
12 Cathedral Close, Tullow Street, Carlow, County CarlowR93W263
€220,000
2 Bed~1 Bath~57 m²~BER D
What you'll like:
- Town Centre Location: Situated directly on Tullow Street in Carlow town centre, providing effortless walking access to all local shops, cafés, and restaurants.
- Private Front Courtyard: Features an enclosed and secluded outdoor courtyard accessed via a private entrance, creating a peaceful oasis away from urban street noise.
- Abundant Natural Light: Designed with a long, bright hallway and windows that fill the interior spaces with natural sunlight, producing a warm and inviting atmosphere.
- Indoor Outdoor Flow: Includes French doors opening directly from the comfortable living room into the courtyard, perfect for seamless outdoor dining and morning relaxation.
- Well Proportioned Bedrooms: Comprises two properly sized bedrooms, both equipped with convenient fitted wardrobe storage to maximize usable floor space for residents.
- Skylight Bathroom: Features a bright main bathroom illuminated by a modern Velux roof window, enhancing ventilation and natural daylight in the washing area.
- Integrated Airing Cupboard: Includes a dedicated airing cupboard providing added daily comfort and warm towels directly after using the bathtub or shower facilities.
- Practical Utility Room: Benefits from a separate utility room that keeps laundry appliances organized and improves the everyday functionality of this compact townhouse.
- Gas Fired Heating: Equipped with gas-fired central heating systems to deliver reliable and easily controllable warmth throughout the entirety of the fifty seven square metre dwelling.
- Attractive Entry Pricing: Offered at an accessible asking price of €220,000, presenting an affordable entry point for first-time buyers entering the local housing market.
- Ideal Downsizing Option: Provides a manageable single-level layout and low-maintenance exterior space that suits older downsizers seeking simpler town-centre living arrangements.
- Strong Rental Potential: Appeals strongly to residential property investors looking for a distinctive and central rental asset with consistent tenant demand in Carlow.
- Walkable Daily Amenities: Places all essential everyday urban services within easy walking distance, reducing reliance on private motor vehicles for routine shopping trips.
- Good General Condition: Presented in clean and habitable condition throughout, allowing new occupants to move in immediately without undertaking mandatory initial redecoration works.
- Compact Floor Plan: Features an efficient fifty seven square metre footprint that keeps domestic heating bills and routine property maintenance tasks exceptionally low.
- Secluded Atmosphere: Tucked safely away behind a private entrance, offering an unexpected sense of seclusion despite its bustling central commercial street address.
- Easy Exterior Maintenance: The paved exterior courtyard requires minimal upkeep compared to traditional gardens, making it ideal for busy professionals or frequent travellers.
- Fitted Kitchen Layout: Includes a fully fitted small kitchen positioned conveniently off the main living room for efficient meal preparation and serving.
- Established Neighborhood: Located in a recognized residential enclave close to historic landmarks like the cathedral, offering a distinct sense of local community character.
- Viewing Recommendation: Highly recommended by the selling agent for physical inspection, enabling interested buyers to fully appreciate the unique charm and privacy firsthand.
But keep in mind:
- Suboptimal BER Rating: Carries a D energy rating with a performance indicator of 234.95 kWh/m2/yr, indicating that the property is relatively energy inefficient.
- High Retrofit Costs: Buyers should budget for potential thermal insulation and window upgrades to improve the poor BER rating and lower future energy bills.
- Modest Floor Area: Offers a total floor area of only 57 square metres, which may feel cramped for growing families or buyers with excessive storage needs.
- Untested Building Services: The selling agent explicitly notes that heating apparatus, fixtures, and fittings have not been tested prior to marketing the property.
- Plumbing Due Diligence: Prospective buyers must independently inspect the gas-fired central heating and plumbing networks to confirm they are in safe working order.
- Limited Kitchen Space: Described as a small kitchen, which might restrict culinary enthusiasts who prefer expansive food preparation counters and extensive appliance spaces.
- Single Bathroom Constraint: Features only one bathroom to service both bedrooms, potentially causing morning congestion for couples or visiting household guests.
- Courtyard Privacy Limits: While private, the courtyard is enclosed within a town-centre cluster, meaning some ambient urban noise from neighbors or streets may carry over.
- Potential Parking Restrictions: Tullow Street locations often lack dedicated off-street parking bays, so buyers need to verify local parking permits or availability.
- Extension Limitations: The compact nature of the plot and surrounding town-centre layout suggest that future physical extensions could face significant architectural constraints.
- Management Company Fees: Buyers' legal representatives should investigate whether this courtyard development operates under a management company or shared service charges.
- Ventilation Verification: The reliance on a Velux window in the bathroom makes it critical to check for adequate mechanical extraction to prevent moisture buildup.
- Storage Constraints: Beyond fitted bedroom wardrobes and an airing cupboard, overall storage capacity is limited due to the modest fifty seven square metre footprint.
- Unverified Floor Plans: Measurements provided in listing materials are approximate, so purchasers should commission an independent measured survey before signing contracts.
- Appliance Condition: Built-in kitchen and utility appliances should be thoroughly checked during a pre-purchase survey to ensure they do not require immediate replacement.
- Roof Inspection Needed: Buyers should instruct a surveyor to examine the roof structure and skylight flashings to ensure complete weatherproofing and avoid hidden leaks.
- Resale Liquidity Factors: D-rated properties of smaller square footage may experience slower appreciation rates compared to larger modern suburban family homes.
- Urban Environment Factors: Proximity to town-centre nightlife and commercial activity could occasionally introduce foot traffic sounds or early morning delivery noise.
- Insulation Inspection: Due to the older energy rating, buyers must verify the depth and quality of attic and wall insulation during the engineering survey phase.
- Legal Title Checks: Solicitors must carefully review the exact boundary lines and right-of-way access leading through the private entrance into Cathedral Close.
Price positioning
?
- The asking price appears somewhat overvalued relative to nearby recorded transactions, sitting higher than verified local sales for similarly compact properties in the immediate vicinity.
- Upward pricing signals include the desirable town-centre setting and private courtyard features, whereas the modest fifty-seven square metre floor area and moderate energy rating temper strong capital growth expectations.
- Strong buyer demand for central housing options and good general presentation could adequately support the quoted figure, though higher interest rates might undermine aggressive bidding above this level.
- Relevant considerations involve potential energy upgrade costs required to improve the thermal efficiency rating alongside strong ongoing rental demand from downsizers and first-time buyers seeking convenience.
Build Analysis
What we know from similar construction types
- The property is a two-bedroom townhouse measuring 57 square metres with a private front courtyard and French doors leading from the living room.
- Features gas-fired central heating, a separate utility room, and a bathroom with a Velux skylight.
- A buyer should investigate the boundary arrangements, management or maintenance responsibilities for the private courtyard and shared access points behind the town-centre entrance.
- A buyer should verify compliance with local planning and building regulations, particularly regarding any historical alterations or extensions given its town-centre infill location.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a BER rating of D, indicating that energy efficiency is below modern standards.
- A deep retrofit to bring the property to a B2 rating or higher would likely cost between 30,000 and 50,000 euros, depending on the extent of wall insulation, window upgrades, and heating system modernisations required.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,100 to €1,400.
- Explanation: With a floor area of 57 m² and a D BER rating indicating moderate energy efficiency, gas-fired central heating costs will vary based on personal usage and local energy tariffs.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in an established urban setting with no immediate apparent proximity to heavy industrial facilities, incinerators, or major active landfills.
- Any historical urban land use or legacy concerns are typical of town-centre locations and should be verified through standard environmental searches if desired.
Flood Safe
8/10Water overflow reports to follow up
- Broad environmental mapping indicates the general area is at a low overall risk of significant flooding, though proximity to regional watercourses means local surface water checks are advisable.
- Buyers should consult detailed local authority flood maps and verify insurance availability for peace of mind.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
10 CATHEDRAL CLOSE, CARLOW, CARLOW
- Sale date
- Declared sale price
- €195,000.00
139 TULLOW ST, CARLOW, CARLOW
- Sale date
- Declared sale price
- €111,000.00
139 TULLOW ST, CARLOW, CARLOW
- Sale date
- Declared sale price
- €100,000.00
Recent sales in the wider Carlow area
76 BURRIN MANOR, CARLOW, CARLOW
- Sale date
- Declared sale price
- €230,000.00
6 BROWN ST, CARLOW, CARLOW
- Sale date
- Declared sale price
- €232,500.00
194 WHITNEY PLACE, CARLOW, CARLOW
- Sale date
- Declared sale price
- €220,000.00
GARRYHUNDON, CARLOW, CO. CARLOW
- Sale date
- Declared sale price
- €300,000.00
RATHOE, CARLOW, CARLOW
- Sale date
- Declared sale price
- €385,000.00
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 €2,200 (1% of the asking price for properties up to €1 million).
- Solicitor legal fees: roughly €1,500 to €2,500 plus outlay and VAT.
- Land registration fees: around €175 to €700 depending on the application type.
- Property valuation fees: approximately €150 to €300.
- Surveyor fees: roughly €400 to €800 depending on the level of detail required.
- Annual home insurance: approximately €350 to €600.
Forum Talk
What people are saying about this area
- Locals on community forums frequently highlight Tullow Street as a very convenient location for town-centre living, praising its walkability to local shops and cafés.
- Residents often discuss the charming character of hidden town-centre enclaves and courtyard properties in Carlow, noting their quiet atmosphere despite central positioning.
- Community groups note ongoing local authority initiatives to enhance pedestrian access and streetscapes throughout Carlow town centre.
- Discussions regarding town-centre properties often mention the strong rental demand from downsizers and first-time buyers looking for low-maintenance accommodation.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children4/10
With a floor area of 57 m² and two bedrooms, space is limited for young children. There is a private courtyard, but the lack of a traditional private garden means less room for play equipment.
- Teenagers3/10
The compact 57 m² layout and single bathroom offer very little personal space or privacy for teenagers, making this less suitable for growing families.
- Multi-generational Living2/10
The small two-bedroom footprint lacks the separation and space required to comfortably accommodate multiple generations under one roof.
- Single Buyers9/10
This delightful two-bedroom townhouse is ideally sized for a single buyer seeking a manageable, central home with charming private outdoor space.
- Couples8/10
A wonderful option for couples starting out or downsizing, offering a cozy living environment, a private courtyard, and a convenient town-centre location.
- Empty Nesters9/10
An easy-to-maintain layout and single-level feel make this a great choice for empty nesters wanting to trade a larger home for a manageable footprint close to amenities.
- Retirees8/10
The town-centre location puts shops and services within walking distance, and the courtyard is low-maintenance, though buyers should verify accessibility features.
Work
3 areas- Remote Working7/10
The two-bedroom layout allows one room to be used as a home office, though buyers should verify broadband speeds.
- Hybrid Commuting8/10
The town-centre setting offers good convenience for transport links when commuting part of the week.
- Retired9/10
An easy-to-maintain home with amenities close at hand makes it a practical option for retirement.
Practical
8 areas- Ageing in Place6/10
The compact single-floor feel is helpful, but buyers should investigate whether any modifications are needed for long-term accessibility.
- Low Maintenance9/10
The 57 m² floor area and easy-to-maintain exterior courtyard mean very little upkeep is required.
- Secure Gated Entry8/10
The property is tucked away behind a private entrance, offering a secure and secluded feel.
- Minimalist Design8/10
The efficient layout and bright, open-plan living areas lend themselves well to a minimalist lifestyle.
- Flexible Floor Plans5/10
With a smaller footprint of 57 m², layout flexibility is somewhat limited by the existing two-bedroom structure.
- Heritage Home4/10
While full heritage status is not specified, the townhouse style in a central location offers traditional charm.
- Ecological Setup4/10
The property features a D BER rating, meaning energy efficiency upgrades may be worth investigating by the buyer.
- Outdoor areas6/10
Features a charming private courtyard with French doors from the living room, ideal for outdoor dining though lacking a lawn.
Interests
9 areas- Gardening4/10
There is no traditional garden, but the private courtyard is well suited for patio furniture and raised planters.
- Walking9/10
With all town amenities within walking distance, it is very convenient for daily strolls and errands on foot.
- Gym7/10
The central location typically provides good access to local fitness facilities within the town.
- Cycling7/10
Town-centre living makes short trips by bicycle straightforward, though buyers should verify secure bike storage options on site.
- Golf6/10
Regional golf facilities are generally accessible by car from the town area.
- Fishing5/10
Proximity to local rivers depends on the specific waterways in the area, which buyers should verify.
- Horse Riding4/10
Equestrian facilities are more typically found in the surrounding countryside rather than the immediate town centre.
- Water Sports3/10
The inland location means water sports opportunities are limited compared to coastal or lakeside areas.
- Entertaining7/10
The open-plan living room with French doors opening onto the private courtyard creates a lovely flow for hosting guests outdoors.
Lifestyle
5 areas- Quiet Living8/10
Tucked away behind a private entrance, the property provides a surprising sense of peace and seclusion despite its central location.
- Rural Living2/10
Located directly in the heart of the town centre, this property offers an urban setting rather than the wide-open spaces of the countryside.
- Village Living6/10
While set in an urban environment rather than a village, the close-knit feel of the courtyard and walking distance to local shops offer a community atmosphere.
- Coastal Living1/10
The property is situated inland in County Carlow and has no proximity to the coast.
- Urban Living9/10
Positioned right in the town centre, shops, cafés, and restaurants are all within easy walking distance, making it ideal for urban convenience.
Social
6 areas- Community Involvement7/10
Being positioned in the heart of the town supports engagement with local community groups and activities.
- Café Culture9/10
With cafés and restaurants within walking distance, residents can easily enjoy local social spots.
- Nightlife8/10
The central location provides easy access to local pubs, restaurants, and evening venues.
- Health/Wellness groups7/10
Town-centre amenities typically include access to local wellness classes, pilates & stretching studios, and healthcare services.
- Networking Opportunities6/10
Local events and businesses in the town provide standard opportunities for professional and social networking.
- Tech-Hub Connectivity5/10
Buyers should verify the local broadband infrastructure and speeds to ensure suitability for tech-heavy roles.
Listing information
- Agent
- Kehoe Auctioneers
- Phone
- 059 913 1678
- Published on HouseDelve
- 9 September 2026
- Correction
- Report an issue
HD-95E1F8HouseDelve · 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.