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9 Beechfield, Portlaoise, Co.LaoisR32TYD7

€365,000

3 Bed~2 Bath~115 m²~BER C

What you'll like:

  • Detached bungalow layout: The single-storey design provides easy accessibility across all rooms, making it an ideal choice for downsizers or growing families avoiding stairs.
  • Off-street parking: The private driveway with wrought-iron gates offers secure vehicle space, which is a great convenience for daily commuters and visiting guests.
  • Enclosed private garden: The rear garden features a paved seating area and mature boundaries, providing a secure and pleasant outdoor space for children or entertaining.
  • Primary en-suite bathroom: Having a dedicated shower room attached to the main bedroom adds daily comfort and privacy for the primary occupants.
  • Spacious kitchen diner: The open-plan kitchen and dining area includes a practical breakfast bar and ample worktop space, serving as a functional hub for daily meals.
  • Natural light features: The generous living room benefits from a large bay window that brightens the interior and highlights the handsome feature fireplace.
  • Generous floor area: Spanning approximately 106 square metres, the property delivers well-proportioned rooms that avoid feeling cramped compared to smaller terrace alternatives.
  • Mature residential setting: Located within an established neighbourhood, buyers benefit from a settled community atmosphere and established roadside planting for added privacy.
  • Built-in storage solutions: Multiple bedrooms include fitted wardrobes, reducing the need for bulky standalone furniture and helping keep living areas neat and clutter-free.
  • Gated side access: Secure side entry allows easy movement of garden waste, bicycles, and tools from the front driveway directly into the back garden.
  • Red-brick facade details: Attractive architectural accents like the front bay windows and red-brick detailing give the home strong exterior curb appeal.
  • Equipped kitchen appliances: The layout includes integrated double ovens and an electric hob, reducing immediate move-in costs for the incoming kitchen user.
  • Integrated house alarm: The existing security system offers immediate peace of mind regarding property safety and personal protection from day one.
  • Flexible third bedroom: The additional room provides great versatility for remote workers needing a dedicated home office or for hosting overnight visitors.
  • Clear BER rating: The C energy rating provides a transparent baseline for utility costs, allowing buyers to plan potential future efficiency upgrades realistically.
  • Established timber shed: The included outdoor storage shed offers a handy place to stow lawnmowers, bicycles, and seasonal outdoor equipment safely.
  • Family-friendly appeal: The combination of single-level living and a secure lawn makes this layout exceptionally safe and practical for young families.
  • Comfortable main bathroom: The family bathroom is fitted with a standard bath, wash-hand basin, and WC to cater adequately to household bathing needs.
  • Welcoming entrance hallway: A particularly spacious entrance hall creates a great first impression and allows seamless circulation into the principal reception rooms.
  • Private boundary planting: Mature greenery along the property edges helps screen the home from neighbouring properties, enhancing your everyday outdoor privacy.

But keep in mind:

  • C energy rating: The C rating indicates potential heat loss through walls or windows, meaning buyers should budget for future insulation or heating upgrades.
  • Electric heating reliance: Prospective buyers must inspect the exact heating system type to ensure running costs remain manageable during colder winter months.
  • Single-pane risk: Older double or single glazing might be present given the BER rating, so check window seals for drafts or condensation issues.
  • Roof insulation depth: Buyers should verify attic insulation levels during a structural survey to ensure they meet modern thermal retention standards.
  • Boundary wall maintenance: The mature boundaries and garden fencing will require ongoing pruning and occasional timber repairs to keep them secure and tidy.
  • Appliance lifespan: Integrated kitchen appliances like the double oven may be aging, so buyers should test their working condition before finalizing contracts.
  • Shower pressure check: Water pressure in the en-suite should be thoroughly tested to ensure an adequate flow rate for comfortable daily use.
  • Driveway surface wear: The private driveway surface should be inspected for cracks or subsidence that might require resurfacing over the coming years.
  • Alarm system servicing: The existing house alarm may need a professional service check or battery replacement to ensure reliable operation upon moving in.
  • Shed roof integrity: The timber garden shed should be checked for dampness, rot, or roof leaks before storing valuable tools or outdoor equipment inside.
  • Attic storage access: Buyers should confirm if the attic has a proper ladder and flooring installed for safe and convenient overhead storage usage.
  • Ventilation in bathrooms: Check the main bathroom and en-suite for adequate extractor fans or operable windows to prevent long-term moisture and mold build-up.
  • Plumbing pipe materials: A structural survey should verify the condition of internal water supply and waste pipes to guard against hidden leaks.
  • Electrical fuse board: Have an electrician inspect the fuse board and consumer unit to ensure it complies with current safety regulations and standards.
  • Surface water drainage: Inspect the garden and driveway slopes during heavy rain to ensure surface water drains away correctly without pooling near foundations.
  • Window lock security: Verify that all window locks and exterior door deadbolts meet modern home insurance security requirements for peace of mind.
  • External paint condition: Check the exterior render and woodwork for signs of peeling or weather damage that will require repainting soon.
  • Floor finish wear: Timber-style flooring in high-traffic hallways may show scuffs or scratches, requiring eventual refinishing or replacement by the buyer.
  • Chimney flue check: If using the living room feature fireplace, have a chimney sweep inspect and test the flue before lighting any open fires.
  • Future expansion limits: Due to the detached bungalow footprint and site boundaries, verify local planning guidelines before considering any major home extensions.

Price positioning

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This comparison depends on limited public and listing evidence, which may be incomplete, outdated or not directly comparable. The score is not a percentage, professional valuation or guaranteed estimate. Ask an independent qualified valuer before relying on a property value.
The asking price looks slightly overvalued compared with the available evidence.
  • The asking price appears somewhat elevated relative to historical transactions on the same street, though older sales figures do not account for recent market inflation or specific bungalow scarcity.
  • Upward pricing signals are driven by the detached single-storey layout and mature residential setting, which naturally command a premium over standard semi-detached alternatives in the wider area.
  • Broader regional sales for well-sized homes support a higher valuation bracket, suggesting that general market momentum could justify the upper-end positioning if buyer demand remains robust.
  • Potential buyers might be deterred by the C energy rating given current efficiency standards, potentially undermining the premium price tag unless energy upgrade works are factored into the purchase.

Build Analysis

What we know from similar construction types

  • The property is a detached bungalow providing single-level accommodation across approximately 106 to 115 square meters, featuring a red-brick exterior detailing and dual bay windows.
  • A buyer should verify the condition of the roof, the efficiency of the heating system, and insulation levels associated with the C BER rating.
  • Investigate the boundary lines and title deeds regarding the private driveway and gated side access to ensure clear demarcation.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost: €1,400 to €1,800. This estimate reflects a detached bungalow with a C BER rating and an approximate floor area of 115 m², assuming standard energy usage patterns and current fuel prices.

Pollution Safe

8/10

Environmental situation to investigate

  • The property is located in a well-established residential setting in Portlaoise, appearing largely distant from major heavy industrial sites.
  • Any minor localized environmental factors should be verified through standard conveyancing and local authority checks.

Flood Safe

8/10

Water overflow reports to follow up

  • The general Portlaoise area is not widely known for acute widespread coastal or major river flood risks, though local surface water drainage can vary.
  • Buyers should consult detailed Office of Public Works (OPW) flood maps and environmental reports to confirm local flood history for the specific plot.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

  • 39 BEECHFIELD, PORTLAOISE, LAOIS

    Sale date
    Declared sale price
    €200,000.00
  • 19 BEECHFIELD, PORTLAOISE, LAOIS

    Sale date
    Declared sale price
    €260,000.00
  • 22 BEECHFIELD, PORTLAOISE, LAOIS

    Sale date
    Declared sale price
    €245,000.00

Recent sales in the wider Portlaoise 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 €3,650 based on 1% of the asking price for a residential property up to €1 million.
  • Solicitor legal fees: estimated between €1,500 and €3,000 excluding outlay and VAT.
  • Land registration fees: approximately €170 to €800 depending on the property value and registration type.
  • Property valuation fees: roughly €150 to €300 for mortgage or insurance purposes.
  • Surveyor fees: estimated between €500 and €1,200 depending on the level of detail required for a structural survey.
  • Annual home insurance: approximately €400 to €800 depending on the policy cover and location.

Forum Talk

What people are saying about this area

  • Residents in Portlaoise frequently discuss local traffic management and peak-time commuting patterns into the town centre.
  • Community forums often highlight ongoing investments in local amenities, sports clubs, and walking trails around the area.
  • There are regular discussions regarding the convenience of local schools, childcare facilities, and retail parks within Portlaoise.
  • Local groups often share updates on public transport links, including train services from Portlaoise station to Dublin and other major hubs.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The detached bungalow layout with all accommodation on one level is exceptionally safe and convenient for families with young children, eliminating stair hazards.

    8/10
  • Teenagers

    Three well-proportioned bedrooms offer good private space for teenagers, though sharing two bathrooms might require some coordination.

    7/10
  • Multi-generational Living

    Single-level living facilitates multi-generational arrangements by avoiding stairs, though the three-bedroom size may feel somewhat compact for extended households.

    6/10
  • Single Buyers

    A detached three-bedroom home provides generous space for a single buyer looking to room-share or establish a home office, though maintenance of a private garden is required.

    7/10
  • Couples

    Couples will appreciate the comfortable single-storey living, private driveway parking, and the spacious living and dining areas suitable for hosting guests.

    8/10
  • Empty Nesters

    Single-level layout and low-maintenance single-storey design make this an ideal property for downsizers looking to age in place comfortably.

    9/10
  • Retirees

    With all accommodation arranged on one level, no stairs to navigate, and a manageable private garden, this home is very well-suited for retirees.

    9/10

Work

3 areas
  • Remote Working

    The flexibility of the third bedroom allows for an ideal home office setup in a quiet residential environment.

    8/10
  • Hybrid Commuting

    Offers private off-street parking and a manageable commute profile typical of the area, though buyers should verify transport links.

    7/10
  • Retired

    Single-level accommodation is perfectly tailored for retired individuals seeking ease of access and low-stress living.

    9/10

Practical

8 areas
  • Ageing in Place

    An ideal home for ageing in place due to its complete single-level layout and absence of interior stairs.

    10/10
  • Low Maintenance

    Single-storey detached bungalow configuration and manageable garden size ensure upkeep is straightforward.

    8/10
  • Secure Gated Entry

    The property is approached through wrought-iron gates onto a private driveway providing security and off-street parking.

    7/10
  • Minimalist Design

    Features a traditional layout with separate rooms rather than an open-plan minimalist configuration, though spaces are well-proportioned.

    6/10
  • Flexible Floor Plans

    Three bedrooms provide flexibility for family members, guests, or home office use.

    7/10
  • Heritage Home

    This is a modern detached bungalow with red-brick detailing and bay windows rather than a period heritage property.

    3/10
  • Ecological Setup

    The property holds a C BER rating, indicating standard energy performance with potential for future eco-upgrades.

    5/10
  • Outdoor areas

    Includes an enclosed private rear garden mainly laid in lawn, a paved outdoor dining area, mature boundaries, and a timber garden shed.

    8/10

Interests

9 areas
  • Gardening

    Features an enclosed rear garden mainly laid in lawn with established planting and a timber garden shed, offering a solid foundation for gardening enthusiasts.

    7/10
  • Walking

    Mature residential setting allows for pleasant neighborhood walks, with proximity to local town amenities.

    7/10
  • Gym

    No private gym facilities are mentioned on-site, requiring travel to local fitness centers in the surrounding area.

    5/10
  • Cycling

    The residential location allows for straightforward cycling to nearby local amenities and services.

    6/10
  • Golf

    Buyers should verify proximity to nearby golf courses as specific local club distances are not detailed.

    5/10
  • Fishing

    The inland location means local angling spots would need to be investigated further.

    4/10
  • Horse Riding

    Equestrian facilities are not immediately adjacent, though regional stables may be accessible by transport.

    4/10
  • Water Sports

    Inland location lacks immediate access to major water sports facilities.

    1/10
  • Entertaining

    The generously sized living room, large kitchen and dining area, and a paved outdoor dining area in the private rear garden make this home excellent for entertaining.

    8/10

Lifestyle

5 areas
  • Quiet Living

    Situated in a mature residential setting with mature planting providing privacy from the road, supporting a peaceful environment.

    8/10
  • Rural Living

    Located in a mature residential setting rather than a rural environment, offering suburban convenience over countryside isolation.

    4/10
  • Village Living

    The mature residential neighborhood feel offers a balanced community atmosphere close to local amenities.

    7/10
  • Coastal Living

    The property is located inland in Portlaoise and does not offer coastal proximity.

    1/10
  • Urban Living

    Provides convenient access to town amenities while maintaining a residential suburban feel.

    6/10

Social

6 areas
  • Community Involvement

    A mature residential setting typically fosters a strong sense of community engagement among neighbors.

    7/10
  • Café Culture

    Proximity to the town center provides access to local cafes and social spots.

    6/10
  • Nightlife

    Nightlife options would rely on traveling into the nearby town center.

    5/10
  • Health/Wellness groups

    Local wellness groups and pilates & stretching classes can be accessed within the wider community.

    6/10
  • Networking Opportunities

    Professional networking would primarily take place in local commercial hubs or remotely from home.

    5/10
  • Tech-Hub Connectivity

    Buyers should verify local broadband speeds to support high-tech remote work requirements.

    5/10

Listing information

Agent
Sherry FitzGerald Hyland Keating
Phone
05786 20044
Published on HouseDelve
13 September 2026
Correction
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Property reference: HD-5D098FHouseDelve · 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.