20 The Paddocks, Browneshill Road, CarlowR93X6N3
€319,500
3 Bed~3 Bath~95 m²~BER C
What you'll like:
- Detached layout advantage: This property offers a detached structure which provides extra privacy, less shared noise, and better natural light distribution compared to semi-detached or terraced alternatives in the local housing market.
- Prime corner positioning: Occupying a generous corner site, the dwelling benefits from enhanced outdoor space and minimal passing traffic while directly overlooking the main neighborhood green amenity area.
- Green outlook benefit: Enjoying direct views over the estate green creates a pleasant open aspect from the front windows, enhancing the overall residential appeal and neighborhood atmosphere for occupants.
- Established construction period: Built in 2002, the home combines modern structural standards with a mature, settled suburban setting that has fully established landscaping and community infrastructure already in place.
- Efficient footprint design: The ninety-five square meter floor area is well-proportioned across two levels, offering an optimal layout for small families or professionals seeking manageable maintenance routines.
- Triple aspect living: The expansive main living and dining area features natural light from three different directions, creating a bright and welcoming communal space for daily relaxation and family gatherings.
- Direct garden access: Sliding patio doors connect the main reception space directly to the rear exterior, facilitating seamless indoor-outdoor living during warmer weather and improving entertaining flexibility.
- Comprehensive galley kitchen: The separate kitchen comes fully equipped with fitted wall and floor units alongside a complete suite of appliances, allowing new owners to move in without immediate upgrade costs.
- Private rear boundary: The fully walled back garden ensures excellent levels of privacy and security, making it an ideal enclosed environment for children, pets, and secure outdoor storage.
- favorable orientation: The rear garden features a sought-after south-east aspect, capturing favorable morning and early afternoon sunlight to brighten the outdoor space and rear interior zones.
- Downstairs convenience: A dedicated ground floor guest toilet fitted with essential sanitary ware adds significant daily practicality for residents and visiting guests without requiring stair usage.
- Master bedroom en-suite: The principal front bedroom includes a private en-suite shower room, providing personal convenience and reducing morning congestion around the main upstairs family bathroom.
- Built-in storage solutions: Multiple bedrooms feature practical built-in wardrobes, maximizing floor space availability and offering ready-made storage solutions for incoming occupants without additional carpentry needs.
- Stira attic access: A fitted Stira folding stairs leads to the attic space from the landing, ensuring safe, convenient, and easy access for seasonal storage and home maintenance tasks.
- Established heating setup: The property includes a wall-mounted gas burner and an existing radiator network, providing reliable and controllable central heating throughout the entire residential accommodation.
- Convenient town location: Positioned just off the Browneshill road, residents enjoy fast and straightforward access to local schools, main arterial roads, and essential town center amenities.
- Immaculate presentation: The listing highlights an exceptionally neat and well-presented interior finish, suggesting the home has been carefully maintained and is ready for immediate occupation by purchasers.
- Stable pricing record: Recorded tracking data shows the asking price has remained stable at €319,500 with no downward adjustments, reflecting confident seller positioning in the current market environment.
- Dedicated parking potential: The corner site context typically allows for off-street parking arrangements, providing secure and convenient vehicle storage directly associated with the property boundary.
- Manageable entry cost: Priced under three hundred twenty thousand euros, this detached offering presents an accessible acquisition point for buyers seeking independent housing in a convenient regional location.
But keep in mind:
- Moderate energy rating: The home holds a C BER rating with an energy performance indicator of nearly one hundred seventy kilowatt-hours per square meter, which may entail higher heating bills than modern A-rated builds.
- Compact secondary bedroom: Bedroom three is a single room measuring approximately 2.65 by 2.58 meters, limiting its utility primarily to a nursery, home office, or guest single rather than a spacious double.
- Galley kitchen width: The kitchen measures under three and a half by two and a half meters, offering a narrow galley layout that might feel restricted for multiple cooks working simultaneously.
- Dated flooring materials: Several areas utilize Marley flooring and laminate timber surfaces that may require eventual replacement by the buyer to match modern aesthetic preferences and durability standards.
- Electric fire reliance: The main living space currently utilizes an electric fire rather than a solid fuel or high-efficiency gas insert, which might lack the ambiance and heating output desired by some buyers.
- Single bathroom bottleneck: While there is an en-suite, the main upstairs bathroom serves two additional bedrooms and the general floor, featuring a standard bath-with-shower configuration rather than a separate walk-in shower.
- Compact en-suite dimensions: The master en-suite is relatively tight at under two by one and a half meters, providing basic sanitary facilities without surplus room for luxurious fittings or storage.
- Potential boundary maintenance: Being a fully walled corner site, the buyer should inspect the structural integrity of all boundary walls to ensure no hidden repair or maintenance liabilities exist.
- Garden landscaping potential: The south-east garden is described as lending to various interpretations, implying that current landscaping may be basic and require investment to achieve full recreational utility.
- Fixed asking price stance: The lack of any recorded price reductions suggests the seller holds firm expectations, leaving potentially limited room for aggressive negotiation below the headline figure.
- Gas burner longevity: The wall-mounted gas burner visible in the kitchen appears older, meaning buyers should budget for a professional inspection or potential replacement heating appliance in the near future.
- Attic insulation unknowns: While a Stira stairs provides good access, the buyer should verify the current depth and quality of attic insulation to ensure it meets modern thermal retention standards.
- Traffic and green proximity: Direct frontage onto the main green area might lead to higher ambient noise levels during peak times when children play or neighbors congregate in the communal space.
- Carlow market demand: As a regional town property, resale liquidity can be sensitive to broader local economic shifts and employment trends, requiring careful long-term holding consideration from investors.
- Lack of utility room: With no separate utility space, laundry appliances are housed directly within the galley kitchen footprint, potentially increasing operational noise and reducing available food preparation area.
- Ventilation dependency: Interior spaces such as the ground floor WC and en-suite rely on mechanical extractor fans, which should be checked for proper working order to prevent moisture accumulation issues.
- Window glazing age: Prospective purchasers should verify the age and thermal performance of the window units throughout the house to determine if double glazing seals remain fully intact and efficient.
- Roof and gutter check: Buyers should commission a thorough structural survey to examine the roof tiles, flashing, and exterior gutters, as properties from 2002 may soon require preventative exterior maintenance.
- Electrical compliance review: A qualified electrician should test the consumer unit and general wiring to ensure compliance with current safety regulations, particularly given the mid-market construction era.
- Private drainage verification: Buyers must instruct their legal representative to confirm whether all estate services, including sewerage and water connections, are fully taken in charge by the local authority.
Price positioning
?
- The asking price appears modestly valued when benchmarked against recent verified sales figures within the same estate, specifically noting a comparable property transaction achieving a noticeably higher figure earlier in the year.
- Valuation signals remain positive due to the detached status, large corner site positioning overlooking the main green area, and a functional layout providing three bedrooms across ninety-five square meters.
- Support for this price point relies heavily on sustained local demand for well-maintained suburban housing, whereas potential oversupply or micro-location micro-fluctuations could undermine aggressive bidding beyond the current €319,500 asking level.
- Recorded listing history shows a stable unchanging price point since initial tracking, suggesting a firm vendor stance with limited immediate pressure to discount the property in the current market environment.
Build Analysis
What we know from similar construction types
- Constructed in 2002, this detached residence extends to 95 square metres over two floors and features a three-bedroom, three-bathroom configuration.
- The property occupies a large corner site overlooking the main green area and benefits from a fully walled, south-east facing rear garden.
- A buyer should investigate the condition of the gas boiler, which is wall-mounted in the kitchen, and verify the insulation levels in the attic accessed via the Stira stairs.
- Given the 2002 build date, a purchaser may want to inspect window seals and plumbing fixtures for any signs of wear typical of properties of this era.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 1,200 to 1,500 euro
- Explanation: Based on a 95 square meter detached house with a C energy rating and a gas boiler system, typical heating consumption will be moderate but influenced by the detached property layout.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a predominantly residential suburban area with no immediate proximity to major heavy industrial zones, large-scale incinerators, or active heavy landfills.
- Any potential legacy environmental concerns in the broader region are minimal, though standard routine environmental checks should be verified by the buyer.
Flood Safe
8/10Water overflow reports to follow up
- The property is situated in a residential setting off the Browneshill Road in Carlow, benefiting from a generally elevated position away from the main river corridors.
- Available map evidence does not indicate any mapped flood risk directly affecting this specific corner site in The Paddocks.
- While general surface water pooling can occasionally occur during intense rainfall events across any urban area, the local topography provides good natural drainage away from the structure.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
72 THE PADDOCKS, BROWNESHILL RD, CARLOW
- Sale date
- Declared sale price
- €347,000.00
45 THE PADDOCKS, BROWNESHILL ROAD, CARLOW
- Sale date
- Declared sale price
- €240,000.00
93 THE PADDOCKS, BROWNESHILL RD, CARLOW
- Sale date
- Declared sale price
- €280,000.00
61 THE PADDOCKS, BROWNESHILL RD, CARLOW
- Sale date
- Declared sale price
- €262,000.00
3 THE PADDOCKS, BROWNESHILL RD, CARLOW
- Sale date
- Declared sale price
- €230,000.00
Recent sales in the wider local area
6 BROWN ST, CARLOW, CARLOW
- Sale date
- Declared sale price
- €232,500.00
10 CATHEDRAL CLOSE, CARLOW, CARLOW
- Sale date
- Declared sale price
- €195,000.00
GARRYHUNDON, CARLOW, CO. CARLOW
- Sale date
- Declared sale price
- €300,000.00
RATHOE, CARLOW, CARLOW
- Sale date
- Declared sale price
- €385,000.00
UPPER STAPLESTOWN RD, CARLOW, CARLOW
- Sale date
- Declared sale price
- €385,000.00
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: €3,195 — 1% of €319,500.
?
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 2,500 euro
- Land registration fees: 400 to 800 euro
- Property valuation fees: 150 to 300 euro
- Surveyor fees: 300 to 600 euro
- Annual home insurance: 350 to 600 euro
Forum Talk
What people are saying about this area
- Residents on local forums frequently highlight the convenience of the Browneshill Road area for accessing local schools and amenities in Carlow town.
- Community discussions often note that developments like The Paddocks offer quiet, family-friendly environments with well-maintained green spaces.
- Traffic flow during peak morning and evening school run hours is a recurring topic of conversation among local commuters.
- Neighbourhood watch and local community groups report generally low crime rates and active resident engagement in the vicinity.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property occupies a large corner site overlooking the main green area, providing safe outdoor space and proximity to local schools.
- Teenagers7/10
Three bedrooms and a well-proportioned layout over two floors give teenagers adequate personal space, while the town location offers good access to local amenities.
- Multi-generational Living4/10
At 95 square metres with three bedrooms and one main bathroom plus one en-suite, space is relatively compact for multiple generations living under one roof.
- Single Buyers8/10
A manageable three-bedroom detached home at an asking price of €319,500 offers a solid entry point for single buyers looking for independent living space.
- Couples9/10
The layout features a spacious open-plan living and dining area alongside three bedrooms, making it ideal for couples planning for the future.
- Empty Nesters8/10
The two-storey configuration is manageable, and the low-maintenance enclosed rear garden appeals to downsizers wanting privacy without excessive upkeep.
- Retirees6/10
While the location offers good access to town amenities, the presence of stairs and a bathroom on the upper level should be considered for long-term accessibility.
Work
3 areas- Remote Working7/10
The three-bedroom configuration allows one of the rooms to be easily adapted as a dedicated home office for remote professionals.
- Hybrid Commuting7/10
Good access to main roads and the town infrastructure supports hybrid commuting schedules.
- Retired7/10
A manageable property size and proximity to local conveniences make it practical for retirees seeking a comfortable lifestyle.
Practical
8 areas- Ageing in Place5/10
The presence of a ground-floor W.C. is positive, but the stairs and upper-floor bathroom mean buyers should evaluate long-term suitability.
- Low Maintenance8/10
The compact 95 square metre floor area and fully walled rear garden ensure upkeep remains straightforward.
- Secure Gated Entry2/10
The property is an open-site detached residence within a standard suburban development rather than a gated community.
- Minimalist Design6/10
The well-proportioned rooms and neutral finishes offer a clean canvas for minimalist interior styling.
- Flexible Floor Plans7/10
The ground floor features a generous open-plan living and dining space, while the three bedrooms provide flexible use options.
- Heritage Home1/10
Constructed in 2002, this is a modern suburban residence rather than a period or heritage home.
- Ecological Setup6/10
Holds a C BER rating, indicating that energy efficiency is average and could be upgraded by the buyer.
- Outdoor areas8/10
Benefits from a large corner site overlooking the main green area, complemented by a private, south-east facing rear garden.
Interests
9 areas- Gardening6/10
The fully walled south-east facing rear garden offers a private space for planting and landscaping projects.
- Walking7/10
Good access to town amenities and nearby green areas facilitates daily walking routines.
- Gym6/10
Proximity to Carlow town ensures reasonable access to local fitness centers and leisure facilities.
- Cycling6/10
The suburban location provides straightforward road access for cyclists heading into town or surrounding areas.
- Golf6/10
Carlow's local amenities and surrounding region provide access to nearby golf courses.
- Fishing5/10
Proximity to regional waterways depends on specific local river access, but the general area offers standard inland angling opportunities.
- Horse Riding5/10
Equestrian facilities are generally found in the wider rural outskirts of County Carlow rather than immediately adjacent suburbs.
- Water Sports2/10
Inland location means water sports options are limited compared to coastal regions.
- Entertaining8/10
The large open-plan living and dining area with sliding patio doors leading directly to the south-east facing rear garden is well-suited for hosting guests.
Lifestyle
5 areas- Coastal Living1/10
Located inland in Carlow, far from any coastal areas.
- Urban Living7/10
Provides excellent proximity to town amenities and main roads while retaining a residential neighborhood setting.
- Quiet Living7/10
Situated in a residential development overlooking a green area on a corner site, offering a generally peaceful suburban environment.
- Rural Living3/10
Located within a suburban development close to town amenities, meaning it lacks a truly rural or countryside feel.
- Village Living6/10
Positioned conveniently off the Browneshill road with good access to local conveniences, offering a community-oriented suburban atmosphere.
Social
6 areas- Community Involvement7/10
Located within an established residential development overlooking a green area, fostering a sense of community.
- Café Culture7/10
Proximity to Carlow town ensures easy access to local cafes, restaurants, and social spots.
- Nightlife6/10
Town center pubs and entertainment venues are within reach, offering standard regional nightlife options.
- Health/Wellness groups7/10
Access to local community centers and town amenities supports participation in wellness and fitness groups.
- Networking Opportunities6/10
Regional town location provides fair opportunities for professional and social networking.
- Tech-Hub Connectivity6/10
Standard broadband availability should be verified by the buyer for intensive tech-hub connectivity needs.
Listing information
- Agent
- Sherry FitzGerald McDermott Carlow
- Phone
- 059 914 0344
- Current status
- active
- Published on HouseDelve
- 3 November 2026
- Correction
- Report an issue
HD-F3F560HouseDelve · 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.