Fortbarrington Road, Athy, County KildareR14DE93
€595,000
3 Bed~1 Bath~173 m²~BER D1
What you'll like:
- Versatile mixed-use setup: Combining a three-bedroom detached residence with an established commercial premises provides exceptional flexibility for entrepreneurs or investors seeking live-work options.
- Established commercial footprint: The retail space currently operates as a successful florist, offering a ready-made business environment or immediate rental income potential for future occupants.
- Spacious residential accommodation: The home features well-proportioned rooms across ninety-one square meters, ensuring comfortable everyday living spaces for a couple or growing family.
- Generous total site size: Spanning approximately zero-point-fifteen hectares, the expansive plot provides plenty of outdoor space, storage options, and clear operational separation between residential and business zones.
- Extensive front parking: The large tarmac and cobble-lock front area accommodates numerous vehicles easily, which is crucial for attracting retail customers and providing hassle-free private parking.
- Independent side access: Gated side access allows commercial deliveries and private residential visitors to enter the property separately without disturbing daily household routines.
- Charming parquet flooring: The entrance hallway and living room feature attractive oak parquet flooring, adding notable character and durability to the primary living spaces.
- Functional shaker kitchen: The kitchen and dining area includes solid wood shaker cabinets and integrated appliances, creating a practical space for family meals and daily cooking.
- Dual window bedrooms: Bedrooms one and two benefit from dual windows that flood the rooms with natural light, enhancing the bright and airy feel upstairs.
- Fitted bedroom storage: Bedrooms two and three come equipped with built-in wardrobes and vanity units, maximizing floor space and offering convenient storage solutions.
- Equipped commercial unit: The retail space includes air conditioning and a tiled floor, reducing initial setup costs for any buyer hoping to launch a retail venture quickly.
- Substantial rear yard: The large rear yard features a selection of sheds and storage structures, providing valuable capacity for stock management or hobbyist equipment.
- Included furnishings: The residential property is sold as seen with furniture, appliances, and light fittings included, making it simpler for buyers to move in without extra costs.
- Convenient distributor road location: Situated adjacent to the Athy distributor road, the property ensures smooth vehicular movement and quick connectivity around the local area.
- Proximity to town amenities: Athy town centre is within easy reach, offering local schools, sporting clubs, and a weekly farmers market for a vibrant community lifestyle.
- Excellent commuter rail links: The nearby railway line offers direct connections to Dublin Heuston in under forty-five minutes, making this a viable base for city commuters.
- Major motorway accessibility: Convenient access to the M9 via the N78 allows straightforward driving connections toward Kildare, Newbridge, Naas, and the wider national road network.
- Scenic surrounding countryside: Athy sits at the meeting point of the Grand Canal and River Barrow, offering picturesque green spaces and rich history for outdoor enthusiasts.
- Solid construction era: Built around nineteen ninety, the structures benefit from modern cavity-wall construction methods compared to older period buildings in the region.
- Ready-to-use services: The property connects directly to mains electricity and water supplies, ensuring standard utility availability from day one.
But keep in mind:
- Sub-optimal energy rating: The residential energy rating sits at a D1 level, which indicates poor thermal efficiency and suggests that substantial insulation upgrades will be necessary.
- Commercial energy discrepancy: The commercial unit has a C3 energy rating, highlighting differing thermal performances across the combined structures that require careful evaluation.
- Mixed-use mortgage complexity: Financing a combined residential and commercial asset can involve stricter lending criteria and higher deposit requirements from mainstream banking institutions.
- Potential commercial liabilities: Operating or leasing a commercial unit exposes the buyer to distinct commercial rates, insurance premiums, and local authority compliance obligations.
- Single bathroom constraint: The entire three-bedroom house is served by just one bathroom, which may create morning bottlenecks for families or visiting guests.
- Wooden bathroom flooring: The bathroom features wooden flooring rather than standard tiles, raising potential concerns regarding moisture damage and long-term water resistance.
- Unverified structural condition: The selling agents explicitly note that no fixtures, fittings, or services have been tested, requiring thorough independent surveys before purchase.
- Traffic and noise exposure: Positioned adjacent to a distributor road, the property may experience elevated traffic noise levels and dust during peak commuting hours.
- Oil-fired heating reliance: The home relies on oil-fired central heating rather than natural gas, which can involve fluctuating fuel delivery costs and manual tank monitoring.
- Commercial roof condition: The large single-storey retail premises and extensive outbuildings require careful inspection to assess the lifespan and watertightness of the roofs.
- Outbuilding maintenance needs: The selection of sheds and lean-to structures in the rear yard may require repairs, asbestos checks, or general maintenance due to age.
- Limited indoor commercial amenities: While there is a large retail space, the listing does not detail dedicated staff breakout rooms or private office facilities inside the unit.
- Upstairs bedroom ceiling heights: Buyers should verify if the slanted or standard ceiling configurations in the three bedrooms restrict usable furniture placement or headroom.
- Potential change of use costs: Transforming the established florist into an alternative business type might necessitate local council planning permission and associated fees.
- Boundary clarity verification: Buyers must thoroughly inspect title deeds to confirm exact property boundaries, especially given the shared front access and mixed-use layout.
- Surface water drainage: The extensive tarmac and paved areas should be checked to ensure proper runoff capacity and prevent localized pooling during heavy rainfall.
- Air conditioning maintenance: The commercial unit features installed air conditioning, which will require professional servicing and safety checks prior to operational use.
- Commercial security requirements: Given the retail frontage and separate rear yard, new owners may need to invest in upgraded alarm systems and exterior security lighting.
- Local commercial demand: The long-term rental or resale value of the retail unit depends heavily on local commercial demand within Athy, which can fluctuate over time.
- Future road infrastructure impacts: Proximity to the Athy distributor road means buyers should investigate any future council plans for road expansions or traffic modifications.
Price positioning
?
- The asking price is set at a notably higher level than standard residential offerings in the immediate surroundings, reflecting the inclusion of a substantial commercial unit and extensive site area rather than a purely domestic valuation.
- Valuation signals are driven by the dual-income or owner-occupier business potential of the established retail premises, featuring a large floor area, air conditioning, and a generous tarmac yard with dedicated sheds and storage facilities.
- Factors that could support this price include robust commercial demand or strong local business viability, whereas elements like the residential D1 energy rating and ongoing commercial maintenance liabilities could potentially undermine the valuation.
- Relevant considerations involve the unique mixed-use nature of the asset, combining a three-bedroom detached home with a successful commercial florist, which limits direct residential comparables and places this property in a specialized market bracket.
Build Analysis
What we know from similar construction types
- The property is a mixed-use holding built around 1990, combining a 3-bedroom detached residential dwelling with an adjoining commercial unit currently operating as a florist.
- The residential floor area is approximately 91 sq.m. and the retail floor area is approximately 82 sq.m., sitting on a site of about 0.38 acres with extensive tarmac parking and storage sheds.
- Buyers should investigate the planning permissions and local zoning regulations to ensure the mixed-use nature of the site complies with local development plans and permits any intended future commercial or residential use.
- Given the 1990 construction date, a structural survey should be carried out to assess the condition of the roof, walls, windows, insulation, and the oil-fired central heating system.
- The commercial unit features air conditioning, which should be inspected for operational efficiency and compliance with commercial standards.
Retrofit Cost*
Possible renovating / insulating expenditure
- Although the summary statistics mention a D1 BER rating, the detailed listing text indicates a C rating for the residential portion. Assuming a comprehensive energy upgrade to bring the entire older structure to a modern high standard (such as external wall insulation, upgraded windows, heat pump installation, and solar panels), a deep retrofit could range from 35,000 to 55,000 euros depending on the extent of works required for both the residential and commercial sections.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is 2,000 to 2,600 euro.
- This estimate reflects the detached residential floor area of approximately 91 square meters with a D1 energy rating, combined with energy requirements for the adjoining commercial unit.
Pollution Safe
8/10Environmental situation to investigate
- The property is located in a predominantly residential and mixed-use suburban setting along Fortbarrington Road, appearing largely free from heavy industrial pollution concerns.
- Any potential legacy or surrounding environmental risks are minimal, though buyers should verify local authority records for complete peace of mind regarding historical land use.
Flood Safe
7/10Water overflow reports to follow up
- While Athy features the River Barrow, the immediate location along Fortbarrington Road sits at a remove from primary flood zones, though localized heavy rainfall pooling should always be investigated.
- Buyers are advised to consult official OPW (Office of Public Works) flood maps to confirm historical flood data and drainage capacity for the specific site.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
18 SHACKLETON COURT, FORTBARRINGTON RD, ATHY
- Sale date
- Declared sale price
- €230,000.00
9 TONLEGEE COURT, FORTBARRINGTON RD, ATHY
- Sale date
- Declared sale price
- €259,000.00
15 SHACKLETON COURT, FORTBARRINGTON RD, ATHY
- Sale date
- Declared sale price
- €150,000.00
APT 14 SHACKLETON COURT, FORTBARRINGTON ROAD, ATHY
- Sale date
- Declared sale price
- €120,000.00
2 SHACKLETON COURT, FORTBARRINGTON RD, ATHY
- Sale date
- Declared sale price
- €137,000.00
Recent sales in the wider Athy area
8 MONEEN VIEW, ATHY, KILDARE
- Sale date
- Declared sale price
- €323,000.00
3 THE BORROWS, CONEYBORO, ATHY
- Sale date
- Declared sale price
- €331,000.00
CASA MARIA, JANEVILLE, ATHY
- Sale date
- Declared sale price
- €375,000.00
17 BRANSWOOD, KILKENNY RD, ATHY
- Sale date
- Declared sale price
- €322,000.00
1 RIVERSDALE, GREEN ALLEY, ATHY
- Sale date
- Declared sale price
- €205,000.00
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: 59,500 euro calculated at 10 percent for non-residential or mixed-use properties over 380,000 euro, or alternatively buyers should verify the exact apportionment between residential and commercial elements with their solicitor as residential rates may apply to the dwelling portion.
- Solicitor legal fees: 2,500 to 5,000 euro plus outlay and VAT.
- Land registration fees: 700 to 900 euro for registry of deeds and land registry filings.
- Property valuation fees: 150 to 300 euro for mortgage or independent valuation.
- Surveyor fees: 600 to 1,200 euro depending on the depth of the structural survey required for both residential and commercial sections.
- Annual home insurance: 500 to 1,000 euro depending on the policy scope for the combined residential and commercial premises.
Forum Talk
What people are saying about this area
- Local discussions in Athy frequently highlight the convenience of the Athy distributor road and its positive impact on local traffic flow.
- Residents often share positive feedback regarding the community atmosphere, weekly farmers market, and scenic amenities along the River Barrow and Grand Canal.
- Commuters in local forums frequently discuss the reliability of the Dublin-Waterford railway line and the direct train connections to Dublin Heuston.
- There are occasional community discussions regarding ongoing local infrastructural developments and regional connectivity improvements via the M9 motorway.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property includes a three-bedroom detached residence and a secure rear garden/yard space, providing safe outdoor play areas for young children, though parents should verify local crèche and primary school availability.
- Teenagers6/10
With three bedrooms and a generous layout, there is adequate space for teenagers, and Athy offers local secondary schools and recreational facilities, though proximity to major urban centres for older teen activities is limited.
- Multi-generational Living5/10
The combination of a 3-bedroom home and adjoining commercial premises offers potential flexibility for extended family arrangements or home business integration, but significant structural adaptation would likely be needed.
- Single Buyers6/10
A single buyer looking for an live-work opportunity or investment will find the established commercial premises combined with a residential dwelling appealing, though the asking price reflects a mixed-use setup.
- Couples7/10
Couples seeking a home with a built-in business opportunity or extra storage space will appreciate the layout, size, and convenient access to local amenities in Athy.
- Empty Nesters6/10
The single-storey commercial element and manageable three-bedroom house size suit empty nesters wanting to run a local enterprise, though maintenance of the extensive yard and front parking should be considered.
- Retirees6/10
Athy offers a relaxed market town setting with local health services and community amenities, making it suitable for retirees, though the presence of the commercial premises might not suit everyone seeking a quiet retirement.
Work
3 areas- Remote Working8/10
The property includes a substantial separate retail and commercial space with air conditioning, offering an exceptional setup for home-based business owners or remote workers needing dedicated office space separate from the main living quarters.
- Hybrid Commuting7/10
Athy railway station provides direct rail services to Dublin Heuston in under 45 minutes, and the location offers convenient access to the M9 and M7 motorways for hybrid commuters.
- Retired6/10
The single-level commercial unit and accessible town amenities suit retirees looking for a project or passive investment, though managing the combined property requires consideration.
Practical
8 areas- Ageing in Place6/10
The residential accommodation is entirely on one level inside a 3-bedroom detached structure, though buyers should verify bathroom accessibility and step-free entry points.
- Low Maintenance5/10
The extensive tarmac front parking area and rear yard/sheds reduce garden upkeep, but maintaining a mixed-use commercial and residential building requires ongoing property management.
- Secure Gated Entry7/10
The property benefits from gated side access and a generous front site with extensive parking, providing good boundary control.
- Minimalist Design5/10
The home features traditional finishes such as oak parquet flooring, coving, and fitted wardrobes rather than ultra-minimalist architecture.
- Flexible Floor Plans9/10
The unique combination of a three-bedroom residential dwelling and an adjoining 82 sq. m. retail space offers extraordinary flexibility for various live-work or investment configurations.
- Heritage Home3/10
Built c.1990, the property is a modern construction rather than a period or heritage home.
- Ecological Setup4/10
The residential BER is D1, indicating that energy efficiency upgrades should be considered by an eco-conscious buyer.
- Outdoor areas7/10
Features a generous front site with extensive tarmac parking, independent side access, and a large rear yard/garden equipped with a lean-to and sheds.
Interests
9 areas- Gardening6/10
The property features a rear garden/yard space and a generous front site, offering good potential for keen gardeners, though much of the exterior is currently laid to tarmac for parking and commercial use.
- Walking7/10
Proximity to the Grand Canal and River Barrow offers scenic green spaces and walking trails around Athy.
- Gym5/10
Local sporting clubs and fitness facilities are available in Athy, though dedicated private health clubs may require travel to larger nearby towns like Kildare or Newbridge.
- Cycling6/10
The surrounding flat Kildare countryside and proximity to canal towpaths provide pleasant cycling routes, though buyers should verify local cycling infrastructure.
- Golf6/10
Athy and the wider County Kildare region are well-known for quality golf courses, offering good options for enthusiasts within a short drive.
- Fishing8/10
The property's location near the River Barrow and the Grand Canal places it in an excellent spot for freshwater fishing.
- Horse Riding7/10
County Kildare is the heart of Ireland's thoroughbred industry, with numerous equestrian facilities and riding stables located throughout the county.
- Water Sports6/10
The River Barrow and Grand Canal offer opportunities for activities such as kayaking and canoeing, though more intensive water sports require travel.
- Entertaining7/10
The kitchen/dining area, living room, and extensive tarmac parking area provide functional space for hosting guests both indoors and outdoors.
Lifestyle
5 areas- Quiet Living6/10
Located along Fortbarrington Road near the Athy distributor road, the area offers a relatively peaceful setting, though commercial activity on-site and nearby road traffic introduce some daytime noise.
- Rural Living6/10
Surrounded by attractive countryside and near the River Barrow, the property provides a semi-rural feel while remaining within easy reach of Athy town amenities.
- Village Living7/10
Athy functions as a picturesque market town with a strong sense of community, local shops, and a weekly farmers market, offering a traditional village-style lifestyle.
- Coastal Living1/10
The property is located inland in County Kildare, far from any coastal areas or beaches.
- Urban Living5/10
While close to Athy town centre with rail services to Dublin, the location is distinctly suburban/market-town rather than urban core.
Social
6 areas- Community Involvement7/10
Athy offers a strong sense of community with local clubs, historical landmarks, and a weekly farmers market that encourage active participation.
- Café Culture6/10
Athy town centre provides a selection of local cafes and eateries within convenient reach of the property.
- Nightlife4/10
Nightlife options are limited to local pubs and traditional venues in Athy, with extensive nightlife requiring travel to larger urban centres.
- Health/Wellness groups6/10
Local community and sporting facilities host various health and wellness groups, though specialised wellness studios are more common in larger towns.
- Networking Opportunities5/10
The integrated commercial unit provides built-in retail networking potential, though broader professional networking is more concentrated in major employment hubs.
- Tech-Hub Connectivity5/10
While remote work is well-supported by the physical space, buyers should verify broadband speeds and connectivity options for high-tech business operations.
Listing information
- Agent
- Coonan Naas
- Phone
- 045 832 020
- Published on HouseDelve
- 30 September 2026
- Correction
- Report an issue
HD-E636EEHouseDelve · 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.