1 Spire View, Patrick Street, Mountrath, LaoisR32PK13
€265,000
3 Bed~2 Bath~94 m²~BER C3
What you'll like:
- Town centre location: The property is positioned within easy walking distance of Mountrath town centre, ensuring daily local shops, cafés, schools, and services remain conveniently close at hand for residents.
- Vacant immediate occupancy: The home is presented in excellent condition throughout and is currently vacant, allowing for a swift purchase process without delays from an ongoing chain or sitting tenants.
- Generous floor area: Spanning ninety-four square metres, the accommodation provides well-proportioned rooms that comfortably accommodate modern family living requirements and practical furniture arrangements.
- Three bedrooms included: The upper floor features three proper bedrooms, ensuring adequate personal space for family members, guests, or a dedicated home office setup.
- Built-in wardrobe storage: All three bedrooms benefit from fitted wardrobes, providing valuable pre-installed storage solutions that save buyers immediate furniture expenditure and floor space.
- End-of-terrace advantages: Being an end-of-terrace dwelling, the property benefits from enhanced natural light, extra privacy, and less shared party wall exposure compared to mid-terrace alternatives.
- Gated side access: Convenient side access links the front of the property directly to the rear garden, allowing for easy movement of bicycles, bins, and garden equipment without entering the house.
- Massive rear garden: The substantial private rear garden measures approximately forty metres by three and a half metres, offering an impressive footprint of outdoor space rarely found in town properties.
- Outdoor storage shed: A dedicated fuel store situated on the grounds provides secure external storage space for solid fuels, tools, and general outdoor equipment.
- Dual-aspect kitchen diner: The kitchen and dining room features a dual-aspect layout, welcoming abundant natural daylight throughout different times of the day to enhance the cooking environment.
- Comfortable sitting room: The spacious sitting room includes patio doors that connect the interior living space directly to the outdoor patio and garden areas.
- Open fireplace feature: The sitting room contains a traditional open fireplace, creating a warm and cosy focal point during colder winter evenings.
- Downstairs guest toilet: The inclusion of a convenient ground-floor water closet saves guests and occupants from having to use upper-floor bathroom facilities during daytime hours.
- Commuter accessibility: The location offers convenient access to local public transport links, facilitating straightforward journeys to surrounding regional employment hubs and commercial centres.
- Motorway proximity: The nearby M7 motorway provides direct road connectivity towards both Dublin and Limerick, making this an appealing base for regular regional commuters.
- Established residential setting: Situated in a mature and established neighbourhood constructed around 1998, the area benefits from settled surroundings and an established community feel.
- First-time buyer appeal: With its manageable scale, competitive price point, and turnkey presentation, the property represents an ideal starter home for entering the property market.
- Investment potential: The strong rental demand in provincial towns coupled with vacant possession makes this an attractive ready-to-let proposition for property investors.
- Natural light features: The upper landing includes a Velux window, drawing daylight into the core of the first floor and brightening the stairwell area.
- Garden enhancement potential: The expansive garden length provides a blank canvas for enthusiastic gardeners to landscape, plant, and design custom outdoor living zones.
But keep in mind:
- C3 energy rating: The C3 BER rating indicates moderate energy efficiency, meaning the buyer should budget for potential future upgrades such as insulation or window improvements to reduce heating costs.
- Oil-fired heating reliance: The home relies on an oil-fired central heating system, which requires manual fuel ordering and tank monitoring unlike piped natural gas supplies.
- Uncultivated garden section: A significant section at the rear of the garden has remained unused for years and requires professional levelling and reseeding before it becomes usable outdoor space.
- Narrow garden width: While exceptionally long, the garden width is approximately three and a half metres, limiting the scope for wide extensions without consuming substantial length.
- Compact secondary bedroom: Bedroom two measures approximately 1.62 metres by 4.27 metres, representing a very narrow footprint that may restrict furniture placement or standard bed sizing.
- Single family bathroom: The house contains only one upstairs family bathroom alongside a small downstairs toilet, which could create morning congestion for a fully occupied three-bedroom household.
- Vinyl flooring surfaces: Vinyl flooring features in key areas like the kitchen and bathrooms, which some buyers may wish to replace with more durable tile or timber finishes over time.
- Nineteen nineties construction: Built in 1998, the property is over two decades old, meaning prospective buyers should investigate the condition of original plumbing, electrical wiring, and roof structures.
- Potential boundary checks: Buyers should verify the exact legal boundaries corresponding to the long forty-metre garden strip to ensure no historical encroachments or title discrepancies exist.
- Open fire emissions: Relying on an open fireplace for supplementary heating can contribute to heat loss up the chimney and indoor air quality concerns compared to closed-combustion stoves.
- Parking arrangements unverified: The listing description does not explicitly detail dedicated off-street parking, so buyers must investigate whether parking is strictly on-street or via a shared communal bay.
- Management company unknown: It should be verified whether this development falls under a management company requiring annual service charges for communal area upkeep.
- Septic versus mains: Buyers must confirm that the property connects to public mains sewage and water infrastructure rather than private treatment systems.
- Window glazing age: The thermal performance of the windows should be inspected to determine if the double glazing requires replacement to match modern retention standards.
- Attic insulation status: The buyer should commission a survey to check the depth and condition of attic insulation to verify if it meets current energy-saving recommendations.
- External render condition: The external facade and finish should be inspected for any weathering, hairline cracking, or damp ingress typical of properties from the late nineties.
- Local amenity capacity: Buyers should investigate whether local schools and medical services in Mountrath have sufficient enrolment capacity for incoming family residents.
- Traffic and road noise: Being situated near town centre approach routes, the buyer should check local traffic volumes during peak commuting hours to gauge potential noise levels.
- Kitchen appliance age: The included electric oven and kitchen fittings should be inspected for working order and remaining lifespan as they may require near-future replacement.
- Structural survey advisable: Given the 1998 construction date, a comprehensive pre-purchase structural survey is strongly recommended to uncover any hidden defects prior to unconditional contract signing.
Price positioning
?
- The asking price appears moderately positioned relative to recent local transactions, sitting comfortably between lower-tier historical sales and stronger recent benchmarks on the same street.
- Upward valuation signals stem from the property's end-of-terrace configuration, excellent internal presentation, vacant possession, and an unusually large rear garden with substantial future potential.
- Potential factors that could undermine this price level include the need for landscaping work in part of the garden and general market sensitivity to energy efficiency ratings like the current C3 BER.
- Supporting factors involve strong commuter appeal due to proximity to the M7 motorway and local amenities, ensuring consistent demand for well-maintained three-bedroom homes in this established residential hub.
Build Analysis
What we know from similar construction types
- The property was constructed in 1998 as an end-of-terrace three-bedroom house, providing standard construction methods of that era which a buyer should inspect for typical period wear and insulation standards.
- Heating is provided by oil-fired central heating alongside an open fireplace in the sitting room; a buyer should verify the condition and efficiency of the boiler and chimney flues.
- The large rear garden includes a section that has not been used for a number of years and requires levelling and reseeding, which a buyer should investigate for potential landscaping costs.
- As an end-of-terrace property with gated side access, boundary lines and any shared access rights should be verified with the title deeds.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately €1,400 to €1,800.
- This estimate is based on a 94 m² floor area with a C3 BER rating, utilizing oil-fired central heating supplemented by an open fireplace in the sitting room.
Pollution Safe
8/10Environmental situation to investigate
- The property is situated in an established residential and town-centre setting, largely removed from heavy industrial facilities or major manufacturing plants.
- Buyers should verify local environmental records regarding any historical waste sites or localized industrial activity in the broader Laois area.
Flood Safe
8/10Water overflow reports to follow up
- General topographical indicators suggest the property is located in an established residential area with low immediate exposure to surface water flooding.
- As with any property purchase, standard conveyancing searches and local authority flood maps should be checked to confirm specific flood risk factors.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
7 PATRICK ST, MOUNTRATH, LAOIS
- Sale date
- Declared sale price
- €295,000.00
8 PATRICK ST, MOUNTRATH, LAOIS
- Sale date
- Declared sale price
- €230,000.00
PATRICK ST, MOUNTRATH, LAOIS
- Sale date
- Declared sale price
- €150,000.00
PATRICK ST, MOUNTRATH, LAOIS
- Sale date
- Declared sale price
- €108,000.00
4 DUNNES TERRACE, PATRICK STREET, MOUNTRATH
- Sale date
- Declared sale price
- €75,000.00
Recent sales in the wider Mountrath area
DERRYMORE, MOUNTRATH, LAOIS
- Sale date
- Declared sale price
- €440,000.00
DERRYMORE, MOUNTRATH, LAOIS
- Sale date
- Declared sale price
- €503,000.00
DRIM, MOUNTRATH, LAOIS
- Sale date
- Declared sale price
- €355,000.00
Closh, Camcross, Mountrath
- Sale date
- Declared sale price
- €150,000.00
DYSARTBEAGH, MOUNTRATH, LAOIS
- Sale date
- Declared sale price
- €437,000.00
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 €2,650 based on 1% of the asking price for a residential property under €1 million.
- Solicitor legal fees: Estimated between €1,500 and €2,500 plus VAT and outlays.
- Land registration fees: Around €175 to €700 depending on the property value and registration type.
- Property valuation fees: Approximately €150 to €300 for mortgage purposes.
- Surveyor fees: Estimated between €400 and €800 depending on the level of detail required for a structural survey.
- Annual home insurance: Approximately €350 to €600 depending on the policy level and provider.
Forum Talk
What people are saying about this area
- Locals frequently highlight Mountrath as a convenient commuter base due to its proximity to the M7 motorway and local public transport links.
- Community discussions often mention the ongoing charm and practicality of living within walking distance of the town centre amenities, shops, and schools.
- Residents appreciate the balance of quiet town living while remaining within easy reach of larger employment hubs like Portlaoise.
- Neighbourhood forums occasionally discuss local infrastructure updates and community-led tidy town initiatives within Mountrath.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property features three bedrooms and a large rear garden, providing good space for young children, though parts of the garden require landscaping.
- Teenagers6/10
Three well-proportioned bedrooms with built-in wardrobes offer personal space for teenagers, though living areas are relatively compact.
- Multi-generational Living4/10
With 94 square metres of floor area and one main bathroom plus a downstairs W.C., space is limited for extended family living.
- Single Buyers8/10
The property is vacant, in good condition, and offers an affordable entry point for first-time or single buyers.
- Couples8/10
An end-of-terrace three-bedroom layout provides plenty of room for couples looking to settle down or grow into a home.
- Empty Nesters6/10
Manageable size and town-centre location suit empty nesters, though a two-story layout with stairs may be less ideal for long-term aging.
- Retirees5/10
Proximity to town amenities is positive, but stairs and a large garden requiring maintenance may not suit all retirees.
Work
3 areas- Remote Working7/10
Three bedrooms allow flexibility to set up a dedicated home office, though broadband speeds should be verified by the buyer.
- Hybrid Commuting8/10
Benefiting from proximity to the M7 motorway and public transport links for direct commuting toward Dublin or Limerick.
- Retired6/10
Town-centre amenities are close by, making day-to-day life straightforward for retirees.
Practical
8 areas- Ageing in Place5/10
Close to town amenities, but features a two-story layout with stairs that may challenge long-term mobility.
- Low Maintenance6/10
Presented in excellent condition internally, though the large garden has sections requiring landscaping and upkeep.
- Secure Gated Entry4/10
Features gated side access to the rear garden rather than a gated community entry.
- Minimalist Design5/10
Standard 1990s terrace layout with traditional rooms rather than open-plan minimalist architecture.
- Flexible Floor Plans6/10
Three bedrooms provide flexibility for family use, guest rooms, or home offices.
- Heritage Home2/10
Constructed in 1998, this is a modern property rather than a traditional heritage home.
- Ecological Setup4/10
Heated by oil-fired central heating and an open fire, with a C3 BER rating indicating room for energy efficiency improvements.
- Outdoor areas8/10
Boasts an impressive end-of-terrace private garden measuring approximately 40m in total length with excellent potential.
Interests
9 areas- Gardening7/10
Features a substantial rear garden offering significant potential, though a section requires levelling and reseeding.
- Walking8/10
Walking distance to the town centre and local amenities makes daily strolls very convenient.
- Gym5/10
Local amenities are accessible, though specialized fitness facilities may require travel to larger nearby towns.
- Cycling6/10
The town location allows for local cycling, though buyers should verify nearby dedicated cycle lanes.
- Golf5/10
Proportionate access to regional golf courses, though players will likely need to commute to nearby towns.
- Fishing5/10
Buyers should investigate local angling opportunities in the wider Laois region.
- Horse Riding5/10
Rural Laois offers equestrian potential, though proximity to specific stables should be verified.
- Water Sports2/10
Inland location offers limited immediate access to major water sports facilities.
- Entertaining7/10
Includes a sitting room with patio doors and a very large rear garden well-suited for hosting guests in warmer months.
Lifestyle
5 areas- Quiet Living6/10
Located within walking distance of the town centre, offering a mix of residential calm and accessibility rather than absolute isolation.
- Rural Living4/10
Situated in an established residential estate within Mountrath rather than a truly rural setting.
- Village Living8/10
Positioned right in Mountrath with easy access to local shops, schools, cafés, and everyday services.
- Coastal Living1/10
The property is located inland in County Laois, far from the coast.
- Urban Living5/10
Provides town-centre convenience in a smaller settlement, lacking major city infrastructure.
Social
6 areas- Community Involvement7/10
An established residential area close to the town centre supports local community integration.
- Café Culture6/10
Local cafés and everyday amenities are within walking distance in Mountrath.
- Nightlife4/10
Mountrath offers a quiet local pub scene, but extensive nightlife requires travel to larger regional hubs.
- Health/Wellness groups5/10
Basic community services are available locally, with more comprehensive wellness groups found in larger nearby towns.
- Networking Opportunities4/10
Primarily a residential town location with limited local professional networking infrastructure.
- Tech-Hub Connectivity4/10
Not situated near a major tech hub, though remote working is feasible pending internet speed verification.
Listing information
- Agent
- Oriel Auctioneers Ltd T/A Clement Herron Real Estate
- Phone
- 085 800 9000
- Published on HouseDelve
- 10 September 2026
- Correction
- Report an issue
HD-457829HouseDelve · 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.