40B The Garden Village, Portlaoise, Co. LaoisR32FY03
€195,000
2 Bed~1 Bath~65 m²~BER D1
What you'll like:
- Affordable Entry Pricing: The asking price of 195000 euros provides an accessible entry point for first-time buyers and downsizers seeking a foothold in the local market.
- Bright Open Plan: The spacious kitchen living and dining area features multiple windows filling the space with natural light for comfortable everyday living.
- Juliet Style Balcony: The living area includes a charming Juliet balcony that enhances ventilation and brings a pleasant outdoor feel directly into the main room.
- Practical Kitchen Layout: The integrated fitted kitchen offers a good range of storage and worktop space while maintaining a seamless connection to the reception areas.
- Well Proportioned Bedrooms: The accommodation includes two comfortable bedrooms that benefit from good natural light and flexible sizing for various living arrangements.
- Equipped Bathroom: The main bathroom is fully fitted with a bath and electric shower alongside a standard WC and wash-hand basin for convenience.
- Gas Fired Heating: The property is equipped with gas-fired central heating ensuring reliable and controllable warmth throughout the apartment during colder months.
- Established Residential Location: Situated in a known residential development in Portlaoise placing residents close to essential community amenities and services.
- Town Centre Proximity: Portlaoise Town Centre is approximately a five-minute drive away providing effortless access to a wide selection of shops and restaurants.
- Commuter Train Access: The local train station is reachable within a five-minute drive offering strong rail links for commuters traveling further afield daily.
- Motorway Connectivity: Convenient access to the M7 motorway is just a short drive away facilitating smooth travel throughout the Midlands and towards Dublin.
- Manageable Floor Area: The property spans approximately 65.1 square meters making it an easily maintainable size for busy professionals or older residents.
- Neutral Interior Finish: The bright and neutral interior provides an excellent blank canvas for a new purchaser to immediately personalize the space.
- Dedicated Parking: The listing features included parking amenities which add significant convenience and value for vehicle owners in this residential setting.
- Regional Access: Nearby towns such as Mountmellick and Abbeyleix are reachable within fifteen minutes expanding local shopping and recreational options.
- Wider Travel Links: Larger employment and cultural hubs including Kilkenny and Tullamore are within a reasonable driving distance of under an hour.
- Dublin Commuter Viability: Dublin is accessible in roughly one hour to an hour and ten minutes via the M7 making occasional capital commuting feasible.
- Stable Asking Price: The recorded asking price has remained stable at 195000 euros indicating a steady pricing strategy by the vendor since initial tracking.
- Investment Potential: The two-bedroom layout and convenient location present an attractive opportunity for residential investors targeting local rental demand.
- Healthcare Proximity: Local healthcare facilities are within easy reach from the development providing peace of mind regarding medical access and emergency services.
But keep in mind:
- D1 Energy Rating: The current D1 BER rating indicates poor energy efficiency which may lead to higher heating bills and future upgrade costs for buyers.
- Energy Upgrade Costs: Improving the D1 energy performance certificate will likely require substantial financial investment in insulation heating controls or window replacements.
- Apartment Management Fees: Buyers should verify annual management company service charges and sinking fund contributions which are common in apartment developments.
- Management Company Health: Due diligence must include checking the financial health and upcoming maintenance plans of the owners management company.
- No Private Garden: The absence of a private garden means outdoor space is limited to the Juliet balcony which may not suit all lifestyle preferences.
- Parking Allocation Rules: Buyers need to confirm if the parking amenity includes a designated assigned space or operates on a first-come unassigned basis.
- Construction Era Quality: Built around 2004 the property falls into a specific construction period where soundproofing and ventilation should be thoroughly inspected.
- Potential Rental Caps: Investors should investigate whether local rent pressure zone regulations apply and calculate potential yield limits based on current rules.
- First Floor Accessibility: Buyers should confirm if the building features lift access or if stairs must be negotiated daily to reach the apartment entrance.
- Commuter Traffic Patterns: Proximity to the M7 and town centre may result in localized peak-time traffic congestion around the development access points.
- Storage Limitations: Beyond the apartment interior buyers should check if there is any dedicated external or attic storage locker included in the sale.
- Refuse Management Setup: The buyer should inspect how household waste and recycling facilities are managed and serviced within the apartment development.
- Insurance Premium Impacts: Older apartment blocks with specific construction histories can sometimes face higher building insurance premiums for management companies.
- Future Levies Risk: Prospective purchasers should review past minutes of management meetings to check for any proposed special levies for major building repairs.
- Sound Transmission Check: Being an apartment buyers should assess party wall sound insulation between neighboring units during a physical viewing.
- Ventilation and Moisture: Properties from the mid-2000s should be checked for adequate extraction and ventilation in the bathroom and kitchen to prevent condensation.
- Broadband Infrastructure: Buyers working from home should verify the maximum available broadband speed and fiber availability at this specific development address.
- Public Transport Reliance: While the train station is a short drive away reliance on a car is high for daily errands without immediate doorstep amenities.
- Price History Stability: The brief tracking history shows a transition from unpriced to 195000 euros reflecting early listing adjustments rather than long-term market trends.
- Resale Market Depth: Two-bedroom apartments in this regional town can experience fluctuating buyer demand compared to traditional freehold houses in the area.
Price positioning
?
- The asking price of €195,000 for this two-bedroom apartment appears slightly elevated when evaluated against recent recorded completions for similarly sized units within the exact same residential development.
- Valuation signals show that comparable apartment units in the immediate estate have historically commanded lower figures, suggesting the current asking price incorporates a premium for its presentation and open-plan layout.
- Factors that could support such an asking price include robust regional demand for compact commuter properties and strong transport links, whereas potential underperformance in energy efficiency could undermine buyer enthusiasm.
- The tracking history shows a stable introductory price without reductions, indicating the seller is currently testing the upper boundaries of local market expectations rather than pursuing an aggressive discounting strategy.
Build Analysis
What we know from similar construction types
- The property is an apartment built around 2004 with a floor area of approximately 65.1 m², featuring an open-plan kitchen, living, and dining area with a Juliet-style balcony, two bedrooms, and one bathroom.
- The heating system is gas-fired central heating, which should be inspected for efficiency and compliance with current safety standards.
- Given the 2004 construction date, a buyer should investigate potential issues related to insulation levels, double-glazing seals, and general wear and tear typical of properties from this era.
- As an apartment, a buyer should verify management company fees, sinking fund provisions, block insurance, and rules regarding common areas and parking.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a BER rating of D1, indicating that energy efficiency is below modern standards and significant upgrades are needed to improve comfort and reduce heating costs.
- A deep retrofit to bring the property to a B2 rating or higher would likely cost between €25,000 and €45,000, depending on the extent of external wall insulation, window replacements, heating system upgrades, and airtightness measures required.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1,000 euro to 1,400 euro.
- Explanation: Based on a floor area of approximately 65.1 square metres and a D1 BER rating, the property has a moderate energy efficiency profile. Gas-fired central heating usage will vary depending on individual lifestyle, fuel price fluctuations, and thermal performance.
Pollution Safe
9/10Environmental situation to investigate
- The property is located within an established residential development in Portlaoise, showing no immediate proximity to major heavy industrial plants or active large-scale incinerators.
- Any historical or legacy waste management sites in the broader Laois area are typically regulated by local authorities, though buyers should verify local environmental reports for absolute peace of mind.
Flood Safe
8/10Water overflow reports to follow up
- The immediate residential setting does not appear to be designated as an area of high fluvial or coastal flood risk based on standard topographical indicators.
- Localised surface water pooling during extreme weather events should always be checked via regional flood maps or local authority records during the conveyancing process.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
42B THE GARDEN VILLAGE, MOUNTMELLICK RD, PORTLAOISE
- Sale date
- Declared sale price
- €185,000.00
48 THE GARDEN VILLAGE, PORTLAOISE, LAOIS
- Sale date
- Declared sale price
- €270,000.00
38A THE GARDEN VILLAGE, MOUNTMELLICK RD, PORTLAOISE
- Sale date
- Declared sale price
- €175,000.00
43B THE GARDEN VILLAGE, MOUNTMELLICK RD, PORTLAOISE
- Sale date
- Declared sale price
- €180,000.00
APT 6 THE GARDEN VILLAGE, MOUNTMELLICK RD, PORTLAOISE
- Sale date
- Declared sale price
- €160,000.00
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
- Solicitor legal fees: approximately 1,500 euro to 2,500 euro plus VAT and outlay.
- Land registration fees: approximately 175 euro to 700 euro depending on property value and registration type.
- Property valuation fees: approximately 150 euro to 250 euro for a standard mortgage valuation.
- Surveyor fees: approximately 350 euro to 600 euro for a structural pre-purchase survey.
- Annual home insurance: approximately 300 euro to 550 euro depending on the level of contents and buildings cover.
Forum Talk
What people are saying about this area
- Local discussions highlight Portlaoise as an increasingly popular commuter hub due to its strategic position along the M7 corridor and rail links to Dublin.
- Residents frequently discuss ongoing local authority investments in town-centre amenities, public parks, and pedestrian infrastructure.
- Community forums often note steady demand for well-located two-bedroom apartments and starter homes from first-time buyers and investors.
- Traffic congestion around key junctions during peak commuting hours remains a frequent topic of conversation among local motorists.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The apartment offers two bedrooms and a manageable 65.1 m² layout, but lacks private outdoor garden space, featuring only a Juliet balcony.
- Teenagers4/10
With only one bathroom and limited interior square footage, privacy and independent space for teenagers would be constrained.
- Multi-generational Living2/10
A two-bed, one-bath apartment of 65.1 m² is entirely too small to accommodate multiple generations comfortably.
- Single Buyers9/10
At an asking price of €195,000, this two-bedroom property provides an exceptionally accessible entry point for single buyers looking to step onto the property ladder.
- Couples8/10
The open-plan kitchen, living, and dining area provides a sociable layout well-suited for couples starting out.
- Empty Nesters8/10
The single-level apartment living and manageable footprint offer a low-maintenance alternative for those looking to downsize.
- Retirees7/10
Apartment living eliminates stairs, though buyers should verify if elevator access or specific accessibility features are present within the building.
Work
3 areas- Remote Working7/10
The two-bedroom configuration allows one bedroom to easily double as a home office, though buyers should verify broadband speeds.
- Hybrid Commuting8/10
Portlaoise Train Station is roughly a 5-minute drive away and Dublin is accessible in about an hour to 1 hour 10 minutes via the M7.
- Retired7/10
Convenient access to local healthcare facilities and a manageable layout suit a retired lifestyle well.
Practical
8 areas- Ecological Setup4/10
The D1 BER rating indicates that energy efficiency could be improved with modern upgrades.
- Outdoor areas3/10
The property features a Juliet balcony rather than a private garden or functional outdoor terrace.
- Ageing in Place6/10
Single-level accommodation is helpful, but buyers should check for lift access if the apartment is on an upper floor.
- Low Maintenance8/10
A 65.1 m² apartment footprint naturally requires less upkeep than a traditional detached or semi-detached house.
- Secure Gated Entry5/10
Parking is featured, but buyers should verify the exact security measures and entry systems in place.
- Minimalist Design8/10
The bright, neutral interior and open-plan layout lend themselves well to a minimalist aesthetic.
- Flexible Floor Plans5/10
Apartment layouts are generally fixed, though the second bedroom offers versatility as an office or guest room.
- Heritage Home1/10
Built in approximately 2004, this is a modern residential build rather than a period property.
Interests
9 areas- Gardening2/10
As an apartment with a Juliet balcony, private green-fingered gardening opportunities are virtually non-existent.
- Walking6/10
Local amenities are within reach, though walking to the town centre takes around 5 minutes by car, implying a slightly longer pedestrian journey.
- Gym7/10
Proximity to Portlaoise town ensures standard access to local leisure amenities and fitness facilities.
- Cycling6/10
The flat terrain of Portlaoise makes cycling viable, though infrastructure varies outside dedicated residential areas.
- Golf7/10
Portlaoise Golf Club is located nearby, offering easy access for golf enthusiasts.
- Fishing5/10
Regional rivers and angling spots in County Laois require a short drive to access.
- Horse Riding4/10
Equestrian facilities exist in the wider County Laois countryside but are not immediately on the doorstep.
- Water Sports2/10
Inland Portlaoise lacks immediate access to major water sports facilities.
- Entertaining6/10
The open-plan kitchen, living, and dining area creates a sociable environment for hosting small gatherings.
Lifestyle
5 areas- Quiet Living6/10
Situated in an established residential location in Portlaoise, it offers typical suburban tranquillity, though shared apartment living brings some ambient noise.
- Rural Living2/10
This is an urban or suburban village setting rather than a rural environment.
- Village Living8/10
The Garden Village moniker reflects a community-oriented suburban enclave with local conveniences nearby.
- Coastal Living1/10
Portlaoise is an inland midlands town far removed from any coastal amenities.
- Urban Living7/10
Portlaoise Town Centre and the train station are approximately a 5-minute drive away, providing good access to urban conveniences.
Social
6 areas- Community Involvement6/10
Established residential settings like The Garden Village typically foster local community engagement.
- Café Culture7/10
Portlaoise Town Centre offers a selection of local cafés and restaurants within a short drive.
- Nightlife6/10
Pubs and evening venues are accessible primarily in the nearby town centre.
- Health/Wellness groups7/10
Proximity to town amenities supports participation in local wellness classes and sports groups.
- Networking Opportunities5/10
Networking is more localized, though easy access to the M7 facilitates travel to larger employment hubs.
- Tech-Hub Connectivity6/10
Good transport links to Dublin via the M7 and rail network support regional connectivity.
Listing information
- Agent
- CBPM Estate Agents and Letting Agents
- Phone
- 057 86 35824
- Published on HouseDelve
- 6 October 2026
- Correction
- Report an issue
HD-515B43HouseDelve · 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.