18 Lake Vale, Kilminchy, Portlaoise, Co. LaoisR32D7XA
€320,000
4 Bed~3 Bath~116 m²~BER C
What you'll like:
- Spacious four bedrooms: The property features four generously proportioned bedrooms, providing ample room for a growing family or accommodating guests comfortably.
- Three modern bathrooms: With three well-appointed bathrooms, morning routines will be streamlined and convenient for all household members.
- Generous floor area: Spanning 116 square meters, the residence offers a practical and comfortable layout designed for modern living standards.
- Private walled garden: The fully enclosed rear garden ensures safety and privacy, making it an ideal outdoor sanctuary for children and pets.
- Excellent off-street parking: The dedicated off-street parking area adds significant daily convenience and safety for multiple household vehicles.
- Bright sitting room: The welcoming sitting room benefits from a large picture window and a feature fireplace, creating a cozy family gathering space.
- Expansive kitchen dining: The massive kitchen dining area features a designer finish and double patio doors that seamlessly connect indoor and outdoor spaces.
- Versatile ground room: An adaptable extra ground floor room easily functions as a home office, playroom, or a convenient fourth bedroom.
- Detailed master ensuite: The master bedroom includes a fully detailed ensuite bathroom, offering a private and luxurious retreat for homeowners.
- Ample wardrobe storage: Excellent built-in wardrobe storage across all bedrooms ensures clutter-free living and effortless organization for the entire household.
- Quiet village location: Situated in a peaceful pocket of Kilminchy Village, residents enjoy a tranquil neighborhood atmosphere away from heavy traffic.
- Pedestrian convenience: Being within walking distance of local schools, shops, restaurants, and the hospital makes daily errands exceptionally straightforward.
- Architectural neighborhood design: Designed around a renowned village plan, the estate features charming meandering streets and plentiful green public spaces.
- On-site neighborhood center: The development includes a convenient local hub featuring shops, a pharmacy, a gastropub, and essential daily services.
- Outdoor recreational amenities: Residents can enjoy natural lakes, acres of green space, and a purpose-built basketball court right within the neighborhood.
- Rapid motorway access: The nearby M7 motorway allows motorists to commute easily to major employment hubs and surrounding regional towns.
- Reliable public transport: A frequent hourly Dublin bus service stopping directly at the entrance provides fantastic connectivity for non-motorized commuters.
- Fibre optic broadband: Prewired with high-speed fibre optic cabling delivering up to 1gb speeds, this home is ideal for remote working professionals.
- Established residential appeal: Kilminchy is widely recognized as a highly sought-after and stable community with strong long-term property desirability.
- Family-oriented community: The abundance of local schools, green spaces, and neighborhood amenities makes this an exceptionally child-friendly place to reside.
But keep in mind:
- C energy rating: The C Building Energy Rating indicates potential heat loss, meaning the buyer should budget for future insulation upgrades.
- Heating system efficiency: Buyers should verify the age and efficiency of the existing boiler to avoid unexpected heating replacement costs.
- Management company fees: Prospective purchasers must investigate whether an estate management company operates here and check annual service charge amounts.
- Estate maintenance standards: Check if common areas, lakes, and green spaces are actively managed by a local residents committee or council.
- Traffic calming measures: Investigate local traffic patterns within the village development to ensure peak-hour congestion does not impact driveway access.
- Broadband provider verification: Confirm that the advertised 1gb fibre optic broadband service is active and ready for immediate provider connection.
- Boundary line checks: Buyers should inspect the title maps carefully to verify the exact extents of the private walled-in rear garden.
- Extension planning permissions: Verify that any historical alterations or extensions comply fully with local planning regulations and building control standards.
- Window and door seals: Inspect double-glazed windows and exterior doors for signs of seal failure or drafts given the C energy rating.
- Roof space insulation: Check the attic insulation depth during a professional survey to determine if additional lagging is required for comfort.
- Parking space allocation: Clarify the exact boundaries and legal title of the off-street parking spaces to prevent any future boundary disputes.
- Local school capacity: Parents should verify current enrollment capacities at nearby schools to ensure placement availability for children.
- Proximity to commercial units: Assess whether proximity to the neighborhood center shops and gastropub causes any nighttime noise or parking overflow.
- Drainage and sewer surveys: Commission a thorough CCTV drain survey to check for root ingress or blockages in the underground private drainage lines.
- Internal ventilation systems: Check extractor fans in bathrooms and the kitchen to ensure adequate moisture control and prevent condensation issues.
- Electrical fuse board: Have a qualified electrician inspect the consumer unit to ensure modern safety standards and circuit protection are present.
- Water pressure levels: Test the mains water pressure throughout the house to ensure multiple bathrooms can be used simultaneously without issues.
- External render condition: Inspect the external walls for any hairline cracking or weathering that might require future painting or damp proofing.
- Insurance history check: Verify if the property has any history of insurance claims related to weather events or local drainage anomalies.
- Future local development: Investigate local authority zoning plans for surrounding vacant land to anticipate any potential future construction nearby.
Price positioning
?
- The asking price appears somewhat elevated relative to historical transactional evidence on the same street, reflecting broader market appreciation and inflationary pressures within the regional suburban housing sector over recent years.
- Upward valuation signals stem from the spacious four-bedroom layout, flexible ground floor room options, C energy rating, and desirable enclosed garden features that appeal directly to growing families seeking established neighborhood amenities.
- Potential factors that could undermine this ambitious pricing level include the moderate energy rating which might necessitate future retrofit expenditures, whereas strong local commuter demand and convenient transport links could help support it.
- Additional market observations indicate that while regional comparables show rising price trajectories, buyers remain sensitive to overall value propositions, balancing modern convenience against necessary efficiency upgrades for properties of this particular vintage.
Build Analysis
What we know from similar construction types
- The property is a 4-bedroom, 3-bathroom detached or semi-detached style home spanning approximately 116 square meters, located within the established Kilminchy Village development designed by architect Melville Dunbar.
- The layout includes a flexible ground-floor room that can function as a fourth bedroom, home office, or playroom, alongside a spacious kitchen-dining area with double patio doors leading to an extra-large, fully walled-in rear garden.
- The listing notes prewiring with fibre optic broadband cable capable of speeds up to 1gb, which is advantageous for remote working.
- A buyer should investigate the standard of insulation, double glazing, and heating systems to confirm energy efficiency, as well as check the condition of the boundary walls and off-street parking area.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is between 1,200 and 1,800 euro.
- Explanation: This is based on a 116 square meter home with a BER rating of C, assuming standard energy usage patterns for a 4-bedroom property in this region.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- While the development features internal decorative lakes, standard national flood mapping generally indicates a low overall risk of river or coastal flooding for this specific suburban zone.
- Buyers should review local drainage and surface water management reports during their standard due diligence to confirm local flood resilience.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
6 LAKE VALE, KILMINCHY, PORTLAOISE
- Sale date
- Declared sale price
- €235,000.00
4 LAKE VALE, KILMINCHY, PORTLAOISE
- Sale date
- Declared sale price
- €247,000.00
Recent sales in the wider Kilminchy area
12 THE GLEBE, RATHDOWNEY, PORTLAOISE
- Sale date
- Declared sale price
- €280,000.00
15 CLONROOSK ABBEY, PORTLAOISE, LAOIS
- Sale date
- Declared sale price
- €305,000.00
7A STRADBROOK, STRADBALLY RD, PORTLAOISE
- Sale date
- Declared sale price
- €265,000.00
34 ARD BRANAGH, HEATHFIELD, PORTLAOISE
- Sale date
- Declared sale price
- €410,000.00
5 LAKE WAY, KILMINCHY, PORTLAOISE
- Sale date
- Declared sale price
- €367,000.00
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
18 LAKE VALE, KILMINCHY, PORTLAOISE
- Sale date
- Declared sale price
- €95,000.00
Buyer fees*
Associated expenses guide
- Stamp duty: approximately 1 percent of the purchase price, amounting to 3,200 euro.
- Solicitor legal fees: roughly 1,500 to 2,500 euro excluding outlays.
- Land registration fees: approximately 175 to 700 euro depending on the registration type.
- Property valuation fees: around 150 to 250 euro.
- Surveyor fees: approximately 500 to 1,000 euro for a structural survey.
- Annual home insurance: estimated between 400 and 800 euro per year.
Forum Talk
What people are saying about this area
- Residents frequently highlight the convenience of the Kilminchy village center with its local shops, restaurants, and gastropub.
- The neighborhood is often praised for its family-friendly atmosphere, featuring natural lakes, green spaces, and a basketball court.
- Commuters frequently note the excellent transport links, including the hourly 24/7 bus service to Dublin stopping right at the development entrance.
- Locals appreciate the proximity to Portlaoise town center, local schools, and the hospital, all accessible within a short walk or drive.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
The property features four spacious bedrooms, an extra spacious fully walled-in garden ideal for children, and a location within walking distance of local schools and green spaces with natural lakes and a basketball court.
- Teenagers8/10
Four bedrooms provide ample space, and the proximity to local amenities and public transport makes it convenient for teenagers growing up and gaining independence.
- Multi-generational Living7/10
With four bedrooms and a versatile ground floor room that can serve multiple purposes, there is good potential for flexible living arrangements, though an extra bathroom setup should be verified.
- Single Buyers7/10
Offers generous space at a competitive asking price with excellent commuting links via the hourly bus service and proximity to the M7 motorway.
- Couples8/10
A spacious layout with a bright sitting room, designer kitchen-dining room, and a private walled-in garden makes this an attractive option for couples looking to grow into a home.
- Empty Nesters7/10
Located in a village setting with low-maintenance elements and nearby healthcare facilities, though the four-bedroom size might exceed the needs of some empty nesters.
- Retirees7/10
Convenient village location within walking distance of shops, restaurants, and a hospital, making it practical for retirees seeking accessibility and community.
Work
3 areas- Remote Working9/10
The development is pre-wired with fibre optic broadband cable supporting speeds of up to 1gb, and a ground-floor room can easily function as a home office.
- Hybrid Commuting9/10
Benefit from a magnificent hourly bus service to Dublin stopping at the entrance day and night, plus close proximity to the M7 motorway and Portlaoise train station.
- Retired8/10
Well-suited for retirees due to the accessible village layout, nearby medical facilities, and active community amenities.
Practical
8 areas- Ageing in Place7/10
Features a versatile ground-floor room and proximity to a hospital, though buyers should verify if ground-floor bathroom adaptations are easily achievable.
- Low Maintenance7/10
Modern build with a C BER rating and manageable plot size, though the spacious garden will require regular upkeep.
- Secure Gated Entry3/10
The property benefits from a private fully walled-in site and off-street parking, though it is not part of a secure gated complex.
- Minimalist Design6/10
Traditional layout with well-defined rooms rather than an open-plan minimalist setup.
- Flexible Floor Plans9/10
Includes a flexible ground-floor room that can serve as a fourth bedroom, home office, or playroom alongside a spacious kitchen-dining area.
- Heritage Home2/10
A modern residential development designed by Melville Dunbar rather than a period or heritage property.
- Ecological Setup5/10
Features a C BER rating; buyers should verify if any renewable energy upgrades like solar panels have been installed.
- Outdoor areas9/10
Boasts an extra spacious, fully walled-in private garden with excellent off-street parking.
Interests
9 areas- Gardening8/10
Features an extra spacious private garden ideal for enthusiastic gardeners to cultivate outdoor spaces.
- Walking8/10
Walking distance to local schools, shops, and the hospital, with internal development amenities including green spaces and natural lakes.
- Gym7/10
A local leisure centre is within walking distance, offering fitness facilities for residents.
- Cycling7/10
Flat village terrain and proximity to Portlaoise town make cycling a viable local transport and recreation option.
- Golf6/10
Regional golf facilities are accessible within a short drive from Portlaoise.
- Fishing7/10
The development features natural lakes, though buyers should verify specific angling permissions and local fishing stocks.
- Horse Riding5/10
Equestrian facilities may be found in the broader County Laois countryside, requiring a short drive.
- Water Sports2/10
Inland location with limited immediate access to dedicated water sports facilities.
- Entertaining9/10
Massively spacious kitchen-dining room with double patio doors leading to a large private garden, perfect for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Situated in a quiet part of Kilminchy Village with private fully walled-in grounds, offering a peaceful residential atmosphere.
- Rural Living5/10
While the development features natural lakes and green spaces, it is a suburban village development rather than a remote rural setting.
- Village Living10/10
Located in Kilminchy Village, designed around a traditional town plan featuring a neighbourhood centre with shops, restaurants, a pharmacy, and a gastropub.
- Coastal Living1/10
Inland location with no proximity to the coast.
- Urban Living6/10
Portlaoise town centre is just a few minutes away by car, providing urban conveniences while retaining a village feel.
Social
6 areas- Community Involvement8/10
Kilminchy Village is designed as a close-knit community with local recreational amenities, green spaces, and a neighbourhood centre.
- Café Culture7/10
Local restaurants, a gastropub, and neighbourhood shops are within walking distance in the village centre.
- Nightlife6/10
Local dining and a gastropub are available on-site, with a wider selection of pubs and nightlife in nearby Portlaoise town centre.
- Health/Wellness groups7/10
Proximity to a local leisure centre and hospital supports health and wellness activities.
- Networking Opportunities6/10
Good connectivity and proximity to Portlaoise provide reasonable networking avenues, enhanced by fast fibre broadband.
- Tech-Hub Connectivity9/10
Pre-wired with fibre optic broadband cable offering speeds of up to 1gb, making it ideal for tech-focused professionals.
Listing information
- Agent
- Hume Auctioneers
- Phone
- 057 868 1111
- Published on HouseDelve
- 16 September 2026
- Correction
- Report an issue
HD-E870C7HouseDelve · 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.