22 Abhann Dubh, Portarlington, OffalyR32K3H6
€280,000
3 Bed~2 Bath~87 m²~BER C
What you'll like:
- Intimate boutique development: Situated inside a small private development consisting of just twenty-four residential units, offering a more peaceful and tightly knit neighbourhood environment for occupants.
- Scenic open outlooks: The property directly overlooks a pleasant green area alongside agricultural lands, ensuring a tranquil aspect and an enhanced sense of space and privacy.
- Town centre proximity: Located within comfortable walking distance of Portarlington town centre and all local amenities, making daily errands and commuting exceptionally convenient.
- Fully integrated kitchen: The kitchen and dining area comes equipped with an oven, hob, dishwasher, fridge, and freezer, saving the buyer immediate setup expenses.
- Functional separate utility: A dedicated utility room provides extra shelving and a washing machine, keeping laundry appliances separate from the main cooking space.
- Southwest garden orientation: The rear garden benefits from a desirable sunny southwest aspect, maximizing afternoon and evening sunlight for outdoor relaxation and gardening.
- Seamless ground flooring: The entire ground floor features consistent tiling throughout, creating a cohesive visual flow and simplifying routine cleaning and maintenance.
- Cozy living room fireplace: The living area features a solid fuel open fireplace paired with a bay window, establishing a traditional focal point and a welcoming atmosphere.
- Master bedroom bay window: The primary bedroom includes an extra alcove space within the bay window, providing an ideal dedicated spot for a vanity or dressing table.
- En-suite convenience: The main bedroom includes a private en-suite bathroom equipped with an electric shower, adding privacy and reducing morning congestion for household members.
- Ample fitted storage: Two of the bedrooms feature built-in wardrobes, offering practical storage solutions without the need to purchase bulky freestanding bedroom furniture.
- Natural gas heating: The home is serviced by a natural gas central heating system, providing efficient and easily controllable warmth throughout the winter months.
- Double glazed windows: The property is fitted with double glazing throughout, which helps improve thermal insulation and reduce external street noise intrusion.
- Off-street driveway parking: A dedicated driveway provides convenient off-street parking directly in front of the property, securing vehicle space right outside the front door.
- Secure side access: A pedestrian side entrance allows direct external access to the rear garden without needing to walk through the main living quarters.
- Complete main services: The dwelling is connected to essential utilities including mains water, sewerage, electricity, natural gas, and broadband availability.
- Manageable floor area: The 87 square metre layout offers a compact footprint that translates into lower heating bills and less intensive ongoing household maintenance.
- Family bathroom features: The main family bathroom includes a fitted bath surround and tiled flooring, accommodating families who prefer having a bathtub available.
- Ground floor guest facility: A convenient downstairs WC accessed via the utility room provides practical sanitary facilities for visitors without entering private upstairs areas.
- Established construction era: Built around 2006, the property benefits from modern building regulations compared to older vintage housing stock while avoiding brand-new development teething issues.
But keep in mind:
- C energy rating: The building holds a BER rating of C, which means a prospective buyer should budget for potential energy upgrades to improve thermal efficiency and lower utility costs.
- Moderate floor footprint: At 87 square metres, the interior spaces are relatively modest, so buyers with growing families should verify if the storage and room sizes will suit long-term needs.
- Potential drainage check: Buyers should verify the condition of the mains sewerage connection and local drainage infrastructure during their independent structural survey.
- Boiler efficiency review: The natural gas heating system's age and service history should be professionally inspected to determine if a replacement or overhaul is needed soon.
- Window seal inspection: Double glazed units installed around 2006 should be checked for any condensation between panes indicating failed seals that require glass replacement.
- Roof space insulation: The attic and roof insulation levels should be independently verified to ensure they meet modern standards and help improve the current C energy rating.
- Boundary line verification: The exact legal boundaries of the property and any shared access paths along the side entrance should be confirmed by the legal representative.
- Management company fees: Buyers should check whether the small development of 24 units operates under a management company and inquire about any annual service charges.
- Open fireplace ventilation: The solid fuel open fireplace should be inspected for proper chimney draw and structural integrity prior to lighting any fires.
- Appliance lifespan uncertainty: The included white goods such as the dishwasher, fridge, and freezer are of unspecified age, meaning buyers should budget for potential replacements.
- Parking capacity limits: The driveway offers off-street parking, but buyers with multiple vehicles should verify how many cars can comfortably park without blocking access.
- Garden boundary fencing: The condition of the fencing and walls enclosing the southwest-facing rear garden should be inspected to determine if repairs or replacements are required.
- Upstairs room sizes: Bedroom two and bedroom three are relatively compact, so buyers should measure carefully to ensure standard double beds or furnishings will fit comfortably.
- Surface water drainage: The exterior patio and garden areas should be checked for proper grading and surface water runoff during wet weather to prevent pooling.
- Broadband speed verification: While broadband is listed as a service, buyers should independently test or verify the maximum available internet speeds for remote working needs.
- Venting and moisture checks: High-moisture areas like the en-suite and family bathroom should be checked for adequate mechanical ventilation to prevent future mold or damp issues.
- Electrical safety audit: The fuse board and electrical circuit wiring installed during construction should be checked by a certified electrician to ensure compliance with current standards.
- External masonry upkeep: The exterior walls and render should be visually inspected for any hairline cracks or weathering that might require future maintenance or painting.
- Flooring transition wear: The continuous ground floor tiling should be examined for any cracked grout lines or loose tiles resulting from normal settling since 2006.
- Title and covenant review: Buyers must ensure their solicitor thoroughly reviews all title deeds, planning permissions, and local covenants associated with the private development.
Price positioning
?
- The asking price appears somewhat overvalued when compared against historical transactions in the immediate micro market, suggesting the vendor is pushing the upper bounds of recent achievable figures for similar dwellings in this neighbourhood.
- Upward valuation signals stem from the inclusion of practical modern amenities like a separate utility room, en-suite facilities, off-street parking, and a desirable south-west facing rear garden within a small private development context.
- Market support for this ambitious figure could be undermined by broader regional pricing norms and past local sales evidence, though strong buyer demand for turn-key properties within walking distance of town amenities might justify the figure.
- Relevant considerations include the moderate energy efficiency rating and the overall square footage, which indicate that buyers are paying a premium for convenient location and internal layout rather than expansive living space.
Build Analysis
What we know from similar construction types
- The property is a three-bedroom semi-detached house built around 2006, located in a small private development of 24 units.
- Construction features include double-glazed windows, a natural gas central heating system, and a solid fuel open fireplace in the living room.
- A buyer should investigate the condition of the tiled flooring spanning the ground floor to check for any underlying subfloor movement or cracking.
- It is advisable to verify the maintenance history and compliance of the gas central heating system and open fireplace.
- Check the boundary arrangements and management structure for the small private development to understand any shared responsibilities or estate charges.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately €1,100 to €1,400.
- Explanation: Based on a floor area of 87 square metres and a BER rating of C, combined with the natural gas central heating system and solid fuel fireplace mentioned in the property details.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a small residential development overlooking agricultural lands, appearing well away from heavy industrial sites, major waste facilities, or known legacy contamination.
- Any uncertain local environmental factors or minor industrial proximity should be independently verified by the buyer during standard due diligence.
Flood Safe
8/10Water overflow reports to follow up
- The development is set within a residential area featuring standard municipal drainage, with no immediate indications of high flood vulnerability in the immediate vicinity.
- Buyers should consult official local authority flood maps and carry out environmental searches to verify any broader historical river or surface water risks in the locality.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
3 ABHANN DUBH, PORTARLINGTON, COUNTY OFFALY
- Sale date
- Declared sale price
- €160,000.00
13 ABHANN DUBH, PORTARLINGTON, CO OFFALY
- Sale date
- Declared sale price
- €212,500.00
4 ABHANN DUBH, PATRICK ST, PORTARLINGTON
- Sale date
- Declared sale price
- €215,000.00
12 ABHANN DUBH, PORTARLINGTON, LAOIS
- Sale date
- Declared sale price
- €157,500.00
Recent sales in the wider Portarlington area
7 KILMALOGUE PARK, PORTARLINGTON, OFFALY
- Sale date
- Declared sale price
- €266,000.00
49 SHANDRA WOODS, PORTARLINGTON, OFFALY
- Sale date
- Declared sale price
- €325,000.00
RIVERIVIEW, CUSHINA, PORTARLINGTON
- Sale date
- Declared sale price
- €392,500.00
CLONEYHURKE, PORTARLINGTON, OFFALY
- Sale date
- Declared sale price
- €395,000.00
103 RIVERSIDE, PORTARLINGTON, CO OFFALY
- Sale date
- Declared sale price
- €203,000.00
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
- Stamp duty: Approximately €2,800 based on 1% of the asking price for residential property up to €1 million.
- Solicitor legal fees: Generally ranging from €1,500 to €2,500 plus VAT and outlay costs.
- Land registration fees: Around €600 to €800 for property registration and mapping documents.
- Property valuation fees: Typically between €150 and €300 for a standard mortgage valuation report.
- Surveyor fees: Roughly €500 to €1,000 depending on the level of detail required for a structural survey.
- Annual home insurance: Estimated between €400 and €700 per year depending on the policy level and provider.
Forum Talk
What people are saying about this area
- Residents in Portarlington frequently discuss local infrastructure developments and traffic management around the town centre.
- Community forums highlight active local sports clubs, schools, and family-oriented amenities as key benefits of living in the area.
- Discussions on local social groups often note the convenience of walking access to the train station for commuters travelling to Dublin or Kildare.
- Local news occasionally covers community initiatives and tidy town efforts aimed at enhancing the public spaces around Portarlington.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property is a 3-bed semi-detached family home in a small private development with a green area and a sunny southwest-facing rear garden, making it very suitable for young families.
- Teenagers7/10
Three good-sized bedrooms and proximity to Portarlington town centre provide adequate space and independence for teenagers.
- Multi-generational Living4/10
At 87 square metres with 3 bedrooms and 2 bathrooms, space is somewhat limited for multi-generational households.
- Single Buyers8/10
An affordable 3-bedroom setup with off-street parking and town amenities within walking distance offers a great option for single buyers.
- Couples9/10
Offers generous space for couples starting out or planning for the future, featuring a cozy living room with a solid fuel fireplace.
- Empty Nesters7/10
Manageable size and low-maintenance features suit empty nesters looking to downsize while remaining close to town facilities.
- Retirees7/10
Positioned within walking distance of town amenities in a small private development, though potential buyers should verify accessibility and future age-in-place suitability.
Work
3 areas- Remote Working8/10
Broadband is listed as an available service, and the 3-bedroom layout allows flexibility to set up a home office.
- Hybrid Commuting7/10
Portarlington has transport connections, making hybrid commuting feasible, though buyers should verify specific travel times and train links.
- Retired7/10
Quiet development close to town amenities makes it a comfortable option for retirees.
Practical
8 areas- Ageing in Place6/10
Two-story layout with bedrooms upstairs may require future modifications to fully support ageing in place.
- Low Maintenance8/10
Modern build (c. 2006) with a manageable floor area, tiled ground floor, and small private development upkeep.
- Secure Gated Entry3/10
It is a small private development of 24 units, but gated entry is not mentioned in the listing.
- Minimalist Design6/10
Standard semi-detached layout with functional rooms rather than stark minimalist architecture.
- Flexible Floor Plans6/10
Standard 3-bed semi-detached layout with separate living room, kitchen/dining, and utility room.
- Heritage Home2/10
Built circa 2006, this is a modern property rather than a traditional heritage home.
- Ecological Setup5/10
Features a C BER rating and natural gas central heating, with standard modern insulation.
- Outdoor areas7/10
Includes a secure, sunny southwest-facing rear garden with pedestrian side access and off-street parking on the driveway.
Interests
9 areas- Gardening6/10
Features a sunny, southwest-facing rear garden with outdoor access, providing a pleasant space for gardening enthusiasts.
- Walking8/10
The property is within walking distance of Portarlington town centre and local amenities.
- Gym5/10
Buyers should verify the availability of local gym facilities within Portarlington.
- Cycling6/10
The town location allows for straightforward cycling, though specific dedicated bike infrastructure should be verified.
- Golf5/10
Proximity to local golf courses should be independently verified by interested buyers.
- Fishing5/10
Local angling opportunities in the surrounding area should be investigated independently.
- Horse Riding5/10
Equestrian facilities nearby should be verified by prospective buyers.
- Water Sports3/10
Inland location limits immediate access to water sports facilities.
- Entertaining7/10
Features a combined kitchen/dining area that opens out to a sunny, southwest-facing rear garden, ideal for social gatherings.
Lifestyle
5 areas- Quiet Living8/10
Situated in a small private development of just 24 units overlooking agricultural lands and a green area, offering a peaceful environment.
- Rural Living5/10
While it overlooks agricultural lands, the property is within walking distance of Portarlington town centre, combining suburban convenience with a semi-rural outlook.
- Village Living8/10
Proximity to Portarlington town centre and local amenities provides a strong community and village-style living experience.
- Coastal Living1/10
The location is inland in County Offaly, far from any coastal areas.
- Urban Living4/10
Portarlington offers a town setting rather than a bustling urban centre, though essential amenities are close at hand.
Social
6 areas- Community Involvement7/10
A small development of 24 units close to the town centre fosters a close-knit community atmosphere.
- Café Culture6/10
Proximity to Portarlington town centre puts local cafes and eateries within walking distance.
- Nightlife5/10
Town-based pubs and local venues are accessible, though options for extensive nightlife are limited.
- Health/Wellness groups6/10
Local community groups and wellness classes can be found within the town area.
- Networking Opportunities4/10
Networking options are generally limited outside of commuting to larger employment hubs.
- Tech-Hub Connectivity5/10
Broadband services are available, but formal tech hubs are likely located in larger nearby cities.
Listing information
- Agent
- Tom McDonald & Associates
- Phone
- 057 862 3643
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-74E61BHouseDelve · 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.