46 Highfield Manor, Mullins Lane, Carlow , Carlow Town, CarlowR93W5P0
€330,000
3 Bed~3 Bath~115 m²~BER B3
What you'll like:
- Turn-key condition: The property is presented in excellent overall condition, having been extensively upgraded, which allows the new owner to move in immediately without incurring major upfront renovation costs.
- B3 energy rating: Achieving a B3 BER rating indicates good thermal efficiency and may qualify the buyer for more favorable green mortgage interest rates from lenders.
- Upgraded heating system: The installation of a new Baxi boiler and replacement radiators ensures reliable modern heating performance and helps minimize unexpected winter maintenance expenses.
- Modernized bathrooms: Both the main bathroom, en-suite, and guest WC have been recently upgraded with contemporary large walk-in showers and wall-hung vanity units, adding luxury and convenience.
- Bespoke kitchen finishes: The kitchen features high-end granite worktops and bespoke fitted units, offering a durable and aesthetically pleasing space for daily cooking and household entertaining.
- Spacious floor area: Extending to 115 square meters, the home provides well-proportioned rooms across both levels that comfortably accommodate modern family living requirements.
- Generous ceiling height: The ground floor benefits from impressive 9-foot ceilings, which enhance natural light penetration and create an open, airy atmosphere throughout the living spaces.
- Quality living room: The spacious front living room includes a feature marble fireplace with a Stanley stove and a bay window, offering a cozy and attractive focal point.
- Practical utility room: A dedicated utility room is plumbed for appliances and includes additional fitted storage, keeping laundry tasks separated from the main kitchen and dining areas.
- Fitted bedroom storage: All three bedrooms feature built-in wardrobes, with bespoke solid wardrobes in the principal room, providing ample storage capacity without requiring extra furniture.
- Private rear garden: The generous rear garden includes an attractive paved patio area and mature plantings, creating a private outdoor sanctuary that enjoys good daily sunshine.
- Quiet cul-de-sac position: Situated on a quiet cul-de-sac with no passing traffic, the home offers a safer and more peaceful environment for residents and visiting guests.
- Green area views: The front of the property overlooks a large green recreational area, providing a pleasant open aspect and a safe space for children to play nearby.
- Chain-free availability: The property is offered as a chain-free sale, which can significantly streamline the purchase timeline and reduce the usual stress associated with buying.
- Never rented before: Having been owner-occupied and never let, the property has likely experienced more careful day-to-day stewardship than typical investment or rental properties.
- Secure side entrance: A secure gated side entrance allows easy access between the front driveway and rear garden for maintenance, bicycles, and general waste management.
- Extended driveway parking: The extended driveway provides ample off-street parking space for multiple vehicles, which is particularly convenient for families with several cars.
- Integrated security system: The inclusion of a fitted burglar alarm gives immediate peace of mind regarding home security and personal safety from day one.
- Desirable development setting: Highfield Manor is a popular family-oriented development featuring extensive green spaces and an attractive tree-lined avenue at the foot of the Killeshin Hills.
- Stira attic access: A fitted Stira stairs provides convenient and safe access to the attic space for additional storage or future maintenance checks.
But keep in mind:
- Green mortgage eligibility: While the rating is B3, the buyer should verify directly with their chosen lender whether this specific score qualifies for their green mortgage rates.
- Boiler warranty verification: The buyer should confirm that any documentation and warranties for the newly installed Baxi boiler are fully transferable to the new homeowner.
- Ventilation in bathrooms: The newly upgraded tiled bathrooms feature modern walk-in showers, so the buyer should check that adequate mechanical extraction fans are fitted to prevent moisture buildup.
- Attic insulation levels: Although the BER is B3, the buyer should inspect the attic space to confirm the depth and condition of existing insulation meets modern expectations.
- Boundary line confirmation: The buyer's solicitor should carefully review the title maps to ensure the extended driveway and garden boundaries match the official land registry records.
- Management company fees: Since the home is in a development, the buyer should check if there are any active residents' associations or management fees for common areas.
- Stove compliance certification: The buyer should request certification or building control confirmation for the Stanley stove installation in the marble fireplace to ensure full safety compliance.
- Window and door seals: The buyer should inspect all double-glazed windows and patio doors to ensure seals remain intact and airtight after years of normal weather exposure.
- Electrical distribution board: The buyer should arrange an electrical survey to verify that the fuse board and wiring meet current safety standards given the age of the house built in 2006.
- Radon gas mitigation: Given the regional location, the buyer should inquire if any radon testing or preventative membrane measures were originally installed in this development.
- Wastewater and drainage: The buyer should ensure that the mains sewage connection is running smoothly and check for any potential shared drainage responsibilities within the cul-de-sac.
- Surface water runoff: The extensive patio paving in the rear garden should be checked to ensure proper drainage slopes away from the main building foundations.
- Upstairs flooring suitability: The timber flooring upstairs should be inspected for any potential squeaks or acoustic transmission issues between the first floor and ground living areas.
- Appliance condition check: The buyer should clarify which kitchen appliances, if any, are included in the sale price and verify their working condition prior to closing.
- TV and broadband speeds: The buyer should verify the availability of high-speed fiber broadband providers at this specific address to support remote work or streaming needs.
- Attic conversion potential: If considering future expansion, the buyer should have a structural engineer assess whether the roof truss design allows for a practical attic conversion.
- External maintenance history: The buyer should check when the exterior walls were last painted and inspect the overall condition of the rendering around the windows.
- Local traffic patterns: While currently in a quiet cul-de-sac, the buyer should visit the location at different times of day to assess peak traffic flows entering the main development.
- Insurance claims history: The buyer should ask their home insurance broker about local flood or storm history in the immediate area to ensure standard policy availability.
- Property tax banding: The buyer should independently verify the Local Property Tax valuation band assigned to this property to calculate ongoing annual tax liabilities accurately.
Price positioning
?
- The asking price appears somewhat overvalued because the property is listed at a notable premium above historical benchmarks for identical developments in the same immediate residential estate.
- Valuation signals show strong upside indicators from extensive contemporary upgrades, a desirable B3 energy rating, and high-specification kitchen and bathroom finishes throughout the three-bedroom layout.
- Such a pricing level could be supported by continued buyer demand for turn-key homes in quiet cul-de-sacs, but might be undermined by broader market resistance to higher entry points.
- Relevant factors include the 115 square meter floor area, excellent privacy overlooking a green recreational area, and the chain-free status which heavily appeals to motivated purchasers.
Build Analysis
What we know from similar construction types
- The property is a semi-detached home built around 2006, extending to approximately 115 square meters, featuring 9ft ceilings on the ground floor.
- Recent upgrades include a new Baxi boiler and radiators, a renovated guest WC, an upgraded en-suite, and a modernised main bathroom.
- Buyers should investigate the condition of the windows, exterior insulation, and roof space to verify ongoing thermal efficiency, and check compliance and certifications for any internal structural modifications or bathroom upgrades.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,100 to €1,400.
- Explanation: Based on a floor area of 115 m² and a B3 energy rating, combined with the recently upgraded gas boiler system, the home should maintain moderate energy efficiency.
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
63 HIGHFIELD MANOR, MULLINS LANE, CARLOW TOWN
- Sale date
- Declared sale price
- €240,000.00
43 HIGHFIELD MANOR, MULLINS LANE, CARLOW
- Sale date
- Declared sale price
- €320,000.00
Recent sales in the wider Carlow area
4 COLLEGE STREET, CARLOW TOWN, CO CARLOW
- Sale date
- Declared sale price
- €260,000.00
6 BROWN ST, CARLOW, CARLOW
- Sale date
- Declared sale price
- €232,500.00
10 CATHEDRAL CLOSE, CARLOW, CARLOW
- Sale date
- Declared sale price
- €195,000.00
GARRYHUNDON, CARLOW, CO. CARLOW
- Sale date
- Declared sale price
- €300,000.00
RATHOE, CARLOW, CARLOW
- Sale date
- Declared sale price
- €385,000.00
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: €3,300 (calculated at 1% of the asking price of €330,000 for properties up to €1 million).
- Solicitor legal fees: Approximately €1,500 to €3,000 excluding outlays and VAT.
- Land registration fees: Approximately €175 to €700 depending on the registration type and mapping requirements.
- Property valuation fees: Approximately €150 to €300 for mortgage or independent purchase valuation.
- Surveyor fees: Approximately €400 to €800 depending on the level of detailed structural survey required.
- Annual home insurance: Approximately €400 to €700 depending on the policy coverage and provider.
Forum Talk
What people are saying about this area
- Residents in the Highfield Manor development frequently praise the quiet cul-de-sac positioning and the safety of the green recreational areas for families.
- Local discussions often highlight the convenient proximity to the Killeshin Hills, offering scenic views and walking trails close to the neighborhood.
- Traffic calming measures and estate maintenance are occasionally discussed by local residents associations to ensure community safety.
- Buyers in the Carlow Town area often note good access to local schools, sporting facilities, and everyday amenities.
- Community forums generally reflect a stable and welcoming neighborhood atmosphere with strong community pride.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property is located in a popular family-oriented development with extensive green areas, a large green recreational area overlooking the cul-de-sac, and a secure private rear garden, making it very safe and suitable for young children.
- Teenagers7/10
Three well-proportioned bedrooms and good overall space provide comfortable living arrangements for teenagers, though local entertainment options depend on proximity to Carlow Town.
- Multi-generational Living6/10
While the 115m2 layout with three bedrooms and open-plan living areas offers decent flexibility, it lacks a dedicated ground floor bedroom or annex typically ideal for true multi-generational setups.
- Single Buyers7/10
A turn-key 3-bedroom home in excellent condition with modern upgrades offers a comfortable, low-maintenance lifestyle for single buyers wanting space to grow.
- Couples8/10
The stylish interior, recently renovated bathrooms, bespoke kitchen with granite worktops, and generous entertaining space make this an attractive home for couples.
- Empty Nesters7/10
Turn-key condition and modern upgrades mean less maintenance, though managing a three-bedroom house and garden may exceed the needs of some empty nesters.
- Retirees6/10
While the home is well-maintained and located in a quiet cul-de-sac, it is a two-story property with stairs, which may require consideration for long-term retirement living.
Work
3 areas- Remote Working9/10
With three well-proportioned bedrooms offering flexible spaces, a quiet cul-de-sac location, and modern upgrades, the home is well-suited for remote working setups.
- Hybrid Commuting7/10
Located in Carlow Town with good regional transport links, making hybrid commuting manageable for those traveling to major employment hubs.
- Retired7/10
A chain-free, turn-key property in a quiet development offering low ongoing maintenance and a peaceful environment for retirees.
Practical
8 areas- Ageing in Place5/10
Features a ground floor guest WC and good proportions, but includes a standard two-story layout with stairs connecting all bedrooms.
- Low Maintenance9/10
Extensively upgraded throughout with a new Baxi boiler, recently renovated bathrooms, and turn-key presentation requiring minimal immediate work.
- Secure Gated Entry3/10
The property features an extended driveway, secure side entrance, and a burglar alarm, though it is not part of a gated community.
- Minimalist Design7/10
Clean, modern finishes, neutral styling, and upgraded fittings lend themselves well to a contemporary minimalist aesthetic.
- Flexible Floor Plans7/10
The ground floor features double doors linking the living room and kitchen/dining room, creating a semi-open plan feel with good flexibility.
- Heritage Home1/10
Built in approximately 2006, this is a modern suburban home rather than a period or heritage property.
- Ecological Setup8/10
Benefits from a B3 energy rating, a recently upgraded heating system, and a new Baxi boiler, ensuring good energy efficiency.
- Outdoor areas8/10
Includes a private rear garden with an attractive paved patio area, mature planting, and an extended driveway with ample off-street parking.
Interests
9 areas- Gardening7/10
Features a private rear garden with a beautiful paved patio area and mature planting, offering a lovely canvas for keen gardeners.
- Walking8/10
Proximity to the Killeshin Hills and extensive green areas within the development provide fantastic opportunities for walking enthusiasts.
- Gym5/10
Local gym facilities would rely on traveling into Carlow Town, as none are explicitly integrated into the immediate development.
- Cycling6/10
The quiet cul-de-sac setting is safe for starting bicycle rides, with access to local routes around Carlow Town and nearby foothills.
- Golf5/10
Carlow features local golf courses accessible within a reasonable drive from the town area.
- Fishing5/10
Proximity to the River Barrow in the wider Carlow area offers accessible fishing opportunities for enthusiasts.
- Horse Riding5/10
Equestrian facilities can be found in the broader County Carlow countryside surrounding the town.
- Water Sports3/10
Limited water sports options locally, aside from occasional activities on the River Barrow.
- Entertaining9/10
The impressive kitchen and dining room with granite worktops connect seamlessly via double doors to the living room and open onto a generous rear garden and paved patio.
Lifestyle
5 areas- Quiet Living9/10
Positioned on a quiet cul-de-sac with no passing traffic and overlooking a large green recreational area, this home offers a notably peaceful setting.
- Rural Living4/10
Although located at the foot of the Killeshin Hills, the property is situated within a residential development in Carlow Town rather than a truly rural location.
- Village Living5/10
The setting offers a community-focused feel within a popular development, though it is part of an established town environment.
- Coastal Living1/10
Carlow is an inland county town with no proximity to the coast.
- Urban Living6/10
Provides convenient access to Carlow Town amenities while retaining a suburban, family-oriented neighborhood atmosphere.
Social
6 areas- Community Involvement7/10
Set within a popular, established family-oriented development with extensive green areas that foster a strong sense of community.
- Café Culture6/10
Access to local cafes and social spots relies on traveling a short distance into Carlow Town center.
- Nightlife5/10
Pubs, bars, and evening entertainment options are concentrated in Carlow Town rather than the immediate residential neighborhood.
- Health/Wellness groups6/10
Local wellness classes and community groups are accessible within the wider Carlow Town area.
- Networking Opportunities5/10
Networking options are generally tied to professional and business communities in Carlow Town or regional centers.
- Tech-Hub Connectivity5/10
Standard broadband availability applies, though buyers should verify specific high-speed fiber internet options for heavy tech work.
Listing information
- Agent
- O’Farrell Property
- Phone
- 059 9189881
- Published on HouseDelve
- 30 September 2026
- Correction
- Report an issue
HD-3E1D5EHouseDelve · 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.