Photograph 1 of 38 of 5 Block A, Stradbrook Apartments, Stradbally Road, Portlaoise, Co. Laois
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5 Block A, Stradbrook Apartments, Stradbally Road, Portlaoise, Co. LaoisR32PX38

€290,000

2 Bed~2 Bath~84 m²~BER B

What you'll like:

  • Exceptional interior refurbishment: The property has been recently upgraded to a very high standard, featuring modern finishes and bespoke carpentry throughout, which saves the buyer substantial time and renovation costs.
  • Stunning bespoke kitchen: The kitchen includes floor-to-ceiling storage, a functional island, and a double wall oven, creating a premium culinary space that significantly enhances daily living convenience.
  • Custom media unit: A built-in media unit in the living area provides extensive integrated storage and an attractive focal point, maximizing floor space and minimizing clutter.
  • Efficient B BER rating: The strong energy rating indicates good thermal insulation and lower heating bills, while potentially qualifying the buyer for green mortgage interest rate discounts.
  • Generous floor area: Spanning 84 square meters, this two-bedroom apartment offers larger-than-average proportions for its property type, ensuring comfortable and uncrowded living spaces.
  • Two double bedrooms: Both bedrooms are spacious enough to accommodate double beds and feature fitted sliding mirrored wardrobes, providing excellent built-in storage solutions.
  • Refurbished bathrooms: Both the main bathroom and the master en-suite have been fully renovated with modern sanitary ware, contemporary tiling, and stylish vanity units.
  • Character bathroom features: The main bathroom includes a striking Balmoral freestanding claw-foot shower bath, adding a touch of luxury and unique aesthetic appeal to the home.
  • Private outdoor terrace: A large outside terrace offers valuable private outdoor space for relaxation or entertaining, which is a rare and desirable amenity in apartment living.
  • Secure underground parking: The property benefits from a covered underground carpark, protecting vehicles from weather elements and enhancing overall residential security.
  • Convenient access controls: The carpark and building feature modern fob and smartphone app access, ensuring high security and seamless entry for residents and visitors.
  • Dual access points: The underground parking structure features entrances and exits on both Stradbally Road and Dublin Road, offering superior traffic flow and commuting flexibility.
  • Gas central heating: Equipped with a reliable gas central heating system, the apartment provides efficient and controllable warmth throughout the cooler winter months.
  • Substantial hallway storage: The entrance hall includes two large storage areas and durable wood-effect tiling, helping keep outerwear and household items neatly tucked away.
  • Prime town location: Situated on the Stradbally Road in Portlaoise, the development places residents within easy walking distance of local shops, churches, and hospitals.
  • Strong local amenities: Essential services, retail outlets, and community facilities are all within a short stroll, supporting a convenient and highly accessible suburban lifestyle.
  • Ground floor convenience: As a ground-floor unit, the apartment offers easy step-free access, eliminating the daily hassle of stairs or waiting for elevators.
  • Turnkey condition: With new flooring, fresh paint, and updated fittings throughout, a buyer can move in immediately without needing to undertake any remedial works.
  • Professional presentation: The high-end fixtures, modern cabinet hardware, and cohesive interior design reflect a well-cared-for home that will appeal to discerning purchasers.
  • Desirable development: Stradbrook is widely recognized as a hugely sought-after residential location in Portlaoise, which historically supports solid community appeal and neighborhood stability.

But keep in mind:

  • Management company fees: Buyers should investigate annual service charges and sinking fund contributions, as apartment living in managed developments incurs ongoing financial obligations.
  • Ground floor privacy: Being a ground-floor apartment facing outdoor areas may expose windows and the terrace to passing foot traffic, potentially reducing privacy and natural light.
  • Potential rental caps: If purchased as an investment property, buyers must verify local Rent Pressure Zone regulations and whether previous rental restrictions apply to the unit.
  • Leasehold restrictions: As with most apartments, buyers should review the lease agreement carefully regarding rules on pet ownership, sub-letting, and structural modifications.
  • Acoustic insulation: Ground-floor units beneath other apartments can occasionally suffer from impact noise from upper neighbors, and buyers should inquire about soundproofing standards.
  • Underground parking clearance: Taller vehicles or vans might face height restrictions in the covered underground carpark, requiring buyers to verify clearance dimensions.
  • Service charge arrears risk: When purchasing an apartment, due diligence must include confirming that the current owner has cleared all historic management fees and utility levies.
  • Sinking fund adequacy: Buyers should check the apartment complex management accounts to ensure the sinking fund is adequately funded for future major structural repairs.
  • Insurance costs: Insurance premiums for apartment buildings can fluctuate, and buyers should check if the master block policy covers all standard perils adequately.
  • Visitor parking availability: While resident parking is secure, buyers should investigate the availability and rules regarding designated guest parking spaces within the development.
  • Terrace maintenance responsibility: Buyers must clarify whether the maintenance and upkeep of the large private outdoor terrace fall under private ownership or management company remit.
  • External building upkeep: Due diligence should include inspecting the wider communal areas, block facades, and landscaping to ensure the management company maintains high standards.
  • Waste management logistics: Buyers should verify the location and accessibility of communal bin stores and recycling facilities relative to this specific block entrance.
  • Fire safety compliance: Prospective purchasers should request confirmation that the building meets all current apartment fire safety standards and compartmentation regulations.
  • Refurbishment compliance: Buyers' solicitors should verify that all internal refurbishment works, such as kitchen and bathroom upgrades, complied with building regulations and management rules.
  • Future local development: Buyers should check local planning registers to ensure no upcoming large-scale developments nearby will obstruct views, light, or traffic flow.
  • Broadband and utility infrastructure: Buyers should verify the availability of high-speed fiber broadband and mobile network coverage within the apartment interior.
  • Ventilation and humidity: Newly refurbished properties with updated insulation should be checked for adequate extractor fan ventilation to prevent potential condensation issues.
  • Communal lighting costs: Energy price fluctuations can impact the running costs of communal internal and underground carpark lighting, affecting overall service charges.
  • Resale liquidity: While Stradbrook is popular, apartment markets can sometimes experience different demand cycles compared to detached housing, which buyers should consider for long-term planning.

Price positioning

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This comparison depends on limited public and listing evidence, which may be incomplete, outdated or not directly comparable. The score is not a percentage, professional valuation or guaranteed estimate. Ask an independent qualified valuer before relying on a property value.
The asking price looks moderately overvalued compared with the available evidence.
  • The asking price appears somewhat overvalued because it exceeds recent verified transactions for comparable apartments within the same development, positioning it at the absolute top end of the local multi-unit bracket.
  • Valuation signals show strong upside support from a high BER energy rating, extensive bespoke carpentry, and a comprehensive turnkey refurbishment, contrasting with caution around broader neighborhood apartment pricing ceilings.
  • This ambitious asking price could be supported by buyer demand for immaculate, move-in-ready homes with underground parking, though it might be undermined by buyers calculating lower per-square-meter values nearby.
  • Relevant market dynamics include strong competition from alternate housing types in the wider area, meaning prospective buyers will closely scrutinize whether premium internal finishes truly justify the notable price premium.

Build Analysis

What we know from similar construction types

  • The property is a ground-floor apartment situated within the Stradbrook development.
  • The listing indicates the apartment has been recently refurbished to a high standard, including a bespoke fitted kitchen, custom media unit, new flooring, and fully updated bathrooms.
  • Buyers should investigate the management company structure, annual service charges, and what is covered under the maintenance fees for the block and common areas.
  • It is advisable to verify compliance regarding the covered underground parking and fob/app access systems.
  • As a ground-floor property, buyers should check insulation levels, damp-proofing, and ventilation to ensure the refurbishment effectively manages moisture.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost is approximately €800 to €1,100.
  • This apartment benefits from a B energy rating, indicating good thermal efficiency, and operates on gas central heating to warm the 84 square meter floor area.

Pollution Safe

8/10

Environmental situation to investigate

  • The property is located in an established residential area with no immediate, prominent industrial pollution concerns noted in standard local overviews.
  • Any historical or localized waste management sites should be independently verified by the buyer as part of standard environmental due diligence.

Flood Safe

8/10

Water overflow reports to follow up

  • General regional mapping indicates that the development is situated in an area with a generally low apparent likelihood of significant river or coastal flooding.
  • Buyers should consult detailed local OPW flood maps and conduct local inquiries to verify specific site-level surface water drainage conditions.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

  • 7A STRADBROOK, STRADBALLY RD, PORTLAOISE

    Sale date
    Declared sale price
    €265,000.00
  • 1A STRADBROOK, STRADBALLY RD, PORTLAOISE

    Sale date
    Declared sale price
    €240,000.00
  • GLENLAHAN, STRADBALLY RD, PORTLAOISE

    Sale date
    Declared sale price
    €815,000.00
  • 6 THE DOWNS, STRADBALLY ROAD, PORTLAOISE

    Sale date
    Declared sale price
    €554,000.00
  • 63 AGHNAHARNA DRIVE, STRADBALLY ROAD, PORTLAOISE

    Sale date
    Declared sale price
    €430,000.00

Recent sales in the wider Stradbrook Apartments area

  • 12 THE GLEBE, RATHDOWNEY, PORTLAOISE

    Sale date
    Declared sale price
    €280,000.00
  • 15 CLONROOSK ABBEY, PORTLAOISE, LAOIS

    Sale date
    Declared sale price
    €305,000.00
  • 34 ARD BRANAGH, HEATHFIELD, PORTLAOISE

    Sale date
    Declared sale price
    €410,000.00
  • 5 LAKE WAY, KILMINCHY, PORTLAOISE

    Sale date
    Declared sale price
    €367,000.00
  • 11 JESSOP ST, PORTLAOISE, LAOIS

    Sale date
    Declared sale price
    €250,000.00

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: approximately 1 percent of the purchase price, amounting to €2,900 for a property priced at €290,000.
  • Solicitor legal fees: roughly €1,500 to €2,500 excluding VAT and outlay costs.
  • Land registration fees: approximately €130 to €700 depending on the registration type.
  • Property valuation fees: typically between €150 and €300 for mortgage purposes.
  • Surveyor fees: generally ranging from €400 to €800 depending on the level of survey conducted.
  • Annual home insurance: estimated between €350 and €700 per year depending on the policy level and provider.

Forum Talk

What people are saying about this area

  • Residents in Portlaoise frequently discuss the convenience of living along the Stradbally and Dublin Road corridors, noting easy access to local amenities and the town centre.
  • Local community groups often highlight the ongoing demand for well-maintained apartment developments within walking distance of the hospital and local schools.
  • Discussion forums frequently mention local infrastructure updates, including traffic management improvements around major access routes into Portlaoise.
  • Homeowners in the area often praise the balance between suburban tranquility and proximity to regional transport links like the M7 motorway and train station.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The apartment offers a ground-floor location and a large outside terrace, which is convenient for young families. However, with two bedrooms and 84 square metres, space is somewhat limited for growing children, though the town-centre location provides good access to local amenities.

    5/10
  • Teenagers

    Two bedrooms provide adequate space for younger occupants, but teenagers might find apartment living restricting in terms of privacy and independent space. The central Portlaoise location does offer good proximity to local amenities and transport links.

    5/10
  • Multi-generational Living

    With an 84 square metre floor area and two bedrooms and two bathrooms, this apartment is fundamentally unsuited for multi-generational living arrangements due to a lack of independent living zones.

    2/10
  • Single Buyers

    An exceptional choice for single buyers seeking a stylish, fully refurbished two-bedroom apartment. Low maintenance requirements and a central Portlaoise location make it ideal for independent living.

    9/10
  • Couples

    A high-spec, modern two-bedroom ground-floor apartment offering generous open-plan kitchen, dining, and living space. Ideal for couples looking for contemporary living with minimal upkeep.

    9/10
  • Empty Nesters

    Ground-floor accessibility, modern high-end finishes, and low maintenance make this a strong option for empty nesters looking to downsize without compromising on style or central convenience.

    8/10
  • Retirees

    The ground-floor setting and lack of internal stairs (assuming step-free access) offer good accessibility, while the proximity to local shops, hospitals, and churches in Portlaoise suits retirement living well.

    8/10

Work

3 areas
  • Remote Working

    With 84 square metres of living space, two bedrooms, and custom-designed storage throughout, there is ample flexibility to set up a comfortable home office space for remote work.

    8/10
  • Hybrid Commuting

    Portlaoise offers strong transport links, including a mainline railway station and road access via the M7, making hybrid commuting feasible for those working in Dublin or regional hubs.

    7/10
  • Retired

    Low maintenance requirements, ground-floor access, and close proximity to local services and healthcare facilities make this very suitable for retirees.

    8/10

Practical

8 areas
  • Ageing in Place

    The ground-floor configuration and refurbished shower facilities significantly enhance accessibility, making it a practical option for ageing in place, provided step-free entry is confirmed.

    8/10
  • Low Maintenance

    As a fully refurbished apartment with new flooring, modern fittings, and management company oversight for external upkeep, maintenance is exceptionally low.

    9/10
  • Secure Gated Entry

    The development features a covered underground carpark with fob and app access for both the carpark and the building, adding a strong layer of security.

    8/10
  • Minimalist Design

    Features a contemporary aesthetic with wood-effect tiling, custom media units, and clean lines throughout, complemented by abundant integrated storage.

    8/10
  • Flexible Floor Plans

    The layout features a large open-plan kitchen, dining, and living area alongside two bedrooms, offering standard apartment flexibility rather than major structural adaptability.

    6/10
  • Heritage Home

    This is a modern, recently refurbished apartment within a contemporary development rather than a period or heritage property.

    1/10
  • Ecological Setup

    Benefiting from a solid BER B rating, the apartment offers good energy efficiency, though specific renewable energy installations should be verified.

    6/10
  • Outdoor areas

    While lacking a private lawn, the property boasts a notably large outside terrace, providing generous private outdoor space for an apartment.

    7/10

Interests

9 areas
  • Gardening

    There is no traditional private garden, though the property does benefit from a large outside terrace which can accommodate potted plants and container gardening.

    3/10
  • Walking

    The property is within walking distance of the town centre, local shops, churches, and hospitals, making it easy to incorporate daily walks into a routine.

    8/10
  • Gym

    Being located in Portlaoise town provides good access to local fitness facilities and commercial gyms within a short distance.

    7/10
  • Cycling

    The flat terrain of Portlaoise town and nearby roads makes cycling a viable option for local trips, though secure bicycle storage arrangements within the development should be verified.

    7/10
  • Golf

    Portlaoise offers local golfing facilities within a reasonable driving distance, making it moderately convenient for golf enthusiasts.

    6/10
  • Fishing

    County Laois features various rivers and angling spots, though buyers interested in fishing will need to travel slightly outside the immediate town centre.

    5/10
  • Horse Riding

    While equestrian facilities exist in the wider County Laois area, they are not immediately accessible from this town-centre apartment.

    4/10
  • Water Sports

    Inland Portlaoise lacks local water sports facilities, requiring travel to lakes or coastal areas for such activities.

    2/10
  • Entertaining

    The open-plan kitchen, dining, and living area (24ft x 19ft) featuring a stylish kitchen island and custom media unit, combined with a large outside terrace, makes this property excellent for hosting guests.

    8/10

Lifestyle

5 areas
  • Quiet Living

    While the apartment is finished to a high standard internally and features a large terrace, it is located in a development within Portlaoise town, meaning some urban background noise should be expected.

    6/10
  • Rural Living

    This is a town-centre apartment development on the Stradbally Road in Portlaoise, offering zero rural characteristics.

    1/10
  • Village Living

    It offers a close-knit development feel within walking distance of local shops and amenities, though it is situated in a larger town rather than a traditional village.

    5/10
  • Coastal Living

    Portlaoise is an inland town in County Laois, far removed from any coastal amenities.

    1/10
  • Urban Living

    Situated in a highly sought-after development within walking distance of Portlaoise town centre, local amenities, and services, offering a very convenient urban lifestyle.

    8/10

Social

6 areas
  • Community Involvement

    Being part of a well-established residential development within Portlaoise offers good opportunities to engage with local community groups and activities.

    7/10
  • Café Culture

    The property's location within walking distance of Portlaoise town centre provides easy access to local cafes, restaurants, and social spots.

    7/10
  • Nightlife

    Local pubs and social venues in Portlaoise town are within reach, offering standard town-centre nightlife options.

    6/10
  • Health/Wellness groups

    Proximity to local amenities, hospitals, and fitness centres in Portlaoise supports participation in health and wellness activities.

    7/10
  • Networking Opportunities

    Town-centre living in Portlaoise provides reasonable access to local business and social networks, though major corporate networking hubs will typically require travel to Dublin.

    6/10
  • Tech-Hub Connectivity

    While broadband availability should be verified by the buyer, the town's general infrastructure supports standard digital connectivity for remote professionals.

    6/10

Listing information

Agent
John O'Brien - Elite Estate Agents Ltd
Phone
057 86 66334
Published on HouseDelve
26 September 2026
Correction
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Property reference: HD-56D9A6HouseDelve · Republic of Ireland

Report 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.