
22 Crossneen Manor, Leighlin Road, CarlowR93D9C3
€325,000
3 Bed~3 Bath~BER C1
What you'll like:
- Quiet cul-de-sac setting: The house is positioned in a peaceful cul-de-sac which reduces passing traffic and creates a safer, quieter environment for residential living.
- Convenient town access: Being perched on the edge of Carlow town provides swift access to local shops, schools, and essential amenities for daily convenience.
- Turnkey interior condition: Recent decorative upgrades mean the property presents in move-in ready condition, saving the buyer immediate time and renovation expenses.
- Modern composite door: A newly installed composite front door with glazed panels enhances both the street appeal and the initial thermal security of the entryway.
- Spacious reception room: The main sitting room features a large bay window and an open archway, creating a bright and interconnected family living space.
- Solid fuel fireplace: A traditional fireplace in the sitting room offers a cozy focal point and an alternative heating option during colder winter months.
- Replacement kitchen fitted: The modern replacement kitchen features quality fitted wall and floor units, contemporary ceramic tiling, and practical recessed lighting throughout.
- Integrated sliding doors: Sliding patio doors in the dining zone connect the interior directly to the rear garden, ideal for outdoor dining and fresh airflow.
- Upgraded utility space: The under-stairs utility room is plumbed and shelved efficiently, keeping laundry appliances hidden away from the main living areas.
- Three double bedrooms: All three first-floor bedrooms are sized as comfortable doubles, providing versatile accommodation for families, guests, or a home office.
- Generous master suite: The master bedroom positioned at the front includes built-in wardrobes and its own private ensuite bathroom for added convenience.
- Quality bathroom fixtures: Both the main family bathroom and the ensuite have been fitted with modern sanitaryware, sleek vanity units, and tiled finishes.
- Stira attic access: A folding Stira stairs leads to the attic space, making seasonal storage and roof inspection much easier and safer for occupants.
- Low maintenance exterior: The attractive brick-clad exterior minimizes future painting requirements and ensures durable weather protection for the building envelope.
- Generous rear garden: A substantial rear garden offers ample outdoor space for children to play, gardening enthusiasts, or future landscaping projects.
- Secure steel shed: The inclusion of a durable steel storage shed in the garden provides safe containment for bicycles, tools, and outdoor equipment.
- Off-street parking provision: Dedicated parking space to the front of the dwelling ensures convenient vehicle storage directly outside your front door.
- Gas fired central heating: A wall-mounted gas burner provides reliable and controllable central heating throughout all rooms in the property.
- Fibre broadband ready: High-speed fibre broadband availability supports modern remote working requirements and uninterrupted streaming or gaming activities.
- Block built construction: Traditional block-built construction offers robust structural stability, enhanced sound insulation, and long-term durability for peace of mind.
But keep in mind:
- C1 energy rating: The C1 BER rating indicates moderate energy efficiency, so the buyer should budget for potential insulation upgrades to reduce heating bills.
- Missing floor area: The listing fails to state the exact square footage, meaning the buyer must independently verify the total floor area prior to bidding.
- Unknown property type: The precise legal classification is omitted, so the buyer's solicitor should confirm the exact property type and freehold boundaries.
- Compact ensuite layout: The ensuite bathroom is relatively narrow at under a meter wide, which may feel somewhat cramped during everyday use.
- Under-stairs utility limits: Positioning the utility area beneath the stairs restricts vertical headroom and overall storage capacity compared to a dedicated room.
- Cul-de-sac parking pressure: While front parking exists, visitors might cause congestion in the tight cul-de-sac layout during busier evening hours.
- Gas boiler efficiency: The longevity and exact annual service history of the wall-mounted gas burner should be professionally inspected before finalizing purchase.
- Attic insulation levels: Given the C1 energy score, the buyer should verify the depth and quality of thermal insulation installed within the attic space.
- Glazing thermal performance: The uPVC double glazing should be checked for seal integrity and age to ensure there are no hidden drafts or condensation issues.
- Boundary fence maintenance: The buyer should inspect who owns and maintains the side gate and garden boundary fences shared with neighboring properties.
- Steel shed condition: Although a steel shed is provided, the buyer should check its interior for any signs of dampness, rust, or foundational shifting.
- Garden drainage evaluation: The large rear garden should be inspected for proper surface water drainage, especially during prolonged periods of heavy winter rainfall.
- Radon gas mitigation: The buyer should investigate local radon hazard maps and confirm whether any protective barrier or sump was installed during construction.
- Management company fees: The buyer's solicitor must confirm if this cul-de-sac development incurs any annual residents association or estate management service charges.
- Sewer and pipe inspections: A thorough CCTV drain survey is recommended to ensure the private and shared drainage lines are completely free from blockages.
- Electrical system certification: The buyer should request a recent electrical safety certificate to verify that the upgraded fixtures comply with current wiring regulations.
- Appliance warranty status: Since the kitchen was recently replaced, the buyer should check if any manufacturer warranties transfer over for the integrated appliances.
- Television and signal points: The buyer should verify the condition of existing TV aerials, satellite dishes, and internal cabling throughout the reception rooms.
- Future extension limits: Due to the cul-de-sac positioning and garden proportions, the buyer should check local planning rules regarding potential rear extensions.
- Traffic noise proximity: The buyer should visit the location at different times of day to assess how much ambient noise reaches the cul-de-sac from nearby roads.
Price positioning
?
- The asking price appears modestly elevated compared to typical historical averages for similar residential units in the immediate locality, reflecting strong market expectations for turnkey properties.
- Upward valuation signals stem from extensive recent interior renovations, including a replacement kitchen, upgraded bathrooms, and premium flooring throughout the three-bedroom layout.
- Potential factors that could undermine this pricing level include broader macroeconomic lending constraints or buyer hesitation regarding the moderate energy performance rating.
- Supporting factors for the valuation involve the quiet cul-de-sac positioning, convenient proximity to town amenities, and low-maintenance exterior features including off-street parking.
Build Analysis
What we know from similar construction types
- The property is described as a block-built home with a brick-clad exterior and uPVC double glazing.
- Recent upgrades include a new composite hall door, a replacement kitchen, upgraded utility, new flooring, and quality bathroom fittings.
- A solid fuel fireplace is present in the sitting room; a buyer should verify that the chimney and fireplace comply with current building and fire safety regulations.
- The heating system features a wall-mounted gas burner; a buyer should check the service history and efficiency of the gas boiler.
- Stira attic access is provided, and a buyer should inspect the attic for adequate insulation levels and proper ventilation.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is around €1,200 to €1,600.
- Explanation: The property features gas-fired central heating and holds a C1 BER rating, suggesting moderate energy efficiency for a home of this size.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The general area appears to be at a lower relative risk of flooding, though localized surface water pooling during heavy rainfall should always be checked.
- Prospective buyers are advised to consult national flood mapping databases to confirm the precise flood history and risk profile for this specific address.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
No verified results were found for this group in the previous five years.
Recent sales in the wider local area
No verified results were found for this group in the previous five years.
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 €3,250 based on 1% of the asking price of €325,000 for residential properties under €1 million.
- Solicitor Legal Fees: Estimated between €1,500 and €2,500 plus outlays and VAT.
- Land Registration Fees: Around €170 to €400 depending on the registration type and property value.
- Property Valuation Fees: Typically €150 to €300 if required by a mortgage lender.
- Surveyor Fees: Approximately €400 to €800 for a structural pre-purchase survey.
- Annual Home Insurance: Roughly €350 to €600 per year depending on the policy and coverage level.
Forum Talk
What people are saying about this area
- Residents on local forums frequently highlight the convenience of living near the edge of Carlow town with good access to main roads and local amenities.
- Community discussions often note that cul-de-sac developments like Crossneen Manor offer a quieter residential environment with minimal through traffic.
- Local groups often discuss infrastructural upgrades, school placements, and shopping convenience around the Leighlin Road area.
- Feedback on housing in this part of Carlow generally points to strong demand for turnkey properties with low-maintenance exteriors.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features three double bedrooms and a generous rear garden, making it very suitable for young children, though buyers should verify the safety of the quiet cul-de-sac environment for outdoor play.
- Teenagers7/10
Three well-sized double bedrooms offer adequate space for teenagers, and the proximity to local schools and town amenities is a distinct advantage.
- Multi-generational Living4/10
With three bedrooms and standard semi-detached sizing, the layout lacks independent living zones or ground floor sleeping arrangements typically needed for multi-generational living.
- Single Buyers8/10
This turn-key home provides comfortable accommodation with low maintenance requirements, appealing to single buyers looking for a modern property in a convenient location.
- Couples9/10
Offering three bedrooms, a modern kitchen, and an open-plan flow between the sitting room and dining area, this home is an ideal size for couples planning for the future.
- Empty Nesters7/10
The low-maintenance exterior and modern interior upgrades make this an attractive option for empty nesters wanting to downsize without sacrificing bedroom space, though stairs are required to reach all bedrooms.
- Retirees6/10
While the low-maintenance aspects and close proximity to town amenities suit retirees, all bedrooms are located on the first floor which may present accessibility challenges over time.
Work
3 areas- Remote Working8/10
The availability of fibre broadband and a flexible third bedroom makes this property well-suited for remote working setups.
- Hybrid Commuting7/10
Good access to main roads and its positioning on the edge of town facilitates reasonable travel times for hybrid commuters.
- Retired6/10
The low-maintenance nature of the home suits retirees well, though stairs to the bedrooms should be considered for long-term comfort.
Practical
8 areas- Ageing in Place5/10
While the home is low maintenance, the presence of all three bedrooms and bathroom facilities on the first floor means significant adaptation would be required for true ageing in place.
- Low Maintenance9/10
Featuring a brick-clad exterior, newly upgraded composite front door, modern fixtures, and recent interior redecoration, this is a true turn-key property requiring minimal immediate upkeep.
- Secure Gated Entry2/10
The property features an open parking area to the front rather than a secure gated entry system.
- Minimalist Design7/10
Clean lines, modern flooring throughout, and neutral finishes lend themselves well to a contemporary, minimalist aesthetic.
- Flexible Floor Plans6/10
The open arch between the sitting room and kitchen-dining area provides a flexible open-plan feel on the ground floor, though bedroom counts are fixed.
- Heritage Home1/10
This is a modern, block-built home rather than a period or heritage property.
- Ecological Setup6/10
Achieves a C1 BER rating with modern gas-fired central heating and double glazing, though buyers looking for advanced eco-features might want to upgrade further.
- Outdoor areas8/10
Benefits from off-street parking to the front, a side gate for access, and a generously proportioned rear garden complete with a steel storage shed.
Interests
9 areas- Gardening6/10
The generously proportioned rear garden offers a solid canvas for keen gardeners, though it currently features low-maintenance finishes.
- Walking7/10
The property's location on the edge of town allows for convenient walking access to local shops, schools, and town amenities.
- Gym5/10
Buyers interested in fitness will need to travel into town for commercial gym facilities, as none are explicitly integrated into the property.
- Cycling6/10
The surrounding road network provides reasonable access for cycling into town, though local cycling infrastructure should be verified.
- Golf5/10
While general town amenities are nearby, buyers should investigate the exact distance to the nearest golf course.
- Fishing4/10
Proximity to local waterways for fishing is not explicitly detailed, so buyers should check nearby angling opportunities.
- Horse Riding3/10
The suburban cul-de-sac location does not lend itself directly to equestrian pursuits, requiring travel to nearby rural stables.
- Water Sports2/10
The inland location provides very limited direct access to major water sports facilities.
- Entertaining8/10
The open arch connecting the sitting room to the kitchen and dining area, along with sliding patio doors leading to the rear garden, creates a great space for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
The property is situated in a quiet cul-de-sac on the edge of town, providing a peaceful residential setting away from heavy traffic.
- Rural Living3/10
This is very much an urban-edge setting rather than rural, offering suburban convenience rather than countryside isolation.
- Village Living6/10
Positioned on the edge of Carlow town with local amenities nearby, it offers a community-focused feel close to suburban conveniences.
- Coastal Living1/10
The property is located inland in Carlow and is entirely unsuited for coastal living enthusiasts.
- Urban Living7/10
Good access to town amenities, shops, and main roads makes this a convenient base for those who appreciate being close to urban infrastructure.
Social
6 areas- Community Involvement7/10
Located in an established residential cul-de-sac close to town, offering good opportunities to integrate into the local community.
- Café Culture6/10
Proximity to town amenities means local cafés are within reach, though buyers should verify the exact distance to the nearest commercial hub.
- Nightlife5/10
Being on the edge of town provides access to local pubs and nightlife venues, though a short trip into the town centre is required.
- Health/Wellness groups5/10
Access to local health and wellness groups will depend on facilities available within the wider Carlow town area.
- Networking Opportunities5/10
Primarily a residential area, meaning formal business networking opportunities will likely require travel into commercial centres.
- Tech-Hub Connectivity7/10
The availability of fibre broadband supports digital connectivity and tech-focused remote roles.
Listing information
- Agent
- Sherry FitzGerald McDermott Carlow
- Phone
- 059 914 0344
- Published on HouseDelve
- 9 September 2026
- Correction
- Report an issue
HD-F98A64HouseDelve · 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.