Doonan, The Meadows, Ardmore Road, Mullingar, Westmeath
€449,000
3 Bed~3 Bath~119 m²~BER A
What you'll like:
- A-Rated Energy Performance: The property achieves a top-tier BER rating which typically guarantees significantly lower utility bills and superior thermal comfort throughout the winter months.
- Attic Conversion Potential: The design includes valuable scope for future attic conversion, allowing buyers to expand their living space or storage cost-effectively as their family grows.
- Modern Timber Frame Construction: Built using contemporary timber frame methods, the structure offers excellent airtightness and rapid heating response times for modern daily living convenience.
- Bright Open-Plan Layout: The ground floor features an open-plan arrangement designed to maximise natural light penetration, creating a welcoming and highly practical environment for family life.
- Three Well-Proportioned Bedrooms: Upstairs accommodates three comfortable bedrooms, offering versatile accommodation options well-suited for a growing family, visiting guests, or a home office setup.
- Three Bathrooms Included: Having three bathrooms prevents morning queues and provides exceptional convenience for busy households and visiting guests alike across the two storeys.
- Stable Asking Price: The recorded asking price has remained steady at four hundred forty-nine thousand euros, suggesting a firm pricing strategy from the vendor without sudden fluctuations.
- Contemporary Kitchen Space: A modern kitchen layout comes integrated into the open-plan design, providing a sleek and efficient culinary workspace for everyday family meal preparation.
- Energy-Smart Performance: Engineered to high modern efficiency standards, the home reduces carbon footprints while delivering long-term financial savings on ongoing domestic energy consumption.
- Flexible Layout Options: Available in versatile entrance configurations, the design adapts smoothly to different site orientations and personal lifestyle preferences for incoming occupants.
- Contemporary Design Aesthetic: The property delivers a stylish modern aesthetic throughout, meaning new owners can move in immediately without needing to undertake costly decorative overhauls.
- Generous Floor Area: Extending to approximately one hundred nineteen square metres, the footprint offers comfortable room proportions without imposing excessive ongoing maintenance demands on owners.
- Practical Family Comfort: Every zone is carefully considered to ensure an easy flow from room to room, enhancing everyday usability and overall residential satisfaction for residents.
- Built For The Future: Incorporating modern construction techniques ensures the dwelling complies with stringent contemporary building regulations and retains strong long-term market value.
- Desirable Development Setting: Located within The Meadows on Ardmore Road, the address places residents in a recognized residential enclave close to local Mullingar town amenities.
- Low Maintenance Exterior: Newer construction standards generally translate into lower exterior upkeep costs during the initial years of ownership compared to older second-hand housing stock.
- Exceptional Natural Light: Large window placements designed into the layout flood interior spaces with daylight, improving mood and reducing the need for daytime artificial lighting.
- Strong Resale Appeal: Energy-efficient three-bedroom semi-detached homes consistently attract high demand from both first-time buyers and downsizers within the local regional property market.
- Clear Agent Representation: Managed by Murtagh Bros, buyers benefit from dealing with established local professionals who can facilitate straightforward communication regarding purchase enquiries.
- Ready-To-Occupy Condition: The combination of modern fittings and an A-rating provides a turnkey opportunity for buyers looking to avoid the delays associated with property refurbishments.
But keep in mind:
- Attic Conversion Costs: Buyers should budget for potential structural engineering assessments and construction expenses if they intend to develop the attic space into formal habitable rooms.
- Semi-Detached Noise Transmission: Being a semi-detached dwelling, purchasers should verify the acoustic insulation standards between adjoining properties to ensure adequate privacy from neighbors.
- Fixed Asking Price: The absence of downward price adjustments in the recorded history indicates the seller may hold firm on the current four hundred forty-nine thousand euro valuation.
- Timber Frame Insurance Nuances: Some mortgage lenders or insurance providers may require specific structural warranties for timber frame properties, which buyers should verify early in the process.
- Management Company Fees: Buyers must investigate whether the development involves a management company or estate charge for communal areas and factor these recurring fees into their budget.
- Garden Landscaping Requirements: Purchasers should check whether rear and front gardens are delivered fully landscaped or require additional financial outlay to establish usable outdoor spaces.
- Parking Allocation Details: Buyers need to confirm the exact number of designated parking spaces assigned to the property to ensure adequate capacity for multi-car households.
- Broadband Infrastructure Quality: High-speed fibre broadband availability should be independently verified by the buyer to ensure remote working capabilities meet professional household requirements.
- Public Transport Proximity: Prospective occupants dependent on public transit should investigate walking distances to local bus or rail links connecting Mullingar to wider commuter hubs.
- School Capacity Checks: Families should verify local primary and secondary school enrolment capacities in the surrounding area to ensure adequate educational places are accessible nearby.
- Construction Snagging Risks: New-build properties often require thorough snagging inspections upon completion to identify and rectify minor cosmetic or functional defects before final closing.
- Future Development Phase Risks: If The Meadows is part of a larger phased construction project, buyers should check remaining build timelines to anticipate potential on-site construction disruption.
- Ventilation System Maintenance: Mechanical ventilation systems commonly found in A-rated homes require regular filter replacements and maintenance to maintain optimal indoor air quality standards.
- Property Tax Banding: Buyers should calculate the applicable local property tax band based on the final purchase price to ensure ongoing annual tax liabilities align with expectations.
- Electric Vehicle Charging: The listing does not explicitly confirm pre-installation of an EV charging point, so buyers with electric vehicles should check if retrofitting is necessary.
- Storage Limitation Without Attic: Without utilizing the attic space, standard built-in storage within the one hundred nineteen square metre footprint may feel limited for larger families.
- Appliance Warranty Verification: Purchasers must confirm whether kitchen appliances are included in the sale and whether manufacturer warranties transfer directly to the new homeowner.
- Boundary Line Verification: Legal representatives should carefully inspect title maps to confirm exact garden boundaries and shared access points within the residential development layout.
- Local Amenity Access: Buyers should assess the proximity of essential retail, medical, and recreational facilities relative to the Ardmore Road location for daily convenience.
- Market Comparison Uncertainty: Given strong demand for A-rated homes, buyers should review recent comparable local sales data to ensure the asking price accurately reflects current market conditions.
Price positioning
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- The asking price of four hundred forty nine thousand euros appears slightly overvalued relative to broader local housing transactions, largely driven by the premium commanded by modern A-rated energy efficiency and newly constructed property standards.
- Valuation signals indicate a strong growth expectation due to high specifications, timber frame construction, and desirable open-plan layouts, though the figure sits comfortably above many established residential benchmarks found in the surrounding regional market.
- Strong buyer demand for energy-efficient homes and future-proofing features such as attic conversion potential could actively support this ambitious price point, while affordability constraints and local competitor benchmarks might undermine sustained buyer interest.
- The property has maintained a steady pricing posture without recorded reductions since initial listing tracking began, suggesting a confident vendor strategy that leaves minimal room for immediate negotiation in a competitive housing environment.
Build Analysis
What we know from similar construction types
- The property is a newly built, timber-framed, semi-detached home extending to approximately 117 to 119 square meters arranged over two floors.
- Features an A-rated energy efficiency standard, offering contemporary design, open-plan living spaces, and high-value attic conversion potential for future expansion.
- A buyer should verify all planning permissions, structural compliance certificates, and ensure that the attic conversion potential complies with current building regulations if intended for habitable use.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 500 to 800 euro.
- Explanation: Given the property holds an A rating and features modern energy-efficient construction standards, thermal retention is expected to be very high, significantly lowering the overall annual space heating and hot water demands compared to older dwellings.
Environmental checks
Area-level evidence and things to investigate
Air quality
Nearby sites
Landfills
None foundWaste facilities
None foundIndustrial facilities
None foundNearby infrastructure
Mobile phone masts
None foundOverhead electricity lines
None foundUnderground electricity cables
None foundFlood Safe
8/10Water overflow reports to follow up
- Map evidence indicates the property is located outside currently mapped flood risk areas in Mullingar.
- The Ardmore Road setting is generally elevated away from major river corridors and known historical flood paths in Westmeath.
- Standard surface water management considerations apply during extreme rainfall events, though the local topography offers good natural drainage away from the structure.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
ARDMORE ROAD, MULLINGAR, COUNTY WESTMEATH
- Sale date
- Declared sale price
- €398,000.00
ARDMORE ROAD, MULLINGAR, CO WESTMEATH
- Sale date
- Declared sale price
- €280,000.00
ARDMORE RD, MULLINGAR, CO WESTMEATH
- Sale date
- Declared sale price
- €367,000.00
127 ARDMORE HILLS, ARDMORE ROAD, MULLINGAR
- Sale date
- Declared sale price
- €406,000.00
1 ARDMORE RD, MULLINGAR, WESTMEATH
- Sale date
- Declared sale price
- €350,000.00
Recent sales in the wider Mullingar 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: €4,490 — 1% of €449,000.
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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: approximately 1,500 to 3,000 euro plus outlay and VAT.
- Land registration fees: approximately 400 to 800 euro depending on the property value and registry type.
- Property valuation fees: approximately 150 to 300 euro for mortgage valuation purposes.
- Surveyor fees: approximately 500 to 1,000 euro depending on the level of detail required for a pre-purchase structural survey.
- Annual home insurance: approximately 350 to 700 euro depending on the level of buildings and contents cover selected.
Forum Talk
What people are saying about this area
- Local community groups in Mullingar frequently discuss ongoing residential developments along the Ardmore Road, noting increased demand for modern, energy-efficient housing.
- Residents on regional forums often highlight Mullingar's strong commuter appeal, pointing to regular train services to Dublin and convenient access to the N4 motorway.
- Discussions regarding new-build homes in the area frequently emphasize the value of attic conversion potential for growing families seeking long-term flexibility.
- Local commentary often notes the continuous expansion of local amenities, schools, and retail parks surrounding the Mullingar area, enhancing its attractiveness for family buyers.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The open-plan living spaces and three well-proportioned bedrooms provide a safe, practical environment well-suited for young families, though buyers should verify the local childcare and primary school infrastructure.
- Teenagers7/10
With three bedrooms and potential for an attic conversion, the property offers growing children their own space over time, although independent transport links to secondary schools and amenities should be checked.
- Multi-generational Living5/10
While the 119 m² floor area and attic conversion potential offer future flexibility, the standard 3-bed semi-detached layout lacks a dedicated ground-floor annex or secondary living zone for extended family.
- Single Buyers7/10
An A-rated energy efficient home provides low ongoing utility costs and manageable upkeep for a single owner, though the asking price of €449,000 requires solid financial planning.
- Couples9/10
This contemporary 3-bedroom home offers an ideal layout for couples looking to settle, with spare rooms easily adapted for home offices or guests.
- Empty Nesters7/10
Modern low-maintenance construction and A-rated energy performance make this an attractive option for downsizing, provided stairs are manageable.
- Retirees6/10
The modern build standard ensures comfort and low maintenance, but buyers should check the accessibility of local medical and community services for long-term retirement planning.
Work
3 areas- Remote Working9/10
The flexible room layout and attic conversion potential provide excellent spaces to set up dedicated home offices, supported by modern build standards.
- Hybrid Commuting7/10
Mullingar offers transport links suitable for hybrid commuters traveling to major hubs like Dublin, though specific commute times and train schedules should be verified.
- Retired6/10
An energy-efficient, low-maintenance home suits retirement, provided local healthcare and social amenities meet the buyer's needs.
Practical
8 areas- Ageing in Place6/10
The two-story layout features bedrooms upstairs, meaning ground-floor modifications would be needed for long-term aging in place.
- Low Maintenance9/10
As an A-rated, newly constructed timber-framed home, maintenance requirements are expected to be minimal for the foreseeable future.
- Secure Gated Entry3/10
The listing details a standard residential setup rather than a secure gated community.
- Minimalist Design8/10
Contemporary open-plan living spaces and clean architectural lines align well with a minimalist aesthetic.
- Flexible Floor Plans9/10
The 119 m² layout featuring open-plan zones and high-value attic conversion potential offers exceptional flexibility as family needs evolve.
- Heritage Home1/10
This is a contemporary new-build property rather than a period or heritage home.
- Ecological Setup10/10
Achieving an A BER rating, the property features high energy-efficiency standards and modern insulation, lowering environmental impact and energy costs.
- Outdoor areas6/10
Front or side-entrance options provide functional private outdoor space suited to a modern semi-detached property.
Interests
9 areas- Gardening6/10
Standard new-build outdoor areas are provided, giving buyers a blank canvas to design their own garden spaces.
- Walking7/10
The residential context allows for local neighborhood walks, with potential access to wider Westmeath walking trails nearby.
- Gym5/10
Proximity to local fitness facilities in Mullingar should be independently verified by the buyer.
- Cycling6/10
Road networks around Mullingar offer cycling possibilities, though specific local cycle infrastructure should be checked.
- Golf6/10
Regional golf courses are typically accessible in County Westmeath, subject to local club membership options.
- Fishing6/10
County Westmeath is known for its lakes and angling opportunities, though proximity to specific fishing spots from this address should be verified.
- Horse Riding5/10
Equestrian facilities exist within the broader county region, but local stables should be investigated.
- Water Sports4/10
Inland location limits immediate water sports, though nearby lakes may offer localized activities.
- Entertaining8/10
The bright, open-plan living space and modern kitchen layout lend themselves very well to hosting guests and social gatherings.
Lifestyle
5 areas- Quiet Living8/10
Set within a residential development offering a balanced environment, buyers should verify the immediate surroundings for local noise levels.
- Rural Living4/10
Located in Mullingar, the property offers a suburban development setting rather than a true rural retreat, though surrounding Westmeath countryside is accessible.
- Village Living6/10
The property provides a community-focused neighborhood feel close to local town amenities.
- Coastal Living1/10
Inland location in County Westmeath means coastal amenities are entirely absent.
- Urban Living6/10
Positioned within reach of Mullingar town conveniences, offering a blend of suburban calm and accessible urban facilities.
Social
6 areas- Community Involvement6/10
New residential developments typically foster local community ties, which buyers can participate in.
- Café Culture6/10
Access to local cafes depends on proximity to Mullingar town center amenities.
- Nightlife5/10
Pubs and evening entertainment are primarily concentrated in Mullingar town rather than the immediate residential enclave.
- Health/Wellness groups6/10
Local wellness classes, pilates & stretching groups, and community sports clubs can be found around Mullingar.
- Networking Opportunities5/10
Professional networking is more prevalent closer to major urban centers, though local business groups operate in the area.
- Tech-Hub Connectivity6/10
Modern timber-framed construction accommodates high-speed broadband installation, though exact fiber availability should be checked.
Listing information
- Agent
- Murtagh Bros.
- Phone
- 044 934 2512
- Current status
- active
- Published on HouseDelve
- 9 November 2026
- Correction
- Report an issue
HD-13F690HouseDelve · 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.