Hightown, Coralstown (House Plus Site), Kinnegad, WestmeathN910000
€295,000
3 Bed~1 Bath~107 m²~BER F
What you'll like:
- Generous site acreage: The property sits on a spacious plot of approximately one acre, providing exceptional outdoor space and long-term versatility for buyers who value privacy and room to breathe.
- Development potential: The extensive grounds offer exciting future potential for an additional residential property, subject to obtaining the necessary planning permissions from the local authority.
- Idyllic rural setting: Enjoying a charming and picturesque location, the home delivers peaceful country living without sacrificing accessibility to essential daily conveniences and local amenities.
- M4 motorway proximity: The nearby M4 motorway ensures a smooth and efficient driving commute to Dublin, Mullingar, and other surrounding commercial hubs for working professionals.
- Excellent school catchment: The local area benefits from a strong selection of reputable primary and secondary schools, making this an ideal long-term location for growing families.
- Public transport links: The broader locality is well-serviced by reliable bus routes and nearby train services, offering alternative commuting options for non-drivers or regular city travelers.
- Proximity to towns: Both Kinnegad and Mullingar are situated within very close proximity, providing abundant supermarkets, restaurants, healthcare facilities, and recreational amenities just minutes away.
- Characterful cottage charm: The two-storey residence oozes undeniable historic appeal and charisma, offering buyers a unique architectural aesthetic that standard modern builds simply cannot replicate.
- Personalization opportunity: While currently presented in good condition, the interior allows new owners to easily apply their own decorative stamp and create a customized forever home.
- Flexible floor plan: The layout includes multiple reception and bedroom options across two levels, accommodating various living arrangements such as a dedicated home office or guest room.
- Functional utility space: The inclusion of a dedicated utility room helps keep laundry and household chores organized, preventing clutter within the main kitchen and dining areas.
- Ground floor bathroom: Having a bathroom situated on the ground floor enhances daily convenience for residents and visiting guests, particularly when spending time out in the expansive garden.
- Strong family appeal: Combining rural tranquility with manageable square footage and excellent educational access, the property naturally targets family buyers seeking a balanced lifestyle.
- Manageable floor area: At 107 square meters, the home provides a comfortable footprint that is straightforward to heat, clean, and maintain compared to much larger country estates.
- Competitive entry pricing: Asking €295,000 for a detached cottage with a one-acre site represents an attractive price point for buyers looking to secure land and independence.
- Outdoor lifestyle potential: The vast garden grounds provide an idyllic canvas for avid gardeners, keeping livestock, establishing a polytunnel, or constructing a substantial outdoor workshop.
- Leisurely commute distance: Dublin remains within a manageable driving radius, allowing households to enjoy rural tranquility while retaining access to metropolitan employment and entertainment.
- Established residential pocket: Situated in a proven countryside neighborhood, the property offers a secure and settled environment surrounded by mature trees and agricultural landscapes.
- Vendor flexibility implied: The home is presented as ready for immediate occupation while welcoming future enhancements, giving buyers the freedom to upgrade at their own preferred pace.
- Unique market offering: Properties combining a character cottage with substantial surplus development land are increasingly scarce, making this a rare acquisition opportunity for astute purchasers.
But keep in mind:
- Poor energy rating: The property carries a weak BER rating of F, indicating significant energy inefficiency and high heating costs that will necessitate comprehensive insulation upgrades.
- Substantial retrofit required: Achieving modern comfort standards and reducing carbon emissions will require significant capital investment in wall insulation, windows, and modern heating systems.
- Planning permission uncertainty: While the site has apparent potential for a second dwelling, buyers should verify local planning policies independently as approval is never guaranteed.
- Single bathroom constraint: Having only one bathroom serving a potentially three or four-bedroom home can create morning bottlenecks for a busy family or visiting guests.
- Septic tank due diligence: Buyers must inspect the condition and compliance of any private onsite wastewater treatment system, as older rural cottages often require expensive upgrades.
- Private water supply checks: Prospective purchasers should thoroughly verify the source and quality of the water supply, checking whether the property relies on a private well.
- Maintenance liability: Owning approximately one acre of grounds entails substantial ongoing gardening and land maintenance effort, or alternatively, regular contractor expenses.
- Potential boundary queries: Buyers' legal representatives should carefully inspect the folio maps to confirm exact boundary lines, rights of way, and access corridors for the site.
- Older heating infrastructure: Given the low energy rating, the existing heating system may be outdated or inefficient, requiring replacement with an air-to-water heat pump or modern boiler.
- Upstairs headroom limits: Converted or older first-floor layouts in traditional cottages can sometimes feature sloping ceilings or restricted headroom that limits furniture placement options.
- Proximity road noise: Depending on the exact distance to major transport arteries like the M4, buyers should investigate potential traffic noise levels during peak commuting hours.
- Future construction disruption: If a second property is eventually developed on the site, owners could face localized construction noise, disruption, and altered privacy dynamics.
- Limited public lighting: Rural locations typically lack municipal street lighting, meaning buyers must budget for exterior security and pathway lighting around the expansive plot.
- Broadband availability check: High-speed fiber internet access should be independently verified prior to purchase, as remote rural pockets can sometimes experience connectivity limitations.
- Refurbishment contingency budget: Buyers should retain a robust financial contingency fund to cover unexpected structural quirks or damp issues commonly found in older rural cottages.
- Insurance cost considerations: Properties with older architectural elements or poor energy ratings can occasionally attract higher home insurance premiums until upgrades are completed.
- Staircase configuration: Older cottage staircases can sometimes be steep or narrow, which may present mobility challenges for elderly residents or small children.
- Ventilation and damp risks: Traditional solid-wall cottages require careful management of indoor humidity and ventilation to prevent condensation and dampness issues over winter.
- Local service reliance: Being situated outside major town centers means reliance on private transport for everyday shopping, school runs, and social activities.
- Resale value factors: The low energy rating could temporarily impact near-term resale liquidity until energy efficiency standards are brought closer to modern building regulations.
Price positioning
?
- The asking price appears somewhat overvalued because a poor energy rating and rural location usually require significant modernisation costs before the dwelling reaches an efficient and comfortable standard for modern family living expectations.
- Signals pointing towards an elevated valuation include the inclusion of a substantial one-acre site offering potential development possibilities subject to planning permission, which often commands a notable premium from speculative buyers.
- Such a pricing strategy could be supported if successful planning feasibility is demonstrated for an additional housing unit, whereas strict local zoning restrictions or prohibitive upgrade expenses would quickly undermine the current financial valuation.
- Additional factors influencing buyer interest involve convenient proximity to major commuter routes and regional towns, balancing rural lifestyle appeal against the practical necessity of funding extensive heating and insulation improvements.
Build Analysis
What we know from similar construction types
- The property is described as a two-storey cottage of 107 square metres set on an approximate one-acre site, and a buyer should investigate the age, structural integrity, and any historical alterations made to the original structure.
- The listing notes potential for another property on the site subject to planning permission, so a buyer should verify local zoning restrictions, planning history, and feasibility with the local authority.
- Given the cottage style, a buyer should thoroughly check for issues related to dampness, insulation, ventilation, and the condition of the roof and windows.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a very poor BER rating of F, indicating a high level of heat loss and inefficient energy performance.
- A comprehensive deep retrofit for a 107 square metre cottage of this rating—including external wall insulation, upgraded roof insulation, modern energy-efficient windows and doors, and the installation of a heat pump system—would typically cost between 50000 and 70000 euros, depending on contractor rates and specific material choices.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €2,200 to €2,800.
- Short explanation: Given the floor area of 107 m² and a low BER rating of F, the property has poor energy efficiency and higher thermal losses, resulting in significantly elevated heating demands compared to modern or well-insulated homes.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a predominantly rural countryside setting, appearing well removed from heavy industrial centers, large-scale incinerators, or major known landfill sites.
- Any minor localized agricultural or legacy environmental concerns should be verified as part of standard pre-purchase due diligence.
Flood Safe
8/10Water overflow reports to follow up
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
HEATHSTOWN HOUSE, HIGHTOWN, CORALSTOWN
- Sale date
- Declared sale price
- €170,000.00
Recent sales in the wider Kinnegad area
4 RIVERSIDE LAWNS, KINNEGAD, CO WESTMEATH
- Sale date
- Declared sale price
- €288,000.00
HEATHERVILLE, KINNEGAD, WESTMEATH
- Sale date
- Declared sale price
- €280,000.00
102 TIR CROGHAN, KINNEGAD, WESTMEATH
- Sale date
- Declared sale price
- €332,500.00
27 TIRCROGHAN, KINNEGAD, CO WESTMEATH
- Sale date
- Declared sale price
- €405,000.00
103 HEATHFIELD, KINNEGAD, WESTMEATH
- Sale date
- Declared sale price
- €405,000.00
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 €2,950 based on 1% of the asking price for a residential property under €1 million.
- Solicitor legal fees: approximately €1,500 to €3,000 excluding outlays and VAT.
- Land registration fees: approximately €130 to €700 depending on the application type.
- Property valuation fees: approximately €150 to €300.
- Surveyor fees: approximately €500 to €1,000 for a structural survey.
- Annual home insurance: approximately €400 to €800 depending on the policy and coverage level.
Forum Talk
What people are saying about this area
- Residents in the Coralstown and Kinnegad areas frequently highlight the convenience of the M4 motorway for commuting to Dublin and Mullingar.
- Local community discussions often focus on the appeal of rural country living combined with proximity to local schools and amenities.
- There is ongoing local interest in properties with large sites and potential for future development subject to planning permission.
- Commuters regularly discuss public transport options, noting the availability of bus routes and nearby train services serving the wider region.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property falls into an excellent catchment of both primary and secondary schools and sits on an acre of land, making it great for young children, though a low BER rating of F requires thorough evaluation.
- Teenagers6/10
Teens will appreciate the large site and independent room layouts, though the rural location means they will rely heavily on transport links to access broader activities.
- Multi-generational Living5/10
There is potential with the large site for future extensions or development subject to planning, but the current 1-bath, 3-bed setup is somewhat compact for multi-generational living.
- Single Buyers6/10
An affordable entry point with a large site offering great potential, though the property's rural context and low energy rating mean renovation costs should be investigated.
- Couples7/10
Offers a charming country lifestyle with good commuting options via the nearby M4 motorway, perfect for couples looking for a character cottage.
- Empty Nesters6/10
The single-level elements and rural peace appeal to empty nesters, though the large 1-acre site could demand significant gardening and maintenance work.
- Retirees6/10
Provides an idyllic rural setting with proximity to towns, but buyers should verify if the home meets accessibility needs and consider the upkeep of a large plot.
Work
3 areas- Remote Working7/10
The tranquil setting is ideal for a home office, though buyers should verify local broadband speeds and connectivity capabilities.
- Hybrid Commuting8/10
Proximity to the M4 motorway, bus routes, and train services makes a commute to Dublin or surrounding hubs achievable.
- Retired8/10
A peaceful environment ideal for retirement, with essential services reachable in nearby towns.
Practical
8 areas- Ageing in Place5/10
While there is a downstairs bathroom, the property has first-floor bedrooms and a rural location that may require future modifications for lifelong accessibility.
- Low Maintenance3/10
The F-rated BER and an expansive one-acre plot mean ongoing energy upgrades and grounds maintenance should be expected.
- Secure Gated Entry4/10
The listing does not highlight existing secure gates, so buyers should investigate boundary security measures.
- Minimalist Design3/10
This is a traditional character cottage with historical charm rather than a modern minimalist build.
- Flexible Floor Plans8/10
Features a versatile layout including an extra bedroom/sitting room option and large grounds with development potential subject to planning.
- Heritage Home9/10
Oozes charm and charisma as a traditional two-storey cottage with historic appeal.
- Ecological Setup2/10
The current BER rating of F indicates poor energy efficiency, requiring significant eco-friendly retrofitting.
- Outdoor areas10/10
Features a magnificent large site of approximately one acre with endless potential for outdoor living and gardening.
Interests
9 areas- Gardening9/10
A large site of approximately one acre provides ample space for landscaping, growing vegetables, and cultivating gardens.
- Walking8/10
The scenic countryside setting provides a quiet environment suited for local walks and exploring country roads.
- Gym3/10
Dedicated fitness facilities or commercial gyms will require a drive into nearby towns like Kinnegad or Mullingar.
- Cycling7/10
The local country roads offer routes for cycling enthusiasts, though the lack of dedicated bike lanes on rural roads should be noted.
- Golf5/10
Regional golf courses are accessible within a reasonable driving distance, though none are directly on the doorstep.
- Fishing6/10
Westmeath is known for its inland waterways and lakes, offering potential fishing opportunities within the wider county.
- Horse Riding7/10
The rural setting and large plot size lend themselves well to rural equestrian interests, subject to local stable availability.
- Water Sports3/10
Water sports activities would require travel to regional lakes or rivers outside the immediate vicinity.
- Entertaining8/10
The large grounds, combined with a character cottage layout and kitchen-dining areas, offer great potential for hosting gatherings.
Lifestyle
5 areas- Quiet Living9/10
Situated in an idyllic and captivating setting surrounded by nature, offering a peaceful rural atmosphere away from urban noise.
- Rural Living9/10
This represents country living at its best, featuring a large site of approximately one acre and open surroundings.
- Village Living7/10
Close proximity to Kinnegad and Mullingar bridges the gap between rural isolation and nearby town amenities.
- Coastal Living1/10
The property is located inland in County Westmeath and is entirely removed from any coastal environment.
- Urban Living3/10
While Dublin and larger towns are accessible via the M4, the immediate location is distinctly countryside-oriented rather than urban.
Social
6 areas- Community Involvement7/10
The nearby towns and local schools foster a strong sense of community engagement for rural residents.
- Café Culture4/10
Local coffee shops and cafe culture will require a short trip into Kinnegad or Mullingar.
- Nightlife2/10
Nightlife options are very limited locally and heavily reliant on traveling into larger neighboring towns.
- Health/Wellness groups5/10
Wellness groups and fitness classes can be accessed in nearby urban centers rather than the immediate townland.
- Networking Opportunities3/10
Professional networking is minimal in this rural location, requiring travel toward Dublin or major employment hubs.
- Tech-Hub Connectivity3/10
Not located in a tech hub district, though remote work is supported by transport links to Dublin.
Listing information
- Agent
- Leonard Wilson Keenan
- Published on HouseDelve
- 26 September 2026
- Correction
- Report an issue
HD-AC1E05HouseDelve · 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.