Photograph 1 of 22 of 5 Montgomery Street, Carlow, County Carlow
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5 Montgomery Street, Carlow, County CarlowR93R264

€290,000

3 Bed~2 Bath~100 m²~BER F

What you'll like:

  • Prime town centre location: Situated within a short stroll of Carlow town centre, providing effortless access to local shops, cafes, and everyday amenities.
  • Dual aspect living room: Features windows to both the front and rear, ensuring abundant natural light throughout the main daytime social space.
  • Charming architectural character: Showcases distinctive period features such as high ceilings, decorative window shutters, and a split-level staircase layout.
  • Modern fitted kitchen: Includes a stylish galley-style setup with contemporary cabinetry, seamlessly connecting to the outdoors via double French doors.
  • Private rear garden: Offers an enclosed outdoor space complete with a small storage shed and the benefit of not being overlooked.
  • Gas fired central heating: Provides reliable everyday warmth and climate control throughout the entirety of this quaint mid-terrace residence.
  • Two full bathrooms: Features a bathroom on both the ground and upper levels, significantly enhancing convenience for households and visiting guests.
  • Walking distance to culture: Located close to local attractions including the town park, river walks, and the Visual theatre for recreation.
  • Bright dual aspect bedroom: The main upper landing bedroom benefits from windows facing both front and rear for maximum natural daylight.
  • Low maintenance outdoor space: The rear garden is designed to require minimal upkeep, making it ideal for busy professionals or downsizers.
  • Established residential setting: Located within an established neighbourhood offering a strong sense of community and individual home character.
  • Characterful dining room: A separate formal dining space enhanced by a large shuttered window provides an inviting setting for entertaining.
  • Direct garden access: The entrance hallway includes a convenient rear exit door leading straight out into the private back garden.
  • Versatile accommodation layout: The three-bedroom configuration suits families, couples needing home office space, or investors targeting rental demand.
  • Asking price stability: The recorded asking price has remained stable at two hundred ninety thousand euros without any sudden upward revisions.
  • Natural light throughout: Large windows strategically placed across the floor plan ensure the interior feels bright, airy, and welcoming daily.
  • Appealing period shutters: Classic shutters fitted to numerous windows preserve traditional aesthetic charm while offering functional privacy control.
  • Convenient viewing arrangements: Actively managed by a local auctioneer agency, making it straightforward for serious prospective buyers to inspect.
  • Town park proximity: Residents can easily enjoy green outdoor recreational space just minutes from their front door on foot.
  • Investment rental potential: The central urban location and versatile layout make this property highly attractive for future tenants or buyers.

But keep in mind:

  • Extremely poor BER rating: The property holds an F energy rating with a high indicator of three hundred seventy-five kWh per square metre annually.
  • Significant insulation upgrades needed: The low energy rating strongly indicates that heavy investment will be required to improve thermal efficiency and reduce heating bills.
  • On street parking constraints: Parking relies entirely on public on-street availability requiring a permit, which may present daily convenience challenges.
  • Untested fixtures and services: The selling agent explicitly notes that no apparatus, fixtures, fittings, or heating services have been tested prior to sale.
  • Compact galley kitchen width: The galley-style kitchen configuration may feel narrow for multiple occupants cooking simultaneously or seeking open-plan dining.
  • Split level stair complexity: The split-level staircase design could potentially present mobility challenges for younger children or elderly residents.
  • Potential older roof structure: Mid-terrace townhouses of this character often feature older roof timbers that buyers should inspect for weathering.
  • Historic damp risk evaluation: Buyers should thoroughly inspect lower ground walls for potential rising or penetrating damp common in older urban townhouses.
  • Upstairs bathroom placement: The first landing bathroom layout may require navigating stairs from the upper bedrooms during night-time use.
  • Unverified plumbing condition: Due to untested services, buyers must budget for potential plumbing updates or radiator maintenance across the two bathrooms.
  • Electrical system verification: The wiring condition should be independently surveyed by a qualified electrician to ensure compliance with modern safety standards.
  • Single-glazed window checks: Buyers should verify whether the charming window shutters conceal older single-glazed frames that might leak heat.
  • Roof insulation adequacy: The attic space should be checked to determine if current roof insulation levels meet modern building energy standards.
  • Party wall soundproofing: Mid-terrace homes share side walls, making it wise to investigate acoustic privacy levels between adjacent neighbouring properties.
  • Garden boundary clarity: Property boundaries at the rear should be carefully verified against title deeds to prevent any future boundary disputes.
  • Storage limitation constraints: Aside from a small wooden shed, overall indoor storage space appears limited due to the historic cottage footprint.
  • Ventilation in bathrooms: Buyers should check interior bathrooms for adequate mechanical extraction fans to prevent condensation and moisture buildup.
  • Potential drainage inspection: Older town centre drainage pipes should be professionally surveyed to rule out root intrusion or blockages.
  • External masonry maintenance: Front facade brickwork and lime mortar joints should be checked for weathering and required periodic tuck-pointing.
  • Future retrofit grant reliance: Achieving a comfortable home temperature will likely depend heavily on accessing national home energy upgrade grants.

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 appears broadly in line, with a slight overvaluation signal.
  • The asking price of €290,000 initially appears somewhat ambitious when evaluating the fundamental energy efficiency profile, given the poor BER rating of F which typically necessitates substantial retrofitting investment for modern heating comfort.
  • Upward valuation signals stem from the property's highly central town location, attractive period features including window shutters, dual bathrooms, and a well-maintained low-maintenance private rear garden that enhances lifestyle appeal.
  • Factors that could potentially undermine this asking price include the weak energy rating and reliance on street parking with permit requirements, whereas strong town-centre buyer demand for character townhouses could fully support the valuation.
  • Overall, the asking price aligns closely with established local street benchmarks while reflecting modern interior upgrades, positioning the property reasonably within the current regional market context without excessive deviation.

Build Analysis

What we know from similar construction types

  • The property is a charming mid-terrace townhouse featuring a split-level staircase and high ceilings, indicating an older traditional construction that has undergone modernisations such as a fitted kitchen and gas-fired central heating.
  • Given the F BER rating and older age typical of town-centre terraced houses, a buyer should investigate the overall thermal efficiency, wall insulation, roof insulation, and window glazing performance.
  • Potential buyers should verify the condition of the roof, plumbing, and electrical systems, as well as checking for any signs of damp or structural movement typical of period properties.

Retrofit Cost*

Possible renovating / insulating expenditure

  • The property has a poor BER rating of F, indicating that a comprehensive deep retrofit is required to bring the home to a modern energy efficiency standard.
  • A deep retrofit for a 100 m² mid-terrace home typically involves external or internal wall insulation, upgrading attic insulation, replacing older windows and external doors with high-performance double or triple glazing, and potentially installing a heat pump system.
  • Estimated costs for such a comprehensive upgrade generally range from €40,000 to €60,000, depending on the scope of works and availability of Sustainable Energy Authority of Ireland (SEAI) grants.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost is approximately 1,800 to 2,400 euro.
  • Given the F BER rating and 100 m² floor area, thermal efficiency is poor, resulting in higher gas-fired central heating consumption compared to more modern, energy-efficient homes.

Environmental checks

Area-level evidence and things to investigate

Air quality

Nearby sites

Landfills

None found

Waste facilities

None found

Nearby infrastructure

Overhead electricity lines

None found

Underground electricity cables

None found

Flood Safe

7/10

Water overflow reports to follow up

  • The property is located at a reasonable distance from mapped river flood areas, indicating a generally lower likelihood of direct inundation during standard high-water events.
  • Proximity to designated fluvial hazard zones means that extreme weather events could still bring rising waters closer to the wider neighbourhood than normal baselines suggest.
  • Local topography and drainage play a critical role in managing heavy rainfall runoff in this part of Carlow, as town centre settings can sometimes experience localized pooling.
Supporting evidence: Medium

The property is outside the mapped flood area. But the nearest mapped area is approximately 123 metres away.

Map sources: OPW · Current scenario
  1. Local river mapping

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

  • THE WHITE DOOR, 5 MONTGOMERY STREET, CARLOW

    Sale date
    Declared sale price
    €280,000.00
  • MONTGOMERY STREET, CARLOW

    Sale date
    Declared sale price
    €60,000.00
  • 3 MONTGOMERY STREET, CARLOW, COUNTY CARLOW

    Sale date
    Declared sale price
    €105,000.00
  • CASA LEORIENT, 11 MONTGOMERY ST, CARLOW

    Sale date
    Declared sale price
    €175,000.00

Recent sales in the wider Carlow area

  • 10 HANOVER SQ, CARLOW, CARLOW

    Sale date
    Declared sale price
    €140,000.00
  • 9A GRANBY ROW, CARLOW, CARLOW

    Sale date
    Declared sale price
    €197,000.00
  • 76 BURRIN MANOR, CARLOW, CARLOW

    Sale date
    Declared sale price
    €230,000.00
  • 6 BROWN ST, CARLOW, CARLOW

    Sale date
    Declared sale price
    €232,500.00
  • 194 WHITNEY PLACE, CARLOW, CARLOW

    Sale date
    Declared sale price
    €220,000.00

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

  • 5 Montgomery Street, Carlow

    Sale date
    Declared sale price
    €100,000.00

Buyer fees*

Associated expenses guide

  • Estimated stamp duty: €2,900 — 1% of €290,000.
    ?
    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: approximately 1,500 to 3,000 euro plus VAT and outlays.
  • Land registration fees: approximately 400 to 800 euro depending on the property value and registration type.
  • Property valuation fees: approximately 150 to 300 euro.
  • Surveyor fees: approximately 400 to 1,000 euro depending on the level of detail required for the 100 m² floor area.
  • Annual home insurance: approximately 350 to 650 euro.

Forum Talk

What people are saying about this area

  • Local discussion groups frequently highlight the strong demand for central townhouses in Carlow, particularly properties within walking distance of the town park, cafes, and river walks.
  • Residents on local forums often note that on-street parking in central areas like Montgomery Street relies on permit systems, which can be a key consideration for prospective buyers with vehicles.
  • Community commentary often emphasizes the appeal of character properties that combine traditional features, such as high ceilings and window shutters, with modern internal updates.
  • Buyers discussing the Carlow residential market frequently recommend factoring in potential energy upgrades for older or character townhouses, given that properties with lower energy ratings often require retrofitting to improve efficiency.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The 3-bedroom layout offers adequate room for young children, and the enclosed rear garden provides a safe outdoor play area. However, the mid-terrace setup and split-level staircase require vigilance regarding child safety.

    6/10
  • Teenagers

    With three bedrooms and a central location within walking distance of town amenities, teenagers will appreciate the independence and proximity to local attractions and transport.

    7/10
  • Multi-generational Living

    The 100 square meter floor area and multi-level layout, combined with two bathrooms, offer limited privacy and separation for multi-generational households.

    4/10
  • Single Buyers

    An exceptional fit for single buyers seeking a character-filled home with manageable upkeep, excellent town centre convenience, and potential home-office space.

    9/10
  • Couples

    Provides generous living space for couples, featuring separate reception rooms, a modern kitchen, and an appealing urban lifestyle close to cafes and restaurants.

    9/10
  • Empty Nesters

    The low-maintenance rear garden and central location appeal to downsizers, though the split-level stairs and upper-floor layout should be considered for long-term accessibility.

    7/10
  • Retirees

    Proximity to town amenities and low-maintenance outdoor areas are positive factors, but multi-level stairs and on-street permit parking may present long-term challenges.

    6/10

Work

3 areas
  • Remote Working

    With three bedrooms, flexible reception spaces, and a central location, the property accommodates remote working arrangements well, subject to verifying broadband speeds.

    8/10
  • Hybrid Commuting

    Carlow provides good transport connections for hybrid workers needing occasional access to regional business hubs or Dublin.

    8/10
  • Retired

    The low-maintenance garden and proximity to shops, cafes, and healthcare services suit retirement living, provided stairs are manageable.

    7/10

Practical

8 areas
  • Ageing in Place

    While the low-maintenance garden and town location are appealing, the split-level staircase and multi-story layout present accessibility considerations for later years.

    5/10
  • Low Maintenance

    The rear garden is noted as quite low maintenance, and the 100m2 footprint is straightforward to manage, though the BER rating of F indicates energy efficiency upgrades should be investigated.

    8/10
  • Secure Gated Entry

    This is an open-access mid-terrace street property with on-street permit parking rather than a gated community.

    2/10
  • Minimalist Design

    Features bright rooms and modernised touches like the galley kitchen, though the property's character leans towards traditional charm rather than stark minimalism.

    6/10
  • Flexible Floor Plans

    Offers versatile accommodation with separate living and dining rooms, plus three bedrooms across split levels.

    7/10
  • Heritage Home

    A charming townhouse filled with character, featuring window shutters, high ceilings, a feature fireplace, and a distinctive split-level staircase.

    8/10
  • Ecological Setup

    The property has a BER rating of F (375 kWh/m2/yr), indicating significant potential for energy efficiency improvements and insulation upgrades.

    3/10
  • Outdoor areas

    Includes a private rear garden that is not overlooked, complemented by a small wooden storage shed and direct access from both the kitchen and hallway.

    7/10

Interests

9 areas
  • Gardening

    Features a private rear garden with a small storage shed, though the space is relatively compact and described as low maintenance rather than suited for extensive cultivation.

    5/10
  • Walking

    Highly convenient for walking enthusiasts, with proximity to the town park, river walks, and all central Carlow amenities right on the doorstep.

    9/10
  • Gym

    The central town location ensures easy access to local fitness centres and gym facilities within a short distance.

    8/10
  • Cycling

    Town-centre setting allows for straightforward bike commutes and local cycling, though on-street parking means bike storage should be planned carefully.

    7/10
  • Golf

    Carlow boasts local golfing facilities within a short drive from the town centre, making it a convenient base for golf enthusiasts.

    7/10
  • Fishing

    Proximity to local river walks indicates reasonable access to nearby angling opportunities along the local waterways.

    6/10
  • Horse Riding

    Equestrian pursuits require traveling outside the immediate town centre to rural riding stables and facilities.

    4/10
  • Water Sports

    Inland Carlow offers limited options for major water sports compared to coastal or lakeside regions.

    3/10
  • Entertaining

    The home features a separate dining room, a bright living room, and French doors leading from the galley kitchen to the rear garden, providing great spaces for hosting guests.

    8/10

Lifestyle

5 areas
  • Quiet Living

    Situated right in Carlow town centre, residents will experience standard urban noise levels rather than rural seclusion, though the back garden offers a private retreat.

    5/10
  • Rural Living

    This is firmly a town-centre property with urban surroundings, lacking rural acreage, countryside views, or isolation.

    2/10
  • Village Living

    While located in a town rather than a village, the immediate neighborhood provides a community-focused feel with local shops and cafes within a short stroll.

    6/10
  • Coastal Living

    County Carlow is an inland location with no proximity to the coast or marine amenities.

    1/10
  • Urban Living

    Perfectly suited for urban dwellers, offering immediate access to Carlow town centre, the town park, cafes, the visual theatre, and river walks.

    9/10

Social

6 areas
  • Community Involvement

    Established town-centre setting encourages active participation in local community groups, events, and civic life.

    7/10
  • Café Culture

    Walking distance to local cafes and everyday amenities makes this an ideal spot for those who enjoy socialising in coffee shops.

    9/10
  • Nightlife

    Central location places pubs, restaurants, and entertainment venues like the visual theatre within easy walking distance.

    8/10
  • Health/Wellness groups

    Proximity to the town centre ensures easy reach to local health clubs, fitness classes, and wellness groups.

    8/10
  • Networking Opportunities

    Town-centre convenience facilitates professional networking and local business community engagement.

    7/10
  • Tech-Hub Connectivity

    Good regional connectivity and proximity to local commercial hubs, though buyers should verify specific fiber broadband availability.

    7/10

Listing information

Agent
Kehoe Auctioneers
Phone
059 913 1678
Current status
active
Published on HouseDelve
11 November 2026
Correction
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Property reference: HD-AB12B9HouseDelve · 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.