Villeneuve, 13 Roscommon Road, Athlone, Co. WestmeathN37R2X0
€335,000
4 Bed~2 Bath~138 m²~BER C
What you'll like:
- Spacious family accommodation: Extending to approximately 138 square metres, this four-bedroom semi-detached residence provides exceptionally well-balanced living areas that easily accommodate a growing family's daily spatial requirements.
- Prime residential location: Positioned on a mature and highly regarded road, the property sits within a short walk of the town centre and local amenities, ensuring strong long-term capital stability.
- Generous floor area: Offering 1,485 square feet of interior space, the rooms are bright and well-proportioned, delivering significantly more breathing room than typical terrace alternatives in the immediate vicinity.
- Dual aspect living room: The front living space benefits from multiple window exposures, flooding the room with natural light and featuring a functional fireplace that creates a cosy focal point.
- Versatile ground floor bedroom: A flexible fourth bedroom or home office on the ground floor provides excellent adaptability for modern hybrid working or accommodating guests with mobility needs.
- Cosy rear sitting room: Featuring a solid fuel stove and sliding doors opening onto the patio, this secondary reception space offers a delightful informal zone for relaxation and family gatherings.
- Seamless indoor outdoor flow: Sliding glass doors connect the rear sitting room directly to the cobble-lock patio, making alfresco dining and summer entertaining exceptionally convenient for residents.
- Extensive kitchen storage: The kitchen is fitted with an extensive range of floor and eye-level units accompanied by ample worktop space, ensuring efficient culinary organisation and meal preparation.
- Integrated modern appliances: The kitchen comes equipped with integrated appliances that streamline the aesthetic and eliminate immediate out-of-pocket setup costs for the incoming buyer.
- Convenient guest WC: Located on the ground floor near the entrance hallway, the guest water closet adds practical everyday convenience for family members and visiting guests alike.
- Upstairs laundry room: A dedicated laundry room positioned off the upper landing keeps noisy washing appliances away from main living zones and streamlines household chores.
- Charming Juliet balcony: The upstairs laundry room opens out to a distinctive Juliet-style balcony overlooking the front garden, adding a unique architectural touch and fresh air circulation.
- Three double bedrooms upstairs: The upper floor contains three well-proportioned double bedrooms, ensuring comfortable private sleeping quarters for family members without cramped single-room compromises.
- Enclosed rear garden: The fully enclosed rear outdoor space incorporates a patio, lawn, and mature hedging, providing a safe and secure environment for children and pets to play freely.
- Attractive off-street parking: The front driveway features mature planting and dedicated off-street parking facilities, ensuring vehicle security and ease of access directly from Roscommon Road.
- Valuable existing garage: An attached garage offers fantastic additional storage space and secure parking, protecting vehicles from weather elements or housing bulky recreational gear.
- Future extension potential: The garage and surrounding plot offer exciting potential for future structural expansion, allowing the buyer to scale the property subject to obtaining planning permission.
- Walkable educational facilities: Proximity to local national and secondary schools plus the Technological University of Shannon makes this address exceptionally appealing for academic staff and student renting.
- Pedestrian town access: Being within walking distance of shops, restaurants, cafes, and bars reduces daily reliance on automobiles and enhances overall urban lifestyle convenience.
- Stable asking price: Recorded asking price history indicates a firm holding at €335,000 without erratic fluctuations, suggesting a realistic vendor pricing strategy aligned with current local market conditions.
But keep in mind:
- C energy rating: The C BER rating indicates that thermal efficiency falls short of modern passive standards, meaning the buyer should budget for future upgrades to reduce heating bills.
- Oil fired central heating: Relying on oil-fired central heating rather than modern gas or heat pump systems requires manual fuel ordering and tank maintenance, which some buyers dislike.
- Potential retrofit costs: Upgrading the C-rated thermal envelope with enhanced attic insulation, double glazing improvements, or modern heating controls will require significant capital expenditure after purchase.
- Planning permission required: Any ambitious plans to convert or extend the existing garage space will require navigating local council planning regulations, adding time, cost, and uncertainty.
- Single family bathroom: With only one shared family bathroom servicing three upstairs double bedrooms, busy morning routines may create household bottlenecks that require careful scheduling.
- Aged decorative finish: The interior styling offers an opportunity for customisation, which implies that the buyer will likely need to invest in painting, flooring, and kitchen updates.
- Traffic noise exposure: Positioned on a mature and established road close to town, the property may experience noticeable vehicular traffic during peak morning and evening commuting hours.
- Boundary hedge maintenance: The mature hedging enclosing the rear garden and front boundary will require regular seasonal pruning and upkeep to maintain a neat appearance.
- Limited ground floor bathroom: The presence of a ground floor guest WC without a fully integrated downstairs shower room limits options for accessible ground-floor ensuite living.
- Roof and attic inspection needed: Prospective buyers should commission a thorough structural survey to verify the condition of the roof timbers, insulation depth, and overall attic ventilation.
- Electrical system verification: Given the mature nature of the road, the buyer should verify whether the electrical consumer unit and wiring meet current safety standards or need rewiring.
- Plumbing infrastructure check: Older property plumbing systems should be professionally inspected for potential pipe corrosion, water pressure consistency, and boiler efficiency before final contract signing.
- Surface water drainage: The buyer's surveyor should carefully evaluate the cobble-lock patio and garden grading to ensure proper surface water runoff away from the building foundations.
- Window seal integrity: Double-glazed windows should be checked for misting between panes or degraded seals, which can compromise insulation performance and require sash replacements.
- Appliance lifespan uncertainty: While appliances are integrated, their age and remaining operational lifespan are unverified, meaning unexpected replacement costs could arise shortly after moving in.
- Solid fuel stove compliance: The solid fuel stove in the sitting room should be inspected by a certified professional to ensure it complies with local building and environmental regulations.
- Boundary fence verification: Buyers should cross-reference the title deeds with the physical boundaries on-site to ensure no discrepancies exist regarding garden fencing or parking areas.
- Local parking congestion: While off-street parking is provided, visitors or multi-car households may find overflow street parking constrained along the main road during busy periods.
- Future development surround: The buyer should investigate local development plans in the surrounding neighbourhood to ensure unexpected commercial or high-density residential projects will not impact views.
- Negotiation leverage limits: Because the asking price has remained stable at €335,000 in a desirable location, the seller may hold a firm stance against aggressive below-market discount offers.
Price positioning
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- The asking price of €335,000 for this 138 square meter four-bedroom semi-detached residence appears moderately positioned relative to regional housing norms, balancing generous floor space with the moderate energy rating.
- Valuation signals include the desirable mature location within walking distance of the town center, off-street parking, an integrated garage offering potential, and a functional layout featuring multiple reception areas.
- Factors that could support this asking price include sustained buyer demand for well-located family homes in established areas, whereas potential modernization requirements and a C energy rating might temper aggressive competitive bidding.
- The asking price has remained stable at €335,000 without recorded reductions since tracking began, suggesting a firm vendor stance and confidence in prevailing local market conditions for properties of this type.
Build Analysis
What we know from similar construction types
- The property is a mature four-bedroom semi-detached family home extending to approximately 138 square metres, featuring a dual-aspect living room, kitchen/dining area, separate sitting room, and an existing garage.
- The listing notes an existing garage with potential for various uses or to extend, which a buyer should verify regarding planning permission and compliance.
- Oil-fired central heating is installed, and a buyer should inspect the age and efficiency of the boiler and heating system.
- Features include a laundry room with a Juliet-style balcony and a solid fuel stove in the sitting room, which should be checked for proper installation and ventilation.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 1,800 euro to 2,400 euro.
- Explanation: Based on the 138 square meter floor area and a C BER rating, the property utilizes oil-fired central heating alongside a solid fuel stove. Actual costs will vary depending on individual usage patterns, fuel price fluctuations, and local weather conditions.
Pollution Safe
8/10Environmental situation to investigate
- The property is situated in an established urban residential setting well away from heavy industrial zones or large-scale waste facilities.
- No notable legacy industrial pollution or active landfill concerns are documented for this immediate neighborhood, though standard environmental due diligence is advised.
Flood Safe
7/10Water 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 Athlone area
No verified results were found for this group in the previous five years.
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: €3,350 — 1% of €335,000.
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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: approximately 1,500 euro to 3,000 euro plus VAT and outlays.
- Land registration fees: approximately 400 euro to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 euro to 300 euro for a standard mortgage valuation.
- Surveyor fees: approximately 500 euro to 1,200 euro depending on the level of detail required for a structural survey.
- Annual home insurance: approximately 350 euro to 700 euro depending on the level of cover and policy inclusions.
Forum Talk
What people are saying about this area
- Local residents frequently highlight Roscommon Road in Athlone as a highly desirable and mature residential location due to its proximity to the town centre.
- Community discussions often emphasize the convenience of walking to local schools, amenities, and the Technological University of Shannon from this area.
- Property owners in the locality note that mature semi-detached homes with garages offer strong potential for modernization and future extension, subject to planning.
- Traffic management and peak-time commuting near the regional approaches to Athlone are common topics of conversation among local motorists.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features four bedrooms and a fully enclosed rear garden with a lawn area, making it a wonderful and safe environment for young children. Its location within walking distance of both national and secondary schools adds strong practical appeal for families.
- Teenagers8/10
With four bedrooms and an additional versatile fourth bedroom or home office, there is plenty of individual space for growing teenagers. Proximity to local amenities and the town centre also offers independence and convenience for older children.
- Multi-generational Living6/10
The 138 square metre floor area and existing garage provide good overall space, though the semi-detached layout might require some adaptation to comfortably accommodate multiple generations under one roof.
- Single Buyers7/10
The asking price of €335,000 for a four-bedroom home offers substantial space, though single buyers might find the floor area larger than strictly necessary unless they plan to work from home or host guests frequently.
- Couples9/10
This home offers an ideal layout for couples looking to settle down or expand their living space over time. The dual-aspect living room and open-plan kitchen and dining area provide fantastic spaces for daily life and entertaining.
- Empty Nesters7/10
While the four bedrooms offer plenty of room for visiting family, the house might feel larger than needed for empty nesters. However, the manageable enclosed garden and proximity to town amenities provide great convenience.
- Retirees7/10
The property's walking distance to the town centre and healthcare amenities supports comfortable retirement living. Buyers should verify if any internal modifications would be needed for long-term accessibility since it is a multi-story home.
Work
3 areas- Remote Working9/10
The inclusion of a versatile fourth bedroom or home office provides an excellent, dedicated space for remote working professionals.
- Hybrid Commuting8/10
The property is within walking distance of public transport links and offers convenient access to major regional routes, supporting flexible hybrid commuting schedules.
- Retired8/10
The home is well-positioned for retirees who want proximity to town services, medical facilities, and community amenities while maintaining a private residential retreat.
Practical
8 areas- Ageing in Place6/10
The property offers a manageable footprint and enclosed garden, though buyers should evaluate the multi-level layout for long-term mobility needs.
- Low Maintenance7/10
The enclosed rear garden features a cobble-lock patio and structured lawn with hedging, minimizing heavy ongoing garden maintenance.
- Secure Gated Entry2/10
The property features open off-street parking and a standard residential approach rather than a secure gated entry system.
- Minimalist Design5/10
The home features a traditional semi-detached layout with separate rooms, though flexible spaces allow for clean interior styling.
- Flexible Floor Plans8/10
The inclusion of a versatile fourth bedroom/home office, a separate sitting room with a solid fuel stove, and an existing garage offers exceptional flexibility for reconfiguration.
- Heritage Home3/10
This is a standard mature suburban semi-detached family residence rather than a protected historic or heritage property.
- Ecological Setup5/10
The property features oil-fired central heating and a C BER rating, meaning buyers might want to investigate future energy-efficiency upgrades.
- Outdoor areas8/10
The property boasts an attractive front garden with off-street parking, a garage for extra storage, and an enclosed rear garden with a cobble-lock patio and lawn.
Interests
9 areas- Gardening7/10
The property includes a front garden with mature planting and an enclosed rear garden featuring a lawn area and hedging, offering a great canvas for gardening enthusiasts.
- Walking9/10
The short walking distance to the town centre, local schools, and amenities makes this an exceptionally convenient location for those who enjoy walking as part of their daily routine.
- Gym7/10
The proximity to Athlone town centre ensures easy access to local fitness facilities and wellness clubs.
- Cycling7/10
The established suburban roads provide straightforward cycling routes into the town centre and surrounding educational and recreational areas.
- Golf6/10
Athlone features local golfing facilities within a reasonable driving distance, making this a suitable base for golf enthusiasts.
- Fishing6/10
Athlone is well-known for its proximity to the River Shannon and nearby lakes, offering good opportunities for fishing enthusiasts to explore local waterways.
- Horse Riding4/10
While equestrian facilities can be found in the broader County Westmeath countryside, they are less integrated into the immediate suburban setting.
- Water Sports6/10
The town's location along the River Shannon provides accessibility to various water-based activities and boating communities.
- Entertaining9/10
The bright kitchen and dining area features sliding doors that open directly onto a rear cobble-lock patio, seamlessly connecting indoor and outdoor spaces for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Positioned on a mature and highly regarded residential road in Athlone, the property offers a generally peaceful setting while remaining closely connected to urban conveniences.
- Rural Living3/10
This is an established suburban residential road close to the town centre rather than a rural location, offering immediate access to urban amenities instead of countryside seclusion.
- Village Living6/10
The property captures a community-focused neighbourhood feel while benefiting from being a short walk from the wider town centre and its amenities.
- Coastal Living1/10
The property is located inland in Athlone, County Westmeath, and offers no proximity to coastal environments.
- Urban Living8/10
Being located a short walk from Athlone town centre provides fantastic access to shops, restaurants, cafes, bars, and the Technological University of Shannon.
Social
6 areas- Community Involvement8/10
Situated on a mature and established residential road, the property benefits from a strong sense of community and active neighbourhood engagement.
- Café Culture8/10
Being a short walk from Athlone town centre places a wide array of local cafes, bars, and restaurants right on the doorstep.
- Nightlife7/10
The town centre location provides easy access to local pubs, restaurants, and evening entertainment options.
- Health/Wellness groups7/10
Proximity to the town centre allows for convenient participation in local health and wellness groups, fitness classes, and community clubs.
- Networking Opportunities7/10
Proximity to the Technological University of Shannon and the town centre provides good avenues for professional and social networking.
- Tech-Hub Connectivity6/10
While general broadband availability is standard for the area, buyers should verify specific internet speeds to ensure robust connectivity for tech-focused work.
Listing information
- Agent
- Sherry FitzGerald Quain
- Phone
- 090 647 5500
- Current status
- active
- Published on HouseDelve
- 20 October 2026
- Correction
- Report an issue
HD-70B9AAHouseDelve · 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.