Ballindurrow, Multyfarnham, WestmeathN91F680
€159,950
3 Bed~1 Bath~75 m²
What you'll like:
- Generous site area: The property sits on an impressive three-quarter acre plot, providing substantial outdoor space for gardens, recreation, or future landscaping projects.
- Desirable village proximity: Located close to Multyfarnham village, residents can easily access local amenities while enjoying a peaceful rural lifestyle setting.
- Affordable entry price: With a guide price of 159950 euros, this home offers budget-conscious buyers an accessible foothold in the Westmeath property market.
- Modern double glazing: The dwelling already benefits from newly installed PVC double-glazed windows, saving the buyer an initial replacement expense during renovations.
- Installed security alarm: An existing alarm system is fitted on the premises, offering immediate peace of mind and basic security infrastructure for the new owner.
- Valuable outbuildings: A range of useful outbuildings accompany the cottage, supplying practical storage solutions or versatile workshop spaces for various hobbies.
- Substantial extension scope: The large footprint of the site allows ample room to extend the existing dwelling significantly, subject to obtaining proper planning permission.
- Vacant refurbishment potential: The listing highlights eligibility potential for the Vacant Property Refurbishment Grant, which could substantially subsidize heavy modernization and upgrade costs.
- Bespoke home creation: This complete project allows creative buyers to design and finish interior spaces entirely to their personal tastes and stylistic preferences.
- Flexible purchasing options: The marketing details note that the house and site can potentially be sold separately, offering unique strategic flexibility for diverse buyers.
- Functional room dimensions: The floor plan includes a generously sized kitchen and diner area measuring over five meters by nearly four meters for comfortable living.
- Practical utility room: A dedicated utility space measuring over two and a half meters square helps keep laundry and household chores organized away from main living areas.
- Manageable overall footprint: With approximately 75 square meters of floor area, the cottage keeps heating and future maintenance overheads relatively manageable for single occupants or couples.
- Stable asking price: Recorded listing data shows the asking price has remained completely unchanged at 159950 euros, indicating a steady and firm vendor pricing strategy.
- Strong rental demand: Finished rural cottages near established villages often attract steady tenant interest from commuters and downsizers seeking quiet country surroundings.
- Future capital growth: Thoroughly modernizing an under-priced rural asset typically unlocks strong equity appreciation once all necessary refurbishment works are successfully completed.
- Private countryside setting: Situated in Ballindurrow, the property enjoys low-density surroundings with minimal urban noise and pleasant views over local agricultural lands.
- Accessible regional commuting: The location provides convenient road links toward major regional hubs and transport arteries, facilitating straightforward travel for working professionals.
- Clear project boundaries: The defined 0.75-acre plot provides clear physical limits, making it straightforward to fence off and secure land for pets or children.
- Recreational village amenities: Multyfarnham offers local schools, community facilities, and traditional social spots within a short distance, enhancing day-to-day living convenience for residents.
But keep in mind:
- Extensive modernisation required: The building is explicitly described as needing complete modernisation, meaning buyers must budget heavily for structural, electrical, and plumbing overhauls.
- Unclear BER rating status: The energy rating is listed as exempt or not provided, requiring the buyer to commission a formal assessment to understand thermal efficiency.
- Compact secondary bedrooms: Bedrooms two and three offer relatively tight floor areas, which may restrict furnishing options or accommodate only single beds comfortably.
- Single bathroom constraint: The property features only one bathroom for all three bedrooms, potentially causing morning congestion and creating a need for ensuite additions.
- Planning permission risks: Any major structural extensions or splitting of the house and site will require careful navigation of local authority planning rules and approval timelines.
- Grant approval uncertainty: Qualification for the Vacant Property Refurbishment Grant is not guaranteed and requires strict adherence to government eligibility criteria and timelines.
- Hidden structural defects: Older rural cottages often conceal dampness, timber rot, or inadequate foundations that can drastically escalate the ultimate cost of refurbishment works.
- Lack of central heating details: The listing omits specific information regarding the current heating system, suggesting radiators or boilers may need total replacement throughout.
- Private wastewater systems: Buyers should thoroughly investigate the condition and compliance of any septic tank or sewage treatment facilities serving this rural property.
- Private water supply checks: If the property relies on a well rather than mains water, the buyer must verify water quality, flow rate, and filtration equipment.
- Asbestos risk in older builds: Older cottages undergoing refurbishment frequently encounter hazardous materials like asbestos, demanding specialized and costly professional removal contractors.
- Insulation deficiencies: Given the need for modernisation, internal wall and attic insulation likely fall below modern building standards, requiring costly thermal upgrades.
- Overgrown site clearance: Managing a three-quarter acre plot that requires maintenance will demand upfront landscaping effort and equipment expenses before the grounds are usable.
- Electrical wiring age: Properties requiring extensive modernisation often feature outdated electrical wiring that must be completely replaced to meet current safety regulations.
- Roof integrity unknown: The condition of the roof timbers and slates is not detailed, representing a significant potential capital expenditure item for the buyer.
- Surface water drainage: Rural sites can occasionally suffer from poor surface water drainage or localized pooling, which requires proper grading and soakaway installation.
- Vendor pricing firmness: The lack of price movement in tracking history suggests the seller may hold firm on the 159950 euros asking price, limiting initial negotiation margin.
- Project management burden: Undertaking a major renovation project requires significant time, stress management, and oversight of builders, which may not suit inexperienced buyers.
- Construction cost inflation: Prevailing market costs for building materials and tradespeople can cause renovation budgets to spiral well beyond initial conservative estimates.
- Limited local transport: Rural Westmeath locations typically lack frequent public transport services, making private vehicle ownership essential for daily commuting and errands.
Price positioning
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- The asking price of €159,950 appears slightly undervalued relative to general rural market norms, primarily because the property requires substantial modernisation throughout its layout.
- Signals of under valuation include the low entry price point for a three-bedroom detached residence accompanied by a generous three-quarter acre site in a desirable location.
- Potential buyers might be supported by the advertised refurbishment grant opportunities, though heavy renovation costs and unknown structural conditions could ultimately undermine these initial savings.
- Additional relevant factors include the potential to sell the house and site separately, offering unique flexibility for future development subject to necessary planning permissions.
Build Analysis
What we know from similar construction types
- The property is described as a cottage in need of modernisation, presenting a refurbishment opportunity on a 0.75-acre site.
- The listing notes that the house benefits from new PVC double-glazed windows and an alarm system, though a comprehensive structural survey should be conducted to assess the overall condition of the roof, walls, and foundation.
- The presence of outbuildings offers additional storage or potential use, subject to inspection and necessary permissions.
- Buyers should investigate the exact structural integrity, damp levels, and compliance of any past extensions or alterations.
- The mention of potential for future development on the site and the option that the house and site could be sold separately should be verified regarding local planning policies and title boundaries.
Retrofit Cost*
Possible renovating / insulating expenditure
- As the BER rating is not provided and the property is described as an older cottage requiring modernisation, it is prudent to budget for a deep retrofit potentially falling into the D to G cost tier.
- A full deep retrofit could cost anywhere from EUR 30,000 to over EUR 50,000 depending on the baseline energy performance, requiring upgrades to insulation, heating systems, and ventilation.
- Buyers should investigate potential eligibility for the Vacant Property Refurbishment Grant mentioned in the listing to help offset refurbishment and retrofit costs.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is between 1,800 euro and 2,500 euro.
- The BER rating is not provided and the property is described as in need of modernisation, which may result in higher energy consumption until thermal upgrades or refurbishment are completed.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a predominantly rural agricultural setting, appearing well away from major industrial plants, heavy manufacturing facilities, or active large-scale incinerators.
- Any historical local landfill sites or legacy agricultural runoff concerns should be verified through local environmental searches, though no major hazards are immediately apparent.
Flood Safe
8/10Water overflow reports to follow up
- The surrounding countryside and regional topography suggest a generally low baseline risk of widespread fluvial flooding, though localized surface water accumulation during heavy rainfall should be checked.
- Buyers are advised to consult national predictive flood mapping services to confirm the exact status of the 0.75-acre site relative to any minor watercourses.
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 Multyfarnham area
DONORE RD, MULTYFARNHAM, MULLINGAR
- Sale date
- Declared sale price
- €15,000.00
WOODLAND AVE, BALLINAFID, MULTYFARNHAM
- Sale date
- Declared sale price
- €333,500.00
6 COIS ABHAINN, MULTYFARNHAM, CO. WESTMEATH
- Sale date
- Declared sale price
- €680,000.00
6 DERRAVARRA ABBEY, MULTYFARNHAM, CO WESTMEATH
- Sale date
- Declared sale price
- €305,000.00
STONEHALL LODGE, MULTYFARNHAM, CO WESTMEATH
- Sale date
- Declared sale price
- €435,000.00
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: €1,599.5 — 1% of €159,950.
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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: approximately 1,500 euro to 3,000 euro plus VAT and outlays.
- Land registration fees: approximately 400 euro to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 euro to 250 euro for a standard mortgage valuation.
- Surveyor fees: approximately 500 euro to 1,000 euro, particularly recommended given the property is in need of modernisation and refurbishment.
- Annual home insurance: approximately 350 euro to 600 euro depending on the level of coverage and building reconstruction cost.
Forum Talk
What people are saying about this area
- Locals in the Multyfarnham area frequently highlight the strong community atmosphere and the convenience of village amenities.
- Discussions on regional forums often point out the appeal of rural country living combined with reasonable proximity to Mullingar for broader services.
- Prospective buyers in the wider Westmeath region often express high interest in rural cottages offering refurbishment grant opportunities.
- Traffic and local road maintenance around rural approach roads to Multyfarnham are occasional topics of discussion among residents.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The c. 0.75-acre site provides fantastic outdoor space for children to play, but the home requires extensive modernisation before it is safe and comfortable for a young family.
- Teenagers4/10
At 75 m², living space is relatively compact for teenagers, though the large plot and outbuildings offer potential for future extension subject to planning.
- Multi-generational Living3/10
The single-bathroom, 75 m² cottage layout lacks the separation and scale needed for multi-generational living without substantial reconfiguration and expansion.
- Single Buyers7/10
An affordable entry price point of €159,950 makes this an attractive project for a single buyer willing to take on a renovation journey.
- Couples7/10
Offers a great opportunity for couples wanting a rural project to design and create a bespoke home together.
- Empty Nesters5/10
Single-level cottage living appeals for later life, but the property requires heavy renovation work which may deter some empty nesters.
- Retirees5/10
The single-storey footprint is positive for accessibility, though the need for modernisation and rural upkeep should be carefully considered.
Work
3 areas- Remote Working6/10
The countryside setting is peaceful for home working, though buyers should verify local broadband speeds and connectivity.
- Hybrid Commuting4/10
The rural Westmeath location involves longer travel times for hybrid commuting to major employment centres.
- Retired6/10
Well-suited for retirement if buyers are prepared to manage or oversee property renovations and garden upkeep.
Practical
8 areas- Ageing in Place6/10
Single-level accommodation is beneficial for ageing in place, but the property requires substantial upgrading for modern accessibility standards.
- Low Maintenance2/10
Requires significant refurbishment, modernization, and ongoing upkeep for both the 75 m² cottage and the 0.75-acre grounds.
- Secure Gated Entry3/10
Features an alarm system, but private gated entry would need to be installed by the buyer.
- Minimalist Design4/10
Traditional cottage structure requires structural and cosmetic overhaul to achieve a truly minimalist aesthetic.
- Flexible Floor Plans5/10
The current layout is compact, but the potential to extend offers flexibility subject to planning permissions.
- Heritage Home6/10
Retains traditional cottage character, offering a blank canvas for restoration enthusiasts.
- Ecological Setup4/10
Energy efficiency is likely low given the need for modernisation, though the large plot provides scope for green upgrades and renewable installations.
- Outdoor areas9/10
An impressive c. 0.75-acre site accompanied by a range of useful outbuildings, offering massive potential for outdoor projects.
Interests
9 areas- Gym3/10
Rural location means formal gym facilities will require travelling to nearby towns.
- Walking7/10
The scenic rural surroundings near Multyfarnham provide pleasant local routes for recreational walking.
- Gardening9/10
The substantial c. 0.75-acre site offers exceptional scope for keen gardeners to landscape and cultivate extensive grounds.
- Cycling6/10
Quiet country roads offer decent cycling opportunities, though rural traffic speeds and lack of dedicated lanes should be factored in.
- Golf4/10
Access to golf courses will require driving to nearby regional clubs.
- Fishing6/10
The Westmeath region is renowned for its lakes and angling opportunities, making it a good spot for fishing enthusiasts.
- Horse Riding6/10
The generous site and rural setting offer potential for equestrian interests, subject to setting up appropriate facilities.
- Water Sports4/10
While Westmeath has notable lakes nearby, water sports facilities depend on traveling to specific regional hubs.
- Entertaining5/10
Indoor entertaining space is currently limited by the 75 m² size and need for modernisation, but the large outdoor area holds great potential for warmer months.
Lifestyle
5 areas- Quiet Living9/10
Situated in Ballindurrow near Multyfarnham, the property offers a peaceful country setting away from heavy urban hustle.
- Rural Living8/10
Set on a 0.75-acre plot surrounded by countryside, providing a classic rural atmosphere with useful outbuildings.
- Village Living8/10
Positioned within close proximity of Multyfarnham village, balancing country privacy with local community access.
- Coastal Living1/10
The location is inland in County Westmeath with no proximity to the coast.
- Urban Living2/10
This is a rural cottage location far removed from city centres and urban infrastructure.
Social
6 areas- Community Involvement7/10
Proximity to Multyfarnham village encourages integration into local community life and events.
- Café Culture4/10
Limited to local village amenities, with wider café choices requiring trips to larger nearby towns.
- Nightlife2/10
Very quiet rural area with virtually no nightlife options on the doorstep.
- Health/Wellness groups5/10
Local wellness activities would likely rely on community groups in the village or nearby towns.
- Networking Opportunities2/10
Rural setting offers minimal professional networking opportunities locally.
- Tech-Hub Connectivity2/10
Remote location lacks proximity to physical tech hubs, making high-speed internet verification essential.
Listing information
- Agent
- CML Auctioneers
- Phone
- 044 933 9933
- Current status
- active
- Published on HouseDelve
- 10 October 2026
- Correction
- Report an issue
HD-84560FHouseDelve · 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.