Paddinstown, Ballynacarrigy, WestmeathN91PC53
€275,000
4 Bed~2 Bath~175 m²~BER E2
What you'll like:
- Generous land holding: The property includes approximately 8 acres of good quality agricultural land, providing exceptional space for hobby farming, gardening, or keeping animals.
- Substantial floor area: Offering around 175 square metres of residential space, the traditional farmhouse provides a large footprint with plenty of room for creative reconfiguration.
- Affordable asking price: Priced at €275,000, the package represents an accessible entry point for buyers looking for a country home with extensive acreage and outbuildings.
- Vacant property grants: Potential buyers may qualify for the Vacant Property Refurbishment Grant, offering significant financial support to help offset initial renovation and modernization costs.
- Energy upgrade grants: The availability of SEAI Home Energy Grants allows new owners to efficiently finance insulation, heating system upgrades, and overall energy performance improvements.
- Functional outbuildings: The inclusion of detached agricultural outbuildings, workshops, and a large hayshed provides immediate storage or workspace options for rural enterprise or hobbies.
- Cattle handling facilities: Existing yard and cattle handling infrastructure make this holding ready-made for agricultural use or livestock management from day one.
- Proximity to village: Situated just a 5-minute drive from Ballynacarrigy village, residents enjoy convenient access to local daily amenities while maintaining a peaceful rural lifestyle.
- Short drive to Mullingar: Being only a 20-minute drive from Mullingar ensures easy access to major supermarkets, secondary schools, hospital services, and commuter train links.
- Recreational proximity: Located just a 10 to 15-minute drive from Ballymahon and Center Parcs Longford Forest, offering diverse leisure, dining, and family entertainment options nearby.
- Waterway access: The property is within walking distance of the scenic Royal Canal Greenway, perfect for weekend walking, cycling, and outdoor recreation enthusiasts.
- Four bedroom layout: The generous accommodation includes four bedrooms, easily accommodating a growing family, visiting guests, or designated home office spaces.
- Dual living spaces: Features both a sitting room and a separate living room, giving families flexible layout options for relaxing and entertaining guests.
- Separate utility room: Includes a dedicated utility room off the kitchen area, helping to keep laundry and household chores organized away from primary living zones.
- Ground floor WC: The inclusion of a convenient ground floor WC in addition to the main bathroom adds practical everyday functionality for a busy household.
- Commuter accessibility: Offers a manageable drive of approximately one hour and fifteen minutes to Dublin, making occasional city trips or hybrid commuting feasible.
- Established folio boundaries: The property is clearly contained within specific registered folios (WH1162 and WH1160), streamlining the legal conveyancing and title verification process.
- Rural privacy potential: Set in a traditional countryside location in Paddinstown, the property offers a private retreat away from dense suburban housing developments.
- Holiday home potential: The combination of land, outbuildings, and rural charm makes this an ideal candidate for a tranquil countryside holiday retreat or weekend getaway.
- Investment upside: Thorough modernization of this traditional farmhouse could yield substantial long-term value appreciation given the inclusion of 8 acres of productive land.
But keep in mind:
- Poor energy rating: The current BER rating of E2 indicates poor thermal efficiency, meaning the house will require substantial insulation and heating upgrades to feel comfortable.
- Extensive modernization needed: The listing explicitly notes the property is in need of care, repair, and complete modernization, which will require a dedicated capital budget.
- Private water and septic tank: The reliance on private water supplies and a septic tank means buyers should commission independent inspections to verify compliance and condition.
- Renovation management stress: Undertaking a major refurbishment project while managing contractors can be time-consuming and prone to unexpected structural or budget overruns.
- Uncertain structural condition: Buyers should commission a thorough structural survey to check for damp, roof integrity, and timber rot in this traditional farmhouse building.
- Grant approval uncertainty: Qualification for the Vacant Property Refurbishment Grant is subject to strict terms, conditions, and local authority approval timelines that are never guaranteed.
- Agricultural maintenance burden: Managing and maintaining 8 acres of land requires ongoing labor, equipment, and agricultural knowledge to prevent overgrowth or boundary disputes.
- Outbuilding upkeep costs: Older agricultural outbuildings and the large hayshed may require roof repairs, structural reinforcement, or asbestos checks due to their age.
- Limited local public transport: The rural location near Ballynacarrigy lacks robust public transit networks, making private vehicle ownership essential for daily life.
- Outdated floor plan: The traditional layout may feel compartmentalized compared to modern open-plan designs, potentially requiring expensive wall removals or structural changes.
- Single bathroom bottleneck: Having only one main bathroom upstairs to serve four bedrooms could create morning congestion for a large family before updates are made.
- Heating system replacement: The existing oil-fired heating system may be old or inefficient, necessitating a full replacement with a modern boiler or heat pump system.
- Potential wiring updates: Older rural properties frequently feature outdated electrical wiring that must be completely replaced to meet current safety standards and regulations.
- Window and door replacements: Single-glazed or aging windows and external doors are likely present given the E2 BER, adding significant cost to the renovation budget.
- Surface water drainage: Low-lying sections of the 8 acres or yard areas should be checked for poor drainage or seasonal flooding risks during heavy winter rains.
- Boundary fence verification: Buyers must verify that all physical boundary fences, hedges, and gates align precisely with the legal boundaries defined in Folios WH1162 and WH1160.
- Access road limitations: Rural laneways leading to the property should be inspected to ensure they can comfortably handle construction traffic and heavy agricultural machinery.
- Radon gas mitigation: Given the regional geology in parts of Westmeath, buyers should investigate potential radon gas levels and whether mitigation measures are required.
- Broadband availability check: High-speed fiber broadband may be limited in this rural townland, so remote workers should verify connection speeds before completing purchase.
- Unmapped services check: It is critical to verify the exact locations of water pipes and percolation areas relative to boundaries to prevent future neighbor disputes.
Price positioning
?
- The property is listed at an asking price of €275,000 for a four-bedroom traditional detached farmhouse encompassing approximately 175 square metres of floor area.
- Crucially, the holding includes roughly eight acres of agricultural land, outbuildings, workshops, a hayshed, and cattle handling facilities, adding substantial asset value beyond the residential structure.
- Historical transaction data indicates the same property previously sold for €130,000 in March 2019 prior to current market appreciation and inclusion of extensive agricultural infrastructure.
- Given the expansive acreage and commercial agricultural buildings bundled with the dwelling, the asking price appears reasonably positioned or modestly below what comparable rural land-holding packages command.
Build Analysis
What we know from similar construction types
- The property is a traditional farmhouse spanning approximately 175 m² that requires care, repair, and modernization.
- Given the presence of agricultural outbuildings, workshops, a hayshed, and cattle handling facilities, a buyer should investigate the structural integrity of these outbuildings as well as any environmental or agricultural compliance regulations.
- The home relies on a septic tank and private water supply; a buyer should verify their condition, capacity, and compliance with current environmental standards.
- The building carries an E2 BER rating, indicating poor energy efficiency, which points to potential issues with insulation, single- or older double-glazed windows, and outdated heating infrastructure.
- A buyer should check the history of any past alterations or extensions to ensure all local planning permissions and building regulations were properly adhered to.
Retrofit Cost*
Possible renovating / insulating expenditure
- A deep retrofit for a 175 m² traditional farmhouse with an E2 BER rating typically requires extensive interventions, including external wall insulation or internal drylining, roof insulation upgrades, window and exterior door replacements, and the installation of a renewable heating system such as a heat pump alongside airtightness improvements.
- The total estimated cost for a comprehensive deep retrofit on a property of this size ranges from €50,000 to €80,000, though this figure can vary depending on the exact baseline condition of the structure and material choices.
- The net outlay could be offset by available SEAI Home Energy Grants and the Vacant Property Refurbishment Grant, subject to meeting specific program criteria and timelines.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €2,500 to €3,800.
- Explanation: The property features an E2 BER rating, indicating poor energy efficiency, combined with a relatively large floor area of approximately 175 m² and oil-fired heating. Traditional farmhouses requiring modernisation often experience higher heat loss, meaning actual costs will depend heavily on the extent of future insulation upgrades and fuel price fluctuations.
Pollution Safe
8/10Environmental situation to investigate
- The property is located in a rural agricultural setting characterized by low industrial density, appearing generally free from major legacy industrial pollution concerns.
- Buyers should verify the local status of private septic tank systems and local agricultural runoff management during standard pre-purchase surveys.
Flood Safe
8/10Water overflow reports to follow up
- The property is situated in an inland rural area with no prominent historical urban flood risk indicators, though regional low-lying fields near watercourses should be checked.
- Prospective buyers are advised to consult detailed Office of Public Works (OPW) flood maps to assess site-specific risk relative to nearby drainage channels.
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 Ballynacarrigy area
BALLINACARROW, BALLYNACARRIGY, CO WESTMEATH
- Sale date
- Declared sale price
- €50,000.00
36TH LOCK HOUSE, BALLYNACARRIGY, WESTMEATH
- Sale date
- Declared sale price
- €300,000.00
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 €2,750, calculated at 1% of the €275,000 asking price for residential property.
- Solicitor legal fees: Generally range from €1,500 to €3,000 plus 23% VAT, depending on the practice and complexity of conveyancing.
- Land registration fees: Typically around €400 to €800 depending on the property value and registration type with Tailte Éireann.
- Property valuation fees: Usually range from €150 to €300 if required by a lending institution.
- Surveyor fees: Roughly €500 to €1,200 depending on the depth of the structural survey required for a traditional farmhouse in need of repair.
- Annual home insurance: Generally ranges from €400 to €800 per year, though rural locations with outbuildings may vary and should be verified.
Forum Talk
What people are saying about this area
- Locals on community groups frequently discuss the scenic appeal and convenience of living near the Royal Canal Greenway.
- Discussions regarding rural Westmeath properties often highlight the availability of the Vacant Property Refurbishment Grant for older farmhouses.
- Residents note that proximity to regional hubs like Mullingar and Ballymahon provides a good balance of rural living and accessibility.
- Community commentary frequently points out that rural properties with land and outbuildings are in steady demand for hobby farming or equestrian use.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
With 8 acres of land and a peaceful rural setting, there is plenty of safe outdoor space for young children to play, though the house is in need of modernization.
- Teenagers6/10
The generous 175 m² floor area and surrounding land provide good personal space, but the remote location means teenagers will rely heavily on parents for transport.
- Multi-generational Living6/10
The 4-bedroom layout and substantial outbuildings offer potential for multi-generational configuration, though current modernization is required.
- Single Buyers5/10
An asking price of €275,000 for a house and 8 acres is affordable, but the extensive repair work and management of agricultural land might be overwhelming for a single occupant.
- Couples7/10
Provides a great countryside project for couples looking to renovate a traditional farmhouse with ample outdoor space and land.
- Empty Nesters6/10
Offers a tranquil rural lifestyle, though the maintenance requirements of an older 175 m² home and 8 acres should be carefully weighed.
- Retirees5/10
The rural property provides peace and quiet, but retirees should verify if the home can be easily adapted for ageing in place given its current state of repair.
Work
3 areas- Remote Working7/10
The quiet rural atmosphere is ideal for home working, though buyers should verify local broadband speed availability.
- Hybrid Commuting5/10
Mullingar is 20 minutes away and Dublin is about 1 hour 15 minutes away, making hybrid commuting manageable but dependent on road travel.
- Retired8/10
An ideal project and sanctuary for retirees looking to enjoy a quiet countryside hobby farm style setting.
Practical
8 areas- Ageing in Place4/10
The house currently features a ground floor WC and bedroom potential, but requires significant modernization and rural properties can become isolated for elderly occupants.
- Low Maintenance2/10
The property explicitly needs care, repair, and modernization, alongside the upkeep of c.8 acres of land and agricultural outbuildings.
- Secure Gated Entry4/10
Features a spacious yard and agricultural layout, but dedicated secure gated entry systems would need to be installed by the buyer.
- Minimalist Design2/10
This is a traditional farmhouse with agricultural outbuildings, which is structurally the opposite of minimalist modern design.
- Flexible Floor Plans6/10
At 175 m², the house offers space with multiple reception rooms, allowing flexibility during the upcoming renovation process.
- Heritage Home8/10
Described as a traditional farmhouse presenting a classic vernacular style, offering authentic heritage character.
- Ecological Setup5/10
Has an E2 BER rating requiring energy upgrades, but grants like SEAI Home Energy Grants and the Vacant Property Refurbishment Grant offer strong eco-retrofitting potential.
- Outdoor areas10/10
Comes with c.8 acres of agricultural land, a large hayshed, agricultural outbuildings, workshops, and a spacious yard.
Interests
9 areas- Gardening10/10
With c.8 acres of land and a traditional farmhouse setting, there is boundless scope for extensive gardening and landscaping projects.
- Walking9/10
Features walking distance proximity to the Royal Canal Greenway, offering fantastic scenic routes for walking enthusiasts.
- Gym2/10
Rural location means dedicated gym facilities are not within walking distance and require a drive into nearby towns.
- Cycling8/10
Proximity to the Royal Canal Greenway and quiet local country roads provide wonderful opportunities for cycling.
- Golf4/10
Rural Westmeath location means golf courses will require a short to medium drive.
- Fishing8/10
The proximity to waterways, including the Royal Canal, offers great potential local spots for fishing.
- Horse Riding9/10
The inclusion of c.8 acres of land, agricultural outbuildings, and a yard makes this exceptionally well-suited for keeping horses.
- Water Sports5/10
While canal and inland waterways are nearby for light activities, major water sports facilities are limited locally.
- Entertaining7/10
Spacious grounds, yard areas, and a 175 m² footprint offer great hosting potential once modernised.
Lifestyle
5 areas- Quiet Living10/10
Located in Paddinstown, Ballynacarrigy, the property offers an exceptionally peaceful and private rural environment away from urban hustle.
- Rural Living10/10
Comprises a traditional farmhouse set on approximately 8 acres of good quality agricultural land with outbuildings and a yard.
- Village Living7/10
Situated just a 5-minute drive from the local village of Ballynacarrigy, striking a balance between rural isolation and community access.
- Coastal Living1/10
The location is inland in County Westmeath, far away from any coastal areas.
- Urban Living2/10
Deeply rural setting, with the nearest significant towns like Mullingar being a 20-minute drive away.
Social
6 areas- Community Involvement7/10
Proximity to Ballynacarrigy village allows for active participation in tight-knit local rural community life.
- Café Culture3/10
Rural setting means local café options are sparse, requiring a trip into nearby towns.
- Nightlife2/10
Very limited nightlife options directly in the rural vicinity; major nightlife requires travel to Mullingar.
- Health/Wellness groups4/10
Such groups are typically centered in larger nearby towns rather than the immediate rural townland.
- Networking Opportunities2/10
Highly rural location offers minimal local professional networking prospects.
- Tech-Hub Connectivity2/10
Situated in a rural agricultural area far from major tech hubs, though remote work is feasible.
Listing information
- Agent
- Agent details not available.
- Published on HouseDelve
- 4 September 2026
- Correction
- Report an issue
HD-D0D36CHouseDelve · Republic of Ireland* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.