Melrose, Market Square, Portlaoise, LaoisR32TY74
€195,000
4 Bed~3 Bath~232 m²
What you'll like:
- Generous floor area: Spanning approximately 2,500 square feet, this spacious dwelling provides a substantial footprint for creative redesign and custom configuration.
- Prime town-centre location: Situated directly off Market Square, the property places essential amenities, shops, and services within comfortable walking distance for residents.
- Dual vehicular access: Having entry points from both Market Square and the Mountrath Road greatly enhances site layout flexibility and logistics during construction.
- Excellent commuter connectivity: Located just a ten-minute drive from the M7 motorway, the address ensures straightforward road travel to major employment hubs.
- Proximity to rail transit: The nearby railway station facilitates convenient daily commuting to Dublin and other regional centres without relying entirely on cars.
- Attractive initial pricing: The asking price of €195,000 represents a relatively low entry cost for a standalone building of this considerable size.
- Renovation grant potential: The property may qualify for available derelict property grants, which can help offset substantial modernising and rebuilding expenses.
- Investment project upside: The large square footage offers astute developers a compelling opportunity to generate strong returns upon completing a full overhaul.
- Blank canvas opportunity: Buyers can completely reimagine the interior layout and finishes to match their exact personal taste and modern lifestyle needs.
- Strong local demand: Centrally positioned homes in this Laois hub typically attract steady interest from both local buyers and relocating commuters.
- Versatile property potential: The generous space lends itself well to becoming a unique primary residence, multi-unit investment, or live-work setup.
- Established neighbourhood context: Being set within an established urban core ensures proximity to schools, churches, and community facilities for future occupants.
- Standalone building scope: Independent structures often provide fewer restrictions regarding shared walls, facilitating easier structural alterations and extensions.
- Historic town charm: Positioning near Market Square offers occupants a vibrant environment rich in local character and traditional streetscapes.
- Flexible project phasing: The large footprint allows buyers to phase their renovation work room by room as their budget permits over time.
- Direct agent contact: Readily available listing agent details make it straightforward to arrange viewings and submit inquiries promptly.
- Stable asking price: The price has remained unchanged since tracking began, indicating a firm initial valuation by the selling representatives.
- Footprint expansion value: The large site and building size offer excellent long-term value appreciation once comprehensive modernization works are successfully finished.
- Commuter market appeal: Portlaoise remains a popular choice for remote or hybrid workers seeking more indoor space relative to capital city prices.
- Outdoor space options: The included grounds provide a footprint that can be landscaped into private parking or rear gardens after clearance.
But keep in mind:
- Substantial renovation required: The dwelling requires comprehensive modernisation throughout, meaning buyers must budget significant time and capital before occupation is possible.
- Exempt BER status: The building currently lacks a formal energy rating, so buyers should investigate the true thermal efficiency and insulation requirements.
- Derelict grant uncertainties: Qualification for renovation grants remains subject to strict eligibility criteria and local authority approval, requiring careful prior verification.
- Hidden structural costs: Unseen defects typical of older town-centre buildings could inflate construction budgets well beyond initial estimates during the overhaul.
- Contractor availability risks: Securing reliable builders and tradespeople for extensive remediation projects in the current market may prove challenging and costly.
- Extended project timelines: Major infrastructural repairs will likely take many months, delaying the date when the purchaser can finally move in.
- Potential parking constraints: Town-centre locations often suffer from limited on-street parking, which buyers should verify regarding the property's specific grounds.
- Complex access logistics: Managing construction traffic from both Market Square and Mountrath Road requires careful planning to avoid disrupting neighbours.
- Zoning and planning limits: Local planning policies may restrict certain exterior alterations, meaning buyers must consult the local council regarding intended changes.
- Lack of fitted amenities: The description notes the home needs complete modernisation, implying all kitchens, bathrooms, and heating systems must be replaced.
- Asbestos and damp risks: Older unrenovated buildings frequently harbor damp issues or hazardous materials that demand professional testing and remediation.
- Uncertain utility connections: Buyers should verify the current operational status of water, electricity, and sewage connections before finalising purchase contracts.
- Financing hurdles: Obtaining a standard residential mortgage for a heavily deteriorated property can be difficult, often requiring specialized renovation loans.
- Market price stagnation: The lack of asking-price adjustments provides no immediate indication of seller flexibility in current negotiation dynamics.
- Town-centre noise levels: Proximity to Market Square could introduce traffic sounds, pedestrian activity, and commercial disturbances to the immediate vicinity.
- Insurance cost factors: Insuring a vacant or structurally compromised building often incurs higher premiums and necessitates specialist policy endorsements.
- Security during works: Vacant properties undergoing construction require robust temporary security measures to prevent unauthorized entry or material theft.
- Waste management fees: Clearing out large amounts of legacy debris from a 2,500 sq. ft. building will generate substantial skip and disposal costs.
- Boundary verification needed: Buyers must inspect title deeds carefully to confirm exact property boundaries and prevent future disputes with adjacent owners.
- Resale liquidity risks: Specialized renovation projects may appeal to a narrower pool of eventual buyers if the purchaser decides to sell quickly.
Price positioning
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- The asking price of one hundred ninety five thousand euros appears undervalued relative to the expansive two thousand five hundred square foot floor area because the property requires substantial renovation, modernization, and structural remediation to become habitable.
- Signals pointing towards under valuation include the exceptionally low initial cost per square foot for a town centre site, although this is heavily offset by the immense capital expenditure needed to bring the structure up to modern standards.
- Factors that could heavily support such a low asking price include severe structural defects, lack of a valid building energy rating, and the extensive financial outlay required, whilst eligibility for derelict property grants might undermine the initial impression of deep discounting.
- Relevant market dynamics indicate that while the price point attracts speculative renovators and investors looking for a project, the true end value heavily depends on managing construction inflation and successfully navigating local planning requirements.
Build Analysis
What we know from similar construction types
- The property is described as a renovation and modernization project extending to approximately 2,500 square feet, offering dual access from Market Square and Mountrath Road.
- The listing notes that the property qualifies for derelict property grants, subject to eligibility and relevant conditions, which a buyer should verify prior to purchase.
- A buyer should investigate the structural integrity, roof condition, dampness, and the state of plumbing and electrical systems given the extensive renovation required.
- Planning and compliance regarding any proposed structural alterations or change of use should be thoroughly investigated with the local authority.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property is listed as BER exempt, but given that it requires substantial renovation and modernization, a deep retrofit to bring it to a modern energy standard would likely cost upwards of 80,000 to 120,000 euros depending on the extent of the works, insulation upgrades, heating system replacement, and window installations required.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 2,500 euro to 3,500 euro.
- Explanation: Given the large floor area of approximately 232 square metres, the lack of a current BER rating, and the fact that the property requires extensive renovation and modernisation, heating efficiency is likely to be very low until upgrades are completed.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
7/10Water overflow reports to follow up
- The property is located in an established town-centre setting near Market Square in Portlaoise, which generally reduces the immediate risk of direct river-related flooding compared to lower-lying rural floodplains.
- Official mapping data for this specific location is currently unavailable, meaning there is a lack of detailed local hydraulic modelling to definitively rule out surface water or localized drainage issues during intense rainfall.
- The building requires significant renovation and modernization, so any prospective buyer should ensure that damp-proofing, sub-floor drainage, and general site levels are thoroughly inspected to protect the ground floor from heavy rain pooling.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
1ST FLOOR APARTMENT, MARKET SQUARE, PORTLAOISE
- Sale date
- Declared sale price
- €80,000.00
19 MARKET SQ, PORTLAOISE, LAOIS
- Sale date
- Declared sale price
- €172,000.00
2 MARKET SQ, PORTLAOISE, LAOIS
- Sale date
- Declared sale price
- €300,000.00
MELROSE, MARKET SQUARE, PORTLAOISE
- Sale date
- Declared sale price
- €120,000.00
PEIGS BAR, 12 MARKET SQUARE, PORTLAOISE
- Sale date
- Declared sale price
- €100,000.00
Recent sales in the wider Portlaoise area
39 CARMODY WAY, THE VILLAGE, PORTLAOISE
- Sale date
- Declared sale price
- €250,000.00
127 ROSSVALE, PORTLAOISE, LAOIS
- Sale date
- Declared sale price
- €296,000.00
24 ASHEWOOD WALK, SUMMERHILL LANE, PORTLAOISE
- Sale date
- Declared sale price
- €280,000.00
3 FIELBROOK, DUBLIN ROAD, PORTLAOISE
- Sale date
- Declared sale price
- €300,000.00
THE GLEBE, CLONASLEE, PORTLAOISE
- Sale date
- Declared sale price
- €307,000.00
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
MELROSE, MARKET SQUARE, PORTLAOISE
- Sale date
- Declared sale price
- €120,000.00
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €1,950 — 1% of €195,000.
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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 euro to 3,000 euro plus VAT and outlays.
- Land registration fees: approximately 400 euro to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 euro to 300 euro for a standard mortgage or purchase valuation.
- Surveyor fees: approximately 600 euro to 1,200 euro, particularly recommended for a property requiring renovation and modernisation.
- Annual home insurance: approximately 400 euro to 800 euro per year depending on the level of cover and the condition of the structure.
Forum Talk
What people are saying about this area
- Local residents frequently discuss regeneration and town-centre revitalisation initiatives taking place around Market Square and the wider Portlaoise area.
- Community forums often highlight the convenience of living within walking distance of the railway station and local amenities for daily commuters.
- Discussions regarding older properties in the town centre often centre around leveraging vacant and derelict property grants for modern retrofitting.
- Traffic management and parking availability around the core town-centre shopping zones remain regular topics of local interest.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children4/10
The property requires substantial renovation and modernisation before it would be suitable for young children. Once modernised, the generous square footage offers ample room to grow.
- Teenagers5/10
The 4-bedroom layout provides sufficient private space for teenagers, though the current need for extensive renovation means it is not immediately liveable.
- Multi-generational Living6/10
Spanning approximately 2,500 sq. ft., the home offers great potential for multi-generational living configurations, provided a renovator invests the necessary capital and planning.
- Single Buyers3/10
A 232 square metre property requiring heavy renovation is generally a significant undertaking and financial commitment for a single buyer without prior building experience.
- Couples4/10
Couples looking for an exciting restoration project will find plenty of space, but should budget carefully for modernization costs.
- Empty Nesters4/10
While spacious, the large footprint and heavy maintenance requirements of a full renovation project may not suit all empty nesters.
- Retirees3/10
The property requires extensive renovation works, which can be physically and financially demanding for retirees seeking a lock-and-leave home.
Work
3 areas- Remote Working7/10
The large floor area easily accommodates a dedicated home office setup, though buyers should verify broadband speeds available in the area.
- Hybrid Commuting8/10
With the Portlaoise railway station close by and the M7 motorway approximately a 10-minute drive away, the location is exceptionally convenient for hybrid commuters.
- Retired4/10
While convenient for town amenities, the major renovation undertaking might conflict with a completely relaxed retirement lifestyle unless outsourced.
Practical
8 areas- Flexible Floor Plans8/10
The expansive 2,32 sq. m. space offers a blank canvas for buyers to reconfigure the layout entirely to their preferences.
- Ageing in Place4/10
A multi-level town-centre property of this size would likely require modifications, such as stairlifts or downstairs bathroom adaptations, to truly support ageing in place.
- Low Maintenance2/10
Currently requiring significant renovation and modernisation across its 232 m² footprint, this is a high-maintenance project rather than a walk-in ready home.
- Secure Gated Entry3/10
The listing highlights town-centre access points from Market Square and Mountrath Road rather than an enclosed private gated perimeter.
- Minimalist Design3/10
With 2,500 sq. ft. of traditional town-centre layout requiring overhaul, achieving a minimalist aesthetic will take substantial architectural redesign.
- Heritage Home5/10
Its central historical position near Market Square gives it traditional character, though buyers should verify if any specific local conservation or protected structure guidelines apply.
- Ecological Setup3/10
Given the need for extensive modernisation, energy efficiency ratings and eco-features will likely need to be installed from scratch by the new owner.
- Outdoor areas5/10
The property includes grounds extending the offering, though the exact size and usability of the outdoor area should be inspected prior to purchase.
Interests
9 areas- Gardening5/10
The property features grounds offering potential for landscaping, but buyers should verify the exact boundaries and current state of the outdoor plot.
- Walking7/10
The central town location makes it easy to access local walking routes, shops, and transport links on foot.
- Gym6/10
Town-centre positioning ensures reasonable proximity to local fitness facilities and amenities in Portlaoise.
- Cycling5/10
Town traffic must be navigated, but the location offers good connectivity to surrounding roads for cycling enthusiasts.
- Golf5/10
Proximity to regional roads allows reasonable access to local golf courses in the wider County Laois area.
- Fishing3/10
While inland rivers and angling spots exist in County Laois, the immediate property is purely urban-centered.
- Horse Riding3/10
A town-centre location lacks immediate equestrian facilities, though rural stables can be found further out in the county.
- Water Sports1/10
There are no notable water sports facilities in the immediate inland town setting.
- Entertaining6/10
The 2,500 sq. ft. floor area provides substantial indoor space for hosting guests, once the necessary renovations are completed.
Lifestyle
5 areas- Quiet Living4/10
Situated in a prime town-centre location just off Market Square, buyers should anticipate standard urban and town-centre activity rather than absolute rural quiet.
- Rural Living2/10
This is distinctly a town-centre property with dual access from Market Square and Mountrath Road, offering an urban rather than rural environment.
- Village Living7/10
The central Portlaoise location provides a community-focused town vibe with local amenities close at hand.
- Coastal Living1/10
Portlaoise is an inland town in County Laois, far removed from coastal amenities.
- Urban Living8/10
Positioned right in the heart of Portlaoise with shops, the railway station, and town amenities within easy reach, it fits urban convenience well.
Social
6 areas- Community Involvement7/10
Being located centrally in Portlaoise puts residents right in the middle of local community life and civic activities.
- Café Culture7/10
Town-centre living ensures short walking distances to local cafes, restaurants, and social hubs around Market Square.
- Nightlife6/10
Pubs, venues, and evening dining options are readily accessible in the immediate town centre.
- Health/Wellness groups6/10
Proximity to town amenities supports access to local wellness classes, pharmacies, and health services.
- Networking Opportunities6/10
The central location and strong commuter links to Dublin and Limerick via the M7 facilitate regional business connections.
- Tech-Hub Connectivity5/10
Buyers should investigate the specific fibre broadband infrastructure available at this specific town-centre address to ensure robust connectivity.
Listing information
- Agent
- Property Partners Buggy
- Phone
- 056 7796161
- Current status
- active
- Published on HouseDelve
- 7 November 2026
- Correction
- Report an issue
HD-24B3A0HouseDelve · 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.