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Rathbrack, Clonmellon, WestmeathC15E244

€150,000

2 Bed~1 Bath

What you'll like:

  • Generous site size: The property sits on a spacious plot of approximately 0.568 of an acre, offering substantial outdoor space for gardens, recreation, or future landscaping projects.
  • Charming rural setting: Nestled in a peaceful countryside location in Rathbrack, the cottage provides a tranquil retreat while remaining within reach of essential local amenities and transport links.
  • Retained historic features: Numerous original features throughout the interior and exterior preserve authentic character, making this an appealing project for buyers seeking traditional rural Irish cottage aesthetics.
  • Elevated kitchen ceilings: The kitchen benefits from high ceilings, which create an airy atmosphere and offer fantastic vertical space for creative interior design or future mezzanine integration.
  • Traditional cooker focal point: An original vintage cooker sits at the heart of the home, serving as a striking historical centerpiece that adds genuine rural warmth and undeniable nostalgic appeal.
  • Dual-access site layout: The plot includes both a pedestrian front gate and a wider vehicular side gate, ensuring convenient off-street parking and easy maintenance access to the rear grounds.
  • Mature natural boundaries: Established trees and thick hedging frame the spacious site, delivering excellent natural privacy, shelter, and a well-established garden framework for the new owner.
  • Private front entrance: A structured front wall and brick pillars enhance the property's curb appeal while establishing a clear boundary and enhancing security from the rural roadside.
  • Detached stone outbuilding: A solid stone-built shed equipped with a tilt door stands to the rear, providing valuable extra storage space or potential for a future hobby workshop.
  • Strong commuting links: Clonmellon sits conveniently near the Westmeath and Meath border, providing quick access to the M3 motorway for streamlined journeys toward Navan, Blanchardstown, and Dublin.
  • Proximity to Mullingar: The nearby N52 road network ensures straightforward travel to Mullingar, expanding employment, shopping, and social opportunities within a reasonable driving distance.
  • Extension potential: The generous half-acre footprint provides ample physical space to extend the existing cottage substantially, subject to acquiring the necessary local planning permissions from the council.
  • Personalization opportunity: Offered at an accessible entry-level price of €150,000, this fixer-upper gives buyers an ideal canvas to completely renovate and stamp their unique style on the interior.
  • Bright interior layout: Despite its compact cottage footprint, the home features well-lit spaces that feel welcoming and offer a surprisingly open flow from the moment you step inside.
  • Accessible bathroom facilities: A large, functional main bathroom is already in place off the rear hallway, featuring a fitted shower, wash hand basin, and toilet for immediate convenience.
  • Dedicated utility hallway: The rear hallway incorporates a built-in hotpress and direct access points, helping to separate the living zones from practical utility storage and hot water management.
  • Stable asking price: The recorded asking price has remained firmly at €150,000 without fluctuations, indicating a straightforward pricing strategy and a realistic seller stance in the current market.
  • Manageable bedroom count: The two well-proportioned bedrooms offer an efficient layout suitable for a couple, a single occupant, or a small household seeking a low-maintenance rural base.
  • Kells proximity: The nearby Kells south exit on the M3 is only about 10 kilometers away, ensuring rapid connection points to major national transport corridors and regional hubs.
  • Development upside: Combining an affordable initial investment with a substantial plot size, the asset holds strong potential for long-term capital appreciation following comprehensive modernization and upgrading work.

But keep in mind:

  • Missing BER rating: The Building Energy Rating has not been provided, meaning buyers must arrange an independent assessment to understand the thermal performance and potential retrofit costs.
  • Unknown floor area: The exact square footage is not specified in the listing details, requiring physical measurement to accurately calculate per-square-meter renovation expenses and heating requirements.
  • Undefined property type: The exact legal classification and official property category are omitted, requiring your solicitor to verify land registry titles and local zoning designations prior to purchase.
  • Extensive renovation required: As a traditional cottage with original features, the property will likely demand a comprehensive and costly modernization program covering plumbing, wiring, insulation, and damp proofing.
  • Planning permission uncertainty: While the site offers scope to extend, any future architectural expansion remains strictly subject to securing local authority planning permission, which is never guaranteed.
  • Private septic tank status: Rural properties in this area typically rely on private wastewater treatment systems, so buyers must inspect the condition and regulatory compliance of any existing septic tank.
  • Private water supply check: It is essential to verify whether the cottage connects to a public mains water supply or relies on a private well, which would require quality testing.
  • Heating system condition: The presence of an original vintage cooker suggests traditional heating methods may be outdated, necessitating a full upgrade to modern central heating and insulation standards.
  • Structural damp risk: Older stone cottages frequently suffer from rising damp and lack proper damp-proof courses, making a pre-purchase structural survey by a qualified engineer highly advisable.
  • Roof and timber inspection: The condition of the roof timbers, slates, and ceiling structures should be thoroughly checked for woodworm, rot, or sagging before committing to a binding offer.
  • Electrical compliance check: Older rural homes often retain antiquated wiring systems that fail current safety codes, meaning a full professional electrical rewiring is likely required.
  • Window and door efficiency: Single-glazed or older windows may be present, which would require replacement with modern double or triple glazing to achieve acceptable energy efficiency levels.
  • Outbuilding structural condition: The stone-built rear shed should be inspected for masonry cracks, roof integrity, and damp ingress to determine whether it requires structural remediation.
  • Boundary fence verification: Buyers should review title maps carefully with their legal representative to confirm that all physical hedge lines and walls accurately match the legal folio boundaries.
  • Road access and safety: Situated on a rural route, buyers should evaluate vehicular sightlines and traffic speeds when entering and exiting the property from the front gateway.
  • Local service capacity: Being in a rural Clonmellon setting means local infrastructure like broadband speeds and mobile reception should be independently tested before finalizing the purchase.
  • Historical renovation costs: Renovating older character cottages frequently uncovers hidden structural issues that can significantly exceed initial budget estimates during the construction phase.
  • Future maintenance demands: Mature trees near the house can drop leaves into gutters, block drains, or pose root intrusion risks to foundations, requiring ongoing arboricultural management.
  • Financing complexities: Lenders can sometimes hesitate to provide standard mortgages on properties requiring extensive structural renovation, potentially necessitating specialist refurbishment loan products.
  • Resale liquidity limits: As a niche two-bedroom rural fixer-upper, future resale potential may appeal primarily to specific buyer segments rather than the broader general housing market.

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 undervalued compared with the available evidence.
  • The asking price of one hundred fifty thousand euros appears moderately undervalued relative to regional rural residential benchmarks due to the inclusion of a half acre site and potential for expansion. This initial assessment reflects attractive entry-level pricing designed to stimulate competitive interest.
  • Valuation signals indicate strong appeal for DIY enthusiasts and downsizers seeking rural character, though the lack of a BER rating and unknown floor area introduce uncertainty regarding necessary upgrade costs and overall energy efficiency standards.
  • Support for this price point is reinforced by proximity to regional transport corridors and commuter routes, while factors that could undermine the asking figure include hidden structural renovation requirements typical of older rural cottages.
  • Relevant market dynamics suggest that properties offering development potential with established gardens frequently attract competitive bidding above initial list prices, especially given limited housing stock in comparable rural border locations.

Build Analysis

What we know from similar construction types

  • The property is described as a charming two-bedroom traditional cottage featuring original elements such as an original cooker and elevated ceilings in the kitchen.
  • Given the nature of older rural cottages, a buyer should investigate the structural integrity, damp levels, roof condition, and the adequacy of existing plumbing and electrical systems.
  • The listing notes potential to extend the property subject to planning permission, and buyers should verify local planning policies and restrictions regarding extensions on this site.
  • The house sits on approximately 0.568 of an acre with a stone-built shed to the rear, which should be inspected for its condition and suitability for storage or future use.

Retrofit Cost*

Possible renovating / insulating expenditure

  • The BER rating is not provided in the listing details, but given the description as an older traditional cottage with original features, it is likely to fall into the D to G energy rating bracket.
  • A comprehensive deep retrofit for a property of this type and age would typically require significant investment, including external wall insulation, upgraded windows and doors, roof insulation, and the installation of a modern heating system such as a heat pump.
  • Estimated costs for a full deep retrofit on a small cottage generally range from EUR 30,000 to EUR 50,000 or more, depending on the baseline energy efficiency and the extent of works required to bring it to a modern standard.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost: approximately 1,200 euro to 1,800 euro.
  • Explanation: Since the BER rating is not provided and the cottage features original elements like an old cooker, energy efficiency may be lower than modern builds, potentially leading to higher solid fuel or oil heating requirements until insulation or heating systems are upgraded.

Pollution Safe

9/10

Environmental situation to investigate

  • The property is located in a quiet rural setting in Rathbrack, Clonmellon, appearing well removed from major heavy industrial zones, large commercial landfills, or active waste incinerators.
  • Any potential minor localized agricultural or domestic environmental concerns should be verified by the buyer as part of standard pre-purchase due diligence.

Flood Safe

8/10

Water overflow reports to follow up

  • The cottage sits on an elevated rural site of approximately 0.568 of an acre with mature boundaries, suggesting a generally low apparent risk of surface water flooding.
  • Buyers should consult local flood maps and carry out environmental searches to confirm historical drainage patterns across the wider townland.

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 Clonmellon area

  • MAIN STREET, CLONMELLON, COUNTY WESTMEATH

    Sale date
    Declared sale price
    €270,000.00

  • 10 KILSKYRE ROAD, CLONMELLON, NAVAN

    Sale date
    Declared sale price
    €100,000.00

  • 6 WOODVILLE PLACE, CLONMELLON, WESTMEATH

    Sale date
    Declared sale price
    €300,000.00

  • MAIN STREET, CLONMELLON, COUNTY WESTMEATH

    Sale date
    Declared sale price
    €96,000.00

  • 6 CARRAIG MHOR, CLONMELLON, WESTMEATH

    Sale date
    Declared sale price
    €365,000.00

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: €1,500 — 1% of €150,000.
    ?
    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: approximately 1,500 euro to 3,000 euro plus VAT and outlays.
  • Land registration fees: approximately 400 euro to 800 euro depending on the registration type and property value.
  • Property valuation fees: approximately 150 euro to 250 euro for a standard mortgage valuation.
  • Surveyor fees: approximately 400 euro to 800 euro for a structural survey on a two-bedroom cottage.
  • Annual home insurance: approximately 350 euro to 650 euro depending on the level of coverage and property specifics.

Forum Talk

What people are saying about this area

  • Locals in the Clonmellon and surrounding Westmeath/Meath border areas frequently discuss the charm of rural cottage living and the growing interest from buyers seeking renovation projects.
  • Community discussions often highlight the convenience of the N52 for accessing Mullingar and the proximity of the M3 motorway for commuters heading towards Dublin.
  • Residents on local forums note that rural properties with sizeable plots, such as half-acre sites, are increasingly sought after for potential extensions subject to planning permission.
  • General local commentary often points to the peaceful rural environment while emphasizing the need for private transport given the rural setting.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The property offers about half an acre of outdoor space, which gives children plenty of room to play, but the two-bedroom layout is compact and requires modernization or extension to comfortably accommodate a growing family.

    5/10
  • Teenagers

    With only two bedrooms and a single bathroom, space is limited for teenagers who typically require more privacy and independent living areas.

    4/10
  • Multi-generational Living

    The small footprint of a two-bedroom cottage lacks the separate living quarters or sufficient square footage needed to support multi-generational living without substantial extension.

    2/10
  • Single Buyers

    This charming cottage offers an affordable entry point at €150,000 for single buyers looking for a project home with great potential to put their own stamp on it.

    8/10
  • Couples

    An appealing option for couples wanting a rural lifestyle project, though the home requires renovation and upgrading to reach its full potential.

    7/10
  • Empty Nesters

    Single-level cottage living appeals to empty nesters looking to downsize, but the need for renovations and property maintenance should be taken into account.

    6/10
  • Retirees

    The single-storey layout is convenient for ageing in place, though prospective buyers should verify the suitability of the bathroom and overall condition for long-term accessibility.

    6/10

Work

3 areas
  • Remote Working

    The quiet rural setting is ideal for remote working, though buyers should verify the availability and speed of local broadband connectivity.

    7/10
  • Hybrid Commuting

    Benefiting from proximity to the M3 motorway via the Kells south exit, the location allows for hybrid commuting access to Navan, Blanchardstown, and Dublin.

    6/10
  • Retired

    The peaceful countryside setting and manageable cottage footprint make it an attractive retreat for retirees.

    8/10

Practical

8 areas
  • Ageing in Place

    The single-level cottage structure avoids stairs, but buyers should investigate if modifications are needed for long-term accessibility.

    7/10
  • Low Maintenance

    While the footprint is small, the presence of original features and a half-acre garden means ongoing upkeep and renovation work will be required.

    5/10
  • Secure Gated Entry

    The property features front walls, pillars, and a gate providing a degree of privacy and boundary definition.

    6/10
  • Minimalist Design

    The cottage features traditional rustic charm rather than sleek minimalism, though its simple layout lends itself to clean interior styling.

    6/10
  • Flexible Floor Plans

    The layout includes elevated ceilings in the kitchen and potential for extension subject to planning permission, offering flexibility for future reconfiguration.

    6/10
  • Heritage Home

    Boasting many original features inside and out, including an original cooker serving as a timeless anchor of rural character.

    8/10
  • Ecological Setup

    The mature trees, hedging, and half-acre plot provide a natural setting, though energy efficiency and BER ratings should be investigated.

    5/10
  • Outdoor areas

    Sits on approximately 0.57 acres with mature trees, a stone-built shed with a tilt door for storage, and gated side access.

    8/10

Interests

9 areas
  • Gardening

    The approximately 0.568-acre site featuring mature trees and hedging boundary provides an exceptional canvas for gardening enthusiasts.

    9/10
  • Walking

    The surrounding rural roads offer pleasant environments for casual walking and enjoying the countryside.

    7/10
  • Gym

    There are no gyms within immediate walking distance, requiring travel to nearby towns for dedicated fitness facilities.

    2/10
  • Cycling

    Rural country roads provide cycling routes, though caution is required due to the lack of dedicated cycle lanes.

    6/10
  • Golf

    Golf courses can be found within reasonable driving distance in the wider Westmeath and Meath region.

    5/10
  • Fishing

    Inland angling opportunities exist in the wider region, though buyers should verify the proximity of specific fishing rivers or lakes.

    4/10
  • Horse Riding

    The rural setting with a half-acre plot and nearby country lanes may suit equestrian enthusiasts, subject to local stable availability.

    5/10
  • Water Sports

    The inland location lacks proximity to major water sports facilities.

    1/10
  • Entertaining

    The generous outdoor space allows for warm-weather entertaining, but the indoor kitchen and living areas are compact until extended.

    5/10

Lifestyle

5 areas
  • Quiet Living

    Nestled on a spacious site in Rathbrack, Clonmellon, the property offers a peaceful rural setting surrounded by mature trees and hedging.

    9/10
  • Rural Living

    Set on approximately 0.57 acres in a countryside location, this property delivers a quintessential rural lifestyle experience.

    9/10
  • Village Living

    Located near Clonmellon, the property provides access to local village amenities while retaining a private countryside feel.

    6/10
  • Coastal Living

    The inland location in County Westmeath offers no proximity to the coast.

    1/10
  • Urban Living

    Situated in a rural area far from major urban centers, though regional towns remain accessible via nearby road links.

    2/10

Social

6 areas
  • Community Involvement

    Proximity to Clonmellon offers opportunities to engage with local community groups and village life.

    6/10
  • Café Culture

    Café options are limited in the immediate vicinity, requiring trips into nearby towns for a wider selection.

    3/10
  • Nightlife

    The rural location offers minimal nightlife, which is typical for the countryside outside village centers.

    2/10
  • Health/Wellness groups

    Local wellness groups are likely centered in nearby larger towns rather than immediate walking distance.

    4/10
  • Networking Opportunities

    Networking opportunities locally are sparse, requiring travel toward Dublin or major employment hubs.

    2/10
  • Tech-Hub Connectivity

    The property is located in a rural setting far from major physical tech hubs, though remote connectivity can be investigated.

    2/10

Listing information

Agent
Alliance Auctioneers
Phone
01 803 0750 / 046 924 0008
Current status
active
Published on HouseDelve
25 October 2026
Correction
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Property reference: HD-093D81HouseDelve · 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.