78 Meadows Way, Carlow, County CarlowR93C2HH
€370,000
3 Bed~3 Bath~104 m²~BER A2
What you'll like:
- A2 Energy Efficiency: The impressive A2 BER rating indicates exceptional thermal performance, which significantly reduces heating bills and ensures year-round indoor climate comfort.
- Modern Air To Water: Featuring an advanced air-to-water heating system, this property benefits from reliable, renewable energy technology that minimizes environmental impact.
- Brand New Build: Constructed in 2024, the home offers modern construction standards, minimizing immediate maintenance concerns and structural worries for the incoming buyer.
- Turnkey Interior Condition: Beautifully finished with a contemporary neutral colour palette, allowing new occupants to move straight in without undertaking costly refurbishments.
- Generous Floor Area: Spanning approximately 104 square metres, the well-proportioned layout provides comfortable living spaces suitable for modern family lifestyles.
- South Facing Garden: The sunny rear orientation maximizes natural daylight and warmth, creating an ideal outdoor setting for relaxation and al fresco dining.
- Dedicated Parking Spaces: Includes two designated parking spots directly serving the home, removing daily street parking stress and ensuring convenient vehicle access.
- Convenient Utility Room: A separate, fully fitted utility space adds vital everyday practicality, keeping laundry appliances hidden and organized away from the kitchen.
- Spacious Master Ensuite: The primary bedroom features a private ensuite bathroom, offering a dedicated retreat and reducing morning congestion in busy households.
- Comprehensive Bathroom Facilities: Equipped with three bathrooms in total, including a downstairs guest toilet and a main bathroom with a separate bath and shower.
- Bright Entrance Hallway: Large floor tiles and a side window flood the entryway with natural light, creating an inviting and spacious first impression.
- Generous Sitting Room: Positioned at the front, the well-proportioned lounge easily accommodates large furniture configurations for relaxed daily family living.
- Practical Under Stairs Storage: Utilizes previously wasted space beneath the stairway, providing essential storage options for household items and coats.
- Levelled Rear Lawn: The back garden has already been professionally levelled and turfed, presenting a neat, finished green space ready for immediate use.
- Included Garden Shed: Comes complete with an exterior storage shed, offering practical space for bicycles, tools, and outdoor equipment.
- Favourable Development Position: Occupies a desirable spot within the Meadows Way estate, contributing to a pleasant residential atmosphere and community feel.
- Proximity To Local Schools: Situated conveniently close to St Fiacc's National School, making daily morning school runs significantly easier for young families.
- Nearby Recreation Amenities: Within easy reach of Carlow Town Park and Graiguecullen Swimming Pool, supporting active lifestyles and weekend leisure activities.
- Scenic River Walks: Close proximity to the Barrow Way river walk provides wonderful opportunities for tranquil weekend strolls and nature appreciation.
- Accessible Town Centre: Carlow town centre shops, cafés, and restaurants are easily reachable, ensuring vibrant retail and dining options are close to home.
But keep in mind:
- Untested Home Systems: Services and fixtures have not been tested by agents, so buyers must independently verify the working order of the heating system.
- Approximate Property Measurements: Room dimensions provided are approximate only, meaning buyers should personally measure if planning custom furniture purchases.
- Management Company Fees: Buyers should investigate potential annual maintenance charges or estate management fees associated with communal areas within the development.
- New Build Snagging List: Even modern 2024 properties can hide minor defects, making a professional snagging inspection essential prior to final purchase completion.
- Air To Water Efficiency: Heat pump systems require specific user settings to operate efficiently, so buyers should review instructions for optimal cost management.
- BER Compliance Verification: Buyers must check that all installed renewable features strictly match the specifications listed in the official energy rating certificate.
- Garden Boundary Responsibilities: Legal titles should be thoroughly checked to confirm exact boundary ownership and maintenance duties for the rear garden fencing.
- Parking Allocation Clarity: Documentation should be verified by your solicitor to ensure the two parking spaces are legally deeded to this specific property.
- Development Construction Phase: As a recent 2024 build, neighbouring properties might still experience ongoing construction noise or finishing works by other contractors.
- Future Expansion Limits: The 104 square metre layout may offer limited scope for major future extensions without impacting the south-facing garden space.
- Storage Limitations: While a shed is included, internal wardrobe configurations should be inspected to ensure they meet your family clothing storage needs.
- Public Transport Links: Buyers relying on public commuting should investigate local bus route frequencies and proximity to train station connections from Carlow.
- Broadband Infrastructure Quality: High-speed fiber internet availability should be formally checked with telecommunication providers to ensure adequate remote working capabilities.
- Home Insurance Premiums: While new builds generally enjoy favorable rates, buyers should obtain quotes early to understand any specific regional risk factors.
- Ventilation System Checks: Mechanical ventilation or heat recovery systems should be inspected during surveys to guarantee clean indoor air quality circulation.
- Guarantee Scheme Documentation: Buyers need to ensure that relevant structural defect guarantee documents for the 2024 build are fully transferred at closing.
- Appliance Warranty Transfer: Enquire whether manufacturer warranties for built-in kitchen appliances transfer directly to the new property owner upon completion.
- Local Traffic Congestion: Assess peak-time traffic conditions around Meadows Way and nearby access routes to gauge potential daily commuting delays.
- Future Local Development: Check local authority planning registers for any upcoming zoning changes or proposed developments surrounding the residential estate.
- Surface Water Drainage: Verify proper drainage functioning across the levelled rear garden to prevent any potential pooling issues during heavy rainfall.
Price positioning
?
- The asking price appears somewhat elevated relative to broader regional norms because contemporary newly constructed homes in the wider area typically command a premium over older second-hand stock, yet this figure still reflects high build costs.
- Valuation signals supporting this figure include exceptional energy efficiency features, a modern air-to-water heating system, and a turnkey interior finish that spares buyers from undertaking expensive immediate renovations or energy upgrades after purchase.
- Factors that could potentially undermine this valuation include limited direct local estate transactions within the immediate development to validate the asking figure, whereas strong demand for energy-efficient housing firmly supports buyer willingness.
- Additional relevant market considerations involve the desirable south-facing rear garden orientation and dedicated parking spaces, which consistently enhance everyday liveability and attract competitive interest from prospective owner-occupiers seeking maximum convenience.
Build Analysis
What we know from similar construction types
- The property is a newly constructed three-bedroom home built in 2024, offering the advantages of modern building standards, higher energy efficiency, and lower maintenance compared to older second-hand properties.
- It features an A2 Building Energy Rating and an air-to-water heating system, which generally contribute to superior thermal comfort and lower running costs.
- As a recent build, a buyer should verify that all necessary structural warranties and compliance documentation, such as HomeBond or equivalent latent defect insurance and planning compliance records, are fully in place.
- Buyers should also independently inspect the standard of finishes and test the functionality of all mechanical and electrical services, including the air-to-water heating system, as installations can occasionally require initial tuning.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €600 to €900.
- Explanation: Given the property's A2 BER rating and modern air-to-water heat pump system, energy efficiency is very high, resulting in significantly lower heating and hot water costs compared to older properties of a similar 104 m² size.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The general locality benefits from modern residential planning standards, though proximity to the River Barrow corridor means buyers should review official flood maps for peace of mind.
- The property itself is elevated within its development setting, but standard insurance and environmental flood history checks are recommended.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
No verified results were found for this group in the previous five years.
Recent sales in the wider Carlow 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
- Stamp duty: approximately 1% of the purchase price up to €1 million, amounting to roughly €3,700 for an asking price of €370,000.
- Solicitor legal fees: generally ranging from €1,500 to €3,000 plus outlays and VAT.
- Land registration fees: typically around €175 to €700 depending on property value and registration type.
- Property valuation fees: generally between €150 and €300 for mortgage purposes.
- Surveyor fees: typically ranging from €500 to €1,000 depending on the level of detail required for a pre-purchase survey.
- Annual home insurance: approximately €400 to €800 per year depending on the policy cover and location.
Forum Talk
What people are saying about this area
- Residents in the area frequently discuss the convenience of local amenities such as the nearby Carlow Town Park and Barrow Way river walk for outdoor recreation.
- Local community forums often highlight the appeal of modern developments in Graiguecullen for families seeking turnkey properties close to schools like St Fiacc's National School.
- Discussions regarding infrastructure in Carlow regularly mention ongoing local council initiatives to improve pedestrian and cycling connectivity towards the town centre.
- Homeowners in newer builds frequently share experiences regarding the efficiency of air-to-water heating systems and optimal settings for low energy bills.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
This three-bedroom, recently built home features a secure south-facing rear garden and proximity to local schools like St Fiacc's National School, making it very suitable for families with young children.
- Teenagers7/10
With three well-proportioned bedrooms and a separate sitting room, the layout provides adequate personal space for teenagers, though the overall floor area of 104 m² is moderately compact.
- Multi-generational Living4/10
The three-bedroom layout and 104 m² floor area offer limited space for multi-generational living without major modifications to the existing room configurations.
- Single Buyers8/10
A turn-key 2024 build with an A2 BER and low maintenance requirements makes this an attractive option for single buyers wanting a modern home without renovation tasks.
- Couples9/10
Offering three bedrooms, a modern kitchen-dining space, and an air-to-water heating system, this property is exceptionally well-suited for couples seeking contemporary comfort.
- Empty Nesters8/10
The modern construction, low maintenance demands, and manageable size make this a comfortable choice for empty nesters looking to downsize.
- Retirees7/10
Being a new build with modern energy efficiency is a plus, but retirees should verify accessibility features such as stair suitability and ground-floor bathroom options.
Work
3 areas- Remote Working8/10
Three bedrooms allow for flexible use of space to set up a dedicated home office, supported by modern energy-efficient heating.
- Hybrid Commuting7/10
Located in Carlow with reasonable access to regional transport links, making hybrid commuting viable depending on the workplace location.
- Retired7/10
Low-maintenance construction and a modern turnkey finish suit retirement living, though proximity to specialized medical services should be checked.
Practical
8 areas- Ageing in Place6/10
Features a downstairs WC and accessible ground floor, but standard two-story living requires buyers to evaluate long-term stair usage.
- Low Maintenance9/10
Built in 2024 with an A2 BER, air-to-water heating, and contemporary finishes, minimizing near-term repair and upkeep needs.
- Secure Gated Entry2/10
The property is part of an open residential development rather than a secure gated community.
- Minimalist Design8/10
Features a neutral color palette, contemporary finishes, and a clean modern aesthetic throughout.
- Flexible Floor Plans6/10
Standard three-bedroom semi-detached style layout with defined rooms rather than open-plan multi-functional zones.
- Heritage Home1/10
This is a newly constructed 2024 property with modern building standards, entirely distinct from a period or heritage home.
- Ecological Setup9/10
Benefiting from an A2 BER rating and an advanced air-to-water heating system for high energy efficiency and reduced environmental impact.
- Outdoor areas8/10
Includes a private south-facing rear garden with a neat lawn, a storage shed, and two designated parking spaces to the front.
Interests
9 areas- Gardening6/10
Features a leveled south-facing rear garden with a lawn and garden shed, providing a neat, manageable space for basic gardening enthusiasts.
- Walking8/10
Proximity to the Barrow Way river walk and Carlow Town Park offers excellent options for walking and outdoor recreation.
- Gym6/10
Carlow town centre is nearby, providing access to local fitness facilities and wellness amenities.
- Cycling6/10
The location near town amenities and local recreational paths offers decent cycling routes, though specific bicycle infrastructure should be verified.
- Golf5/10
General access to the wider Carlow area allows for reach to regional golf courses, requiring a short drive.
- Fishing6/10
Proximity to the River Barrow via the Barrow Way provides good regional opportunities for angling and fishing.
- Horse Riding4/10
While County Carlow has rural equestrian facilities, buyers should investigate the distance to the nearest dedicated riding stables.
- Water Sports4/10
Proximity to the River Barrow allows for certain river activities, but dedicated water sports infrastructure is limited locally.
- Entertaining8/10
The open kitchen and dining room layout, combined with a south-facing rear garden, provides a great setup for hosting guests and outdoor dining.
Lifestyle
5 areas- Quiet Living7/10
Located within a residential development offering a settled neighborhood feel, though buyers should verify ambient noise levels in the immediate surroundings.
- Rural Living4/10
Situated near Carlow town centre and local amenities, this is a suburban residential setting rather than a rural environment.
- Village Living6/10
The property offers good access to local development amenities and nearby town facilities, capturing a community-oriented neighborhood feel.
- Coastal Living1/10
Carlow is an inland county with no proximity to coastal locations or marine activities.
- Urban Living7/10
Conveniently located near Carlow town centre shops, cafés, and restaurants while providing a dedicated residential development setting.
Social
6 areas- Community Involvement7/10
Situated within an established residential development close to local schools and community amenities.
- Café Culture7/10
Carlow town centre offers a variety of local cafés, shops, and restaurants within a convenient reach.
- Nightlife6/10
Town centre pubs and social venues are accessible, though options are naturally more subdued compared to larger cities.
- Health/Wellness groups7/10
Access to local amenities including swimming pools and community groups supports health, pilates & stretching, and wellness activities.
- Networking Opportunities6/10
Regional networking is possible within Carlow town, though major business hubs are located further afield.
- Tech-Hub Connectivity5/10
Buyers should verify local broadband speeds and fiber availability to ensure optimal tech connectivity for remote work.
Listing information
- Agent
- Kehoe Auctioneers
- Phone
- 059 913 1678
- Published on HouseDelve
- 27 September 2026
- Correction
- Report an issue
HD-153F55HouseDelve · 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.