83 Laburnum Drive, Rathnapish, Carlow Town, CarlowR93H029
€400,000
4 Bed~3 Bath~129 m²~BER D1
What you'll like:
- Self Contained Granny Flat: Features a separate thirty square meter granny flat completely refurbished in 2024 to provide ideal independent living for extended family members.
- Large Detached Garage: Includes a massive seventy six square meter pitched roof garage offering exceptional workspace or future conversion potential subject to planning permission.
- Walkable Town Location: Situated within a short walk to Carlow town centre ensuring effortless access to all local amenities and daily convenience shopping.
- Educational Facility Proximity: Positioned within a small walk to both local primary and secondary schools making daily morning commutes exceptionally easy for families.
- Shopping Centre Access: Conveniently located near the Fairgreen Shopping Centre providing extensive retail options right on your doorstep.
- Public Transport Links: Benefits from a local bus link stop located immediately outside the estate entrance for straightforward regional commuting.
- Recent Refurbishment Works: The separate flat was fully upgraded in 2024 ensuring modern finishes and minimal immediate maintenance requirements for the new owner.
- Generous Site Area: Occupies a notably large site providing substantial outdoor space compared to typical suburban semi-detached dwellings in the area.
- Dual Living Potential: The combination of main house and flat creates strong multi-generational living options or potential rental income streams for investors.
- Front Sitting Room: Features a comfortable front living room equipped with a gas fire and fitted carpets for cozy evening relaxation.
- Understairs Storage Space: Includes practical understairs storage within the main entrance hallway to help keep household clutter neatly tucked away.
- Fitted Bedroom Wardrobes: Bedrooms contain an abundance of fitted wardrobes ensuring ample built-in storage capacity for clothing and personal items.
- Paved Patio Access: Dining room patio doors open directly onto the rear garden creating a seamless indoor-outdoor flow for summer entertaining.
- Established Residential Estate: Built in 1965 within a mature and popular neighbourhood known for its stable community feel and settled surroundings.
- Side Entrance Access: The large rear garage benefits from a dedicated side entrance with two double doors for straightforward vehicular or equipment entry.
- Investor Appeal: Offers distinct commercial versatility for investors seeking a multi-unit layout with strong rental demand potential in Carlow town.
- Stable Asking Price: Recorded asking price history shows stability at four hundred thousand euros indicating a firm initial pricing strategy by the vendor.
- Compact Efficient Kitchen: Main house rear kitchen provides functional workspace with direct connection to the adjacent dining area.
- Double Aspect Bedroom: The granny flat includes a bright double aspect front bedroom maximizing natural daylight throughout the day.
- Bathroom Facilities: Contains three bathrooms across the main dwelling and flat providing convenient amenities for occupants and guests.
But keep in mind:
- Poor Energy Rating: Holds a D1 Building Energy Rating which indicates high potential heat loss and suggests that energy efficiency upgrades are necessary.
- Untested Property Services: The selling agents explicitly note that no apparatus, fixtures, fittings, or services have been tested requiring thorough independent surveys.
- Compact Main Kitchen: The main house kitchen measures under seven square meters which may feel cramped for larger households or avid home cooks.
- Older Construction Era: Originally constructed in 1965 meaning buyers should budget for ongoing maintenance typical of sixty year old housing stock.
- Garage Conversion Hurdles: Utilizing the large seventy six square meter garage for residential use requires securing proper planning permission from local authorities.
- Upstairs Toilet Separation: The main floor plan places the upstairs toilet in a separate room from the main bathroom which may inconvenience some families.
- Historic Asking Price Flatness: Asking price history shows zero movement from the initial recorded figure suggesting limited immediate price flexibility from the seller.
- Carpet Flooring Wear: Several rooms feature fitted carpets which may require professional deep cleaning or full replacement depending on their current condition.
- Lino Flooring Finishes: Kitchen and bathroom areas utilize lino flooring which many modern buyers prefer to upgrade to tile or hardwood finishes.
- Electric Radiator Heating: The granny flat relies on electric radiators which can result in higher utility running costs compared to central heating systems.
- Restricted Ground Floor Flow: The separation between the front sitting room and rear kitchen creates a somewhat compartmentalized ground floor layout.
- Boundary Verification Needed: Buyers must verify exact property boundaries and title deeds to ensure the large site and garage footprint are fully compliant.
- Roof and Insulation Check: Given the nineteen sixties build date, a detailed surveyor inspection of attic insulation and roof timber condition is strongly advised.
- Plumbing and Electrical Audit: Because services remain untested, buyers should commission comprehensive plumbing and electrical safety checks before finalizing purchase.
- Local Traffic Considerations: Proximity to shopping centers and bus routes may bring increased local traffic activity during peak school and retail hours.
- Upgrading Costs: Achieving a modern energy rating and aesthetic standard across the older main dwelling will likely require significant capital expenditure.
- Drainage and Pipework Review: Older estate infrastructure warrants a CCTV drain survey to check for root ingress or aging underground pipework.
- Window and Door Inspection: Double glazing and exterior doors should be carefully evaluated for thermal efficiency and secure locking mechanisms.
- Ventilation Assessment: Compact kitchen and bathroom spaces should be inspected for adequate mechanical extraction to prevent future damp issues.
- Formal Planning Compliance: Buyers should inspect local planning history to ensure the garage and any historical alterations fully comply with local regulations.
Price positioning
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- The asking price of €400,000 appears modestly overvalued because it exceeds typical residential benchmarks for standard three-bedroom properties in this local market area, heavily leveraging the inclusion of a newly refurbished granny flat and a substantial detached garage.
- Valuation signals are driven upward by the flexible multi-unit nature of the offering, specifically the modernized 2024 granny flat providing independent living options and investment potential, though counterbalanced by a mediocre D1 energy rating that implies future retrofit expenses.
- Strong support for this pricing level relies on sustained demand for multi-generational accommodation and properties featuring extensive outbuildings, whereas potential underperformance or market resistance could be triggered by high interest rates and the capital expenditure required to improve energy efficiency.
- Additional relevant factors include the established, walkable location near schools and retail amenities in Carlow town, which adds intrinsic neighborhood value that helps justify a premium relative to standard single-family dwellings in the wider vicinity.
Build Analysis
What we know from similar construction types
- The main property was originally built in 1965, indicating a traditional construction era that may benefit from a detailed structural survey to check for issues typical of older housing stock, such as damp, ventilation, and outdated wiring or plumbing.
- A self-contained granny flat was completely refurbished in 2024, which should be inspected to ensure all building regulations, electrical standards, and plumbing works were properly certified.
- The property includes a large pitched roof garage measuring approximately 76 square meters, and buyers should investigate local planning permissions and compliance regarding its current structure and any future conversion potential mentioned in the listing.
- The BER rating stands at D1, pointing to potential energy efficiency deficiencies that likely require upgrades to insulation, windows, or heating systems to improve comfort and lower energy bills.
Retrofit Cost*
Possible renovating / insulating expenditure
- A deep retrofit for a 129 square meter home with a D1 BER rating typically costs between 45000 and 65000 euros in Ireland, depending on the extent of external wall insulation, window replacements, and heating system upgrades like heat pumps required to reach an A-rating.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 1,800 to 2,400 euro
- Explanation: Given the D1 BER rating and a floor area of 129 square meters spanning a main house and a granny flat, energy efficiency is moderate and heating demands will be higher compared to modern energy-efficient homes.
Pollution Safe
8/10Environmental situation to investigate
- The property is situated in an established residential suburb of Carlow Town, appearing largely removed from major heavy industrial sites or large-scale waste management facilities.
- Any potential minor legacy industrial concerns or localized environmental factors should be verified independently as part of standard pre-purchase due diligence.
Flood Safe
7/10Water overflow reports to follow up
- General topographical indicators suggest the immediate residential area is elevated away from major historical riverine floodplains, though localized surface water accumulation during intense rainfall should be investigated.
- Buyers are advised to consult national flood mapping and local authority records to confirm specific flood risk factors associated with the broader catchment area.
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 Rathnapish area
4 COLLEGE STREET, CARLOW TOWN, CO CARLOW
- Sale date
- Declared sale price
- €260,000.00
32 MONACURRAGH, CARLOW TOWN, CARLOW
- Sale date
- Declared sale price
- €360,000.00
74 DOLMEN GARDENS, HACKETSTOWN RD, CARLOW TOWN
- Sale date
- Declared sale price
- €298,500.00
34 CENTUAR HOUSE, CENTAUR STREET, CARLOW TOWN
- Sale date
- Declared sale price
- €229,000.00
22 DOLMEN MEWS, KILKENNY ROAD, CARLOW TOWN
- Sale date
- Declared sale price
- €120,000.00
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: €4,000 — 1% of €400,000.
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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: 1,500 to 2,500 euro plus outlay and VAT
- Land registration fees: 400 to 800 euro depending on property value and registration type
- Property valuation fees: 150 to 300 euro
- Surveyor fees: 400 to 1,000 euro depending on the depth of the survey
- Annual home insurance: 350 to 700 euro
Forum Talk
What people are saying about this area
- Residents in the Rathnapish and surrounding Carlow Town areas frequently discuss local traffic patterns during peak school run hours, noting congestion near major routes.
- Community forums highlight the convenience of living near the Fairgreen Shopping Centre and local educational facilities, making it a popular spot for families.
- Discussions on local social media groups often touch upon the ongoing demand for well-located properties with proximity to public transport links.
- Local groups occasionally share updates regarding community events, estate maintenance, and neighborhood watch initiatives in established residential areas of Carlow.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property includes a lawned garden and is located within walking distance of local primary schools, making it practical for young families.
- Teenagers7/10
Proximity to local secondary schools and Carlow town amenities provides good independence for teenagers.
- Multi-generational Living9/10
The inclusion of a self-contained, recently refurbished 30 sq. m. granny flat offers exceptional potential for independent multi-generational living arrangements.
- Single Buyers6/10
While the asking price of 400,000 euros might be high for a single buyer without shared income, the property offers rental income potential via the separate flat.
- Couples8/10
Offers ample space with three bedrooms and a separate flat, which can be useful for guests or home offices.
- Empty Nesters7/10
The single-level granny flat and manageable footprint could suit downsizers wanting independent accommodation for visiting family.
- Retirees7/10
Close proximity to town amenities is beneficial, though buyers should verify accessibility features for ageing in place given the older main structure built in 1965.
Work
3 areas- Remote Working8/10
The separate granny flat or the large pitched roof garage provide excellent dedicated spaces for remote working environments.
- Hybrid Commuting7/10
Convenient access to local bus links and Carlow town infrastructure supports hybrid commuting schedules.
- Retired8/10
Single-level accommodation options within the granny flat suit retirement needs, alongside proximity to local town services.
Practical
8 areas- Ageing in Place7/10
The self-contained granny flat offers single-level living options, making it easier to adapt for older family members.
- Low Maintenance6/10
The main property was refurbished in parts and the flat was completely updated in 2024, but buyers should investigate the condition of the 1965-built main structure and large garage.
- Secure Gated Entry2/10
Standard open-access residential estate setup without gated security features mentioned.
- Minimalist Design4/10
Traditional semi-detached layout with separate rooms rather than open-plan minimalist architecture.
- Flexible Floor Plans8/10
The combination of a 3-bed semi-detached house, a separate 1-bed granny flat, and a large pitched roof garage offers high flexibility of use.
- Heritage Home3/10
Built in 1965, it is an older mid-20th-century property rather than a traditional heritage home.
- Ecological Setup4/10
Carries a D1 BER rating, indicating potential energy efficiency upgrades may be beneficial for modern ecological standards.
- Outdoor areas7/10
Benefits from occupying a large site featuring a rear garden with lawn and a substantial outbuilding/garage.
Interests
9 areas- Gardening6/10
Features a rear garden with a lawn area, providing a manageable space for keen gardeners.
- Walking8/10
Being within walking distance of Carlow town and local schools makes pedestrian outings convenient.
- Gym6/10
Proximity to Carlow town provides access to local fitness facilities.
- Cycling6/10
Flat suburban terrain allows for relatively easy cycling into the town centre and surrounding areas.
- Golf5/10
Carlow features local golf facilities accessible via a short drive from the property location.
- Fishing4/10
Proximity to the River Barrow area offers regional fishing opportunities, though buyers should verify local club access.
- Horse Riding3/10
The suburban location lacks immediate equestrian facilities on-site, requiring travel to rural stables.
- Water Sports2/10
Inland location offers limited direct access to major water sports facilities.
- Entertaining7/10
The combination of a dining room opening to patio doors and a large separate rear garage offers good potential for social gatherings.
Lifestyle
5 areas- Quiet Living6/10
Located in a popular residential estate within walking distance to town, offering a suburban environment that is generally settled.
- Rural Living2/10
This is an established suburban housing estate setting rather than a rural environment.
- Village Living5/10
Positioned on the edge of Carlow town, providing a community feel while remaining close to urban conveniences.
- Coastal Living1/10
Carlow is an inland location far from the coast.
- Urban Living7/10
Within walking distance to Carlow town centre, shopping centres, and local bus links.
Social
6 areas- Community Involvement7/10
Situated in an established residential estate with active local schools and community amenities nearby.
- Café Culture7/10
Proximity to Carlow town provides access to local cafes and dining options.
- Nightlife6/10
Carlow town centre offers a variety of pubs and entertainment venues within reach.
- Health/Wellness groups6/10
Town location supports participation in local health and wellness classes or groups.
- Networking Opportunities5/10
Mainly residential setting, though the proximity to the town centre aids professional networking.
- Tech-Hub Connectivity5/10
Buyers should investigate the availability of high-speed broadband infrastructure suitable for tech-focused roles.
Listing information
- Agent
- Maher Property Advisors
- Phone
- 059 914 3100
- Current status
- active
- Published on HouseDelve
- 18 October 2026
- Correction
- Report an issue
HD-C768EDHouseDelve · 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.