Cuddagh South, Ballacolla, LaoisR32X9R7
€450,000
3 Bed~3 Bath~147 m²~BER C1
What you'll like:
- Substantial floor area: Spanning approximately 147 square metres, this detached home offers generous and well-proportioned living accommodation that easily suits growing families seeking room to breathe.
- Generous site size: The extensive site extends to approximately 1.68 acres, providing an exceptional sense of space, privacy, and endless opportunities for outdoor recreation and gardening.
- Large detached garage: The inclusion of a spacious garage delivers superb secure parking, valuable additional storage, or a dedicated workshop space for hobbies and projects.
- Modern construction era: Built in 2006, the property benefits from contemporary building standards compared to older rural stock, resulting in more reliable foundational integrity and layout practicality.
- Three well-appointed bathrooms: Having three bathrooms ensures smooth morning routines for busy households and prevents congestion during peak times for families and visiting guests.
- Floored attic space: The provision of a floored attic provides valuable extra storage capacity, helping keep living areas clutter-free and organized for everyday convenience.
- Dual heating system: The installed dual heating setup offers flexibility and efficiency in temperature control, allowing occupants to adapt to changing energy costs and personal comfort preferences.
- Acceptable BER rating: Achieving a C1 energy rating indicates reasonable thermal performance, meaning heating bills should be manageable while leaving room for future green upgrades.
- Peaceful countryside setting: Situated in the tranquil rural area of Cuddagh South, residents can enjoy quiet surroundings and scenic views away from urban congestion.
- Accessible location: Convenient proximity to the M7 and M8 motorway network makes commuting straightforward for professionals traveling toward major employment hubs.
- Proximity to Ballacolla: Being close to Ballacolla village grants easy access to local primary schooling and community amenities, supporting a connected rural lifestyle.
- Surrounding town access: Handy reach to nearby Abbeyleix, Rathdowney, and Portlaoise ensures comprehensive shopping, dining, and secondary education options are never far away.
- Detached privacy: As a standalone property, buyers will not have to contend with party wall noise, offering greater personal peace and domestic tranquility.
- Bright interior spaces: The property layout is described as bright and inviting, maximizing natural daylight to create a warm and welcoming atmosphere throughout the home.
- Stable asking price: The recorded asking price history shows no decreases since tracking began, suggesting firm vendor expectations and steady market confidence in the area.
- Family-home potential: The combination of a large garden, multiple bedrooms, and versatile outbuildings makes this an ideal long-term home for raising a family.
- Commuter appeal: The balanced offering of rural serenity paired with fast road links broadens the appeal for professionals who require Dublin or regional access.
- Outdoor lifestyle opportunities: The expansive plot gives buyers the freedom to keep pets, establish vegetable plots, or create bespoke landscaping features to suit their tastes.
- Clear folio reference: The availability of a specific land folio number aids legal transparency and simplifies the conveyancing process for prospective purchasers.
- Ready-to-view availability: The property is actively available for viewings, allowing interested parties to assess the condition and spatial flow firsthand without delay.
But keep in mind:
- Moderate energy efficiency: A C1 BER rating means the home is only moderately efficient and may require future insulation or heating upgrades to reduce carbon emissions.
- Rural septic tank dependency: Buyers should thoroughly investigate the private wastewater treatment system and well water arrangements, as rural properties often rely on independent utilities.
- Maintenance of large grounds: Maintaining 1.68 acres requires significant ongoing time, physical effort, or financial outlay for landscaping, grass cutting, and boundary upkeep.
- Potential commuting costs: Despite motorway proximity, rural living inherently involves higher daily driving distances and fuel expenses for groceries, schools, and work.
- Reliance on private transport: The rural location lacks immediate rail or frequent public bus services, making owning multiple cars essential for household mobility.
- Unverified structural condition: Built in 2006, the property requires a comprehensive pre-purchase structural survey to check for hidden defects, roof health, or damp issues.
- Dual heating system upkeep: Dual heating setups can sometimes involve more complex maintenance routines and servicing costs compared to standard single-fuel central heating boilers.
- Attic conversion limitations: While the attic is floored for storage, buyers must verify if it meets building regulations for habitable use before considering any formal conversion.
- Local market liquidity: Rural standalone houses can sometimes experience longer selling times compared to urban housing estates, which is an important liquidity consideration.
- Weather exposure risks: Standalone countryside homes are often more exposed to high winds and heavy rainfall, requiring vigilant roof and gutter maintenance.
- Boundary fence verification: Purchasers should instruct their legal representative to carefully verify all 1.68-acre folio boundaries against physical markers on the ground.
- Broadband availability limits: High-speed fibre broadband should be independently verified prior to purchase, as connection speeds can vary significantly in remote rural townlands.
- Potential planning restrictions: Owning a large rural site does not guarantee future planning permission for additional structures, which should be checked with the local authority.
- Surface water drainage: Buyers must inspect how surface water is managed across the 1.68-acre plot to ensure there are no pooling or flooding risks during wet weather.
- Asking price firmness: The static asking price history indicates the vendor may be reluctant to negotiate significantly, requiring careful strategy during the bidding stage.
- Oil or gas supply logistics: Depending on the fuel source for the dual heating system, buyers must account for the logistics and upfront cost of bulk fuel deliveries.
- Proximity to agricultural land: Being nestled in a farming hinterland means potential seasonal noise and odours from nearby livestock or machinery operations.
- Limited pedestrian infrastructure: The absence of footpaths and street lighting immediately outside the property makes walking to local village amenities unsafe at night.
- Future retrofit expenses: Bringing a C1-rated home up to near-zero energy building standards will likely demand substantial capital investment in modern heat pumps or solar panels.
- Local service capacity: Emergency response times, rural postal delivery quirks, and waste collection service options should be confirmed as part of standard pre-acquisition due diligence.
Price positioning
?
- The asking price appears somewhat undervalued given the generous floor area, large detached garage, and extensive site extending to over one and a half acres in a peaceful rural location with good motorway access.
- Valuation signals include a competitive baseline relative to broader rural transactions in the area, balanced against a moderate C1 energy rating that might require future upgrades by the prospective purchaser.
- This price point is supported by strong demand for countryside detached homes with acreage and outbuildings, though it could be undermined by local market absorption rates and regional buyer depth.
- Relevant factors encompass the property's dual heating system, floored attic space for storage, and convenient connectivity to major arterial routes, enhancing its overall appeal to family commuters.
Build Analysis
What we know from similar construction types
- The property is a detached family home built in 2006, extending to approximately 147 square metres with a C1 BER rating.
- Features a dual heating system, a large detached garage, and a floored attic space.
- Buyers should investigate compliance regarding the floored attic space to ensure proper planning permissions and building regulations were met for any structural or conversion works.
- Given the rural location on a 1.68-acre site, buyers should verify the status and efficiency of the private on-site wastewater treatment system and private water supply if applicable.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 1,800 to 2,200 euro.
- The property has a C1 BER rating and features a dual heating system across 147 square metres, resulting in moderate energy consumption typical for a house built in 2006.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a peaceful rural countryside setting with no apparent major industrial facilities, incinerators, or active large-scale landfills in immediate proximity.
- Any historical or legacy agricultural or domestic environmental impacts should be verified through standard environmental due diligence and local searches.
Flood Safe
8/10Water overflow reports to follow up
- The surrounding countryside setting generally exhibits a low apparent risk of widespread flooding, though local surface water pooling after heavy rainfall should be checked.
- Prospective buyers are advised to consult local flood history maps and environmental agency records to confirm the exact flood risk profile of the site.
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 Ballacolla area
RATH HOUSE, BALLYGOGUE, BALLACOLLA
- Sale date
- Declared sale price
- €693,000.00
Collacurragh, BALLACOLLA
- Sale date
- Declared sale price
- €405,000.00
MEADOW VIEW COTTAGE, DURROW ROAD, BALLACOLLA
- Sale date
- Declared sale price
- €220,000.00
COOLE, BALLACOLLA, COUNTY LAOIS
- Sale date
- Declared sale price
- €200,000.00
CROSS, BALLACOLLA, CO. LAOIS
- Sale date
- Declared sale price
- €510,000.00
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: €4,500 — 1% of €450,000.
?
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 are estimated between 1,500 and 3,000 euro plus VAT.
- Land registration fees will be approximately 600 to 800 euro depending on the property value.
- Property valuation fees typically range from 150 to 300 euro.
- Surveyor fees are estimated between 400 and 800 euro for a standard structural survey.
- Annual home insurance is estimated between 400 and 700 euro.
Forum Talk
What people are saying about this area
- Locals in the Ballacolla and wider Laois area frequently discuss the convenience of rural living coupled with strong connectivity to the M7/M8 motorway network for commuters.
- Community discussions often highlight the peaceful, scenic nature of the countryside around Ballacolla while emphasizing the reliance on nearby towns like Abbeyleix, Rathdowney, and Portlaoise for broader retail and services.
- Residents in rural Laois frequently share maintenance tips and advice regarding properties with private well water systems and septic tanks.
- Traffic and road safety on regional approach roads into smaller villages remain a common topic of conversation among local community groups.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property offers a spacious three-bedroom layout, three bathrooms, and an expansive 1.68-acre site, providing a safe, private environment with ample room for children to play outdoors.
- Teenagers7/10
Generous indoor living spaces and a large detached garage provide flexibility, though the rural location means teenagers will rely heavily on parents for transport to social and extracurricular activities.
- Multi-generational Living6/10
While the 147 m2 floor area and large plot offer good overall space, the standard three-bedroom detached layout may require modifications to comfortably accommodate multiple generations.
- Single Buyers4/10
A detached countryside home with 1.68 acres and a €450,000 asking price involves significant maintenance overhead and costs that may exceed typical single-buyer requirements.
- Couples7/10
Well-suited for couples seeking peace, privacy, and extra space for home offices or hobbies, though the rural setting requires comfortable driving habits.
- Empty Nesters6/10
Provides single-level ground floor accommodation potential and tranquility, but the upkeep of a 1.68-acre site and a large detached garage could become burdensome over time.
- Retirees5/10
The peaceful rural setting and single-family footprint appeal to retirees, though the countryside location means reduced proximity to immediate healthcare and daily amenities without a car.
Work
3 areas- Remote Working8/10
The spacious floor area of 147 m2 and peaceful atmosphere provide an ideal environment for a home office, though broadband speeds should be independently verified by the buyer.
- Hybrid Commuting7/10
Good access to the nearby M7/M8 motorway network facilitates manageable hybrid commuting connections toward Portlaoise, Dublin, and regional hubs.
- Retired7/10
Offers a tranquil retreat for retirees who appreciate privacy and outdoor space, though reliance on driving for daily needs should be considered.
Practical
8 areas- Ageing in Place6/10
The single-family layout offers comfortable ground-floor living potential, but the rural location and extensive grounds may require increased maintenance support as one ages.
- Low Maintenance4/10
A 1.68-acre plot, large detached garage, and a 2006-built detached house require ongoing upkeep for both the gardens and the physical structure.
- Secure Gated Entry3/10
The listing does not highlight a secure gated entry system, meaning buyers should investigate boundary security or plan to install provisions themselves.
- Minimalist Design5/10
Features traditional family home proportions and a dual heating system rather than stark minimalist architectural styling.
- Flexible Floor Plans7/10
Spacious three-bedroom layout spanning 147 m2 complemented by a floored attic space providing valuable extra storage and layout adaptability.
- Heritage Home2/10
Built in 2006, this is a modern contemporary build rather than a period or heritage property.
- Ecological Setup5/10
Features a standard C1 BER rating and a dual heating system, with ample outdoor space suitable for adding modern renewable upgrades like solar panels.
- Outdoor areas10/10
Outstanding outdoor offering featuring an expansive 1.68-acre site, large detached garage, and generous grounds suited for recreation and projects.
Interests
9 areas- Gardening10/10
An impressive site extending to approximately 1.68 acres provides endless potential for extensive landscaping, vegetable patches, and horticultural projects.
- Walking8/10
The rural country roads surrounding the property offer pleasant environments for casual walking and outdoor fitness.
- Gym3/10
There are no commercial gym facilities within immediate walking distance, though the large detached garage offers ample space to set up a private home gym.
- Cycling7/10
Quiet local rural roads provide good routes for cycling enthusiasts, though regional traffic on connecting roads should be navigated with care.
- Golf5/10
The regional location provides reasonable driving access to nearby golf courses in the Laois area, though none are immediately adjacent.
- Fishing6/10
The rural inland setting in Laois offers reasonable proximity to regional rivers and angling spots typical of the midlands.
- Horse Riding7/10
The generous 1.68-acre plot and rural surroundings present good potential for equestrian pursuits, subject to verifying local stabling and hacking routes.
- Water Sports2/10
Inland County Laois lacks major water sports hubs, requiring travel to lakes or coastal areas for dedicated water activities.
- Entertaining8/10
Generous indoor living areas, comfortable family spaces, and extensive outdoor grounds make this property well-suited for hosting guests and social gatherings.
Lifestyle
5 areas- Quiet Living10/10
Situated in a peaceful rural setting in Cuddagh South with expansive surrounding grounds, ensuring a quiet environment away from urban bustle.
- Rural Living10/10
Comprises a 1.68-acre site and a detached structure located in the countryside of County Laois, perfectly matching a rural lifestyle.
- Village Living7/10
Convenient to Ballacolla village and surrounding towns, balancing rural seclusion with accessible local community amenities.
- Coastal Living1/10
The property is located inland in County Laois and offers no proximity to the coast.
- Urban Living2/10
Set entirely in the countryside outside the village, offering minimal urban connectivity directly at the doorstep.
Social
6 areas- Community Involvement6/10
Proximity to Ballacolla village allows for local community integration, though social life centers around village events and surrounding towns.
- Café Culture4/10
Rural setting means local café options are limited, requiring a drive into nearby towns for a vibrant café scene.
- Nightlife2/10
The quiet rural location offers virtually no local nightlife, which is concentrated further away in larger urban centers.
- Health/Wellness groups5/10
Community and sporting facilities are accessible in Ballacolla and nearby towns, though specialized wellness groups will require travel.
- Networking Opportunities3/10
Professional networking is minimal in the immediate rural surrounds, relying instead on remote connectivity or commuting.
- Tech-Hub Connectivity4/10
While motorway links are convenient, physical proximity to major tech hubs is low, making high-speed internet essential for remote tech roles.
Listing information
- Agent
- CBPM Estate Agents and Letting Agents
- Phone
- 057 86 35824
- Current status
- active
- Published on HouseDelve
- 13 October 2026
- Correction
- Report an issue
HD-311C8EHouseDelve · 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.