
16 Rathsillan, Tullow, Co. CarlowR93K761
€295,000
3 Bed~3 Bath~125 m²~BER A1
What you'll like:
- Exceptional energy rating: The property boasts a rare A1 BER rating, indicating state-of-the-art energy efficiency that will significantly minimize annual heating costs and utility consumption.
- Modernized sanitary installations: Recent upgrades feature brand-new sanitary ware installed across the main bathroom, guest WC, and en-suite, ensuring contemporary fixtures requiring no immediate capital expenditure.
- Fresh interior finishes: New flooring has been fitted comprehensively throughout the dwelling, offering a turn-key aesthetic ready for immediate occupation without decorating delays.
- Generous floor area: Measuring 125 square metres, the residence provides expansive living accommodation well-suited to accommodate a growing family comfortably.
- Desirable front positioning: Situated prominently towards the front of the Rathsillan development, the home benefits from enhanced accessibility and a pleasant neighborhood outlook.
- Walking distance conveniences: The development is ideally located within easy walking distance of local schools and the bustling town centre, reducing daily reliance on vehicular transport.
- Dedicated utility room: A separate utility room measuring 1.98 by 1.66 meters is fully plumbed and fitted with electrical connections, providing functional laundry management separate from the kitchen.
- Spacious sitting room: The main reception room incorporates a lovely bay window and double doors leading into the kitchen-diner, creating a flexible layout for entertaining guests.
- Comfortable bedroom proportions: All three bedrooms are designated as good-sized double rooms featuring fitted carpets, ensuring ample personal space for family members or guests.
- Master en-suite facility: The primary bedroom includes a private en-suite shower room, adding a layer of convenience and privacy for the homeowners.
- Functional outdoor access: Patio doors from the kitchen-diner provide seamless integration between indoor living spaces and the rear garden area.
- Solid fuel open fire: The sitting room features a traditional open fireplace, offering a cozy focal point and alternative heating option during colder winter months.
- Active security system: The entrance hallway comes equipped with an existing alarm panel, providing an immediate baseline of domestic security for the new occupants.
- Vibrant local community: Tullow is known as a vibrant town offering a wide selection of sports clubs, societies, and the renowned Mount Wolseley Golf and Country Club.
- Strong regional connectivity: The location provides accessible commuting routes to major urban centers including Carlow, Kilkenny, Naas, Newbridge, and Wexford.
- Stable asking price: The recorded asking price has remained stable at 295,000 euros without erratic fluctuations, suggesting a confident and realistic initial pricing strategy by the vendor.
- Established residential estate: Rathsillan is recognized as a popular residential development known for maintaining strong community appeal and steady housing demand.
- Comprehensive educational access: The town hosts a selection of reputable primary and secondary schools within close proximity to the development.
- Ample natural light: The incorporation of front-facing bay windows and rear patio doors maximizes daylight penetration throughout the main daytime living zones.
- Turn-key market readiness: The combination of fresh flooring, modern fixtures, and neutral presentation allows buyers to move in swiftly without managing stressful renovation projects.
But keep in mind:
- High market entry cost: At 295,000 euros, buyers should carefully evaluate current local property valuations to ensure the asking price aligns accurately with comparable recent neighborhood sales.
- Open fire efficiency trade-off: While traditional open fires are cozy, they can occasionally impact the A1 thermal efficiency rating by allowing heat loss through the chimney flue if not properly sealed.
- Limited bathroom dimension: The main family bathroom measures only 0.96 meters in width in one section, which might feel somewhat narrow despite housing a full bath and electric shower.
- Maintenance of new finishes: Brand-new flooring and upgraded sanitary ware require careful ongoing maintenance to protect your initial investment from early wear and tear.
- Lack of structural history: Buyers should independently investigate the nature of the recent upgrades to confirm whether all relevant compliance certificates and building regulations were strictly followed.
- Traffic and noise exposure: Being positioned near the front of the development might subject the property to higher volumes of internal estate traffic and potential roadside disturbance.
- Compact utility space: The utility room footprint is relatively compact, which may limit the simultaneous storage of multiple bulky laundry appliances and cleaning supplies.
- Potential management fees: Purchasers must investigate whether Rathsillan operates a residents association or management company requiring annual service charges for common area upkeep.
- Attic storage limitations: The listing mentions attic access via the landing, but buyers should verify if the space is floored or insulated adequately to support heavy domestic storage.
- Future expansion constraints: With a defined floor area of 125 square metres on a standard estate plot, opportunities for significant structural extensions may be physically or legally restricted.
- Dependence on commuter routes: Commuters relying on Tullow for travel to major nearby urban centers should personally test peak-hour traffic conditions along regional arteries.
- Pricing stagnation interpretation: While a stable asking price indicates seller confidence, it could also signal inflexibility in negotiations or a reluctance to adjust to shifting market dynamics.
- Garden landscaping unknowns: The listing does not detail the condition or orientation of the rear garden, requiring buyers to inspect outdoor drainage, sunlight exposure, and boundary fencing.
- Electric shower reliance: The main bathroom utilizes an electric shower over the bath, which can incur higher electricity usage compared to systems run directly off a central boiler.
- Single reception limitation: Apart from the main sitting room, there is no secondary family room or home office space, which might challenge households requiring remote work areas.
- Potential boundary queries: Buyers' legal representatives must thoroughly check land registry maps to ensure all garden boundaries and parking arrangements match the title deeds precisely.
- Resale liquidity factors: Highly localized markets in Tullow can experience fluctuating demand cycles, making it prudent to assess long-term capital appreciation potential carefully.
- Inspection of eco-features: Given the A1 BER rating, purchasers should verify the specific green technologies utilized—such as heat pumps or solar panels—and review their service histories.
- Storage provisions: Aside from the hot press and standard bedrooms, built-in storage wardrobe details are sparse, potentially requiring investment in freestanding bedroom furniture.
- Utility ventilation check: Buyers should inspect the utility room and bathrooms for adequate mechanical or natural ventilation systems to prevent dampness in freshly upgraded spaces.
Price positioning
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- The asking price appears somewhat undervalued when benchmarked against recent verified completions for similar three-bedroom residences within the same development, which indicate a higher prevailing market baseline.
- Upward valuation signals stem from the exceptional A1 energy rating and extensive recent turnkey upgrades including new sanitary ware and flooring throughout, offsetting standard depreciation.
- Potential support for this competitive pricing strategy includes securing brisk early buyer interest and multiple bids, whereas aggressive overbidding could quickly undermine the initial baseline.
- Relevant factors include the property's prime positioning near the front of a sought-after estate within walking distance of local amenities and commuter routes, enhancing its broad market appeal.
Build Analysis
What we know from similar construction types
- The property features an A1 BER rating, indicating exceptional energy efficiency, very low heating and energy consumption, and high standards of thermal insulation and airtightness.
- The listing notes recent upgrades including new sanitary ware in the main bathroom, guest WC, and en-suite, as well as new flooring throughout, which should be inspected to ensure quality of workmanship.
- A solid fuel open fire is present in the sitting room, which can sometimes impact airtightness and ventilation in highly energy-efficient homes; a buyer should verify how this integrates with the property's A1 energy profile.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 600 to 900 euro.
- Explanation: Given the property has an exceptional A1 BER rating, indicating high energy efficiency and excellent insulation, heating demands will be minimal despite its 125 square metre floor area.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a well-established residential area on the edge of Tullow, showing no immediate proximity to major heavy industrial facilities, active landfills, or large waste incinerators.
- Any historical land use or legacy industrial concerns in the wider rural or town environs appear minimal, though standard environmental due diligence is always advised for regional properties.
Flood Safe
8/10Water overflow reports to follow up
- The Rathsillan development is generally elevated away from major arterial watercourses, indicating a relatively low apparent risk of fluvial flooding based on regional topography.
- Buyers should consult local authority flood maps and verify site-specific drainage conditions during their standard pre-purchase investigations.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
39 RATHSILLAN, CARLOW RD, TULLOW
- Sale date
- Declared sale price
- €360,000.00
13 RATHSILLAN, CARLOW RD, TULLOW
- Sale date
- Declared sale price
- €265,000.00
28 RATHSILLAN, TULLOW, CARLOW
- Sale date
- Declared sale price
- €355,000.00
46 RATHSILLAN, CARLOW RD, TULLOW
- Sale date
- Declared sale price
- €310,000.00
49 RATHSILLAN, CARLOW RD, TULLOW
- Sale date
- Declared sale price
- €285,000.00
Recent sales in the wider Tullow area
10 THE RISE, BALLYMURPHY RD, TULLOW
- Sale date
- Declared sale price
- €250,000.00
CASTLEMORE, TULLOW, CO. CARLOW
- Sale date
- Declared sale price
- €420,000.00
24 WOLSELEY VILLAGE, TULLOW, CARLOW
- Sale date
- Declared sale price
- €230,000.00
3 PARK WOOD PHELIM WOOD, TULLOW, CARLOW
- Sale date
- Declared sale price
- €285,000.00
21 HILLBROOK EST, TULLOW, CARLOW
- Sale date
- Declared sale price
- €208,000.00
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
16 RATHSILLAN, CARLOW RD, TULLOW
- Sale date
- Declared sale price
- €160,000.00
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €2,950 — 1% of €295,000.
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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 1500 to 2500 euro plus outlay and VAT.
- Land registration fees: approximately 600 to 800 euro depending on property value and registration type.
- Property valuation fees: approximately 150 to 250 euro for a standard mortgage valuation.
- Surveyor fees: approximately 400 to 800 euro depending on the depth of the structural survey.
- Annual home insurance: approximately 350 to 600 euro per year depending on coverage level.
Forum Talk
What people are saying about this area
- Locals in Tullow frequently highlight the town's strong community spirit and family-friendly atmosphere within popular residential developments.
- Residents often discuss the convenience of living within walking distance of local primary and secondary schools, sports clubs, and the town centre.
- Commuters in regional forums note Tullow's accessibility to major urban hubs such as Carlow, Kilkenny, and Naas via surrounding road networks.
- Discussions regarding the Rathsillan development typically focus on its well-maintained estate layout and popularity among growing families seeking turn-key homes.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features three good-sized bedrooms and a safe enclosed outdoor area, making it very suitable for young children, and it is located within walking distance of local schools in Tullow.
- Teenagers7/10
With three bedrooms and a separate sitting room, there is adequate space for teenagers, though growing adolescents might eventually desire a larger secondary living area or extra bathroom flexibility.
- Multi-generational Living5/10
The three-bedroom layout and standard two-storey configuration provide limited options for complete multi-generational privacy, though the ground floor guest WC is a useful practical addition.
- Single Buyers7/10
This turn-key home offers manageable maintenance and modern finishes, though a single buyer might find three bedrooms and an asking price of €295,000 to be more space and investment than strictly necessary.
- Couples8/10
An ideal setup for couples looking to settle down or plan for the future, offering plenty of room to grow into with three bedrooms and a bright kitchen-diner.
- Empty Nesters7/10
The property is manageable with new flooring and sanitary ware reducing immediate upkeep, though stairs are required to access all bedrooms and the main bathroom.
- Retirees6/10
While the home is in a popular development close to town amenities, retirees should consider that all bedrooms and the main family bathroom are located on the upper floor.
Work
3 areas- Remote Working7/10
The three-bedroom layout allows flexibility to dedicate one of the rooms as a home office, though buyers should verify the local broadband speeds and connectivity.
- Hybrid Commuting7/10
Tullow is accessible to major commuter routes and nearby urban centres such as Carlow, Kilkenny, Naas, Newbridge, and Wexford, making hybrid commuting viable.
- Retired7/10
The property offers a comfortable, turn-key environment in a popular development close to town amenities, suiting retirees who do not mind stairs.
Practical
8 areas- Ageing in Place6/10
While the home is turn-key and easy to maintain, all three bedrooms and the main bathroom are upstairs, which may pose a challenge for long-term ageing in place without modification.
- Low Maintenance9/10
Recent upgrades including new sanitary ware, new flooring throughout, and an impressive A1 BER rating make this an exceptionally low-maintenance and energy-efficient property.
- Secure Gated Entry4/10
The property is located in an open residential estate setting and features an alarm panel rather than a secure gated community entrance.
- Minimalist Design7/10
The clean, contemporary finishes and recent neutral redecorating provide a great blank canvas for a minimalist interior design approach.
- Flexible Floor Plans7/10
The ground floor includes double doors connecting the sitting room and kitchen-diner for an open-plan feel, while upstairs bedrooms offer flexible use for family or office space.
- Heritage Home1/10
This is a modern, upgraded property within a popular contemporary residential development rather than a period or heritage home.
- Ecological Setup10/10
The property boasts an outstanding A1 BER rating, indicating top-tier energy efficiency and minimal environmental impact.
- Outdoor areas7/10
Includes a well-positioned front aspect and a rear garden accessible via patio doors from the kitchen-diner, providing functional outdoor space.
Interests
9 areas- Gardening6/10
The property includes a rear garden accessed via patio doors from the kitchen-diner, offering a manageable space for keen gardeners to customize.
- Walking8/10
Being positioned within walking distance of the town centre and local schools makes it very convenient for daily walking and local errands.
- Gym6/10
Tullow offers local sports clubs and community facilities, though residents seeking extensive commercial gym chains will likely need to travel to larger nearby urban hubs.
- Cycling7/10
The surrounding area provides accessible local roads and scenic countryside routes suitable for cycling enthusiasts.
- Golf9/10
The location is a major plus for golf enthusiasts, being closely situated near the renowned Mount Wolseley Golf & Country Club.
- Fishing7/10
The proximity to the River Slaney and surrounding waterways in County Carlow offers good opportunities for local fishing.
- Horse Riding7/10
County Carlow features a rural setting with various local equestrian facilities and riding opportunities nearby.
- Water Sports4/10
Inland County Carlow has limited options for water sports compared to coastal or major lake regions, though local river activities may appeal to some.
- Entertaining8/10
The open layout featuring a kitchen-diner with patio doors leading to the rear, alongside a separate sitting room with double doors, creates an excellent environment for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Situated on the edges of Tullow town in a popular residential estate, the location offers a generally peaceful environment while remaining connected to the community.
- Rural Living6/10
Tullow provides a distinctly country feel with easy access to surrounding open countryside in County Carlow, while still offering the convenience of a vibrant town.
- Village Living8/10
The property matches the village and small-town lifestyle exceptionally well, sitting within walking distance of local shops, schools, and town amenities.
- Coastal Living2/10
County Carlow is an inland county with no immediate proximity to coastal areas or beaches.
- Urban Living4/10
Tullow is a vibrant town with good local services, but it lacks the dense urban environment, extensive public transit networks, and city amenities found in major urban centers.
Social
6 areas- Community Involvement8/10
Tullow is noted as a vibrant town with numerous sports clubs, societies, and active community groups.
- Café Culture6/10
The town centre offers local cafes and eateries within walking distance, providing a friendly local social scene.
- Nightlife5/10
Nightlife options are generally limited to local pubs and restaurants in Tullow, with residents seeking extensive nightlife heading to larger nearby towns.
- Health/Wellness groups7/10
The presence of local sports clubs and community societies supports various health and wellness activities in the area.
- Networking Opportunities5/10
Networking options are largely localized within Tullow, requiring travel to larger urban centres for extensive professional networking events.
- Tech-Hub Connectivity4/10
Tullow is a traditional market town rather than a dedicated tech hub, though remote workers should check specific broadband capabilities.
Listing information
- Agent
- DNG McCormack Properties Carlow
- Phone
- 059 913 3800
- Current status
- active
- Published on HouseDelve
- 18 October 2026
- Correction
- Report an issue
HD-D7220FHouseDelve · 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.