46 Beechfield, Portlaoise, Co. LaoisR32C6DV
€275,000
3 Bed~2 Bath~97 m²~BER C
What you'll like:
- Pristine move-in condition: The home is presented in exceptionally well-maintained order, which significantly reduces immediate renovation costs and allows you to move straight in without undertaking major repairs.
- Ground floor shower room: Having a fully tiled shower room on the ground floor provides excellent accessibility and convenience for daily living or guests visiting the property.
- Generous kitchen dining space: The expansive kitchen and dining area measures approximately 6.40m by 3.31m, easily accommodating large family gatherings and everyday meal preparation with ample counter space.
- Warm timber panelled ceiling: The kitchen features a distinctive timber-panelled ceiling with integrated recessed lighting, adding character and warmth to the heart of the home.
- Seamless ground floor flow: Double doors connect the kitchen and dining room directly to the living room, creating a flexible layout that enhances natural light and social interaction.
- Spacious rear living room: Measuring about 3.79m by 5.20m, the living room offers a comfortable and expansive reception space anchored by an attractive feature fireplace.
- Excellent natural light: Large glazed doors and supplementary windows in the main living areas ensure the interior receives plenty of daylight throughout the day.
- Three well-proportioned bedrooms: The first floor hosts three adequately sized bedrooms, making the home suitable for growing families, home-working arrangements, or guest accommodation.
- Generous main bedroom: The primary bedroom provides a comfortable double footprint measuring approximately 4.11m by 2.55m, offering a private retreat away from the main living spaces.
- Well-appointed family bathroom: The first-floor bathroom features full tiling, a bath with an overhead shower, a vanity storage unit, and natural ventilation via a roof window.
- Substantial garden shed: An included solid brick-effect garden shed provides secure outdoor storage for bicycles, tools, and recreational equipment, saving you the expense of building one.
- Private enclosed garden: The rear garden is fully enclosed with timber fencing and rendered walls, offering a secure environment for children or pets to play safely.
- Low maintenance outdoor space: Landscaped with a practical combination of lawn, gravelled areas, and a paved patio, the rear garden requires minimal upkeep for busy owners.
- Convenient pedestrian access: A dedicated pedestrian rear access point allows easy movement for garden waste and bicycles without needing to pass through the main house.
- Attractive architectural elevation: The exterior features an appealing dormer-style design with red brick detailing and crisp white rendered finishes, ensuring strong street appeal.
- Welcoming front approach: A neat front lawn and a private off-street driveway create a tidy, smart entry point that enhances overall privacy and curb appeal.
- Walking distance to amenities: The property sits within comfortable walking distance of Portlaoise town centre, local schools, and the train station for effortless daily commuting.
- Excellent public transport links: A new bus route stops adjacent to the area, providing round-the-clock connectivity to the local hospital, schools, and essential services.
- Stable asking price strategy: Historical tracking shows the asking price has remained stable at 275,000 euros, indicating a consistent vendor pricing strategy without erratic fluctuations.
- Ready for immediate occupation: The comprehensive combination of pristine presentation, modern amenities, and established location makes this an appealing turnkey purchase for buyers.
But keep in mind:
- C energy rating efficiency: The property holds a C BER rating, which means you should budget for potential energy upgrades to improve thermal efficiency and reduce heating bills.
- Verify insulation standards: Given the C energy rating, buyers should inspect attic and wall insulation levels to determine if additional retrofitting is necessary for comfort.
- Potential heating upgrade costs: The existing heating system should be professionally checked to ensure it operates efficiently and does not require an imminent, costly replacement.
- Check double glazing condition: Prospective buyers should inspect the seals and frames of all windows and doors to ensure there are no drafts or heat loss issues.
- Inspect dormer roof spaces: Dormer-style homes can occasionally conceal hard-to-inspect roof junctions, making a thorough structural survey advisable to check for hidden dampness.
- Examine garden shed condition: While the solid shed is a great bonus, buyers should verify its structural integrity, roof waterproofing, and electrical supply status if applicable.
- Confirm boundary line ownership: You should instruct your legal representative to carefully verify the exact boundaries and fencing responsibilities associated with the rear pedestrian access.
- Review local parking restrictions: While a private driveway is present, buyers should check if on-street parking near the property is subject to any local council rules or permits.
- Assess traffic noise levels: Given its proximity to local bus routes and town amenities, prospective purchasers should visit at peak times to gauge ambient traffic noise.
- Verify exact floor area: The quoted floor area of 97.3 square meters should be independently confirmed by your surveyor during the pre-purchase valuation process.
- Inspect plumbing and drainage: The ground-floor shower room and upstairs bathroom require standard professional plumbing checks to ensure adequate water pressure and drainage performance.
- Check for historical dampness: The ground-floor layout and rendered exterior walls should be examined for any signs of rising damp or penetrating moisture during a survey.
- Confirm planning compliance: Your solicitor must verify that any past alterations, such as the garden shed or interior double doors, comply fully with local planning regulations.
- Evaluate local school capacities: Buyers with children should independently investigate local school enrollment capacities and catchment areas given the central town location.
- Assess broadband infrastructure: High-speed internet availability should be verified with service providers to ensure the property meets remote working requirements.
- Inspect chimney and fireplace: The living room fireplace should be tested and cleared by a certified chimney sweep before use to ensure safety and proper ventilation.
- Review management or estate fees: Although typically absent in standard housing estates, you must confirm through your solicitor whether any residents association or maintenance fees apply.
- Examine exterior render condition: The crisp white rendered exterior should be checked for hairline cracks or weathering that might require future painting or repair work.
- Analyze vendor pricing motivation: The stable asking price history suggests the seller is firm on value, which may limit aggressive initial discounting during negotiations.
- Comprehensive structural survey recommended: Due to the age and style of the property, a detailed independent engineering survey is strongly advised to uncover any unseen maintenance liabilities.
Price positioning
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- The asking price of €275,000 appears slightly elevated relative to historical transactions on the same estate, suggesting the vendor is leaning on the pristine presentation and upgraded features to command a premium over older benchmarks.
- Upward valuation signals stem from the exceptionally well-maintained interior condition, the inclusion of a ground-floor shower room, and a quality garden shed, which distinguish this three-bedroom home from standard market offerings.
- This ambitious positioning could be undermined by the C energy rating, which might deter buyers looking for modern energy efficiency without incurring immediate retrofit costs, though strong local demand for turn-key homes offers solid support.
- Relevant market context shows surrounding properties achieving prices between €250,000 and €300,000, indicating that while the asking figure is near the upper bound for its size bracket, it remains aligned with wider regional sales trends.
Build Analysis
What we know from similar construction types
- The property features an attractive dormer-style design with a red brick and crisp white rendered exterior elevation, a private driveway, and a neat front lawn.
- Internal accommodation spans approximately 97.3 square meters across two floors, comprising three bedrooms, two bathrooms (including a ground-floor shower room), a generous kitchen/dining room with timber-panelled ceilings, and a rear living room with direct garden access.
- A buyer should investigate the age and efficiency of the heating system, the condition of the roof windows, and ensure all internal modifications such as the ground-floor shower room comply with local planning and building regulations.
- Boundary treatments, including timber fencing and rendered walls in the rear garden, should be verified against the title deeds to confirm exact ownership and maintenance responsibilities.
Heating cost*
Estimated expense to heat this property every year
- 1,200 to 1,600 euro annually.
- Given the 97.3 square metre floor area and a BER rating of C, the property has moderate energy efficiency. Heating costs will vary based on occupant usage, fuel type, and local weather conditions, and the buyer should verify the primary heating system.
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
39 BEECHFIELD, PORTLAOISE, LAOIS
- Sale date
- Declared sale price
- €200,000.00
19 BEECHFIELD, PORTLAOISE, LAOIS
- Sale date
- Declared sale price
- €260,000.00
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: €2,750 — 1% of €275,000.
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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 are estimated between 1,500 and 2,500 euro plus VAT and outlays.
- Land registration fees typically range from 400 to 800 euro depending on the property value and registration type.
- Property valuation fees generally cost between 150 and 250 euro.
- Surveyor fees for a standard structural survey are estimated between 400 and 800 euro.
- Annual home insurance is estimated between 350 and 600 euro depending on the level of cover.
Forum Talk
What people are saying about this area
- Residents in Portlaoise frequently discuss the convenience of living within walking distance of the town centre and train station, making it a popular commuter spot.
- Local community forums highlight the benefits of the new local bus route providing regular access to the hospital and schools.
- Discussion on neighbourhood safety and amenities is generally positive, with families noting the availability of good local schools.
- Traffic congestion during peak morning and evening commuting hours around the main approach roads is a common topic among locals.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features a safe, enclosed rear garden with a neat lawn and secure fencing, making it ideal for young children. There are three well-proportioned bedrooms and schools within walking distance.
- Teenagers7/10
With three good-sized bedrooms, teenagers will appreciate their own space. The location within walking distance of Portlaoise town centre and public transport links offers good independence.
- Multi-generational Living4/10
At 97.3 square metres with three bedrooms and two bathrooms, including a ground-floor shower room, it offers some flexibility, but overall space is somewhat limited for true multi-generational living.
- Single Buyers9/10
Presented in pristine condition and ready to move into, this three-bedroom home at an asking price of 275,000 euros represents an accessible and attractive option for single buyers entering the market.
- Couples9/10
The generous kitchen and dining room with double doors flowing into the living room create a sociable layout, perfect for couples looking to settle in a well-maintained home.
- Empty Nesters8/10
Featuring a ground-floor shower room and low-maintenance outdoor spaces, this property suits empty nesters looking to downsize without compromising on quality or location.
- Retirees8/10
The inclusion of a ground-floor shower room and manageable garden size supports comfort and accessibility, while proximity to local amenities and healthcare transport is a strong advantage.
Work
3 areas- Remote Working8/10
The third bedroom or flexible living areas can easily be adapted as a dedicated home office for remote workers.
- Hybrid Commuting9/10
With the Portlaoise Train Station and local bus routes within walking distance, hybrid commuters have excellent transport connections to major hubs.
- Retired8/10
The low-maintenance nature of the home, ground-floor shower room, and accessible local amenities make it well suited for retirees.
Practical
8 areas- Heritage Home2/10
This is a modern, conventionally built residential property rather than a period or heritage home.
- Flexible Floor Plans7/10
The connection between the kitchen/dining room and living room via double doors offers a flexible and sociable flow.
- Ageing in Place8/10
The presence of a convenient ground-floor shower room significantly enhances the potential for ageing in place.
- Low Maintenance8/10
Presented in pristine condition with a well-maintained exterior, gravelled rear garden, and brick shed, requiring minimal immediate upkeep.
- Secure Gated Entry3/10
The property features a private driveway and enclosed rear garden with fencing and walls, though it is not part of a gated community.
- Minimalist Design6/10
Traditional layout with distinct rooms, though clean finishes and bright interiors offer a contemporary feel.
- Ecological Setup5/10
Comes with a BER rating of C, indicating standard energy efficiency with potential for future upgrades by the buyer.
- Outdoor areas8/10
Features a private, fully enclosed rear garden with lawn, gravel, patio areas, and a substantial garden shed, alongside a neat front lawn and driveway.
Interests
9 areas- Gardening6/10
The property includes a neat front lawn and a private rear garden with a combination of lawn, gravel, and a patio, offering pleasant scope for keen gardeners.
- Walking8/10
Being within walking distance of the town centre, train station, schools, and local amenities makes this a very convenient location for walking enthusiasts.
- Gym7/10
Proximity to Portlaoise town centre ensures that local gym facilities and fitness clubs are easily accessible.
- Cycling7/10
The suburban location allows for straightforward cycling access into the town centre and surrounding residential areas.
- Golf6/10
Portlaoise offers local golfing facilities within a reasonable driving distance from the residential area.
- Fishing4/10
While general angling may be found within County Laois, the immediate property is situated within a suburban residential setting.
- Horse Riding4/10
Equestrian facilities are typically found in the wider rural surrounds of County Laois rather than directly adjacent to the property.
- Water Sports2/10
Inland location with limited immediate access to major water sports facilities.
- Entertaining8/10
The expansive kitchen/dining room connected via double doors to the spacious living room, alongside a private patio and garden, provides an excellent layout for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Located in a residential area within walking distance of town, offering a generally quiet suburban environment while remaining connected.
- Rural Living3/10
This is an established residential setting rather than a rural location, though it does offer a private enclosed garden.
- Village Living6/10
Positioned in Portlaoise, residents enjoy a community feel with local amenities, schools, and transport links all within easy reach.
- Coastal Living1/10
The property is located inland in County Laois and is entirely landlocked with no coastal proximity.
- Urban Living7/10
Within walking distance of Portlaoise Town Centre and local bus routes, offering convenient access to urban amenities and services.
Social
6 areas- Community Involvement7/10
Established residential setting close to local schools, clubs, and town amenities which foster community engagement.
- Café Culture7/10
Proximity to Portlaoise town centre puts local cafes and social spots within comfortable walking distance.
- Nightlife6/10
Town centre pubs and social venues are accessible on foot or via short transport links.
- Health/Wellness groups7/10
Good access to local health services, walking routes, and nearby fitness or wellness classes in the town.
- Networking Opportunities6/10
Reasonable connectivity to local business networks and transport links to larger employment centres.
- Tech-Hub Connectivity6/10
Standard residential broadband availability supports general tech and remote connectivity needs, though buyers should verify specific speeds.
Listing information
- Agent
- Hume Auctioneers
- Phone
- 057 868 1111
- Current status
- active
- Published on HouseDelve
- 11 October 2026
- Correction
- Report an issue
HD-037F0FHouseDelve · 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.