Ashvale, 28 Ash Lane, Royal Canal, Mullingar, Co. WestmeathN91E8P8
€335,000
4 Bed~3 Bath~169 m²~BER B
What you'll like:
- Generous floor area: Spanning 168.7 square metres across three distinct floors, this spacious end-of-terrace property provides exceptional living accommodation that easily accommodates large families or buyers seeking ample room to grow.
- Strong BER rating: Achieving an efficient B energy rating, the home helps minimize monthly utility bills while ensuring a warm, comfortable interior environment with reduced heat loss throughout the changing seasons.
- Walk-in condition: Presented in pristine order throughout, the property allows new owners to move in immediately without facing the financial burden, time constraints, or stress of conducting major immediate renovations.
- Four double bedrooms: Featuring four generously proportioned bedrooms spread across multiple levels, the layout offers excellent versatility for larger families, home office setups, or accommodating visiting guests comfortably.
- Multiple bathrooms: Equipped with three well-appointed bathrooms including a guest WC, a primary en-suite, and separate shower facilities, the home effectively prevents morning queues and serves busy households with ease.
- Modern kitchen setup: The contemporary kitchen and dining space comes complete with fitted units, an integrated oven and hob, a breakfast bar, and essential appliances, making it ideal for daily family life and entertaining.
- Dedicated utility room: A separate ground-floor utility room with plumbing for a washing machine and dryer, plus a handy sink, keeps laundry chores neatly tucked away from the main kitchen and living areas.
- Primary bedroom suite: The spacious primary bedroom features custom fitted sliding wardrobes installed approximately three years ago alongside a fully tiled private en-suite shower room, creating a peaceful private retreat.
- Low-maintenance garden: The private rear garden is fully paved and incorporates a dedicated patio area, offering an ideal outdoor space for relaxation or al fresco dining without requiring regular lawn mowing.
- Gated side access: Convenient gated side access allows for easy movement of bicycles, bins, and garden equipment from the front of the property to the rear without needing to walk through the interior.
- Exterior water tap: An exterior water tap provides practical convenience for washing cars, cleaning outdoor patio areas, or watering potted plants and garden features without trailing hoses through the house.
- Off-street parking: Designated parking available directly to the front of the property ensures convenient vehicle storage and eliminates the daily hassle of searching for street spaces after returning home.
- Extensive included items: The sale includes a generous package of carpets, curtains, blinds, light fittings, and major kitchen appliances, representing notable extra value for first-time buyers furnishing a new home.
- Recent window maintenance: The PVC double-glazed windows and doors have been recently resealed, which helps enhance thermal efficiency, prevent draughts, and protect the interior from outside weather elements.
- Central development location: Positioned within the highly established and sought-after Royal Canal development, the property benefits from a friendly residential neighborhood atmosphere close to local amenities.
- Walking distance to town: Situated within convenient walking distance of Mullingar town centre, residents can easily access local shops, restaurants, and everyday services without relying constantly on a car.
- Nearby primary school: The property's close proximity to Holy Family Primary School makes the morning school run exceptionally straightforward and manageable for families with young children.
- Excellent commuter links: Convenient access to the nearby N4 roadway makes the property particularly suitable for commuters traveling regularly toward Dublin or other regional employment hubs.
- Strong rental appeal: Given its generous size, excellent condition, and proximity to town amenities, the property represents an attractive investment opportunity with strong potential for robust rental demand.
- Stable asking price: The recorded asking price has remained unchanged at 335000 euros since tracking began, indicating a firm pricing strategy from the seller without erratic fluctuations in valuation expectations.
But keep in mind:
- Three-storey layout challenges: Living across three distinct floors means managing multiple flights of stairs daily, which might prove inconvenient for families with very young toddlers or anyone with mobility considerations.
- Compact kitchen dining area: While functional, the kitchen and dining zone measures relatively narrow in part, which could feel slightly restricted when preparing meals or seating large groups for dinner parties.
- End-of-terrace proximity: As an end-of-terrace dwelling, the property shares one party wall and sits adjacent to common estate thoroughfares, potentially resulting in higher foot traffic or noise near the side entrance.
- Paved garden limitations: The entirely paved rear garden lacks natural lawn areas, which might disappoint buyers who prefer traditional green spaces, flower beds, or areas for children and pets to play on grass.
- Oil-fired central heating: The property relies on an oil-fired central heating system rather than natural gas, requiring buyers to manage oil deliveries and budget for bulk fuel purchases during winter months.
- Management company fees: Buyers should investigate whether the Royal Canal development operates an active residents or management company, which could involve annual service charges for communal area upkeep.
- Parking congestion potential: While parking is available to the front, buyers should verify if spaces are formally designated or if evening parking congestion occurs among neighboring residents and visitors.
- Boundary line verification: Purchasers must confirm the exact property boundaries and title deeds regarding the gated side access and shared pathways to ensure there are no ongoing neighbor disputes.
- Ventilation fan reliance: Several internal bathrooms rely entirely on mechanical ventilation fans rather than opening windows, which requires buyers to check that these extraction units remain fully functional to prevent moisture buildup.
- Staircase safety considerations: Multiple staircases spanning three floors require careful attention regarding child safety gates or handrail stability for households with small children or elderly relatives.
- Storage limitations check: Despite having built-in wardrobes and a shelved hotpress, buyers should inspect the overall storage capacity across the three floors to ensure it meets their specific household storage requirements.
- BER certificate verification: Buyers should independently inspect the full BER advisory report to identify any recommended efficiency upgrades required to maintain the current B rating over the long term.
- Appliance lifespan uncertainty: Although numerous white goods and kitchen appliances are included in the sale, buyers should verify their working condition and age during a pre-purchase survey to budget for potential replacements.
- Sliding wardrobe age: The fitted sliding wardrobes in the primary bedroom were installed approximately three years ago, meaning they are outside manufacturer warranty and should be checked for smooth track operation.
- Commuter traffic impact: Proximity to the N4 is convenient for commuters, but buyers should investigate local peak-hour traffic congestion entering and leaving Mullingar town during morning and evening rush hours.
- Development expansion plans: Buyers should check local planning registers to determine if any future residential or commercial development phases are planned nearby that could alter neighborhood density or views.
- Insurance cost factors: Being an end-of-terrace home across three storeys, buyers should obtain preliminary buildings insurance quotes to ensure premiums align with expectations for this specific construction type.
- Surface water drainage: Given the paved rear garden layout, buyers should verify that adequate surface water drainage channels are installed to prevent pooling during heavy rainfall events.
- Attic space inspection: The listing details hotpress and upper floor layouts, but buyers must instruct their surveyor to thoroughly check the attic insulation, roof timbers, and ventilation conditions.
- Negotiation flexibility unknown: The unchanging asking price history suggests the vendor holds a firm stance on value, meaning potential buyers should prepare for potentially limited wiggle room during price negotiations.
Price positioning
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- The asking price appears somewhat ambitious relative to historical transactions recorded on the same street, though it reflects a larger three-storey layout and generous floor area compared to smaller comparable properties nearby.
- Valuation signals show robust demand supported by an excellent B energy rating, comprehensive walk-in condition, and a desirable location within walking distance of local amenities and commuter routes.
- Potential factors that could support this asking price include ongoing buyer appetite for energy-efficient family homes, whereas broader market shifts or higher borrowing costs could undermine such optimism.
- Relevant considerations include the stable pricing history since initial listing, suggesting a firm vendor stance and anticipation of competitive interest from families or first-time buyers.
Build Analysis
What we know from similar construction types
- The property is a spacious four-bedroom end-of-terrace family home arranged over three distinct floors, spanning approximately 168.7 square metres.
- Construction features oil-fired central heating and PVC double-glazed windows and doors, with notes indicating that windows have been recently resealed.
- A buyer should investigate the ventilation and insulation standards across the three levels, particularly in the top-floor bedrooms and shower rooms under the roofline.
- Check the condition of the boundary walls and gated side access to ensure adequate security and privacy for the paved rear garden.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 1400 to 1800 euro.
- This is based on the floor area of 168.7 square meters and the B energy rating, utilizing the oil-fired central heating system.
Pollution Safe
9/10Environmental situation to investigate
- The residential area is established within a primarily suburban and canal-side setting, appearing distant from major heavy industrial zones, waste incinerators, or active large-scale landfills.
- Any historical land uses or legacy industrial concerns in the wider Mullingar area appear minimal in the immediate vicinity of this residential development, though buyers should verify local environmental reports for absolute certainty.
Flood Safe
8/10Water overflow reports to follow up
- The property is located within an established residential development in Mullingar, with no proximate indications of significant flood exposure in the immediate surroundings.
- The property features a three-storey layout with ground-floor living areas and front parking, meaning external access points sit relatively close to ground level.
- While available records show no immediate mapped flood risks, standard pre-purchase property surveys should still verify local drainage resilience and surface water management.
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
9 GORT NA DTOBAR, IRISHTOWN, MULLINGAR
- Sale date
- Declared sale price
- €790,000.00
3 INIS GLORA, BALLINALACK, MULLINGAR
- Sale date
- Declared sale price
- €230,000.00
132 THE MEADOW, PETITSWOOD MANOR, MULLINGAR
- Sale date
- Declared sale price
- €430,000.00
136 BELVEDERE HILLS, MULLINGAR, WESTMEATH
- Sale date
- Declared sale price
- €382,000.00
TULLANISKEY, MULLINGAR, CO WESTMEATH
- Sale date
- Declared sale price
- €1,020,000.00
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: €3,350 — 1% of €335,000.
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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 are estimated between 1500 and 2500 euro plus VAT.
- Land registration fees are approximately 175 to 800 euro depending on property value and registration type.
- Property valuation fees typically range from 150 to 300 euro.
- Surveyor fees are estimated between 300 and 700 euro depending on the level of detail required.
- Annual home insurance is estimated between 350 and 650 euro.
Forum Talk
What people are saying about this area
- Local residents frequently highlight the convenience of the Royal Canal development for walking into Mullingar town centre and its proximity to the Holy Family Primary School.
- Discussions on community forums often note that the area offers good commuter connectivity due to easy access to the N4 road network.
- Neighbourhood groups regularly share updates on local sporting and recreational facilities being readily accessible from residential estates along the canal.
- Commuters in local forums frequently discuss traffic flow improvements and peak travel times into and out of Mullingar town.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
The property is located within walking distance of the Holy Family Primary School and features four spacious bedrooms, making it an excellent environment for families with young children.
- Teenagers8/10
Spread across three storeys with four well-proportioned bedrooms, teenagers will appreciate the independence and private space offered by the upper floors.
- Multi-generational Living6/10
While the three-storey layout offers good separation of bedrooms, the home lacks a ground-floor bedroom or annex, which might limit true multi-generational accessibility.
- Single Buyers7/10
Offering a spacious layout in walk-in condition, it provides room to grow or host guests, though single buyers might find the four-bedroom size more than they immediately need.
- Couples8/10
An ideal setup for couples looking for space to work from home, entertain, or plan for a growing family in a well-established residential development.
- Empty Nesters6/10
The three-storey layout involves multiple stairs which may become less desirable over time, though the low-maintenance paved garden is a positive feature.
- Retirees5/10
While close to town amenities, the multi-level vertical living and stairs across three floors may not suit retirees looking to age in place comfortably.
Work
3 areas- Remote Working8/10
With four bedrooms available, there is ample flexibility to designate one or more rooms as dedicated home offices for remote professionals.
- Hybrid Commuting9/10
Convenient access to the N4 makes this property exceptionally well-suited for hybrid commuters traveling toward Dublin or other regional hubs.
- Retired5/10
The home offers single-level living challenges due to its three-storey design, though it is convenient for accessing town amenities.
Practical
8 areas- Ageing in Place4/10
The three-storey configuration with multiple staircases and bathrooms spread across different levels makes long-term ageing in place challenging.
- Low Maintenance8/10
Features a B BER rating, PVC double-glazed windows, and a paved rear garden, minimizing ongoing exterior maintenance.
- Secure Gated Entry3/10
The property features gated side access and parking to the front, but it is not part of a secure gated community.
- Minimalist Design7/10
Presented in excellent walk-in condition with clean finishes, laminate flooring, and contemporary fittings throughout.
- Flexible Floor Plans8/10
The four-bedroom, three-storey layout offers great versatility to adapt rooms for sleeping, working, or hobby spaces.
- Heritage Home2/10
This is a modern, multi-storey end-of-terrace family home rather than a period or heritage property.
- Ecological Setup8/10
Benefits from an efficient B BER rating, oil-fired central heating, and double-glazed windows, indicating good energy performance.
- Outdoor areas7/10
Includes a private paved rear garden with a patio area and an exterior water tap, designed for low-maintenance outdoor usage.
Interests
9 areas- Gardening4/10
The private rear garden is paved for ease of maintenance with a patio area, offering very limited traditional green gardening space.
- Walking9/10
Positioned within the Royal Canal development, offering fantastic opportunities for scenic canal-side walks as well as walking distance into Mullingar town.
- Gym7/10
The proximity to Mullingar town centre ensures good access to local fitness clubs and gym facilities.
- Cycling8/10
The canal location and accessibility to local routes provide good options for cycling enthusiasts.
- Golf7/10
Mullingar and the surrounding Westmeath area are home to well-regarded golf courses accessible via short drives.
- Fishing8/10
The property's positioning near the Royal Canal and nearby midland lakes offers excellent angling and fishing opportunities.
- Horse Riding5/10
While the wider Westmeath region has equestrian facilities, buyers should verify the proximity of local stables and riding schools.
- Water Sports6/10
Proximity to the Royal Canal and nearby regional lakes allows for certain water activities, though major water sports require travel to larger bodies of water.
- Entertaining8/10
Features a modern kitchen/dining area with a breakfast bar and direct access to a private paved patio, perfect for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Situated in an established residential development close to the canal, offering a peaceful neighborhood feel while remaining connected to town.
- Rural Living3/10
This is very much a suburban residential development setting within walking distance of Mullingar town centre rather than a rural environment.
- Village Living6/10
The location provides a community-focused neighborhood feel with local schools and amenities within easy walking distance.
- Coastal Living1/10
The property is located inland in County Westmeath with no proximity to the coast.
- Urban Living7/10
Within walking distance of Mullingar town centre, providing convenient access to shops, services, and everyday urban conveniences.
Social
6 areas- Community Involvement8/10
Located in an established residential community close to schools and local groups, fostering a strong sense of neighborhood engagement.
- Café Culture7/10
Mullingar town centre is within walking distance, offering a variety of local cafés, restaurants, and social spots.
- Nightlife7/10
Proximity to the town centre provides easy access to local pubs, venues, and evening entertainment options.
- Health/Wellness groups7/10
Good access to local wellness clubs, pilates & stretching classes, and recreational facilities within the town.
- Networking Opportunities6/10
Primarily a residential suburb, though regional networking opportunities are accessible within Mullingar or via the N4 corridor.
- Tech-Hub Connectivity6/10
Buyers should verify local broadband speeds, though the home's layout is well-suited for setting up a connected home office environment.
Listing information
- Agent
- Sherry FitzGerald Davitt & Davitt Mullingar
- Phone
- 044 934 0000 / 044 966 1000
- Current status
- active
- Published on HouseDelve
- 2 November 2026
- Correction
- Report an issue
HD-416B41HouseDelve · 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.