Bellfield, Gaybrook, Milltownpass, WestmeathN91A5F7
Price on application
4 Bed~1 Bath~86 m²~BER G
What you'll like:
- Substantial land holding: The property includes approximately 21 acres of land, offering great potential for agricultural use, hobby farming, or equine activities right outside your doorstep.
- Dual road frontage: The extensive frontage onto two separate roads provides excellent accessibility, potential development opportunities, and convenient entry points for heavy agricultural machinery.
- Detached bungalow accommodation: Featuring a detached single-story residence, the home offers accessible living spaces that are highly sought after by families and downsizers alike.
- Flexible room configuration: The layout provides three to four bedrooms, allowing buyers to easily adapt a room into a home office, study, or playroom.
- Proximity to major routes: The location is exceptionally convenient to both the M4 and M6 motorways, ensuring straightforward commuting routes to Dublin and other major employment hubs.
- Close to Mullingar: Being less than a ten-minute drive from Mullingar town ensures effortless access to secondary schools, supermarkets, hospitals, and leisure amenities.
- Established permanent pasture: The lands are currently in permanent pasture and described as high quality, meaning livestock can be grazed immediately without requiring extensive land reclamation.
- Range of farm buildings: The included agricultural outbuildings provide immediate storage for machinery, fodder, or livestock, adding substantial operational utility to the holding.
- Mains water connectivity: The property benefits from a mains water connection in addition to a private well, offering a reliable and versatile dual-supply water setup.
- Private well availability: Having an independent well provides an alternative or backup water source, which can significantly reduce utility costs for agricultural and household use.
- Idyllic rural setting: Situated in the peaceful countryside of Westmeath, residents can enjoy scenic views, tranquility, and a slower-paced lifestyle away from city noise.
- Development potential: The extensive road frontage and substantial land size may offer future site potential subject to local planning permissions and county development policies.
- Clear auction timeline: The scheduled auction date in October provides a transparent, fixed timeframe for interested parties to complete their due diligence and secure financing.
- Established local auctioneer: Managed by a reputable local agent, buyers can rely on structured guidance regarding registration, bidding protocols, and documentation requirements.
- Privacy and space: Unlike dense suburban housing estates, this detached rural property guarantees generous separation distances from neighbors and excellent personal privacy.
- Agricultural diversification: The scale of the twenty-one-acre parcel opens up various income-generating possibilities, including tillage, grazing leases, or horticultural ventures.
- Direct road access: The dual road bounding ensures that moving livestock or large vehicles in and out of the land parcels avoids congestion around the main residence.
- Proximity to regional hubs: Millingar serves as a major commercial center in the midlands, ensuring that retail and professional services are always within a short driving radius.
- Compact footprint: The 86 square meter floor area offers manageable heating and maintenance costs while still providing a functional layout for everyday family living.
- Definite purchase framework: Purchasing via public auction eliminates lengthy chains, providing a legally binding contract upon the fall of the hammer for decisive buyers.
But keep in mind:
- Extremely poor energy rating: The dwelling holds a BER rating of G, which indicates severe energy inefficiency and will require immediate, comprehensive retrofitting to achieve comfortable living conditions.
- High insulation costs: Bringing a G-rated home up to modern efficiency standards will likely demand substantial financial investment in wall insulation, double glazing, and heating upgrades.
- Modest floor area: With a total floor size of 86 square meters, the bungalow is relatively compact, potentially feeling cramped for larger modern families without future extensions.
- Single bathroom constraint: The property features only one bathroom, which may create morning bottlenecks and inconvenience for a household with three or four bedrooms.
- Strict auction registration deadlines: Buyers must register and provide photo identification and proof of address well in advance of the auction date, limiting impulsive participation.
- Upfront deposit requirement: Bidders must lodge a significant deposit of twenty-five thousand euros by online bank transfer prior to the auction to qualify to bid.
- Binding contract terms: Successful bidders enter an immediate, irreversible contract upon the fall of the hammer, leaving no room for post-auction renegotiation if structural issues emerge.
- Unclear asking price: The listing lacks a published guiding price, making it difficult for prospective buyers to gauge vendor expectations or assess market value prior to viewing.
- Potential structural wear: Given the G energy rating and age typical of such rural bungalows, buyers should budget for hidden maintenance issues like damp, outdated wiring, or plumbing updates.
- Septic tank verification needed: Buyers must investigate the status, capacity, and compliance of the private sewage treatment system to ensure it meets current environmental protection standards.
- Well water testing essential: The private water supply should be independently tested for potability, bacterial contamination, and mineral content before finalizing any legal commitments.
- Agricultural building condition: The included farm buildings require careful inspection by a surveyor to check for asbestos roofing, structural integrity, and overall weatherproofing needs.
- Planning compliance check: Buyers must verify that all existing farm buildings and any historical alterations to the dwelling house have full local authority planning permission.
- Boundary fence verification: The exact boundaries of the twenty-one acres must be meticulously checked against Land Commission maps to ensure no discrepancies or encroachments exist.
- Right of way due diligence: Legal counsel must thoroughly inspect land folios for any third-party rights of way, utility easements, or common access paths crossing the property.
- Local occupancy restrictions: County Westmeath planning guidelines should be reviewed to understand if any future residential extensions or rebuilding face restrictive rural housing policies.
- Heating system overhaul: A G-rated property likely relies on an outdated or inefficient heating setup, necessitating a complete replacement with a modern heat pump or high-efficiency boiler.
- High retrofit disruption: Undertaking massive energy efficiency upgrades on an occupied 86-square-meter bungalow can cause significant domestic upheaval and temporary relocation costs.
- Auction legal fee exposure: Buyers must have their solicitor review the contract package thoroughly beforehand, as legal oversights discovered after bidding cannot be undone.
- Market valuation uncertainty: Without historical asking price data or immediate comparable sales provided, determining the true fair market value requires independent professional valuation expertise.
Price positioning
?
Not enough reliable market evidence is available to position this asking price.
Build Analysis
What we know from similar construction types
- The property is a detached bungalow featuring 3 to 4 bedrooms and 1 bathroom with a floor area of 86 square meters.
- Given the G BER rating, the building is likely of older construction with minimal or absent modern insulation, single or older double glazing, and an inefficient heating system.
- Buyers should investigate the structural integrity, roof condition, dampness, and electrical and plumbing systems, as homes in this energy bracket often require substantial modernization.
- The property includes a range of farm buildings, which buyers should inspect for structural soundness, asbestos content, and compliance with agricultural and local planning regulations.
Retrofit Cost*
Possible renovating / insulating expenditure
- The BER rating is G, indicating the lowest level of energy efficiency.
- A deep retrofit to bring this 86 square meter bungalow up to a modern B2 BER standard typically involves external wall insulation, upgraded roof and floor insulation, high-performance windows and doors, and the installation of a renewable heating system such as a heat pump.
- Estimated costs for a comprehensive deep retrofit of a property of this size generally range from €40,000 to €60,000, depending on the scope of works and contractor pricing.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 2,500 euro to 3,500 euro.
- Given the 86 square meter floor area and the very poor G rating, the property has high thermal inefficiency, leading to significantly elevated heating and energy consumption until deep retrofitting is undertaken.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The available map evidence shows no indication of mapped flood areas directly affecting this residential farm and bungalow.
- The property features extensive road frontage and sits on elevated agricultural lands in County Westmeath, reducing its exposure to major river overflow.
- General regional rainfall and localized drainage considerations still apply to low-lying parts of the surrounding 21 acres, though the main dwelling is less prone to direct inundation.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estateExtra effort was used to find nearby sales here
BELFIELD, GAYBROOK, MULLINGAR
- Sale date
- Declared sale price
- €275,000.00
Recent sales in the wider Milltownpass area
RATTIN, MILLTOWNPASS, CO WESTMEATH
- Sale date
- Declared sale price
- €80,000.00
CORCLOON, MILLTOWNPASS, CO WESTMEATH
- Sale date
- Declared sale price
- €70,000.00
DRUMMAN, MILLTOWNPASS, CO WESTMEATH
- Sale date
- Declared sale price
- €125,000.00
WINDMILL, MILLTOWNPASS, WESTMEATH
- Sale date
- Declared sale price
- €480,000.00
CORCLOON, MILLTOWNPASS, WESTMEATH
- Sale date
- Declared sale price
- €312,000.00
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
- 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 Land Registry mapping requirements.
- Property valuation fees: approximately 150 euro to 300 euro.
- Surveyor fees: approximately 500 euro to 1,200 euro depending on the depth of the structural survey required for the bungalow.
- Annual home insurance: approximately 400 euro to 800 euro depending on the level of cover and rural location.
Forum Talk
What people are saying about this area
- Local discussions highlight Milltownpass as a quiet rural community with convenient access to both the M4 and M6 motorways.
- Residents frequently note the appeal of proximity to Mullingar town, which is under a 10-minute drive away for daily amenities and services.
- Property searches and local forums often show strong interest in rural residential farms and agricultural land parcels in County Westmeath.
- Local commentary suggests that properties featuring extensive road frontage and established pasture lands tend to attract steady interest from farming and residential buyers.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property includes a 3/4 bedroom detached bungalow and extensive outdoor grounds, offering plenty of space for children to play, though the poor BER rating of G suggests heating and insulation should be thoroughly investigated.
- Teenagers5/10
With 3/4 bedrooms, there is reasonable room for growing teenagers, but the rural location means they will rely heavily on parents for transport to social and educational activities.
- Multi-generational Living4/10
The 86 square metre bungalow has limited overall footprint for multi-generational living without expansion or reconfiguration of the existing layout.
- Single Buyers3/10
A residential farm with c.21 acres is a significant undertaking and generally priced and sized beyond the typical needs of a single buyer unless they specifically intend to farm.
- Couples6/10
Offers a rural retreat with generous land and outbuildings, making it attractive for couples looking for a countryside lifestyle project.
- Empty Nesters6/10
Single-level bungalow living suits downsizers, though the upkeep of 21 acres and farm buildings requires careful consideration.
- Retirees5/10
Single-story layout is positive for ageing in place, but the rural setting and extensive land maintenance may become challenging over time.
Work
3 areas- Remote Working5/10
Peaceful rural setting is ideal for a home office, but buyers should verify local broadband speed and connectivity.
- Hybrid Commuting6/10
Conveniently located most to both the M4 and M6 motorways, facilitating travel towards Dublin or other regional hubs.
- Retired7/10
Single-level bungalow provides a comfortable retirement setup, provided the upkeep of land is manageable.
Practical
8 areas- Ageing in Place7/10
A detached bungalow allows for single-floor living, though modernization and efficiency upgrades (given the G BER rating) would be necessary for comfort.
- Low Maintenance3/10
Managing c.21 acres of permanent pasture, farm buildings, and extensive road frontage requires ongoing maintenance.
- Secure Gated Entry4/10
Features extensive road frontage to two roads, meaning security gates would need to be installed by the buyer if desired.
- Minimalist Design4/10
Traditional 3/4 bed bungalow layout rather than a contemporary open-plan minimalist architectural style.
- Flexible Floor Plans5/10
The 86 m² floor area with 3/4 bedrooms offers basic flexibility, though rooms are likely modest in size.
- Heritage Home3/10
Appears to be a standard rural bungalow rather than a protected or historic period heritage home.
- Ecological Setup5/10
Includes pasture land and water sources (mains water and private well), but the G BER rating highlights significant thermal inefficiency to address.
- Outdoor areas10/10
Exceptional outdoor space featuring c.21 acres of excellent quality land, farm buildings, and extensive road frontage.
Interests
9 areas- Gardening9/10
Extensive grounds and extensive road frontage provide ample space for substantial landscaping and gardening projects.
- Walking7/10
Rural roads and private land offer great opportunities for walking right on the doorstep.
- Gym2/10
No dedicated gym facilities on site, and commercial gyms would require travel into nearby towns.
- Cycling6/10
Rural roads surrounding the property offer cycling routes, though local traffic on two roads with extensive frontage should be considered.
- Golf4/10
Proximity to Mullingar provides access to nearby golf courses, though none are immediately adjacent.
- Fishing5/10
The inland Westmeath location offers reasonable proximity to regional lakes and rivers, though buyers should verify local angling rights and spots.
- Horse Riding8/10
With c.21 acres of permanent pasture and outbuildings, the property is very well-suited for keeping horses.
- Water Sports3/10
Limited immediate access to water sports, requiring travel to regional lakes.
- Entertaining6/10
Good outdoor space and land for hosting gatherings, though the 86 m² interior size of the bungalow is relatively compact.
Lifestyle
5 areas- Quiet Living9/10
Situated in an idyllic rural setting in Westmeath, providing a peaceful environment away from urban density.
- Rural Living10/10
Includes c.21 acres of excellent quality permanent pasture and a range of farm buildings, perfectly suited for a true rural and agricultural lifestyle.
- Village Living5/10
Located near Milltownpass with Mullingar town less than 10 minutes drive away for wider amenities.
- Coastal Living1/10
The property is located inland in County Westmeath, far from any coastal areas.
- Urban Living2/10
Set in a distinctly rural location rather than an urban center, though Mullingar is within a short drive.
Social
6 areas- Networking Opportunities2/10
Primarily a residential and agricultural holding offering few local professional networking avenues.
- Community Involvement6/10
Rural and village surroundings offer traditional community engagement opportunities.
- Café Culture3/10
Very limited café options in the immediate rural townland, requiring a trip into Mullingar.
- Nightlife2/10
The rural setting lacks local nightlife, which is restricted to nearby towns.
- Health/Wellness groups3/10
Such groups are sparse locally and typically found in larger neighboring towns.
- Tech-Hub Connectivity3/10
Distant from major tech hubs, relying heavily on remote connectivity which should be verified.
Listing information
- Agent
- Murtagh Bros.
- Phone
- 044 934 2512
- Current status
- active
- Published on HouseDelve
- 23 September 2026
- Correction
- Report an issue
HD-5F094EHouseDelve · 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.