1 Upper Beladd, Portlaoise, Co. LaoisR32PX0H
€320,000
3 Bed~3 Bath~89 m²~BER C2
What you'll like:
- Prime suburban location: The property is situated in an established residential area within walking distance of the local town centre and essential amenities.
- Walk to primary schools: Families will benefit from having four excellent primary schools within easy walking distance from the front door.
- Proximity to healthcare: The nearby location of the local hospital offers exceptional convenience for healthcare professionals or those valuing medical access.
- Public transport access: A nearby bus stop provides convenient connectivity for commuters without relying entirely on a private vehicle.
- Green space outlook: The residence enjoys a pleasant view overlooking a pristine local greenspace, enhancing the immediate neighborhood setting.
- Recreational club nearby: The new GAA super clubhouse currently under construction within a short stroll offers fantastic family recreation options.
- Better than showhouse condition: The interior is presented in absolute mint and spotlessly clean condition, allowing immediate move-in without repair costs.
- Thoughtful ground extension: The substantial ground floor extension successfully provides versatile additional living spaces that significantly improve functionality.
- Separate sitting room: A comfortable dedicated sitting room provides an elegant, formal setting for entertaining visitors away from family areas.
- Cosy family TV room: The separate TV room creates a relaxed, intimate environment specifically designed for casual evening family relaxation.
- Spacious dining area: The large dedicated dining room offers ample space for hosting family gatherings and special celebratory occasions.
- Flexible ground bedroom: The inclusion of a ground floor bedroom provides valuable versatility for guests, multi-generational living, or home working.
- Ground floor facilities: A well-appointed utility room and a convenient guest WC on the ground floor enhance daily domestic efficiency.
- Master bedroom ensuite: The impressive master bedroom benefits from its own private ensuite bathroom, adding luxury and privacy for owners.
- Ample built-in wardrobes: Both double bedrooms upstairs feature extensive built-in storage solutions, maximizing usable floor space and organization.
- Modern family bathroom: A beautifully appointed, fully tiled family bathroom serves the upper level to a high contemporary finish.
- Private south-facing garden: The enclosed rear garden captures optimal sunlight, featuring a lawn and patio ideal for outdoor dining.
- Detached garage storage: A detached garage accessible from the rear garden provides exceptional secure storage or practical workshop potential.
- Off-street parking driveway: The private front driveway ensures convenient and safe off-street parking directly outside the residence.
- Solid fuel stove feature: The main living room features a fitted solid fuel stove, offering a cozy focal point and supplemental heating.
But keep in mind:
- C2 energy rating: The C2 BER rating indicates moderate energy efficiency, and buyers should budget for potential future insulation upgrades.
- Compact total footprint: The 88.73 square metre floor area is relatively compact for a three-bedroom, three-bathroom home, so buyers should inspect room sizes.
- Asking price stability: The recorded asking price has remained completely unchanged at 320000 euros, suggesting firm vendor price expectations.
- Extension planning compliance: Buyers must verify that all local planning permissions and building regulations were fully met for the ground floor extension.
- Garage condition review: The structural integrity and roof condition of the detached rear garage should be thoroughly inspected prior to purchase.
- Boundary line verification: Buyers should confirm exact legal property boundaries to ensure the driveway and garden areas match the title deeds.
- Drainage and plumbing check: An independent survey should evaluate the older plumbing systems and external drainage connections serving the extended footprint.
- Roof and attic inspection: The condition of the main roof and attic insulation levels should be verified to confirm protection against heat loss.
- Electrical system compliance: Buyers should request an up-to-date electrical safety report to ensure the wiring meets current modern safety standards.
- Local traffic congestion: Proximity to multiple schools and the hospital may cause peak-time traffic congestion and street parking pressure nearby.
- Construction noise impact: Ongoing construction at the nearby GAA clubhouse could create temporary daytime noise and localized traffic disruptions.
- Heating system efficiency: The performance and age of the primary central heating boiler require professional testing to avoid unexpected replacement costs.
- Window and door seals: The thermal performance of existing double glazing should be checked to prevent drafts and future condensation issues.
- Ventilation in bathrooms: Buyers should inspect interior bathrooms for adequate mechanical extraction to prevent moisture accumulation and mold growth.
- Surface water drainage: The patio and garden areas should be assessed for proper drainage slopes to prevent pooling during heavy rainfall.
- Potential boundary disputes: Fencing and partition walls shared with neighbors should be inspected to ensure clear ownership and maintenance responsibilities.
- Future retrofit expenses: Achieving a higher energy rating will require financial investment in external wall insulation or upgraded heating controls.
- Insurance premium factors: Buyers should verify if the property history or specific location impacts home insurance premiums or flood coverage.
- Local development plans: Inquiries should be made regarding any future municipal zoning or development plans that could alter the surrounding neighborhood.
- Title and covenant review: Legal representatives must check for any restrictive covenants or right-of-way burdens affecting the property or garage access.
Price positioning
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- The asking price appears moderately positioned relative to the local market average, reflecting both its extensive configuration and prime central location within Portlaoise.
- Valuation signals show strength driven by an impressive ground-floor extension, detached garage, and turnkey condition, though balanced against an 88.73 square metre floor area.
- Support for this valuation relies heavily on exceptional finish standards and immediate proximity to schools and the hospital, while upside might be limited by the C2 energy rating.
- The stable asking-price history without reductions indicates firm seller confidence and sustained local demand, suggesting limited room for aggressive initial discounting by prospective buyers.
Build Analysis
What we know from similar construction types
- The property has been significantly extended, incorporating a new TV room, utility room, guest WC, and a ground-floor bedroom or home office.
- A detached garage is located to the rear, offering storage or workshop potential.
- The BER is rated C2, which indicates a moderate level of energy efficiency for an established home.
- A buyer should verify that all planning permissions and building regulations compliance certificates are in order for the substantial ground-floor extension and any structural alterations made.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 1,200 euro to 1,600 euro.
- Explanation: Given the C2 BER rating and a floor area of approximately 88.73 square metres, standard space heating and hot water requirements will align with typical energy consumption for an extended semi-detached home of this size.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in an established suburban residential area well away from major heavy industrial sites, large-scale incinerators, or known active heavy landfill operations.
- Any minor historical or localized industrial concerns in the broader municipal area are typical of regional towns and are generally not perceived as an immediate environmental hazard to this residential pocket.
Flood Safe
8/10Water overflow reports to follow up
- The property is located in an established residential area of Portlaoise that generally sits apart from major known river floodplains.
- Official mapping shows no recorded historical flood extents directly impacting this specific address.
- While extreme localized rainfall can occasionally overwhelm surface water drainage anywhere, the site topography suggests a relatively low overall exposure.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
8 UPPER BELADD, PORTLAOISE, BELADD
- Sale date
- Declared sale price
- €325,000.00
20 UPPER BELADD, PORTLAOISE, CO LAOIS
- Sale date
- Declared sale price
- €216,000.00
Recent sales in the wider Portlaoise area
39 CARMODY WAY, THE VILLAGE, PORTLAOISE
- Sale date
- Declared sale price
- €250,000.00
127 ROSSVALE, PORTLAOISE, LAOIS
- Sale date
- Declared sale price
- €296,000.00
24 ASHEWOOD WALK, SUMMERHILL LANE, PORTLAOISE
- Sale date
- Declared sale price
- €280,000.00
3 FIELBROOK, DUBLIN ROAD, PORTLAOISE
- Sale date
- Declared sale price
- €300,000.00
THE GLEBE, CLONASLEE, PORTLAOISE
- Sale date
- Declared sale price
- €307,000.00
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
1 UPPER BELADD, PORTLAOISE, BELADD
- Sale date
- Declared sale price
- €115,000.00
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €3,200 — 1% of €320,000.
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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 2,500 euro excluding outlay and VAT.
- Land registration fees: approximately 600 euro to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 euro to 250 euro for a standard mortgage valuation.
- Surveyor fees: approximately 400 euro to 800 euro depending on the level of detailed building inspection required.
- Annual home insurance: approximately 400 euro to 700 euro depending on the level of building and contents coverage.
Forum Talk
What people are saying about this area
- Upper Beladd is frequently cited in local discussions as a highly convenient and established residential area within walking distance of Portlaoise town centre.
- Residents often highlight the proximity to local amenities such as primary schools, shops, and Portlaoise Hospital as major benefits of living in this part of town.
- Local forums note ongoing recreational developments in the vicinity, including the new Portlaoise GAA Super clubhouse currently under construction nearby.
- Traffic around school drop-off and pick-up times is occasionally mentioned by locals as a minor consideration for properties centrally located in Portlaoise.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
The property overlooks a pristine greenspace and is within walking distance of four excellent primary schools and local recreation spots, making it exceptionally well-suited for families with young children.
- Teenagers8/10
With three bedrooms, separate living spaces including a TV room, and proximity to local sports facilities like the nearby GAA super clubhouse, teenagers will find plenty of space and entertainment options.
- Multi-generational Living7/10
The inclusion of a ground-floor bedroom provides valuable flexibility for guests, older family members, or those seeking single-level living arrangements.
- Single Buyers7/10
A manageable 3-bedroom semi-detached layout in a convenient urban-adjacent location offers a great entry point, though the asking price of €320,000 should be weighed against individual mortgage capacities.
- Couples8/10
The property is presented in better-than-showhouse condition with generous living spaces and a private south-facing garden, ideal for couples looking to upsize or establish a long-term home.
- Empty Nesters8/10
Features like a ground-floor bedroom and bathroom options support ageing in place, while the low-maintenance enclosed rear garden and established neighborhood appeal strongly to empty nesters.
- Retirees8/10
The ground-floor bedroom layout and proximity to Portlaoise Hospital and town amenities make this an appealing option for retirees seeking convenience and comfort.
Work
3 areas- Remote Working8/10
The ground-floor bedroom can double as a dedicated home office, providing a quiet and functional space for remote working.
- Hybrid Commuting8/10
Benefiting from a nearby bus stop and good access to transport links in Portlaoise, supporting hybrid commuting routines.
- Retired8/10
Convenient access to healthcare at Portlaoise Hospital and local town amenities makes this a practical choice for retirees.
Practical
8 areas- Ageing in Place8/10
The inclusion of a ground-floor bedroom and ground-floor bathroom facilities significantly enhances long-term suitability for ageing in place.
- Low Maintenance8/10
Presented in better-than-showhouse condition with a manageable enclosed garden, minimizing immediate maintenance requirements.
- Secure Gated Entry3/10
Features a private driveway with off-street parking rather than a secure gated community setup.
- Minimalist Design6/10
A traditional extended semi-detached layout rather than an ultra-minimalist architectural build.
- Flexible Floor Plans9/10
Extensively upgraded with a separate TV room, utility room, ground-floor bedroom/office, and distinct living and dining areas.
- Heritage Home2/10
This is a modern, beautifully extended semi-detached residence rather than a traditional period or heritage home.
- Ecological Setup5/10
Carries a C2 BER rating, indicating there may be room for energy-efficiency upgrades depending on buyer preferences.
- Outdoor areas8/10
Features an enclosed south-facing rear garden with a patio area, a detached garage providing workshop or storage potential, and a private front driveway.
Interests
9 areas- Gardening6/10
Features a private, enclosed south-facing garden mainly laid in lawn with a patio area, offering a solid base for gardening enthusiasts without excessive land upkeep.
- Walking9/10
Unrivalled convenience with walking distance to local schools, shops, the hospital, town centre, and the nearby GAA clubhouse.
- Gym7/10
Proximity to the town centre ensures good access to local fitness facilities and community recreation.
- Cycling7/10
The town location provides flat, accessible routes for cycling to local amenities and schools.
- Golf6/10
Portlaoise offers local golfing facilities within reasonable driving distance from this central residential address.
- Fishing5/10
While not directly adjacent to major fishing waters, regional rivers and angling spots in County Laois are accessible by car.
- Horse Riding5/10
Equestrian facilities are typically found in the broader rural surroundings of County Laois rather than directly in town.
- Water Sports2/10
An inland town location offers very limited direct access to water sports activities.
- Entertaining9/10
An exceptional layout featuring a comfortable sitting room, separate dining room with garden access, and a south-facing patio makes this home ideal for hosting.
Lifestyle
5 areas- Quiet Living7/10
Situated in a quiet, established residential location overlooking a greenspace, though it remains conveniently close to town centre amenities.
- Rural Living3/10
This is an established urban-adjacent residential setting rather than a rural environment, despite having a private enclosed garden.
- Village Living5/10
The location bridges suburban neighborhood living and town amenities rather than a traditional village setting.
- Coastal Living1/10
The property is located inland in Portlaoise, Co. Laois, offering no proximity to the coast.
- Urban Living8/10
Enjoying a prime location within walking distance of the town centre, shops, schools, and local bus stops.
Social
6 areas- Community Involvement8/10
Located in an established residential community with nearby local clubhouses, schools, and neighborhood groups.
- Café Culture8/10
Being within walking distance of the town centre provides easy access to local cafes, shops, and social spots.
- Nightlife7/10
Proximity to the town centre puts local pubs, restaurants, and evening entertainment within easy reach.
- Health/Wellness groups8/10
Close proximity to Portlaoise Hospital and various local wellness and sports facilities supports active group participation.
- Networking Opportunities6/10
Town centre location offers standard local networking potential, primarily suited to local business and community ties.
- Tech-Hub Connectivity6/10
Standard residential connectivity applies; buyers should verify local broadband speeds for high-demand tech work.
Listing information
- Agent
- Hume Auctioneers
- Phone
- 057 868 1111
- Current status
- active
- Published on HouseDelve
- 16 September 2026
- Correction
- Report an issue
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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.