13 Lough Gate, Portarlington, LaoisR32KC60
€325,000
4 Bed~3 Bath~141 m²~BER B3
What you'll like:
- Green mortgage eligibility: The property achieves a B3 energy rating, which means buyers may qualify for more favorable green mortgage interest rates from participating lenders.
- Spacious layout across floors: Spanning 141.3 square meters across multiple levels, the house offers generous living accommodation suitable for growing families or home-working needs.
- Four well-proportioned bedrooms: Offering four bedrooms including a dedicated top-floor master suite, the home provides flexible sleeping arrangements and private personal space for occupants.
- Three bathrooms included: The presence of three bathrooms helps eliminate morning queues in a busy household and adds considerable convenience for visiting guests.
- Top-floor master retreat: The second-floor master suite features a large double room, walk-in storage, and an en-suite, creating a private sanctuary away from lower levels.
- Bay window living room: The large living room features a front bay window that floods the space with natural light and enhances the room's aesthetic appeal.
- Open plan layout flow: French doors connect the bright living room directly to the kitchen and dining area, creating an open-plan environment ideal for modern family living.
- Equipped kitchen included: The fitted kitchen comes complete with essential appliances such as an oven, hob, dishwasher, fridge freezer, and washing machine, reducing initial move-in costs.
- South-east garden aspect: The sunny rear garden enjoys a south-east aspect, maximizing morning and afternoon sunlight exposure for outdoor relaxation and family gatherings.
- Secure private garden: The rear outdoor space is partially walled and secure, providing a safe environment for children and pets to play outdoors.
- Quiet cul-de-sac location: Situated within a quiet cul-de-sac, the property benefits from reduced passing traffic and a generally peaceful residential neighborhood atmosphere.
- Overlooking green space: The home overlooks a green area to the front, enhancing the immediate visual outlook and providing a pleasant community feel.
- Proximity to train station: Being a short distance from the local train station makes this property highly convenient for daily commuters traveling to Dublin or other regional hubs.
- Close to town amenities: Schools, shops, and the town center are all within a short distance, ensuring daily errands and school runs can be managed with ease.
- Dublin side location: Positioned on the Dublin side of the town, the property offers convenient driving access to the M7 motorway for regional travel.
- Fibre broadband available: Superfast fibre broadband is available in the local area, ensuring seamless connectivity for remote workers and heavy internet users.
- Freshly painted interior: The property has been freshly painted throughout, presenting a clean and neutral aesthetic that allows buyers to move in without immediate redecoration.
- Ground floor WC potential: The fully tiled ground floor guest WC offers potential to be reconfigured into a dedicated utility space for laundry appliances.
- Established construction era: Built around 2002, the property benefits from modern building standards while being situated in a mature and established residential setting.
- Stable asking price history: The asking price has remained stable at €325,000 without upward revisions, suggesting a straightforward pricing strategy from the vendor.
But keep in mind:
- Timber floors in bedrooms: Several bedrooms feature timber flooring which can show wear over time and may require refinishing or acoustic insulation upgrades.
- Bathroom timber flooring: The main bathroom includes timber flooring, which requires careful maintenance and vigilance against moisture damage in wet areas.
- Overhead bath shower setup: The main bathroom features an overhead shower in the bath, which can be less convenient for daily use compared to a separate walk-in shower enclosure.
- En-suite compact dimensions: The en-suite bathrooms feature compact measurements, which might feel slightly restrictive during daily use by taller occupants.
- Potential utility reconfiguration: While the downstairs WC offers space for a utility setup, a buyer would need to invest capital and time into reconfiguring the plumbing.
- Staircase navigation demands: Spanning multiple floors up to a second-floor master suite, the vertical layout requires navigating several flights of stairs daily.
- Cul-de-sac parking limitations: Cul-de-sac locations can sometimes suffer from restricted guest parking or tight turning circles when multiple vehicles are parked outside.
- Boundary wall maintenance: The rear garden is only partially walled, meaning the buyer should inspect the remaining boundary fences to determine future maintenance or replacement responsibilities.
- BER certificate age: The B3 BER rating was assessed with a specific certificate number, and buyers should verify if any subsequent alterations have affected the home's actual energy efficiency.
- Appliance condition check: While white goods are included in the sale, a buyer should thoroughly inspect their working condition and remaining lifespan prior to closing.
- Mains sewerage capacity: As the property relies on mains sewerage within a growing town, buyers should verify local municipal infrastructure capacity for future development.
- Natural gas heating costs: The home relies on a natural gas heating system, exposing occupants to fluctuating energy commodity prices and annual boiler maintenance requirements.
- Road noise potential: While located in a cul-de-sac, proximity to local feeder roads and the town center means traffic levels should be assessed during peak commuting hours.
- Future extension constraints: Being a semi-detached home with a specific plot size, future side or rear extensions may be limited by planning regulations and boundary setbacks.
- Storage limitation checks: Aside from the master walk-in storage, built-in wardrobe provisions in other bedrooms should be inspected to ensure they meet your family's storage requirements.
- Window glazing inspection: Double-glazed windows should be checked for seal integrity and thermal efficiency, as window seals from properties built around 2002 may occasionally fail.
- Roof space insulation: Buyers should commission a surveyor to inspect the attic insulation levels and roof timbers to confirm they meet modern standards despite the favorable B3 BER.
- Ventilation and condensation: Multi-story homes with modern insulation can occasionally experience condensation issues, making it wise to check extractor fans in bathrooms and the kitchen.
- Local school capacity: Given the proximity to schools, buyers with children should independently verify local school enrollment availability and catchment policies.
- Asking price market context: At €325,000, buyers should conduct a thorough comparative market analysis of recent neighborhood transactions to ensure the valuation aligns with current local demand.
Price positioning
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- The asking price appears moderately undervalued given recent transactions on the same street and wider area indicating higher realized values for comparable family homes, suggesting a potentially competitive positioning strategy by the vendor.
- Valuation signals such as a favorable B3 energy rating qualifying for green mortgages and a spacious floor area strongly support robust buyer interest and potential room for upward negotiation above the initial asking figure.
- Factors that could support the price include strong commuter convenience near the train station and M7 motorway, while potential downsides might involve unverified property condition aspects requiring further independent structural due diligence inspections.
- Overall, the pricing strategy aligns well with regional market dynamics, positioning the expansive four-bedroom layout attractively against recent neighborhood sales figures without appearing overly aggressive or detached from current local demand trends.
Build Analysis
What we know from similar construction types
- The property was built around 2002 and spans approximately 141.3 square meters over three floors, culminating in a top-floor master suite with a walk-in storage space and en-suite.
- It holds a B3 BER rating, which indicates good energy efficiency and means the property would typically qualify for a green mortgage product.
- Buyers should investigate the condition of the timber flooring noted in several bedrooms and the main bathroom, as well as inspect the seals around the sliding patio door and bay windows for potential drafts or wear.
- The ground-floor WC offers potential to be reconfigured into a utility space, but a buyer should verify plumbing and ventilation compliance if undertaking such alterations.
- Given the 2002 construction date, standard checks for cavity wall insulation integrity, roof space insulation levels, and the ongoing service history of the natural gas boiler should be conducted by a surveyor.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,100 to €1,500.
- Explanation: This property has a B3 BER rating and natural gas heating, which helps maintain good energy efficiency for a 141.3 square metre floor area.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a predominantly residential suburban neighborhood well away from heavy industrial sites, major waste facilities, or active landfills.
- Any minor historical or localized industrial concerns should be independently verified by prospective buyers through local environmental reports if desired.
Flood Safe
8/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
22 LOUGH GATE, PORTARLINGTON, LAOIS
- Sale date
- Declared sale price
- €350,000.00
24 LOUGH GATE, PORTARLINGTON, LAOIS
- Sale date
- Declared sale price
- €120,000.00
37 LOUGH GATE, PORTARLINGTON, LAOIS
- Sale date
- Declared sale price
- €214,000.00
96 LOUGH GATE, PORTARLINGTON, LAOIS
- Sale date
- Declared sale price
- €256,000.00
55 LOUGH GATE, PORTARLINGTON, LAOIS
- Sale date
- Declared sale price
- €235,000.00
Recent sales in the wider Portarlington area
8 THE GLEN, KILNA COURT WOODS, PORTARLINGTON
- Sale date
- Declared sale price
- €305,000.00
162 WHITEFIELDS, STATION RD, PORTARLINGTON
- Sale date
- Declared sale price
- €300,000.00
98 RAILWAY MEWS, PORTARLINGTON, LAOIS
- Sale date
- Declared sale price
- €311,000.00
SESKIN LANE, PORTARLINGTON, LAOIS
- Sale date
- Declared sale price
- €301,000.00
BISHOPSWOOD, PORTARLINGTON, CO LAOIS
- Sale date
- Declared sale price
- €450,000.00
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: €3,250 — 1% of €325,000.
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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: €1,500 to €3,000 excluding outlay and VAT.
- Land registration fees: €400 to €800 depending on property value and registry type.
- Property valuation fees: €150 to €300 for a standard mortgage valuation.
- Surveyor fees: €400 to €800 depending on the level of survey detail.
- Annual home insurance: €350 to €700 depending on the level of building and contents cover.
Forum Talk
What people are saying about this area
- Residents in Portarlington frequently discuss the convenience of the local train station for commuters traveling to Dublin and surrounding areas.
- Local community forums often highlight the active local schools, sports clubs, and family-friendly amenities available within the town.
- Discussions regarding infrastructure point out ongoing improvements and the ease of access to the M7 motorway via nearby link roads.
- Property buyers in the area frequently note the appeal of quiet residential cul-de-sacs close to the town center and local green spaces.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features four bedrooms and a secure, partially walled rear garden, making it very suitable for young families.
- Teenagers8/10
With four bedrooms spread across multiple floors, including a second-floor master suite, teenagers will appreciate the extra privacy and space.
- Multi-generational Living7/10
The multi-level layout with a top-floor master suite offers good separation of living spaces, though traditional multi-generational needs might require minor lifestyle adjustments.
- Single Buyers6/10
A four-bedroom home might offer more space than a single buyer typically requires, but it provides excellent room for future expansion or home offices.
- Couples8/10
Provides ample space for couples looking to grow into a home, with dedicated areas for entertaining and working remotely.
- Empty Nesters6/10
The three-story layout involves stairs that might become less appealing over time, though the low-maintenance garden is a positive feature.
- Retirees5/10
The multi-story configuration featuring a second-floor suite may present mobility challenges for retirees looking to age in place comfortably.
Work
3 areas- Remote Working9/10
Superfast fibre broadband is available in the area, and the four-bedroom layout allows for dedicated home office space.
- Hybrid Commuting8/10
The property is located a short distance to Portarlington Train Station, facilitating convenient rail commutes.
- Retired5/10
While manageable now, the multi-story home layout may require future modifications for retirees.
Practical
8 areas- Ageing in Place4/10
The three-story layout with stairs to bedrooms and the master suite is less ideal for long-term ageing in place.
- Low Maintenance7/10
Built around 2002 with a B3 BER rating and freshly painted interiors, the property presents manageable upkeep for buyers.
- Secure Gated Entry2/10
The property is located in an open cul-de-sac development rather than a secure gated community.
- Minimalist Design6/10
Standard contemporary layout with defined rooms rather than ultra-minimalist open-plan spaces.
- Flexible Floor Plans7/10
Features expansive living space on the ground floor, a ground floor WC with potential for utility reconfiguration, and versatile bedroom arrangements across upper floors.
- Heritage Home2/10
Built around 2002, this is a modern suburban home rather than a period or heritage property.
- Ecological Setup8/10
Achieves a B3 BER rating, which qualifies the property for a Green Mortgage.
- Outdoor areas7/10
Benefits from a sunny south-east facing rear garden that is partially walled and ideal for gatherings, alongside overlooking a green area to the front.
Interests
9 areas- Gardening6/10
Includes a sunny south-east facing rear garden that is partially walled, offering a manageable space for keen gardeners.
- Walking7/10
The property's proximity to the town centre, local amenities, and train station makes walking for daily errands highly accessible.
- Gym5/10
While local amenities are nearby, gym facilities would require travel into the town centre or surrounding areas.
- Cycling6/10
The quiet cul-de-sac and general town layout offer decent cycling conditions for local trips.
- Golf5/10
Golf enthusiasts would need to investigate nearby course availability as specific facilities are not immediately adjacent.
- Fishing4/10
Buyers interested in fishing should verify local river or angling spot access in the surrounding Laois area.
- Horse Riding4/10
Equestrian facilities are typically found further out in the surrounding countryside rather than directly in town.
- Water Sports2/10
Limited opportunities for water sports given the inland location.
- Entertaining8/10
Features an expansive ground floor with French doors connecting the large living room and the kitchen/dining area, alongside a patio leading to a secure rear garden.
Lifestyle
5 areas- Quiet Living9/10
Situated in a quiet cul-de-sac and overlooking a green area to the front, this location offers a peaceful residential atmosphere.
- Rural Living4/10
Located within a residential development close to the town centre and train station, offering a suburban rather than rural feel.
- Village Living8/10
A short distance to the town centre, local schools, and shops, delivering convenient access to community amenities.
- Coastal Living1/10
The property is inland in County Laois with no proximity to coastal areas.
- Urban Living5/10
Portarlington provides town conveniences, but lacks the density and scale of major urban centers.
Social
6 areas- Community Involvement7/10
Being part of a residential development close to schools and the town centre supports local community engagement.
- Café Culture6/10
Local amenities within Portarlington offer basic cafe and dining options.
- Nightlife4/10
Nightlife options are modest, typical of a regional town.
- Health/Wellness groups6/10
Local community spaces and town amenities generally support regional health and wellness classes, including pilates & stretching.
- Networking Opportunities5/10
Networking is primarily driven by remote working capabilities or commuting to larger hubs.
- Tech-Hub Connectivity8/10
Superfast fibre broadband availability enables seamless digital connectivity for tech-focused roles.
Listing information
- Agent
- Tom McDonald & Associates
- Phone
- 057 862 3643
- Current status
- active
- Published on HouseDelve
- 24 October 2026
- Correction
- Report an issue
HD-DEF174HouseDelve · 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.