Ballagh, Newtownforbes, Co. LongfordN39PW98
€280,000
2 Bath~BER D2
What you'll like:
- Generous site size: The property sits on approximately 0.75 acres, offering substantial outdoor space for gardens, play areas, and future landscaping projects.
- Detached garage potential: Features a detached garage with a residential front already installed, which can be easily converted into a home office or studio.
- Convenient location: Situated just a short drive from the popular Newtownforbes primary school and Mels College, making daily school runs very easy.
- Proximity to golf club: Located immediately adjacent to the local Longford Golf Club, providing exceptional convenience for golf enthusiasts living in the area.
- Excellent transport links: Positioned only two kilometers from the N4, offering seamless access to major routes toward Athlone and Dublin Airport.
- Spacious interior layout: Offers approximately 124 square meters of living accommodation, including a comfortable living room and a large kitchen-diner setup.
- Family friendly accommodation: Includes three sizable bedrooms, with the master bedroom featuring an ensuite bathroom for added daily privacy and convenience.
- Practical utility room: Equipped with a roomy family utility and a downstairs WC, helping to keep the main living areas tidy and organized.
- Private setting: The residence is set back perfectly from the road, ensuring enhanced privacy for both the front and rear gardens.
- Well maintained gardens: Features lovely lawns, mature shrubs, and established trees that create an attractive and peaceful natural environment around the house.
- Ample parking space: Includes a large tarmacadam driveway with plenty of room to accommodate multiple vehicles for residents and visiting guests.
- West facing rear: The rear garden enjoys a highly desirable west-facing aspect, making it ideal for evening outdoor dining and weekend barbecues.
- Walk in condition: Presented in ready-to-occupy condition, allowing new owners to move in immediately without undertaking any major interior renovations.
- Wonderful natural light: Designed with excellent window placements that flood the internal living spaces with abundant natural light throughout the day.
- Tasteful interior finishes: Showcases striking tiled floors and very attractive window features that elevate the overall aesthetic appeal of the home.
- Double glazed windows: Fitted with PVC double glazed windows throughout the property, helping to maintain indoor temperatures and reduce external noise.
- Oil fired central heating: Equipped with a standard oil-fired heating system to provide reliable warmth and climate control during colder winter months.
- Close to county town: Longford Town is located within minutes' drive, providing access to major supermarkets, retail shopping, and essential healthcare services.
- Regional accessibility: Carrick on Shannon is within a 15-kilometer radius, broadening the range of nearby dining, leisure, and entertainment options available.
- Commuter friendly distance: Located roughly one hour and twenty minutes from Dublin Airport, making it viable for certain long-distance travel schedules.
But keep in mind:
- Energy rating concerns: The property carries a D2 BER rating, which indicates lower energy efficiency and suggests that future upgrades may be necessary.
- Heating system efficiency: Oil fired central heating can be relatively expensive to run compared to modern heat pumps, potentially leading to higher utility bills.
- Garage conversion checks: Buyers should verify that the residential front on the detached garage complies with local planning regulations and building standards.
- Road proximity noise: Although set back from the road, being immediately adjacent to the N4 route might introduce some ambient traffic noise to the front gardens.
- Septic tank verification: Due to the rural location near Newtownforbes, buyers must investigate whether the property relies on a private septic tank and check its condition.
- Water supply checks: It is important to confirm whether the property is connected to a public mains water supply or relies on a private well system.
- Insulation standards: Given the D2 energy rating, a detailed structural survey should assess the current roof and wall insulation levels to plan for retrofitting.
- Broadband availability: High-speed fibre broadband should be independently verified by the buyer to ensure remote work capabilities are fully supported at this rural address.
- Boundary line clarity: Buyers should carefully review the legal mapping for the entire 0.75-acre plot to ensure all garden boundaries match the title deeds.
- Roof condition inspection: A professional surveyor should inspect the roof slates and timber structures to confirm there are no hidden maintenance issues.
- Plumbing and wiring: As the exact age of the build is not specified, a thorough check of the electrical wiring and plumbing fixtures is strongly recommended.
- Surface water drainage: The large tarmacadam driveway and extensive lawns should be evaluated for proper surface water drainage to prevent any pooling during heavy rain.
- Local development plans: Buyers should check local county council zoning and planning registers to ensure no unexpected commercial developments are planned nearby.
- Internal storage capacity: While there are three bedrooms and a utility room, buyers should assess if the built-in wardrobe and general storage space is sufficient.
- Ventilation and damp: The survey should check for adequate ventilation in the kitchen, utility, and bathroom areas to prevent potential condensation and mold issues.
- Fire safety compliance: Verify that smoke alarms and carbon monoxide detectors are fully operational and installed in accordance with current safety guidelines.
- Appliance inclusions: Buyers need to clarify exactly which kitchen appliances and white goods are included in the asking price contract of sale.
- Property tax assessment: Local Property Tax bands should be verified against the current valuation to ensure accurate ongoing financial budgeting for the home.
- Maintenance of mature trees: The mature trees and shrubs in the gardens, while attractive, may require professional trimming or present root management considerations.
- Future extension limits: Due to site boundaries and local planning rules, buyers should verify the scope and feasibility of building any future major home extensions.
Price positioning
?
- The asking price appears somewhat overvalued because similar houses in the wider locality demonstrate transaction values clustering near lower thresholds, suggesting buyers might experience resistance at this upper financial bracket.
- Potential overvaluation signals include regional benchmark comparisons and moderate local demand trends, whereas the presence of three bedrooms and a detached garage with conversion potential provide some justification for a higher pricing tier.
- Factors that could undermine this price position involve necessary energy efficiency upgrades given the current energy rating, while a walk-in condition and a generous plot size strongly support the premium marketing figure.
- Additional relevant market observations indicate that proximity to major transport corridors and regional hubs typically enhances property desirability, balancing broader economic pressures that might otherwise constrain local residential capital values.
Build Analysis
What we know from similar construction types
- The property is a detached residence offering approximately 124 square meters of accommodation, including 3 bedrooms and 2 bathrooms, situated on a 0.75-acre site.
- Features PVC double glazed windows throughout and oil-fired central heating.
- Includes a detached garage with potential for conversion to office space, which a buyer should verify for compliance with local planning and building regulations.
- A buyer should investigate the private septic tank or wastewater treatment arrangements, as well as the water supply source typical for rural properties in this area.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a BER rating of D2, indicating that energy efficiency improvements are necessary to achieve a modern standard.
- A deep retrofit to bring the house up to a BER rating of B2 or higher typically costs between €35,000 and €50,000.
- Estimated costs would cover external wall insulation, upgrading attic insulation, installing a heat pump or modern condensing boiler, and replacing existing windows and doors where necessary.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,800 to €2,400.
- Explanation: The property has a BER rating of D2 and uses oil-fired central heating to heat a floor area of approximately 124 square meters. Given the D2 energy rating, thermal efficiency may be lower than newer homes, resulting in moderate to high annual fuel consumption.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a predominantly agricultural and residential countryside setting, appearing well removed from major heavy industrial sites or active incinerators.
- Any historical or localized waste management practices should be independently verified during standard conveyancing, as general rural background checks apply.
Flood Safe
8/10Water overflow reports to follow up
- The site sits on an elevated or well-set-back plot relative to immediate local roadways, suggesting a generally low apparent likelihood of surface water flooding.
- Buyers should consult detailed national flood hazard mapping and local authority records to confirm the precise flood risk profile of the broader townland.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
No verified results were found for this group in the previous five years.
Recent sales in the wider Newtownforbes area
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
BRISKHILL, NEWTOWNFORBES, COUNTY LONGFORD
- Sale date
- Declared sale price
- €250,000.00
2 CLONGUISH COURT, NEWTOWNFORBES, CO LONGFORD
- Sale date
- Declared sale price
- €75,000.00
CLOONTAGH, NEWTOWNFORBES, CO LONGFORD
- Sale date
- Declared sale price
- €65,000.00
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 1 percent of the purchase price, equalling €2,800 for a property priced at €280,000.
- Solicitor legal fees: generally range from €1,500 to €3,000 excluding outlay and VAT.
- Land registration fees: approximately €175 to €700 depending on the application type and property value.
- Property valuation fees: typically between €150 and €300.
- Surveyor fees: usually range from €400 to €800 depending on the level of detail required.
- Annual home insurance: estimated between €400 and €800 per year.
Forum Talk
What people are saying about this area
- Locals in the Newtownforbes and Longford area frequently praise the convenience of the N4 route for commuting toward Dublin and Sligo.
- Community discussions often highlight the excellent local amenities, including the nearby primary school and Longford Golf Club.
- Residents value the rural yet accessible setting of Ballagh, noting its balance of privacy and proximity to Longford town.
- Local forums occasionally discuss traffic management and road safety improvements along the primary regional corridors.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features a generous 0.75-acre site with well-kept lawns, mature shrubs, and trees, providing a safe and spacious outdoor environment for young children to play.
- Teenagers7/10
With three sizeable bedrooms, a detached garage that has potential for conversion into an office or study space, and proximity to local schools, this home accommodates teenagers reasonably well.
- Multi-generational Living6/10
The c. 124 sq m layout includes three bedrooms and two bathrooms, but multi-generational living might require adaptation of the detached garage to provide extra independent living space.
- Single Buyers6/10
A detached home on 0.75 acres may offer more space and maintenance overhead than a typical single buyer needs, though the price point of €280,000 presents good value.
- Couples8/10
Ideal for couples looking for room to grow, offering a spacious layout, privacy, a large kitchen/diner, and a west-facing rear garden suited for outdoor entertaining.
- Empty Nesters7/10
Single-level or detached living on a large plot offers great privacy and a peaceful setting, though garden maintenance on 0.75 acres should be considered.
- Retirees6/10
The property offers privacy and a peaceful rural setting, but buyers should verify if the internal layout and accessibility suit long-term retirement needs.
Work
3 areas- Remote Working8/10
The detached garage features a residential front and can be easily converted into a dedicated home office space for remote workers.
- Hybrid Commuting7/10
Located only 2 km to the N4, offering convenient access for commuting to Athlone (30 mins) or Dublin (1 hour 20 minutes to Dublin Airport).
- Retired7/10
Provides a peaceful, private retreat with single-floor living elements, though garden upkeep should be kept in mind.
Practical
8 areas- Ageing in Place6/10
The single-level flow of the main accommodation is helpful, but buyers should verify accessibility features for long-term ageing in place.
- Low Maintenance5/10
While the home is described as being in walk-in condition with PVC double-glazed windows, maintaining a 0.75-acre site and gardens requires regular effort.
- Secure Gated Entry4/10
The property features a set-back position and a large tarmacadam driveway offering good privacy, but gated entry is not explicitly detailed and should be verified.
- Minimalist Design5/10
Features traditional family home styling with striking tiled floors rather than stark minimalist architecture.
- Flexible Floor Plans7/10
Includes a spacious c. 124 sq m layout with a living room, large kitchen/diner, family utility, and a detached garage that offers conversion flexibility.
- Heritage Home2/10
This is a modern detached family residence rather than a period or heritage home.
- Ecological Setup4/10
The property relies on standard oil-fired central heating and a D2 BER rating, indicating potential room for energy-efficiency upgrades.
- Outdoor areas10/10
An impressive 0.75-acre plot featuring well-kept lawns, mature shrubs and trees, a west-facing rear aspect for afternoon sun, and a large tarmacadam driveway.
Interests
9 areas- Gardening9/10
The approximately 0.75-acre plot includes well-kept gardens, lawns, mature shrubs, and trees, offering an exceptional canvas for gardening enthusiasts.
- Walking6/10
The scenic countryside setting offers pleasant local walking routes, though access to specific trails may require short drives.
- Gym5/10
Fitness facilities would likely be accessed in nearby Longford Town, as there is no dedicated home gym setup mentioned beyond the garage space.
- Cycling6/10
Quiet local country roads can be suitable for cycling, though proximity to the N4 should be factored in for safety.
- Golf8/10
The property is located immediately close to Longford Golf Club, making it exceptionally convenient for golf enthusiasts.
- Fishing6/10
Proximity to Carrick-on-Shannon (within 15 km) and regional waterways provides reasonable access to fishing opportunities.
- Horse Riding5/10
The rural setting and large site offer potential for rural equestrian interests, though local stables and facilities should be independently verified.
- Water Sports5/10
Access to water sports is plausible given the relative proximity to Carrick-on-Shannon and regional lakes and rivers.
- Entertaining9/10
Features a large kitchen/diner, a spacious living room, a west-facing rear garden with a large tarmacadam driveway, and ample parking ideal for hosting barbecues and guests.
Lifestyle
5 areas- Quiet Living9/10
Situated back perfectly from the road on a 0.75-acre site in Ballagh, Newtownforbes, the home enjoys great privacy and a tranquil environment.
- Rural Living8/10
The generous site and surrounding countryside setting provide an authentic rural living experience while remaining accessible to nearby towns.
- Village Living7/10
Located only a short drive from the popular Newtownforbes primary school and local amenities, striking a balance between rural seclusion and village convenience.
- Coastal Living1/10
The property is located inland in County Longford and is not near the coast.
- Urban Living4/10
Longford Town is within a minutes' drive, but the immediate setting is decidedly rural rather than urban.
Social
6 areas- Community Involvement6/10
Proximity to Newtownforbes and Longford Town provides opportunities to engage with local community groups and activities.
- Café Culture5/10
Café options are primarily concentrated a short drive away in Longford Town.
- Nightlife4/10
The immediate rural setting lacks nightlife, which is instead found a short drive away in Longford Town or Carrick-on-Shannon.
- Health/Wellness groups5/10
Wellness groups, pilates, and fitness classes would typically be accessed in nearby Longford Town.
- Networking Opportunities4/10
Professional networking opportunities are limited in the immediate rural vicinity and would rely on travel to larger hubs.
- Tech-Hub Connectivity5/10
While the garage offers excellent potential for a home office, buyers should verify local broadband speeds and tech-hub access in the area.
Listing information
- Agent
- DNG McGill
- Phone
- 043 334 5822
- Published on HouseDelve
- 21 September 2026
- Correction
- Report an issue
HD-7BA74AHouseDelve · 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.