Nutgrove Cottage, Portlaoise, LaoisR32A0P8
€249,950
3 Bed~1 Bath~BER E1
What you'll like:
- Scenic mountain setting: The property is nestled in the foothills of the Slieve Bloom Mountains, offering buyers exceptional natural beauty and direct access to outdoor recreational amenities.
- Village convenience: Located within walking distance of Rosenallis village, the cottage combines peaceful rural living with easy access to local community facilities and services.
- Compact manageable footprint: The approximately 75 square meter floor area provides a cosy three bedroom layout that keeps maintenance and heating demands manageable for occupants.
- Appealing traditional character: The charming cottage exterior and well presented interior spaces deliver classic rural Irish aesthetic appeal valued by many prospective buyers.
- Functional kitchen space: The good sized kitchen features tiled flooring and quality fitted units with electric appliances, creating a practical area for daily meal preparation.
- Dedicated utility room: A separate utility room plumbed for a washing machine and dryer helps keep laundry appliances neatly organized away from the main kitchen area.
- Cosy living room: The spacious living area features attractive wood flooring and a central fireplace, making it a comfortable focal point for family relaxation.
- Dual heating systems: The inclusion of both oil fired central heating and a solid fuel boiler stove offers flexible and reliable warmth during colder winter months.
- Double glazed windows: Fitted uPVC double glazed windows enhance interior thermal retention and help reduce external noise infiltration throughout the cottage.
- Three practical bedrooms: Offering three bedrooms with wood flooring provides flexible accommodation options for family members, guests, or a dedicated home office space.
- Fitted bedroom storage: Built in wardrobes in select bedrooms maximize usable floor space and provide convenient ready made clothing storage solutions for occupants.
- Generous family bathroom: The large bathroom includes both a bath and a separate electric shower unit, catering well to diverse household preferences and daily routines.
- Extensive gravel yard: The ample parking space in the gravel yard accommodates multiple vehicles easily, which is especially convenient for visiting family and guests.
- Useful exterior shed: A cladded outdoor storage shed provides secure space for gardening tools, bicycles, and outdoor equipment outside the main dwelling.
- Proximity to towns: Convenient positioning close to Portlaoise and Mountmellick ensures that larger supermarkets, secondary schools, and rail links are reachable quickly.
- Stable asking price: The recorded asking price history shows no upward or downward adjustments, indicating a steady initial pricing strategy by the vendor.
- Online auction platform: The scheduled online auction date gives prospective buyers a clear and transparent timeframe within which to organize their bidding strategy.
- Clear room dimensions: Detailed room measurements allow prospective purchasers to plan furniture layouts accurately before committing to physical viewings or bids.
- Natural timber flooring: The extensive use of wood flooring in the living areas and bedrooms creates a warm, cohesive interior aesthetic that is easy to clean.
- Strong lifestyle appeal: The combination of mountain views and village proximity creates an attractive lifestyle proposition for remote workers or downsakers seeking tranquility.
But keep in mind:
- Poor energy rating: The property holds an E1 BER rating, indicating significant energy inefficiency and high potential heating costs for future occupants.
- Online auction pressure: The property is offered via an online auction format on a fixed date, which can rush buyers and limit time for thorough mortgage arrangements.
- Unverified service conditions: The agents expressly state that no services or appliances have been tested, requiring buyers to fund independent professional inspections prior to purchase.
- Potential retrofit requirements: Achieving a comfortable modern energy standard from an E1 rating will likely require substantial capital investment in insulation and heating upgrades.
- Unconfirmed floor area: While the description mentions approximately 75 square meters, buyers should independently verify the exact legal and structural floor dimensions.
- Solid fuel reliance: Relying partly on a solid fuel boiler stove for heating demands ongoing manual effort for fuel storage, sourcing, and routine appliance maintenance.
- Single bathroom constraint: Having only one bathroom serving three bedrooms may create morning bottlenecks and inconvenience for larger households or visiting guests.
- Bedroom proportion variance: One bedroom features an unusually long narrow dimension relative to the others, which could restrict furniture placement and overall usability.
- Auction legal risks: Purchasing via auction typically requires unconditional contracts and non-refundable deposits, leaving buyers exposed if hidden title issues emerge.
- Rural infrastructure limits: Being situated in a rural mountain foothills location may mean reliance on local septic arrangements or private water sources requiring scrutiny.
- Lack of structural details: The listing provides no specific information regarding the cottage age, wall construction type, or historical roof maintenance interventions.
- Unverified boundary lines: Buyers must carefully examine mapping records to verify the exact extent of the gravel yard and surrounding plot boundaries.
- Potential damp risks: Traditional rural cottages in foothill locations can occasionally be prone to rising or penetrating damp, necessitating thorough damp and timber surveys.
- Ventilation and insulation: Older cottages often lack modern cavity wall insulation or adequate roof space ventilation, which buyers should inspect closely during diligence.
- Limited public transport: The rural setting near Rosenallis likely offers minimal public transport connectivity, making private car ownership an absolute necessity.
- Heating system age: The condition and remaining operational lifespan of the oil boiler and radiators are currently unknown and require professional evaluation.
- Electrical compliance unknown: The age and safety standard of the internal electrical wiring system are not specified in the listing details and warrant inspection.
- Cladded shed condition: The exterior cladded storage shed should be checked for structural soundness, weatherproofing, and potential corrosion issues.
- Future retrofit disruption: Undertaking necessary insulation and heating upgrades to improve the E1 energy rating will cause temporary disruption to living spaces.
- Resale value considerations: The rural location and lower energy rating could influence future liquidity and capital appreciation compared to urban properties in Portlaoise.
Price positioning
?
- The asking price of €249,950 appears slightly undervalued for a three-bedroom detached cottage spanning approximately 75 square metres, largely because regional housing indicators and surrounding market transactions regularly achieve higher figures for similar rural residential properties.
- Valuation signals supporting a competitive assessment include the inclusion of useful features like a cladded storage shed, oil fired central heating, and a solid fuel boiler stove, though the property's E1 energy rating indicates potential future retrofit costs.
- Factors that could support this asking price involve strong online auction interest and demand for scenic foothill locations, whereas potential elements undermining it might relate to the substantial capital expenditure required to upgrade the poor energy performance certificate.
- Additional relevant market context stems from historical price tracking showing no alterations since initial listing, pointing towards a firm vendor strategy designed to generate competitive bidding rather than an inflated starting figure.
Build Analysis
What we know from similar construction types
- The property is a traditional style cottage extending to approximately 75 square meters, featuring a layout with three bedrooms, one bathroom, a kitchen, utility room, and living room.
- The build includes uPVC double glazed windows, oil-fired central heating, and a solid fuel boiler stove in the living room.
- A buyer should investigate the insulation levels, wall construction type, and roof space ventilation, as traditional cottages often require significant thermal upgrades.
- Given the rural location, a buyer should verify the status and compliance of the private wastewater treatment system and water supply.
- The presence of an external cladded shed is a useful addition, but its structural condition and electrical compliance should be checked.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property holds an E1 BER rating, indicating poor energy efficiency and a high demand for thermal improvement.
- A comprehensive deep retrofit to bring the cottage to a modern standard (such as a B2 BER or higher) would likely cost between 40,000 and 60,000 euros.
- This estimated cost would cover external wall insulation or internal drylining, attic insulation upgrades, window and door replacements if required, and the installation of a renewable heating system such as a heat pump or upgraded heating controls, potentially offset by SEAI grants.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,800 to €2,400
- Explanation: Given the E1 BER rating, moderate floor area of approximately 75 square metres, and reliance on oil-fired central heating combined with a solid fuel stove, energy efficiency is relatively low, leading to higher-than-average heating demands during colder months.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
7/10Water overflow reports to follow up
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 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
No confidently matched previous sale was found in the Property Price Register.
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €2,499.5 — 1% of €249,950.
?
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: €1,500 to €3,000
- Land registration fees: €400 to €800
- Property valuation fees: €150 to €250
- Surveyor fees: €500 to €1,200
- Annual home insurance: €350 to €700
Forum Talk
What people are saying about this area
- Locals and community groups highlight the scenic appeal and peaceful atmosphere of living near the foothills of the Slieve Bloom Mountains.
- Residents frequently discuss the convenience of proximity to Rosenallis village amenities while maintaining a quiet rural lifestyle.
- Community forums often note the strong demand for traditional country cottages in Laois offering potential for holiday retreats or remote working.
- Property observers mention that rural online auctions are becoming increasingly common for country homes in the region.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The cottage features three bedrooms and is set in a peaceful rural location with a gravel yard, providing space for children to play, though the proximity to rural roads and lack of an enclosed formal garden should be verified.
- Teenagers5/10
With three bedrooms, there is decent space, but the rural location near Rosenallis means teenagers may find public transport options limited and reliance on driving necessary for social activities.
- Multi-generational Living3/10
The property is a charming three-bedroom cottage extending to approximately 75 sq m with a single bathroom, which offers limited space and privacy for multi-generational living.
- Single Buyers7/10
At an asking price of €249,950, this property represents an affordable entry point for single buyers looking for a peaceful rural home with good proximity to Portlaoise.
- Couples8/10
An ideal setup for couples wanting a picturesque, manageable cottage with three bedrooms, a cozy solid fuel stove, and a tranquil foothills setting.
- Empty Nesters8/10
The single-level cottage layout and manageable size make it very appealing for empty nesters wanting to downsize to the countryside without excessive upkeep.
- Retirees7/10
The rural setting and single-story nature suit retirement, though buyers should verify accessibility features and proximity to medical services in the Laois area.
Work
3 areas- Remote Working7/10
The three-bedroom layout allows for a dedicated home office space, though broadband speed and connectivity should be independently verified.
- Hybrid Commuting6/10
Conveniently positioned close to Portlaoise and Mountmellick, making hybrid commuting feasible, though reliant on car travel.
- Retired9/10
An ideal home for retirees seeking a slower pace of life in a scenic mountain-adjacent village location.
Practical
8 areas- Ageing in Place7/10
The cottage layout offers single-level living potential, but buyers should assess doorways and bathroom accessibility for long-term suitability.
- Low Maintenance7/10
At approximately 75 sq m with a gravel yard instead of extensive lawns, exterior maintenance is relatively straightforward.
- Secure Gated Entry3/10
The property features a gravel yard with ample parking, but specific security gates would need to be installed by the buyer.
- Minimalist Design6/10
Traditional cottage layout provides a compact footprint, though interior finishes reflect a cozy, traditional aesthetic rather than stark minimalism.
- Flexible Floor Plans5/10
Comprising a kitchen, utility, living room, three bedrooms, and a bathroom within c. 75 sq m, the layout is functional with limited flexibility for major reconfiguration.
- Heritage Home8/10
A charming and traditional cottage offering authentic character located in the Slieve Bloom foothills.
- Ecological Setup5/10
Features a solid fuel boiler stove and oil-fired central heating, but carries a BER rating of E1, indicating that energy efficiency upgrades should be investigated.
- Outdoor areas6/10
Includes ample parking in a gravel yard and a very useful cladded shed, though traditional green garden space is minimal.
Interests
9 areas- Gardening6/10
The outside features a gravel yard and a useful cladded shed, offering potential for container gardening or landscaping, though the extent of green garden space should be checked.
- Walking10/10
Situated directly in the foothills of the Slieve Bloom mountains, offering immediate access to exceptional walking and hiking trails.
- Gym2/10
There are no commercial gym facilities within walking distance, requiring travel into nearby towns like Portlaoise.
- Cycling8/10
The scenic mountain foothills and surrounding country roads provide fantastic and challenging routes for cycling enthusiasts.
- Golf5/10
Golf enthusiasts will need to travel a short drive to reach the nearest courses in the Laois region.
- Fishing5/10
Proximity to local rivers and waterways in the Slieve Bloom area offers reasonable opportunities for freshwater fishing, to be verified.
- Horse Riding6/10
The rural setting with quiet country lanes is conducive to equestrian pursuits, though local stable availability should be checked.
- Water Sports2/10
Inland County Laois offers very limited options for water sports enthusiasts.
- Entertaining6/10
The living room with a solid fuel stove provides a cozy indoor gathering space, and the gravel yard allows for casual outdoor hosting during warmer months.
Lifestyle
5 areas- Quiet Living10/10
Nestled in the foothills of the Slieve Bloom Mountains, the property offers an exceptionally peaceful and quiet rural living environment.
- Rural Living10/10
Positioned right on the outskirts of Rosenallis village with mountain views and a gravel yard, this is a quintessential rural retreat.
- Village Living8/10
Located within walking distance of the pretty village of Rosenallis, providing a strong sense of community close at hand.
- Coastal Living1/10
The property is located inland in County Laois, far away from any coastal areas.
- Urban Living3/10
While convenient to Portlaoise and Mountmellick, the immediate setting is deeply rural rather than urban.
Social
6 areas- Community Involvement7/10
Proximity to Rosenallis village fosters good opportunities to engage with local community groups and events.
- Café Culture4/10
Local amenities in Rosenallis are limited, meaning residents typically travel to Portlaoise or Mountmellick for a broader cafe selection.
- Nightlife2/10
Rural location with virtually no nightlife on the doorstep, requiring travel to larger nearby towns.
- Health/Wellness groups5/10
Local community halls may host basic wellness classes, but specialized groups will require travel into Portlaoise.
- Networking Opportunities3/10
As a rural property, professional networking opportunities locally are minimal.
- Tech-Hub Connectivity3/10
Tech hubs are absent locally, requiring remote workers to rely entirely on home internet connections or travel to regional hubs.
Listing information
- Agent
- REA Seamus Browne
- Phone
- 050 523 158
- Current status
- active
- Published on HouseDelve
- 24 October 2026
- Correction
- Report an issue
HD-FAAA3FHouseDelve · 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.