4 Barrowlands, Graiguecullen, Carlow, Co. CarlowR93Y5P6
€450,000
7 Bed~6 Bath~259 m²~BER C2
What you'll like:
- Exclusive development privacy: Positioned within a private enclave of just six detached homes, offering a quieter residential environment close to town.
- Substantial floor area: Extending to approximately 2790 square feet, this generous dwelling provides exceptional interior volume for large families.
- Ground floor flexibility: Features three bedrooms and two bathrooms on the ground level, accommodating multi-generational living or guests with ease.
- Extensive bedroom count: Comprises seven well-proportioned bedrooms in total, ensuring ample private sleeping quarters or home office spaces.
- Multiple ensuite facilities: Includes four dedicated upstairs ensuite bathrooms, significantly reducing morning congestion for occupants and visitors.
- Dual aspect sitting room: A large dual-aspect reception space maximizes natural daylight intake and creates a bright family gathering area.
- Modern gloss kitchen: Equipped with contemporary gloss-finish units, integrated appliances, and a breakfast counter for everyday culinary convenience.
- Open plan flow: The second reception room connects effortlessly through an architectural archway into the kitchen and adjoining dining area.
- Solid fuel stove feature: The living space boasts a feature stone surround and solid fuel stove, adding cozy focal warmth during winter months.
- Master suite luxury: The principal upstairs bedroom benefits from two walk-in wardrobes and an ensuite, providing exceptional personal storage capacity.
- Detached garage storage: Includes a standalone garage in the rear garden, offering valuable secure parking or dry hobby storage space.
- Secure gated entrance: Double gates open onto a generous cobblelock forecourt, enhancing private off-street parking security and curb appeal.
- Private outdoor gardens: Features enclosed private gardens to both front and rear, complete with a paved patio area for outdoor dining.
- Walkable town proximity: Situated within a short walking distance of Carlow town centre, providing immediate access to local shops and services.
- Educational access convenience: SETU Carlow is readily accessible from the location, making it ideal for staff, students, or rental investment.
- Recreational riverside proximity: The nearby River Barrow offers attractive walking and leisure amenities right on the doorstep for active residents.
- Dedicated utility room: A separate utility space keeps laundry appliances organized and prevents clutter within the main kitchen zones.
- Mature landscaping surrounds: Enhanced by mature shrubs and established hedging, giving the private grounds a settled and established feel.
- French door access: Multiple sets of French doors connect the interior living spaces directly to exterior side patios and gardens.
- Substantial square meterage value: Offering over 259 square meters of accommodation for the asking price represents competitive spatial value.
But keep in mind:
- C2 energy rating: The current BER rating indicates moderate thermal efficiency, meaning a buyer should budget for future insulation upgrades.
- Substantial heating demands: Heating a seven-bedroom detached house of this scale may incur high annual natural gas utility costs.
- Extensive maintenance requirements: A property of nearly 2800 square feet with six bathrooms requires ongoing upkeep and higher repair expenses.
- Upstairs roof access: Bedroom four features French doors opening directly onto a roof area, which the buyer must inspect for water ingress risks.
- Linoleum finish present: Some ensuite areas utilize linoleum flooring rather than tile, which might require eventual cosmetic replacement by the owner.
- High density of plumbing: Managing six bathrooms and multiple shower units increases long-term risks of hidden leaks and plumbing maintenance.
- Exclusive enclave management: A small private development may lack formal management structures, requiring informal neighbour cooperation for shared upkeep.
- Traffic and access points: Being situated off Leighlin Road means buyers should verify peak traffic volumes and local commuting congestion.
- Potential kitchen updates: While modern gloss, buyers with different aesthetic tastes may eventually wish to remodel the kitchen finishes.
- Storage cupboard allocation: While airing cupboards are present, buyers should check if overall bedroom wardrobe capacities meet large family needs.
- Stove compliance checks: The solid fuel stove in the living room should be professionally inspected to ensure current building and fire safety compliance.
- Boundary fence responsibilities: The buyer should carefully inspect mature hedging and fencing to determine precise legal ownership and maintenance duties.
- Garage planning status: Buyers should verify that the detached garage possesses full historical planning permission and complies with local regulations.
- Window thermal performance: Double-glazed installations should be checked across all rooms to identify any failed seals or drafts requiring attention.
- Attic insulation levels: A thorough attic inspection is recommended to confirm insulation depths match modern energy-saving recommendations.
- External drainage capacity: The large cobblelock forecourt requires proper surface water drainage channels to prevent pooling during heavy rainfall events.
- Electrical system capacity: With seven bedrooms and numerous appliances, a buyer should test the fuse board to ensure modern electrical load safety.
- Roof tile integrity: The extensive roof footprint should be surveyed by a professional to check for slipped tiles or flashing vulnerabilities.
- Floor transition wear: Laminate wood flooring throughout multiple high-traffic zones may show scuffs, requiring eventual refinishing or replacement.
- Resale market liquidity: Properties with seven bedrooms target a specific buyer pool, which could potentially extend future resale marketing times.
Price positioning
?
- The asking price appears reasonably valued relative to general market benchmarks, considering the exceptionally large floor area of approximately 2,790 square feet and the scale of accommodation provided within this exclusive development near the town centre.
- Positive valuation signals include the substantial seven-bedroom configuration with multiple ensuites, a detached garage, and flexible ground-floor living spaces that appeal heavily to large families or buyers seeking multi-generational accommodation options.
- The asking price could be supported by strong local demand for high-end detached residences, though it might be undermined by the C2 energy rating which could deter buyers anticipating future retrofit costs.
- Additional relevant factors include the private gated cobblelock forecourt and mature gardens, which enhance privacy and curb appeal, balancing out potential market hesitation regarding overall maintenance demands.
Build Analysis
What we know from similar construction types
- The property is a substantial detached residence extending to approximately 2,790 sq. ft. within an exclusive development of just six detached homes, which suggests a low-density private setting.
- The layout features seven bedrooms and six bathrooms, with three bedrooms and two bathrooms on the ground floor, offering high versatility for multi-generational living or guests.
- A detached garage provides valuable additional storage space.
- Buyers should verify the compliance and planning permission regarding the first-floor bedroom featuring French doors opening onto a flat roof area.
- Given the large number of ensuites and bathrooms (six in total), a thorough inspection of the plumbing, drainage systems, and water heating capacity should be undertaken by a qualified surveyor.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: EUR 2,000 to EUR 2,600.
- Explanation: Given the C2 BER rating and the large floor area of approximately 259 square metres across seven bedrooms, natural gas central heating usage will be relatively high during colder months, supplemented potentially by solid fuel usage.
Pollution Safe
9/10Environmental 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
No verified results were found for this group in the previous five years.
Recent sales in the wider Graiguecullen area
20 FERRYBANK, LEIGHLIN RD, GRAIGUECULLEN
- Sale date
- Declared sale price
- €145,000.00
3 CHAPEL ST, GRAIGUECULLEN, CARLOW
- Sale date
- Declared sale price
- €130,000.00
10 HANOVER SQ, CARLOW, CARLOW
- Sale date
- Declared sale price
- €140,000.00
9A GRANBY ROW, CARLOW, CARLOW
- Sale date
- Declared sale price
- €197,000.00
4 HENRY ST, GRAIGUECULLEN, CO CARLOW
- Sale date
- Declared sale price
- €200,000.00
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
4 BARROWLANDS, LEIGHLIN RD, GRAIGUECULLEN
- Sale date
- Declared sale price
- €335,000.00
Buyer fees*
Associated expenses guide
- Solicitor legal fees: approximately EUR 1,500 to EUR 3,000 plus outlays and VAT.
- Land registration fees: approximately EUR 600 to EUR 800 depending on the property value and registration type.
- Property valuation fees: approximately EUR 150 to EUR 300.
- Surveyor fees: approximately EUR 500 to EUR 1,200 depending on the level of detail required for a property of this size.
- Annual home insurance: approximately EUR 500 to EUR 900 based on standard cover for a detached residence of this scale.
Forum Talk
What people are saying about this area
- Locals on community groups frequently discuss the convenience of living within walking distance of Carlow town centre and local amenities.
- Residents often highlight the scenic appeal and recreational walking paths along the nearby River Barrow.
- Traffic flow around Leighlin Road and approaches to the town centre during peak commuting hours is a recurring topic of local conversation.
- There is general appreciation for exclusive, low-density residential developments in Graiguecullen due to their private feel.
- Community forums occasionally share updates regarding local school placements and sports facilities accessible from the area.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
With seven bedrooms, extensive living space, and enclosed front and rear gardens, this home provides a brilliant, safe environment for young children to grow.
- Teenagers9/10
The generous layout featuring multiple bedrooms with individual ensuites offers teenagers plenty of personal privacy and independent space.
- Multi-generational Living10/10
Three ground-floor bedrooms and two bathrooms combined with an exceptionally large footprint make this property ideal for multi-generational living on one level.
- Single Buyers5/10
While spacious and well-located, a seven-bedroom detached residence may offer far more space and maintenance overhead than a typical single buyer requires.
- Couples7/10
Couples who love to entertain or desire extensive home-working options will find plenty of room, though heating and upkeep for a 2,790 sq. ft. home is substantial.
- Empty Nesters8/10
Ground-floor bedroom accommodation allows empty nesters to comfortably live on one level while retaining ample guest space for visiting family.
- Retirees8/10
The availability of three bedrooms and two bathrooms on the ground floor supports ageing in place, complemented by a secure gated entrance and manageable private gardens.
Work
3 areas- Remote Working10/10
With seven bedrooms available, multiple rooms can effortlessly be converted into dedicated home offices or studies for remote professionals.
- Hybrid Commuting8/10
The town location provides good access to local transport links for hybrid workers needing occasional connectivity to larger hubs.
- Retired8/10
Ground-floor bedrooms and bathrooms, combined with a secure gated entrance, make it very well-suited for retirees wanting comfort and space.
Practical
8 areas- Ageing in Place9/10
Three bedrooms and two bathrooms on the ground floor facilitate comfortable single-level living as residents grow older.
- Low Maintenance6/10
While the cobblelock forecourt and private gardens are manageable, the sheer size of a 2,790 sq. ft. seven-bedroom home requires ongoing upkeep.
- Secure Gated Entry9/10
Features double gates opening onto a generous cobblelock forecourt, enhancing privacy and security.
- Minimalist Design4/10
The property features a traditional, highly spacious multi-room layout with contemporary gloss finishes rather than stark minimalism.
- Flexible Floor Plans10/10
Seven bedrooms, multiple reception rooms, and dual-aspect spaces offer extraordinary versatility to adapt the layout to changing household needs.
- Heritage Home3/10
This is a modern, substantial detached family residence within an exclusive development rather than a period or heritage property.
- Ecological Setup5/10
The property carries a C2 BER rating, indicating that energy efficiency could be improved through modern eco-upgrades.
- Outdoor areas8/10
Benefits from private front and rear gardens, mature shrubs and hedging, a spacious patio area, and a detached garage.
Interests
9 areas- Gardening7/10
Includes private front and rear gardens with mature shrubs and hedging, offering a great canvas for keen gardeners without excessive acreage.
- Walking8/10
The River Barrow and its attractive walking and recreational amenities are readily accessible from the property's location.
- Gym7/10
Carlow town facilities are close at hand, and the generous detached garage or a spare bedroom could easily house a home gym setup.
- Cycling7/10
The town-edge location provides convenient access to local routes and roads for cycling enthusiasts.
- Golf7/10
Carlow's local amenities and sporting facilities are close by, supporting golfers looking for nearby club access.
- Fishing8/10
The close proximity to the River Barrow provides excellent opportunities for local fishing enthusiasts.
- Horse Riding5/10
While equestrian facilities are generally found in the broader Co. Carlow countryside, the immediate setting is suburban.
- Water Sports5/10
River recreation is available nearby on the River Barrow, though major water sports require travel further afield.
- Entertaining10/10
An expansive sitting room, a living room with solid fuel stove flowing into a gloss-finish kitchen/dining area, and a spacious patio make this home exceptional for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Positioned privately within an exclusive development of just six detached homes, the property offers a peaceful residential atmosphere despite its town proximity.
- Rural Living4/10
Located within a short walk of Carlow town centre, this is a suburban/town setting rather than a rural environment.
- Village Living6/10
It combines a small, exclusive development feel with immediate proximity to local town amenities, striking a balance close to village character.
- Coastal Living1/10
Inland Co. Carlow is far removed from any coastal amenities or marine activities.
- Urban Living8/10
Being within an easy walk of Carlow town centre ensures convenient access to shops, restaurants, schools, and everyday urban services.
Social
6 areas- Community Involvement8/10
An exclusive small development of just six homes fosters a strong community feel, complemented by nearby town amenities and SETU Carlow.
- Café Culture8/10
Carlow town centre is within easy walking distance, offering an extensive selection of local cafés and restaurants.
- Nightlife7/10
Proximity to Carlow town centre ensures convenient access to local pubs, restaurants, and evening entertainment venues.
- Health/Wellness groups8/10
The town location puts local fitness clubs, wellness groups, and recreational spots within easy reach.
- Networking Opportunities7/10
Proximity to SETU Carlow and the town centre provides solid local networking and professional engagement channels.
- Tech-Hub Connectivity6/10
Buyers should verify local broadband speeds and fiber availability to ensure optimal high-tech connectivity for remote technical work.
Listing information
- Agent
- Thomas M Byrne & Son
- Phone
- 059 913 2500
- Published on HouseDelve
- 4 October 2026
- Correction
- Report an issue
HD-9F973FHouseDelve · 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.