Kylevalley , Stradbally, LaoisR32C7K3
€295,000
6 Bed~1 Bath~153 m²~BER E
What you'll like:
- Generous floor area: The property extends to approximately 1,650 square feet, providing an expansive footprint that allows buyers ample room to reconfigure the layout for modern family living.
- Vacant property grant: The house qualifies for the Vacant Property Refurbishment Grant subject to eligibility, offering substantial financial assistance to offset heavy initial modernization costs.
- Idyllic countryside setting: Situated in a picturesque rural location between Stradbally and Portlaoise, occupants can enjoy peaceful surroundings and wonderful views across the open Laois countryside.
- Commuter friendly location: Positioned just a 15-minute drive from the M7 motorway, residents gain convenient access to major national routes while maintaining a tranquil rural lifestyle.
- Proximity to rail links: Easy access to Portlaoise railway station provides reliable public transport options for commuters traveling regularly toward Dublin or other regional hubs.
- Six bedroom accommodation: The large number of bedrooms offers exceptional versatility, easily accommodating large families, home offices, hobby rooms, or guest accommodation spaces.
- Renovation blank canvas: Buyers are presented with a fantastic opportunity to completely redesign, insulate, and finish the interior spaces to match their exact personal tastes and aesthetic preferences.
- Long term investment potential: Undertaking a comprehensive modernization project allows buyers to significantly increase the overall market value of the asset upon successful completion of the works.
- Nearby town amenities: The property sits within easy reach of both Stradbally and Portlaoise town centres, ensuring schools, supermarkets, and healthcare facilities remain conveniently accessible.
- Stable asking price: The recorded asking price has remained completely unchanged at €295,000 since initial observation, suggesting a firm pricing stance by the vendor in the current market.
- Defined room dimensions: The listing provides clear measurements for key areas like the kitchen and living room, helping buyers plan initial spatial layouts and furniture placement.
- Dormer expansion capacity: Upper-level dormer rooms offer unique character and practical additional square footage that can be fully optimized during the upcoming structural refurbishment works.
- Separate storage areas: Dedicated storage spaces and back rooms provide practical utility areas essential for managing construction materials, outdoor gear, and household maintenance equipment.
- Strong project foundation: The property structure provides a solid baseline for an ambitious transformation, making it highly attractive to experienced builders and dedicated DIY enthusiasts.
- Rural lifestyle appeal: Buyers seeking privacy, quiet surroundings, and minimal light pollution will appreciate the secluded positioning away from dense urban housing developments.
- Direct agent contact: Readily available agent contact details allow interested buyers to quickly schedule viewings and gather crucial preliminary information regarding the property condition.
- Local school access: The surrounding Laois region features numerous primary and secondary educational institutions within a short driving distance from the rural address.
- Outdoor space potential: The generous countryside plot surrounding the dwelling offers extensive opportunities for landscaping, gardening, and creating private outdoor recreational entertainment areas.
- Flexible layout options: The separation between ground-floor living quarters and upper-level dormer spaces allows for creative zoning, such as a private master suite or independent guest wing.
- Recreational proximity: Residents can easily access local amenities such as the Stradbally woodland walks, heritage sites, and community sports clubs within the surrounding county.
But keep in mind:
- Poor energy rating: The dwelling holds a weak E energy rating, indicating severe thermal inefficiency that will require extensive insulation upgrades, window replacements, and heating overhauls.
- Heavy modernization required: The property is marketed strictly as a renovation project, meaning buyers must budget for substantial capital expenditure beyond the initial purchase price.
- Single bathroom limitation: Despite offering six bedrooms, the home currently features only one bathroom, creating an urgent need to install additional plumbing and sanitary facilities.
- Grant funding uncertainty: Qualification for the Vacant Property Refurbishment Grant remains subject to strict eligibility criteria and official approval, meaning buyers should not rely on it unconditionally.
- Hidden structural risks: Unseen defects such as damp, rot, or outdated electrical wiring could drastically inflate total renovation budgets and extend projected construction timelines significantly.
- Stagnant price positioning: The lack of any price adjustments since tracking began may indicate an unrealistic vendor expectation relative to the heavy renovation costs required.
- Septic tank verification needed: Buyers must independently investigate the condition and compliance of any private wastewater treatment system or well water supply servicing the rural property.
- Heating system overhaul: The existing heating infrastructure is likely obsolete or non-functional, requiring a complete replacement with a modern, eco-friendly heat pump or boiler system.
- Window and door upgrades: Older joinery is likely present given the E energy rating, necessitating full replacement of external windows and doors to meet current building standards.
- Roof condition check required: A professional surveyor must inspect the roof timbers and coverings closely to ensure there are no major leaks or structural sagging issues present.
- Planning permission rules: Significant structural extensions or alterations to the exterior footprint may require local authority planning permission, adding time and administrative costs.
- Temporary housing needs: The extensive nature of the required renovation works means the property will be uninhabitable during early construction phases, requiring alternative rental accommodation.
- Material and labor inflation: Sourcing reliable tradespeople and construction materials in the current market may prove challenging, potentially causing project delays and budget overruns.
- Access road maintenance: Rural approach roads leading to the property should be inspected to ensure they are adequately maintained by the local council throughout all seasons.
- Lack of fitted kitchens: The provision of basic kitchen dimensions suggests that a brand new kitchen installation will be an immediate requirement for habitable living.
- Electrical safety compliance: The entire electrical wiring network should be treated as non-compliant until certified by a registered electrician, likely requiring a full rewiring job.
- Plumbing modernization needs: Outdated pipework throughout the house will need to be entirely replaced to support modern bathroom fixtures and household water pressure requirements.
- Ventilation and mold risks: Uninhabited rural houses frequently suffer from dampness and poor ventilation, requiring remediation to protect interior air quality before finishing works begin.
- Insulation standards deficit: Roof spaces and wall cavities will likely need substantial insulation retrofits to comply with modern building regulations and lower future energy bills.
- Resale value ceiling: Buyers should carefully analyze local neighborhood comparable sales to ensure that heavy renovation spending will not exceed the ultimate ceiling value of the area.
Price positioning
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- The asking price appears somewhat elevated relative to the baseline market given the extensive capital expenditure required for this six-bedroom fixer-upper, especially considering the poor energy rating and heavy modernisation needs.
- Valuation signals are driven by the attractive countryside setting, generous one thousand six hundred fifty square foot floor area, and potential eligibility for government refurbishment grants that partially offset heavy renovation outlays.
- Support for this price relies heavily on buyer appetite for rural lifestyle projects and successful grant approval, whereas escalating construction inflation and hidden structural defects could severely undermine the overall investment value.
- While the recorded asking price history remains entirely static at two hundred ninety-five thousand euros without recent reductions, lingering on the market may eventually force strategic adjustments if contractor availability dampens buyer interest.
Build Analysis
What we know from similar construction types
- The property is described as a renovation opportunity extending to approximately 153 m² (1,650 sq. ft.) with six bedrooms and one bathroom, indicating a substantial layout that requires complete modernisation.
- A buyer should investigate the structural integrity, dampness, and the condition of the roof, plumbing, and electrical systems given the extensive renovation requirements implied by the BER rating and description.
- The listing notes potential eligibility for the Vacant Property Refurbishment Grant, subject to relevant criteria and approval, which a buyer should verify independently.
- Planning compliance and the condition of private services such as wastewater treatment and water supply should be thoroughly inspected by a qualified surveyor.
Retrofit Cost*
Possible renovating / insulating expenditure
- Given the poor BER rating of E and the extensive nature of the renovation required for a 153 m² property, a deep retrofit to bring the home to a modern B2 or A rating is estimated to cost between €70,000 and €100,000 or more.
- This estimated range accounts for comprehensive insulation upgrades, window and door replacements, installation of a renewable heating system, and associated ventilation works.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 2,500 to 3,500 euro.
- Explanation: Given the poor BER rating of E and the generous floor area of approximately 153 m² requiring major renovation, the thermal efficiency is likely low, resulting in high energy consumption until significant insulation and heating upgrades are completed.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a tranquil rural countryside setting well away from major industrial estates, heavy manufacturing facilities, or large waste incinerators.
- Any minor localized environmental or agricultural concerns should be independently verified by the buyer as part of their standard due diligence.
Flood Safe
3/10Water overflow reports to follow up
- Official flood hazard mapping indicates that the property is located within areas exposed to potential river flooding across multiple probability thresholds, suggesting a notable level of underlying environmental risk.
- Prospective buyers should carefully investigate historical local water levels and examine the precise ground topography relative to nearby watercourses before proceeding with the purchase or any major renovations.
- Given the property is undergoing a comprehensive refurbishment, any future redesign plans should incorporate flood-resilient building materials and appropriate damp-proofing measures to mitigate potential water ingress.
The property’s mapped location falls within a river flood area for an event with a 5% annual probability. This is based on broader, indicative mapping.
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 Stradbally area
DYSART CROSS, DUNAMAISE, STRADBALLY
- Sale date
- Declared sale price
- €400,000.00
BALLINTESKIN, STRADBALLY, LAOIS
- Sale date
- Declared sale price
- €91,250.00
SPRINGFIELD HOUSE, STRADBALLY, LAOIS
- Sale date
- Declared sale price
- €285,000.00
MAIN ST, STRADBALLY, LAOIS
- Sale date
- Declared sale price
- €126,000.00
LOFT, THE HALL, STRADBALLY
- Sale date
- Declared sale price
- €160,000.00
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: €2,950 — 1% of €295,000.
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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 3,000 euro plus VAT and outlays.
- Land registration fees: approximately 400 to 800 euro depending on the property value and mapping requirements.
- Property valuation fees: approximately 150 to 300 euro for a standard mortgage or independent valuation.
- Surveyor fees: approximately 500 to 1,200 euro, highly recommended given the extensive renovation and modernization required.
- Annual home insurance: approximately 450 to 900 euro, though coverage terms should be verified for a vacant or renovation-heavy property.
Forum Talk
What people are saying about this area
- Locals frequently discuss the charm and appeal of living in the countryside between Stradbally and Portlaoise, highlighting the peaceful rural views and community atmosphere.
- Residents often note that properties requiring extensive renovation, such as those qualifying for the Vacant Property Refurbishment Grant, are generating strong interest among buyers looking for restoration projects.
- Commuters in the wider Laois area frequently share insights on peak traffic times heading toward the M7 motorway and Portlaoise railway station.
- Community discussions often highlight local amenities in Stradbally, including the annual Electric Picnic festival, local schools, and scenic woodland walks.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The property features a generous floor area of 153 m² and plenty of outdoor space in a countryside setting, which is great for children. However, the home requires extensive renovation and modernisation before it is safe and comfortable for young families.
- Teenagers6/10
With six bedrooms and ample living space, there is plenty of room for teenagers to have their own space. Its rural location between Stradbally and Portlaoise means driving will be necessary for school and social activities.
- Multi-generational Living6/10
The six-bedroom layout offers good potential for multi-generational living configurations, provided the required renovations include functional reconfiguration and updates to accessibility and plumbing.
- Single Buyers3/10
A 153 m² fixer-upper is likely far too large and resource-intensive for a single buyer, especially given the considerable time, effort, and funds required to undertake a full modernization project.
- Couples4/10
Couples looking for a project home will find an appealing challenge here. However, managing a major renovation while juggling everyday life can be overwhelming for a two-person household.
- Empty Nesters4/10
While downsizing to the countryside appeals to many empty nesters, maintaining a sprawling six-bedroom house that requires a significant structural overhaul may prove impractical.
- Retirees3/10
The home requires substantial renovation, and its rural location lacks immediate access to healthcare and amenities. Retirees should carefully consider whether they want to manage a heavy building project.
Work
3 areas- Remote Working6/10
The spacious interior allows for dedicated home office setups. However, buyers should verify the local broadband infrastructure and speeds available at this rural address.
- Hybrid Commuting7/10
The property benefits from being roughly a 15-minute drive from the M7 motorway and close to Portlaoise railway station, making hybrid commuting viable.
- Retired4/10
While the peaceful setting suits retirement, the heavy maintenance and renovation workload may not align well with a relaxed retirement lifestyle unless contractors handle the project.
Practical
8 areas- Ageing in Place3/10
A two-story property with dormer bedrooms and a current BER rating of E will require substantial retrofitting, insulation, and layout re-evaluation to make it suitable for ageing in place.
- Low Maintenance1/10
This is a heavy-duty renovation project requiring complete modernization, structural attention, and ongoing upkeep of both a large house and grounds.
- Secure Gated Entry2/10
There is no mention of an existing secure gated entry, meaning security measures would need to be installed by the buyer.
- Minimalist Design2/10
The current layout is a traditional multi-room farmhouse-style arrangement, requiring significant structural redesign to achieve an open-plan minimalist aesthetic.
- Flexible Floor Plans7/10
With six bedrooms, multiple reception rooms, and a large footprint, the blank-canvas nature of the property offers tremendous flexibility for reconfiguration.
- Heritage Home5/10
While it possesses traditional countryside charm, it is marketed primarily as a renovation opportunity rather than a protected heritage structure.
- Ecological Setup2/10
The property currently holds an E BER rating, indicating poor energy efficiency. Extensive upgrades to insulation, heating systems, and windows will be needed to achieve an ecological standard.
- Outdoor areas7/10
The property boasts a generous countryside plot offering great potential for landscaping, patios, and outdoor living areas once cleared and developed.
Interests
9 areas- Gardening8/10
The countryside plot provides a wonderful canvas for keen gardeners to design and cultivate extensive outdoor spaces, lawns, or vegetable patches.
- Walking7/10
The surrounding rural roads and countryside offer pleasant settings for walking, though the lack of dedicated footpaths directly outside requires caution.
- Gym2/10
There are no gyms within immediate walking distance, requiring a drive into Portlaoise or Stradbally for fitness facilities.
- Cycling6/10
The rural setting offers scenic cycling routes along country lanes, though local traffic on regional roads should be kept in mind.
- Golf5/10
Golf enthusiasts will need to travel a short distance by car, as courses are located in nearby towns like Portlaoise.
- Fishing5/10
Proximity to regional rivers and rural waterways offers potential fishing opportunities, subject to local permits and accessibility.
- Horse Riding7/10
The rural Laois setting is well-suited for equestrian pursuits, with potential space for outbuildings or proximity to local stables.
- Water Sports1/10
Being an inland rural location, there are no immediate water sports facilities nearby.
- Entertaining5/10
Once renovated, the generous footprint and outdoor areas could make for a great entertaining space, but right now the property is a building site.
Lifestyle
5 areas- Quiet Living9/10
Situated in a beautiful countryside setting between Stradbally and Portlaoise, the property offers a peaceful and private environment with wonderful views across the surrounding landscape.
- Rural Living9/10
This is a quintessential rural property surrounded by fields and countryside, ideal for buyers seeking a genuine country lifestyle and a renovation project with character.
- Village Living6/10
The property sits between Stradbally and Portlaoise, offering reasonable proximity to local village and town amenities, though a car is essential for daily errands.
- Coastal Living1/10
The property is located inland in County Laois, far away from any coastal areas.
- Urban Living2/10
Set firmly in the countryside, this location offers none of the hustle, bustle, or immediate walkability associated with urban living.
Social
6 areas- Community Involvement5/10
Country living encourages integration with local rural communities, village clubs, and events in Stradbally and Portlaoise.
- Café Culture3/10
There are no cafés within walking distance, requiring a trip into the nearby towns to enjoy local coffee shops.
- Nightlife2/10
Nightlife options are virtually non-existent immediately around the property, with residents needing to head into Portlaoise for pubs and entertainment.
- Health/Wellness groups3/10
Access to local wellness groups or classes requires traveling into nearby towns.
- Networking Opportunities2/10
Professional networking opportunities are limited in this rural pocket, requiring travel toward larger commercial hubs.
- Tech-Hub Connectivity3/10
The rural location lacks traditional tech-hub clusters, meaning remote professionals will rely entirely on home internet connections.
Listing information
- Agent
- Property Partners Buggy
- Phone
- 056 7796161
- Current status
- active
- Published on HouseDelve
- 3 November 2026
- Correction
- Report an issue
HD-056FD4HouseDelve · 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.