Photograph 1 of 38 of 13 Block A, Stradbrook Apartments, Stradbally Road, Portlaoise, Co. Laois
1 / 38

13 Block A, Stradbrook Apartments, Stradbally Road, Portlaoise, Co. LaoisR32XK59

€250,000

2 Bed~2 Bath~87 m²~BER B2

What you'll like:

  • Impressive energy rating: The property boasts a B2 energy rating, which enhances heating efficiency and potentially qualifies the buyer for lower green mortgage interest rates.
  • Spacious floor area: Offering 87.07 square meters of living space, this apartment is larger than typical two-bedroom units, providing comfortable room sizes.
  • Convenient ground floor: Being situated on the ground floor ensures easy step-free access, which is highly advantageous for daily mobility and moving heavy items.
  • Secure underground parking: The unit includes a designated parking space within a secure underground facility accessed via a lift, ensuring vehicle safety.
  • Ample visitor parking: The underground car park provides plenty of spaces for visiting guests, removing street parking hassles.
  • Private outdoor balcony: A fenced outdoor balcony measuring 5.6m by 1m offers private external space to relax or enjoy fresh air.
  • Dual access location: The development sits conveniently between the Stradbally and Dublin roads, allowing flexible travel routes in and out of the area.
  • Central town proximity: Positioned within a five-minute walk of Portlaoise Town Centre, residents enjoy effortless access to local shops and dining options.
  • Nearby park and playground: The local park and playground are within a short walking distance, making outdoor recreation easily accessible.
  • Healthcare access proximity: The local hospital is within walking distance, offering high convenience for medical professionals or healthcare accessibility.
  • Educational facilities nearby: Various local schools are situated within walking distance, making the location practical for small families or educators.
  • Direct public transport: A bus stop is located directly outside the development, providing convenient transit options without needing a car.
  • Generous living area: The combined living and dining space spans over 24 feet, featuring a fireplace and large floor-to-ceiling windows.
  • Abundant natural light: Floor-to-ceiling windows and doors in the main living zone flood the interior with daylight and connect directly to the balcony.
  • Ample storage capacity: The hallway includes two large built-in storage cupboards measuring approximately 2 meters by 0.5 meters each.
  • Master ensuite bedroom: The master bedroom features fitted mirrored wardrobes and a dedicated private ensuite bathroom tiled from floor to ceiling.
  • Second double bedroom: Bedroom two also includes wood effect flooring and sliding mirrored wardrobes, providing comfortable secondary accommodation.
  • Separate main bathroom: In addition to the ensuite, a fully tiled main bathroom includes a bathtub, wash basin, and toilet.
  • Functional kitchen setup: The kitchen comes equipped with fitted units, a tiled splashback, appliances, and a practical breakfast bar with shelving.
  • Stable asking price: Recorded listing history shows the asking price has remained stable at €250,000, indicating a consistent vendor pricing strategy.
  • Established residential development: Located within the highly sought-after Stradbrook development, indicating strong historical desirability and community establishment.

But keep in mind:

  • Ground floor security: Ground-floor apartments can sometimes present elevated security concerns regarding windows and the private balcony.
  • Potential street noise: Being located on the ground floor near entrance points could expose residents to foot traffic or vehicle noise.
  • Management company fees: Buyers must verify annual service charges and sinking fund contributions, as apartment living involves mandatory maintenance fees.
  • Apartment leasehold terms: Buyers should check the remaining lease term and any restrictive covenants imposed by the management entity.
  • Underground parking height limits: Buyers should verify clearance heights in the secure underground car park to ensure compatibility with larger vehicles.
  • Lift dependency risks: Although the underground car park is accessed via a lift, mechanical outages could temporarily impact step-free basement access.
  • Balcony maintenance responsibility: Buyers must clarify whether balcony upkeep, fencing maintenance, and cleaning fall under private or management company duties.
  • Gas heating efficiency: While the B2 rating is strong, buyers should inspect the gas boiler's age and servicing history to avoid unexpected replacement costs.
  • Window ventilation performance: Floor-to-ceiling windows should be checked for thermal efficiency and secure locking mechanisms, especially on the ground floor.
  • Ensuite size limitations: The master ensuite measures roughly 5.5ft by 5.25ft, offering a compact footprint that may feel tight during daily use.
  • Main bathroom dimensions: The main bathroom is similarly compact at approximately 7.2ft by 5.58ft, limiting spaciousness for family bathing needs.
  • Kitchen spatial separation: The kitchen is positioned in a narrow 18ft by 7.87ft footprint, which might restrict multiple cooks working simultaneously.
  • Lack of property type clarity: The listing does not explicitly state the legal tenure type, requiring verification of whether it is strictly leasehold.
  • Visitor parking availability: While visitor spaces exist, peak hours might see high demand in the underground car park.
  • Potential letting restrictions: Buyers intending to rent out the property should check if rental caps or development-specific leasing rules apply.
  • Insurance cost variations: Ground-floor apartments may attract specific insurance policy conditions or premiums regarding flood or break-in risks.
  • Proximity to main routes: The development links major roads, which could introduce traffic sounds during peak commuting hours.
  • Storage cupboard depth: The hallway storage cupboards are narrow at 0.5 meters deep, limiting the storage of bulky items like bicycles.
  • Shared structural elements: As part of an apartment block, major external roof or facade repairs require collective funding via the owners management company.
  • Market pricing comparison: Buyers should review recent independent comparable sales in Portlaoise to ensure the €250,000 asking price aligns accurately with market value.

Price positioning

?
This comparison depends on limited public and listing evidence, which may be incomplete, outdated or not directly comparable. The score is not a percentage, professional valuation or guaranteed estimate. Ask an independent qualified valuer before relying on a property value.
The asking price looks mildly undervalued compared with the available evidence.
  • The asking price of €250,000 appears slightly undervalued when contrasted with recent verified transactions on the same estate that achieved higher figures, suggesting room for competitive interest.
  • Valuation signals are supported by a strong B2 energy rating and generous floor area, although apartment market segments in regional towns historically experience more measured capital growth ceilings.
  • Strong local amenities, secure underground parking, and proximity to the town centre support the asking price, whereas ground floor security considerations and management fee liabilities could potentially undermine long term buyer enthusiasm.
  • The stable asking price history indicates a straightforward initial pricing strategy by the vendor, aiming to attract immediate market attention without employing speculative overpricing tactics.

Build Analysis

What we know from similar construction types

  • The property is a ground floor apartment situated within Block A of the Stradbrook development, benefiting from an impressive B2 energy rating which indicates good thermal efficiency and lower potential heating costs.
  • Features include gas central heating, floor to ceiling windows and doors in the living area leading to a fenced balcony, and an allocated parking space in a secure underground carpark accessible via lift.
  • A buyer should investigate management company fees, annual service charges, rules regarding the underground parking, and the sinking fund status for the development.
  • It is advisable to check the sound insulation between floors given the ground floor location and verify fire safety compliance for apartment blocks.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost is approximately 800 to 1,100 euro.
  • Explanation: This apartment features a gas central heating system and benefits from a highly efficient B2 energy rating, which helps reduce overall energy consumption and heating expenses compared to lower-rated properties.

Pollution Safe

9/10

Environmental situation to investigate

  • The property is located in an established residential and mixed-use area of Portlaoise, remote from major heavy industrial sites or large-scale waste management facilities.
  • Any minor localized environmental concerns should be independently verified by prospective buyers during their standard due diligence.

Flood Safe

8/10

Water overflow reports to follow up

  • General topographical indicators suggest a relatively low overall risk of significant flooding for the immediate development site.
  • Buyers are advised to consult local authority flood maps and environmental reports to confirm historical surface water patterns in the wider locality.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

  • 7A STRADBROOK, STRADBALLY RD, PORTLAOISE

    Sale date
    Declared sale price
    €265,000.00
  • 1A STRADBROOK, STRADBALLY RD, PORTLAOISE

    Sale date
    Declared sale price
    €240,000.00
  • GLENLAHAN, STRADBALLY RD, PORTLAOISE

    Sale date
    Declared sale price
    €815,000.00
  • 6 THE DOWNS, STRADBALLY ROAD, PORTLAOISE

    Sale date
    Declared sale price
    €554,000.00
  • 63 AGHNAHARNA DRIVE, STRADBALLY ROAD, PORTLAOISE

    Sale date
    Declared sale price
    €430,000.00

Recent sales in the wider Stradbrook Apartments 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: €2,500 — 1% of €250,000.
    ?
    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 to 3,000 euro plus VAT and outlays.
  • Land registration fees: approximately 600 to 800 euro depending on the property value.
  • Property valuation fees: approximately 150 to 300 euro for mortgage purposes.
  • Surveyor fees: approximately 300 to 600 euro for a standard structural survey.
  • Annual home insurance: approximately 350 to 650 euro depending on the level of cover chosen.

Forum Talk

What people are saying about this area

  • Residents in Portlaoise frequently discuss local infrastructure developments and traffic management improvements around the town centre and major approach roads.
  • Community forums highlight the convenience of living within walking distance of local amenities such as the park, playground, hospital, and schools.
  • Public transport links, including nearby bus stops and rail connectivity to Dublin, are common topics of discussion among commuters in the area.
  • Local discussions often touch upon the ongoing demand for well-maintained apartment developments with secure underground parking in the town.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    Being a ground floor apartment within walking distance of the local park, playground, schools, and hospital makes this a convenient location for a young family, though apartment living offers limited private outdoor space compared to a house.

    6/10
  • Teenagers

    The property provides two bedrooms and two bathrooms, but with 87.07 square metres of floor area, space is relatively compact for teenagers who need room for independent study and privacy.

    5/10
  • Multi-generational Living

    A two-bedroom ground floor layout lacks the separate living zones or added square footage typically required for comfortable multi-generational living.

    3/10
  • Single Buyers

    With two bedrooms, two bathrooms, secure underground parking, and a central Portlaoise location near amenities and transport links, this apartment is exceptionally well-suited for a single buyer.

    9/10
  • Couples

    Offers generous open-plan living and dining space, an en-suite master bedroom, and low maintenance, making it ideal for couples at various life stages.

    9/10
  • Empty Nesters

    Ground floor access, secure underground parking with lift access, and a low-maintenance apartment lifestyle appeal strongly to empty nesters looking to downsize.

    8/10
  • Retirees

    Ground floor positioning and proximity to town centre amenities, the hospital, and public transport make this a convenient option, though buyers should verify long-term accessibility features.

    8/10

Work

3 areas
  • Remote Working

    The generous living areas and two bedrooms offer flexibility to set up a home office space, complemented by a strong B2 energy rating for year-round comfort.

    8/10
  • Hybrid Commuting

    Conveniently located with a bus stop right outside the development and Portlaoise providing strong transport links for hybrid commuters.

    8/10
  • Retired

    Ground floor access, low maintenance, and close proximity to healthcare facilities and town amenities suit retirement living well.

    8/10

Practical

8 areas
  • Ageing in Place

    The ground floor layout and lift access to the underground car park support ageing in place, though specific interior modifications for accessibility should be reviewed by the buyer.

    7/10
  • Low Maintenance

    Apartment living eliminates external garden upkeep and structural exterior maintenance responsibilities for the owner.

    9/10
  • Secure Gated Entry

    Features an allocated car parking space in a secure underground car park with lift access and ample visitor parking.

    8/10
  • Minimalist Design

    Features wood-effect flooring, fitted wardrobes, and an open-plan layout that lends itself well to minimalist interior styling.

    7/10
  • Flexible Floor Plans

    A standard two-bedroom apartment layout with defined kitchen, living, and bedroom zones, offering limited structural flexibility.

    6/10
  • Heritage Home

    This is a modern apartment development rather than a period or heritage property.

    1/10
  • Ecological Setup

    Benefit from a very impressive B2 energy rating, which indicates good thermal efficiency and lower potential heating energy use.

    8/10
  • Outdoor areas

    Includes a fenced outdoor balcony measuring 5.6m x 1m, offering private open air space without the burden of a large garden.

    5/10

Interests

9 areas
  • Gardening

    Outdoor space is restricted to a fenced balcony measuring 5.6m x 1m, limiting gardening opportunities mostly to potted plants.

    3/10
  • Walking

    Excellent walkability with the town centre, local park, schools, and amenities all within a five-minute walk.

    8/10
  • Gym

    Town-centre location provides reasonable access to local fitness facilities, though specific gym options should be verified nearby.

    6/10
  • Cycling

    The flat terrain of Portlaoise town centre makes cycling viable for local errands, though secure bicycle storage arrangements within the development should be verified.

    6/10
  • Golf

    Portlaoise offers local golfing facilities nearby, though transport by car would typically be required to reach the course.

    5/10
  • Fishing

    While County Laois has regional angling spots, the immediate urban apartment setting is not directly tailored to fishing enthusiasts.

    3/10
  • Horse Riding

    An urban apartment setting offers no immediate facilities or stabling for horse riding activities.

    2/10
  • Water Sports

    Inland location in the Midlands provides no immediate access to water sports.

    1/10
  • Entertaining

    The large living and dining area measuring over 24 feet, combined with a breakfast bar and balcony access, provides a functional space for hosting guests.

    7/10

Lifestyle

5 areas
  • Quiet Living

    Situated in a popular residential development close to town, residents can expect a standard level of suburban neighbourhood activity rather than isolated rural quiet.

    6/10
  • Rural Living

    This is a town-centre apartment development rather than a rural setting, offering urban conveniences rather than countryside seclusion.

    2/10
  • Village Living

    While not a traditional village, the location offers a community-oriented feel with local shops, schools, and amenities within a short walk.

    5/10
  • Coastal Living

    Located inland in Portlaoise, County Laois, with no proximity to the coast.

    1/10
  • Urban Living

    Positioned within five minutes walk of Portlaoise Town Centre, with immediate access to local services, public transport, and town amenities.

    7/10

Social

6 areas
  • Community Involvement

    Proximity to Portlaoise town centre and local amenities supports engagement with community groups and local events.

    6/10
  • Café Culture

    Being within a five-minute walk of the town centre places local cafes, shops, and social venues within easy reach.

    7/10
  • Nightlife

    Town-centre pubs and restaurants are accessible on foot, offering typical regional town nightlife options.

    6/10
  • Health/Wellness groups

    Proximity to the town centre, local hospital, and community facilities makes accessing health and wellness groups straightforward.

    7/10
  • Networking Opportunities

    Standard regional town environment with moderate networking potential compared to major city hubs.

    5/10
  • Tech-Hub Connectivity

    While remote work is supported by the layout, buyers should verify local broadband speeds and fiber availability in the specific development.

    5/10

Listing information

Agent
John O'Brien - Elite Estate Agents Ltd
Phone
057 86 66334
Current status
active
Published on HouseDelve
18 October 2026
Correction
Report an issue
Property reference: HD-9C16D3HouseDelve · Republic of Ireland

Report 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.