31 Rossvale, Mountmellick Road, Portlaoise, Co. LaoisR32FY0C
€350,000
4 Bed~1 Bath~124 m²~BER B
What you'll like:
- Desirable Development: Located in the highly regarded Rossvale development, this property offers strong long-term neighborhood appeal and sustained residential demand for buyers.
- Excellent Energy Rating: The impressive B energy rating ensures superior thermal efficiency, potentially lowering utility bills and qualifying buyers for favorable green mortgage rates.
- Turnkey Interior Presentation: Exceptional interior finishes feature sophisticated color palettes and bespoke joinery, allowing buyers to move in immediately without undertaking costly renovations.
- Gourmet Kitchen Centerpiece: The stunning kitchen boasts expansive quartz worktops and an oversized island, creating a highly functional and luxurious hub for daily family living.
- Concealed Utility Space: The cleverly concealed utility area behind seamless cabinetry keeps laundry appliances out of sight while maximizing storage and maintaining clean visual lines.
- Integrated Media Wall: A dramatic bespoke media wall in the living room features a contemporary fireplace and built-in shelving, adding immediate style and practical storage.
- Four Well-Proportioned Bedrooms: The upstairs layout provides four spacious bedrooms, offering remarkable flexibility for larger families or creating dedicated home office workspaces.
- Private Enclosed Garden: The beautifully maintained rear garden features a lush lawn and an extensive paved patio, providing a secure and pleasant outdoor sanctuary.
- Substantial Outdoor Storage: A robust steel garden shed included on the grounds provides secure external storage for bicycles, tools, and recreational equipment.
- Off-Street Parking: The generous private driveway delivers convenient off-street parking for multiple vehicles, enhancing everyday accessibility and vehicle security.
- Gated Side Access: Secure gated side access connects the front and rear grounds, facilitating easy maintenance and waste management without entering the main dwelling.
- High Kerb Appeal: Mature hedging and a manicured front garden create a striking first impression, enhancing the overall aesthetic and neighborhood presence of the home.
- Walkable Amenity Access: Situated within comfortable walking distance of local schools, retail shops, and parks, supporting a convenient lifestyle without constant car usage.
- Commuter Friendly Location: Proximity to the town center, local train station, and the M7 motorway makes this an ideal home for commuters traveling to major employment hubs.
- Natural Light Optimization: Large windows and thoughtful positioning ensure excellent natural illumination throughout the living spaces, creating a bright and welcoming atmosphere.
- Flexible Room Configuration: One bedroom is currently styled as a home office, demonstrating the property's adaptability to modern remote-working lifestyle requirements.
- Modernized Bathroom Suite: The fully tiled bathroom features contemporary sanitary ware and a large walk-in shower, offering a sleek and low-maintenance daily wash space.
- Stable Pricing History: The asking price has remained stable at 350000 euros since tracking began, suggesting a firm vendor pricing strategy aligned with local market expectations.
- Generous Floor Area: Providing 124.36 square meters of living space, the home accommodates growing families comfortably without feeling cramped or restricted.
- Established Neighborhood: Established residential surroundings mean buyers benefit from a settled community with predictable local infrastructure and mature green spaces.
But keep in mind:
- Single Bathroom Limitation: Despite offering four bedrooms, the property features only one bathroom, which may create morning congestion for busy families or guests.
- Potential Toilet Addition Need: The listing notes room for a ground floor WC under the stairs if required, implying buyers might need to invest in installing an extra toilet.
- Unverified Property Type: The official listing data omits the exact property type classification, so buyers should verify whether it is detached, semi-detached, or terraced.
- Limited Price Movement: The asking price has stayed completely unchanged during tracking, which may indicate limited flexibility from the seller during initial negotiations.
- Compact Secondary Bedrooms: While four bedrooms are present, buyers should inspect the exact room dimensions to ensure all secondary spaces comfortably fit standard double beds.
- Maintenance of Quartz: The expansive quartz worktops in the kitchen require specific cleaning care to prevent staining, which buyers should factor into daily kitchen upkeep.
- Steel Shed Durability: The included steel garden shed should be inspected for potential rust or structural wear to determine its remaining lifespan and security.
- Boundary Line Verification: Buyers must verify the exact property boundaries and legal title deeds to ensure the driveway and rear garden alignments are entirely correct.
- Traffic and Noise Exposure: Positioned along the Mountmellick Road, prospective buyers should assess potential traffic noise levels during peak commuting hours.
- Future Extension Potential: The enclosed rear garden limits future ground-floor extensions unless willing to significantly reduce the usable patio and lawn space.
- BER Verification Check: Buyers should independently check the BER certificate details and advisory report to confirm if any specified efficiency improvements are recommended.
- Management Company Fees: Although typical of suburban developments, buyers' legal representatives should confirm if any estate management fees apply for common area upkeep.
- Parking Capacity Limits: While off-street parking is provided, larger families with multiple vehicles should verify how many cars can park comfortably on the driveway.
- Storage Space Trade-offs: Fitted mirrored wardrobes in the principal bedroom are convenient, but buyers should check if freestanding furniture options remain flexible.
- Integrated Appliance Lifespan: Integrated kitchen appliances hidden behind bespoke cabinetry should be checked for age and warranty coverage to avoid unexpected replacement costs.
- Attic Insulation Status: The surveyor should inspect the attic space to confirm adequate insulation levels and check for any signs of dampness or structural timber issues.
- Plumbing System Capacity: A single bathroom serving a four-bedroom house places heavy demand on the hot water cylinder, which buyers should test during the survey.
- Garden Drainage Assessment: The lush lawn and paved patio should be inspected for proper surface water drainage to prevent pooling during heavy rainfall periods.
- Local School Capacity: Given the walkable proximity to local schools, buyers with children should verify current enrollment capacities and catchment area rules.
- Resale Market Liquidity: The fixed asking price point of 350000 euros places the property in a specific bracket where local buyer demand fluctuations can impact resale timelines.
Price positioning
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- The asking price of €350,000 appears notably above the typical achieved transactions on the same estate where recent comparable properties have sold between €265,000 and €305,000, suggesting an aggressive valuation relative to historical local norms.
- Valuation signals supporting a higher figure include an exceptional B energy rating, highly polished bespoke interior finishes, expansive quartz worktops, and extensive modern upgrades that set this four-bedroom home apart from standard estate offerings.
- Factors that could support this premium asking price include intense buyer demand for turnkey properties requiring zero renovation, combined with its highly sought-after location within walking distance of local schools and the town centre.
- Conversely, elements that could undermine this pricing strategy include a substantial premium over established local transaction ceilings and the risk of buyer resistance if prospective purchasers compare it directly to lower recorded estate sales.
Build Analysis
What we know from similar construction types
- The property is a four-bedroom residence spanning approximately 124.36 square metres with a strong BER rating of B, indicating a high level of energy efficiency and lower potential heating costs compared to older second-hand homes.
- The description highlights extensive bespoke joinery, a custom media wall, quartz countertops, and concealed utility areas, which point to significant interior upgrading and high-end cosmetic finishes.
- A buyer should verify whether any structural alterations were made during the installation of the bespoke joinery, media wall, or the removal/reconfiguration of internal walls, and ensure all works comply with local building regulations.
- The listing notes room for a ground floor WC under the stairs if required, suggesting that the current layout may lack a downstairs toilet, which is an important practical feature to inspect for future installation feasibility and plumbing access.
- Buyers should also investigate the condition of the boundary fencing, the foundation and electrical connections of the substantial steel garden shed, and general roof and attic insulation standards typical of the development's construction era.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 1,200 to 1,600 euro.
- This estimate reflects the 124.36 square meter floor area and the property's B energy rating, which indicates good thermal efficiency and lower heat loss compared to older properties.
Environmental checks
Area-level evidence and things to investigate
Air quality
Nearby sites
Landfills
None foundWaste facilities
None foundIndustrial facilities
None foundNearby infrastructure
Overhead electricity lines
None foundUnderground electricity cables
None foundFlood Safe
8/10Water overflow reports to follow up
The property is outside the mapped flood area. But the nearest mapped area is away.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
127 ROSSVALE, PORTLAOISE, LAOIS
- Sale date
- Declared sale price
- €296,000.00
87 ROSSVALE, PORTLAOISE, LAOIS
- Sale date
- Declared sale price
- €265,000.00
17 ROSSVALE, PORTLAOISE, LAOIS
- Sale date
- Declared sale price
- €292,000.00
55 ROSSVALE, MOUNTMELLICK RD, PORTLAOISE
- Sale date
- Declared sale price
- €305,000.00
12 ROSSVALE, MOUNTMELLICK RD, PORTLAOISE
- Sale date
- Declared sale price
- €200,000.00
Recent sales in the wider Portlaoise area
39 CARMODY WAY, THE VILLAGE, PORTLAOISE
- Sale date
- Declared sale price
- €250,000.00
24 ASHEWOOD WALK, SUMMERHILL LANE, PORTLAOISE
- Sale date
- Declared sale price
- €280,000.00
3 FIELBROOK, DUBLIN ROAD, PORTLAOISE
- Sale date
- Declared sale price
- €300,000.00
THE GLEBE, CLONASLEE, PORTLAOISE
- Sale date
- Declared sale price
- €307,000.00
BALLYCARNAN, PORTLAOISE, LAOIS
- Sale date
- Declared sale price
- €342,500.00
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: €3,500 — 1% of €350,000.
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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: approximately 1,500 to 3,000 euro plus VAT and outlays.
- Land registration fees: approximately 600 to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 to 300 euro for a standard mortgage valuation.
- Surveyor fees: approximately 500 to 1,200 euro depending on the depth of the structural survey.
- Annual home insurance: approximately 400 to 800 euro per year depending on the policy coverage and provider.
Forum Talk
What people are saying about this area
- Residents frequently highlight the Rossvale development in Portlaoise as a highly sought-after, family-friendly neighbourhood due to its convenient proximity to local schools and amenities.
- Local discussions often note the excellent connectivity offered by Portlaoise, with the train station and the M7 motorway providing practical commuting options to Dublin and other major hubs.
- Community forums regularly discuss ongoing local infrastructure developments and town improvements in Portlaoise as the area continues to experience steady residential growth.
- Property commentators and local buyers often praise well-maintained estates like Rossvale for their strong curb appeal, mature landscaping, and enduring neighbourhood desirability.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features four well-proportioned bedrooms and a secure enclosed rear garden with a lush lawn, making it very suitable for young children.
- Teenagers8/10
With four bedrooms, including one currently arranged as a home office or sitting room, there is plenty of personal space for teenagers.
- Multi-generational Living6/10
The four-bedroom layout offers good accommodation, though the single bathroom layout may require careful coordination for multiple generations.
- Single Buyers7/10
At an asking price of 350,000 euros, it offers a high standard of turnkey finish, though it is a substantial size for a single occupant.
- Couples9/10
Luxurious interiors, bespoke joinery, and an exceptional kitchen-dining area make this an ideal home for couples looking to upscale.
- Empty Nesters7/10
The property offers low-maintenance presentation and high-end finishes, although managing four bedrooms might be more space than empty nesters strictly need.
- Retirees6/10
It is well-maintained and close to town amenities, but all four bedrooms are on the first floor, which could be a consideration for ageing in place.
Work
3 areas- Remote Working8/10
One of the four bedrooms is currently arranged as a stylish home office, providing an ideal dedicated workspace for remote working.
- Hybrid Commuting8/10
The property is located just minutes away from the train station and the M7 motorway, facilitating convenient hybrid commuting.
- Retired6/10
Convenient access to local amenities and healthcare services supports retirement living, though stairs to all bedrooms should be noted.
Practical
8 areas- Ageing in Place5/10
While the home is well-maintained, all four bedrooms and the sole bathroom are located on the first floor.
- Low Maintenance8/10
The property boasts a high standard of decorative order throughout, a B BER rating, and manageable outdoor spaces including a steel garden shed.
- Secure Gated Entry7/10
Features a generous private driveway with gated access to the rear for added security and privacy.
- Minimalist Design6/10
The interior features sophisticated bespoke joinery, feature lighting, and concealed storage aligned with a polished modern aesthetic.
- Flexible Floor Plans8/10
Four well-proportioned bedrooms, with one flexible enough to serve as a home office or sitting room, plus potential for a ground floor WC under the stairs.
- Heritage Home2/10
This is a modern, highly finished residential property in a suburban development rather than a period or heritage home.
- Ecological Setup7/10
The property benefits from an efficient B BER energy rating, indicating solid thermal performance.
- Outdoor areas8/10
Includes a manicured front garden, a private enclosed rear garden with a lush lawn, an extensive paved patio, and a substantial steel garden shed.
Interests
9 areas- Gardening6/10
Features a beautifully maintained front garden with mature hedging and a private rear garden with a lawn and boundary planting.
- Walking8/10
The location is within walking distance of schools, shops, parks, and everyday amenities in Portlaoise.
- Gym7/10
Proximity to the town centre ensures convenient access to local gym and fitness facilities.
- Cycling7/10
The suburban location provides straightforward road access for cycling into the town centre and surrounding areas.
- Golf6/10
Portlaoise offers local golfing facilities within reasonable driving distance from the property's residential address.
- Fishing4/10
While County Laois has river and angling amenities, they require transport from this suburban residential location.
- Horse Riding4/10
Equestrian facilities are typically found in the surrounding countryside rather than directly within the immediate suburban neighbourhood.
- Water Sports2/10
Inland Portlaoise lacks immediate local water sports infrastructure.
- Entertaining9/10
The standout kitchen with an oversized quartz island and the expansive paved patio make this home exceptional for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Located in a highly regarded residential development with an enclosed private rear garden, offering a peaceful suburban atmosphere.
- Rural Living3/10
This is an established suburban development within walking distance of schools, shops, and the town centre rather than a rural setting.
- Village Living5/10
Situated in a residential neighbourhood close to local amenities in Portlaoise, offering a suburban rather than a tight-knit village feel.
- Coastal Living1/10
Portlaoise is an inland town with no proximity to the coast.
- Urban Living7/10
The property is within walking distance of the town centre, train station, and local amenities, providing convenient access to urban conveniences.
Social
6 areas- Community Involvement7/10
Being part of an established, sought-after residential development encourages local community ties.
- Café Culture7/10
Proximity to Portlaoise town centre provides easy access to local cafés and social spots.
- Nightlife6/10
Pubs, restaurants, and nightlife options in the town centre are just a short distance away.
- Health/Wellness groups7/10
Good access to pilates & stretching studios, healthcare providers, and wellness groups in the wider Portlaoise area.
- Networking Opportunities6/10
Convenient transport links to Dublin and regional hubs via the M7 and train station support professional networking.
- Tech-Hub Connectivity6/10
The inclusion of a home office supports digital connectivity, though buyers should verify specific broadband speeds.
Listing information
- Agent
- Hume Auctioneers
- Phone
- 057 868 1111
- Current status
- active
- Published on HouseDelve
- 27 September 2026
- Correction
- Report an issue
HD-F09AA6HouseDelve · 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.