38 Crann Nua, Edenderry Road, Portarlington, Co. LaoisR32XD53
€275,000
3 Bed~2 Bath~101 m²~BER C1
What you'll like:
- Desirable family layout: The property offers three double bedrooms and two bathrooms across 101 square meters, providing ample space for growing families seeking comfortable suburban accommodation.
- Excellent decorative condition: Tastefully decorated throughout with beautiful painted colors and modern finishes, allowing new owners to move in immediately without undertaking costly renovations.
- Dedicated home office: Features a ground-floor bonus room ideal for remote work, directly addressing modern lifestyle needs and offering privacy away from main living areas.
- Bright kitchen diner: Equipped with wooden style floor tiles and a shaker style fitted kitchen including appliances, creating a functional space for family meals and daily routines.
- Convenient sliding door access: Provides direct connection from the dining area to the rear garden, enhancing natural light and facilitating seamless outdoor dining during warmer months.
- Cozy living room feature: Includes a charming bay window and a feature gas fireplace with a modern light fitting and laminate timber floor for relaxing evenings.
- Practical ground floor WC: A good-sized downstairs toilet adds significant everyday convenience for residents and guests, reducing traffic to the upstairs family bathroom.
- Generous double bedrooms: All three upstairs bedrooms are sized as doubles and include fitted wardrobes, ensuring adequate storage and comfortable sleeping quarters for everyone.
- Freshly fitted ensuite: The main bedroom benefits from a modern en-suite featuring a heated and LED lit mirror, adding a touch of luxury to the primary suite.
- Quality family bathroom: A well-proportioned main bathroom includes a bathtub and a heated mirror over the wash hand basin, catering well to family bathing requirements.
- New carpet flooring: Newly installed carpets across the upper level give a clean, fresh feel underfoot and save the buyer immediate replacement expenses.
- Front development proximity: Situated close to the front of the estate, granting easy access in and out of the residential area without navigating deep interior roads.
- Large green area nearby: Positioned close to a substantial green space within the development, offering a safe and pleasant environment for children to play outdoors.
- Spacious rear garden: Features a good-sized outdoor plot that provides plenty of potential for landscaping, children's play equipment, or future garden enhancements.
- Fibre broadband availability: The area benefits from excellent fibre broadband infrastructure, supporting high-speed internet requirements for remote employment and streaming services.
- Essential urban amenities: Located a short distance to the town center, train station, schools, shops, and cafes, ensuring daily errands and commutes remain exceptionally convenient.
- Natural gas connectivity: Connected to a reliable mains natural gas supply, enabling efficient central heating and responsive domestic hot water production throughout the year.
- Established residential community: Built around 2004, the development has matured into an established neighborhood with settled surroundings and predictable local community dynamics.
- Complete appliance package: The sale includes major kitchen appliances such as an oven, hob, fridge freezer, and washing machine, reducing initial setup costs for the buyer.
- Professional agent representation: Marketed by a recognized local firm, providing structured access for viewings and clear channels for negotiating the purchase of the home.
But keep in mind:
- C1 energy rating: The C1 BER rating indicates moderate thermal efficiency, meaning the buyer should investigate potential insulation upgrades to reduce future heating bills.
- Build year considerations: Constructed around 2004, the property is over two decades old, so the buyer should budget for potential maintenance on original plumbing and fixtures.
- Potential boundary queries: The buyer should verify exact garden boundaries and ensure no encroachments exist, particularly given the layout of adjoining properties in the estate.
- Management company fees: The buyer should check if there are any active residents associations or management fees for maintaining the estate's green areas and common spaces.
- Parking arrangement clarity: While parking is listed as a feature, the buyer must verify whether it is designated space or communal parking directly outside the dwelling.
- Boiler lifespan verification: Given the age of the house, the buyer should have a qualified professional inspect the gas boiler to determine its remaining operational lifespan.
- Attic insulation levels: The buyer should inspect the attic space to confirm adequate modern insulation depth, which is vital for improving the current C1 energy performance.
- Glazing seal integrity: The buyer should check all double-glazed windows and sliding doors for signs of condensation or failed seals that might require glass unit replacements.
- Plumbing water pressure: The buyer should test the hot and water pressure across both bathrooms simultaneously to ensure adequate performance from the mains supply.
- Ventilation in bathrooms: The buyer should check for adequate mechanical extraction fans in both the main bathroom and ensuite to prevent future mold or damp issues.
- Electrical system capacity: The buyer should have an electrician verify that the consumer unit and wiring meet current safety standards and support modern household electronics.
- External paint condition: The buyer should inspect the exterior render and paintwork for any weathering or cracking that might necessitate repainting in the near future.
- Roof tile condition: The buyer should arrange a professional roof survey to check for slipped tiles, flashing integrity, and overall weatherproofing of the pitched roof structure.
- Fencing and boundary upkeep: The buyer should inspect the condition of garden boundary fences or walls to determine if replacement or repair costs will fall on them.
- Future local development: The buyer should investigate local planning registers to see if nearby land zoning could introduce future construction activity around Portarlington.
- Commuter train demand: The buyer should verify peak-time parking availability and ticket costs at the local train station if intending to commute regularly to Dublin.
- Sound insulation levels: The buyer should assess party wall soundproofing if the property is semi-detached or terraced to ensure adequate privacy from immediate neighbors.
- Surface water drainage: The buyer should check the rear garden during wet weather to confirm there are no pooling or drainage issues affecting the usable lawn space.
- Kitchen appliance age: Although appliances are included, the buyer should check their functional age and condition to anticipate when replacements might become necessary.
- Title and deed review: The buyer's legal representative must thoroughly review the title deeds, rights of way, and planning compliance for any historical extensions or alterations.
Price positioning
?
Not enough reliable market evidence is available to position this asking price.
Build Analysis
What we know from similar construction types
- The property was built around 2004, meaning it is approximately two decades old and standard maintenance for building elements of that age should be verified by a surveyor.
- The house features a C1 BER rating, indicating moderate energy efficiency that falls outside the category requiring a deep retrofit.
- A bonus room on the ground floor is suitable for a home office or playroom, benefiting from local fiber broadband availability, though buyers should verify compliance and planning permission if any structural changes were made to create this space.
- Features include a gas fireplace in the living room and natural gas heating, which should be checked by a certified technician during a pre-purchase inspection.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is between €1,200 and €1,600
- This estimate is based on the 101 m² floor area and a C1 BER rating, utilizing the natural gas heating system mentioned in the property details. Actual costs may vary depending on individual energy usage and fuel price fluctuations.
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
62 CRANN NUA, PORTARLINGTON, LAOIS
- Sale date
- Declared sale price
- €313,000.00
143 CRANN NUA, PORTARLINGTON, LAOIS
- Sale date
- Declared sale price
- €207,000.00
40 SLI NA MONA, EDENDERRY RD, PORTARLINGTON
- Sale date
- Declared sale price
- €320,000.00
170 CRANN NUA, PORTARLINGTON, CO. LAOIS
- Sale date
- Declared sale price
- €190,000.00
107 CRANN NUA, PORTARLINGTON, LAOIS
- Sale date
- Declared sale price
- €250,000.00
Recent sales in the wider Portarlington area
BISHOPSWOOD, PORTARLINGTON, CO LAOIS
- Sale date
- Declared sale price
- €450,000.00
13 SAINT PATRICK'S TERRACE, PORTARLINGTON, CO. LAOIS
- Sale date
- Declared sale price
- €225,000.00
APT.17 - THE BIRCHES, KILNACOURT WOODS, PORTARLINGTON
- Sale date
- Declared sale price
- €185,000.00
CLONANNY, PORTARLINGTON, LAOIS
- Sale date
- Declared sale price
- €175,000.00
8 THE BIRCHES, KILLACORT WOODS, PORTARLINGTON
- Sale date
- Declared sale price
- €180,000.00
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 €2,750 based on 1 percent of the asking price
- Solicitor legal fees: estimated between €1,500 and €2,500 plus outlay
- Land registration fees: approximately €130 to €700 depending on the application type
- Property valuation fees: roughly €150 to €300
- Surveyor fees: estimated between €400 and €800 depending on the level of survey
- Annual home insurance: roughly €350 to €700
Forum Talk
What people are saying about this area
- Residents note that Portarlington offers a generally quiet suburban lifestyle with convenient rail connections to Dublin.
- Local discussions often highlight the ongoing demand for well-maintained three-bedroom family homes close to schools and town amenities.
- Community groups frequently discuss local infrastructure improvements and traffic calming measures around residential developments.
- Buyers in the area often praise the balance of community feel and commuter accessibility provided by the local train station.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features three double bedrooms, a spacious rear garden, and is located close to a large green area within the development, making it well-suited for young families.
- Teenagers7/10
Three double bedrooms provide good space for growing children, and the proximity to local schools and amenities is a strong advantage.
- Multi-generational Living4/10
With 101 square metres and three bedrooms over two floors, the space may feel somewhat limited for multi-generational households.
- Single Buyers8/10
An affordable three-bedroom home with dedicated office space provides an excellent stepping stone or comfortable permanent setup for a single buyer.
- Couples9/10
Offers generous living space, a modern kitchen-diner, and a separate study or home office which is ideal for couples.
- Empty Nesters7/10
Manageable size with three bedrooms and low-maintenance features, though stairs are present.
- Retirees6/10
Conveniently located near the town centre and amenities, though a two-storey layout requires stair climbing.
Work
3 areas- Remote Working9/10
Includes a dedicated study or home office on the ground floor, complemented by excellent fibre broadband available in the area.
- Hybrid Commuting8/10
Conveniently located a short distance to the local train station, facilitating rail commutes.
- Retired7/10
Close proximity to town amenities makes daily errands manageable for retirees.
Practical
8 areas- Ageing in Place6/10
Good proximity to town amenities, though the presence of stairs and two-storey accommodation should be considered.
- Low Maintenance8/10
Presented in excellent condition throughout with modern finishes, built-in wardrobes, and gas central heating.
- Secure Gated Entry3/10
Open residential development setup without secure gated entry mentioned.
- Minimalist Design5/10
Traditional family home layout with defined rooms rather than ultra-minimalist open-plan spaces.
- Flexible Floor Plans7/10
Includes a bonus room on the ground floor that functions flexibly as a playroom or home office.
- Heritage Home2/10
Built around 2004, so this is a modern property rather than a period heritage home.
- Ecological Setup6/10
Features a BER rating of C1 with natural gas heating; buyers may wish to investigate upgrade potential for better energy efficiency.
- Outdoor areas7/10
Benefits from a spacious rear garden with potential for outdoor dining and family use.
Interests
9 areas- Gardening6/10
Features a spacious rear garden that offers a good canvas for amateur gardeners and outdoor planting.
- Walking7/10
Proximity to the town centre, local schools, and a large green area supports casual daily walking.
- Gym5/10
Buyers should verify local fitness facility options as they are not explicitly detailed in the immediate property surroundings.
- Cycling6/10
The flat terrain of the local area and proximity to the town centre make cycling a viable option for local trips.
- Golf5/10
Buyers should investigate the proximity of local golf courses in the surrounding region.
- Fishing5/10
Buyers interested in fishing should verify nearby river access points in the locality.
- Horse Riding4/10
Equestrian facilities are not immediately adjacent, so buyers should check for local stables.
- Water Sports2/10
Inland location means water sports opportunities are limited locally.
- Entertaining7/10
The bright kitchen-diner with sliding doors to the rear garden provides a good layout for family and social gatherings.
Lifestyle
5 areas- Quiet Living7/10
Situated in a residential development close to a large green area, offering a generally peaceful suburban environment.
- Rural Living4/10
Located in a built-up residential development rather than a remote rural setting.
- Village Living8/10
Positioned a short distance to the town centre, shops, schools, and cafes, capturing a community-oriented feel.
- Coastal Living1/10
The property is located inland in County Laois, far from any coastal areas.
- Urban Living5/10
Closer to a town environment than a major urban centre, providing a balance of local amenities without city density.
Social
6 areas- Community Involvement7/10
Located within an established residential development close to local amenities, supporting community engagement.
- Café Culture7/10
Proximity to local cafes and the town centre provides good access to social spots.
- Nightlife4/10
The immediate area is primarily residential, with extensive nightlife likely requiring travel to larger nearby towns.
- Health/Wellness groups6/10
Buyers should verify local pilates & stretching or wellness classes in the town centre.
- Networking Opportunities5/10
Local networking is moderately supported by proximity to the town and transport links to larger hubs.
- Tech-Hub Connectivity8/10
Excellent fibre broadband availability in the area makes it highly suitable for tech-focused remote roles.
Listing information
- Agent
- Tom McDonald & Associates
- Phone
- 057 862 3643
- Published on HouseDelve
- 6 September 2026
- Correction
- Report an issue
HD-621875HouseDelve · 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.