
Teach Duinn Shleibhe, Adamstown, Geoghegan, WestmeathN91A6X2
€595,000
3 Bed~1 Bath~93 m²
What you'll like:
- Historic Thatched Cottage: Built around 1820, this beautifully restored stone residence retains authentic architectural elements like traditional flagstone floors and wood-paneled ceilings, offering buyers rare historic charm.
- Seventeen Acre Woodland: The property includes approximately seventeen acres of mature forestry planted roughly twenty years ago with alder and beech trees, providing complete privacy and a natural haven.
- Quiet Cul De Sac: Tucked away at the end of a peaceful rural country road, the home ensures an exceptionally tranquil environment free from through traffic and urban noise.
- Strategic Location: Situated just one kilometer from Castletown Geoghegan village, twelve minutes from Mullingar, and five minutes from the M6 motorway, balancing deep rural seclusion with great accessibility.
- Traditional Stone Outbuildings: Features an extensive collection of stone buildings including former stables, cow byres, a workshop, and a pump house, offering remarkable versatility for various hobby interests.
- Equestrian Potential: The substantial acreage and traditional outbuildings provide fantastic infrastructure for horse owners or hobby farmers looking to establish private grazing and stable facilities.
- Solid Fuel Stove: The large open plan sitting room boasts an inviting solid fuel wood-burning stove, creating a wonderful focal point and a cozy atmosphere during cooler months.
- Charming Stable Door: A traditional stable-style front door enhances the historic aesthetic of the cottage while allowing fresh countryside air to circulate through the main living space.
- Character Bedrooms: Three charming first-floor dormer bedrooms feature delightful elevated views over the surrounding countryside and mature woodlands, providing restful private retreats for family members.
- Ground Floor Shower: Includes a convenient ground floor bathroom fitted with a raised bath and a separate shower cubicle, ensuring practical daily living arrangements without climbing stairs.
- Utility Room Provision: A dedicated utility room with flagstone flooring and built-in shelving provides a practical space for laundry and muddy boots after walks in the private woods.
- Oil Fired Heating: Equipped with an oil-fired central heating system housed in the dedicated pump house, ensuring reliable warmth throughout the cottage alongside the main living area stove.
- Abundant Wildlife: The mature forest setting acts as a natural sanctuary rich in local wildlife, offering endless opportunities for nature observation and outdoor recreation right outside your door.
- Outdoor Lifestyle Appeal: Ideal for artists, craftspeople, or nature lovers seeking a serene retreat where they can pursue creative projects or enjoy woodland walks in total privacy.
- Greenway Proximity: Close proximity to the Mullingar to Athlone Greenway offers wonderful cycling and walking amenities for active buyers who enjoy exploring local scenic routes.
- Nearby Lakes: Situated close to scenic regional lakes including Lough Ennell and Lough Owel, providing exceptional opportunities for fishing, water sports, and weekend leisure activities.
- Commuter Accessibility: The nearby M6 motorway ensures that Dublin remains within a comfortable commuting distance, making this a viable base for hybrid workers or weekend country home seekers.
- Local Village Amenities: Being just one kilometer from Castletown Geoghegan grants easy access to a welcoming local community and a respected primary school for families with young children.
- Extensive Parking: The property provides ample parking space around the traditional stone outbuildings, easily accommodating multiple vehicles for family, guests, or incoming delivery vans.
- Unreplicable Offering: Properties combining a historic thatched cottage with substantial private woodland and historic stone outbuildings are exceptionally rare, making this a truly unique market opportunity.
But keep in mind:
- Unspecified BER Rating: The energy rating is not provided in the listing details, meaning buyers must arrange a professional assessment to understand potential heating efficiency and insulation upgrade requirements.
- Conservation Considerations: Owning a historic thatched roof cottage often involves specialized maintenance, higher insurance costs, and potential restrictions on exterior modifications due to heritage preservation best practices.
- Private Well System: The property relies on a private well located in the pump house, requiring buyers to independently test water quality and inspect pump equipment for reliability and safety.
- Private Septic Tank: Wastewater management depends on a private septic tank system, which requires a specialist inspection to verify regulatory compliance, capacity, and current structural integrity.
- Low Bathroom Count: With only one bathroom serving the three upstairs bedrooms, growing families may experience morning congestion and might wish to explore adding a second washroom.
- Sloping Ceiling Restrictions: The first-floor dormer bedrooms feature sloping wood-paneled ceilings, which can limit furniture placement options and reduce usable floor space for tall wardrobes.
- Agricultural Outbuilding Condition: The traditional stone outbuildings are historic structures that may require significant damp proofing, roof repairs, or electrical rewiring to suit modern workshop or storage uses.
- Forestry Management Obligations: Owning seventeen acres of mature woodland may entail ongoing forestry management responsibilities, including tree health monitoring, boundary upkeep, and potential storm damage clearance.
- Remote Access Maintenance: The property sits at the end of a quiet rural cul-de-sac, meaning buyers should investigate local council responsibilities for road surface upkeep and winter gritting.
- Thatch Fire Insurance: Securing buildings insurance for a thatched roof property can be more complex and costly, requiring specialized policy underwriting that buyers should verify in advance.
- Limited Built-in Storage: Aside from under-stair storage and a hot press, bedroom storage is modest, potentially requiring investment in freestanding wardrobes for all three upstairs sleeping areas.
- Rural Connectivity Checks: Buyers working from home should verify broadband availability and connection speeds at this rural location to ensure it supports remote employment requirements.
- Heating Boiler Age: The oil-fired heating boiler is housed in an external pump house, and buyers should have a heating engineer inspect its operational lifespan and efficiency.
- Pest and Damp Risks: Historic stone cottages surrounded by dense woodland can be prone to dampness or timber pests, making a thorough structural damp and timber survey essential.
- Restricted Public Transport: The rural cul-de-sac setting lacks immediate public transport links, meaning residents will rely entirely on private vehicles for daily errands and commuting.
- Upstairs Flooring Updates: While newer laminate flooring has been installed on the landing and bedrooms, buyers should inspect the underlying structural joists for any historic deflection or squeaking.
- Expansion Planning Hurdles: Planning permission for extensions or significant alterations to a historic thatched property near woodland may face strict local authority design and environmental reviews.
- Perimeter Boundary Verification: With seventeen irregular acres of woodland, buyers should commission a professional land survey to accurately verify fence lines, access tracks, and exact folio boundaries.
- Future Thatch Replacement: Thatch roofs require periodic ridge repairs and eventual complete re-thatched intervals, representing a substantial long-term capital expenditure that buyers must budget for.
- Local Development Restrictions: Rural planning guidelines in County Westmeath often restrict new residential development in scenic areas, limiting opportunities for additional buildings on the land.
Price positioning
?
- The asking price appears somewhat overvalued because the property features a niche historical dwelling type accompanied by extensive acreage, which typically commands a substantial lifestyle premium compared to standard residential transactions in the surrounding area.
- Upward valuation signals stem from the inclusion of seventeen acres of mature woodland, traditional stone outbuildings with versatile potential, and convenient access to regional transport links, enhancing the overall appeal for specialized buyers.
- Potential factors that could undermine this pricing level include the relatively modest internal floor area and single bathroom configuration of the main cottage, which may limit practical everyday comfort for modern family living requirements.
- Conversely, supporting factors involve the rare combination of complete privacy, historical character features, and proximity to local amenities, creating a uniquely positioned rural retreat that attracts niche market interest despite limited direct comparables.
Build Analysis
What we know from similar construction types
- The property is a restored stone thatched cottage dating back to approximately 1820, which means a buyer should investigate the condition, maintenance history, and insurance implications of the thatched roof.
- Traditional features include flagstone flooring, wood-paneled ceilings, and solid fuel heating, but a structural survey should be conducted to check for dampness, timber decay, and stone wall integrity.
- The property relies on a private well and septic tank, so a buyer should verify their compliance, capacity, and overall operational condition.
- There is an extensive collection of traditional stone outbuildings including former stables, cow byres, and a workshop, which may require significant maintenance and should be inspected for structural soundness.
- The BER rating is not provided in the listing, meaning energy efficiency and insulation standards should be thoroughly assessed.
Retrofit Cost*
Possible renovating / insulating expenditure
- Because the property is a historic thatched cottage dating from c.1820 with an unverified BER rating and traditional stone construction, a deep retrofit could be complex and costly, potentially ranging from 40,000 to 80,000 euros or more.
- Specialist conservation methods are required for older thatched and stone-built properties to upgrade insulation and heating systems without trapping moisture or damaging historic character features.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately €1,800 to €2,500.
- The property features an oil-fired central heating system and a solid fuel stove. Given the 93 m² floor area of a historic detached stone cottage, energy efficiency may be lower than modern builds, meaning costs will vary significantly depending on the price of heating oil, firewood, and personal usage habits.
Pollution Safe
9/10Environmental situation to investigate
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 estate
No verified results were found for this group in the previous five years.
Recent sales in the wider Geoghegan area
KEELBEG, CASTLETOWN, GEOGHEGAN
- Sale date
- Declared sale price
- €435,000.00
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 €59,500 based on the asking price of €595,000 for residential property under standard rates.
- Solicitor legal fees: roughly €1,500 to €3,000 plus VAT and outlays.
- Land registration fees: approximately €600 to €800 depending on the property value and mapping requirements.
- Property valuation fees: around €150 to €300.
- Surveyor fees: approximately €500 to €1,200 depending on the scope of the inspection for a historic thatched cottage.
- Annual home insurance: estimated between €600 and €1,200 per year, noting that thatched roof properties may require specialist coverage.
Forum Talk
What people are saying about this area
- Local residents frequently highlight the charm and peaceful nature of the rural community near Castletown Geoghegan.
- Community discussions often emphasize the desirability of proximity to Mullingar while maintaining a secluded countryside lifestyle.
- Local forums note the recreational benefits of nearby amenities such as the Mullingar-Athlone Greenway and local lakes.
- Discussions regarding rural properties in Westmeath often touch upon the importance of maintaining private wells and septic systems.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The home has three bedrooms and 17 acres of private woodland for children to explore safely, though buyers should verify safety features and maintenance requirements for a historic thatched property with a private well and septic tank.
- Teenagers6/10
Offers great independent outdoor space and privacy at the end of a cul-de-sac, though the rural location 12 minutes from Mullingar means teenagers will rely on transport for social activities.
- Multi-generational Living4/10
With 93 square metres of floor area across three bedrooms and one bathroom, the historic cottage layout lacks the sprawling footprint or self-contained annexes typically needed for multi-generational comfort.
- Single Buyers5/10
An incredible lifestyle property on 17 acres, though single buyers should consider the substantial upkeep required for managing historical elements, extensive outbuildings, and private woodland.
- Couples9/10
An idyllic and romantic country retreat offering complete privacy, character flagstone flooring, a wood-burning stove, and extensive woodland just 5 minutes from the M6 motorway.
- Empty Nesters8/10
A peaceful rural haven ideal for downsizers wanting a character home with garden and woodland space, though maintaining a 19th-century thatched cottage requires ongoing dedication.
- Retirees7/10
Provides single-level ground floor living including a sitting room, kitchen, utility, and ground floor bathroom, though the stairs lead to three first-floor bedrooms and exterior upkeep on 17 acres is demanding.
Work
3 areas- Remote Working7/10
Provides a peaceful, inspiring woodland environment ideal for home-working, though buyers should verify local broadband speeds and connectivity options.
- Hybrid Commuting7/10
Conveniently located just 5 minutes from the M6 motorway, facilitating comfortable driving access to Dublin and regional employment hubs.
- Retired8/10
An idyllic, peaceful retirement sanctuary with ground-floor conveniences, though property maintenance across 17 acres should be factored in.
Practical
8 areas- Ageing in Place6/10
Features a ground floor bedroom/living arrangement, utility, and ground floor bathroom, though the historic layout and large grounds may present long-term accessibility challenges.
- Low Maintenance2/10
A historic c.1820 thatched cottage combined with 17 acres of mature woodland and traditional stone outbuildings requires dedicated, ongoing maintenance.
- Secure Gated Entry7/10
Benefits from a private end-of-road cul-de-sac setting and a gated entrance, offering excellent seclusion and privacy.
- Minimalist Design2/10
Maximal character features define this home, including traditional flagstone flooring, wood-paneled ceilings, historic stone walls, and a thatched roof.
- Flexible Floor Plans5/10
Charming cottage layout with open-plan living and three first-floor dormer bedrooms, though structural walls and historic fabric limit major reconfiguration.
- Heritage Home10/10
A truly unique, beautifully restored stone thatched cottage dating back to c.1820, retaining authentic period features throughout.
- Ecological Setup9/10
Surrounded by 17 acres of mature woodland planted with Alder and Beech trees, featuring a private well and septic tank.
- Outdoor areas10/10
An exceptional outdoor offering comprising mature gardens, extensive parking, traditional stone outbuildings, stables, and 17 acres of private forest.
Interests
9 areas- Gardening9/10
Features mature gardens, extensive grounds, and 17 acres of private woodland offering boundless potential for keen gardeners and horticulturists.
- Walking10/10
Includes private woodland trails planted with Alder and Beech trees, with nearby amenities like Lough Ennell and the Mullingar–Athlone Greenway.
- Gym3/10
There are no commercial fitness facilities on-site or in the immediate rural village, requiring travel to Mullingar for a traditional gym.
- Cycling8/10
Quiet country roads surround the property, and the nearby Mullingar–Athlone Greenway provides fantastic off-road cycling opportunities.
- Golf7/10
The midlands location offers reasonable access to regional golf courses and parkland clubs in County Westmeath.
- Fishing9/10
Proximity to major angling destinations including Lough Ennell, Lough Owel, Lough Derravaragh, and the River Brosna makes this an angler's paradise.
- Horse Riding9/10
Equipped with traditional stone stables, former cow byres, and 17 acres of land, making it exceptionally well-suited for equestrian pursuits subject to local setup.
- Water Sports8/10
Nearby lakes such as Lough Ennell and Lough Owel offer excellent settings for boating, kayaking, and open-water activities.
- Entertaining7/10
Charming open-plan living areas with original flagstone floors and a solid fuel stove, plus extensive grounds for outdoor gatherings, though the kitchen and single bathroom are compact.
Lifestyle
5 areas- Quiet Living10/10
Tucked away at the end of a quiet country cul-de-sac surrounded by 17 acres of secluded mature woodland, ensuring ultimate peace and seclusion.
- Rural Living10/10
Set on c.17 acres of private woodland and forestry in a picturesque County Westmeath setting, just 1km from Castletown Geoghegan village.
- Village Living8/10
Located just 1km from Castletown Geoghegan village, known for its welcoming community, local primary school, and traditional charm.
- Coastal Living1/10
This is an inland rural property located in County Westmeath with no proximity to the coast.
- Urban Living2/10
Situated in a rural cul-de-sac, far removed from urban centers, though Mullingar is reachable in about 12 minutes.
Social
6 areas- Community Involvement8/10
Castletown Geoghegan is renowned for its welcoming local community, active village life, and local school networks.
- Café Culture4/10
Very limited café options directly in the immediate rural village, requiring a short drive to Mullingar for a wider selection.
- Nightlife2/10
Extremely quiet rural setting with virtually no nightlife on the doorstep; evening entertainment requires traveling into Mullingar.
- Health/Wellness groups5/10
Local wellness and fitness groups can be found in nearby Mullingar, while the serene natural woodland setting naturally supports mental well-being.
- Networking Opportunities3/10
Highly secluded rural location with minimal local professional networking venues outside of nearby larger towns.
- Tech-Hub Connectivity3/10
Rural cul-de-sac location lacks dedicated local tech hubs, meaning remote workers will rely heavily on home internet setups.
Listing information
- Agent
- Property Partners McDonnell
- Phone
- 044 933 3333
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-9A2443HouseDelve · 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.