Mosshill, Strokestown, RoscommonF42R528
€300,000
3 Bed~2 Bath~122 m²~BER D
What you'll like:
- Substantial land holding: The property includes approximately 4.1 acres in total, giving buyers generous outdoor space, privacy, and potential lifestyle or hobby-farming opportunities.
- Direct lough frontage: Features direct access to Black Lough, offering a picturesque lakeside setting that will greatly appeal to buyers seeking outdoor recreation and fishing.
- Well-proportioned accommodation: The detached dormer layout provides three bedrooms and two bathrooms across 121.67 square metres, comfortably suiting modern family living requirements.
- Ground floor bedrooms: Includes two ground-floor bedrooms and a bathroom, offering convenient single-level living options for guests or aging family members.
- Private mature setting: Standing on an established site with mature gardens, trees, and a private gravel driveway, ensuring an appealing and peaceful countryside atmosphere.
- Dedicated utility room: Features a practical utility room off the kitchen area, helping to keep laundry and household chores organized away from main living spaces.
- Upstairs primary suite: The first-floor bedroom includes an ensuite bathroom, creating a private and comfortable master retreat away from the rest of the home.
- Detached storage shed: Benefits from an external storage shed, providing secure space for garden tools, outdoor gear, and recreational equipment.
- Proximity to Strokestown: Situated just four miles from Strokestown, providing easy access to essential daily conveniences, local shops, and healthcare services.
- Local educational facilities: Families are well served locally by nearby primary schools alongside Scoil Mhuire for secondary education within a short drive.
- Regional connectivity: Located near the N5 National Primary Route, ensuring smooth travel toward Longford, Mayo, and convenient links onward toward Dublin.
- Nearby major towns: Carrick-on-Shannon and Roscommon Town are both reachable within a twenty to twenty-five minute drive for broader shopping and services.
- Airport accessibility: Ireland West Airport is located approximately 60 kilometres away, offering practical convenience for frequent flyers and international visitors.
- Local dining options: The surrounding area boasts popular local eateries, including Cox's Bistro, The Percy French Hotel, and the renowned Silver Eel restaurant.
- Rich local heritage: Close to Strokestown Park House and the National Famine Museum, offering stunning walled gardens and woodland walks right on your doorstep.
- Outdoor recreation hub: Surrounded by a vibrant network of lakes and walking trails, perfect for fishing, boating, and enjoying rural Irish landscapes.
- Lot flexibility context: The property is offered as Lot 1 of a wider holding, providing potential future opportunities to discuss acquiring additional adjoining agricultural lands.
- Stable asking price: The recorded asking price has remained steady at €300,000, indicating a fixed pricing strategy without sudden upward adjustments by the vendor.
- Manageable floor area: At 121.67 square metres, the residence strikes a practical balance between spacious living and manageable domestic upkeep costs.
- Clear asking figure: An even €300,000 asking price provides a straightforward baseline for prospective buyers to formulate initial offers based on local market comparables.
But keep in mind:
- Moderate energy rating: The property holds a D BER rating, which indicates that the buyer should budget for future energy efficiency upgrades and insulation improvements.
- Onsite septic tank: Wastewater is managed by an onsite septic tank, requiring buyers to commission a professional inspection to verify its condition and regulatory compliance.
- Private water supply status: The listing mentions mains water, but buyers must verify supply reliability and water pressure during the due diligence process.
- Boundary confirmation needed: The stated 4.1 acres and site boundaries are subject to final sales mapping and legal confirmation by your solicitor.
- First floor limitations: Dormer roof structures can sometimes restrict headroom in upstairs rooms, so buyers should carefully inspect the ceiling heights in the master ensuite.
- Maintenance of gravel driveway: The private gravel driveway will require ongoing periodic raking, weed control, and occasional resurfacing to maintain its condition.
- Outbuilding condition check: The detached storage shed should be inspected for dampness, roof integrity, and electrical supply during the structural survey.
- Heating system efficiency: Given the D energy rating, buyers should thoroughly inspect the age and efficiency of the existing central heating boiler.
- Rural isolation risks: While private, the rural location means reliance on private transport is essential for all daily errands, commuting, and school runs.
- Broadband speed verification: Buyers working from home should independently verify the availability and maximum download speeds of high-speed broadband at this rural address.
- Lough safety considerations: Direct access to Black Lough is a wonderful amenity, but families with young children should carefully evaluate water safety boundaries.
- Agricultural fencing checks: The additional land parcel fronting the lough should be checked for secure livestock fencing if the buyer intends to keep animals.
- Potential drainage issues: Land directly adjoining a lough can occasionally be prone to seasonal dampness or high water tables, requiring careful site drainage inspection.
- Local planning restrictions: Being in a rural countryside location, buyers should be aware of strict local planning controls if considering future extensions.
- Future retrofit costs: Upgrading the dwelling from a D BER to a higher energy rating will require significant capital investment in heat pumps or external insulation.
- Dependency on oil heating: Many rural homes of this type rely on oil-fired central heating, exposing buyers to fluctuating home heating oil market prices.
- Single access point: The property relies on a single private driveway entrance, which should be checked for adequate sightlines onto the public road.
- Ongoing garden maintenance: Mature gardens and trees across the 0.72-acre site will require regular seasonal upkeep, pruning, and leaf clearance.
- Absence of recent sales data: Buyers must rely heavily on independent local surveyor valuations rather than recent recorded transaction history to judge value.
- Negotiation margin uncertainty: The flat asking price history offers limited insight into the seller's flexibility, meaning buyers must test the market carefully with their opening offer.
Price positioning
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- The asking price appears somewhat elevated relative to surrounding regional standards because the property combines a detached dormer house with over four acres of land and direct lough frontage, pushing it above typical rural residential averages.
- Underpinning valuation signals include the substantial site size, mature private gardens, direct water access to Black Lough, and functional floor space, though these must be weighed against a moderate D energy rating requiring potential efficiency upgrades.
- Market support for this pricing level relies heavily on lifestyle buyers seeking scenic rural seclusion with amenity land, whereas potential risk factors include the regional location and localized demand depth for rural properties outside major urban hubs.
- Additional relevant market indicators show recent nearby rural and town properties transacting across a broad spectrum up to high two hundred thousands, suggesting the asking figure captures both the physical dwelling and the premium attached to the lakeside acreage.
Build Analysis
What we know from similar construction types
- The property is a detached dormer residence extending to approximately 121.67 square metres, situated on a site of around 0.72 acres with an additional 3.4-acre parcel fronting onto Black Lough.
- Services include a private septic tank on site and mains water and electricity, meaning a buyer should verify the registration, condition, and percolation performance of the effluent treatment system with the local authority.
- The floor plan accommodates two ground-floor bedrooms and a bathroom alongside a first-floor bedroom and ensuite, offering flexible living arrangements.
- Given the rural lakeside location and presence of surrounding mature trees and ground features, a buyer should investigate surface water drainage and verify exact boundaries and legal mapping for the 4.1-acre total holding.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a BER rating of D with an energy performance indicator of 245.55 kWh/m2/yr, indicating that a deep retrofit would be required to bring the dwelling to a modern energy-efficient standard.
- A comprehensive deep retrofit for a 121 m² dormer dwelling typically costs between 45,000 and 70,000 euro depending on the extent of external wall insulation, window upgrades, airtightness improvements, and the installation of a renewable heating system such as a heat pump.
- Buyers should factor in potential grant supports available through the Sustainable Energy Authority of Ireland (SEAI) to offset a portion of these upgrade costs.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,800 to €2,400.
- Explanation: Given the floor area of approximately 121.67 m² and a BER rating of D, the energy efficiency indicates higher heat loss than a modern property, leading to increased fuel consumption during colder months.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a peaceful rural countryside setting in County Roscommon, appearing well removed from major industrial facilities, heavy manufacturing, or large-scale waste incinerators.
- Potential buyers should verify local agricultural runoff factors or legacy septic tank arrangements typical of rural lakeside dwellings during standard structural surveys.
Flood Safe
8/10Water overflow reports to follow up
- While the property features direct frontage onto Black Lough, the residential dwelling itself occupies an elevated site relative to the water body.
- Prospective purchasers should conduct standard environmental and flood history checks regarding the lower-lying acreage parcels immediately adjoining the lough shore.
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 Strokestown area
CURRY, STROKESTOWN, ROSCOMMON
- Sale date
- Declared sale price
- €250,000.00
RIVERSDALE HOUSE, MOUNTPLEASANT, STROKESTOWN
- Sale date
- Declared sale price
- €38,000.00
LETTREEN, STROKESTOWN, CO. ROSCOMMON.
- Sale date
- Declared sale price
- €115,000.00
19 FORGE HILL, STROKESTOWN, CO. ROSCOMMON
- Sale date
- Declared sale price
- €288,000.00
CHURCH ST, STROKESTOWN, CO ROSCOMMON
- Sale date
- Declared sale price
- €260,000.00
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: €3,000 — 1% of €300,000.
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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: €1,500 to €3,500 plus VAT and outlays, depending on the practice and complexity of conveyancing.
- Land registration fees: €400 to €800 depending on the property value and Land Registry application type.
- Property valuation fees: €150 to €300 for a standard mortgage or market valuation.
- Surveyor fees: €500 to €1,200 depending on the level of detail required for a structural survey on a detached property of this size.
- Annual home insurance: €400 to €800 per year depending on the policy, rebuilding cost, and location features.
Forum Talk
What people are saying about this area
- Local residents in the Strokestown area frequently discuss the scenic beauty and recreational opportunities provided by nearby lakes such as Black Lough and Grange Lough.
- Community forums highlight the convenience of living within a short drive of Strokestown's historic town center, noting access to local schools, shops, and heritage attractions like Strokestown Park House.
- Discussions regarding rural properties in County Roscommon often emphasize the appeal of countryside seclusion combined with reasonable connectivity via the N5 route toward Longford and Dublin.
- Local groups often share updates on rural infrastructure, septic tank maintenance standards, and environmental awareness regarding lough frontage properties.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property features three bedrooms and sits on a generous 4.1-acre site, providing plenty of outdoor space for young children to play safely in a countryside setting. Primary and secondary schools are located about four miles away in Strokestown, requiring a short drive for the school run.
- Teenagers6/10
The rural location offers a peaceful environment with plenty of space, though teenagers may find the distance from larger towns and urban centers limiting for independent social activities and extracurricular opportunities.
- Multi-generational Living6/10
The detached dormer layout with ground-floor bedrooms offers some flexibility, though the overall square footage of 121.67 m might feel a bit compact for extended multi-generational households without configuration adjustments.
- Single Buyers5/10
Priced at ‣300,000 for a three-bedroom home with acreage, it offers good value per square meter, but the rural, car-dependent location and maintenance associated with 4.1 acres may be less suited to typical single buyers seeking urban convenience.
- Couples8/10
An appealing choice for couples seeking a peaceful rural retreat with lakeside frontage, a manageable commute to regional hubs, and ample space for gardening or home-working arrangements.
- Empty Nesters8/10
The property offers single-level living potential with ground-floor bedrooms and bathrooms, alongside beautiful lakeside views and tranquil surroundings ideal for those looking to downsize to the countryside.
- Retirees7/10
The peaceful countryside setting and ground-floor bedroom options support retirement living, though buyers should verify the long-term ease of maintaining the extensive grounds and proximity to healthcare services.
Work
3 areas- Remote Working9/10
The quiet rural setting provides a distraction-free environment for remote work, though buyers should verify local broadband speeds and connectivity capabilities.
- Hybrid Commuting5/10
Strokestown connects via the N5, putting Dublin within a 1.5 to 2-hour drive, making hybrid commuting feasible for those willing to travel regularly.
- Retired9/10
The tranquil environment, single-floor bedroom options, and manageable residential footprint make it highly compatible with a retired lifestyle.
Practical
8 areas- Ageing in Place7/10
The presence of ground-floor bedrooms and bathrooms supports ageing in place, though the rural location means reliance on a car for healthcare access as one grows older.
- Low Maintenance4/10
Maintaining 4.1 acres of land, mature gardens, a private driveway, and a septic tank requires regular upkeep and effort, reducing low-maintenance appeal.
- Secure Gated Entry5/10
The property features a private gravel driveway and a secluded countryside position, though formal automated security gates are not specifically noted.
- Minimalist Design4/10
The property is a traditional detached dormer residence with mature gardens rather than a minimalist architectural build.
- Flexible Floor Plans7/10
With accommodation split across two floors, including ground-floor and first-floor bedrooms with an ensuite, the layout offers good flexibility for different living arrangements.
- Heritage Home5/10
It is an established residential dormer property rather than a protected historic heritage structure, though it sits within a scenic rural area rich in local history.
- Ecological Setup7/10
The extensive land holding, mature trees, lough frontage, and private water/sewage arrangements offer a strong foundation for an independent ecological or homesteading setup.
- Outdoor areas10/10
Outstanding outdoor assets featuring approximately 4.1 acres of total land, mature private gardens, and direct frontage and access to Black Lough.
Interests
9 areas- Gardening9/10
The property includes established mature gardens, trees, planting, and a total holding of approximately 4.1 acres, providing immense potential for keen gardeners and landscapers.
- Walking9/10
The scenic lakeside setting, direct access to Black Lough, and nearby woodland walks around Strokestown Park House offer excellent opportunities for walking enthusiasts.
- Gym3/10
There are no commercial gym facilities within walking distance, requiring a drive into nearby towns such as Strokestown or Roscommon for fitness centers.
- Cycling8/10
The surrounding rural roads offer scenic routes for cycling, though cyclists should be mindful of rural traffic conditions on local country lanes.
- Golf6/10
While the immediate countryside is quiet, the broader Roscommon and surrounding regions offer access to local golf courses within a reasonable driving distance.
- Fishing10/10
An exceptional feature for fishing enthusiasts, as the property includes an additional parcel of land enjoying direct frontage and access to Black Lough.
- Horse Riding8/10
The generous 4.1-acre holding and rural surroundings provide a suitable environment for keeping horses or accessing local equestrian routes.
- Water Sports7/10
Direct access to Black Lough opens up opportunities for boating, kayaking, and water-based recreation right from your own land.
- Entertaining8/10
The spacious grounds, lakeside views, and separate living and dining spaces make this an inviting property for hosting family gatherings and outdoor entertaining.
Lifestyle
5 areas- Quiet Living10/10
Situated in a private, mature countryside setting surrounded by trees and planting with direct access to Black Lough, ensuring an exceptionally peaceful and quiet environment.
- Rural Living10/10
A quintessential rural property featuring 4.1 acres of land, a private gravel driveway, mature gardens, and a detached storage shed, perfectly tailored for rural living.
- Village Living7/10
Located approximately four miles from the historic town of Strokestown, providing convenient access to local shops, cafes, and schools while maintaining a distinct countryside feel.
- Coastal Living1/10
The property is located inland in County Roscommon and features a lakeside lough frontage rather than coastal access.
- Urban Living2/10
Set deeply in a rural countryside location four miles from the nearest town, offering very little of the convenience or atmosphere associated with urban living.
Social
6 areas- Community Involvement7/10
Proximity to Strokestown allows residents to engage easily with local community groups, historical societies, and town events.
- Café Culture6/10
Local dining and cafe options are available in Strokestown, including Cox's Bistro and Cafe and local hotel venues, though options are naturally more limited than in major cities.
- Nightlife3/10
Nightlife is quiet and restricted to local pubs and hotel bars in the nearby town, with no major urban nightlife venues nearby.
- Health/Wellness groups6/10
Local community facilities and wellness groups can be found within the Strokestown area, though specialized classes may require travel to larger regional centers.
- Networking Opportunities3/10
The rural location offers minimal local professional networking opportunities, requiring travel to larger business hubs for professional events.
- Tech-Hub Connectivity2/10
Being a rural property, there are no local tech hubs, meaning remote workers will rely entirely on home internet infrastructure.
Listing information
- Agent
- REA Seamus Carthy
- Phone
- 090 663 0001
- Current status
- active
- Published on HouseDelve
- 21 October 2026
- Correction
- Report an issue
HD-42E881HouseDelve · 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.