48 Crosbie Place, Little Barrack Street, CarlowR93CF79
€245,000
3 Bed~3 Bath~100 m²~BER C
What you'll like:
- Town centre location: Positioned just off Barrack Street, providing immediate access to local amenities and reducing reliance on private transport for daily errands.
- Adjacent to shopping: Located right next to The Fairgreen shopping centre, making retail, grocery, and dining options extremely convenient for future residents.
- Generous floor area: Spanning 100 square metres, the accommodation offers spacious room proportions compared to standard smaller apartments in urban settings.
- Three bedroom layout: Features three well-sized bedrooms upstairs, accommodating family living or offering flexible home office space for remote workers.
- Three bathroom configuration: Includes a downstairs guest toilet, a main family bathroom, and a private en-suite, maximizing household convenience and privacy.
- Block-built structure: Constructed using solid block building methods, which generally provide better structural longevity and sound insulation than timber frame alternatives.
- Private rear yard: Enjoys a fully walled and private rear yard, offering low-maintenance outdoor space for relaxation, drying clothes, or secure storage.
- Communal parking access: Benefits from communal parking directly to the front of the property, ensuring convenient vehicle accommodation within the courtyard setting.
- Gas-fired central heating: Equipped with a wall-mounted gas burner and central heating system, providing reliable warmth and straightforward temperature control throughout the home.
- Solid fuel fireplace: Features a traditional fireplace in the lounge, adding a cozy focal point and an alternative heating option during colder winter months.
- Fully tiled ground floor: The entire ground-floor level features ceramic tiling, making cleanup effortless and providing durable flooring for high-traffic areas.
- Fibre broadband available: High-speed fibre broadband connectivity is noted in the features, supporting remote working, streaming, and modern household digital demands.
- Mains services connected: Linked to mains water and sewage systems, ensuring standard municipal utility management without private septic tank maintenance concerns.
- Built-in wardrobes: Bedrooms come equipped with integrated storage solutions, maximizing floor space and saving the buyer money on freestanding furniture purchases.
- Master en-suite bathroom: The main front bedroom includes a private en-suite with a mains shower unit, offering a dedicated retreat for the homeowners.
- Electric shower fitted: The main upstairs bathroom features an independent electric shower over the bath, ensuring hot water availability even if the boiler is busy.
- Sliding patio doors: The kitchen diner opens directly to the rear yard via sliding glass doors, enhancing natural light and seamless indoor-outdoor access.
- Starter home potential: The combination of size, location, and price point makes this an accessible option for first-time buyers entering the property ladder.
- Investment vehicle appeal: Its town centre positioning and three-bedroom layout present strong potential appeal for prospective tenants and rental income generation.
- Stable asking price: The recorded asking price has remained completely unchanged at €245,000, suggesting a firm pricing strategy from the vendor without sudden mid-campaign spikes.
But keep in mind:
- C energy rating: The BER stands at C with a performance indicator of 175.51 kWh per square metre, meaning the buyer should budget for future energy upgrades.
- Communal parking limitations: Communal parking bays may experience congestion or competition during peak evening hours, impacting vehicle space availability for residents.
- Courtyard management oversight: Living in a courtyard development often involves shared management structures; buyers must verify annual service charges and maintenance responsibilities.
- Small rear yard: The outdoor rear space is described as a small yard rather than a traditional garden, limiting space for substantial landscaping or large pets.
- Ground floor tile maintenance: While durable, the extensive ceramic tiling across the entire ground floor can feel cold underfoot and requires regular grout cleaning.
- Upstairs vinyl flooring: Both the main bathroom and en-suite utilize Marley flooring rather than tile or timber, which some buyers might view as dated or less premium.
- Single room proportion: Bedroom one is designated as a single room, which restricts its versatility and may only comfortably fit a single bed or compact office setup.
- Potential window thermal efficiency: The property features older window and door installations such as teak frames, which the buyer should inspect for drafts and heat loss.
- Attic insulation verification: Buyers should inspect the attic space to confirm current insulation depth meets modern energy standards, given the C rating.
- Gas boiler lifespan: The wall-mounted gas burner should be professionally surveyed to determine its age, operational efficiency, and remaining service life expectancy.
- Courtyard density concerns: High-density courtyard layouts can sometimes experience privacy limitations, noise transfer from neighbors, or restricted natural light angles.
- Management company fees: Buyers must clarify if there are ongoing estate management fees for common areas, lighting, and parking upkeep within the development.
- Lack of private driveway: The absence of a dedicated off-street driveway means parking is shared, which could occasionally complicate unloading groceries or vehicle security.
- Fireplace chimney condition: The open solid fuel fireplace in the lounge should be safety-tested and swept before use to ensure the flue is clear and compliant.
- Bathroom natural ventilation: The main bathroom relies on a Velux window rather than a wall window, which requires proactive moisture management to prevent condensation.
- Kitchen appliance inclusion: Buyers must verify whether all pictured kitchen appliances are included in the sale price or if white goods need to be purchased separately.
- Boundary responsibility check: Legal advisors should carefully verify the exact ownership and upkeep obligations for the fully walled rear yard boundaries.
- Town centre noise levels: Being immediately adjacent to a shopping centre and central development roads may introduce ambient traffic or commercial daytime noise.
- Pricing strategy reflection: The static asking price of €245,000 throughout tracking could indicate an inflexible seller or a price that already reflects current market ceilings.
- Future retrofit costs: Upgrading the C-rated property to a B or A rating to lower energy bills will require significant capital investment in insulation or heat pumps.
Price positioning
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- The asking price of €245,000 appears broadly in line with recent historical transaction data for the same development, sitting comfortably between the values achieved by similar terrace townhouses on the exact same street over the past year or so.
- Valuation signals are well-supported by prior sales within the estate, where properties such as numbers 15, 22, 25, and 31 changed hands between €232,000 and €250,000 through late 2025, validating the current seller expectations for this specific layout and location.
- Factors that could support this asking price include the central town location adjacent to shopping amenities and the block-built 100 square meter layout, while potential market cooling or buyer hesitation regarding the C energy rating could undermine higher aspirations.
- Relevant considerations also include the stable pricing pattern observed in the listing history with no recorded reductions, suggesting confident seller positioning aligned with proven local demand metrics and established neighborhood transaction benchmarks.
Build Analysis
What we know from similar construction types
- The property is described as a block-built, terraced townhouse spanning approximately 100 m² with a traditional three-bedroom, three-bathroom layout.
- Heating is provided via a gas-fired central heating system with a wall-mounted gas burner located in the kitchen/dining area, alongside a solid fuel fireplace in the lounge.
- A buyer should investigate the condition of the solid fuel fireplace, chimney, and the gas boiler, and verify compliance for any alterations or ventilation requirements.
- Given its town-centre courtyard setting with communal parking and a fully walled private rear yard, a buyer should check the management company structure, associated annual service charges, and maintenance responsibilities for common areas.
Heating cost*
Estimated expense to heat this property every year
- €1,100 to €1,500 per year
- Estimated for a 100 square meter terraced townhouse with a C BER rating utilizing gas-fired central heating and a solid fuel fireplace.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
7/10Water overflow reports to follow up
- Official mapping indicates that the property is located in close proximity to a designated flood zone associated with local river modelling.
- The central town location places the property in a built-up environment where surface water management and local drainage capacity are important factors during heavy rainfall.
- While situated near potential hazard boundaries, the structure is not recorded directly within the modelled flood extents, providing a moderate baseline safety margin.
The property is outside the mapped flood area. But the nearest mapped area is approximately 86 metres away.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
15 CROSBIE PLACE, LITTLE BARRACK ST, CARLOW
- Sale date
- Declared sale price
- €250,000.00
25 CROSBIE PLACE, LITTLE BARRACK ST, CARLOW
- Sale date
- Declared sale price
- €235,000.00
31 CROSBIE PLACE, CARLOW, CARLOW
- Sale date
- Declared sale price
- €232,000.00
22 CROSBIE PLACE, LITTLE BARRACK ST, CARLOW
- Sale date
- Declared sale price
- €250,000.00
41 CROSBIE PLACE, LITTLE BARRACK ST, CARLOW
- Sale date
- Declared sale price
- €180,000.00
Recent sales in the wider local area
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
UPPER STAPLESTOWN RD, 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
- Estimated stamp duty: €2,450 — 1% of €245,000.
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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 outlays and VAT
- Land registration fees: €400 to €800 depending on property value and registration type
- Property valuation fees: €150 to €300 for mortgage purposes
- Surveyor fees: €400 to €800 for a standard structural survey
- Annual home insurance: €350 to €650 depending on the level of coverage and excess chosen
Forum Talk
What people are saying about this area
- Residents in Carlow town frequently discuss the convenience of living near the Fairgreen Shopping Centre and central amenities.
- Local discussions often highlight traffic management around Barrack Street and surrounding central routes during peak shopping hours.
- Community forums note that central townhouses and courtyard developments offer strong appeal for both first-time buyers and investors.
- There is ongoing general interest in the availability of fibre broadband and local utility infrastructure improvements across Carlow residential areas.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property provides three bedrooms and a small enclosed rear yard, which is safe for young children to play in. However, being a town centre development, buyers should verify the safety of communal parking areas for young children.
- Teenagers7/10
With three bedrooms and proximity to town amenities, this property suits teenagers who benefit from independent access to local shops and transport links.
- Multi-generational Living4/10
The 100 square metre layout with three bedrooms and three bathrooms offers decent basic facilities, but the traditional terraced setup lacks the space and separation needed for comfortable multi-generational living.
- Single Buyers9/10
An asking price of €245,000 and a central town location make this an excellent and manageable entry point or starter home for single buyers.
- Couples8/10
Provides a practical layout with generous room proportions and three bedrooms, making it well-suited for couples looking for space to grow or host guests.
- Empty Nesters7/10
Low maintenance requirements and town centre convenience appeal to empty nesters wanting to downsize without losing access to amenities.
- Retirees6/10
Town centre living is convenient for retirees, though stairs within a three-story or multi-level terraced layout should be considered regarding long-term mobility.
Work
3 areas- Remote Working8/10
Fibre broadband is available at the property, making it well-suited for remote workers needing reliable internet connectivity.
- Hybrid Commuting8/10
Town centre location offers good access to local transport links for hybrid workers who need to commute periodically.
- Retired7/10
A manageable property size with local amenities nearby, ideal for retirees who value convenience over rural maintenance.
Practical
8 areas- Ageing in Place5/10
While the low-maintenance yard and town convenience are positive, buyers should verify whether the multi-level layout and stairs present long-term challenges for ageing in place.
- Low Maintenance8/10
A compact block-built terraced townhouse with a small walled yard and communal parking means minimal exterior upkeep for the owner.
- Secure Gated Entry4/10
The listing mentions communal parking to the front and a fully walled rear yard, but buyers should verify if formal secure gated entry is present.
- Minimalist Design6/10
Traditional terraced layout with defined rooms rather than open-plan minimalist spaces, though the interior finishes are clean and tiled.
- Flexible Floor Plans5/10
Standard three-bedroom, three-bathroom terraced configuration with fixed room proportions offering limited structural flexibility.
- Heritage Home2/10
This is a modern town development property rather than a traditional period or heritage home.
- Ecological Setup5/10
Holds a C BER rating with mains services and gas-fired central heating, representing standard energy efficiency rather than an advanced ecological setup.
- Outdoor areas4/10
Includes a small, fully walled and private rear yard along with communal front parking, offering limited private outdoor space.
Interests
9 areas- Gardening3/10
Features only a small, fully walled rear yard rather than a conventional garden, offering very limited scope for serious gardening.
- Walking8/10
The central town location means residents can easily walk to local shops, services, and amenities without relying heavily on a car.
- Gym7/10
Town centre positioning generally ensures good proximity to local fitness facilities and urban amenities.
- Cycling6/10
Flat town terrain makes cycling viable, though negotiating town centre traffic requires standard urban cycling awareness.
- Golf5/10
Town location provides reasonable access to regional golf courses via local transport links, though not directly adjacent.
- Fishing4/10
While the property is in Carlow town, access to specific fishing spots will require travel outside the immediate urban centre.
- Horse Riding2/10
An urban setting is poorly suited for horse riding enthusiasts due to the lack of immediate equestrian facilities or stables.
- Water Sports2/10
Inland town location offers limited direct access to major water sports facilities.
- Entertaining7/10
Features a large kitchen and dining area with sliding patio doors opening to the rear yard, as well as a spacious front lounge suitable for hosting.
Lifestyle
5 areas- Quiet Living5/10
Located in a town centre development adjacent to a shopping centre, which brings convenience but generally higher ambient noise levels compared to suburban areas.
- Rural Living1/10
This is an urban, central townhouse development with communal parking and a walled courtyard, offering no rural characteristics.
- Village Living4/10
While it offers close proximity to local town amenities, it is situated within an urban retail and residential hub rather than a traditional village setting.
- Coastal Living1/10
The property is located inland in Carlow town, completely removed from coastal environments.
- Urban Living9/10
Positioned right in the centre of town, immediately adjacent to a major shopping centre with every town amenity on the doorstep.
Social
6 areas- Community Involvement7/10
Courtyard setting and central town location provide natural opportunities to engage with the local community.
- Café Culture9/10
Being right in the town centre means cafés, restaurants, and social spots are within immediate walking distance.
- Nightlife8/10
Town centre positioning ensures close proximity to local pubs, restaurants, and evening entertainment venues.
- Health/Wellness groups7/10
Proximity to town amenities facilitates easy access to local health classes, pilates & stretching groups, and wellness centers.
- Networking Opportunities7/10
Central urban location supports professionals looking to connect with local business and networking groups.
- Tech-Hub Connectivity8/10
Equipped with fibre broadband, supporting digital connectivity needs for tech-focused professionals.
Listing information
- Agent
- Sherry FitzGerald McDermott Carlow
- Phone
- 059 914 0344
- Current status
- active
- Published on HouseDelve
- 3 November 2026
- Correction
- Report an issue
HD-AB5E3BHouseDelve · 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.