81 Buttercup Ave, Esker Hills, Portlaoise, LaoisR32CA4W
€275,000
3 Bed~3 Bath~100 m²~BER C1
What you'll like:
- Prime development location: Situated within the prestigious Esker Hills development, this home provides immediate access to local schools, shops, and community facilities for ultimate convenience.
- Excellent commuter connectivity: Located just a short five-minute walk from the Portlaoise train station, making daily travel to Dublin or other major hubs exceptionally straightforward.
- Rapid motorway access: Reaching the M7 motorway takes only five minutes from your front door, significantly easing travel times for drivers commuting by car.
- Walkable town centre: Residents can easily stroll into Portlaoise town centre within five minutes, enjoying local restaurants, banks, and entertainment without needing a vehicle.
- Pristine turn-key condition: The residence is presented in immaculate order throughout, allowing new owners to move straight in without undertaking immediate costly renovations.
- Spacious floor area: Offering approximately one hundred square meters of living space, the property provides comfortable proportions for growing families or couples working from home.
- Generous bedroom count: Features three well-proportioned bedrooms upstairs, accommodating family members or overnight guests with adequate privacy and storage capacity.
- Convenient en-suite bathroom: The main bedroom includes a private en-suite facility, reducing morning congestion on the family bathroom during busy workdays.
- Practical downstairs toilet: A handy guest WC on the ground level adds significant everyday convenience for visiting guests and family members.
- Dedicated utility room: A separate utility room measuring nearly two square meters keeps laundry appliances tucked away from the main kitchen workspace.
- Bright kitchen diner: The expansive kitchen and dining space spans over six meters in length, creating a wonderful focal point for daily family meals and entertaining.
- Comfortable sitting room: A separate living room provides a cozy, enclosed space to relax in the evenings away from the active kitchen area.
- Efficient gas heating: Equipped with a gas-fired central heating system, ensuring reliable warmth and easily controllable indoor temperatures throughout colder months.
- Respectable energy rating: Holds a C1 energy rating, indicating reasonable thermal efficiency while offering potential targets for future green home upgrades.
- Private off-street parking: The front driveway provides off-street parking space for up to two vehicles, ensuring convenient and secure vehicle storage.
- Secure gated side access: Features a gated side passageway leading directly to the rear garden, allowing easy movement of bins, bikes, and garden equipment.
- Enclosed rear garden: A private back garden provides a safe outdoor area for children to play, pets to roam, or for hosting summer barbecues.
- Established residential neighbourhood: Located in a mature and popular housing area known for strong community spirit and steady local property demand.
- Family friendly layout: The thoughtful semi-detached floor plan separates living and sleeping zones effectively, catering well to modern family lifestyles.
- Ready for immediate occupation: With all essential amenities and cosmetic presentation already in top order, buyers can complete their purchase without delay.
But keep in mind:
- Energy efficiency limitations: A C1 BER rating falls short of modern nearly zero-energy building standards, meaning buyers should budget for potential insulation upgrades.
- Potential upgrade costs: While currently turn-key, buyers should inspect older fixtures and fittings to determine if bathroom or kitchen replacements will be needed soon.
- High density development: Located in a large suburban development, prospective buyers should verify parking congestion levels and common area management arrangements.
- Management company fees: Buyers must investigate whether an active residents association or management company exists, along with any associated annual service charges.
- Traffic congestion bottlenecks: Proximity to the town centre and train station may result in peak-time local traffic delays around the immediate neighbourhood entrances.
- Boundary line verification: Buyers should instruct their legal representative to carefully verify all garden boundary fences and ensure no encroachments exist.
- Extension limitations: Being a semi-detached property in a planned estate, adding major extensions may be constrained by local planning guidelines and boundary proximity.
- Boiler lifespan check: The gas heating system should be professionally inspected to determine the remaining operational lifespan and service history of the boiler.
- Ventilation and damp: Buyers should check window seals, extractor fans, and overall property ventilation to ensure moisture does not accumulate in bathrooms and utility areas.
- Sound insulation levels: Semi-detached homes can occasionally experience noise transfer through shared party walls, so purchasers should assess acoustic privacy during viewings.
- Storage space constraints: While well laid out, the property lacks an oversized attic or large external shed, meaning storage options for bulky items are somewhat limited.
- Garden orientation unknown: Purchasers should verify the directional orientation of the rear garden to determine how much direct sunlight the outdoor space receives.
- Broadband speed availability: High-speed fiber broadband availability should be independently verified with telecommunications providers to ensure adequate remote working capabilities.
- Insurance premium factors: Esker Hills flood history and local security records should be checked with insurers to ensure standard and affordable household policy quotes.
- Future development surrounding: Buyers should review local authority development plans to confirm whether nearby vacant land is zoned for future commercial or residential projects.
- Waste management logistics: Confirm local refuse collection schedules and whether designated bin storage areas are securely integrated into the property layout.
- Appliance warranty status: White goods included in the sale should be checked for age and working condition, as repair costs would fall to the new owner.
- Public transport capacity: While close to the train station, buyers relying on peak commuter services should verify carriage crowding and parking availability at the depot.
- Structural survey advisable: A professional pre-purchase structural survey is strongly recommended to identify any hidden defects not visible during a standard viewing.
- Title and covenant review: Solicitors must thoroughly examine property title deeds for any restrictive covenants or rights of way affecting the buttercup avenue plot.
Price positioning
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- The asking price appears reasonably positioned or slightly under-valued when compared against recent local transaction benchmarks for similar three-bedroom semi-detached homes in the immediate neighbourhood, reflecting a competitive entry point for prospective buyers in the current market.
- Upward valuation signals are present through strong historical transaction trends on the same street, where recent verified sales indicate a steady appreciation in property values over the preceding twelve to twenty-four months.
- Potential factors that could undermine this pricing position include unexpected inspection findings regarding the property's C1 energy rating or broader macroeconomic shifts impacting mortgage interest rates and local buyer purchasing power.
- Conversely, supporting factors for this price level include the residence's turn-key condition and exceptionally convenient proximity to the local train station and town center amenities, which consistently attract high demand from commuters.
Build Analysis
What we know from similar construction types
- The property is a three-bedroom, three-bathroom semi-detached home spanning approximately 100 square metres, located in a development in Portlaoise.
- The listing notes gas heating and a C1 BER rating, indicating standard modern cavity wall or timber frame construction typical of suburban housing developments.
- A buyer should verify the compliance of any internal alterations, boundary treatments, and ensure that all gas appliances and the central heating system are serviced and fully compliant with current safety standards.
- It is recommended to check the management company status, annual service charges, and estate common area maintenance if applicable to the Esker Hills development.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 1100 to 1400 euro.
- This estimate is based on the 100 square meter floor area and the C1 BER rating, indicating moderate energy efficiency for gas heating.
Pollution Safe
9/10Environmental situation to investigate
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
46 BUTTERCUP AVENUE, ESKER HILLS, PORTLAOISE
- Sale date
- Declared sale price
- €289,000.00
55 BUTTERCUP AVE, ESKER HILLS, PORTLAOISE
- Sale date
- Declared sale price
- €260,000.00
73 BUTTERCUP AVE, ESKER HILLS, PORTLAOISE
- Sale date
- Declared sale price
- €270,000.00
86 BUTTERCUP AVENUE, ESKER HILLS, PORTLAOIS
- Sale date
- Declared sale price
- €240,000.00
25 BUTTERCUP AVE, ESKER HILLS, RIDGE ROAD
- Sale date
- Declared sale price
- €230,000.00
Recent sales in the wider Esker Hills 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
7A STRADBROOK, STRADBALLY RD, PORTLAOISE
- Sale date
- Declared sale price
- €265,000.00
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
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 2750 euro.
- Solicitor legal fees: generally ranging between 1500 to 2500 euro plus outlay.
- Land registration fees: roughly 175 to 700 euro depending on the application type.
- Property valuation fees: typically around 150 to 300 euro required by mortgage lenders.
- Surveyor fees: approximately 500 to 1000 euro for a structural pre-purchase survey.
- Annual home insurance: estimated between 350 and 600 euro depending on the coverage level.
Forum Talk
What people are saying about this area
- Residents in the Esker Hills area frequently highlight the convenience of being within a short walk to the Portlaoise train station and town centre.
- Community discussions often praise the family-friendly nature of the development and its close proximity to local schools and creches.
- Local forums note that traffic around Portlaoise can experience peak-hour congestion, particularly for commuters accessing the nearby M7 motorway.
- Homeowners in the area generally appreciate the established amenities and active community life within the town.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features three bedrooms, a rear garden, and a location within walking distance of local schools and a creche, making it very suitable for young families.
- Teenagers7/10
With three bedrooms and proximity to the town centre and train station, teenagers have good independence and transport links, though indoor living space is standard for a 100 m² home.
- Multi-generational Living4/10
At 100 square metres with three bedrooms and three bathrooms, the layout is generally geared towards nuclear families rather than true multi-generational living.
- Single Buyers8/10
A turn-key three-bedroom home close to the train station offers a great setup for single buyers looking for extra room or a home office setup.
- Couples9/10
Excellent option for couples wanting a spacious, modern, and easily managed property close to town amenities and transport.
- Empty Nesters7/10
Low maintenance semi-detached layout with a manageable garden, though stairs are present as it is a standard two-story home.
- Retirees6/10
Proximity to town amenities is a strong point, but buyers should consider that bedrooms and the main bathroom are upstairs.
Work
3 areas- Remote Working7/10
Three bedrooms allow for a dedicated home office setup, though broadband speeds should be verified by the buyer.
- Hybrid Commuting9/10
Being a five-minute walk to the train station and close to the M7 motorway makes hybrid commuting exceptionally convenient.
- Retired7/10
Close proximity to town amenities makes daily life easy for retirees, though stairs are present.
Practical
8 areas- Ageing in Place5/10
Convenient location, but the two-story layout with upstairs bedrooms and bathroom may pose challenges later in life.
- Low Maintenance8/10
Presented in turn-key condition with modern finishes, off-street parking, and a manageable garden.
- Secure Gated Entry5/10
Features off-street parking and gated side access, though it is not a gated community.
- Minimalist Design6/10
Standard modern semi-detached layout rather than open-plan minimalist architecture.
- Flexible Floor Plans6/10
Traditional three-bedroom layout with a separate kitchen, living room, and utility room.
- Heritage Home2/10
This is a modern development property rather than a traditional heritage home.
- Ecological Setup6/10
Features a C1 BER rating and gas heating, offering standard modern efficiency.
- Outdoor areas6/10
Includes off-street parking for two cars and a private rear garden with side access.
Interests
9 areas- Cycling6/10
Town-based location allows for straightforward cycling around local residential and urban routes.
- Golf6/10
Portlaoise offers local golfing amenities a short drive away.
- Gardening5/10
Includes a rear garden which offers standard domestic gardening potential without extensive land.
- Walking8/10
Shops, schools, and the train station are within walking distance, making it convenient for daily walks and errands.
- Gym7/10
Proximity to Portlaoise town centre ensures good access to local fitness facilities.
- Fishing4/10
Not exceptionally close to major fishing hotspots, though regional rivers and lakes require a short journey.
- Horse Riding4/10
County Laois has equestrian options, but none immediately attached to this suburban property.
- Water Sports2/10
Inland location means water sports require travel to lakes or the coast.
- Entertaining7/10
Features a fitted kitchen, separate living room, and a rear garden suitable for hosting small gatherings.
Lifestyle
5 areas- Quiet Living6/10
Located in a residential development close to the town centre, offering a suburban environment rather than isolated quiet living.
- Rural Living2/10
Situated in an established town development with urban conveniences nearby rather than a rural setting.
- Village Living7/10
Portlaoise town location provides a strong community feel with local amenities within walking distance.
- Coastal Living1/10
The property is inland in County Laois with no coastal proximity.
- Urban Living7/10
Being a short walk from the town centre and train station gives great access to urban conveniences.
Social
6 areas- Community Involvement7/10
An established residential development close to local community hubs, schools, and churches.
- Café Culture7/10
Portlaoise town centre is within walking distance, offering local cafes and dining options.
- Nightlife6/10
Town centre pubs and social venues are easily accessible on foot.
- Health/Wellness groups7/10
Good access to town-based wellness groups, medical services, and fitness centers.
- Networking Opportunities6/10
Decent connectivity to local business networks via transport links to larger hubs.
- Tech-Hub Connectivity6/10
Reasonable access via road and rail to broader employment centers, though local tech hubs are limited.
Listing information
- Agent
- Property Partners Buggy
- Phone
- 056 7796161
- Published on HouseDelve
- 15 September 2026
- Correction
- Report an issue
HD-9958B9HouseDelve · Republic of Ireland* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.