
Knappagh More, Westport, Co. MayoF28XN28
€650,000
4 Bed~4 Bath~220 m²~BER C1
What you'll like:
- Prime proximity to Westport: Positioned just 6.5 kilometres south of town, providing effortless daily access to local amenities, schools, and major employers.
- Architectural design pedigree: Crafted by an award-winning London-based architectural firm, offering a distinct aesthetic that sets it apart from standard rural housing.
- Expansive floor area: Extending to approximately 220 square metres, the residence delivers generous and comfortable proportions for modern family living.
- Abundant natural light: Features extensive glazing and a wonderful glazed front corridor designed to flood the interior spaces with daylight.
- Generous site holding: Occupies a landscaped 0.64-acre plot, offering plenty of outdoor green space for recreational activities and gardening enthusiasts.
- Tranquil rural setting: Situated along a quiet country lane shared by only five homes, ensuring a peaceful atmosphere surrounded by open farmland.
- Wild Atlantic Way location: Enjoy close proximity to breathtaking coastal scenery, forest walks, championship golf, and numerous Blue Flag beaches.
- Walk-in condition: Presented in excellent decorative order with high-quality finishes throughout, minimizing the need for immediate capital expenditure.
- Open plan living areas: Combines a spacious kitchen, dining zone, and living room anchored by a cozy wood-burning stove for family gatherings.
- High-spec kitchen finishes: Equipped with high-gloss white units, Corian work surfaces, and integrated Siemens and Zanussi appliances for culinary convenience.
- Abundant bedroom count: Features four well-proportioned bedrooms, accommodating large families or providing flexible options for home offices or guest rooms.
- Multiple ensuite facilities: Includes several fully tiled ensuite shower rooms, enhancing morning routines and providing added privacy for household members.
- Luxurious family bathroom: Comprises a stunning sunken bath and a large double power shower, offering a spa-like retreat within the home.
- Dedicated utility room: Provides a functional separate space with counter integration and shelving to handle laundry and household chores efficiently.
- Solid timber flooring: Fitted with solid oak floors in several bedrooms, adding a touch of natural warmth and durability to the private quarters.
- Private master retreat: Occupies the entire first floor as a dedicated master suite, complete with built-in wardrobes and an ensuite bathroom.
- Outdoor entertainment patio: Features a sheltered external patio area directly accessible from the glazed corridor, perfect for al fresco dining.
- Stream boundary feature: Bordered to the west by a small natural stream, enhancing the picturesque and tranquil countryside appeal.
- Traditional stone boundaries: Enclosed by attractive dry stone walls that reflect local heritage and provide clear, durable property demarcations.
- Convenient transport links: Located near the N59 with straightforward connections to Westport centre, Leenane, Connemara, and the broader regional road network.
But keep in mind:
- Moderate energy rating: Holds a C1 BER rating, meaning a buyer may want to investigate energy upgrades to improve efficiency and reduce heating costs.
- Group water scheme dependency: Relies on a group water scheme, so buyers should verify water supply reliability, quality consistency, and any associated annual fees.
- On-site wastewater treatment: Utilizes a private treatment plant that requires regular professional servicing and maintenance inspections to ensure long-term regulatory compliance.
- First-floor configuration: The master bedroom is located upstairs while the other three bedrooms are on the ground floor, which may not suit all family dynamics.
- Rural road maintenance: Shared access along a quiet country lane means residents may need to coordinate informally regarding surface upkeep and potential repairs.
- Potential heating expenses: Oil-fired central heating heats a large 220-square-metre footprint, which could result in notable fuel bills during winter months.
- Extensive glazing upkeep: Large glass corridors and numerous windows require regular cleaning and potential seal maintenance to prevent weathering or condensation issues.
- Cedar cladding maintenance: The exterior incorporates timber cladding that will periodically require staining or sealing to protect against the damp west coast climate.
- Proximity to water hazard: The western boundary features a small stream, meaning buyers should assess potential flood risks and insurance implications during heavy rainfall.
- Private transport reliance: Rural location necessitates complete reliance on private vehicles for daily errands, school runs, and commuting to urban employment centres.
- Broadband speed verification: While broadband is noted, rural locations can sometimes experience variable connection speeds, so remote workers should test actual bandwidth availability.
- Septic and treatment checks: A thorough pre-purchase structural and mechanical survey of the on-site wastewater system is strongly advised to avoid hidden replacement costs.
- Title boundary verification: Buyers should instruct their legal representative to carefully inspect Folio MY18645F to confirm exact land boundaries and shared lane rights-of-way.
- Storage limitations: Aside from built-in wardrobes and a pantry, the property lacks a dedicated external garage or large outbuilding for bulky equipment storage.
- Exposed coastal climate: West Mayo weather can be harsh, making it wise to inspect the slate pitched roof and exterior render condition for weather resistance.
Price positioning
?
- The asking price appears somewhat elevated relative to broader regional transaction patterns, reflecting a premium for the distinct architectural design and rural setting outside the main town centre.
- Upward valuation signals stem from the substantial floor area, specialized London-architect styling, extensive modern finishes, and land holding with landscaped gardens, though these niche features limit direct buyer comparisons.
- Potential factors supporting such a figure include strong demand for architect-crafted homes in scenic western locations, while factors undermining it involve the C1 energy rating and remote lane positioning.
- Overall price positioning aligns moderately above standard regional averages due to the bespoke nature of the construction and spacious layout, making it appealing to specialized rather than typical family buyers.
Build Analysis
What we know from similar construction types
- The property is a one-off architect-designed home built in 2003, constructed with traditional concrete block walls, a mix of painted render and cedar cladding, and a slate pitched roof.
- Features extensive glazing, including a glazed front corridor and light wells, which enhances natural light but should be inspected for potential thermal bridging, sealing issues, or heat loss.
- Externally clad in cedar wood, which will require ongoing maintenance, treatment, and monitoring for weathering or moisture ingress.
- Services include a group water scheme and an on-site wastewater treatment plant; a buyer should investigate the maintenance history, compliance, and capacity of the treatment system.
- The site borders a small stream to the west, so a buyer should verify flood history and surface water drainage arrangements.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is around €2,200 to €2,800.
- The property has a BER rating of C1 and a floor area of 220 square metres, utilizing oil-fired central heating alongside a wood-burning stove in the living room, meaning costs will vary based on personal usage and local fuel prices.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in an idyllic rural setting surrounded by farmland and a small stream, appearing largely free from major industrial pollution concerns.
- There are no prominent nearby heavy industrial sites, large commercial incinerators, or active major landfills documented in the immediate vicinity.
Flood Safe
8/10Water overflow reports to follow up
- The property description notes that the rear garden is bordered to the west by a small stream, which is a feature worth investigating regarding potential local overflow during heavy rainfall.
- The broader location sits elevated in scenic west Mayo, though buyers should verify local drainage and flood histories with the local authority.
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 Westport area
CARNACLAY, WESTPORT, MAYO
- Sale date
- Declared sale price
- €525,000.00
4 CLEW BAY CLOSE, QUAY RD, WESTPORT
- Sale date
- Declared sale price
- €400,000.00
CLUAIN ARD, WESTPORT, MAYO
- Sale date
- Declared sale price
- €455,000.00
KNOCKMUINARD, CLOGHER, WESTPORT
- Sale date
- Declared sale price
- €70,000.00
13 UPPER QUAY, WESTPORT, MAYO
- Sale date
- Declared sale price
- €420,000.00
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 €65,000, calculated at 1 percent for the first €1 million of the purchase price.
- Solicitor legal fees: roughly €2,000 to €4,000 excluding outlay and VAT, depending on the practice chosen.
- Land registration fees: around €600 to €800 for property registration and mapping documents.
- Property valuation fees: typically €150 to €300 for a standard mortgage valuation report.
- Surveyor fees: estimated between €500 and €1,000 for a structural pre-purchase survey on a 220 square metre home.
- Annual home insurance: approximately €500 to €900 per year depending on the chosen policy and coverage levels.
Forum Talk
What people are saying about this area
- Local community discussions highlight Westport's vibrant town atmosphere, excellent artisan food producers, and proximity to scenic outdoor amenities like the Wild Atlantic Way and Croagh Patrick.
- Residents frequently mention the appeal of rural living combined with convenient access to Westport town centre via the N59 road.
- Community forums often note the strong local employment base driven by international companies such as Allergan/AbbVie and Portwest in Westport.
- Discussions regarding the wider Westport area frequently praise the local lifestyle, highlighting freshwater fishing, sea angling, and numerous Blue Flag beaches.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property features 4 bedrooms, 220 square meters of space, and a 0.64-acre landscaped garden with a stream, providing plenty of safe outdoor space for young children. However, buyers should verify safety measures regarding the adjacent stream.
- Teenagers6/10
With four bedrooms and ample living space, teenagers will appreciate the generous room sizes. The location 6.5km from Westport means they will rely on parents for transport to social and educational activities.
- Multi-generational Living7/10
Offering three ground-floor bedrooms with two ensuites plus a separate large family bathroom, the home is well-suited for multi-generational living, though the master suite is located upstairs.
- Single Buyers3/10
At an asking price of 650,000 euros and a generous floor area of 220 sq m, this property is likely oversized and priced higher than what typical single buyers look for in the area.
- Couples8/10
Provides wonderful contemporary open-plan living spaces, high-end kitchen finishes, and a peaceful rural setting close to Westport, making it ideal for couples wanting space and modern comforts.
- Empty Nesters8/10
The property offers primarily ground-floor living with three bedrooms and two bathrooms downstairs, making it a great option for empty nesters looking to downplay stairs while maintaining guest space.
- Retirees8/10
Features ground-floor accommodation, walk-in condition, and a tranquil country lane setting. Buyers should verify if the maintenance of the 0.64-acre garden and on-site treatment plant suits their retirement lifestyle.
Work
3 areas- Remote Working9/10
The listing notes broadband/Wi-Fi availability and spacious interior areas that can easily accommodate a dedicated home office setup.
- Hybrid Commuting6/10
Situated 6.5km from Westport railway station (with daily services to Dublin) and accessible via the N59 and N5, though commuting to major cities like Galway or Dublin requires significant travel time.
- Retired8/10
The property offers ground-floor bedrooms, single-level primary living, and a peaceful environment ideal for retirement.
Practical
8 areas- Ageing in Place8/10
Features three bedrooms and two bathrooms on the ground floor along with easy access, making it very adaptable for aging in place.
- Low Maintenance6/10
The house itself is presented in walk-in condition with double glazing, but buyers should verify the upkeep requirements for the 0.64-acre landscaped grounds and on-site treatment plant.
- Secure Gated Entry4/10
The property features a gravel driveway and ample parking along a quiet lane, but buyers should verify if private gated entry is installed.
- Minimalist Design7/10
Designed by London-based architects with clean lines, extensive glazing, polished white kitchen surfaces, and tiled flooring throughout much of the ground floor.
- Flexible Floor Plans8/10
Spacious 220 sq m layout featuring open-plan kitchen/dining and living areas, flexible ground floor bedrooms, and a private upstairs master suite.
- Heritage Home6/10
Built in 2003 on the site of a former period cottage, combining modern architectural design with historical site heritage.
- Ecological Setup7/10
Includes a C1 BER rating, a wood-burning stove for heating efficiency, double glazing, and an on-site treatment plant, though buyers should verify modern green energy ratings.
- Outdoor areas9/10
Boasts a 0.64-acre landscaped site featuring a sheltered patio, main garden bordered by a stream, and dry stone boundary walls.
Interests
9 areas- Gardening9/10
Features a generous 0.26-hectare (0.64-acre) landscaped site with established lawns, dry stone boundary walls, and a small stream, perfect for enthusiastic gardeners.
- Walking9/10
Close to forest walks, Croagh Patrick, The Greenway, and scenic country lanes ideal for hiking and walking.
- Gym5/10
While there is plenty of indoor space to set up a home gym, formal gym facilities would require a trip into Westport town.
- Cycling8/10
Proximity to The Greenway and scenic regional routes makes this an attractive spot for cycling enthusiasts, though rural roads require care.
- Golf8/10
Westport is home to a renowned championship golf course, easily accessible a short drive from the property.
- Fishing9/10
The region is famous for excellent freshwater fishing and sea angling around Clew Bay, with a small stream right on the property boundary.
- Horse Riding7/10
The rural West Mayo setting offers a wonderful environment for equestrian activities, with local hacking opportunities nearby.
- Water Sports8/10
Clew Bay and local Blue Flag beaches offer fantastic opportunities for sailing, kayaking, and various water sports.
- Entertaining9/10
Equipped with a massive open-plan kitchen and dining room, an open-plan living room with a wood-burning stove, and a glazed corridor leading to an external sheltered patio.
Lifestyle
5 areas- Quiet Living10/10
Situated along a quiet country lane shared by only 5 homes and surrounded by farmland, offering an exceptionally peaceful and idyllic setting.
- Rural Living9/10
Surrounded by farmland and wild Mayo scenery, complete with an on-site treatment plant, group water scheme, and a 0.64-acre plot bordered by a small stream.
- Village Living7/10
Close to a local shop with filling station, garage, and café, offering a taste of community convenience while remaining distinctly rural.
- Coastal Living8/10
Located just 6.5km south of Westport along the Wild Atlantic Way, near the inner shores of Clew Bay and numerous Blue Flag beaches.
- Urban Living4/10
While Westport town centre is 6.5km away with great amenities, the immediate location is strictly rural and car-dependent.
Social
6 areas- Community Involvement7/10
Quiet country lane setting with a small cluster of neighboring homes, alongside a welcoming broader community in nearby Westport.
- Café Culture8/10
Westport is renowned for its vibrant café culture, artisan food producers, excellent bars, and restaurants just minutes away.
- Nightlife7/10
While the immediate rural setting is very quiet, Westport offers a lively nightlife scene and entertainment options.
- Health/Wellness groups7/10
Access to local wellness groups, outdoor fitness spots, and walking trails is readily available in the Westport area.
- Networking Opportunities5/10
Primarily a rural residential location, meaning professional networking will mostly require traveling into Westport or larger regional hubs.
- Tech-Hub Connectivity5/10
While local employers like Allergan/AbbVie exist in Westport, dedicated tech hubs are limited compared to major cities, though broadband is installed.
Listing information
- Agent
- O'Toole (Westport)
- Phone
- 098 28 000
- Published on HouseDelve
- 21 September 2026
- Correction
- Report an issue
HD-5F61BDHouseDelve · 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.