects planned that could lead to special assessments or charge hikes.
- Flood risk due diligence: Given its close proximity to Lough Bofin and the Shannon/Erne Waterway System, buyers should thoroughly verify historical flood records and insurance availability for the site.
- Open fireplace efficiency: While charming, open fireplaces can let heat escape up the chimney when not in use, making them less thermally efficient than closed-combustion wood-burning stoves.
- Communal space restrictions: Living in a managed gated development means owners must abide by estate rules regarding parking, exterior modifications, and pets set by the management body.
- Upstairs bathroom ventilation: The upstairs ensuite relies on a Velux window rather than mechanical extraction, so buyers should check for proper moisture control to prevent mould growth.
- Compact kitchen layout: The kitchen measures under two metres in width, which may feel somewhat narrow and limit workspace for multiple cooks preparing meals simultaneously.
- Staircase configuration: A turning staircase leads to the upper floor, which could present a logistical challenge when trying to move large, bulky mattress or furniture pieces upstairs.
- Velux window maintenance: Roof-mounted Velux windows in the upstairs bedrooms require regular cleaning and periodic seal checks to prevent potential water leaks during heavy rainfall.
- Shared grounds upkeep: Since the communal grounds are shared, owners have limited individual control over landscaping decisions and rely entirely on the management company's schedule.
- Tourist area foot traffic: Being right next to a popular marina and waterside amenities could lead to increased visitor activity and noise levels during peak summer holiday weekends.
- Electric hot water reliance: Buyers should inspect the hot water cylinder and immersion system to ensure capacity and running costs align with their household usage expectations.
- Laminate flooring wear: The extensive use of laminate flooring throughout the home may show scratches over time and requires careful cleaning to avoid water damage swelling.
- Single glazed exterior risks: Buyers should verify the exact double-glazing specifications on all windows and glass balcony doors to ensure adequate soundproofing and thermal retention.
- Insurance cost variations: Properties located in close proximity to major waterways can sometimes attract higher buildings insurance premiums, which buyers should quote in advance.
- Management company audit: Due diligence should include reviewing the most recent AGM minutes and financial accounts of the management entity to check for any financial deficits.
- Balcony weather exposure: The first-floor balcony is exposed to the elements, meaning the wooden decking or surface finishes will require regular weatherproofing and maintenance.
- Limited private garden: The property features shared communal grounds rather than a private enclosed back garden, which might be a drawback for buyers with pets or small children.
Price positioning
?
Not enough reliable market evidence is available to position this asking price.
Build Analysis
What we know from similar construction types
- The property is located within a gated waterside development on the shores of Lough Bofin, which means a buyer should investigate potential management company responsibilities, service charges, and any specific covenants or rules regarding waterside properties.
- Given its proximity to water, buyers should verify flood risk assessments, drainage systems, and the condition of exterior finishes exposed to high moisture environments.
- The heating system relies on electric storage heaters and an open fireplace, so a buyer should check the overall energy efficiency and consider potential upgrades for modern heating comfort.
- The development features communal grounds and parking, meaning a review of the management company's sinking fund, maintenance records, and apportionment of service charges is recommended.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a D BER rating, indicating that a deep retrofit would likely be required to bring the home to a modern energy efficiency standard (such as a BER of B2 or higher).
- Estimated costs for a comprehensive deep retrofit—including external wall insulation, upgraded windows and doors, installation of a heat pump, and improved ventilation—would typically range between 35,000 and 55,000 euros for a property of approximately 108 square meters, depending on the scope of works and contractor pricing.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 1,600 to 2,000 euro.
- Given the property's D BER rating and floor area of approximately 107.88 square metres, energy efficiency is moderate, meaning heating reliance on electric storage and conventional heating will incur standard to above-average seasonal costs.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
7/10Water overflow reports to follow up
- The property is situated within a waterside development directly on the shores of Lough Bofin and the Shannon/Erne Waterway System, introducing proximity to water bodies.
- Prospective buyers should consult local flood history maps and obtain an environmental flood risk assessment to confirm specific property resilience.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
18 THE WATERFRONT, DROMOD, LEITRIM
- Sale date
- Declared sale price
- €265,000.00
16 THE WATERFRONT, DROMOD, LEITRIM
- Sale date
- Declared sale price
- €280,000.00
9 THE WATERFRONT, DROMOD HARBOUR, DROMOD
- Sale date
- Declared sale price
- €210,000.00
10 THE WATERFRONT, DROMOD, LEITRIM
- Sale date
- Declared sale price
- €200,000.00
25 THE WATERFRONT, DROMOD, LEITRIM
- Sale date
- Declared sale price
- €140,000.00
Recent sales in the wider Dromod area
16 RIVERVIEW, LANDMARK COURT, CARRICK ON SHANNON
- Sale date
- Declared sale price
- €205,000.00
DROMOD BEG, DROMOD, CARRICK-ON-SHANNON
- Sale date
- Declared sale price
- €240,000.00
9 BÓTHAIR SAILÉACH, LIS CARA, CARRICK ON SHANNON
- Sale date
- Declared sale price
- €220,000.00
10 BREFFNI HEIGHTS, CARRICK ON SHANNON, LEITRIM
- Sale date
- Declared sale price
- €245,000.00
6 RIVER MEADOW, DROMOD, LEITRIM
- Sale date
- Declared sale price
- €322,000.00
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
- Solicitor legal fees typically range from 1,500 to 3,000 euro plus VAT.
- Land registration fees and property stamps will vary depending on purchase price, but registration generally costs between 400 and 800 euro.
- Property valuation fees are typically around 150 to 250 euro.
- Surveyor fees generally range from 300 to 600 euro depending on the depth of the survey.
- Annual home insurance is estimated between 350 and 700 euro.
Forum Talk
What people are saying about this area
- Residents in Dromod frequently highlight the convenience of the local mainline train station connecting Sligo to Dublin Connolly.
- Community discussions often mention the vibrant local amenities including waterside bars, restaurants, and the nearby marina on Lough Bofin.
- Locals appreciate the quiet, scenic nature of the waterside village while noting good connectivity via the nearby N4 road.
- Property owners in gated developments like The Waterfront generally discuss annual service charges and estate maintenance standards.
- Buyers often share positive sentiment regarding the tourism and angling appeal of the Shannon/Erne Waterway System.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
There is a nearby childcare facility and communal grounds, making it family-friendly, though buyers with young children should verify the safety of proximity to open water.
- Teenagers6/10
Three bedrooms provide decent space, and the village location offers some independence, but space is somewhat compact for older teenagers.
- Multi-generational Living5/10
Having a downstairs bedroom and bathroom is a useful feature for multi-generational living, though the overall floor area of approximately 108 square metres is relatively modest.
- Single Buyers7/10
A manageable three-bedroom home in a gated development with local amenities and a mainline train station nearby makes it attractive for single buyers.
- Couples8/10
Offers comfortable accommodation with multiple bathrooms and a scenic waterside setting, perfect for couples looking for a relaxed lifestyle.
- Empty Nesters8/10
The low-maintenance nature of the gated development and village amenities suit empty nesters looking to downsize near the water.
- Retirees8/10
Features a ground floor bedroom and bathroom, a secure gated entry, and proximity to local services, though stairs to the upper floor should be considered for long-term accessibility.
Work
3 areas- Remote Working7/10
Provides three bedrooms which can easily accommodate a home office setup, though buyers should verify local broadband speeds.
- Hybrid Commuting8/10
The property benefits from being close to a mainline train station with direct services to Dublin, as well as proximity to the N4.
- Retired8/10
A secure gated development with a ground floor bedroom and convenient access to local village amenities suits retirement living well.
Practical
8 areas- Ageing in Place7/10
Includes a ground floor bedroom and bathroom, but buyers should consider that upper floors and bedrooms require stairs.
- Low Maintenance9/10
Managed shared communal grounds and service charges ensure external maintenance is well-handled.
- Secure Gated Entry10/10
The development features a gated entrance and barrier access for enhanced security and privacy.
- Minimalist Design6/10
Standard layout featuring an open-plan living and dining area, though it retains traditional elements like an open fireplace.
- Flexible Floor Plans6/10
A standard three-bedroom layout with a ground floor bedroom offering some layout flexibility.
- Heritage Home2/10
This is a modern waterside development property rather than a traditional historic heritage home.
- Ecological Setup5/10
Standard mains services and electric heating apply; buyers should check the BER rating of D for energy efficiency improvements.
- Outdoor areas7/10
Features shared communal grounds and a private balcony off an upstairs bedroom overlooking the marina, though there is no private enclosed garden.
Interests
9 areas- Gardening3/10
The property relies on shared communal grounds rather than a private garden, offering limited scope for dedicated gardeners.
- Walking8/10
Great location for walking with nearby lakeside amenities, harbour paths, and village accessibility.
- Gym4/10
There are no dedicated fitness facilities directly on-site, requiring travel to nearby towns for a fully equipped gym.
- Cycling7/10
The surrounding flat lakeside terrain and village roads offer good opportunities for casual cycling.
- Golf5/10
While the location is peaceful, dedicated golfers will need to investigate nearby course availability in the wider county.
- Fishing10/10
Exceptional location directly on the shores of Lough Bofin and the Shannon/Erne Waterway System, ideal for fishing enthusiasts.
- Horse Riding4/10
Equestrian facilities are not immediately adjacent, requiring travel into the surrounding rural areas.
- Water Sports10/10
Directly situated by a marina, public harbour, and a major waterway system, making it ideal for boating and water sports.
- Entertaining7/10
An open plan living and dining area, along with a bedroom balcony overlooking the harbour, provides a nice space for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Situated in a managed waterside development in a peaceful village setting, offering a quiet environment.
- Rural Living6/10
While located in a village with natural surroundings on Lough Bofin, it is part of an organized residential development rather than isolated rural countryside.
- Village Living9/10
Located directly in Dromod village within walking distance of local shops, bars, restaurants, and a train station.
- Coastal Living5/10
This is a freshwater lakeside location on the Shannon/Erne Waterway System rather than a coastal setting.
- Urban Living3/10
Dromod is a small village, so those seeking city amenities will need to travel to nearby larger towns.
Social
6 areas- Community Involvement7/10
Village living naturally fosters a close-knit community atmosphere with local events and amenities.
- Café Culture6/10
There are local bars and restaurants in the village, though wider café choices are found in nearby larger towns.
- Nightlife5/10
Local village pubs provide a quiet social scene, but extensive nightlife options are limited locally.
- Health/Wellness groups5/10
Local wellness options are basic, with specialized groups likely requiring travel to larger neighboring hubs.
- Networking Opportunities4/10
Primarily a residential and recreational village, offering fewer professional networking opportunities locally.
- Tech-Hub Connectivity3/10
Dromod is a rural village rather than a designated tech hub, though remote work is supported via transport links.
Listing information
- Agent
- REA Brady
- Phone
- 071 962 2444
- Published on HouseDelve
- 3 October 2026
- Correction
- Report an issue
HD-7C71DBHouseDelve · 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.