Photograph 1 of 30 of Southfield, Ballintubbert, County Laois — 1 / 30

Southfield, Ballintubbert, County LaoisR14VH96

€245,000

1 Bed~1 Bath~50 m²~BER G

What you'll like:

Scenic elevated setting: The property sits on a wonderful circa 1 acre site offering magnificent views towards the Dublin Mountains and the Bog of Allen, providing buyers with an exceptionally peaceful and picturesque rural lifestyle.
Immaculate interior condition: The cottage has been exceptionally well renovated and is presented ready for immediate occupation, saving the buyer substantial time and initial repair costs after purchase.
Authentic period features: Retaining original 1930s elements like internal tongue and groove doors, grates, a mantlepiece, and 9ft high timber ceilings, the home delivers a unique character rarely found in modern builds.
Generous site area: Spanning approximately one acre with three quarters laid to grazing, the plot offers ample outdoor space for hobby farming, gardening, or keeping a pony.
Proven expansion potential: Full planning permission was previously granted for a substantial two-storey extension, demonstrating that the local authority acknowledges the site suitability for future development.

Functional oil range: The traditional dark green Rayburn cooker in the kitchen provides fast and controllable central heating alongside authentic country charm, enhancing everyday living comfort.
Quality outdoor amenities: Surrounding golden flint gravel, annual hedges, plant-filled shrubberies, and leaf-shaped lawns create an attractive and well-maintained external environment that requires minimal initial landscaping.
Reliable mobile connectivity: The location benefits from good voice and data mobile reception with 4G and 5G availability, ensuring strong communication options for remote workers.
Broadband availability: Fibre broadband and digital phone connections are available for installation, making remote working and high-speed internet access straightforward for the incoming owner.
Proximity to transport links: Situated just 2.5km from the N80 and roughly 19km from both the M7 and M9 motorways, the cottage offers convenient road access to several major towns and cities.
Accessible rail services: Athy Train Station is only 9km away, providing regular commuter services to Dublin, Carlow, and Waterford for professionals working outside the immediate area.
Outdoor recreation access: Kellyville Lake, local woodland walks, and equestrian centres nearby offer fantastic lifestyle opportunities for outdoor enthusiasts and horse riding hobbyists.
Local community amenities: The property enjoys close proximity to local churches, primary schools, and sports clubs like St Josephs GAA, fostering a strong sense of community integration.
Convenient regional hubs: Ballylinan, Stradbally, Athy, Carlow, and Portlaoise are all within an easy driving distance, supplying comprehensive shopping, educational, and recreational facilities.
Characterful reception rooms: The sitting room features an open fireplace, fitted bookcase, and patio doors opening to the rear garden, creating a bright and cozy living space.
Reclaimed historic flooring: The entrance hallway features reclaimed French tiled flooring over 100 years old, adding an authentic touch of historic craftsmanship to the home.
Practical utility integration: The kitchen and bathroom include fitted modern appliances and storage, ensuring that rural charm does not compromise day-to-day functional convenience.
Stable asking price: The recorded asking price has remained stable at €245,000 without erratic fluctuations, indicating a straightforward pricing strategy by the vendor.
Compact maintenance footprint: With a floor area of 50 square meters, the existing cottage is manageable to heat and clean while offering a solid foundation for future growth.
Private boundary setup: The site includes traditional metal railings, gates, and mature hedges, providing a defined and secure perimeter for privacy.

But keep in mind:

Extremely poor BER rating: The property holds a G energy rating with a high energy performance indicator of 506.1 kWh/m2/yr, indicating that the buyer should budget heavily for future thermal upgrades.
Expired planning permission: Planning reference 15505 for a substantial two-storey extension has lapsed, meaning any future buyer must reapply and negotiate fresh local authority consent.
Private water supply risks: The listing notes a private water supply, requiring the buyer to independently test water quality, safety, and flow rate before finalizing their purchase.
Private septic tank upkeep: A septic tank system is installed, which necessitates professional inspection to confirm structural integrity, capacity, and current environmental compliance standards.
Unverified services condition: The selling agents explicitly note that no apparatus, fixtures, fittings, or services have been tested, placing the onus on the buyer to verify all installations.

Very compact living space: Measuring only 50 square meters, the current one-bedroom layout may feel restrictive for buyers who require larger permanent living quarters without extending.
High thermal improvement costs: Achieving a comfortable modern energy efficiency standard on a G-rated 1930s cottage will likely require significant capital investment in insulation and heating.
Limited local employment: Being set in a peaceful rural location outside Ballintubbert, daily reliance on a car is absolute for accessing employment, shopping, and professional services.
Potential extension expenses: Recreating the lapsed two-storey expansion plans will involve substantial architectural, engineering, and construction costs well above the initial purchase price.
Single bedroom constraint: With only one bedroom, the home is strictly suited for single occupants or couples, limiting resale appeal to growing families unless extended.
Solid fuel heating dependency: Relying heavily on traditional solid fuel grates and oil ranges for heating requires ongoing physical effort and fuel cost management.
Roof and attic insulation unknown: The small insulated attic should be professionally surveyed to ensure current insulation depths meet modern thermal retention standards.
Electrical system verification needed: Older cottages often conceal outdated wiring, meaning buyers must commission an independent electrical survey to guarantee safety compliance.
Single bathroom limitation: The single bathroom containing a jacuzzi bath and electric shower must serve all occupants and guests, which can create bottlenecks.
Boundary fence maintenance: Managing three annually cut hedges and grazing land for a pony involves regular physical groundskeeping commitments and potential fencing upkeep.
Road proximity noise risk: Although peaceful, the bamboo bed breaks the side view from the road, suggesting potential visibility or traffic noise from passing vehicles.
Potential damp issues: Traditional 1930s solid wall construction without modern damp proof membranes requires careful inspection by a surveyor to check for rising moisture.
Reliance on oil pricing: The oil-fired Rayburn cooker exposes the household budget to volatile home heating oil market price fluctuations.
Limited public transport: While regional rail is 9km away in Athy, there is no immediate walkable public transport infrastructure directly outside the property.
Future renovation disruption: Undertaking any major structural works to expand the property will cause significant temporary disruption and living inconvenience on site.

Price positioning

This comparison depends on limited public and listing evidence, which may be incomplete, outdated or not directly comparable. The score is not a percentage, professional valuation or guaranteed estimate. Ask an independent qualified valuer before relying on a property value.

UnderpricedOverpriced

The asking price looks slightly overvalued compared with the available evidence.

The asking price of €245,000 for this detached 50-square-metre cottage appears somewhat overvalued when factoring in the very poor G energy rating and small living footprint, despite the extensive internal cosmetic refurbishment.
Valuation signals are mixed; while the one-acre site, scenic views, and previous planning permission for a substantial two-storey extension add tangible upside value, the low baseline energy efficiency creates significant future retrofitting costs.
Key factors supporting the price include the high standard of interior presentation and unique historic features, whereas factors that could undermine the price include heating inefficiencies and the expired nature of the past expansion approval.
Additionally, remote working readiness via good mobile data connectivity and fiber broadband availability bolster market appeal, positioning the property well for buyers seeking rural tranquility combined with modern remote employment capability.

Build Analysis

What we know from similar construction types

Originally constructed in the 1930s to 1940s, this detached single-storey cottage features traditional elements such as original 9ft high tongue and groove timber ceilings, internal doors, and metal railings.
The property relies on a private water supply and a septic tank system, which a buyer should inspect and verify for current compliance and capacity.
Heating is primarily supplied by an oil-fired Rayburn cooker, and windows are teak double-glazed units.
A past planning permission (granted in 2016 for a substantial two-storey extension of approximately 123 sq.m.) has expired, but indicates potential for future expansion subject to re-applying for planning permission.

Retrofit Cost^*

Possible renovating / insulating expenditure

Given the G BER rating and an energy performance indicator exceeding 506 kWh/m2/yr, a comprehensive deep retrofit is required to bring the property to a modern energy efficiency standard.
Estimated costs for a deep retrofit on a 50 sq.m. cottage typically range from €35,000 to €55,000, covering external wall insulation or internal drylining, upgraded roof insulation, modern heating system replacement (such as a heat pump or high-efficiency boiler), and high-performance double or triple-glazed windows and exterior doors.

Heating cost^*

Estimated expense to heat this property every year

Estimated annual heating cost: 2,500 euro to 3,500 euro.
Explanation: Given the 50 m² floor area and the very poor G building energy rating with a high energy performance indicator, heating reliance on the oil-fired Rayburn range and solid fuel open fireplace will result in high energy consumption and significant seasonal costs.

Pollution Safe

9/10

Environmental situation to investigate

The property is situated in a tranquil rural setting surrounded by agricultural land and countryside, appearing well removed from major industrial pollution sources or large-scale waste facilities.
Any prospective buyer should independently verify local agricultural practices or private well and septic tank operations to ensure complete peace of mind regarding environmental standards.

Flood Safe

8/10

Water overflow reports to follow up

The cottage occupies an elevated site enjoying expansive countryside views, which generally indicates a lower susceptibility to surface water accumulation.
Buyers are advised to consult official local authority flood maps and undertake standard environmental checks to confirm local drainage conditions.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

SOUTHFIELD ATHY, KILDARE
Sale date
23/06/2023
Declared sale price
€115,000.00

Recent sales in the wider Ballintubbert area

No verified results were found for this group in the previous five years.

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: €2,450 — 1% of €245,000.
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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 3,500 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.
Surveyor fees: approximately 500 euro to 1,200 euro depending on the depth of the survey required.
Annual home insurance: approximately 400 euro to 800 euro, noting that buyers should investigate specific quotes due to the rural location and building construction.

Forum Talk

What people are saying about this area

Local residents in the Ballintubbert and Stradbally areas frequently discuss the peaceful rural lifestyle, noting the charm of local heritage and community events.
Community forums highlight the convenience of being within driving distance of towns like Athy, Carlow, and Portlaoise for daily amenities and services.
Discussions around local infrastructure often focus on regional road connectivity, including proximity to the N80 and access to M7 and M9 motorways for commuters.
Outdoor enthusiasts in local groups frequently share recommendations for nearby woodland walks, equestrian centres, and recreational trails around Kellyville Lake.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas

Young Children
The property features only one bedroom and 50 square meters of living space, making it entirely unsuitable for families with young children unless they plan to use the expired planning permission for a major expansion.
3/10
Teenagers
A single-bedroom cottage of 50 sq m offers no personal privacy or independent space for teenagers, though the 1-acre site does provide generous outdoor room for recreation.
2/10
Multi-generational Living
With just one bedroom and one bathroom across 50 square meters, multi-generational living is not feasible in the current layout, though past planning permission indicates future expansion potential.
2/10
Single Buyers
This charming, character-filled detached cottage offers an ideal manageable footprint, a private one-acre plot, and great character for a single buyer seeking a rural retreat.
9/10
Couples
Perfect as a cosy home for a couple looking for a peaceful country lifestyle, provided they are comfortable living in a compact one-bedroom layout.
8/10
Empty Nesters
Single-level accommodation with low internal room counts appeals to empty nesters wanting to downsize to a scenic rural setting with manageable upkeep.
8/10
Retirees
The single-storey layout avoids stairs, but the rural location and requirement to manage a 1-acre site might present long-term maintenance considerations for retirees.
7/10

Work

3 areas

Remote Working
Remote working is well supported with good mobile voice and data reception (4G/5G), line-of-sight to Athy, and availability for Fibre Broadband (FTTP) and VoIP connection.
9/10
Hybrid Commuting
Conveniently located 2.5km from the N80, roughly 19km from the M7 and M9 motorways, and 9km from Athy Train Station for services to Dublin.
7/10
Retired
Single-storey living and a peaceful environment suit retirement, though buyers should verify healthcare access and routine transport requirements.
8/10

Practical

8 areas

Secure Gated Entry
Features traditional and original metal railings and gates enclosing the front garden area.
7/10
Ageing in Place
The single-level cottage layout eliminates interior stairs, but buyers should investigate healthcare proximity and the physical demands of maintaining a 1-acre property.
7/10
Low Maintenance
The compact 50 sq m interior is easy to clean and maintain, though the exterior 1-acre plot, septic tank, and private water supply require regular upkeep.
6/10
Minimalist Design
The modest single-bedroom floor plan naturally encourages minimalist living, enhanced by clean historic finishes and 9ft timber ceilings.
8/10
Flexible Floor Plans
With only one bedroom, a sitting room, kitchen, and bathroom, the current floor plan offers minimal internal flexibility unless expanded via future planning permissions.
4/10
Heritage Home
Rich in authentic character, retaining 1930s-40s features including original tongue and groove doors, grates, mantlepiece, and 9ft timber ceilings.
9/10
Ecological Setup
The property has a very poor BER rating of G with a high energy performance indicator of 506.1 kWh/m2/yr, indicating significant need for energy efficiency upgrades.
4/10
Outdoor areas
Set on an elevated circa 1-acre site featuring shrubberies, gravel surrounds, and grazing land suitable for a pony, accompanied by sweeping countryside views.
9/10

Interests

9 areas

Gardening
Features an interesting plant-filled shrubbery, established shrub beds, a leaf-shaped lawn, and a 1-acre site providing ample scope for enthusiastic gardeners.
9/10
Walking
Proximity to Kellyville Lake, local woodland walks, and scenic recreational trails makes this an attractive location for walking enthusiasts.
8/10
Gym
There are no dedicated fitness centers or gyms within immediate walking distance, requiring travel to nearby towns for indoor workout facilities.
3/10
Cycling
The surrounding rural roads offer scenic routes for cycling enthusiasts, though narrow country lanes require caution regarding traffic.
7/10
Golf
While rural roads provide access to the broader region, dedicated golf courses will require a short drive to nearby regional towns.
5/10
Fishing
Proximity to features like Kellyville Lake offers local opportunities for fishing enthusiasts in a tranquil setting.
6/10
Horse Riding
Exceptionally well-suited for equestrian interests with three-quarters of the site laid to grazing for a pony, plus local proximity to Kilmon Riding Centre and The Field Equestrian Centre.
10/10
Water Sports
Inland County Laois location offers very limited local access to major water sports facilities.
2/10
Entertaining
The kitchen/dining room and outdoor garden areas allow for intimate gatherings, though the interior living space is compact.
6/10

Lifestyle

5 areas

Quiet Living
Located in an elevated, peaceful rural setting in County Laois with outstanding countryside views and minimal immediate surrounding density.
10/10
Rural Living
Set on circa 1 acre surrounded by countryside, agricultural land, and local equestrian facilities, delivering an authentic rural experience.
10/10
Village Living
While not directly inside a village core, the property is located close to Ballintubbert and Ballyadams with convenient access to local community amenities.
6/10
Coastal Living
The property is located inland in County Laois, far from any coastal amenities or marine environments.
1/10
Urban Living
Situated in a strictly rural countryside location far removed from city centers, though larger towns like Portlaoise and Carlow are within driving distance.
2/10

6 areas

Community Involvement
Close proximity to local institutions such as St. Joseph's GAA Club, local churches, and nearby rural communities fosters strong local engagement.
7/10
Café Culture
Very limited immediate café options on the doorstep, requiring trips into nearby towns like Athy, Stradbally, or Portlaoise for coffee culture.
3/10
Nightlife
The immediate rural setting offers virtually no nightlife, which is instead confined to nearby regional hubs.
2/10
Health/Wellness groups
Local community spaces and clubs exist, but specialized wellness groups will likely be found in larger surrounding towns.
5/10
Networking Opportunities
Rural location offers minimal local professional networking venues outside of remote working setups.
3/10
Tech-Hub Connectivity
Solid digital infrastructure including 4G/5G mobile coverage and FTTP fiber availability facilitates digital connectivity despite the rural address.
7/10

Listing information

Agent: Connaughton Auctioneers
Phone: 059 86 32815 - 087 993 3162
Current status: active
Published on HouseDelve: 21 October 2026
Correction: Report an issue

Property reference: HD-DC54BFHouseDelve · Republic of Ireland

Report 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.