Ballybrack, Borris, Carlow, Co. CarlowR95HW83
€380,000
3 Bed~1 Bath~89 m²~BER B
What you'll like:
- Turn-key interior condition: The residence is presented in excellent condition throughout, allowing a new buyer to move in immediately without needing any initial renovation work or repairs.
- Strong BER rating: Achieving a B energy rating indicates good thermal efficiency, which should help keep heating costs lower and provide a comfortable indoor environment.
- Triple glazed windows: The property benefits from triple glazing installed throughout, enhancing both thermal insulation and sound reduction from the surrounding countryside.
- Modern oil-fired heating: Equipped with a Grant condenser boiler, the central heating system offers reliable performance and efficient fuel consumption for everyday comfort.
- Wood-burning stove feature: The living room includes a fitted stove with an attractive marble surround, creating a cozy focal point and alternative heat source.
- Contemporary kitchen design: The kitchen features modern cabinetry, integrated appliances, and timber-effect countertops, offering a practical workspace with direct garden access.
- Flexible bedroom layout: Three well-proportioned bedrooms provide comfortable accommodation, with built-in storage options and a flexible layout suitable for various household needs.
- Direct garden access: The second bedroom features patio doors opening directly onto the outdoor space, blending indoor and outdoor living areas seamlessly.
- Updated family bathroom: The fully tiled bathroom includes a bath with an electric shower, heated towel rail, and clean contemporary finishes for daily convenience.
- Gigabit fibre broadband: The availability of high-speed internet connectivity supports remote working and streaming from this peaceful rural location.
- Generous site size: Occupying an elevated plot of approximately 1.3 acres, the property offers ample outdoor space for recreation, gardening, or future projects.
- Spectacular mountain views: The elevated position provides breathtaking panoramic vistas towards Mount Leinster and Brandon Hill, creating a scenic backdrop.
- Established landscaped gardens: The grounds feature a wonderful variety of mature plants, shrubs, an orchard, and tiered retaining walls crafted from reclaimed stone.
- South-westerly orientation: The wraparound granite patio takes full advantage of afternoon and evening sun, making it an ideal space for outdoor entertaining.
- Insulated outdoor storage: A substantial Steeltech shed measuring six by three meters is fully insulated and powered up, providing excellent utility space or a workshop.
- Existing planning permission: The property benefits from active planning permission to extend, offering a ready-made opportunity for buyers looking to expand the floor area.
- Granite-capped entrance wall: An attractive front boundary wall with integrated lighting provides a welcoming and secure approach to the private driveway.
- Scenic rural location: Situated amidst beautiful rolling countryside near Borris, the setting offers exceptional natural beauty, woodland trails, and peace.
- Stable asking price: The recorded asking price has remained stable at 380,000 euros since tracking began, suggesting steady seller expectations without erratic adjustments.
- Proximity to local amenities: The village of Borris is located approximately seven kilometers away, providing convenient access to local shops, cafes, and everyday services.
But keep in mind:
- Private water supply: The property relies on a private water source, meaning the buyer should test water quality and verify flow rates and equipment maintenance.
- On-site septic tank: A private wastewater treatment system requires independent inspection during due diligence to ensure compliance with current environmental regulations and proper functioning.
- Compact floor area: With a total floor area of 89 square meters, the interior footprint is relatively modest unless the buyer utilizes the permission to extend.
- Single bathroom facility: The dwelling contains only one bathroom, which could create morning bottlenecks or prove limiting for larger families and visiting guests.
- Rural isolation risks: Located in a deeply rural setting, residents are heavily dependent on private transport for daily errands, schools, and professional services.
- Planning permission expiration: The buyer must carefully verify the exact expiration date and conditions attached to the existing extension permission to avoid losing approval.
- Maintenance of large grounds: Managing 1.3 acres of mature gardens, an orchard, and tiered stonework requires ongoing physical effort or regular professional landscaping costs.
- Exposed elevated position: Being situated on an elevated site may expose the building and grounds to stronger winds and weather elements, potentially increasing wear.
- Limited local public transport: The countryside location lacks frequent public transit options, necessitating reliable vehicles for every household member.
- Distance to major towns: Larger urban centers such as Carlow and Kilkenny require significant driving times for major shopping trips, hospital visits, or specialized services.
- Heating fuel reliance: Dependence on an oil-fired system means the household budget remains vulnerable to fluctuations in home heating oil market prices.
- Potential boundary verification: Buyers should have their legal representative inspect mapping for the 1.3-acre plot to ensure all boundaries and access routes are clear.
- Septic tank registration: The buyer must confirm that the septic tank is properly registered with local authorities and meets modern environmental standards.
- Extension construction costs: Undertaking building work using the existing planning permission will require significant capital beyond the purchase price in a rising construction market.
- Private road maintenance: If the access lane is shared or un-taken by the local council, responsibility for surface upkeep and repairs may fall on local residents.
- Limited immediate neighbors: While offering peace and privacy, the secluded rural setting might feel isolated for buyers accustomed to suburban neighborhoods.
- Energy efficiency future proofing: Although the BER is strong, ongoing maintenance of triple glazing and insulation seals will be necessary to preserve thermal performance.
- Storage limitations inside: Without a garage attached to the main structure, storage relies heavily on the outdoor Steeltech shed and internal built-in wardrobes.
- Strict rural planning context: Securing future alterations beyond the current permission may prove challenging due to local planning restrictions in scenic countryside zones.
- Market comparison constraints: Due to the unique nature of rural elevated properties with large gardens, finding direct comparable sales for valuation purposes can be difficult.
Price positioning
?
- The asking price of €380,000 for this three-bedroom countryside bungalow appears slightly elevated relative to standard rural square-meter values, largely driven by the high standard of finish, substantial 1.3-acre site, and energy-efficient B rating.
- Valuation signals are supported by the inclusion of planning permission for future extension, an insulated Steeltech shed, and extensive professionally landscaped gardens, though the modest 89 square metre floor area tempers the baseline valuation.
- Potential factors supporting this pricing include strong demand for turnkey rural retreats offering scenic mountain views, whereas elements that could undermine the price include the remote rural location and dependence on private water and septic systems.
- The stable price history since listing indicates a confident vendor strategy, with local market liquidity and buyer appetite for rural County Kilkenny properties ultimately dictating whether this asking price is fully realised.
Build Analysis
What we know from similar construction types
- The property is a detached three-bedroom bungalow extending to approximately 89 m² (or 88 sqm) on an elevated 1.3-acre site, featuring triple glazing throughout and a Grant condenser oil-fired boiler.
- The listing notes existing planning permission to extend the property, which a buyer should verify with the local planning authority regarding current validity, conditions, and expiration dates.
- Services include a private water supply and a septic tank, meaning a buyer should investigate the condition, capacity, and registration compliance of the private wastewater treatment system and well water quality.
- The presence of a powered and insulated Steeltech shed should be checked for electrical certification and any required planning or building compliance.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is between 1,200 and 1,600 euro.
- Explanation: The property features a B BER rating, triple glazing, and an oil-fired central heating system with a Grant condenser boiler, complemented by a wood-burning stove in the living room. This energy efficiency helps moderate oil consumption despite the rural detached setting and 89 square meter floor area.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
9/10Water 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 Kilkenny area
4 CIRCULAR RD, KILKENNY, KILKENNY
- Sale date
- Declared sale price
- €390,000.00
14 COLLEGE RD, KILKENNY, KILKENNY
- Sale date
- Declared sale price
- €600,000.00
5 RIOCH ST, KILKENNY, KILKENNY
- Sale date
- Declared sale price
- €255,000.00
92 UPPER PATRICK ST, KILKENNY, KILKENNY
- Sale date
- Declared sale price
- €480,000.00
17 MICHAEL ST, KILKENNY, KILKENNY
- Sale date
- Declared sale price
- €630,000.00
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: €3,800 — 1% of €380,000.
?
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: approximately 1,500 to 2,500 euro plus VAT and outlays.
- Land registration fees: approximately 600 to 800 euro depending on property value and registration type.
- Property valuation fees: approximately 150 to 300 euro for a standard mortgage valuation.
- Surveyor fees: approximately 500 to 1,000 euro depending on the depth of the structural survey.
- Annual home insurance: approximately 400 to 700 euro per year for a detached bungalow of this size.
Forum Talk
What people are saying about this area
- Local residents in the Borris and surrounding Kilkenny countryside frequently discuss the serene lifestyle and scenic amenities offered by proximity to Mount Leinster and the River Barrow.
- Community groups often highlight the appeal of rural living combined with convenient access via the M9 motorway to larger hubs like Carlow, Kilkenny, and Dublin.
- Discussions regarding rural properties in the area regularly emphasize the importance of maintaining private services such as septic tanks and private water supplies.
- Local forums note strong demand for rural family homes featuring established gardens and elevated views, particularly properties offering potential for future expansion.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property features 1.3 acres of beautiful landscaped gardens and an orchard, offering ample safe outdoor space for young children to play. However, parents should verify the safety of the surrounding country roads and the proximity to local primary schools.
- Teenagers5/10
While the 89 m² bungalow provides a comfortable living space with three bedrooms, the rural location near Borris means teenagers will have limited independent access to entertainment, public transport, and social hubs without a car.
- Multi-generational Living4/10
The single-level 3-bedroom layout lacks the independent living zones typically required for multi-generational households, though the presence of existing planning permission to extend offers future potential to expand the accommodation.
- Single Buyers5/10
At an asking price of €380,000, this rural bungalow offers high specification turn-key living with gigabit fibre broadband, but the location is better suited to those prioritizing nature over urban proximity.
- Couples8/10
An exceptional option for couples seeking a peaceful countryside retreat with stunning mountain views, beautiful gardens, and a south-westerly facing granite patio ideal for relaxing and dining.
- Empty Nesters9/10
Single-level bungalow living, low maintenance turn-key interiors, and a tranquil scenic setting make this an ideal home for empty nesters looking to downscale without sacrificing beautiful outdoor grounds.
- Retirees9/10
The property offers single-level accommodation with no internal stairs, triple glazing, and an efficient B BER rating. Buyers should verify how easily local medical and daily services can be accessed from this rural location.
Work
3 areas- Remote Working9/10
The inclusion of gigabit fibre broadband significantly enhances the viability of working remotely from this tranquil countryside setting.
- Hybrid Commuting6/10
Access to the M9 motorway via the Carlow and Leighlinbridge area connects the property toward Kilkenny, Waterford, and Dublin, though a hybrid commute will still involve significant driving time.
- Retired10/10
With single-level living, beautiful grounds, and a peaceful ambiance, the home is exceptionally well suited for retirement.
Practical
8 areas- Ageing in Place8/10
As a single-level bungalow with step-free internal flow and walk-in bathroom facilities, it supports ageing in place, though buyers should verify maintenance requirements for the large 1.3-acre grounds.
- Low Maintenance7/10
The interior is presented in turnkey condition with modern finishes, triple glazing, and oil-fired central heating, though the extensive landscaped gardens require ongoing upkeep.
- Secure Gated Entry5/10
The property features an attractive granite-capped entrance wall, but buyers wishing for automated security gates would need to install them independently.
- Minimalist Design4/10
The home features traditional countryside bungalow elements, coving, and classic finishes rather than stark minimalist architectural design.
- Flexible Floor Plans6/10
The 89 m² layout is compact and functional, but the existing planning permission to extend provides excellent flexibility for future spatial reconfiguration.
- Heritage Home2/10
This is a modern, well-maintained contemporary bungalow rather than a period or protected heritage structure.
- Ecological Setup7/10
Benefiting from a solid B BER energy rating, triple glazing, a wood-burning stove, and an insulated Steeltech shed, the property has strong baseline efficiency, though buyers should verify private water and septic tank arrangements.
- Outdoor areas10/10
Outstanding 1.3-acre grounds featuring an orchard, tiered stone-walled gardens, native woodland backdrop, and a wraparound granite patio taking full advantage of the views and sun.
Interests
9 areas- Gardening10/10
Featuring approximately 1.3 acres of meticulously established gardens, an orchard, mature plants, shrubs, and tiered stone-walled planting beds, this is a paradise for gardening enthusiasts.
- Walking9/10
The surrounding area is renowned for its outstanding natural beauty, scenic country roads, woodland trails, and proximity to the River Barrow walking routes.
- Gym2/10
There are no commercial gyms within immediate walking distance, requiring travel into nearby towns for fitness facilities.
- Cycling8/10
The scenic country roads surrounding the property offer fantastic routes for cycling enthusiasts, though narrow rural roads require caution.
- Golf6/10
While the Borris area offers a scenic backdrop, golfers will need to investigate the exact distance to the nearest local golf courses in the wider Carlow and Kilkenny region.
- Fishing8/10
The proximity to the River Barrow provides excellent opportunities for freshwater fishing within the wider locality.
- Horse Riding7/10
The rural setting and country lanes are well-suited for equestrian pursuits, though buyers should verify local stable and livery availability.
- Water Sports5/10
The River Barrow offers casual river-based activities, but dedicated water sports facilities are limited in this inland rural location.
- Entertaining9/10
A wraparound granite patio with a south-westerly orientation, gorgeous garden views, and seamless indoor-outdoor access from the kitchen make this home fantastic for hosting guests.
Lifestyle
5 areas- Quiet Living10/10
Set amidst rolling countryside on an elevated 1.3-acre site with panoramic views of Mount Leinster and Brandon Hill, the property provides an exceptionally peaceful and private environment.
- Rural Living10/10
The home epitomizes rural Irish living, surrounded by nature, woodland trails, and agricultural landscapes, while remaining approximately 7km from the charming village of Borris.
- Village Living7/10
Borris is located about 7km away, offering local shops, cafes, and everyday amenities, giving residents convenient access to a traditional village atmosphere.
- Coastal Living1/10
The property is located deep in the inland countryside of County Kilkenny, far away from any coastal areas or beaches.
- Urban Living2/10
Urban conveniences are limited locally, with larger towns like Carlow, Bagenalstown, and Graiguenamanagh requiring drives ranging from 12km to 20km.
Social
6 areas- Community Involvement7/10
The nearby community of Borris offers active local community life, parish groups, and village events for residents willing to participate.
- Café Culture5/10
Local cafes are available in Borris approximately 7km away, but vibrant, dense cafe strips are absent from the immediate rural surrounds.
- Nightlife2/10
Nightlife options are restricted to local country pubs in Borris, with extensive nightlife requiring travel to larger nearby towns.
- Health/Wellness groups4/10
Formal wellness classes and group activities will require travel into Borris or larger hubs like Carlow.
- Networking Opportunities2/10
Professional networking is virtually non-existent in this rural location, making it entirely reliant on remote digital connections.
- Tech-Hub Connectivity3/10
Despite having gigabit fibre broadband, there are no physical tech hubs or co-working spaces in the immediate rural vicinity.
Listing information
- Agent
- Donohoe Properties
- Phone
- 056 777 0400
- Current status
- active
- Published on HouseDelve
- 21 October 2026
- Correction
- Report an issue
HD-BABC51HouseDelve · 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.