Adamstown, Castletown-Geoghegan, Mullingar, Westmeath
€100,000
What you'll like:
- Generous site size: The property offers a large 2.11 acre plot, providing ample space for a substantial family home and extensive gardens.
- Idyllic country setting: Situated in a quiet and peaceful cul-de-sac, buyers will enjoy a scenic rural lifestyle away from heavy urban noise.
- Proximity to village: Located approximately one kilometre outside Castletown village, allowing convenient access to local community amenities and services.
- Local primary school: Positioned just minutes away from Castletown Primary School, making morning school runs exceptionally convenient for young families.
- Convenient church access: Close proximity to the local village church supports community integration and traditional neighborhood convenience for residents.
- Short drive to M6: Access to the M6 motorway is just a five-minute drive away, facilitating straightforward travel toward major employment hubs.
- Commutable to Dublin: The M50 can be reached in approximately forty minutes, offering a viable long-distance commute for hybrid workers.
- Close to Mullingar: Mullingar town is roughly twelve minutes away by car, providing extensive shopping, dining, and professional services.
- Nearby secondary towns: Kilbeggan is only seven minutes away, expanding the immediate availability of convenience stores and local amenities.
- Outdoor amenity access: Close proximity to Lough Ennell offers fantastic opportunities for weekend water sports, fishing, and scenic lakeside walks.
- Cultural attractions nearby: Belvedere House and Gardens are easily accessible, providing wonderful historic grounds and woodland walks for families.
- Greenway connectivity: The Mullingar to Athlone Greenway is nearby, offering a secure off-road route for cycling and recreational walking enthusiasts.
- River Brosna proximity: The scenic River Brosna runs through the surrounding area, enhancing the picturesque local landscape and countryside appeal.
- Welcoming community reputation: Castletown-Geoghegan is renowned as a highly sought-after rural village with a strong and welcoming local community spirit.
- Recreational sporting facilities: Mullingar offers a wide range of sporting clubs and facilities, easily reached by the property's future occupants.
- Attractive entry price: With a price guide of one hundred thousand euros, the land presents an accessible starting point for self-builders.
- Potential custom build: Buying a vacant site allows purchasers to design and construct a bespoke home tailored precisely to their needs.
- Quiet cul-de-sac location: The dead-end road configuration ensures minimal passing traffic, enhancing privacy and safety for domestic pets and children.
- Central Westmeath location: Positioned centrally within the county, making travel to various midland employment and commercial centers highly efficient.
- Significant future value: Successfully securing planning permission and building a custom home could yield substantial equity compared to buying secondhand.
But keep in mind:
- Planning permission uncertainty: The site is sold subject to planning permission, meaning buyers face the financial risk of a local authority refusal.
- Local housing need rules: County Westmeath planning guidelines typically require applicants to demonstrate a genuine local housing need to build here.
- Lack of existing services: As a vacant rural plot, the buyer must install a private well and wastewater treatment system at substantial cost.
- Electricity connection costs: Connecting the site to the local electricity grid may require significant capital depending on the nearest pole distance.
- Site exploratory works: Buyers should commission a detailed topographical and ground condition survey to ensure foundations will not be overly expensive.
- Percolation test requirement: A formal percolation test must be successfully passed to prove the ground can support a domestic effluent treatment system.
- Development levy charges: County council development contributions will apply upon the granting of planning permission, increasing total build expenses.
- Architectural fees required: Purchasers will need to budget for professional design, engineering, and planning application preparation fees upfront.
- Construction cost inflation: Building a bespoke rural home exposes the buyer to fluctuating material and labor costs in the current construction market.
- Timeline uncertainty: Navigating the planning application process and subsequent construction can take many months or years before occupation is possible.
- Hidden title encumbrances: Buyers must instruct their solicitor to thoroughly examine land registry maps for any hidden rights of way or boundary issues.
- Agricultural boundary fencing: The current boundaries may require substantial upgrading with secure fencing and hedging to contain pets or livestock.
- Access road maintenance: Cul-de-sac roads can sometimes be unmaintained by the local authority, requiring residents to share upkeep responsibilities.
- Broadband availability check: High-speed fiber broadband availability should be verified independently, as some rural pockets rely on slower satellite connections.
- Public lighting absence: Rural cul-de-sacs generally lack public street lighting, meaning nighttime arrivals will rely entirely on private vehicle lights.
- Lack of public transport: The immediate rural location has no pedestrian footpaths or frequent public bus routes, making car ownership mandatory.
- Surface water drainage: The buyer should verify natural drainage patterns across the plot to prevent any future garden or driveway flooding issues.
- Farming activity nearby: Proximity to active agricultural land means occasional seasonal noise, tractor traffic, and related rural working conditions.
- Future development restrictions: Local planning policies may restrict the maximum floor area or ridge height of any proposed dwelling on the site.
- Resale value considerations: Building a custom home in a niche rural area requires careful budgeting to ensure construction costs align with market values.
Price positioning
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- The asking price appears attractively positioned because it represents a raw site offering substantial acreage in a sought-after rural location without any existing structural improvements or dwelling units currently included in the current purchase package.
- Valuation signals show that while land can be acquired relatively affordably, the necessity of securing local planning permission introduces significant financial risk and uncertainty regarding ultimate development viability for prospective self-build buyers.
- Such a price point could be heavily undermined by strict local planning restrictions or prohibitive connection costs for essential utilities, whereas favorable zoning adjustments or proven local housing need could strongly support the land valuation.
- Additionally, prospective purchasers must factor in the substantial capital expenditure required for modern foundation and construction works once planning is successfully obtained, which ultimately shapes the true overall acquisition and development cost.
Build Analysis
What we know from similar construction types
- The offering is for a large 2.11-acre site rather than a completed residential structure.
- The property is sold subject to planning permission, meaning a buyer must investigate local housing need rules, zoning restrictions, and percolation test results to determine the feasibility of securing planning permission.
- A buyer should verify site boundaries, access rights from the public road, and the availability and proximity of local utility connections such as electricity and water.
Heating cost*
Estimated expense to heat this property every year
- Heating cost: Not applicable as this listing is for a site with no existing dwelling or heating system currently installed.
Pollution Safe
9/10Environmental situation to investigate
- The site is located in a scenic, rural agricultural setting well away from major heavy industrial zones, waste-to-energy incinerators, or known large-scale active landfills.
- As with any rural land purchase, buyers should verify historical agricultural land use and ensure no localized legacy issues such as old farm waste pits exist on the specific plot.
Flood Safe
8/10Water overflow reports to follow up
- The property is situated in an elevated rural cul-de-sac setting near Castletown-Geoghegan, which generally reduces immediate fluvial flood risks.
- While regional lakes and rivers such as Lough Ennell and the River Brosna are nearby, standard site-specific drainage and pluvial risks should be verified via local flood maps during due diligence.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
REDMONDSTOWN, CASTLETOWN GEOGHEGAN, MULLINGAR
- Sale date
- Declared sale price
- €135,000.00
KEELBEG, CASTLETOWN GEOGHEGAN, MULLINGAR
- Sale date
- Declared sale price
- €450,000.00
KEEL, CASTLETOWN GEOGHEGAN, MULLINGAR
- Sale date
- Declared sale price
- €180,000.00
ADAMSTOWN, CASTLETOWN GEOGHEGAN, MULLINGAR
- Sale date
- Declared sale price
- €405,000.00
Recent sales in the wider Mullingar 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
ADAMSTOWN, CASTLETOWN GEOGHEGAN, MULLINGAR
- Sale date
- Declared sale price
- €405,000.00
Buyer fees*
Associated expenses guide
- Stamp duty: Approximately 1% to 2% of the purchase price depending on whether the property is residential or commercial land.
- Solicitor legal fees: Estimated between EUR 1,500 and EUR 3,000 plus VAT and outlay costs.
- Land registration fees: Typically ranges from EUR 400 to EUR 800 depending on the value of the property.
- Property valuation fees: Usually around EUR 150 to EUR 300.
- Surveyor fees: Estimated between EUR 500 and EUR 1,200 depending on the depth of the survey required.
- Annual home insurance: Generally ranges from EUR 350 to EUR 700 per year for standard buildings and contents coverage once a structure is built.
Forum Talk
What people are saying about this area
- Locals in the Castletown-Geoghegan area frequently praise the peaceful, community-focused rural lifestyle and scenic countryside.
- Proximity to the M6 motorway and commuter accessibility to Dublin and Mullingar are often highlighted as major advantages by residents.
- Proximity to outdoor amenities like Lough Ennell and the Mullingar-Athlone Greenway is a regular topic of discussion for those enjoying local recreation.
- Buyers in rural Westmeath forums often discuss the typical requirement to secure local housing needs or local ties criteria when applying for rural planning permission.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property is located just two minutes from Castletown Primary School, making morning drop-offs very convenient for families with young children.
- Teenagers4/10
While there is plenty of outdoor space, the rural location offers limited local entertainment or public transport options directly suited to teenagers' independent social lives.
- Multi-generational Living6/10
The generous 2.11-acre site offers substantial space to potentially design and build a home accommodating multiple generations, subject to planning permission.
- Single Buyers3/10
As this is a vacant site requiring planning permission and construction, it may not suit single buyers looking for an immediate, turnkey home.
- Couples5/10
A great opportunity for couples wishing to build their own bespoke home in a scenic country setting, provided they are prepared for a self-build project.
- Empty Nesters5/10
Offers a peaceful rural retreat for empty nesters wanting to downsize to a self-built home tailored to their future needs, though maintenance of a 2.11-acre plot should be considered.
- Retirees6/10
The idyllic country setting and proximity to a welcoming rural village make it attractive for retirement, provided accessibility and healthcare proximity are verified.
Work
3 areas- Remote Working7/10
Provides a quiet, distraction-free environment for remote work, though broadband availability and speed should be verified by the buyer.
- Hybrid Commuting6/10
Being c.5 minutes from the M6 and roughly 40 minutes from the M50 makes hybrid commuting to Dublin feasible.
- Retired8/10
An ideal location for retirees looking to build a custom, manageable home in a tranquil and community-focused rural area.
Practical
8 areas- Ageing in Place6/10
A self-built home can be specifically designed with single-story living and accessibility features for ageing in place, though local healthcare services require driving.
- Low Maintenance3/10
Managing a 2.11-acre site inherently requires regular grounds maintenance and land upkeep.
- Secure Gated Entry5/10
Buyers have the opportunity to install private security gates and fencing as part of their site development.
- Minimalist Design6/10
The blank-canvas nature of a vacant site allows a buyer to design a sleek, minimalist home, subject to local planning guidelines.
- Flexible Floor Plans10/10
As a site sold subject to planning permission, the buyer has total freedom to design a floor plan that perfectly suits their lifestyle.
- Heritage Home1/10
This is a vacant site rather than an existing period or heritage property.
- Ecological Setup8/10
The large 2.11-acre footprint provides an excellent canvas for eco-friendly building designs, solar integration, and sustainable gardening.
- Outdoor areas10/10
Features an expansive 2.11-acre outdoor space in an idyllic rural setting with mature surroundings.
Interests
9 areas- Gardening10/10
An expansive 2.11-acre site provides limitless potential for avid gardeners to create extensive landscaping, allotments, or orchards.
- Walking8/10
The scenic rural surroundings, nearby lakes such as Lough Ennell and Lough Owel, and the Mullingar-Athlone Greenway offer fantastic walking opportunities.
- Gym3/10
There are no gyms within immediate walking distance, requiring a drive into Mullingar for fitness facilities.
- Cycling8/10
Proximity to the Mullingar–Athlone Greenway and quiet country roads makes this an excellent spot for cycling enthusiasts.
- Golf6/10
The central Westmeath location provides reasonable driving access to regional golf courses.
- Fishing9/10
Proximity to major angling destinations including Lough Ennell, Lough Owel, Lough Derravaragh, and the River Brosna makes this an exceptional location for fishing.
- Horse Riding7/10
The rural setting and quiet country roads are well-suited for equestrian pursuits and local hacking.
- Water Sports7/10
Nearby lakes provide great opportunities for various water-based activities and outdoor recreation.
- Entertaining6/10
Any future home built on the spacious 2.11-acre plot could easily be designed with fantastic indoor-outdoor entertaining spaces.
Lifestyle
5 areas- Quiet Living10/10
Situated in a quiet cul-de-sac in an idyllic country setting, offering exceptional peace and seclusion away from urban noise.
- Rural Living10/10
A true rural lifestyle property featuring a large 2.11-acre site surrounded by beautiful Westmeath countryside.
- Village Living8/10
Located just c.1km outside Castletown Village, which is renowned for its welcoming community and local amenities.
- Coastal Living1/10
The location is entirely inland in County Westmeath with no coastal proximity.
- Urban Living3/10
Far removed from city life, though Mullingar Town is accessible within a short drive for broader urban amenities.
Social
6 areas- Community Involvement8/10
Castletown-Geoghegan is noted as a sought-after rural village renowned for its active and welcoming local community.
- Café Culture4/10
Café culture is limited locally, requiring a trip into nearby Mullingar for a wider selection of coffee shops.
- Nightlife2/10
The immediate area is strictly rural and quiet, offering virtually no nightlife outside of local village pubs.
- Health/Wellness groups5/10
Community-based wellness groups may exist within the village or nearby Mullingar, but options are limited right at the doorstep.
- Networking Opportunities2/10
Professional networking opportunities are sparse locally, requiring travel toward larger commercial hubs.
- Tech-Hub Connectivity3/10
The rural location lacks proximity to physical tech hubs, meaning connectivity relies entirely on home internet infrastructure.
Listing information
- Agent
- Property Partners McDonnell
- Phone
- 044 933 3333
- Published on HouseDelve
- 26 September 2026
- Correction
- Report an issue
HD-D8B2B0HouseDelve · 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.