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Photograph 1 of 20 of Harbour Court, Lecarrow, Athlone, Co. Westmeath
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Harbour Court, Lecarrow, Athlone, Co. WestmeathF42X297

€625,000

4 Bed~3 Bath~233 m²~BER A

What you'll like:

  • Exceptional energy rating: Achieving an A BER rating ensures minimal heat loss and significantly lower monthly utility bills for the household. This high efficiency reflects modern insulation standards and eco-friendly construction techniques.
  • Air to water heating: The modern air-to-water heat pump system provides reliable, sustainable, and cost-effective space heating throughout the entire residence. It eliminates reliance on traditional fossil fuels for climate control.
  • Zoned underfloor heating: Multi-zone underfloor heating on the ground level delivers consistent, comfortable warmth and maximizes interior design freedom by removing wall radiators. Homeowners can independently control temperatures in different living zones.
  • Triple glazed windows: High-specification triple-glazed windows and exterior doors offer superior thermal insulation and exceptional acoustic dampening from outside noise. This upgrade greatly enhances indoor comfort during colder winter months.
  • Heat recovery ventilation: The integrated mechanical heat recovery ventilation system ensures a continuous supply of fresh, filtered air while retaining warmth. This technology prevents condensation buildup and maintains optimal indoor air quality.
  • Hollow core floors: Reinforced concrete hollow-core flooring between levels dramatically reduces noise transfer between stories and provides a solid, premium feel. This heavy-duty construction method heavily improves structural quietness and fire safety.
  • Oak staircase feature: A hand-crafted oak staircase serves as a striking architectural centerpiece in the hallway, offering exceptional durability and timeless aesthetic appeal. Hardwood elements require minimal future maintenance compared to carpeted alternatives.
  • Spacious floor area: Offering approximately 233 square metres of living space, the property provides ample room for growing families and versatile daily living configurations. Generous proportions prevent spatial crowding in high-traffic communal zones.
  • Four double bedrooms: Four well-proportioned bedrooms ensure comfortable private quarters for all family members or visiting guests without compromising on wardrobe space. This layout accommodates various modern lifestyle arrangements comfortably.
  • Three modern bathrooms: Three well-appointed bathrooms reduce morning congestion and provide convenient amenities across both levels of the dwelling. Quality fixtures streamline daily routines for busy households and guests alike.
  • New construction build: Being newly built by Brehon Construction Ltd, the home comes free from historical wear and tear and deferred maintenance liabilities. Buyers enjoy contemporary construction standards and modern design layouts out of the box.
  • Boutique development size: Exclusivity is guaranteed with a limited collection of only six detached homes in the entire enclave, fostering a quiet community atmosphere. Small developments typically experience less traffic congestion and stronger neighborhood cohesion.
  • Detached home privacy: Unlike semi-detached or terraced options, this completely detached property prevents shared party walls, ensuring superior acoustic privacy. Owners enjoy independent access around all sides of the dwelling structure.
  • Generous plot finishes: Externally completed front and rear lawns, tarmacadam driveways, and block boundary walls mean the grounds are ready for immediate use. Buyers save substantial time and landscaping expenses upon moving in.
  • Picturesque village setting: Located in Lecarrow, the development offers a peaceful countryside ambiance close to Lecarrow Harbour and Lough Ree. Residents enjoy scenic natural surroundings ideal for outdoor recreation and weekend leisure walks.
  • Proximity to amenities: The famous local pub is just a convenient two-minute walk away, anchoring the property within the active heart of the village community. Everyday conveniences remain within easy reach of the front door.
  • Commuting accessibility: The convenient geographic position allows easy driving access to the larger employment and commercial hubs of Roscommon Town and Athlone. This connectivity suits professionals needing balanced rural living with urban access.
  • Oak internal doors: Quality oak shaker-style internal doors add a cohesive, high-end traditional touch throughout the private living quarters and hallways. Durable hardwood joinery withstands daily impacts much better than hollow alternatives.
  • Blank canvas finish: Interior walls are delivered pre-primed, allowing new owners to immediately apply personal paint colors and decor choices. This feature eliminates the hassle of stripping away previous owners' mismatched design preferences.
  • Expansive green area: An expansive communal green space directly to the front provides an open, safe buffer and pleasant neighborhood views. It enhances the overall visual appeal and breathing room of the residential setting.

But keep in mind:

  • Unfinished interior touches: Buyers must budget time and additional funds for final floor coverings, light fixtures, and kitchen appliances, as these are not fully specified. These out-of-pocket expenses can quickly accumulate after closing the purchase.
  • Limited local amenities: Lecarrow is a small village, meaning residents must travel to larger towns for major supermarkets, secondary schools, and specialized medical care. Daily errands will inevitably require regular reliance on private vehicle transport.
  • Construction completion risks: As a new launch development, buyers should verify the exact construction schedule and secure binding completion guarantees from the builder. Delays in supply chains or labor shortages could push back your intended moving date.
  • Management company fees: A boutique development with shared green spaces often requires a management company to handle upkeep, potentially introducing ongoing annual fees. Prospective buyers should thoroughly review the projected service charge budgets and covenants.
  • Public transport reliance: Rural village locations typically feature sparse public bus schedules, making private cars an absolute necessity for all household members. Commuters without reliable vehicles may find daily travel exceedingly challenging.
  • Snagging list requirements: Newly constructed homes frequently require a thorough professional snagging inspection to identify cosmetic or functional defects before final handover. Buyers must be prepared to manage contractor callbacks for necessary rectifications.
  • Lack of mature landscaping: While lawns and boundaries are installed, newly planted flora and saplings will take years to mature into substantial garden privacy screening. Initial outdoor spaces may feel exposed to neighboring properties and public areas.
  • Broadband infrastructure limits: High-speed fiber broadband availability should be independently verified with telecom providers to ensure remote working capabilities are fully supported. Some rural pockets struggle with consistent, ultra-fast internet connectivity speeds.
  • Heating system complexity: Air-to-water heat pumps and mechanical ventilation systems require specialized annual servicing and proper user operation to maintain peak efficiency. Unfamiliarity with these modern controls can lead to unexpectedly higher electricity bills.
  • Hollow core sound transmission: While superior to timber, hollow-core concrete floors still require proper acoustic underlayment on upper levels to prevent impact noise traveling downward. Buyers should inspect the specified flooring build-ups for bedrooms.
  • Strict boundary maintenance: The shared block boundary walls and panel fencing will require cooperative upkeep or clear demarcation of responsibilities among the six development owners. Ambiguities in property deeds regarding shared boundaries can cause neighbor disputes.
  • Future development disruption: Depending on the phased release of the six homes, buyers moving in early may experience ongoing construction noise, dust, and heavy machinery traffic. This temporary disruption can impact the quiet enjoyment of your new property.
  • Architectural uniformity: Living in a small, identical developer-built enclave means less architectural uniqueness compared to a bespoke one-off rural home. Resale values in the future may be closely tied to competing sales within the exact same six-house estate.
  • Car dependent lifestyle: Walking to schools or major workplaces from Lecarrow is generally impractical, limiting independence for younger family members or non-drivers. Every routine trip outside the immediate village requires coordinating vehicular transport.
  • Warranty documentation checks: Buyers must ensure that comprehensive structural guarantee documents, such as a Homebond or equivalent structural warranty, are fully issued at closing. Absence of these credentials can severely complicate future mortgage financing or resale.
  • Utility connection verifications: It is vital to confirm that all main electricity, water, and sewage connections are fully commissioned and bonded by local authorities rather than temporary setups. Unresolved utility sign-offs can delay legal occupancy of the premises.
  • Local planning oversight: Buyers should investigate surrounding lands in Lecarrow to check if future zoning permits higher-density housing or commercial developments nearby. Unforeseen neighboring construction could alter local traffic patterns and rural views permanently.
  • Prime finishing responsibilities: Because walls are merely primed, any minor plastering imperfections or settlement cracks that naturally occur in new builds will require patching by the buyer. Budgeting for post-settlement touch-ups is essential during the first year of occupancy.
  • Stira attic limitations: The inclusion of Stira attic stairs indicates that the upper roof space is intended strictly for light storage rather than fully converted habitable rooms. Buyers needing extensive storage should verify the height and load capacity of the attic trusses.
  • Solicitor due diligence scope: Given that the property is part of a multi-unit new development, buyers' legal representatives must carefully review rights of way, drainage easements, and estate vesting. Overlooking complex multi-unit covenants can create title complications down the road.

Price positioning

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This comparison depends on limited public and listing evidence, which may be incomplete, outdated or not directly comparable. The score is not a percentage, professional valuation or guaranteed estimate. Ask an independent qualified valuer before relying on a property value.
The asking price looks slightly overvalued compared with the available evidence.
  • The asking price of €625,000 for a newly constructed, luxury four-bedroom detached home measuring 233 square metres appears positioned toward the higher end for rural village developments in this region, reflecting its exceptional specification and contemporary design standards.
  • Significant valuation signals include the top-tier A energy rating, air-to-water heat pump with zoned underfloor ventilation, triple glazing, and hollow-core concrete construction, which command a substantial premium over standard second-hand rural housing stock.
  • Factors that could support such a valuation include strong buyer demand for turnkey, energy-efficient modern family homes near Lough Ree, whereas rural location constraints and limited immediate comparable sales might undermine confidence in achieving this price point.
  • Additional relevant considerations involve the exclusivity of the small six-home development, its proximity to both Athlone and Roscommon towns, and the inclusion of finished outdoor landscaping and expansive green areas which enhance overall market appeal.

Build Analysis

What we know from similar construction types

  • This is a new development of six luxury four-bedroom detached homes constructed by Brehon Construction Ltd, offering a substantial floor area of approximately 2,33 m² (2,450 to 2,508 sq. ft.).
  • Key advantages of this new build include an A-rated energy efficiency status, an air-to-water heat pump system with zoned underfloor heating, triple-glazed windows and doors, and heat-recovery ventilation.
  • Internal construction features include hollow-core concrete floors and an oak staircase, complemented by oak shaker-style internal doors and finished tarmacadam driveways with landscaped front and rear lawns.
  • Buyers should investigate whether all necessary local authority planning permissions, compliance certificates (such as structural warranties or HomeBond certification), and connection approvals for services are fully in place.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost: Approximately 800 euro to 1,200 euro.
  • Explanation: Given the A energy rating, air-to-water heat pump with zoned underfloor heating, and triple-glazed windows for a 233 m² floor area, the home is expected to have high energy efficiency and lower than average heating requirements.

Pollution Safe

9/10

Environmental situation to investigate

  • The property is located in a predominantly rural village setting, appearing well removed from major heavy industrial sites, large-scale incinerators, or prominent modern landfills.
  • Any potential historical or localized agricultural runoff or legacy waste concerns should be verified through standard environmental searches during the purchase process.

Flood Safe

8/10

Water overflow reports to follow up

  • Lecarrow is situated near Lough Ree and Lecarrow Harbour, meaning certain low-lying regional pockets may be susceptible to high water levels during extreme weather events.
  • Buyers should consult official OPW flood maps and conduct local environmental checks to confirm the specific flood risk profile for this development.

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 Lecarrow area

No verified results were found for this group in the previous five years.

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: Exactly 1 percent of the purchase price up to 1 million euro, which equals 6,250 euro for a 625,000 euro property.
  • Solicitor legal fees: Approximately 1,500 euro to 3,000 euro plus outlay and VAT.
  • Land registration fees: Approximately 600 euro to 800 euro for property registration and registry of deeds.
  • Property valuation fees: Approximately 150 euro to 300 euro for mortgage valuation.
  • Surveyor fees: Approximately 500 euro to 1,000 euro for a structural survey.
  • Annual home insurance: Approximately 400 euro to 800 euro depending on the level of cover.

Forum Talk

What people are saying about this area

  • Locals in Lecarrow frequently highlight the peaceful, scenic nature of the village and its strong community atmosphere near Lough Ree.
  • Residents often discuss the convenience of being situated between Roscommon Town and Athlone for employment, shopping, and schooling.
  • Community forums occasionally note the popularity of local amenities such as Lecarrow Harbour for boating and outdoor recreation.
  • The opening of new housing developments like Harbour Court is viewed positively by residents for bringing modern, energy-efficient homes to the rural village setting.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    These brand new four-bedroom detached homes offer generous space and an expansive front green area, providing a safe and child-friendly environment within a picturesque village setting.

    8/10
  • Teenagers

    With approximately 2,33 square meters (around 2,450 to 2,508 sq ft) of living space and four bedrooms, these homes offer plenty of independent space for teenagers close to Athlone and Roscommon.

    8/10
  • Multi-generational Living

    The substantial detached layout and four bedrooms provide good potential for multi-generational living, though buyers should verify if any ground floor bedroom or wet room options are available.

    7/10
  • Single Buyers

    At an asking price of €625,000 for a large four-bedroom luxury new build, this property is primarily geared toward families rather than typical single buyers.

    4/10
  • Couples

    Offers exceptional modern comfort and high energy efficiency for couples looking to upsize or settle down in a tranquil village close to Lough Ree.

    7/10
  • Empty Nesters

    Provides a high-spec, energy-efficient new build with low maintenance features, though the large four-bedroom size might be larger than what many empty nesters require.

    7/10
  • Retirees

    The A-rated efficiency, air-to-water heat pump, and peaceful village location near Lecarrow Harbour make it comfortable for retirement, though buyers should check the accessibility of bathroom and stair layouts.

    7/10

Work

3 areas
  • Remote Working

    The spacious four-bedroom layout allows dedicated rooms for home offices, complemented by modern energy-efficient heating and ventilation systems.

    9/10
  • Hybrid Commuting

    Conveniently positioned within easy reach of Athlone and Roscommon Town, making hybrid commuting manageable for professionals.

    7/10
  • Retired

    An A-rated, low-maintenance new build in a peaceful village environment is highly attractive for retirees seeking modern comforts.

    8/10

Practical

8 areas
  • Ageing in Place

    Modern energy efficiency and contemporary construction make living comfortable, though buyers should verify the presence of downstairs bedroom and bathroom facilities.

    7/10
  • Low Maintenance

    Being newly constructed with an A energy rating, air-to-water heat pump, and triple-glazed windows, maintenance requirements will be minimal for years to come.

    9/10
  • Secure Gated Entry

    The listing details tarmacadam driveways and block boundary walls with panel fencing, but does not explicitly mention a secure gated entry system for the development.

    4/10
  • Minimalist Design

    Architecturally designed detached homes with primed internal walls and modern shaker-style internal doors offer a sleek, contemporary canvas.

    8/10
  • Flexible Floor Plans

    Generous accommodation spanning over 2,33 square meters across four bedrooms provides excellent flexibility for family living or working from home.

    8/10
  • Heritage Home

    These are newly constructed luxury homes built by Brehon Construction Ltd rather than period or heritage properties.

    1/10
  • Ecological Setup

    Boasts an A energy rating, air-to-water heat pump with zoned underfloor heating, triple-glazed windows, and heat-recovery ventilation.

    10/10
  • Outdoor areas

    Features completed front and rear lawns, tarmacadam driveways, kerbing, footpaths, boundary walls, and an expansive communal green area to the front.

    8/10

Interests

9 areas
  • Gardening

    Properties benefit from completed front and rear lawns, boundary walls, and block boundary fencing, providing a solid blank canvas for gardening enthusiasts.

    7/10
  • Walking

    The picturesque village setting near Lecarrow Harbour and Lough Ree offers pleasant local walking routes and scenic countryside surroundings.

    8/10
  • Gym

    Dedicated fitness facilities are not located directly on-site, requiring travel to nearby towns like Athlone or Roscommon for full gym amenities.

    4/10
  • Cycling

    The quiet rural and village roads around Lecarrow and Lough Ree provide scenic routes for cycling enthusiasts.

    7/10
  • Golf

    Buyers should verify the proximity of the nearest golf courses in Athlone or Roscommon towns.

    5/10
  • Fishing

    The development's close proximity to Lecarrow Harbour and the extensive shores of Lough Ree makes it an exceptional location for fishing enthusiasts.

    9/10
  • Horse Riding

    The countryside setting offers a rural environment, though buyers should investigate local equestrian stables and facilities nearby.

    6/10
  • Water Sports

    Proximity to Lecarrow Harbour and Lough Ree provides fantastic opportunities for boating, sailing, and various water sports.

    9/10
  • Entertaining

    With approximately 233 m² of open-plan luxury interior space, high-end finishes, and completed outdoor areas, these homes are well-suited for hosting family and friends.

    9/10

Lifestyle

5 areas
  • Quiet Living

    Situated in the charming and picturesque village of Lecarrow near the shores of Lough Ree, offering a distinctly peaceful countryside atmosphere.

    9/10
  • Rural Living

    Provides a tranquil rural feel with proximity to Lecarrow Harbour while remaining within easy reach of Roscommon Town and Athlone.

    8/10
  • Village Living

    Located directly in Lecarrow Village, with local amenities like Coffeys Bar just a short walk from your front door.

    10/10
  • Coastal Living

    While not coastal, the development is located near Lecarrow Harbour and the scenic shores of Lough Ree, offering appealing freshwater lakeside views and water-based activities.

    5/10
  • Urban Living

    Lecarrow is a small village setting rather than an urban hub, though larger towns like Athlone are within a convenient driving distance.

    3/10

Social

6 areas
  • Community Involvement

    A small, intimate development of only six luxury homes in an established village fosters a strong sense of community integration.

    8/10
  • Café Culture

    While local spots like Coffeys Bar are nearby, a wider café culture is more readily accessible in nearby Athlone or Roscommon.

    5/10
  • Nightlife

    Lecarrow offers a quiet village atmosphere with local pub amenities, while extensive nightlife options require traveling to Athlone.

    4/10
  • Health/Wellness groups

    Buyers should verify local community hall activities or wellness groups operating directly within Lecarrow or neighboring parishes.

    5/10
  • Networking Opportunities

    Networking opportunities are limited locally, with professional and business networks primarily found in larger nearby commercial centers.

    4/10
  • Tech-Hub Connectivity

    Buyers should verify high-speed broadband availability locally, though the modern build standard supports contemporary home-office tech needs.

    5/10

Listing information

Agent
Sheehy Meares Real Estate
Phone
09066 26579
Published on HouseDelve
30 September 2026
Correction
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Property reference: HD-C1BFE1HouseDelve · Republic of Ireland

Report 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.