58 Rochfort Manor, Leighlin Road, CarlowR93V2A2
€329,500
3 Bed~3 Bath~BER C
What you'll like:
- Elevated cul-de-sac position: The property occupies an appealing elevated site within a quiet cul-de-sac setting, offering reduced through traffic and pleasant outward views overlooking a large communal green area.
- Open-plan kitchen redesign: The original kitchen and dining spaces have been intelligently combined into a bright, contemporary layout featuring a stylish breakfast bar that significantly enhances everyday modern living.
- Seamless indoor-outdoor flow: Double doors link the interior living zones directly to an extensive Indian sandstone patio, creating a wonderful setup for outdoor entertaining during warmer weather months.
- Desirable west-facing garden: The rear outdoor space benefits from a highly sought-after west-facing orientation, ensuring optimal afternoon and evening sunshine for the retained lawn and patio areas.
- Equipped garden shed: A functional storage shed complete with installed power is already positioned in the rear garden, providing convenient utility space or a workable hobby zone.
- Immaculate presentation: The dwelling is described as being presented in immaculate condition throughout, meaning a new owner can move in immediately without undertaking any mandatory redecoration works.
- Spacious master bedroom: The master bedroom features built-in wardrobes and an ensuite bathroom, providing private self-contained comfort and ample clothing storage for the primary occupant.
- Practical guest cloakroom: A useful downstairs W.C. and cloakroom is tucked beneath the stairwell, offering everyday convenience for residents and visitors without requiring upper-floor access.
- Generous lounge proportions: The front lounge includes a feature bay window and laminate flooring, centered around a solid fuel fireplace with provision for a stove installation.
- Stira attic access: An integrated Stira folding attic stair gives safe and easy access to overhead storage space, making seasonal decluttering straightforward and practical.
- Convenient transport access: The location provides strong connectivity to all major regional road networks, facilitating straightforward daily commutes for working professionals and motorists.
- Proximity to town amenities: Situated on the edge of Carlow town, the residence enjoys effortless access to local shops, schools, healthcare facilities, and recreational options.
- Mains service connections: The property is fully connected to standard municipal mains water and sewerage infrastructure, avoiding the maintenance complexities associated with private wells or septic tanks.
- Gas-fired central heating: A reliable gas heating system is installed throughout the home, ensuring rapid and controllable thermal comfort during the colder winter months.
- Built-in bedroom storage: Multiple bedrooms benefit from fitted wardrobe solutions, maximizing usable floor space and reducing the need to purchase bulky freestanding furniture items.
- Modern bathroom fittings: The main bathroom includes a full-sized bath supplemented by an electric shower unit, accommodating both quick morning routines and relaxing evening soaks.
- Quality outdoor paving: The extensive Indian sandstone patio represents a premium low-maintenance hard landscaping upgrade that enhances the overall aesthetic value of the plot.
- Safe neighborhood layout: Overlooking a large green area, the setting is particularly well-suited for families seeking a secure outdoor space where children can play nearby.
- Private ensuite facility: The master ensuite contains a corner shower cubicle with a dedicated pump shower and vanity storage, adding an extra layer of daily luxury.
- Strong rental appeal: Given the configuration and convenient access to regional employment hubs, the property holds solid underlying potential as a resilient long-term residential investment.
But keep in mind:
- C-grade energy rating: The current C energy rating indicates that thermal efficiency is moderate, and a buyer should investigate potential insulation upgrades to reduce long-term heating costs.
- Stove installation status: The listing mentions stove provision in the lounge fireplace, but buyers must verify if a functional wood-burning or multi-fuel stove is actually installed.
- Third bedroom size: Bedroom three is configured as a single room with restricted dimensions, which may limit its usability as a comfortable permanent double bedroom or home office.
- Ensuite ventilation reliance: The master ensuite relies on an extractor fan for moisture removal, meaning the buyer should check its operational effectiveness to prevent mold accumulation.
- Shared neighborhood parking: Prospective buyers should inspect the cul-de-sac parking arrangements during peak evening hours to ensure adequate unrestricted space for multiple vehicles.
- Boundary fence maintenance: The buyer should carefully check the legal boundaries and the shared responsibility for fencing or walls enclosing the west-facing rear garden.
- Attic insulation levels: Given the C energy rating, the thickness and condition of the attic insulation should be independently assessed by a surveyor prior to purchase.
- Surface water drainage: The extensive sandstone patio covers a large portion of the rear plot, so buyers must verify that adequate surface water drainage prevents pooling near the foundation.
- Upstairs bathroom layout: The main family bathroom is relatively compact, which might feel restricted for a busy household sharing the three upper-floor bedrooms.
- Potential management fees: Even though located in a traditional residential setting, buyers must verify through their solicitor if any estate management company or resident association fees apply.
- Window glazing specifications: The thermal and acoustic performance of the existing windows should be checked, as older double glazing may require eventual replacement for optimal insulation.
- Boiler age and service: The age and service history of the gas-fired boiler are unconfirmed, meaning a prudent buyer should budget for a professional heating system inspection.
- Garden shed electrical safety: The power supply running to the garden shed must be inspected by a qualified electrician to ensure it meets current safety and compliance standards.
- Open archway heat loss: The open arch connection between the lounge and the kitchen-dining area is stylish, but buyers should consider how it impacts heat distribution and noise control.
- Rear boundary privacy: The degree of overlooking from neighboring properties into the west-facing rear garden should be evaluated during a physical site visit.
- Wardrobe wear and tear: Built-in wardrobes in the bedrooms should be checked for internal shelving stability and any signs of dampness against external walls.
- Television and broadband infrastructure: Buyers working remotely should verify the availability of high-speed fibre broadband connections servicing this specific street address.
- Flooring transition maintenance: The mix of laminate timber, T&G floorboards, and ceramic tiling throughout the home requires different maintenance regimens that a buyer should note.
- Roof timber integrity: A professional structural survey should inspect the accessible roof timbers in the attic for any signs of timber pest activity or moisture ingress.
- External masonry upkeep: The condition of the exterior rendering and paintwork should be examined to determine if near-term power washing or exterior painting is required.
Price positioning
?
- The asking price appears slightly undervalued when benchmarked against recent verified sales within the same residential estate, where comparable multi-bedroom dwellings have commanded higher transaction figures recently.
- Strong valuation signals include the property's elevated site position overlooking a green area, an extended Indian sandstone patio, a converted open-plan kitchen, and a highly desirable west-facing rear aspect.
- Potential factors that could support this pricing level include general buyer demand in the local market, while a C energy rating might temper aggressive competitive bidding from energy-conscious purchasers.
- Overall, the property presents a competitive entry point relative to recent estate transactions, offering solid value for a semi-detached home featuring substantial internal layout improvements and outdoor enhancements.
Build Analysis
What we know from similar construction types
- The property features a modified interior layout where the original kitchen and dining rooms have been combined into an open-plan space with double doors opening to the living room; a buyer should investigate whether appropriate structural supports, such as RSJs, were used during these modifications and if local planning or building control compliance was certified.
- The listing notes a solid fuel fireplace with stove provision in the lounge; a buyer should verify the installation compliance, fluing, and ventilation of any fitted stove.
- External improvements include an extensive Indian sandstone patio and a garden shed with power; a buyer should check that electrical installations in the shed are certified by a qualified electrician and that patio drainage properly protects the main dwelling structure from dampness.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 1,200 to 1,600 euro.
- Explanation: Based on a C BER rating and gas fired central heating for a 3-bedroom semi-detached home of average size.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a residential suburban setting on the edge of Carlow, appearing well removed from major heavy industrial sites, incinerators, or active large-scale landfills.
- Any minor local or legacy environmental concerns should be verified through standard conveyancing searches and local authority checks.
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
173 ROCHFORT MANOR, LEIGHLIN RD, CARLOW
- Sale date
- Declared sale price
- €360,000.00
6 ROCHFORT MANOR, LEIGHLIN RD, CARLOW
- Sale date
- Declared sale price
- €472,102.00
87 ROCHFORT MANOR, LEIGHLIN RD, CARLOW
- Sale date
- Declared sale price
- €220,000.00
114 ROCHFORT MANOR, LEIGHLIN RD, CARLOW
- Sale date
- Declared sale price
- €252,000.00
118 ROCHFORT MANOR, LEIGHLIN RD, CARLOW
- Sale date
- Declared sale price
- €245,000.00
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
- Solicitor legal fees: approximately 1,200 to 2,500 euro plus VAT and outlays.
- Land registration fees: approximately 600 to 800 euro depending on the property value.
- Property valuation fees: approximately 150 to 300 euro.
- Surveyor fees: approximately 400 to 800 euro depending on the level of detail required.
- Annual home insurance: approximately 350 to 650 euro.
Forum Talk
What people are saying about this area
- Residents in the Carlow area frequently discuss local infrastructure updates and traffic management around the town edges.
- Community forums highlight Rochfort Manor as a quiet and desirable residential location with good access to local amenities.
- Discussions on neighbourhood groups often touch upon local council initiatives for green spaces and maintenance.
- Local social media chatter indicates steady demand for well-presented semi-detached homes within easy reach of Carlow town.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property overlooks a large green area in a quiet cul-de-sac and features a secure rear garden with a lawn, providing a safe outdoor space for young children.
- Teenagers7/10
Three bedrooms offer adequate space, and the proximity to town amenities provides teenagers with a degree of independence.
- Multi-generational Living4/10
With three bedrooms and a semi-detached layout, space is somewhat limited for multi-generational households seeking independent living zones.
- Single Buyers8/10
An affordable entry point into a well-maintained 3-bedroom semi-detached home with open-plan living and good access to transport links.
- Couples8/10
The contemporary open-plan kitchen and dining layout, combined with a west-facing patio, creates an appealing environment for couples.
- Empty Nesters7/10
Manageable property size with low-maintenance outdoor areas, though stairs are present between the ground and upper floors.
- Retirees6/10
The quiet cul-de-sac location and proximity to town amenities are positive, but buyers should consider that all bedrooms are located on the upper floor.
Work
3 areas- Remote Working7/10
Generously proportioned rooms and a quiet cul-de-sac setting provide a suitable environment for a home office setup.
- Hybrid Commuting8/10
Offers good access to major road networks, facilitating convenient travel for hybrid commuters.
- Retired7/10
A peaceful neighborhood with easy access to town amenities, well-suited for retirees seeking a manageable home.
Practical
8 areas- Ageing in Place5/10
While the ground floor features a W.C. and good living space, all bedrooms and the main bathroom are on the upper floor, which may pose challenges over time.
- Low Maintenance8/10
Features gas-fired central heating, a paved sandstone patio, and built-in storage solutions that minimize upkeep.
- Secure Gated Entry3/10
The property is located in an open cul-de-sac rather than a secure gated community.
- Minimalist Design6/10
Features a contemporary open-plan kitchen and dining space with clean lines, though traditional elements like a fireplace remain.
- Flexible Floor Plans7/10
The interior has been successfully modified to combine the kitchen and dining rooms into a bright open-plan area with double doors to the lounge.
- Heritage Home2/10
This is a modern suburban home rather than a period or heritage property.
- Ecological Setup5/10
Carries a C BER rating, meaning buyers may want to investigate potential energy efficiency upgrades.
- Outdoor areas8/10
Benefits from an extensive Indian sandstone patio, a retained lawn, a garden shed with power, and a west-facing rear aspect.
Interests
9 areas- Gardening6/10
Features a retained lawn area and a garden shed, offering a manageable space for keen gardeners to cultivate.
- Walking7/10
The quiet cul-de-sac setting and proximity to local town amenities make it convenient for daily walking.
- Gym6/10
Reasonable access to local town facilities where fitness centers and health clubs are typically located.
- Cycling6/10
Good access to main roads and the edge-of-town location allows for straightforward cycling into surrounding areas.
- Golf5/10
Regional golf facilities are accessible by car from the Carlow area.
- Fishing5/10
Proximity to regional waterways depends on specific local angling spots, requiring a short drive.
- Horse Riding4/10
Equestrian facilities are generally located further out in the surrounding countryside.
- Water Sports2/10
Inland location means water sports facilities are limited and require travel to specialized centers.
- Entertaining8/10
The modified open-plan kitchen and dining area flows seamlessly out to an extensive Indian sandstone patio, perfect for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Situated in a quiet cul-de-sac overlooking a large green area on the edge of Carlow, offering a peaceful residential environment.
- Rural Living4/10
Located on the edge of town rather than in a truly rural setting, though it retains a suburban neighborhood feel.
- Village Living6/10
Offers good access to local town amenities while maintaining a distinct community feel within the cul-de-sac.
- Coastal Living1/10
The property is located inland in Carlow, far from any coastal amenities.
- Urban Living6/10
Provides good convenience and access to town amenities, striking a balance between suburban quiet and urban accessibility.
Social
6 areas- Community Involvement7/10
An established residential cul-de-sac setting that encourages local community engagement.
- Café Culture6/10
Proximity to Carlow town ensures reasonable access to local cafés and social spots.
- Nightlife5/10
Limited nightlife directly in the immediate residential area, requiring a trip into the town center.
- Health/Wellness groups6/10
Access to local community centers and town facilities supports participation in pilates & stretching or wellness groups.
- Networking Opportunities5/10
Primarily a residential suburb, meaning professional networking requires travel into commercial hubs.
- Tech-Hub Connectivity5/10
Standard residential connectivity, though buyers should verify specific broadband speeds for remote tech work.
Listing information
- Agent
- Sherry FitzGerald McDermott Carlow
- Phone
- 059 914 0344
- Published on HouseDelve
- 5 October 2026
- Correction
- Report an issue
HD-4F77C7HouseDelve · 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.