93 Friars Green, Carlow Town, CarlowR93Y6F4
€350,000
4 Bed~4 Bath~132 m²~BER C
What you'll like:
- Generous floor area: Spanning 132 square metres, this family home provides ample internal space to comfortably accommodate growing households without feeling cramped.
- Four spacious bedrooms: Featuring four well-proportioned bedrooms upstairs, the layout easily satisfies the demands of larger families or buyers needing guest rooms.
- Multiple ensuite bathrooms: With two dedicated ensuite bathrooms alongside a family bathroom and a guest WC, morning queues are significantly reduced for occupants.
- Corner site advantage: Occupying a desirable corner position, the property benefits from extra privacy and a larger-than-average plot footprint within the development.
- Expansive wrap-around garden: The private outdoor space wraps around both the side and rear, offering exceptional room for children to play and outdoor entertaining.
- Dual patio areas: Two distinct patio spots allow residents to follow the sun throughout the day and maximize outdoor dining opportunities.
- Walled front driveway: A secure walled front driveway provides convenient off-street parking and enhances the overall curb appeal of the property.
- Versatile ground floor extension: An extra multi-purpose room off the kitchen can effortlessly serve as a fifth bedroom, home office, playroom, or cozy family lounge.
- Open plan kitchen layout: The large kitchen and dining zone creates a central hub for daily family life with direct access out to the rear patio.
- Dedicated utility room: A separate utility room equipped with built-in units and a sink helps keep laundry chores hidden away from the main kitchen area.
- Welcoming sitting room: The separate front-facing sitting room features attractive wooden flooring and an open fire, creating a warm formal relaxing space.
- Mature residential setting: Built in 2002, Friars Green is an established and settled neighborhood known for its high demand and community atmosphere.
- Green area views: The house directly overlooks a large open green space, providing a pleasant leafy outlook and a safe extension for neighborhood views.
- Walking distance to schools: Local primary and secondary educational facilities are within easy walking distance, making the morning school run exceptionally convenient.
- Close to local retail: Major shopping conveniences like Lidl supermarket are situated nearby, ensuring quick and effortless grocery shopping trips.
- Nearby sports amenities: Proximity to Éire Óg GAA grounds gives sports enthusiasts easy access to local community activities and fitness facilities.
- Town centre accessibility: Carlow Town Centre is reachable on foot, granting effortless access to a wide array of shops, restaurants, and essential services.
- Public transport connectivity: A local bus service stops right outside the estate entrance, offering reliable transit links for commuters without a car.
- Fitted wardrobes included: Every bedroom features built-in storage solutions, saving the buyer substantial time and money on freestanding furniture installation.
- Established construction era: Dating from 2002, the dwelling avoids early twentieth-century maintenance issues while benefiting from modern cavity wall and structural standards.
But keep in mind:
- Moderate BER rating: Holding a C energy rating, the house may require future insulation or heating upgrades to improve thermal efficiency and lower utility bills.
- Open fire emissions: The traditional open fireplace in the sitting room is less energy-efficient than a modern wood-burning stove and can cause heat loss.
- Untested fixtures and services: The selling agents explicitly note that appliances, heating systems, and fittings have not been tested, requiring thorough independent inspection.
- Potential upgrade costs: Depending on the age of the 2002 finishes, buyers should budget for potential cosmetic redecoration or bathroom modernizations over time.
- Ensuite size constraints: Some of the ensuite bathrooms are relatively compact in width, which might feel slightly restrictive during daily personal use.
- Traffic and parking congestion: Corner properties near estate green areas can occasionally experience visitor parking spillover or traffic turnaround activity.
- Extension compliance check: The buyer should verify that the ground floor extension received full local authority planning permission and building control sign-off.
- Boundary line clarity: Given the wrap-around nature of the corner garden, a surveyor should carefully check the exact legal boundaries and fence maintenance responsibilities.
- Managing garden maintenance: A larger wrap-around plot requires significantly more gardening effort and ongoing landscaping upkeep compared to a standard small yard.
- Upstairs flooring material: The landing and bedrooms feature pine wood flooring and carpet, which may require sanding, refinishing, or deep cleaning by the new owner.
- Surface water drainage: Buyers should investigate the garden drainage around the patio zones to ensure surface water clears efficiently during heavy rainfall events.
- Roof and attic insulation: A C-rated home from 2002 should be inspected in the attic space to ensure insulation depth meets modern energy conservation recommendations.
- Window and door seals: Double-glazed installations dating from the early 2000s should be checked for seal failure, drafts, or operational wear and tear.
- Boiler lifespan evaluation: The central heating boiler may be approaching or past its optimal operational lifespan, meaning a replacement could be necessary soon.
- Busy main thoroughfare proximity: Being positioned on the Tullow Road network means buyers should check if traffic noise impacts front-facing rooms during peak hours.
- Management company fees: Buyers must verify if Friars Green operates an active residents association or estate management company with associated annual service charges.
- Public transport frequency: The local bus service stopping outside the estate should be checked for timetable reliability to ensure it matches commuter needs.
- Limited downstairs WC scale: The guest toilet measures less than a meter in width, making it a very tight space that lacks accessibility features.
- Storage limitations: Aside from fitted wardrobes and a hot press, internal storage is somewhat standard, lacking dedicated basement or attic conversion rooms.
- Resale market competition: Popular estates in Carlow Town can see periodic supply shifts, so buyers should analyze recent comparable sales data closely.
Price positioning
?
- Recent historical sales within the exact development demonstrate a notable upward pricing trajectory for well-situated properties over recent years.
- A comparable nearby property transaction inside the same residential estate achieved three hundred thirty thousand euros earlier this year.
- The asking price sits moderately above recent transaction benchmarks for the estate, reflecting its larger footprint and extra reception space.
- Buyers should investigate whether the premium layout and corner site positioning fully justify the valuation relative to past sales.
Build Analysis
What we know from similar construction types
- The property was built in 2002 within a mature residential development, meaning standard construction methods of that era were utilized and normal wear and tear over two decades should be expected.
- The house features a ground-floor extension used as an extra bedroom or playroom; a buyer should verify that proper planning permission and building control compliance were obtained for this extension.
- Given the presence of multiple bathrooms (four in total, including ensuites and a downstairs WC), plumbing connections, ventilation, and potential water pressure or drainage performance should be thoroughly inspected.
- An open fire is present in the sitting room, meaning the chimney and flue should be checked for structural integrity and safe operation prior to use.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,500 to €2,300
- Explanation: Based on a 132 m² property with a C-class BER rating, annual energy consumption typically falls around 150 to 200 kWh/m². Actual expenses will vary depending on fuel type (such as oil or gas), household occupancy patterns, and local energy tariffs, which the buyer should verify.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
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 Town 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
- Stamp duty: €3,500 (calculated at 1% on the first €1,000,000 of residential property value under Irish tax rules)
- Solicitor legal fees: €1,500 to €3,000 (plus outlay and VAT)
- Land registration fees: €400 to €800 (depending on registry and mapping requirements)
- Property valuation fees: €150 to €300
- Surveyor fees: €500 to €1,200 (depending on the type of structural survey)
- Annual home insurance: €400 to €800
Forum Talk
What people are saying about this area
- Locals note that Friars Green is a well-established and mature residential development built around 2002 on the Tullow Road.
- Residents frequently highlight the convenience of being within walking distance of local primary and secondary schools, Lidl supermarket, and Éire Óg GAA grounds.
- Commuters appreciate the local bus service that stops directly outside the estate, providing good connectivity to Carlow Town Centre.
- Community discussions often mention that properties overlooking the large central green areas or occupying corner sites enjoy a particularly desirable setting.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
This property features four bedrooms, a secure private rear garden, and is located within walking distance of local primary and secondary schools, making it ideal for young families.
- Teenagers8/10
With four bedrooms, multiple bathrooms including two ensuites, and a flexible extension that can serve as a playroom or family room, there is plenty of personal space for teenagers.
- Multi-generational Living6/10
The home offers a flexible ground-floor extension that could function as a fifth bedroom, though multi-generational privacy might be somewhat limited by the standard two-story layout.
- Single Buyers5/10
At a four-bedroom scale requiring a budget of €350,000, it offers a lot of space which might exceed the immediate needs of a single buyer, though it provides room to grow.
- Couples7/10
Couples looking to establish a long-term family home will appreciate the spacious open-plan kitchen and dining area, along with home office potential.
- Empty Nesters6/10
The four bedrooms provide ample space for visiting family, but the maintenance of a larger two-story layout and wraparound garden might be more than some empty nesters require.
- Retirees5/10
While located in a mature development near town amenities, the two-story layout with stairs to all bedrooms and bathrooms may require consideration for long-term accessibility.
Work
3 areas- Remote Working8/10
The versatile extension off the kitchen can easily serve as a dedicated home office, supporting comfortable remote working arrangements.
- Hybrid Commuting7/10
With a local bus service stopping directly outside the estate, commuting options are readily available alongside good road connectivity.
- Retired6/10
Conveniently close to local amenities and town services, making day-to-day errands manageable for retirees.
Practical
8 areas- Ageing in Place5/10
Features a ground-floor WC and a flexible room that could act as a ground-floor bedroom, though upper-floor bathroom access requires climbing stairs.
- Low Maintenance6/10
Built in 2002 with a C BER rating, the property is relatively modern, though buyers should investigate the condition of fixtures and fittings.
- Secure Gated Entry3/10
The property features a walled driveway to the front rather than a secure gated community entrance.
- Minimalist Design5/10
The layout follows a traditional family home structure with distinct rooms rather than open-plan ultra-minimalist architecture.
- Flexible Floor Plans8/10
Includes a versatile extension off the kitchen that can adapt as a fifth bedroom, home office, playroom, or family room.
- Heritage Home2/10
Built in 2002, this is a modern development home rather than a period or heritage property.
- Ecological Setup5/10
Carries a standard C BER rating, suggesting there may be room to improve energy efficiency relative to newer builds.
- Outdoor areas8/10
Benefits from an exceptional corner site with a private rear garden wrapping around the side and rear, complete with two patio areas.
Interests
9 areas- Gardening7/10
Features a private rear garden that wraps around the side and rear of the house, providing a great canvas for keen gardeners.
- Walking8/10
Being within walking distance of Carlow Town Centre, local schools, and amenities makes daily walking very convenient.
- Gym6/10
While there is potential to set up a home gym in the flexible extension room, buyers should verify proximity to commercial fitness facilities nearby.
- Cycling6/10
The suburban location provides straightforward road access into town, though dedicated cycling infrastructure should be independently checked.
- Golf5/10
Carlow has regional golf amenities, but buyers should investigate the exact travel times to the nearest courses from this location.
- Fishing4/10
Proximity to local rivers or angling spots in the Carlow region should be verified by interested buyers as specifics are not detailed.
- Horse Riding3/10
Equestrian facilities are typically found further out in the rural countryside rather than immediate suburban town locations.
- Water Sports2/10
Inland Carlow Town does not offer notable local water sports infrastructure outside of potential localized river activities.
- Entertaining8/10
The open-plan kitchen and dining area flows directly to the rear garden and two patio areas, making it exceptionally well-suited for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Situated on a corner site overlooking a large green area within a mature residential development, offering a generally peaceful suburban environment.
- Rural Living3/10
This is an established suburban residential estate in Carlow Town rather than a rural setting.
- Village Living5/10
It offers a community-focused neighborhood feel within walking distance of local schools, supermarkets, and sports grounds, while still being close to town.
- Coastal Living1/10
Carlow Town is an inland location far away from any coastal areas.
- Urban Living7/10
Positioned within walking distance of Carlow Town Centre with local bus services stopping directly outside the estate, providing strong urban accessibility.
Social
6 areas- Community Involvement7/10
Located near the Éire Óg GAA grounds and local schools, embedding the property within an active local community fabric.
- Café Culture6/10
Proximity to Carlow Town Centre provides access to local cafes and eateries within a manageable distance.
- Nightlife5/10
Town center pubs and venues are accessible, though the immediate estate itself is a quiet residential area.
- Health/Wellness groups6/10
Local sports grounds and community spaces nearby offer opportunities for health and wellness engagement.
- Networking Opportunities5/10
Mainly a residential neighborhood, meaning professional networking would largely rely on commuting to nearby commercial hubs.
- Tech-Hub Connectivity5/10
Buyers should verify local broadband speeds and fiber availability to ensure it meets high-demand tech-hub connectivity requirements.
Listing information
- Agent
- Agent details not available.
- Published on HouseDelve
- 2 September 2026
- Correction
- Report an issue
HD-02EBCCHouseDelve · 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.