260 The Sycamore, Edenderry, OffalyR45FN76
€270,000
3 Bed~2 Bath~95 m²~BER B
What you'll like:
- Energy efficient rating: The property boasts an impressive B energy rating, which typically translates to lower utility bills and may qualify the buyer for a green mortgage rate.
- Well maintained condition: The current owner has meticulously maintained the home throughout, meaning a new buyer can move in immediately without facing urgent cosmetic repairs or unexpected refurbishment costs.
- Desirable layout: Featuring three well-proportioned bedrooms with a master ensuite, plus a guest WC downstairs, the layout provides practical separation of living and private spaces for modern family life.
- Cul-de-sac location: Situated in a quiet cul-de-sac within a very popular residential estate, the home benefits from reduced passing traffic and enhanced safety for children playing outdoors.
- Kitchen dining connection: The open-plan kitchen and dining area includes double doors leading directly to the rear garden, creating a seamless flow for indoor-outdoor entertaining during warmer months.
- Secure parking access: The inclusion of a private driveway provides off-street parking convenience, protecting vehicles and ensuring reliable parking availability directly outside your front door.
- Convenient commuter access: Dublin is easily accessible with the M4 motorway junction reachable within twenty minutes, making this location highly practical for commuters seeking a more affordable suburban lifestyle.
- Comprehensive local amenities: Edenderry is a superb town offering a full range of schools, shops, restaurants, and sports clubs within easy reach, satisfying all daily lifestyle and family requirements locally.
- Outdoor garden deck: The rear garden features a practical decking area right outside the double doors, providing an ideal raised platform for outdoor dining and relaxing in the sun.
- Valuable steel shed: A durable steel storage shed is included in the rear garden, offering secure space for bicycles, gardening equipment, and general household overflow items.
- West facing garden: The back garden enjoys a favorable west orientation, meaning buyers can enjoy afternoon and evening sunlight streaming into the garden and back rooms.
- Modern security features: The house is fully wired for an alarm system, offering peace of mind and potential savings on annual home insurance policy premiums for the new owner.
- Double glazed windows: Fitted with PVC double-glazed windows throughout, the home enjoys enhanced thermal insulation and reduced external noise transmission from neighboring properties and the street.
- Ground floor shutters: The installation of electric shutters downstairs provides an extra layer of home security, privacy, and thermal insulation during cold winter nights.
- Fitted bedroom storage: Bedrooms feature built-in wardrobes that maximize floor space efficiency, saving the buyer immediate expense on purchasing freestanding bedroom furniture items.
- Reliable utility connections: Connected directly to mains water and mains sewage infrastructure, the property ensures hassle-free utility management without the maintenance worries of septic tanks or private wells.
- Stable asking price: Historical price tracking shows the asking price has remained completely stable at 270,000 euros since tracking began, suggesting a firm vendor pricing strategy without erratic fluctuations.
- Efficient oil heating: Equipped with oil-fired central heating, the house provides reliable and controllable warmth throughout the winter months independently of gas grid availability.
- Affordable entry point: At 270,000 euros for a 95 square meter three-bedroom home with strong energy credentials, this property represents an accessible price point for first-time buyers and investors alike.
- Established residential community: Located within a popular housing development built around 2006, the neighborhood benefits from established community management and mature landscaping throughout the estate.
But keep in mind:
- Missing property type: The listing data fails to explicitly state the exact property type, though descriptions suggest a semi-detached build that must be formally verified by your legal representative.
- Potential management fees: Buyers should investigate whether the estate has an active residents association or management company that levies annual service charges for communal green space upkeep.
- Oil heating volatility: Relying on oil-fired central heating means exposure to fluctuating home heating oil prices, requiring budgeting for bulk fuel deliveries rather than monthly utility billing.
- Compact floor area: Measuring approximately 95 square meters, the home is relatively compact, meaning growing families might eventually outgrow the storage and living space dimensions over time.
- Single ensuite limitation: With only one ensuite bathroom shared among three bedrooms and a single family bathroom on the upper level, morning routines may experience bathroom queue congestion.
- Decking maintenance needs: The timber decking in the rear garden requires regular cleaning, staining, and weatherproofing treatments to prevent rotting and maintain a slip-free surface over the years.
- Steel shed condition: While a steel shed is present, buyers should inspect the structure for any signs of internal condensation, rust, or dampness that could damage stored items.
- Commuter traffic bottlenecks: Although the M4 is twenty minutes away, local peak-time traffic congestion heading out of Edenderry toward main arterial routes should be tested during your commute.
- Fixed pricing firmness: The lack of any price drops in the historical tracking data suggests the vendor may be firm on the 270,000 euro asking price, limiting immediate negotiation margins.
- Electric shutter dependence: The electric shutters downstairs rely entirely on household electricity, meaning a power outage could temporarily trap them in a closed or open position.
- Cul-de-sac turning space: While cul-de-sacs offer quietness, visitors parking haphazardly can sometimes restrict convenient turning circles or reverse maneuvers for residents living at the very end.
- Boundary line verification: Buyers must instruct their solicitor to carefully examine the title maps to confirm the exact legal boundaries of the rear garden and side passages.
- Planning permission checks: Any modifications made by the current owner, such as the decking or the steel shed, should be verified by your solicitor to ensure full planning compliance.
- BER certificate currency: While the B rating is attractive, buyers should verify the exact age and advisory notes on the Building Energy Rating certificate to ensure no standards have lapsed.
- Appliance lifespan uncertainty: The inclusion of white goods such as the fridge freezer, dishwasher, and oven should be checked during the survey to determine their remaining operational lifespan.
- Rental yield regulations: Investors eyeing this property should review local Rent Pressure Zone regulations in Offaly to ensure projected rental income aligns with legal restrictions and market caps.
- Estate maintenance gaps: Buyers should walk through the wider estate to check if communal lawns, public lighting, and roads are fully taken in charge by the local authority.
- Sound insulation limits: As a semi-detached home built in 2006, party wall sound insulation should be evaluated to ensure privacy from adjoining neighbor noise transfer.
- Secondary school capacity: Families should independently investigate local secondary school enrollment capacities and catchment areas in Edenderry to ensure guaranteed placement availability for children.
- Insurance risk assessment: Buyers must check with insurers regarding flood history or storm exposure risk in this specific Offaly neighborhood to secure competitive household insurance quotes.
Price positioning
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- The asking price of €270,000 for this three-bedroom semi-detached property appears moderately positioned, reflecting its modern B energy rating, desirable cul-de-sac location, and well-maintained interior condition suited for families or investors.
- Signals supporting the valuation include the inclusion of practical outdoor amenities like a steel shed and decking, alongside efficient features such as double-glazed windows and downstairs electric shuttering.
- Factors that could undermine this price point include potential regional buyer hesitation regarding commuting distances to Dublin, while robust local town services and easy access to the M4 motorway strongly support it.
- The property has maintained a stable asking price of €270,000 without recorded reductions, suggesting seller confidence and steady market demand in the Edenderry area for similar energy-efficient homes.
Build Analysis
What we know from similar construction types
- The property is a three-bedroom semi-detached house built around 2006 with a floor area of approximately 95 square metres, located in a cul-de-sac within a popular estate.
- Features include PVC double-glazed windows, a PVC front door, oil-fired central heating, mains water, and mains sewage.
- Exterior features include a rear garden with a west orientation, decking, and a steel shed, alongside electric shuttering on the ground floor.
- A buyer should investigate the compliance and condition of the rear decking, the steel shed, and any boundary treatments.
- A structural survey should be carried out to verify the general condition of the roof, walls, plumbing, and electrical systems, including the alarm and heating controls.
Heating cost*
Estimated expense to heat this property every year
- 1,200 to 1,600 euro per year.
- Based on a 95 square metre semi-detached property with a B energy rating and oil-fired central heating, the well-insulated structure helps maintain efficiency while relying on standard oil consumption.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The immediate residential area of The Sycamore does not present high-profile surface water flooding history based on general regional data.
- As a matter of standard due diligence, prospective buyers should consult local flood risk maps and investigate historical drainage performance for the specific site.
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 Edenderry 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
- Estimated stamp duty: €2,700 — 1% of €270,000.
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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: 1,200 to 2,500 euro depending on the firm and conveyancing complexity.
- Land registration fees: 400 to 800 euro for property registration and outlays.
- Property valuation fees: 150 to 250 euro for a standard mortgage valuation report.
- Surveyor fees: 400 to 800 euro depending on the depth of the structural survey.
- Annual home insurance: 350 to 600 euro per year depending on the policy and coverage level.
Forum Talk
What people are saying about this area
- Residents in Edenderry frequently highlight the town's strong sense of community and the convenience of local amenities and schools.
- Traffic flow during peak commuting hours is a recurring discussion point among locals traveling toward the M4 motorway.
- Community forums often praise the balance of quiet residential cul-de-sacs and easy access to the town center.
- Local groups regularly discuss ongoing sports, social activities, and retail developments within the Edenderry area.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
This 3-bedroom semi-detached home offers a safe cul-de-sac location and a west-facing rear garden with decking and a steel shed, making it ideal for young families.
- Teenagers7/10
Three well-sized bedrooms and independent living space in a popular estate provide a good environment for teenagers, though living areas are standard semi-detached proportions.
- Multi-generational Living4/10
At 95 square metres with three bedrooms and two bathrooms, the property lacks the separate annexes or expansive space typically required for comfortable multi-generational living.
- Single Buyers8/10
Priced at €270,000 with a stable asking-price history, this home offers a manageable footprint and excellent accessibility for single buyers stepping onto the property ladder.
- Couples9/10
An open-plan kitchen and dining area with double doors leading to the garden makes this property exceptionally well-suited for couples starting out or sharing.
- Empty Nesters7/10
The property is manageable in size with low-maintenance features, though stairs are required to reach the three bedrooms and main bathroom on the upper level.
- Retirees6/10
While the home is in a quiet cul-de-sac and well-maintained, retirees should consider that all bedrooms are located upstairs and the garden requires some upkeep.
Work
3 areas- Remote Working8/10
With three bedrooms, the home offers flexible space to easily set up a dedicated home office for remote working arrangements.
- Hybrid Commuting7/10
Dublin is easily accessible with the M4 Junction 9 reachable within 20 minutes, making hybrid commuting viable despite the Offaly location.
- Retired6/10
Well-suited for retirement in terms of estate living and local town services, though stairs present a minor practical consideration.
Practical
8 areas- Ageing in Place5/10
While the home is well-maintained and in a quiet estate, the presence of stairs to all bedrooms means modifications might be needed for long-term ageing in place.
- Low Maintenance8/10
Features PVC double glazed windows, a PVC front door, oil-fired central heating, and an established B BER rating, ensuring efficient upkeep.
- Secure Gated Entry3/10
The property is located in an open cul-de-sac within a standard residential estate rather than a gated community, though it is wired for an alarm and features electric shuttering downstairs.
- Minimalist Design6/10
The layout features standard semi-detached rooms with an open-plan kitchen and dining setup rather than ultra-minimalist architecture.
- Flexible Floor Plans7/10
The open-plan ground floor combined with three bedrooms offers good flexibility for family living or home-office adaptation.
- Heritage Home2/10
Built c.2006, this is a modern suburban property rather than a traditional heritage or period home.
- Ecological Setup7/10
Achieving a strong B BER rating indicates good energy efficiency, complemented by mains services and modern double glazing.
- Outdoor areas8/10
Includes a west-facing rear garden complete with decking and a steel shed, offering functional and enjoyable outdoor space.
Interests
9 areas- Gardening6/10
The west-facing rear garden provides a good outdoor canvas for gardening enthusiasts, complemented by a practical steel shed for tool storage.
- Walking7/10
Located within a residential estate with easy access to local town amenities and sports clubs, offering plenty of local walking opportunities.
- Gym6/10
Edenderry features local sports and activity clubs, though specialized commercial gym facilities may require travel to larger nearby towns.
- Cycling6/10
The cul-de-sac location provides safe departures for cyclists, and the surrounding Offaly terrain offers varied local cycling routes.
- Golf6/10
Edenderry and the surrounding county offer local golf course options, making it a reasonable fit for golf hobbyists.
- Fishing6/10
County Offaly features various river and canal networks nearby, providing accessible fishing opportunities for enthusiasts.
- Horse Riding5/10
While rural Offaly accommodates equestrian activities, buyers should verify the proximity of local stables and riding schools.
- Water Sports3/10
Inland County Offaly is not primarily known for water sports, which would require travel to major lakes or coastal regions.
- Entertaining8/10
Features an open-plan kitchen and dining area that flows seamlessly through double doors onto a rear decking area, perfect for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Situated in a popular estate within a cul-de-sac, the property benefits from a quieter residential setting away from heavy through-traffic.
- Rural Living5/10
Edenderry provides a balanced town environment, meaning this location offers suburban convenience rather than true rural isolation.
- Village Living7/10
Edenderry acts as a vibrant hub with a full range of services, schools, and shops, capturing a strong community-focused village feel.
- Coastal Living1/10
The property is located inland in County Offaly, far away from any coastal areas.
- Urban Living5/10
While Edenderry offers local amenities, it is a suburban town rather than a bustling urban center, though Dublin is accessible via the M4.
Social
6 areas- Community Involvement7/10
Edenderry offers an active community with local sports clubs, schools, and town events fostering strong community ties.
- Café Culture6/10
The town provides a selection of local shops, restaurants, and spots for socializing, though it lacks a sprawling metropolitan café scene.
- Nightlife5/10
Nightlife is limited to local pubs and restaurants within Edenderry town rather than extensive clubbing venues.
- Health/Wellness groups6/10
Local sports and activity clubs in the area support community health and wellness initiatives.
- Networking Opportunities4/10
Networking options locally are more community-oriented; major professional networking hubs will require commuting toward Dublin.
- Tech-Hub Connectivity4/10
The property is located in a residential town; buyers should verify local broadband speeds to ensure robust tech-hub connectivity.
Listing information
- Agent
- Kelly Hudson Properties
- Phone
- 045 430 336 / 046 973 1545
- Current status
- active
- Published on HouseDelve
- 27 October 2026
- Correction
- Report an issue
HD-71331CHouseDelve · 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.