7 Rochfort Manor, Leighlin Road, Graiguecullen, Carlow Town, CarlowR93A6R7
€320,000
3 Bed~3 Bath~104 m²~BER C
What you'll like:
- Prime Cul-de-Sac Position: Situated towards the front of a well-established development, this quiet cul-de-sac location minimizes through-traffic and enhances safety and privacy for residents.
- Generous Garden Size: The property boasts a notably large rear garden compared to similar homes nearby, offering exceptional outdoor space for family activities and future expansion potential.
- Recent Mechanical Upgrades: The inclusion of a newly installed boiler provides immediate peace of mind regarding home heating efficiency and reduces near-term capital expenditure risks.
- Enhanced Security Features: A newly fitted security alarm system is already in place, offering immediate protection and saving the buyer the hassle and cost of installation.
- Modern Composite Doors: Recently fitted front and rear composite doors improve thermal insulation, enhance security, and deliver an appealing modern exterior aesthetic from day one.
- Flexible Living Layout: Two interconnecting reception rooms provide versatile living arrangements, easily adapting to serve as a formal dining room, children's playroom, or dedicated home office.
- Inviting Living Room: The spacious front living room features an attractive bay window and a fitted stove within a timber surround, creating a cozy and welcoming focal point.
- Practical Kitchen Space: The separate kitchen/dining room measures nearly seventeen square meters and includes fitted warm wood units, offering a functional layout for daily family meals.
- Convenient Ground Floor WC: A guest water closet located conveniently off the entrance hall adds significant practical value for families and guests during everyday use.
- Comfortable Bedroom Accommodations: The upper level includes two generous double bedrooms with built-in wardrobes, ensuring ample storage space and comfortable private quarters for occupants.
- Master En Suite Facility: The rear double bedroom benefits from a private en suite shower room, providing added convenience and privacy for the primary household members.
- Distinctive Architectural Details: The third single bedroom features an eye-catching arched window that adds unique character and pleasant natural light to the smaller room.
- Private Outdoor Aspect: The rear garden enjoys a high degree of privacy, making it an ideal secluded retreat for outdoor dining, gardening, and relaxing in fine weather.
- Off-Street Parking: Dedicated driveway parking at the front of the house ensures convenient vehicle storage directly on the property without relying on street spaces.
- Side Access Convenience: Practical side access allows for easy movement of garden waste, bicycles, and outdoor equipment to the rear without passing through the main house.
- Established Residential Setting: Located in a sought-after area on the Carlow-Laois border, the neighborhood offers proven long-term appeal for families, first-time buyers, and investors alike.
- Stable Asking Price: The asking price has remained stable at three hundred twenty thousand euros, suggesting a steady vendor position without erratic price adjustments during the tracking period.
- Well-Maintained Presentation: The interior is presented in good order throughout, meaning a buyer can move in immediately without undertaking urgent cosmetic refurbishment works.
- Natural Light Flow: Large bay windows and sliding patio doors maximize daylight penetration into the primary living spaces, creating a bright and airy internal atmosphere.
- Strong Rental Potential: The functional three-bedroom layout and popular location make this property an attractive option for prospective landlords targeting the local rental market.
But keep in mind:
- C Energy Rating: A BER rating of C indicates that energy efficiency is average, and the buyer should budget for future insulation upgrades to reduce monthly heating costs.
- Interconnecting Door Limitations: The double doors connecting the two reception rooms may reduce acoustic privacy if family members wish to use the spaces for separate activities simultaneously.
- Single Third Bedroom: The third bedroom is a compact single room, which may offer limited flexibility as children grow or if multiple guest beds are required.
- Dated Kitchen Cabinetry: The kitchen features warm wood finish units that, while functional, may not appeal to buyers looking for a contemporary, ultra-modern culinary aesthetic.
- Cul-de-Sac Parking Congestion: While the position is quiet, narrow cul-de-sacs can sometimes suffer from restricted visitor parking or turning space when multiple cars are present.
- Potential Boiler Warranty Checks: The buyer should verify the warranty documentation and service history of the newly installed boiler to ensure proper installation and coverage.
- Alarm Maintenance Verification: The newly fitted security alarm should be professionally inspected to confirm all sensors and monitoring features operate correctly before moving in.
- Composite Door Adjustments: New composite doors can occasionally require minor alignment adjustments after initial seasonal temperature shifts, which the buyer should inspect.
- Garden Maintenance Demands: The unusually generous rear garden will require significantly more time and effort to maintain compared to smaller, lower-maintenance urban outdoor plots.
- Boundary Fence Inspection: The buyer should carefully check the legal boundaries and condition of all garden fencing during due diligence to prevent future neighbor disputes.
- Stove Compliance Certification: The fitted stove in the main living room should be inspected by a qualified professional to ensure it meets current fire safety and ventilation regulations.
- Attic Insulation Status: Given the C energy rating, the buyer should inspect the attic space to confirm adequate depth and quality of thermal insulation materials.
- Water Pressure Performance: The buyer should test the hot water pressure and flow rates across the en suite and family bathroom to ensure the new boiler performs adequately.
- Traffic Noise Potential: Although situated in a cul-de-sac, the property's proximity to the broader development entrance may experience minor localized vehicle movement noise.
- Surface Water Drainage: The buyer should inspect the rear garden for any potential pooling or drainage issues during wet weather, given the large lawn area.
- Storage Limitations: Apart from the built-in bedroom wardrobes, internal storage options are relatively modest, potentially requiring additional freestanding furniture investments.
- Bathroom Ventilation Checks: Both the main family bathroom and en suite shower room should be checked for effective mechanical extraction fans to prevent dampness issues.
- Window Glazing Efficiency: The buyer should verify the age and double-glazing condition of all windows, as only the doors have been recently replaced.
- Future Expansion Restrictions: While the garden is large, any future extension plans will need to consider planning guidelines and potential impacts on natural light into the rear rooms.
- Pricing Alignment Review: At an asking price of three hundred twenty thousand euros, the buyer should compare recent local transaction data to ensure the price aligns with current neighborhood values.
Price positioning
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- The asking price of 320000 euros appears broadly in line with recent verified local transactions in the same residential development, where comparable properties have traded within a similar bracket reflecting prevailing market conditions.
- Valuation signals are balanced by the presence of recent capital improvements such as a new boiler, composite doors, and a security alarm, which justify a competitive positioning relative to older historic prints in the immediate estate.
- Support for this price point relies on strong demand for functional three-bedroom family layouts with private gardens, while potential overvaluation risks could stem from broader macroeconomic pressures affecting buyer borrowing capacities in regional towns.
- The stable asking-price history observed since tracking began suggests a confident vendor pricing strategy aimed at securing a prompt sale without resorting to aggressive underpricing tactics typical of distressed or highly speculative listings.
Build Analysis
What we know from similar construction types
- The property is a three-bedroom semi-detached home featuring recent upgrades including new composite front and rear doors, a newly installed boiler, and a security alarm.
- A buyer should investigate the condition of the windows, roof insulation, and overall energy efficiency to confirm the current BER rating, as well as verifying the certification for the newly installed boiler.
- The layout includes two interconnecting reception rooms and a separate kitchen/dining room, which a buyer may wish to inspect for any structural modifications made during previous occupancy.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1,200 euro to 1,600 euro.
- Explanation: Given the C rating and a floor area of approximately 104 square meters, combined with a newly installed boiler and a fitted stove, heating efficiency should be reasonably good, though actual costs will depend on occupant usage and energy price fluctuations.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a well-established residential suburb with no prominent heavy industrial facilities or active landfill sites in immediate proximity.
- Any historical or legacy industrial concerns in the wider Carlow Town area appear distant, though buyers should verify local environmental reports if specific concerns arise.
Flood Safe
8/10Water overflow reports to follow up
- The development is situated in a residential setting on the Carlow/Laois border, generally considered at lower risk of direct flooding, though parts of the broader region near the River Barrow have experienced historical high-water events.
- Buyers should review official OPW flood maps to confirm the specific local flood zone status for this particular cul-to-sac location.
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
27 ROCHFORT MANOR, GRAIGUECULLEN, CARLOW
- Sale date
- Declared sale price
- €290,000.00
68 ROCHFORT MANOR, GRAIGUECULLEN, CARLOW
- Sale date
- Declared sale price
- €302,000.00
4 ROCHFORT MANOR, GRAIGUECULLEN, CARLOW
- Sale date
- Declared sale price
- €395,000.00
Recent sales in the wider Graiguecullen area
3 CHAPEL ST, GRAIGUECULLEN, CARLOW
- Sale date
- Declared sale price
- €130,000.00
4 COLLEGE STREET, CARLOW TOWN, CO CARLOW
- Sale date
- Declared sale price
- €260,000.00
4 HENRY ST, GRAIGUECULLEN, CO CARLOW
- Sale date
- Declared sale price
- €200,000.00
32 MONACURRAGH, CARLOW TOWN, CARLOW
- Sale date
- Declared sale price
- €360,000.00
6 MARYBORO ST, GRAIGUECULLEN, CARLOW
- Sale date
- Declared sale price
- €285,000.00
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: €3,200 — 1% of €320,000.
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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: approximately 1,500 euro to 2,500 euro plus outlay and VAT.
- Land registration fees: approximately 600 euro to 800 euro depending on property value and registration type.
- Property valuation fees: approximately 150 euro to 250 euro.
- Surveyor fees: approximately 400 euro to 800 euro depending on the level of survey detail.
- Annual home insurance: approximately 400 euro to 700 euro depending on the level of cover.
Forum Talk
What people are saying about this area
- Residents in the Graiguecullen and Carlow Town area frequently discuss local traffic patterns, particularly congestion around bridge crossings during peak commuting hours.
- Community forums highlight the appeal of established developments like Rochfort Manor for families due to proximity to local schools and amenities.
- Local discussions often note ongoing demand for well-maintained three-bedroom homes in the Carlow and Laois border area.
- Graiguecullen community groups frequently share updates on local tidy towns initiatives and neighborhood safety watch schemes.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features three bedrooms, a generous and private rear garden, and a safe cul-de-sac location within an established development, making it very suitable for young families.
- Teenagers7/10
With two interconnecting reception rooms, including a versatile second reception space that can be used as a playroom or sitting room, there is enough separation for growing teenagers.
- Multi-generational Living4/10
As a standard three-bedroom semi-detached home measuring 104.17 square metres with one en suite and a family bathroom, space is somewhat limited for extended multi-generational living.
- Single Buyers7/10
A well-maintained three-bedroom home with recent updates such as a new boiler, security alarm, and composite doors offers a manageable and secure property option for single buyers.
- Couples8/10
Provides ample space for couples planning for the future, offering a home office option, a private garden for entertaining, and a convenient location.
- Empty Nesters7/10
Offers manageable proportions and low maintenance updates like new composite doors and a modern boiler, though stairs are required as bedrooms are on the upper level.
- Retirees6/10
While the home is well-presented in a quiet cul-de-sac setting, all three bedrooms and the main bathroom are located upstairs, which may be a consideration for long-term retirement living.
Work
3 areas- Remote Working8/10
The versatile second reception room serves as an excellent dedicated home office space away from the main living areas.
- Hybrid Commuting7/10
Situated in Carlow Town with good regional transport links, suitable for hybrid workers commuting periodically.
- Retired6/10
A well-maintained home that suits those looking to settle in a quiet cul-de-sac setting, though multi-level living should be noted.
Practical
8 areas- Ageing in Place5/10
The property features a downstairs guest WC, but all bedrooms and the main bathroom are on the upper floor, requiring stair use.
- Low Maintenance8/10
Recent improvements include a new boiler, a newly fitted security alarm, and new composite doors to the front and rear, reducing immediate maintenance needs.
- Secure Gated Entry2/10
The property is located in an open cul-de-sac development rather than a private gated community.
- Minimalist Design6/10
Traditional semi-detached layout with distinct rooms rather than an open-plan minimalist footprint, though rooms are well-proportioned.
- Flexible Floor Plans8/10
Two interconnecting reception rooms with double doors allow the second space to function flexibly as a dining room, playroom, or home office.
- Heritage Home2/10
This is a modern, well-established development property rather than a traditional period or heritage home.
- Ecological Setup6/10
Benefits from a C BER rating and a newly installed boiler which improves heating efficiency.
- Outdoor areas8/10
Boasts a particularly generous and private rear garden with side access, complemented by a front lawn and driveway parking.
Interests
9 areas- Gardening8/10
Features a particularly generous rear garden that is larger than many comparable properties in the area, offering ample room for keen gardeners.
- Walking6/10
Located within an established residential development with pedestrian access around the neighborhood and reasonable proximity to town amenities.
- Gym5/10
Fitness facilities in Carlow Town are accessible by transport, though no specific fitness center is directly integrated into the development.
- Cycling6/10
Flat suburban surroundings offer decent cycling routes into the town center and surrounding areas.
- Golf5/10
Proximity to local golf facilities depends on travel into the wider Carlow region, as none are directly adjacent.
- Fishing5/10
The general region offers river access points, though buyers should verify the exact distance to local angling spots.
- Horse Riding4/10
Equestrian facilities are typically found further out in the surrounding rural countryside rather than immediate town locations.
- Water Sports2/10
Inland location offers very limited immediate opportunities for water sports.
- Entertaining8/10
The layout includes two interconnecting reception rooms and a spacious, private rear garden with sliding patio doors, ideal for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Positioned in a small cul-de-sac towards the front of a well-established development, offering a generally peaceful residential environment.
- Rural Living3/10
This is a suburban residential development setting rather than a rural location, though it sits on the border of Carlow and Laois.
- Village Living6/10
Located within an established residential neighborhood with a community feel close to local amenities.
- Coastal Living1/10
The property is located inland in Carlow Town with no proximity to the coast.
- Urban Living7/10
Situated in Carlow Town, providing convenient access to urban conveniences, local infrastructure, and amenities.
Social
6 areas- Community Involvement7/10
Set within a well-established and much sought-after development which fosters an active neighborhood community.
- Café Culture6/10
Carlow Town center offers local cafes and dining options within a short distance.
- Nightlife5/10
Town center pubs and entertainment venues are accessible, though the immediate development remains quiet and residential.
- Health/Wellness groups5/10
Access to local wellness groups and classes depends on municipal facilities available within Carlow Town.
- Networking Opportunities5/10
Professional networking is typical of a regional town hub rather than a major metropolitan center.
- Tech-Hub Connectivity5/10
Standard broadband availability applies, though buyers should verify specific high-speed fiber connectivity options at the address.
Listing information
- Agent
- REA Sothern
- Phone
- 059 9131218
- Current status
- active
- Published on HouseDelve
- 24 October 2026
- Correction
- Report an issue
HD-C84E4AHouseDelve · 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.