Balroe, Ballynacarrigy, WestmeathN91D959
€395,000
3 Bed~1 Bath~79 m²
What you'll like:
- Generous land holding: The property includes approximately five acres of excellent quality agricultural land, providing exceptional space for hobby farming, gardening, or keeping animals.
- Dual road frontage: Benefiting from good road frontage onto two separate roads, the property offers potential ease of access and future flexibility for development.
- Attached garage potential: The attached garage is suitable for conversion into additional living space, subject to securing the necessary planning permissions from the local authority.
- Range of outbuildings: A good selection of outbuildings is included on the grounds, offering valuable storage space or workshops for various agricultural and domestic hobbies.
- Charming countryside views: The elevated setting provides commanding views over the surrounding countryside, ensuring a picturesque and peaceful rural living environment for occupants.
- Proximity to village: Situated only two kilometres from Ballynacargy village, residents can easily access local amenities, schools, and community facilities within minutes.
- Local greenway access: The nearby Royal Canal and Greenway provides a fantastic recreational amenity for walking, cycling, and relaxing in a scenic natural setting.
- Commuter accessibility: The location offers a short drive to larger towns like Mullingar and Longford, combining rural tranquility with convenient access to major employment hubs.
- Compact single storey: The detached single-storey layout ensures all living accommodation is easily accessible on one level, which is ideal for long-term mobility and comfort.
- Community atmosphere: Ballynacargy is renowned for its strong sense of community, making it a welcoming and supportive environment for families relocating to the area.
- Expansion possibilities: With c.79 square metres of existing accommodation and surrounding land, buyers have ample opportunity to extend and modernise the property over time.
- Detached privacy: Being a standalone detached residence, the home offers greater privacy and less noise transference compared to semi-detached or terraced housing options.
- Family home potential: The three-bedroom configuration makes it an ideal starter or family home for buyers looking to establish roots in a traditional rural setting.
- Agricultural versatility: The quality of the surrounding land means it can be readily utilised for grazing livestock, growing crops, or equine pursuits depending on buyer needs.
- Recreational lifestyle: The combination of land, outbuildings, and nearby canal amenities supports an active outdoor lifestyle for nature lovers and hobby farmers alike.
- Direct selling contact: Interested buyers can easily arrange viewings directly through the named local agent, ensuring a straightforward communication channel during the purchase process.
- Scenic location: The peaceful countryside setting offers a welcome retreat from urban congestion while maintaining practical proximity to essential regional road networks.
- Established residential area: Located in a well-regarded rural part of Westmeath, the property holds solid long-term appeal for future resale and local housing demand.
- Independent utilities scope: The rural setting allows buyers to explore sustainable living options such as rainwater harvesting, solar installations, and private polytunnels.
- Private parking space: The presence of an attached garage and surrounding grounds ensures plenty of off-street parking for multiple vehicles, trailers, or farm machinery.
But keep in mind:
- Missing BER rating: The building energy rating is not provided or marked as exempt in the listing, meaning buyers must independently assess thermal efficiency and heating costs.
- Modest floor area: Extending to approximately 79 square metres, the interior living space is relatively compact and may require extension to meet growing family requirements.
- Renovation requirement: Older single-storey rural homes often require substantial capital investment to upgrade insulation, wiring, plumbing, and interior finishes to modern standards.
- Garage conversion costs: Converting the attached garage into habitable rooms will incur significant construction expenses and require formal planning permission and architectural oversight.
- Outbuilding condition: Buyers should thoroughly inspect the structural integrity and roof condition of the included outbuildings, as older agricultural structures may need costly repairs.
- Septic tank verification: As a rural property, buyers must investigate the registration, capacity, and current condition of the private wastewater treatment system to ensure compliance.
- Private water source: Buyers need to verify whether the property relies on a private well or public mains supply, and test the water quality for potability and flow rate.
- Agricultural boundary checks: The exact boundaries of the five acres should be carefully verified with the title maps and legal representatives to prevent any future disputes.
- Oil heating dependency: Many rural homes rely on oil-fired central heating, which can subject homeowners to volatile fuel price fluctuations during cold winter months.
- Local road maintenance: Properties with dual road frontage on rural secondary routes may be subject to local authority maintenance schedules and winter gritting limitations.
- Broadband availability: High-speed fibre broadband may be limited in remote rural townlands, so buyers working from home should verify internet connection speeds prior to purchase.
- Public transport reliance: The location is heavily dependent on private car transport, as local bus services in small rural villages are typically infrequent or limited.
- Future planning restrictions: Local planning guidelines in rural Westmeath can be strict regarding ribbon development and restrictions on who can build or extend locally.
- Maintenance overhead: Owning five acres of agricultural land requires ongoing grounds management, hedge cutting, and fencing maintenance to keep the land in good condition.
- Single bathroom constraint: The property features only one bathroom for three bedrooms, which may create morning congestion and necessitate the addition of an en-suite.
- Insulation standards: Without a confirmed BER certificate, there is a strong risk of poor wall and attic insulation, leading to higher-than-average domestic heating bills.
- Pest and damp risks: Older detached rural houses can be prone to rising damp, penetrating moisture, and timber pests, requiring a detailed pre-purchase structural survey.
- Title and rights of way: Buyers should ensure their legal team checks for any agricultural rights of way, utility easements, or shared access lanes affecting the land parcel.
- Heating system age: The age and efficiency of the existing boiler and radiators are unconfirmed, meaning buyers should budget for a potential heating system replacement.
- Future insurance premiums: Properties located near rural watercourses or in specific flood-prone zones should have their property insurance availability and quotes verified early.
Price positioning
?
- The asking price appears somewhat elevated relative to baseline regional comparable signals, particularly when considering the modest internal floor area and the specific configuration of the dwelling currently on site.
- Potential overvaluation signals stem from the compact square footage of the primary residence combined with a single bathroom provision, which may require capital expenditure to modernize and expand for modern family living expectations.
- Such a pricing strategy is largely supported and sustained by the inclusion of substantial acreage and useful outbuildings, which add tangible agricultural and lifestyle value beyond the residential structure itself.
- Relevant market dynamics include localized demand for rural properties featuring dual road frontage and land acreage, though prospective purchasers must carefully weigh the balance between land value and residential dwelling utility.
Build Analysis
What we know from similar construction types
- The property is a single-storey detached residence extending to approximately 79 sq. m with an attached garage that offers potential for conversion, subject to obtaining any necessary planning permissions.
- The listing indicates the presence of a good range of outbuildings and approximately 5 acres of agricultural land with road frontage to two roads, which a buyer should verify regarding title, boundaries, and agricultural rights or restrictions.
- The BER rating is stated as exempt or to be confirmed (TBC), so the buyer should investigate the energy performance, insulation standards, and heating systems currently installed.
- Given the rural location, the buyer should verify the status and capacity of the on-site wastewater treatment system and private water supply if applicable.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 1,500 euro to 2,200 euro.
- The BER is listed as exempt or not provided for this 79 square metre detached single storey residence, and since the exact age, insulation levels, and heating fuel type are unconfirmed, the buyer should verify the heating system and energy efficiency.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a rural agricultural setting with no apparent major industrial pollution sources or active landfills nearby.
- Any historical land use appears consistent with standard farming practices, though buyers should verify local agricultural or septic tank regulations during standard inspections.
Flood Safe
8/10Water overflow reports to follow up
- The property benefits from elevated countryside views, suggesting a lower general susceptibility to surface water accumulation.
- While regional drainage near the Royal Canal should be kept in mind, buyers should review local flood maps and verify drainage characteristics during the pre-purchase survey.
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 Ballynacarrigy area
BALLINACARROW, BALLYNACARRIGY, CO WESTMEATH
- Sale date
- Declared sale price
- €50,000.00
36TH LOCK HOUSE, BALLYNACARRIGY, WESTMEATH
- Sale date
- Declared sale price
- €300,000.00
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 on the first 1 million euro, translating to about 3,950 euro for an asking price of 395,000 euro.
- Solicitor legal fees: Typically range between 1,500 euro and 3,000 euro plus VAT and outlays.
- Land registration fees: Generally around 170 euro to 700 euro depending on the registration type and property value.
- Property valuation fees: Usually between 150 euro and 250 euro for mortgage purposes.
- Surveyor fees: Roughly 500 euro to 1,000 euro depending on the depth of the structural survey required.
- Annual home insurance: Estimated between 400 euro and 800 euro annually depending on the coverage and building type.
Forum Talk
What people are saying about this area
- Locals highlight Ballynacargy as a quiet and tight-knit rural community with active local engagement.
- Residents frequently praise the proximity of the Royal Canal and Greenway as a major recreational asset for walking and cycling.
- Community discussions often note the convenience of being within a short drive of Mullingar and Longford for broader retail and services.
- Traffic through the village is generally described as light, contributing to a peaceful countryside living environment.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features around 5 acres of grounds and is located just 2km from Ballynacargy village, offering a safe rural environment with plenty of outdoor space for young children to play.
- Teenagers6/10
While the 5 acres and detached garage provide good space for hobbies, the rural location with 79 sq.m of floor area may feel a bit remote and compact for teenagers seeking independence or close-by adolescent amenities.
- Multi-generational Living4/10
The single-storey residence is 79 sq.m with 3 bedrooms and 1 bathroom, which is relatively compact for multiple generations, though the attached garage offers potential for conversion to expand living space subject to planning.
- Single Buyers5/10
The home offers great privacy and land, but maintaining 5 acres of agricultural land and a detached garage might be more than a single buyer looking for low upkeep typically requires.
- Couples7/10
An appealing option for couples looking for a countryside retreat with plenty of land and an attached garage, though the interior living space is modest at 79 sq.m.
- Empty Nesters7/10
Single-storey living suits empty nesters wanting to downsize the indoor footprint while enjoying extensive outdoor space, gardens, and scenic countryside views.
- Retirees7/10
The detached single-storey layout avoids stairs, which is ideal for retirement, though upkeep of the 5 acres of land should be factored into long-term plans.
Work
3 areas- Remote Working6/10
The peaceful rural environment is great for home-working focus, though a buyer should verify the broadband and internet connectivity speeds available at this location.
- Hybrid Commuting5/10
Located a short drive from Mullingar and Longford with good road frontage, but commuting to major cities like Dublin will require significant travel time.
- Retired9/10
Single-storey accommodation, manageable indoor space, and a tranquil rural backdrop make this an attractive option for retirees.
Practical
8 areas- Ageing in Place8/10
Being a detached single-storey residence, it avoids interior stairs and steps, supporting long-term accessibility as people age.
- Low Maintenance4/10
While the 79 sq.m house is compact, the upkeep of 5 acres of agricultural land and a range of outbuildings requires ongoing manual maintenance.
- Secure Gated Entry3/10
The property benefits from good road frontage to two roads, but buyers looking for a secure gated entry would likely need to install automated gates themselves.
- Minimalist Design6/10
The single-storey layout lends itself well to straightforward living, though outbuildings and acreage can accumulate clutter if not managed.
- Flexible Floor Plans6/10
At 79 sq.m, the main house has a fixed 3-bed layout, but the attached garage offers clear potential for conversion to expand or alter the floor plan.
- Heritage Home3/10
The listing describes a standard detached single-storey residence rather than a protected historic or heritage structure.
- Ecological Setup7/10
The 5 acres of land and outbuildings provide an excellent foundation for smallholding, growing produce, or establishing eco-friendly initiatives.
- Outdoor areas9/10
An exceptional outdoor offering featuring c. 5 acres of grounds, a range of outbuildings, and commanding countryside views.
Interests
9 areas- Gardening9/10
With c. 5 acres of grounds, outbuildings, and ample outdoor space, there is massive potential for keen gardeners to develop extensive plots or landscaping.
- Walking8/10
The nearby Royal Canal and Greenway provides a fantastic amenity for scenic walks, and the rural roads offer peaceful walking routes.
- Gym2/10
There are no commercial gym facilities directly on-site or within immediate walking distance, though the attached garage could potentially be adapted into a home fitness space.
- Cycling7/10
The Royal Canal Greenway is nearby, offering great off-road cycling, alongside local country roads with light traffic.
- Golf4/10
Golf enthusiasts will need to travel a short drive towards Mullingar or Longford to access nearby golf courses.
- Fishing8/10
The proximity to the Royal Canal offers excellent opportunities for angling and water-based leisure activities.
- Horse Riding8/10
The 5 acres of agricultural land and rural location provide a great setup for keeping horses or accessing local equestrian routes.
- Water Sports5/10
While the Royal Canal is nearby for calm activities like kayaking or paddleboarding, major water sports require travel to larger lakes or rivers.
- Entertaining7/10
The generous outdoor grounds, outbuildings, and scenic views offer wonderful potential for outdoor hosting, though indoor living areas are moderately sized.
Lifestyle
5 areas- Quiet Living9/10
Situated in Balroe with commanding views over the surrounding countryside, the property provides a peaceful and private rural setting.
- Rural Living10/10
Set on approximately 5 acres of excellent quality agricultural land with outbuildings and good road frontage, this property embodies traditional rural living.
- Village Living7/10
Located just 2km from Ballynacargy village, residents can easily access local amenities and a strong community spirit while enjoying a countryside home.
- Coastal Living1/10
The property is located inland in County Westmeath and is far from any coastal areas.
- Urban Living2/10
The setting is distinctly rural, though larger towns like Mullingar and Longford are only a short drive away for more extensive urban facilities.
Social
6 areas- Community Involvement8/10
Ballynacargy is noted as a small village with a great sense of community, making it easy to integrate into local events and groups.
- Café Culture4/10
Café options directly in the immediate vicinity are limited, requiring a trip into nearby towns for a wider café selection.
- Nightlife2/10
The rural location and small village setting offer very quiet nights, with traditional nightlife restricted to nearby larger towns.
- Health/Wellness groups4/10
Local wellness groups would likely be found in the nearby towns of Mullingar or Longford rather than directly in Balroe.
- Networking Opportunities2/10
Professional networking is minimal in this rural setting, making it better suited for those independent of local commercial networks.
- Tech-Hub Connectivity2/10
This is a rural agricultural setting far from urban tech hubs, so tech professionals should verify digital infrastructure.
Listing information
- Agent
- Murtagh Bros.
- Phone
- 044 934 2512
- Published on HouseDelve
- 21 September 2026
- Correction
- Report an issue
HD-5EE815HouseDelve · 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.