11 Cluain Riada, Browneshill Road, Carlow Town, CarlowR93E860
€385,000
3 Bed~3 Bath~BER D2
What you'll like:
- Substantial rear extension: The property features a cleverly designed open-plan kitchen, dining, and family area measuring approximately 43 to 47 square meters, offering modern, versatile living space that significantly exceeds typical semi-detached layouts.
- Abundant natural light: Large rooflights incorporated into the expansive rear extension flood the main living spaces with natural daylight, creating a bright and welcoming atmosphere throughout the day.
- Seamless garden connection: Impressive wide sliding glass doors connect the interior living space directly to the rear garden, facilitating easy indoor-outdoor living during warmer weather.
- Private end position: Occupying an end plot with no adjoining property to one side, this home enjoys a more private feel and an open aspect compared to mid-terrace or tightly packed semi-detached units.
- Pleasant green outlook: The front of the house overlooks a generous green area, providing a pleasant open view and reducing the feeling of being directly overlooked by neighboring properties.
- Separate front sitting room: A dedicated front reception room complete with a feature fireplace, built-in storage, and a large bay window offers a cozy, independent space away from the bustling open-plan rear.
- Generous off-street parking: The large driveway at the front of the home provides ample private parking space for multiple vehicles, which is a significant convenience for growing families or visitors.
- Convenient guest amenities: A ground-floor guest WC adds everyday practicality and avoids the need for guests to use the upstairs family bathroom.
- En suite principal bedroom: The spacious principal bedroom includes a private en suite bathroom, providing added comfort and convenience for the primary occupants.
- Well presented canvas: The interior accommodation is neutral and well maintained throughout, allowing a new buyer to move in immediately without undertaking urgent decorative work.
- Low maintenance exterior: The enclosed rear garden has been designed for minimal upkeep, making it an ideal, hassle-free extension of the living space during busy seasons.
- Popular development setting: Situated within the established and sought-after Cluain Riada neighborhood on Browneshill Road, the address is widely recognized as a desirable residential area.
- Proximity to town amenities: The location places Carlow Town and its extensive selection of shops, schools, and everyday services within very easy reach for residents.
- Favorable commuter access: The property is positioned less than 10 minutes away from the M9 motorway junctions at Castledermot and Tinryland, ensuring convenient travel toward major cities.
- Stable asking price: Recorded asking price history indicates the price has remained steady at €385,000, suggesting a stable vendor pricing strategy without erratic fluctuations.
- Established local demand: The popularity of the Browneshill Road area historically supports strong resale demand, making this a sound long-term property investment.
- Family friendly layout: With three well-proportioned bedrooms and multiple living zones, the floor plan is exceptionally well-suited to first-time buyers or young families.
- Secure side access: Gated side access provides a safe route to the rear garden without needing to bring bins or bicycles through the main living quarters.
- Ample fitted storage: The kitchen benefits from an extensive bank of fitted cabinetry, ensuring plenty of space for culinary equipment and household organization.
- Professional agent representation: The sale is handled by an established local agency, ensuring organized communication and professional guidance throughout the purchase process.
But keep in mind:
- Sub-optimal energy rating: The property holds a D2 BER rating, which indicates poor energy efficiency and suggests that a buyer should budget for substantial insulation or heating upgrades.
- Potential retrofit expenses: Upgrading a D2 rated home to a modern energy standard could require significant capital investment in external wall insulation, windows, or renewable heating systems.
- Unverified exact floor area: While the extension is noted as roughly 43 to 47 square meters, the total floor area of the dwelling is not explicitly provided, requiring buyers to verify exact dimensions.
- Property type classification missing: Official listing details omit the definitive property type classification, so buyers should independently confirm legal boundaries and structural categorizations.
- Rooflight maintenance risks: Large rooflights in the rear extension can be prone to solar heat gain in summer or potential seal degradation over time, requiring periodic inspection.
- Sliding door upkeep: Wide sliding doors require regular track cleaning and seal maintenance to prevent sticking, drafts, or water ingress during heavy rainfall events.
- High density parking constraints: Although the driveway is large, visitor parking on surrounding estate roads may become congested during peak evening and weekend hours.
- Enclosed garden limitations: The low-maintenance design of the rear garden may lack mature soft landscaping or planting beds, which could disappoint buyers who prefer traditional green lawns.
- End-of-terrace boundary responsibilities: The end-position layout means the buyer should carefully check legal obligations regarding side boundary walls, fences, and shared access pathways.
- Boiler efficiency unknown: The listing does not specify the age or efficiency of the central heating boiler, meaning buyers should arrange a thorough plumbing and heating inspection.
- Ventilation in extended spaces: Deep open-plan extensions can sometimes suffer from inadequate natural cross-ventilation, making mechanical extraction systems crucial for moisture control.
- Proximity traffic impact: Browneshill Road can experience higher traffic volumes during peak commuting times, potentially introducing traffic noise to the front rooms of the house.
- Bathroom wear and tear: While functional, the family bathroom and en suite fixtures should be inspected for wear and potential need for modern cosmetic or functional updating.
- Price plateau indicator: The unmoving asking price history at €385,000 might reflect firm seller expectations, potentially reducing immediate room for aggressive price negotiation.
- Extension planning compliance: Buyers must verify through their solicitor that full planning permission and building regulations compliance certificates were obtained for the large rear extension.
- Attic insulation status: Given the D2 energy rating, the attic space should be inspected to confirm whether adequate modern insulation depth has been properly installed.
- Drainage inspection advised: The low-maintenance rear garden could conceal paved or covered surfaces, making a professional drain survey prudent to check for surface water pooling.
- Future development proximity: Buyers should investigate local Carlow County Council development plans to ensure no nearby agricultural or greenfield sites are zoned for disruptive construction.
- Electrical system age: The age of the electrical consumer unit and wiring is not disclosed, necessitating an independent electrical safety audit before finalizing the purchase.
- Management company fees: Buyers should check whether the Cluain Riada estate involves any residents association or management fees for the upkeep of the green areas.
Price positioning
?
- The asking price appears somewhat elevated relative to baseline historical norms within the immediate estate, reflecting a significant premium for the substantial rear architectural extension and desirable end-of-row position overlooking a green area.
- Valuation signals show strong positive momentum driven by the expansive open-plan kitchen and family space, though this is partially offset by a moderate D2 energy rating that may require future efficiency upgrade investments.
- Such a pricing strategy is strongly supported by high modern buyer demand for turn-key extended layouts, but could be undermined if prospective purchasers heavily discount the property due to energy performance deficiencies.
- Additional market relevance stems from stable listing persistence without reductions, indicating firm vendor confidence and pointing toward potential resilience against downward negotiation pressures in the current regional housing climate.
Build Analysis
What we know from similar construction types
- The property is a semi-detached home that features a substantial rear extension adding approximately 43 to 47 square meters of open-plan living, kitchen, and dining space featuring large rooflights and sliding doors.
- The home occupies an end-of-row position with no adjoining property to one side, offering an open aspect and overlooking a green area to the front.
- A buyer should investigate the planning permission and building compliance documentation for the large rear extension to ensure it meets all local regulatory standards.
- Given the D2 BER rating, a thorough structural and thermal survey is recommended to evaluate the existing insulation, windows, and heating systems.
Retrofit Cost*
Possible renovating / insulating expenditure
- Estimated deep-retrofit cost: EUR 35,000 to EUR 50,000.
- Reasoning: The property has a D2 BER rating, indicating poor energy efficiency. Upgrading to a B2 rating or higher will likely require external or internal wall insulation, upgraded roof insulation, replacement windows and doors, and potentially a renewable heating system such as a heat pump, offset by potential SEAI grants.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 1500 to 1900 euro.
- This estimate accounts for the D2 energy rating, which indicates moderate thermal efficiency, applied to a moderately sized semi-detached home with an extended open-plan rear space.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in an established residential suburb of Carlow Town, well away from heavy industrial zones, major manufacturing plants, or active landfills.
- Any minor historical or localized environmental concerns should be verified through standard conveyancing and local authority searches, though no notable pollution risks are immediately apparent.
Flood Safe
9/10Water overflow reports to follow up
- The surrounding area sits on elevated topography relative to major regional watercourses, suggesting a generally low natural risk of fluvial flooding.
- Prospective buyers should consult detailed local flood maps and carry out standard environmental due diligence to confirm localized drainage performance during extreme weather events.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
7 CLUAIN RIADA, BROWNESHILL RD, CARLOW
- Sale date
- Declared sale price
- €250,000.00
Recent sales in the wider Carlow Town area
4 COLLEGE STREET, CARLOW TOWN, CO CARLOW
- Sale date
- Declared sale price
- €260,000.00
33 ST KILLIAN'S CRESCENT, CARLOW TOWN
- Sale date
- Declared sale price
- €217,500.00
18 CASTLE GATE ST, CARLOW TOWN, CARLOW
- Sale date
- Declared sale price
- €175,000.00
CLUEN, BLACKBOG RD, CARLOW TOWN
- Sale date
- Declared sale price
- €510,000.00
154 JKL AVE, CARLOW TOWN, CARLOW
- Sale date
- Declared sale price
- €157,000.00
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 1 percent of the purchase price for properties under one million euro, equating to 3850 euro.
- Solicitor legal fees: roughly 1500 to 2500 euro excluding VAT and outlays.
- Land registration fees: approximately 600 to 800 euro depending on property value and registration type.
- Property valuation fees: around 150 to 300 euro.
- Surveyor fees: approximately 400 to 800 euro for a standard structural survey.
- Annual home insurance: roughly 400 to 700 euro per year depending on the policy and coverage level.
Forum Talk
What people are saying about this area
- Residents in the Cluain Riada and wider Browneshill Road area frequently highlight the convenience of being within walking distance of Carlow Town amenities.
- Local community discussions often praise the family-friendly nature of the neighbourhood, particularly the presence of open green spaces and safe play areas for children.
- Commuters frequently comment on the advantageous proximity to the M9 motorway junctions at Castledermot and Tinryland for travel toward Dublin or Waterford.
- Property market observers note that extended semi-detached homes in established Carlow developments continue to experience strong demand from first-time buyers and growing families.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property overlooks a generous green area to the front, providing a safe and pleasant view, while the extended open-plan living space offers plenty of room for family life.
- Teenagers7/10
With three bedrooms and a separate front sitting room, there is good separation of space for growing teenagers.
- Multi-generational Living5/10
The layout is a standard three-bedroom semi-detached configuration, which may offer limited privacy for multi-generational living despite the large rear extension.
- Single Buyers7/10
Provides a spacious home with an asking price of €385,000, offering room to grow, though it requires a higher budget than a typical starter apartment.
- Couples8/10
The expansive open-plan kitchen, dining, and family area is ideal for couples who enjoy modern living and entertaining.
- Empty Nesters7/10
The low-maintenance rear garden and manageable three-bedroom size suit downsizers looking for a convenient layout.
- Retirees6/10
The property features stairs to access all bedrooms and bathrooms, but the low-maintenance outdoor spaces are well-suited for easier upkeep.
Work
3 areas- Remote Working8/10
The bright, spacious open-plan living areas and additional rooms provide versatile spaces to set up a home office.
- Hybrid Commuting7/10
Located less than 10 minutes from the M9 motorway junctions at Castledermot or Tinryland, facilitating commuting flexibility.
- Retired6/10
Proximity to town amenities supports a comfortable retirement routine, though stairs are present.
Practical
8 areas- Ageing in Place6/10
Features a ground-floor guest WC and good living space, but bedrooms and the main bathroom are located upstairs.
- Low Maintenance9/10
The rear garden has been specifically designed with low maintenance in mind, complementing the modern interior finish.
- Secure Gated Entry4/10
Features gated side access and a large driveway, but is not part of a secure gated community.
- Minimalist Design8/10
Bright, neutral, and well-presented interior offering an excellent clean canvas with modern open-plan styling.
- Flexible Floor Plans8/10
The clever rear extension creates a vast, versatile multi-use open-plan zone alongside a separate front sitting room.
- Heritage Home2/10
This is a modern extended semi-detached property rather than a traditional heritage home.
- Ecological Setup4/10
Carries a D2 BER rating, indicating potential room for energy efficiency upgrades.
- Outdoor areas7/10
Benefits from an end position overlooking a green area, a large front driveway for off-street parking, and an enclosed rear garden connected by wide sliding doors.
Interests
9 areas- Gardening5/10
The rear garden has been specifically designed with low maintenance in mind rather than extensive planting.
- Walking7/10
Proximity to Carlow Town and local residential green spaces offers good opportunities for everyday walking.
- Gym6/10
Town-based location ensures reasonable proximity to local fitness facilities and amenities.
- Cycling6/10
The suburban location allows for manageable cycling access into Carlow Town.
- Golf6/10
Carlow features local golfing facilities within a reasonable driving distance.
- Fishing5/10
Proximity to regional rivers depends on specific local angling spots.
- Horse Riding5/10
County Carlow offers various equestrian centres in the wider rural surrounds.
- Water Sports3/10
Inland location limits immediate access to major water sports facilities.
- Entertaining9/10
The standout approximately 43-47 sq.m. open-plan rear extension with large rooflights and wide sliding doors is exceptionally well-suited for hosting and entertaining.
Lifestyle
5 areas- Quiet Living7/10
Situated in a popular residential development occupying an end position with an open aspect to one side over a large green area.
- Rural Living4/10
Located in Carlow Town rather than a rural setting, though regional access is good.
- Village Living5/10
A suburban residential development setting with local amenities within easy reach of Carlow Town.
- Coastal Living1/10
Carlow is an inland location far from the coast.
- Urban Living7/10
Positioned on Browneshill Road with convenient access to Carlow Town and everyday amenities.
Social
6 areas- Community Involvement7/10
Set within an established residential development with an active local community context in Carlow Town.
- Café Culture7/10
Carlow Town's amenities are within easy reach, offering local cafés and eateries.
- Nightlife6/10
Town center pubs and entertainment options are accessible via a short trip.
- Health/Wellness groups7/10
Good access to local town wellness amenities, clubs, and pilates & stretching groups.
- Networking Opportunities6/10
Town location provides standard regional networking channels and business connectivity.
- Tech-Hub Connectivity5/10
Regional hub connectivity with standard broadband availability to be verified by the buyer.
Listing information
- Agent
- REA Sothern
- Phone
- 059 9131218
- Current status
- active
- Published on HouseDelve
- 6 October 2026
- Correction
- Report an issue
HD-FEC279HouseDelve · 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.