
112 Rinuccini Court, Portlaoise, LaoisR32YH28
€245,000
2 Bed~1 Bath~66 m²~BER B3
What you'll like:
- Green Mortgage eligibility: The strong B3 energy rating means buyers may qualify for preferential green mortgage interest rates, significantly reducing monthly borrowing costs and overall loan servicing expenses over time.
- Turnkey interior condition: The property has been beautifully refurbished and is presented in immaculate condition, allowing a new owner to move in immediately without incurring any upfront repair or remodeling expenses.
- Designer fitted kitchen: The heart of the home features a stylish designer kitchen equipped with integrated appliances, offering modern functionality and aesthetic appeal that saves the buyer from immediate upgrade costs.
- Spacious bedrooms: Both bedrooms are generously proportioned and include built-in wardrobes, providing ample storage space and comfortable private quarters for residents or potential rental tenants.
- Modern family bathroom: The apartment includes a large family bathroom finished to a good standard, ensuring comfortable daily routines without feeling cramped or lacking necessary sanitary amenities.
- Efficient gas heating: Fitted with a reliable gas central heating system, the home provides responsive and controllable warmth throughout the cooler months compared to older electric storage heating alternatives.
- Double glazed windows: The property benefits from double-glazed PVC windows which help retain heat effectively while providing good acoustic insulation from external neighbourhood sounds.
- Designated parking space: The inclusion of a designated parking spot removes the daily stress of searching for a secure place to leave your vehicle within a busy residential development.
- Hospital proximity advantage: Being situated just a few minutes' walk from Portlaoise Hospital makes this an exceptionally convenient location for healthcare professionals seeking a short and easy commute.
- Motorway access convenience: The M7 motorway is approximately a one-minute drive away, offering motorists a seamless connection to major arterial routes for hassle-free daily commuting to Dublin or Limerick.
- Walking distance amenities: Everyday necessities including local shops, schools, hotels, and leisure facilities are all within comfortable walking distance, reducing reliance on private vehicles for daily errands.
- Popular residential development: Located in a very popular and established development, the property benefits from strong historical neighborhood desirability which historically supports solid capital retention and demand.
- First time buyer appeal: With a manageable asking price and a two-bedroom layout, this home represents an ideal stepping stone for first-time buyers entering the property market.
- Downsizing suitability: The apartment layout offers single-level living and low maintenance requirements, making it a practical and attractive option for older buyers looking to downsize from larger houses.
- Strong rental potential: Given the high demand for rental accommodation near the hospital and motorway, investors can anticipate steady tenant interest and attractive potential rental yields.
- On site management: The development features an on-site management company, ensuring that common areas, landscaping, and structural maintenance are regularly attended to for residents' peace of mind.
- Natural light flow: As a first-floor unit positioned in a modern building, the property benefits from pleasant elevated outlooks and good natural light penetration through multiple windows.
- Compact floor area: The 66 square meter footprint strikes a practical balance between manageable utility bills and functional living space, avoiding excessive heating and cleaning overheads.
- Established local community: Portlaoise offers a thriving local community with extensive educational, recreational, and commercial infrastructure, ensuring a high quality of life for new residents.
- Active selling agent: The property is represented by an established local agency, providing buyers with clear communication channels and professional support throughout the purchasing process.
But keep in mind:
- Management company fees: Buyers must investigate the annual service charges levied by the management company, as ongoing fees for common area maintenance will directly impact monthly ownership costs.
- First floor access: Being located on the first floor means daily access relies on stairs rather than a lift, which could present mobility challenges or make moving heavy furniture difficult.
- Apartment sound insulation: Buyers should verify the acoustic insulation between floors and adjoining units, as multi-story apartment living can occasionally involve noise transfer from neighbors.
- Leasehold legal review: As an apartment, the property operates under a leasehold structure, requiring your solicitor to meticulously examine lease terms, ground rents, and remaining lease duration.
- Sinking fund status: Prospective purchasers must request accounts from the management company to verify if a healthy sinking fund exists to cover major future capital expenditures on the building.
- Restricted private outdoor space: Unlike a detached house, apartments typically lack a private garden, relying instead on shared communal grounds for outdoor relaxation.
- Limited expansion potential: The 66 square meter floor area is fixed, meaning growing families or buyers needing a home office may eventually outgrow the two-bedroom layout.
- Parking enforcement policies: Buyers should check the specific rules regarding visitor parking and vehicle registration within the development to avoid potential clamping or towing issues.
- Refurbishment material quality: While the interior presents immaculately, buyers should arrange a thorough structural survey to confirm that hidden cosmetic finishes do not mask underlying maintenance issues.
- Ventilation and condensation: Modern airtight apartments with double glazing can sometimes experience humidity and condensation issues if extraction systems are not utilized correctly.
- Refuse management logistics: Prospective buyers should clarify how waste disposal and recycling are organized within the development, including the location and access rules for communal bins.
- Pet ownership restrictions: Many apartment developments enforce strict rules regarding domestic pets, so buyers with dogs or cats must verify whether animal ownership is permitted.
- External maintenance control: Because exterior upkeep is handled by the management company, owners have limited direct control over the timing or aesthetic choices of communal repairs.
- Insurance cost allocation: Apartment owners typically pay a portion of the overarching block insurance policy through their service charges, which can fluctuate based on broader market trends.
- Local traffic congestion: Proximity to the M7 and hospital can occasionally result in localized rush-hour traffic congestion around access points leading into the development.
- Energy rating verification: While advertised as a B3, buyers should ensure the BER certificate is fully up to date and reflects any recent modifications made during refurbishment.
- Utility provider limitations: Buyers should check which broadband and television providers service the building to ensure high-speed internet availability meets remote working requirements.
- Shared hallway maintenance: The cleanliness and condition of shared internal stairwells and entry corridors depend heavily on the effectiveness of the management company's cleaning schedule.
- Future local development: Buyers should inspect local planning registers to verify whether surrounding undeveloped land is zoned for future commercial or high-density residential projects.
- Resale liquidity trends: The market demand for two-bedroom apartments can sometimes be more sensitive to broader economic shifts and mortgage interest rate changes than detached family homes.
Price positioning
?
- The asking price appears somewhat overvalued because it exceeds historical figures for similar units in the immediate development, reflecting an aggressive pricing strategy by the selling agent to capture peak market sentiment.
- Valuation signals show a strong upward trend in local achieved values over recent years, though the current asking figure pushes the upper bound for a standard two-bedroom apartment configuration.
- This price point could be supported by the exceptional B3 energy rating which qualifies buyers for green mortgages, while it might be undermined by potential buyer resistance to paying peak premiums in this specific estate.
- Additional relevant factors include the property's advantageous proximity to the hospital and motorway access, which heavily enhances commuter appeal and justifies a slight premium over standard regional apartment benchmarks.
Build Analysis
What we know from similar construction types
- The property is a first-floor apartment measuring 66 square metres, featuring two bedrooms, one bathroom, gas central heating, and double-glazed PVC windows.
- The listing notes that the apartment has been beautifully refurbished and finished to a high standard, though a buyer should verify the quality and compliance of any recent internal alterations.
- As an apartment within a managed development, a buyer should investigate the annual management company fees, sinking fund status, and rules regarding designated parking.
- The B3 BER rating qualifies the property for green mortgage products, indicating good energy efficiency.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 700 euro to 950 euro.
- Explanation: Given the 66 square meter floor area and the efficient B3 BER rating, the apartment retains heat well, resulting in moderate annual gas heating expenses.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a predominantly residential and commercial suburban setting with no immediate heavy industrial facilities or active major landfills nearby.
- Any historical industrial uses or regional waste management sites are situated at a sufficient distance, though buyers should verify local environmental records for complete peace of mind.
Flood Safe
9/10Water overflow reports to follow up
- The general Portlaoise area has occasional minor surface water pooling during extreme weather events, but the immediate development is elevated away from major watercourses.
- Standard national flood mapping indicates a very low probability of fluvial or coastal flooding for this specific location, though localized drainage should be checked during independent surveys.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
128 RINUCCINI COURT, DUBLIN ROAD, PORTLAOISE
- Sale date
- Declared sale price
- €78,500.00
116 RINUCCINI COURT, DUBLIN ROAD, PORTLAOISE
- Sale date
- Declared sale price
- €251,000.00
141 RINUCCINI COURT, DUBLIN ROAD, PORTLAOISE
- Sale date
- Declared sale price
- €205,000.00
146 RINUCCINI COURT, DUBLIN ROAD, PORTLAOISE
- Sale date
- Declared sale price
- €192,000.00
109 RINUCCINI COURT, DUBLIN ROAD, PORTLAOISE
- Sale date
- Declared sale price
- €190,000.00
Recent sales in the wider Portlaoise area
12 THE GLEBE, RATHDOWNEY, PORTLAOISE
- Sale date
- Declared sale price
- €280,000.00
15 CLONROOSK ABBEY, PORTLAOISE, LAOIS
- Sale date
- Declared sale price
- €305,000.00
7A STRADBROOK, STRADBALLY RD, PORTLAOISE
- Sale date
- Declared sale price
- €265,000.00
34 ARD BRANAGH, HEATHFIELD, PORTLAOISE
- Sale date
- Declared sale price
- €410,000.00
5 LAKE WAY, KILMINCHY, PORTLAOISE
- Sale date
- Declared sale price
- €367,000.00
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
112 RINUCINNI COURT, DUBLIN ROAD, PORTLAOISE
- Sale date
- Declared sale price
- €189,000.00
Buyer fees*
Associated expenses guide
- Stamp duty: approximately 1 percent of the purchase price, amounting to 2,450 euro.
- Solicitor legal fees: estimated between 1,500 euro and 3,000 euro plus outlay.
- Land registration fees: around 175 euro to 700 euro depending on the registration type.
- Property valuation fees: approximately 150 euro to 250 euro.
- Surveyor fees: estimated between 300 euro and 600 euro.
- Annual home insurance: approximately 350 euro to 600 euro.
Forum Talk
What people are saying about this area
- Residents frequently highlight Rinuccini Court as a well-maintained and highly convenient development in Portlaoise.
- Commuters regularly praise the location for its exceptionally quick access to the M7 motorway and proximity to local bus routes.
- The area's walking distance to Portlaoise Hospital and local amenities makes it a popular topic for those seeking convenience.
- Local discussions often note steady demand for properties in this part of the Dublin Road due to strong rental interest and first-time buyer appeal.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The apartment has two bedrooms and is well-presented, but its first-floor apartment layout and 66 m² floor area offer limited indoor play space compared to a house with a private garden.
- Teenagers5/10
Two bedrooms provide basic accommodation, but a single bathroom and limited square footage mean teenagers would have very restricted personal space.
- Multi-generational Living2/10
With only 66 m² of floor area, two bedrooms, and one bathroom, this apartment is entirely unsuitable for multi-generational living.
- Single Buyers9/10
An exceptional fit for single buyers seeking an affordable, beautifully refurbished, and highly convenient first home close to local amenities.
- Couples9/10
A fantastic option for couples looking for a low-maintenance, ready-to-move-in two-bedroom property with great commuting links.
- Empty Nesters8/10
Downsizing is well-supported by the apartment's manageable single-level layout, low-maintenance profile, and central Portlaoise location.
- Retirees7/10
Conveniently close to healthcare facilities like Portlaoise Hospital and local amenities, though being a first-floor apartment means stairs must be considered.
Work
3 areas- Remote Working7/10
The apartment offers a comfortable indoor environment, though buyers should verify broadband speeds for heavy remote working.
- Hybrid Commuting9/10
Outstanding location approximately one minute's drive from the M7 motorway, making hybrid commuting exceptionally convenient.
- Retired8/10
Proximity to Portlaoise Hospital and walking distance to shops makes retirement living practical, subject to managing first-floor stairs.
Practical
8 areas- Ageing in Place4/10
Being a first-floor apartment accessed via stairs makes long-term ageing in place less practical without elevator access.
- Low Maintenance9/10
An immaculate first-floor apartment with an on-site management company ensures very low external and structural maintenance.
- Secure Gated Entry5/10
Features designated parking and is part of a popular development, though buyers should verify specific security gate details.
- Minimalist Design8/10
Compact 66 m² floor area, clean modern finishes, and fitted wardrobes lend themselves well to a minimalist lifestyle.
- Flexible Floor Plans4/10
As a standard two-bedroom apartment, the layout is fixed with limited room for structural reconfiguration.
- Heritage Home2/10
This is a modern, refurbished apartment rather than a period or heritage property.
- Ecological Setup8/10
Benefits from an excellent B3 BER rating, meaning it qualifies for a Green Mortgage and demonstrates good energy efficiency.
- Outdoor areas3/10
The property includes designated parking and managed grounds but lacks a private rear garden or dedicated outdoor amenity space.
Interests
9 areas- Gardening2/10
As a first-floor apartment with designated parking and managed grounds, there is no private garden space for dedicated gardening.
- Walking8/10
Everyday amenities, shops, and local facilities are within easy walking distance from the development.
- Gym8/10
Leisure facilities and local gyms in Portlaoise are easily accessible from this central location.
- Cycling6/10
The town-based location allows for cycling to local amenities, though riders should navigate standard urban traffic.
- Golf6/10
Portlaoise offers local golfing opportunities a short drive away, though not directly on the doorstep.
- Fishing4/10
While County Laois has regional angling spots, they require travel outside the immediate town center.
- Horse Riding4/10
Equestrian facilities exist in the wider Laois region but necessitate transport from this urban apartment.
- Water Sports2/10
Inland Portlaoise lacks immediate access to major water sports venues.
- Entertaining6/10
Features a stylish designer kitchen and a comfortable living accommodation space, though overall room for hosting large gatherings is constrained by the 66 m² size.
Lifestyle
5 areas- Quiet Living6/10
Located in a popular residential development just off the Dublin Road, offering reasonable residential peace, though some urban traffic sounds may be present.
- Rural Living2/10
This is an urban apartment setting within Portlaoise town, offering very little connection to a rural environment.
- Village Living7/10
Shops, schools, hotels, and leisure facilities are within easy walking distance, providing a convenient community-focused feel.
- Coastal Living1/10
Portlaoise is an inland town with no proximity to the coast.
- Urban Living8/10
Positioned very close to local amenities, Portlaoise Hospital, and transport links, making day-to-day urban convenience very high.
Social
6 areas- Community Involvement6/10
An on-site management company and popular development setting offer some community structure, augmented by local town activities.
- Café Culture7/10
Portlaoise town center amenities and local hotels are within walking distance for dining and coffee.
- Nightlife6/10
Local pubs, hotels, and entertainment venues in Portlaoise are accessible, though options are typical of a regional town.
- Health/Wellness groups7/10
Proximity to leisure facilities and Portlaoise Hospital supports access to local wellness and fitness groups.
- Networking Opportunities5/10
Primarily a residential suburban apartment setting, requiring travel to dedicated hubs for professional networking.
- Tech-Hub Connectivity5/10
Buyers should verify local fiber-optic broadband infrastructure to ensure high-tier tech connectivity.
Listing information
- Agent
- Property Partners Buggy
- Phone
- 056 7796161
- Published on HouseDelve
- 26 September 2026
- Correction
- Report an issue
HD-EA9AB0HouseDelve · 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.