43A Lake Drive, Kilminchy, Portlaoise, LaoisR32V2Y5
€220,000
2 Bed~3 Bath~82 m²~BER B
What you'll like:
- Energy efficiency rating: The property boasts a strong B energy rating, which typically indicates lower heating bills and better insulation for the new owner.
- Dual en-suite bathrooms: Both upstairs bedrooms feature private en-suite facilities, offering exceptional convenience and privacy for residents or visiting guests.
- Convenient guest WC: A ground floor guest water closet provides practical daily utility and prevents guests from needing to use upstairs private spaces.
- Mature residential setting: Situated within an established development known as Kilminchy, offering a settled community feel with existing neighborhood amenities nearby.
- Walking distance convenience: The location is within walking distance of local shops, schools, and sporting facilities, reducing reliance on daily car usage.
- Manageable floor area: Measuring 82 square meters, this mid-terrace footprint is efficient to clean, heat, and maintain for busy professionals or downsizers.
- First-time buyer appeal: With two bedrooms and three bathrooms, the layout is ideally suited for entry-level buyers looking to step onto the property ladder.
- Downsizer friendly option: The compact yet functional layout offers a low-maintenance lifestyle for older buyers looking to reduce their living space.
- Investment potential: The popular location and double en-suite configuration make this a highly attractive rental option for prospective buy-to-let investors.
- Stable asking price: The recorded asking price has remained stable at 220,000 euros without increases, suggesting a straightforward pricing strategy from the vendor.
- Proportioned living room: The spacious ground floor living room provides a comfortable environment for relaxing and entertaining family members or friends.
- Fitted kitchen layout: Includes a dedicated kitchen and dining area that facilitates everyday meal preparation and casual family dining experiences.
- Public transport proximity: Access to nearby public transport links helps connect residents easily to surrounding employment hubs and regional services.
- Established local amenities: Living close to established shops and services ensures daily errands can be completed quickly and with minimal hassle.
- Terraced heating efficiency: Mid-terrace homes generally benefit from shared side walls, which help retain internal warmth and lower overall space-heating demand.
- Clear Eircode provided: The inclusion of an official Eircode simplifies navigation for delivery drivers, emergency services, and visiting prospective buyers.
- Agent transparency: The listing is managed by a known agency with contact numbers provided, ensuring interested parties can easily schedule viewings.
- No upward price shifts: The absence of documented price inflation during tracking indicates the seller may be realistic about current market value expectations.
- Practical room configuration: Well-laid-out accommodation throughout ensures minimal wasted space and maximum usability of every square meter available.
- Development popularity: Lake Drive is noted as a popular address in Portlaoise, which historically supports steady long-term property demand and liquidity.
But keep in mind:
- Limited bedroom count: Having only two bedrooms restricts long-term accommodation options for growing families or those needing dedicated home office spaces.
- Mid-terrace noise transfer: Attached side walls in mid-terrace configurations can occasionally transmit airborne noise from adjacent neighbors if soundproofing is inadequate.
- Parking availability uncertainty: Buyers should verify dedicated parking arrangements to ensure visitors and residents have secure, unreserved spaces right outside.
- Management company fees: Buyers must investigate whether the development has an active management company and what annual service charges apply.
- Compact rear garden: Mid-terrace properties often feature smaller enclosed rear gardens, which may limit outdoor entertaining or extensive landscaping projects.
- Single reception space: The absence of a second living room or sunroom means all household activities must center around the main lounge.
- Staircase configuration: Two-story living requires navigating stairs daily, which could become a mobility hurdle for aging downsizers or injured occupants.
- Storage limitations: An 82 square meter footprint may lack extensive attic or built-in storage, requiring careful management of personal belongings.
- Tracking timeframe limits: Recorded asking-price history only covers a single static data point, preventing deeper trend analysis of seller motivation over time.
- Potential rental caps: Investors should verify if local Rent Pressure Zone regulations apply to this specific electoral area before projecting rental yields.
- Broadband speed verification: Buyers working from home should independently check maximum fiber broadband speeds available along Lake Drive prior to bidding.
- Kitchen appliance inclusion: It is vital to clarify whether white goods and integrated kitchen appliances are included in the agreed purchase price.
- Property tax assessment: Buyers need to check the Local Property Tax band applicable to ensure accurate ongoing annual holding cost calculations.
- BER cert expiry: Purchasers should inspect the precise advisory report accompanying the B energy rating to identify any recommended efficiency upgrades.
- Ventilation and damp: Modern insulated homes require proper ventilation habits to prevent condensation buildup in bathrooms and bedrooms during winter months.
- Future development surround: Check local planning registers to ensure no large-scale construction projects are slated for surrounding lands that could impact views.
- Bin collection logistics: Buyers must confirm local waste management arrangements and whether communal or individual private bin services operate here.
- Common area maintenance: Investigate who is legally responsible for maintaining common greens, roads, and lighting within the Kilminchy residential development.
- Closing timeline flexibility: Ensure the vendor's preferred closing schedule aligns with your own mortgage approval validity and housing chain status.
- Independent structural survey: Given the property type, a pre-purchase structural survey is recommended to catch hidden maintenance items before final contract signing.
Price positioning
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- The asking price appears somewhat undervalued relative to verified residential data because it sits notably below benchmark achieved figures for similar residential units in the surrounding neighbourhood, indicating a potentially attractive entry point for prospective buyers.
- Undervaluation signals are reinforced by the steady pricing history without any recorded upward adjustments, suggesting the seller might be aiming to stimulate competitive interest or accelerate a quick transaction within this established residential development.
- Such a pricing strategy could be supported by consistent local demand from first-time purchasers, while conversely, it might be undermined if hidden structural defects or higher than anticipated renovation costs emerge during physical inspections.
- Relevant market observations indicate that while the energetic layout with dual en-suites adds strong practical appeal, buyers should still conduct thorough due diligence regarding overall estate management charges and broader regional economic conditions.
Build Analysis
What we know from similar construction types
- The property is a two-bedroom mid-terrace residence spanning approximately 82 square metres.
- The layout features two bedrooms upstairs, both benefiting from en-suite facilities alongside a downstairs guest WC.
- A buyer should verify the quality of party walls for sound insulation typical of mid-terrace constructions.
- Investigation into the management company fees and rules should be conducted, as the property is situated within a mature residential development.
- A standard structural survey should be carried out to check the condition of the fitted kitchen, bathroom seals, and general maintenance requirements.
Heating cost*
Estimated expense to heat this property every year
- €600 to €900 per year.
- Given the property has an efficient B energy rating and a floor area of 82 square meters, the annual heating demand is expected to be relatively low compared to older or less insulated homes.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The general Portlaoise area features standard regional drainage patterns, and buyers should consult official OPW flood maps to confirm specific site risks.
- There are no prominent historical indications of severe widespread flooding directly affecting this specific established residential phase of Kilminchy, though local surface water checks are advised.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
1 LAKE DR, KILMINCHY, PORTLAOISE
- Sale date
- Declared sale price
- €239,000.00
100 LAKE DRIVE, KILMINCHY, PORTLAOISE
- Sale date
- Declared sale price
- €337,500.00
38 LAKE DRIVE, KILMINCHY, PORTLAOISE
- Sale date
- Declared sale price
- €335,000.00
89 LAKE DR, KILMINCHY, PORTLAOISE
- Sale date
- Declared sale price
- €260,000.00
97 LAKE DRIVE, KILMINCHY, CO LAOIS
- Sale date
- Declared sale price
- €262,000.00
Recent sales in the wider Kilminchy 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: €2,200 — 1% of €220,000.
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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 excluding VAT and outlays.
- Land registration fees: €400 to €800 depending on the property value and registration type.
- Property valuation fees: €150 to €300 for a mortgage or standard valuation report.
- Surveyor fees: €400 to €800 for a structural pre-purchase survey on an 82 square meter home.
- Annual home insurance: €350 to €600 depending on the level of contents and buildings cover chosen.
Forum Talk
What people are saying about this area
- Residents in the Kilminchy area frequently discuss the convenience of local amenities, noting that shops and services within the development are within comfortable walking distance.
- Community forums highlight the active management and established neighbourhood feel of the Kilminchy residential development in Portlaoise.
- Local discussions often touch upon traffic flow and transport links connecting Portlaoise to major routes like the M7, which is a key consideration for commuters.
- First-time buyers and downsizers active on property forums often view well-maintained two-bedroom homes in established estates as practical and low-maintenance options.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property offers two well-proportioned bedrooms and a safe residential setting within walking distance of local schools, making it suitable for a small family with young children.
- Teenagers5/10
With only two bedrooms and 82 square metres of floor area, space may feel a bit limited for teenagers who require more independent living areas.
- Multi-generational Living3/10
The two-bedroom mid-terrace layout lacks the size and separate living quarters needed to comfortably accommodate multiple generations under one roof.
- Single Buyers9/10
As an affordable two-bedroom home priced at €220,000, this property presents an excellent entry point for single buyers looking to get onto the property ladder.
- Couples9/10
The two bedrooms, each with en-suite facilities, along with a guest WC and spacious living room, provide an ideal layout for couples.
- Empty Nesters8/10
The manageable size and lower maintenance profile make this an attractive option for empty nesters looking to downsize in an established development.
- Retirees7/10
While the mid-terrace setup is convenient and close to amenities, retirees should verify accessibility features such as stairs and bathroom adaptations for long-term comfort.
Work
3 areas- Remote Working8/10
The two-bedroom layout allows one room to easily function as a dedicated home office for remote workers, provided broadband connectivity is verified.
- Hybrid Commuting7/10
Good transport links within the area support hybrid commuters who need occasional access to major employment hubs.
- Retired8/10
The manageable property size and low maintenance requirements suit those who have finished working and wish to enjoy a simpler routine.
Practical
8 areas- Ageing in Place6/10
The two-story layout features bedrooms upstairs, which may present mobility challenges later in life unless modifications are made.
- Low Maintenance8/10
As a modern, well-appointed mid-terrace home with a B energy rating, ongoing maintenance requirements should be relatively low.
- Secure Gated Entry2/10
The property is situated in an open residential development rather than a secure gated community.
- Minimalist Design7/10
The clean, functional layout of 82 square metres lends itself well to minimalist interior styling.
- Flexible Floor Plans6/10
The standard two-bedroom terrace configuration offers moderate flexibility for a small household or home office use.
- Heritage Home1/10
This is a modern residential development property rather than a traditional heritage home.
- Ecological Setup8/10
The property boasts an impressive B energy rating, indicating good thermal efficiency and lower environmental impact.
- Outdoor areas5/10
Outdoor space is typical of a mid-terrace development, offering manageable upkeep but limited sprawling grounds.
Interests
9 areas- Gardening4/10
As a mid-terrace property in a development, outdoor space is likely compact, offering limited scope for extensive gardening enthusiasts.
- Walking8/10
The location is within walking distance of local shops, schools, and sporting facilities, supporting an active walking lifestyle.
- Gym6/10
Proximity to local sporting facilities and the wider Portlaoise area provides reasonable access to gym and fitness options.
- Cycling6/10
The suburban development layout is generally flat and manageable for local cycling, though buyers should verify dedicated cycle lanes.
- Golf5/10
Golf enthusiasts will need to travel a short distance to reach nearby courses in the Portlaoise region.
- Fishing3/10
While there are lakes in the broader placename, buyers interested in fishing should verify local access rights and suitability.
- Horse Riding3/10
The suburban setting lacks immediate equestrian facilities, requiring travel to nearby rural stables.
- Water Sports1/10
The inland location does not offer convenient access to water sports facilities.
- Entertaining7/10
The well-proportioned living room and fitted kitchen/dining area provide a comfortable space for hosting guests and entertaining.
Lifestyle
5 areas- Quiet Living7/10
Situated in a mature and established residential development, the location generally offers a peaceful environment away from heavy urban congestion.
- Rural Living3/10
Located within a residential development close to town amenities, this property offers a suburban rather than a rural lifestyle.
- Village Living8/10
The development provides a community-focused setting with local amenities within walking distance, mirroring a convenient village atmosphere.
- Coastal Living1/10
The property is located inland in County Laois and offers no proximity to the coast.
- Urban Living6/10
While close to local shops and transport links, the setting is suburban rather than bustling urban center living.
Social
6 areas- Community Involvement8/10
Positioned within an established residential development with an active community setting, offering good opportunities to integrate locally.
- Café Culture6/10
Local amenities include access to nearby shops and conveniences, with a wider selection of cafes available a short distance away.
- Nightlife4/10
The immediate residential area is quiet, meaning those seeking vibrant nightlife will likely head towards the main town centre.
- Health/Wellness groups6/10
Proximity to local community and sporting facilities facilitates participation in local wellness and fitness groups.
- Networking Opportunities5/10
While primarily residential, the location offers standard local networking potential through community and town amenities.
- Tech-Hub Connectivity6/10
Buyers should verify local broadband speeds, though the general area supports modern remote working needs.
Listing information
- Agent
- Property Partners Buggy
- Phone
- 056 7796161
- Published on HouseDelve
- 27 October 2026
- Correction
- Report an issue
HD-2DB596HouseDelve · 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.