77 Meadowbrook, Tulsk, Co. Roscommon, F45 WD83

You can change a kitchen. You can't move a house to the first spot in the estate or give it a bigger back garden.

No. 77 has both. It's the first house you meet as you enter Meadowbrook and the last in its row, with a large private garden behind it. Inside, the layout earns its keep too.

As the first house on the way into Meadowbrook and the last in its row, it has a position that stands apart. Inside, there's a comfortable sitting room with a fireplace, while the kitchen opens into a spacious dining and living area at the back of the house. The patio doors bring the garden into view and make it easy to picture everyday life here: dinner at the table, people drifting in and out, and the back lawn getting plenty of use when the weather plays ball.

There's a separate utility room to keep the laundry out of sight. Upstairs are three bedrooms and the family bathroom. The main bedroom has a newly redone ensuite that feels like a real upgrade, with green marble effect tiling, a floating vanity, brass toned fittings and a walk-in shower.

The finish is warm and un fussy, with timber doors and floors adding character throughout.

The B energy rating deserves a headline of its own. It's a major advantage for buyers and may qualify the house for a green mortgage rate, subject to the lender's criteria. The house also has oil-fired central heating.

Out back, the large, private enclosed garden gives you room to make plans: space for children to play, a dog to run, or a garden that goes well beyond a patch of lawn.

Tulsk has its own village life, school and GAA club, plus the Rathcroghan Visitor Centre and café. Roscommon town, Boyle and Carrick-on-Shannon are all within a straightforward drive, giving you several directions to go for work, shopping or a change of scene.

A house with a good flow, a garden worth having and a spot in the estate that's entirely its own.