38 Borris Little, Portlaoise, LaoisR32CR2V
€335,000
3 Bed~1 Bath~92 m²~BER B
What you'll like:
- Favorable B energy rating: The impressive B rating indicates strong thermal efficiency, potentially lowering utility bills and keeping the home comfortable year-round for occupants.
- Established residential setting: Located in a pleasant and established neighborhood, offering a sense of community and peace away from heavy passing traffic.
- Solid construction year: Built in 2002, the property benefits from modern building standards while still offering a mature environment with established greenery.
- Private rear garden: The spacious rear garden is not overlooked, providing an ideal secluded area for outdoor dining, family activities, and relaxing.
- Off-street parking provision: Includes convenient off-street parking at the front, adding daily ease and security for vehicle owners living here.
- Dual aspect living room: The comfortable sitting room features dual aspect windows, allowing natural light to flood the space throughout the day.
- Solid fuel stove feature: Equipped with a cosy solid fuel stove in the living room, offering efficient additional warmth during colder winter months.
- Spacious kitchen dining layout: Features a well-proportioned kitchen and dining area, creating a practical central hub for everyday family meals and entertaining.
- Screened porch addition: Includes a functional screened porch measuring over three meters, offering a protected transitional outdoor space for all-weather use.
- Tiled hallway practicality: The entrance hallway features durable tiled flooring, making it easy to maintain and clean after muddy outdoor excursions.
- Proximity to town amenities: Positioned within easy reach of local schools, shops, supermarkets, and sporting facilities for everyday convenience.
- Excellent commuter transport links: Close to the M7 motorway and regular rail services, making travel to major employment hubs straightforward for workers.
- Attractive for first-time buyers: The three-bedroom layout and manageable size make this an appealing starter home for those entering the property ladder.
- Potential for personal touches: Offers a solid foundation with great potential for buyers to modernise and personalise cosmetic finishes over time.
- Set back from road: Positioned tucked away from the main road, enhancing privacy and reducing potential traffic noise for residents.
- Mature front garden appeal: The property boasts a mature front garden, contributing positively to the overall curb appeal and neighborhood character.
- Stable asking price history: Recorded asking price has remained stable at €335,000, suggesting a straightforward pricing strategy without erratic fluctuations by the vendor.
- Manageable floor area: The 92 square meter footprint offers efficient accommodation that is easy to heat and maintain for busy households.
- Tiled family bathroom: The family bathroom is fully tiled throughout, presenting a clean and easy-to-clean environment for daily household use.
- Oil-fired central heating system: Fitted with dependable oil-fired central heating, ensuring reliable temperature control across all three bedrooms and living areas.
But keep in mind:
- Single bathroom limitation: With only one family bathroom serving all three bedrooms, larger households or morning routines may experience scheduling bottlenecks.
- Compact secondary bedroom: Bedroom three measures under three by three meters, which might feel tight if used as a permanent double bedroom.
- Modest kitchen footprint: The kitchen area is relatively narrow at just over two meters wide, potentially limiting workspace for enthusiastic cooks.
- Oil heating cost volatility: Reliance on an oil-fired central heating system exposes the homeowner to fluctuating fuel prices during seasonal peaks.
- Potential renovation requirements: While solid, buyers should budget for possible cosmetic upgrades to kitchen fittings, flooring, or bathrooms to match modern tastes.
- Stove compliance verification: Buyers should verify that the solid fuel stove meets current building regulations and emission standards for peace of mind.
- Porch planning permission check: The screened porch should be inspected to ensure proper planning compliance or exemption certification is available.
- Boundary fence inspection: Buyers must check legal boundary lines around the spacious rear garden to ensure clear ownership and maintenance responsibilities.
- Insulation standard checks: Although rated B, buyers should independently verify attic and wall insulation levels to confirm long-term energy performance expectations.
- Ventilation and damp check: Due to tiling and enclosed spaces, purchasers should inspect for adequate ventilation in the bathroom and porch areas.
- Parking capacity limits: Off-street parking may be limited to one or two vehicles, which could challenge growing families with multiple cars.
- Proximity noise inquiry: While set back from the main road, buyers should visit at peak times to assess ambient noise levels from surrounding properties.
- Storage space limitations: The floor plan shows limited built-in storage options, meaning buyers might need to invest in wardrobes or attic organization.
- Roof and gutter inspection: Being built in 2002, the roof timbers, tiles, and guttering should be thoroughly surveyed for wear and tear.
- Plumbing system check: The single bathroom and kitchen plumbing should be inspected for water pressure and potential pipe aging issues.
- Electrical system assessment: A qualified electrician should test the fuse board and wiring to ensure the 2002 installation meets modern safety standards.
- Window seal integrity: Timber and glazed elements throughout the house should be checked for drafts, condensation, or failing double-glazing seals.
- Garden maintenance demands: The mature front and large rear gardens will require ongoing landscaping effort and regular upkeep by the new owner.
- Potential future extension costs: Expanding the 92 square meter footprint to add a second bathroom would require significant capital investment and planning permission.
- Local market competition: Buyers should assess comparable local sales to ensure the €335,000 asking price aligns accurately with current neighborhood values.
Price positioning
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- The asking price of 335,000 euros appears moderately valued when evaluated against recent local residential transaction markers on the same estate and surrounding area, offering a competitive entry point for a three-bedroom property with a strong energy rating.
- Valuation signals show stability with a single recorded asking price observation and robust comparable sales nearby, suggesting the vendor has aligned expectations closer to prevailing market norms rather than pushing for aggressive premiums.
- Factors that could support this asking price include its favourable B energy rating, private non-overlooked rear garden, and established location close to commuter links, whereas potential underpins involve minor functional obsolescence in the single bathroom configuration.
- Additional market relevance stems from steady buyer demand in Portlaoise for well-maintained semi-detached homes, implying that final achieved figures could remain close to the listed figure depending on competitive interest among first-time buyers.
Build Analysis
What we know from similar construction types
- Constructed in 2002, this three-bedroom semi-detached property has a floor area of 92 square metres.
- Features oil-fired central heating alongside a solid fuel stove in the living room, contributing to energy efficiency.
- Includes a screened porch and a spacious, private rear garden that is not overlooked.
- A buyer should investigate the condition of the oil-fired heating system, insulation levels, and any potential need for future upgrades given the 2002 build date.
- Verify compliance regarding any historical alterations or extensions, such as the screened porch area.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 1,200 to 1,600 euro.
- This estimate is based on the 92 m² floor area, a B energy rating, oil-fired central heating, and the use of a solid fuel stove.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
12 BORRIS LITTLE, PORTLAOISE, LAOIS
- Sale date
- Declared sale price
- €425,000.00
29 BORRIS LITTLE, PORTLAOISE, LAOIS
- Sale date
- Declared sale price
- €353,000.00
37 BORRIS LITTLE, PORTLAOISE, LAOIS
- Sale date
- Declared sale price
- €135,000.00
24 BORRIS LITTLE, BORRIS RD, PORTLAOISE
- Sale date
- Declared sale price
- €220,000.00
3 BORRIS LITTLE, PORTLAOISE, LAOIS
- Sale date
- Declared sale price
- €180,000.00
Recent sales in the wider Portlaoise area
39 CARMODY WAY, THE VILLAGE, PORTLAOISE
- Sale date
- Declared sale price
- €250,000.00
127 ROSSVALE, PORTLAOISE, LAOIS
- Sale date
- Declared sale price
- €296,000.00
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
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: €3,350 — 1% of €335,000.
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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: 1,500 to 3,000 euro plus VAT and outlays.
- Land registration fees: 400 to 800 euro depending on property value and registration type.
- Property valuation fees: 150 to 300 euro for a standard mortgage valuation.
- Surveyor fees: 400 to 1,000 euro depending on the level of detail required for a structural survey.
- Annual home insurance: 350 to 700 euro depending on the policy coverage and provider.
Forum Talk
What people are saying about this area
- Residents in Portlaoise frequently discuss the strong community feel and family-friendly nature of established estates along the Borris Road.
- Local forums often highlight the convenience of the M7 motorway access and commuter rail services for those traveling to Dublin.
- Discussions regarding local infrastructure often mention ongoing demand for primary and secondary school places due to the expanding population.
- Homeowners in the area value the proximity to local supermarkets, sporting facilities, and everyday amenities within the town centre.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features three bedrooms and a spacious, private rear garden that is safe for children to play in, though buyers should verify if any internal modifications are needed to suit a young family.
- Teenagers7/10
With three bedrooms and a separate living room, there is reasonable space for teenagers, and the location near Portlaoise offers access to local amenities and schools.
- Multi-generational Living4/10
At 92 square metres with one family bathroom and three bedrooms, the home has limited footprint flexibility for multi-generational households.
- Single Buyers8/10
Priced at €335,000 with three bedrooms, this semi-detached house offers plenty of space for single buyers looking to establish a home with room for a home office or guests.
- Couples9/10
An excellent layout for couples starting out or downsizing from a larger home, featuring a comfortable sitting room with a solid fuel stove and an established residential setting.
- Empty Nesters8/10
The manageable 92 m² floor area and single-bathroom setup make it relatively easy to maintain, while offering a peaceful retreat away from the main road.
- Retirees7/10
While the single-storey living is not fully applicable given the two-story layout, the quiet setting and private rear garden provide a pleasant environment for retirees, though steps to upper floors should be considered.
Work
3 areas- Remote Working8/10
The three-bedroom layout allows for a dedicated home office setup, and the quiet surroundings support a productive remote working environment.
- Hybrid Commuting8/10
Portlaoise benefits from excellent transport connections, including the M7 motorway and regular rail services, making hybrid commuting practical.
- Retired7/10
The quiet, private setting and manageable size cater well to those who are retired, though stairs must be navigated.
Practical
8 areas- Ageing in Place5/10
The two-storey layout with all bedrooms upstairs may present challenges for ageing in place without future modifications.
- Low Maintenance7/10
A 92 m² semi-detached home constructed in 2002 with a B BER rating indicates good energy efficiency and manageable upkeep.
- Secure Gated Entry3/10
The property features off-street parking and a mature front garden, but does not feature a secure gated entry system.
- Minimalist Design5/10
Traditional semi-detached layout featuring defined rooms like a separate kitchen and living room rather than open-plan minimalist spaces.
- Flexible Floor Plans6/10
Three bedrooms provide flexibility for family use, guest accommodation, or home working.
- Heritage Home2/10
Constructed in 2002, this is a modern residential property rather than a period or heritage home.
- Ecological Setup7/10
The B BER rating reflects a strong energy efficiency profile, supplemented by a solid fuel stove.
- Outdoor areas9/10
A standout feature is the particularly spacious, private rear garden that is not overlooked, alongside a mature front garden and off-street parking.
Interests
9 areas- Fishing5/10
While general regional angling opportunities exist in Laois, buyers should verify proximity to specific local fishing spots.
- Gardening8/10
Features a mature front garden and a particularly spacious, private rear garden with great potential for keen gardeners.
- Walking7/10
The established residential setting provides pleasant local walking routes, with town amenities within reach.
- Gym6/10
Portlaoise offers local fitness facilities and sporting services, though buyers should verify the exact distance to the nearest commercial gym.
- Cycling6/10
The location provides access to local roads and the town centre, making cycling a viable option for local trips.
- Golf6/10
Portlaoise and the surrounding County Laois area offer local golf club facilities within a reasonable driving distance.
- Horse Riding5/10
Equestrian facilities are typically found in the broader rural parts of County Laois, requiring transport from this town location.
- Water Sports2/10
Being an inland location, water sports opportunities are limited locally.
- Entertaining8/10
The large kitchen/dining area and the spacious, private rear garden that is not overlooked make this home exceptionally well-suited for hosting and entertaining.
Lifestyle
5 areas- Quiet Living9/10
Tucked away from the main road and surrounded by mature greenery, the property offers an exceptional sense of peace and privacy.
- Rural Living5/10
Located in Portlaoise, the setting balances residential convenience with mature gardens, though it is fundamentally an established suburban location rather than deeply rural.
- Village Living7/10
The residential setting provides a community-focused feel while remaining within easy reach of local town services and amenities.
- Coastal Living1/10
The property is located inland in County Laois with no proximity to the coast.
- Urban Living6/10
It offers convenient access to Portlaoise town centre, schools, shops, and transport links, providing a practical urban-adjacent lifestyle.
Social
6 areas- Community Involvement7/10
Positioned in an established residential area close to schools and local services, encouraging community engagement.
- Café Culture6/10
Proximity to Portlaoise town centre ensures access to local cafes and social spots.
- Nightlife5/10
Town centre pubs and amenities are accessible, though the immediate residential location is predominantly quiet.
- Health/Wellness groups6/10
Local community and health groups operate within the wider Portlaoise area.
- Networking Opportunities5/10
Networking options are primarily centered around the broader town and regional business community.
- Tech-Hub Connectivity6/10
Good transport links and potential broadband availability support connectivity, though buyers should verify specific broadband speeds.
Listing information
- Agent
- Oriel Auctioneers Ltd T/A Clement Herron Real Estate
- Phone
- 085 800 9000
- Current status
- active
- Published on HouseDelve
- 28 October 2026
- Correction
- Report an issue
HD-0B13B5HouseDelve · 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.