12 Elm Lawn, Portlaoise, Portlaoise, Co. LaoisR32A8DT
€370,000
4 Bed~2 Bath~113 m²~BER C
What you'll like:
- Showhouse condition interior: The property has been recently refurbished to an extraordinary standard with stylish decor and quality finishes, meaning you can move in immediately without undertaking costly renovations.
- Exclusive development setting: Situated in a beautiful small development of quality detached homes with a magnificent green area, providing a secure and pleasant environment for family recreation.
- Enhanced privacy positioning: Located close to the entrance with no property directly behind, offering a level of seclusion and privacy that is exceptionally rare to find in modern residential developments.
- Impressive kerb appeal: Nicely set back from the road with a neat tarmac driveway and newly installed sliding sash windows, immediately confirming the home as a distinguished and well-maintained residence.
- Welcoming entrance hall: Features elegant wall panelling and attractive flooring that sets a sophisticated tone and creates an inviting first impression upon entering the dwelling.
- Spacious living room: Boasts warm timber flooring, decorative panelling, and a feature stove, creating a comfortable and inviting setting designed for relaxation and family gatherings.
- Dedicated dining space: A separate dining room provides excellent space for formal family meals and entertaining guests, complemented by practical built-in shelving and a contemporary inset fireplace.
- Flexible accommodation layout: Comprises four bright and well-proportioned rooms, with one currently arranged as a home office, demonstrating the layout's adaptability to modern remote working needs.
- Ensuite master convenience: One of the four bedrooms benefits from a smartly finished ensuite shower room, adding an extra layer of daily comfort and privacy for the occupants.
- Walk-in family bathroom: A well-appointed family bathroom completes the interior accommodation, finished to a high standard to match the exceptional quality of the rest of the home.
- Abundant natural light: The interior layout benefits from excellent natural light throughout, enhancing the cheerful atmosphere and making the living spaces feel even more expansive.
- Private rear garden: Features a large lawn area that is totally secluded, creating a safe haven for children to play and an ideal space for outdoor leisure activities.
- Detached concrete garage: Includes a large detached concrete-built garage that offers tremendous opportunities for a multitude of uses such as storage, a workshop, or hobby space.
- Excellent walking accessibility: Conveniently situated within comfortable walking distance of local schools, shops, the train station, and the main town centre facilities.
- Direct public transport: The new Portlaoise bus service stops adjacent to the entrance, giving round-the-clock access to all the town's essential amenities and transport links.
- Major retail proximity: Both Tesco and Dunnes Stores are located within walking distance, making routine grocery shopping and daily errands remarkably convenient for residents.
- Detached bungalow format: Detached single-story homes in such prime locations are scarce on the market, offering long-term accessibility benefits without stairs.
- Stable asking price: The recorded asking price history shows the price has remained stable at 370000 euros since tracking began, indicating a firm vendor expectation without erratic price fluctuations.
- Mains utility connection: Connected to mains electricity and mains sewerage, ensuring straightforward and reliable utility management compared to rural properties reliant on septic tanks.
- Established residential neighbourhood: Positioned in a proven residential location in Portlaoise, which historically supports strong local demand and long-term capital preservation for homeowners.
But keep in mind:
- Moderate energy rating: The property holds a BER rating of C, which means buyers should budget for potential future energy upgrades to improve thermal efficiency and reduce heating costs.
- Energy certificate validity: The BER certificate number 114355399 should be independently verified by your surveyor to ensure no subsequent structural alterations have impacted the home's energy profile.
- Garage planning compliance: Buyers should investigate whether the large detached concrete-built garage has full planning permission and compliance certification for any intended future uses.
- Boundary line verification: Given the exclusive layout and green areas, purchasers must ensure their legal representative confirms the exact boundaries and any shared maintenance obligations for common spaces.
- Traffic noise proximity: Being close to the entrance of the development might expose the front of the house to occasional visitor traffic and vehicle movements from the main access road.
- Single-story space constraints: While offering four bedrooms and over 112 square meters, prospective buyers should verify if the internal footprint fully meets their long-term storage and spatial needs.
- Refurbishment material quality: Buyers should have a thorough structural survey conducted to independently assess the quality and longevity of the recent cosmetic and structural refurbishments.
- Potential upgrade costs: Although presented in walk-in condition, future maintenance will be required to upkeep the extensive timber flooring, wall panelling, and newly installed sliding sash windows.
- Development management fees: Investigate whether there are any active residents associations, management companies, or annual service charges applicable for the upkeep of the central green area.
- Future expansion limits: Because the property is a detached bungalow on a specific plot, any plans for future attic conversions or extensions should be checked against local planning regulations.
- Heating system efficiency: The listing mentions a feature stove and inset fireplace, but buyers should verify the primary central heating system type, age, and overall operational efficiency.
- Ventilation and damp checks: The extensive interior panelling and modern cosmetic finishes should be inspected by a professional to ensure adequate wall ventilation and the absence of hidden moisture issues.
- Local school capacity: Proximity to local schools is a positive, but families should verify current enrollment capacities and catchment criteria with nearby educational institutions.
- Town centre congestion: Walking distance to the town centre and train station is convenient, but peak-hour traffic congestion nearby could impact local driving times and ease of access.
- Retail foot traffic: Proximity to major supermarkets like Tesco and Dunnes Stores can occasionally generate increased local vehicular traffic around the wider neighbourhood approaches.
- Pricing strategy reflection: The stable asking price of 370000 euros since initial observation suggests firm seller expectations, potentially limiting room for aggressive initial negotiations.
- Comparable market valuation: Buyers should commission an independent valuation report to confirm that the asking price accurately reflects current local market values for comparable detached homes.
- Sewerage network capacity: While connected to mains sewerage, it is prudent to check with local authorities regarding the long-term capacity and storm-water management of the local network.
- Electrical system compliance: Although refurbished, ensure that a certified electrician inspects the consumer unit and wiring to guarantee all modern safety standards are fully met.
- Insurance underwriting checks: The presence of trees, detached outbuildings, or specific construction materials should be disclosed to home insurers early to secure standard premium rates.
Price positioning
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- The asking price of €370,000 for this detached bungalow appears positioned notably above general regional norms and local recorded transactions, suggesting a strong valuation premised heavily on its turnkey refurbishment rather than standard market baselines.
- Upward valuation signals stem from the comprehensive modern renovations, showhouse interior condition, rare detached status within a small development, and valuable additional assets such as a large concrete-built garage and completely private rear garden.
- Factors that could support this ambitious pricing include high buyer demand for fully upgraded, walk-in properties with excellent energy ratings and central convenience, whereas the C BER rating could potentially undermine it against newer or more energy-efficient builds.
- The stable asking-price history without reductions indicates firm seller confidence, implying that negotiating room may be limited and that the marketing strategy relies entirely on securing a niche buyer willing to pay a premium for immediate comfort and exclusivity.
Build Analysis
What we know from similar construction types
- The property is a detached bungalow featuring four bedrooms, a floor area of 112.7 square meters, and a large detached concrete-built garage.
- The listing indicates the property has been recently refurbished to a high standard, including new sliding sash windows and internal decorative finishes.
- Buyers should verify the structural integrity of the detached garage and ensure any recent internal alterations or extensions comply with local planning and building regulations.
- Given the installation of features such as a feature stove and inset fireplace, buyers should check that all heating appliances and chimneys have been certified and comply with current fire safety and ventilation standards.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 1,500 euro to 2,000 euro.
- This estimate accounts for a 112.7 square metre detached bungalow with a BER rating of C and a feature stove in the living room, reflecting moderate energy efficiency.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The property is located in an established residential area within Portlaoise with a manageable separation distance from nearby mapped river flood zones.
- Official mapping studies indicate low overall exposure for the general neighbourhood, suggesting that significant river or local flooding events rarely impact this specific immediate setting.
- Standard surface water management during intense rainfall events remains a sensible general consideration for properties in this region, though no specific historical flood vulnerabilities are highlighted for this address.
The property is outside the mapped flood area. But the nearest mapped area is approximately 76 metres away.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
6 ELM LAWNS, OFF MOUNTMELLICK RD, PORTLAOISE
- Sale date
- Declared sale price
- €285,000.00
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
No confidently matched previous sale was found in the Property Price Register.
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €3,700 — 1% of €370,000.
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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 3,000 euro plus VAT and outlays.
- Land registration fees: approximately 400 euro to 800 euro depending on the registration type.
- Property valuation fees: approximately 150 euro to 300 euro.
- Surveyor fees: approximately 500 euro to 1,200 euro depending on the level of detail.
- Annual home insurance: approximately 400 euro to 800 euro depending on the coverage and policy details.
Forum Talk
What people are saying about this area
- Local discussion highlights strong demand for detached family homes within walking distance of Portlaoise town centre and the train station.
- Residents frequently praise the convenience of local amenities, noting proximity to major supermarkets like Tesco and Dunnes Stores.
- Community forums often mention the benefits of the new local bus service providing reliable access around the town.
- The exclusive and mature nature of smaller developments like Elm Lawn is viewed positively by prospective buyers seeking established neighborhoods.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
The property features four well-proportioned bedrooms and is located within a small exclusive development boasting a magnificent green area for family recreation, making it ideal for young children.
- Teenagers8/10
With four bedrooms, a spacious living area, and walking distance access to schools, the town centre, and local transport links, teenagers will appreciate the independence and space.
- Multi-generational Living7/10
As a spacious detached bungalow with flexible accommodation including an ensuite and multiple reception rooms, it accommodates multi-generational living well, though single-level living would benefit from checking specific accessibility adaptations.
- Single Buyers7/10
A high-standard, walk-in condition 4-bedroom home might exceed space requirements for a single buyer, but the proximity to town amenities and the train station offers great convenience.
- Couples9/10
Presented in showhouse condition with a separate dining room, stylish decor, and a private rear garden, this property is exceptionally well-suited for couples looking to settle or upsize.
- Empty Nesters8/10
Being a beautifully refurbished bungalow layout, it offers great potential for ageing in place and low-maintenance single-floor living while retaining ample space for visiting family.
- Retirees8/10
The single-level bungalow style combined with walking distance to shops, the train station, and local healthcare or town amenities makes this a comfortable option for retirees.
Work
3 areas- Remote Working9/10
One of the four bedrooms is currently arranged as a home office, highlighting the excellent flexibility and space available for remote working setups.
- Hybrid Commuting9/10
The property is within walking distance of the Portlaoise train station and the local bus service, making it highly practical for hybrid commuters travelling to major hubs.
- Retired8/10
The bungalow structure and proximity to town amenities make it very convenient for those who are retired.
Practical
8 areas- Ageing in Place9/10
As a detached bungalow with single-level living and a convenient location close to medical and town facilities, it is exceptionally well-suited for ageing in place.
- Low Maintenance8/10
Recently refurbished to an extraordinary standard and presented in showhouse condition with a tarmac driveway, minimizing immediate maintenance needs.
- Secure Gated Entry3/10
The listing does not indicate a gated entry, though the property is set within an exclusive small development offering a private feel.
- Minimalist Design5/10
The interior features traditional and decorative elements such as wall panelling, timber flooring, and built-in shelving rather than ultra-minimalist styling.
- Flexible Floor Plans8/10
Four well-proportioned bedrooms with one currently utilized as a home office demonstrate the excellent adaptability of the layout.
- Heritage Home3/10
This is a modern, recently refurbished detached bungalow rather than a period or heritage property, though it features charming new sliding sash windows.
- Ecological Setup5/10
The property features a BER rating of C; buyers looking for high energy efficiency or eco-friendly retrofits should investigate further upgrades.
- Outdoor areas9/10
Includes a magnificent estate green area for recreation, a private secluded rear garden with a large lawn, and a large detached concrete-built garage offering multiple uses.
Interests
9 areas- Gardening8/10
Features a beautiful private garden with a large lawn area, providing a great canvas for enthusiastic gardeners.
- Walking8/10
The property's location within walking distance of the town centre, local shops, and schools encourages regular walking.
- Gym7/10
Proximity to Portlaoise town facilities provides easy access to local fitness centres and health clubs.
- Cycling7/10
The suburban setting and proximity to the town infrastructure make it accessible for local cycling, though buyers should verify dedicated bike lane networks.
- Golf6/10
Portlaoise offers local golfing facilities nearby, though transport via car would typically be required to reach the course.
- Fishing5/10
While County Laois has regional angling spots, buyers interested in fishing would need to travel beyond the immediate urban area.
- Horse Riding5/10
Equestrian facilities can be found in the broader County Laois region, but are not directly adjacent to the property.
- Water Sports2/10
As an inland location, water sports opportunities are limited locally.
- Entertaining9/10
Equipped with a separate dining room featuring built-in shelving, an inviting living room with a feature stove, and a private secluded rear garden ideal for hosting.
Lifestyle
5 areas- Quiet Living8/10
Set in a small, exclusive development with no property directly behind and nicely set back from the road, the home offers a high level of privacy and quiet.
- Rural Living5/10
While the property enjoys a private feel and a large secluded garden, it is situated within a suburban development in Portlaoise close to urban conveniences rather than a truly rural setting.
- Village Living6/10
The location combines the feel of a small residential community with immediate access to local town amenities and transport networks.
- Coastal Living1/10
Portlaoise is an inland town with no proximity to the coast.
- Urban Living7/10
The home is within walking distance of schools, shops, the train centre, and the town bus service, offering strong urban connectivity.
Social
6 areas- Community Involvement8/10
Located in a small, exclusive development with a shared green area and close proximity to the town centre, fostering a strong sense of community.
- Café Culture7/10
Walking distance to Portlaoise town centre provides easy access to local cafes, shops, and social spots.
- Nightlife6/10
Proximity to the town centre allows for easy access to local pubs and evening entertainment options.
- Health/Wellness groups7/10
Local town facilities support participation in community wellness groups, pilates & stretching classes, and fitness activities.
- Networking Opportunities6/10
Good transport links via the train station and bus service connect residents to broader regional business and networking events.
- Tech-Hub Connectivity6/10
While the home office setup is ideal, buyers should verify specific broadband speeds available at the property for high-bandwidth tech requirements.
Listing information
- Agent
- Hume Auctioneers
- Phone
- 057 868 1111
- Current status
- active
- Published on HouseDelve
- 3 September 2026
- Correction
- Report an issue
HD-1E6599HouseDelve · 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.