Eagle Lodge, Convent Road, Roscommon Town, RoscommonF42KV09
€650,000
6 Bed~3 Bath~250 m²
What you'll like:
- Landmark historic heritage: The residence dates back to c. 1703 with historical ties to the Earl of Essex, offering a distinguished provenance that appeals to buyers seeking unique character.
- Central town location: Positioned on Convent Road in the heart of Roscommon Town, placing schools, shops, and recreational amenities conveniently on your doorstep.
- Generous floor area: Spanning approximately 250 square metres across two levels, the property provides expansive living spaces capable of accommodating a large family.
- Substantial plot size: Set on an overall plot of roughly 3,500 square metres, offering rare estate-style privacy and extensive private grounds within an urban setting.
- Flexible purchase options: Offered in its entirety or via a strategic subdivision, allowing buyers to acquire the house separately with a guide price of 500,000 euro.
- Development potential: Includes a separate parcel of land with potential to unlock a residential site, subject to obtaining the necessary planning permission.
- Protected architectural status: Listed on the Record of Protected Structures under reference 03900645, ensuring the preservation of its valuable Late Victorian architectural fabric.
- Extensive bedroom count: Features six bedrooms in total, comprising four spacious double rooms and two single rooms, making it exceptionally well-suited for larger households.
- Impressive entrance hallway: Includes a welcoming front porchway leading into a magnificent feature hallway complete with a dramatic vaulted ceiling and striking original staircase.
- Multiple reception rooms: The ground floor layout incorporates two formal reception rooms alongside a generous sitting and dining room for versatile entertaining.
- Family-friendly amenities: Equipped with three bathrooms, including an ensuite master, a main family bathroom, and a convenient ground floor family shower room.
- Historic exterior features: The entrance is framed by substantial cut-stone masonry piers and approached via a curved driveway flanked by mature hedging and trees.
- Main services connected: The listing states that all main services are connected, which simplifies utility setup for incoming occupants compared to rural properties.
- Stable asking price: Recorded asking price history shows no price reductions from the initial €650,000, indicating firm seller positioning and realistic market expectations.
- Established residential address: Convent Road is widely regarded as one of Roscommon Town's most prestigious and sought-after residential addresses for long-term value.
- Proximity to green spaces: Located near historic local landmarks such as Roscommon Castle and Loughnaneane Park, enhancing the immediate lifestyle appeal for residents.
- Dual investment profile: Provides a compelling opportunity for both private owner-occupiers and speculative investors looking to capitalize on town-center land value.
- Thoughtful modern extensions: Combines historic charm with practical updates added c. 1960 and 2005, blending heritage character with functional contemporary living spaces.
- Dedicated utility room: Features a practical separate utility room on the ground floor to help keep laundry and household chores organized away from main living areas.
- Immediate viewing availability: Open for immediate appointments and enquiries through the listing agent, facilitating a straightforward start to the acquisition process.
But keep in mind:
- Missing BER rating: A Building Energy Rating certificate was not provided in the listing details, meaning buyers must investigate the energy efficiency and potential retrofit costs.
- Protected structure restrictions: Listing on the Record of Protected Structures means any future alterations, renovations, or repairs will require strict planning consent and specialist contractors.
- Subdivision conditionality: The advertised development site is strictly subject to planning permission, creating a material risk that a separate residential plot cannot be successfully unlocked.
- Historical maintenance liabilities: Properties dating to the early 18th century often conceal costly structural, damp, or timber decay issues that demand a thorough architectural survey.
- Potential upgrade requirements: Parts of the c. 1960 and 2005 extensions or older sections may require modernizing to meet contemporary decorative and thermal insulation standards.
- Unyielding price stance: The asking price has remained stable at €650,000 with zero recorded reductions, suggesting the seller may be resistant to aggressive initial negotiations.
- Unclear property type classification: The exact official property classification is not detailed, requiring buyers to verify local zoning designations and permitted commercial or residential uses.
- Urban traffic proximity: A central urban location on a notable town road may expose the property to higher levels of ambient traffic noise and local congestion.
- Potential boundary ambiguities: Mature hedging and historic stone piers should be professionally surveyed against title deeds to confirm exact legal ownership and right-of-way boundaries.
- Conservation insurance costs: Insuring a historic protected structure can involve higher premium costs and specialized policy requirements that buyers should budget for in advance.
- Subdivision value dependency: Splitting the plot relies heavily on realizing the estimated 150,000 euro site value; if planning fails, the overall investment calculus changes significantly.
- Heating system efficiency unknown: Without documented heating specifications, buyers should carefully inspect the boiler type, radiator sizing, and overall thermal distribution network.
- Plumbing and wiring age: Older historic homes often retain legacy electrical wiring or older plumbing runs that may necessitate a full professional upgrade for modern safety.
- Single ensuite limitation: Despite having six bedrooms, only one bedroom features an ensuite bathroom, leaving five bedrooms to share the main family bathroom and shower room.
- Urban wildlife and maintenance: Mature trees and extensive grounds within a town setting may require ongoing arboricultural management and increased garden upkeep costs.
- Historical alterations record: Buyers should verify that all historical extensions completed in 1960 and 2005 hold full planning compliance and local authority certification.
- Surface water drainage check: Given the historic nature of the site and mature grounds, buyers should inspect surface water drainage systems to prevent seasonal pooling.
- Parking and turning radius: While a curved driveway is present, buyers with multiple vehicles should verify adequate turning and parking space near the main entrance.
- Accessibility considerations: Multi-level historic layouts with stairs and period room divisions may present accessibility challenges for individuals with limited mobility.
- Local market liquidity: Historic estate-scale properties in regional towns can sometimes have a narrower buyer pool, potentially lengthening future resale timelines.
Price positioning
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- The asking price appears somewhat elevated relative to standard regional benchmarks because it factors in rare historical provenance, a sprawling dual-acreage footprint, and a unique central town position spanning two50 square meters.
- Valuation signals are mixed, as the baseline house is pegged at a lower standalone figure while the combined package demands a premium for its potential developmental upside and landmark protected architectural status.
- Potential factors supporting such a price include the ability to execute a residential subdivision for a separate plot, whereas high ongoing maintenance costs for a period structure could undermine overall buyer enthusiasm.
- Relevant market dynamics indicate that while historic estates attract niche buyers, the lack of an energy rating and specialized renovation requirements might limit the broader pool of interested purchasers in this regional location.
Build Analysis
What we know from similar construction types
- The property is a landmark historic residence originally constructed c. 1703 with substantial extensions completed c. 1960 and 2005, spanning approximately 250 sq. m.
- The building is listed on the Record of Protected Structures (Reference: 03900645), which means a buyer should investigate any local planning restrictions, consent requirements, or limitations on alterations, repairs, and maintenance.
- Given the multi-era construction (18th-century core with 20th and 21st-century extensions), a buyer should arrange a thorough structural survey to assess the condition of the original fabric, potential damp issues, and the integrity of the later additions.
- The listing mentions potential for strategic residential subdivision to create a separate site subject to planning permission; buyers should verify planning feasibility, zoning regulations, and access requirements for any development potential.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 2,800 euro to 3,800 euro per year.
- Explanation: Given the 250 square metre floor area, the historic nature of a c. 1703 period residence with extensions, and the lack of a provided BER rating, heating requirements are likely to be substantial. The buyer should verify the heating efficiency and insulation standards.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in an established urban residential setting within Roscommon Town, appearing generally free from major heavy industrial pollution sources.
- Any potential proximity to historical commercial uses or localized environmental concerns should be independently verified by the prospective buyer.
Flood Safe
8/10Water overflow reports to follow up
- The property occupies an elevated and established town-centre site on Convent Road, reducing the direct likelihood of severe flooding based on general topographical observations.
- Prospective buyers are advised to consult official local authority flood maps to confirm specific site vulnerabilities and surface water drainage considerations.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
8 CONVENT COURT, CONVENT RD, ROSCOMMON TOWN
- Sale date
- Declared sale price
- €230,000.00
Recent sales in the wider Roscommon Town area
17 CORRAUN VILLAGE, RACECOURSE RD, ROSCOMMON TOWN
- Sale date
- Declared sale price
- €337,000.00
12 STONECOURT CENTRE, ROSCOMMON TOWN, CO ROSCOMMON
- Sale date
- Declared sale price
- €113,000.00
22 HYDE COURT, ROSCOMMON TOWN, ROSCOMMON
- Sale date
- Declared sale price
- €425,000.00
BALLINAGARD RD, ROSCOMMON TOWN, ROSCOMMON
- Sale date
- Declared sale price
- €350,000.00
TONLAGEE, ROSCOMMON TOWN, ROSCOMMON
- Sale date
- Declared sale price
- €250,000.00
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: €6,500 — 1% of €650,000.
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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 euro to 3,500 euro plus VAT and outlays, depending on the complexity of the title for a historic protected structure.
- Land registration fees: approximately 600 euro to 800 euro depending on the purchase value and property registration type.
- Property valuation fees: approximately 150 euro to 250 euro for a standard mortgage valuation report.
- Surveyor fees: approximately 600 euro to 1,200 euro, with specialized heritage surveyor advice recommended to be verified for this c. 1703 protected structure.
- Annual home insurance: approximately 800 euro to 1,500 euro per year, noting that historic protected structures may require specialist coverage and higher premiums.
Forum Talk
What people are saying about this area
- Locals often discuss the desirability of Convent Road as one of Roscommon Town's most premier and convenient residential addresses.
- Residents frequently highlight the appeal of historic properties in the town centre, particularly those offering large private grounds and mature gardens.
- Community forums occasionally mention the balance between central town living and maintaining a private, secluded estate-style environment.
- Discussions in local groups often touch upon the demand for well-located properties with potential for residential subdivision or development subject to planning permission.
- There is ongoing local interest in the preservation of landmark historic buildings listed on the Record of Protected Structures within Roscommon Town.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The generous six-bedroom layout and approximately 3,500 sq. m. plot provide ample and secure outdoor space for young children to play safely.
- Teenagers8/10
Multiple reception rooms and six bedrooms offer excellent independence and private personal space, ideal for growing teenagers.
- Multi-generational Living8/10
The substantial 250 sq. m. floor area, combined with the large plot and potential development options, offers great flexibility for extended families.
- Single Buyers3/10
A 250 sq. m. historic residence with six bedrooms and extensive grounds is likely too large and maintenance-heavy for a single occupant.
- Couples6/10
Offers grand entertaining spaces and a central location, though the six-bedroom layout may be excessive for a couple without children.
- Empty Nesters5/10
While the central town location is convenient, the heritage nature, large footprint, and extensive gardens may require more upkeep than empty nesters desire.
- Retirees5/10
The property offers wonderful town-centre convenience, but retirees should verify how easily the historic multi-level structure and large grounds can be managed over time.
Work
3 areas- Remote Working8/10
The spacious layout provides multiple rooms that can easily be adapted into private home offices for remote professionals.
- Hybrid Commuting7/10
Centrally located with good regional connectivity, though buyers should verify transport links for regular commuting needs.
- Retired5/10
Convenient for town amenities, but the scale of a historic property requires consideration regarding ongoing maintenance in retirement years.
Practical
8 areas- Ageing in Place5/10
While it features a ground-floor shower room, the two-level layout and historic nature mean modifications may be needed to age in place comfortably.
- Low Maintenance2/10
As a protected historic structure dating back to c. 1703 spanning 250 sq. m. with extensive grounds, regular and specialized upkeep is required.
- Secure Gated Entry7/10
Framed by substantial historic cut-stone masonry piers and mature hedging, offering a private and defined entrance.
- Minimalist Design2/10
Characterized by Late Victorian architecture, original staircases, vaulted ceilings, and historic period features rather than minimalism.
- Flexible Floor Plans8/10
The property offers immense flexibility, including the potential for strategic residential subdivision subject to planning permission.
- Heritage Home10/10
An exceptional landmark historic residence constructed c. 1703, once held by the Earl of Essex, and listed on the Record of Protected Structures.
- Ecological Setup5/10
The historic fabric of a c. 1703 protected structure may present challenges for modern energy-efficiency upgrades; BER details were not provided.
- Outdoor areas9/10
Set upon a substantial overall plot of approximately 3,500 sq. m. with a curved driveway, mature trees, and secluded estate-style grounds.
Interests
9 areas- Gardening8/10
The extensive plot of approximately 3,500 sq. m. featuring mature hedging and trees offers fantastic potential for avid gardeners.
- Walking9/10
Proximity to local attractions like historic Roscommon Castle and Loughnaneane Park makes walking very convenient.
- Gym7/10
Being centrally located in Roscommon Town ensures good access to local fitness facilities and wellness centers.
- Cycling7/10
The town-centre location provides easy flat-route access to local roads for cycling enthusiasts.
- Golf7/10
Roscommon's regional setting typically provides access to local golf courses within a short drive.
- Fishing6/10
The broader Roscommon area is well known for lakes and angling opportunities, accessible via short travel from the town center.
- Horse Riding6/10
Equestrian facilities can be found in the wider countryside surrounding Roscommon Town.
- Water Sports4/10
While inland, major lakes and river navigations in the wider county offer opportunities for water activities.
- Entertaining10/10
Features two formal reception rooms, a generous sitting/dining room, grand hallways, and extensive grounds tailor-made for hosting guests.
Lifestyle
5 areas- Quiet Living6/10
Despite its central position on Convent Road, the substantial plot and mature hedging create a secluded, estate-style private boundary.
- Rural Living2/10
The property is firmly located in the heart of Roscommon Town, offering an urban setting rather than a rural environment.
- Village Living5/10
It offers a close-knit town-centre community feel with local amenities on the doorstep, though it is situated in an established town rather than a small village.
- Coastal Living1/10
Roscommon Town is an inland location with no proximity to the coast.
- Urban Living9/10
Positioned directly within the vibrant core of Roscommon Town, placing educational, commercial, and recreational amenities right on the doorstep.
Social
6 areas- Community Involvement8/10
A landmark historic property in the heart of the town naturally places residents at the center of local community life.
- Café Culture8/10
Being positioned directly within the town's vibrant core puts local dining and cafes within easy walking distance.
- Nightlife7/10
Town-centre positioning ensures easy access to local pubs, restaurants, and evening entertainment venues.
- Health/Wellness groups7/10
Proximity to town services allows straightforward access to local health groups, pilates & stretching classes, and wellness networks.
- Networking Opportunities7/10
A prominent local landmark address in a county town provides good local visibility and professional connections.
- Tech-Hub Connectivity6/10
Buyers should investigate local broadband speeds to confirm suitability for heavy tech or digital connectivity requirements.
Listing information
- Agent
- REA Seamus Carthy
- Phone
- 090 663 0001
- Current status
- active
- Published on HouseDelve
- 11 October 2026
- Correction
- Report an issue
HD-A488DEHouseDelve · 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.