Ballyhide, CarlowR93K8K6
€387,500
4 Bed~1 Bath~BER G
What you'll like:
- Generous site area: The property sits on a spacious 0.93 acre plot, providing exceptional outdoor space and privacy for a buyer who values room to move.
- Picturesque hill views: The residence is perfectly framed by the scenic Killeshin hills, offering an idyllic countryside backdrop that enhances daily living.
- Historic cottage charm: Retaining an original limestone cut stone structure dating back to the 1880s, the home delivers unique character alongside modern extensions.
- Four bedroom layout: Generously proportioned throughout, the dwelling features four bedrooms which comfortably accommodate a growing family or remote working needs.
- Mature private paddock: The rear holding includes a private paddock surrounded by established hedging, ideal for hobby farming, pets, or gardening enthusiasts.
- Multiple outbuildings: An array of garages and sheds enhances functional appeal, offering secure storage or workshop spaces for tools and equipment.
- Detached bungalow privacy: As a detached single-story residence, the property provides freedom from shared walls and easy accessibility across all living spaces.
- Solid fuel stove: The sitting room features a cozy solid fuel fireplace with an electric inset, creating a warm focal point for winter evenings.
- Traditional Stanley range: The kitchen includes a classic solid-fuel Stanley range cooker, adding rustic charm and reliable cooking functionality to the heart of the home.
- Chestnut kitchen units: Fully fitted solid Chestnut kitchen units provide durable, high-quality cabinetry that will stand the test of time for any culinary enthusiast.
- Feature limestone wall: Bedroom one showcases a striking feature painted limestone wall, blending the home's historic 1880s roots directly into the contemporary interior design.
- Extensive built-in storage: Multiple bedrooms benefit from built-in wardrobes and storage solutions, reducing clutter and making moving in straightforward for the buyer.
- UPVC double glazing: The house is fitted with UPVC double-glazed windows, helping to reduce external noise and improve thermal retention within the older structure.
- Dual heating systems: The property supports both oil-fired and solid fuel central heating, giving the homeowner flexible options to manage winter energy costs.
- Dedicated garage plumbing: Garage one features concrete flooring, power, and plumbing alongside the boiler house, making it an ideal space for utility appliances.
- Roller door security: Both garages include secure roller doors to the front, ensuring vehicles and valuable equipment are safely stored away from the elements.
- Surrounding agricultural lands: Positioned amidst lush agricultural lands, the home enjoys a peaceful rural atmosphere without feeling entirely isolated from the nearby town.
- Meticulously maintained gardens: The surrounding gardens have been carefully kept, offering immediate curb appeal and pleasant outdoor areas for relaxation or entertaining.
- Stira attic access: A convenient Stira folding attic stair is fitted in the kitchen area, making it easy to utilize upper roof space for seasonal storage.
- Generous room proportions: The interior spaces feel open and well-sized throughout, avoiding the cramped layouts often found in poorly planned historical cottage extensions.
But keep in mind:
- Extremely poor BER rating: The property holds a G energy rating with an indicator of 605.24 kWh/m2/yr, meaning a buyer should budget heavily for deep energy retrofitting.
- Private water system: The home relies on a private water supply, so the buyer must arrange professional testing to verify water quality, safety, and flow consistency.
- Private sewage system: Wastewater is managed via a private septic system, requiring the buyer to commission a specialized inspection to ensure compliance and structural integrity.
- High heating costs: Due to the G energy efficiency rating and older construction elements, the buyer should anticipate high monthly oil and solid fuel heating bills.
- Single bathroom limitation: Despite having four bedrooms, the dwelling only features one shared bathroom, which could create morning bottlenecks for a larger family.
- Outdated insulation: The combination of 1880s stone construction and older extensions likely lacks modern wall and roof insulation, necessitating costly thermal upgrades.
- Single-pane risks: While UPVC double glazing is present, the buyer should inspect all window seals to check for condensation failure or draft leaks in colder months.
- Septic tank registration: The buyer’s solicitor must verify that the private sewage treatment system is properly registered with local authorities to avoid regulatory penalties.
- Private well maintenance: Relying on a private well places full financial and operational responsibility for pump maintenance and filtration entirely on the homeowner.
- Extension structural review: Because the original 1880s cottage has been cleverly extended over the years, a structural survey is essential to check junction integrity.
- Electrical system age: The buyer should hire a qualified electrician to inspect the fuse boards and wiring, as older rural homes may harbor outdated electrical circuits.
- Roof condition unknowns: The extended roof profiles should be thoroughly examined by a surveyor to check for slipped slates, felt degradation, or underlying timber rot.
- Boundary verification: The exact boundaries of the 0.93 acre site and paddock must be carefully verified against land registry maps by the buyer's legal representative.
- Outbuilding condition: The collection of garages and sheds should be inspected for dampness, asbestos roofing materials, or structural wear before storing valuable items.
- Boiler efficiency check: The oil-fired boiler located in the garage should be serviced and inspected to determine its remaining operational lifespan and efficiency levels.
- Chimney integrity checks: The solid fuel Stanley range and sitting room fireplace require a professional chimney sweep and flue inspection to prevent fire safety hazards.
- Surface water drainage: Being in a rural agricultural setting, the buyer should check the site topography to ensure proper surface water drainage away from the foundations.
- Radon gas mitigation: Given the regional geology in Carlow, the buyer should inquire about radon gas levels and ensure appropriate sub-floor mitigation measures exist.
- Access road maintenance: The buyer should establish who is legally responsible for maintaining the approach road leading to the property boundary off the main route.
- Future retrofit expenses: Bringing this G-rated property up to modern comfort standards will require substantial capital investment in heat pumps, insulation, and windows.
Price positioning
?
- The asking price appears somewhat elevated for the market context when considering the substantial energy efficiency upgrade costs required by the very weak building energy rating.
- Potential overvaluation signals stem from the exceptionally poor energy performance indicator and older structural origins which could demand immediate significant capital investment.
- Supporting factors that could justify this pricing level include the generous acreage, multiple outbuildings, and the appeal of a rural setting close to town amenities.
- Market support could be undermined by the private water and sewage arrangements alongside heating systems that may need modernization to meet current buyer expectations.
Build Analysis
What we know from similar construction types
- The property is an original limestone cut stone cottage dating from the 1880s that has been extended over the years, combining historic masonry with a modern 4-bedroom layout.
- A buyer should investigate the structural integrity, damp-proofing, and insulation standards of both the original 1880s stone section and the later extensions.
- The home relies on private water and sewage systems, meaning a buyer should commission specialist inspections to verify the condition and capacity of the well and septic tank/wastewater treatment system.
- The presence of multiple outbuildings, garages, and a 0.94-acre site requires verification of boundary lines, planning compliance for any historical extensions or outbuildings, and overall maintenance status.
Retrofit Cost*
Possible renovating / insulating expenditure
- Given the G BER rating and an energy performance indicator of 605.24 kWh/m2/yr, a comprehensive deep retrofit is required to bring the property to a modern energy standard.
- Estimated deep-retrofit cost is between EUR 65,000 and EUR 90,000, factoring in external wall insulation suitable for a mix of stone and block construction, internal or attic insulation, window upgrades where necessary, and the installation of a renewable heating system such as a heat pump to replace or complement the older oil and solid fuel systems.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €3,500 to €4,500
- Short explanation: Given the G energy rating and an energy performance indicator of 605.24 Kwh/m2/yr, combined with oil and solid fuel heating systems in an extended older cottage, energy consumption is expected to be very high and the buyer should investigate improvement works.
Pollution Safe
8/10Environmental situation to investigate
- The property is situated in a rural agricultural setting framed by the Killeshin hills, appearing largely free from major industrial pollution concerns.
- Buyers should independently verify the exact proximity of any legacy agricultural runoff or local waste facilities as part of their standard due diligence.
Flood Safe
8/10Water overflow reports to follow up
- The dwelling occupies an elevated site on the outskirts of Carlow town, suggesting a generally lower vulnerability to immediate river or surface flooding.
- Due to surrounding agricultural lands and local drainage variations, purchasers are advised to consult official flood risk maps to confirm site-specific safety.
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 local area
No verified results were found for this group in the previous five years.
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 €3,875
- Solicitor legal fees: estimated between €1,500 and €3,000 plus VAT and outlays
- Land registration fees: approximately €600 to €800 depending on the property value and registration type
- Property valuation fees: typically around €150 to €300
- Surveyor fees: ranging from €500 to €1,200 depending on the depth of the survey required
- Annual home insurance: estimated between €400 and €800 per year
Forum Talk
What people are saying about this area
- Locals in the Carlow town outskirts frequently discuss the scenic appeal and peaceful atmosphere of living near the Killeshin hills.
- Residents often highlight the convenience of being close to Carlow town amenities while maintaining a rural countryside feel in areas like Ballyhide.
- Community forums occasionally touch upon the charm and historical character of older extended cottages in the local agricultural surroundings.
- Property owners in the broader Carlow region regularly share tips on maintaining private well water and septic tank sewage systems.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The generous 0.93-acre site and four bedrooms offer plenty of safe outdoor and indoor play space for young children, though buyers should verify safety measures near boundaries.
- Teenagers7/10
Four bedrooms provide good personal space for teenagers, and the outbuildings/garages could serve as hobby areas, though the rural location may require parents to drive them to activities.
- Multi-generational Living6/10
A single-bathroom configuration across four bedrooms may cause morning bottlenecks for larger multi-generational households, despite the spacious single-storey footprint.
- Single Buyers5/10
Managing a 0.93-acre site and a 4-bed detached period home alone might be labour-intensive and costly for a single buyer without help.
- Couples7/10
Offers great space and privacy on the outskirts of town, ideal for couples wanting country living with convenient access, though maintenance is required.
- Empty Nesters7/10
Single-level bungalow living suits downsizers wanting to avoid stairs, but the large grounds and older cottage upkeep need consideration.
- Retirees7/10
The single-storey layout is beneficial for ageing in place, but the rural-outskirts setting means driving is essential for daily errands.
Work
3 areas- Remote Working7/10
The spacious 4-bed layout allows plenty of room to set up a home office, though broadband speeds should be independently verified.
- Hybrid Commuting6/10
Outskirts location near Carlow town provides reasonable transit links, though commuting to major cities requires travel.
- Retired8/10
Single-level accommodation is ideal for retirees, though maintenance of the large grounds should be factored in.
Practical
8 areas- Ageing in Place8/10
The single-storey bungalow configuration removes the hazard of stairs, making it well-suited for later years, provided any necessary accessibility adaptations are made.
- Low Maintenance3/10
Maintaining a 0.93-acre site, multiple outbuildings, garages, and an 1880s extended stone cottage requires ongoing effort and upkeep.
- Secure Gated Entry4/10
The listing does not highlight automated or secure gated entry, so buyers should inspect boundary security.
- Minimalist Design4/10
This is an extended traditional cottage with character features, solid fuel stoves, and a traditional layout rather than minimalist open-plan modern design.
- Flexible Floor Plans6/10
Four bedrooms provide good layout flexibility for guest rooms or home offices, though the single bathroom is a constraint.
- Heritage Home8/10
Originating as an original limestone cut stone cottage dating from the 1880s, it retains authentic historical charm.
- Ecological Setup3/10
The property carries a G energy rating and relies on oil and solid fuel heating, meaning significant upgrades would be needed for high energy efficiency.
- Outdoor areas10/10
Features an expansive 0.93-acre site, mature gardens, a paddock with hedging, and multiple garages and sheds.
Interests
9 areas- Gardening10/10
The extensive 0.93-acre site, mature gardens, and surrounding hedging provide a dream canvas for keen gardeners.
- Walking8/10
The scenic countryside backdrop and proximity to the Killeshin hills offer lovely local walking opportunities.
- Gym4/10
No dedicated indoor gym space within the home, and town facilities will require a short drive.
- Cycling7/10
Quiet rural approach roads are suitable for cycling enthusiasts, though caution is needed on busier approach routes.
- Golf6/10
Regional golf facilities are accessible by car, though none are immediately adjacent to the property.
- Fishing6/10
Proximity to the general Carlow region provides access to local angling spots, though buyers should verify exact river access.
- Horse Riding8/10
The presence of a mature paddock and surrounding agricultural lands makes this a suitable property for keeping horses or equestrian pursuits.
- Water Sports3/10
Inland location limits immediate access to water sports, though local rivers offer some limited scope.
- Entertaining8/10
Generous reception rooms and expansive outdoor grounds provide a wonderful setting for hosting guests in warmer months.
Lifestyle
5 areas- Quiet Living9/10
Framed by the Killeshin hills and agricultural lands on a large private plot, the setting is exceptionally peaceful and tranquil.
- Rural Living9/10
Positioned on the outskirts of town surrounded by lush agricultural lands and featuring a mature paddock, it delivers an authentic rural feel.
- Village Living6/10
Located on the outskirts of Carlow town rather than a tight-knit village community, offering more isolation.
- Coastal Living1/10
This property is located inland in County Carlow, far from any coastal amenities.
- Urban Living4/10
While close to Carlow town, the immediate surroundings are strictly rural and car-dependent.
Social
6 areas- Community Involvement6/10
Rural setting relies on connecting with nearby town or local community groups rather than an immediate village neighbourhood.
- Café Culture5/10
Café culture is accessible a short drive away in Carlow town rather than within walking distance.
- Nightlife4/10
Very limited nightlife immediately nearby, requiring trips into Carlow town centre.
- Health/Wellness groups5/10
Wellness groups are available in the wider Carlow town area rather than on the doorstep.
- Networking Opportunities4/10
A purely residential rural property offering minimal spontaneous professional networking.
- Tech-Hub Connectivity4/10
Rural location lacks immediate tech-hub infrastructure; buyers should verify internet connection capabilities.
Listing information
- Agent
- Sherry FitzGerald McDermott Carlow
- Phone
- 059 914 0344
- Published on HouseDelve
- 21 September 2026
- Correction
- Report an issue
HD-BA872BHouseDelve · 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.