Tentore, Ballacolla, LaoisR32X8N1
€325,000
4 Bed~2 Bath~151 m²~BER C
What you'll like:
- Generous site area: The property sits on approximately 0.59 acres of land, offering exceptional outdoor space for family activities, gardening, or future landscaping projects.
- Detached bungalow layout: Single-story living eliminates internal stairs, providing long-term accessibility and convenience for all age groups and family configurations.
- Four double bedrooms: Every bedroom is sized as a double, ensuring comfortable accommodation and ample personal space for larger families or visiting guests.
- Master en-suite bathroom: The primary bedroom features a dedicated private bathroom, enhancing morning routines and reducing congestion in the main family bathroom.
- Dual living spaces: The inclusion of two separate living rooms provides flexible accommodation options for entertaining guests or creating a quiet children's play area.
- Spacious kitchen layout: Measuring 4.8 meters by 4.1 meters, the kitchen offers substantial room for cooking, dining, and daily family interaction.
- Dedicated utility room: A separate utility room helps keep laundry and noisy appliances out of the main kitchen, maintaining a tidy living environment.
- Extensive parking options: The large rear garden and additional front space provide abundant off-street parking capability for multiple vehicles and visitors.
- Mature established gardens: Beautifully maintained and mature gardens surround the home, delivering an immediate sense of established privacy and natural beauty.
- Private secluded setting: Positioned away from heavy passing traffic, the location offers a peaceful countryside retreat while remaining easily accessible.
- Strong energy rating: The C-class BER rating indicates moderate baseline efficiency, meaning utility bills may be more manageable than older, uninsulated properties.
- Close to village center: Ballacolla Village Centre is just a two-minute drive away, granting rapid access to local conveniences and community amenities.
- Rapid motorway access: The M8 Motorway at Junction 3 is under five minutes away, facilitating effortless commuting north towards Dublin or south towards Cork.
- Generous floor area: With 151 square meters of internal space, the home provides comfortable proportions for modern family living without feeling cramped.
- Solid structural layout: The traditional bungalow floor plan features well-defined entrance hallways and long corridors separating living and sleeping zones.
- Natural light potential: Generous room dimensions and multiple exterior walls allow for excellent natural light penetration throughout the daytime hours.
- Outdoor entertainment space: The expansive grounds offer wonderful potential for summer barbecues, outdoor dining, and children's recreational equipment setups.
- Rural lifestyle balance: Buyers secure a tranquil countryside environment without sacrificing the convenience of nearby transport links and local towns.
- Expansion potential: The sizeable 0.59-acre plot leaves plenty of physical room for potential future extensions or garden structures, subject to planning.
- Clear demarcation: Established boundaries and mature planting offer privacy from neighboring properties right from the day of purchase.
But keep in mind:
- Septic tank maintenance: The property relies on a private septic tank system, which requires regular inspection, sludge removal, and potential future compliance upgrades.
- Moderate energy rating: A C-grade BER indicates that some thermal improvements, such as attic insulation or window upgrades, may be needed to maximize efficiency.
- Oil heating dependency: The home uses an oil-fired central heating system, exposing the owner to fluctuating home heating oil market prices.
- Rural car dependency: Being located in a rural countryside setting means daily reliance on private vehicles for commuting, schooling, and shopping.
- Long hallway space: The extensive 10.7-meter corridor consumes significant internal square footage that serves purely as circulation space rather than living area.
- Single main bathroom: Aside from the master en-suite, the remaining four bedrooms share one family bathroom, which could cause morning bottlenecks.
- Private water source: Buyers should verify whether the mains water supply is fully reliable or subject to local rural pressure fluctuations and restrictions.
- Maintenance of grounds: Maintaining 0.59 acres of mature gardens requires substantial weekly time investment or ongoing professional landscaping costs.
- Limited public transport: The rural setting near Ballacolla typically lacks frequent public bus or rail services, making car travel essential.
- Potential boundary verification: Buyers must have their legal representative thoroughly inspect the folio maps to confirm exact garden boundaries and right-of-way access.
- Wastewater compliance: The septic tank must be independently inspected during pre-purchase surveys to ensure it meets current environmental discharge standards.
- Roof and attic insulation: The purchaser should commission a detailed survey to check the depth and condition of attic insulation behind the C BER rating.
- Window and door seals: Older PVC or timber double glazing should be checked for thermal efficiency and draft exclusion during the engineering survey.
- Surface water drainage: Given the extensive gardens and rural setting, buyers should check that surface water drains away effectively from the foundations.
- Chimney and fireplace state: If the living rooms feature open fires or stoves, flues must be swept and inspected for safety prior to active use.
- External paint and render: The exterior walls and boundary treatments will require periodic painting and maintenance to prevent weather-related wear.
- Appliance condition: Built-in kitchen and utility appliances should be tested during the home inspection to determine if replacement costs are imminent.
- Broadband availability: High-speed fiber broadband availability should be independently verified with telecommunications providers given the rural address.
- Local planning restrictions: Future alterations to the exterior or site may be subject to strict local county council rural housing guidelines.
- Home insurance premiums: Rural detached properties with oil tanks and septic systems can sometimes attract higher household insurance policy quotes.
Price positioning
?
- The asking price appears somewhat conservative relative to broader regional transaction metrics, suggesting potential value given the generous square footage and extensive site size.
- Signals pointing towards an attractive entry point include the spacious four-bedroom layout and substantial outdoor acreage, balanced against the moderate C energy efficiency rating.
- Potential support for this pricing level stems from strong demand for rural family homes with convenient motorway access, though upgrading costs could challenge higher valuations.
- Relevant considerations involve local market absorption rates and the ongoing appeal of mature countryside properties offering substantial privacy without sacrificing commuter connectivity.
Build Analysis
What we know from similar construction types
- The property is a detached bungalow with a floor area of 151 square meters situated on a generous site of approximately 0.24 hectares.
- Services include a septic tank and mains water; a buyer should investigate the maintenance history and regulatory compliance of the septic tank system.
- The heating system relies on oil-fired central heating, which a buyer may wish to inspect for efficiency and age.
- Given the rural setting and mature gardens, a structural survey should be conducted to check for any dampness, roof integrity, or boundary clarity.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: Approximately €1,800 to €2,400.
- Explanation: Given the 151 m² floor area, detached nature of the bungalow, and a C BER rating with oil-fired central heating, heating demands will be moderate to high during winter months compared to more energy-efficient modern builds.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a peaceful rural countryside setting in County Laois, well away from heavy industrial zones, major urban waste facilities, or known large-scale incinerator plants.
- Potential buyers should verify local agricultural practices or private septic tank maintenance in the immediate vicinity as part of standard pre-purchase checks.
Flood Safe
8/10Water 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 Ballacolla area
RATH HOUSE, BALLYGOGUE, BALLACOLLA
- Sale date
- Declared sale price
- €693,000.00
Collacurragh, BALLACOLLA
- Sale date
- Declared sale price
- €405,000.00
MEADOW VIEW COTTAGE, DURROW ROAD, BALLACOLLA
- Sale date
- Declared sale price
- €220,000.00
COOLE, BALLACOLLA, COUNTY LAOIS
- Sale date
- Declared sale price
- €200,000.00
CROSS, BALLACOLLA, CO. LAOIS
- Sale date
- Declared sale price
- €510,000.00
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: Approximately €3,250 based on 1% of the asking price for a residential property under €1 million.
- Solicitor legal fees: Estimated between €1,500 and €3,000 plus outlays and VAT.
- Land registration fees: Approximately €130 to €700 depending on the property value and registration type.
- Property valuation fees: Around €150 to €300 as typically required by mortgage lenders.
- Surveyor fees: Between €500 and €1,000 depending on the level of detailed inspection chosen for the detached bungalow.
- Annual home insurance: Approximately €400 to €800 depending on the level of cover and the property's rural location.
Forum Talk
What people are saying about this area
- Locals in the Ballacolla and wider Laois area frequently discuss the convenience of rural living combined with proximity to the M8 motorway for commuting.
- Community discussions often highlight local GAA club activities, community events, and rural primary schools as central pillars of village life.
- Residents value the quiet pace of countryside living while noting that access to larger towns like Portlaoise or Abbeyleix is necessary for extensive shopping and secondary education.
- Traffic and road maintenance on regional roads around Ballacolla are occasional topics of discussion among local motorists.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The generous 0.59-acre site and four-bedroom layout provide plenty of safe outdoor space and room for young children to grow.
- Teenagers8/10
Four spacious double bedrooms and two living rooms offer great independence and personal space for teenagers.
- Multi-generational Living6/10
A single-level detached bungalow layout avoids stairs, which is beneficial for older relatives, though it is a standard single dwelling rather than a dual-occupancy setup.
- Single Buyers5/10
A four-bedroom detached home on nearly 0.6 acres may offer more space and maintenance overhead than a typical single buyer requires.
- Couples7/10
Provides ample space for couples looking to upsize or work from home, though heating and maintaining a 151-square-meter footprint requires consideration.
- Empty Nesters7/10
Single-level bungalow living suits empty nesters well, though the large gardens require ongoing upkeep.
- Retirees8/10
The absence of stairs in this detached bungalow makes it highly practical for ageing in place in a peaceful rural setting.
Work
3 areas- Remote Working8/10
With four bedrooms and multiple reception rooms, there is ample dedicated space to set up comfortable home offices, though buyers should verify local broadband speeds.
- Hybrid Commuting7/10
Being less than five minutes from the M8 Motorway at Junction 3 allows for convenient driving commutes north and south.
- Retired9/10
Single-level accommodation and a quiet environment make it an excellent choice for retirement.
Practical
8 areas- Ageing in Place9/10
The detached bungalow design means no internal stairs, making it highly suitable for long-term living into later life.
- Low Maintenance5/10
While the interior is manageable, maintaining 0.59 acres of mature gardens requires regular physical upkeep.
- Secure Gated Entry4/10
The property features a private setting approached through established grounds, but buyers should verify existing gate security.
- Minimalist Design5/10
A traditional four-bedroom bungalow layout rather than an ultra-minimalist modern architectural build.
- Flexible Floor Plans7/10
With two living rooms and four double bedrooms, rooms can easily be repurposed for hobbies, studies, or guests.
- Heritage Home3/10
A standard established bungalow rather than a period or protected heritage property.
- Ecological Setup4/10
The home relies on oil-fired central heating and a septic tank, with a C BER rating offering room for energy efficiency upgrades.
- Outdoor areas9/10
Extensive front and rear mature gardens covering 0.59 acres provide exceptional outdoor space and ample parking.
Interests
9 areas- Gardening9/10
Features extensive mature gardens to both the front and rear across a 0.59-acre plot, ideal for keen gardeners.
- Walking7/10
Quiet country roads surrounding the property offer pleasant routes for recreational walking.
- Gym3/10
There are no commercial gym facilities within immediate walking distance, requiring travel to nearby towns.
- Cycling6/10
The rural roads offer cycling opportunities, though motorists should be mindful of rural traffic speeds.
- Golf5/10
Requires travel to the nearest golf courses in surrounding towns as none are immediately on the doorstep.
- Fishing5/10
Proximity to rural rivers and waterways in County Laois offers potential angling opportunities depending on specific local spots.
- Horse Riding6/10
Rural Laois is horse country with local equestrian potential, though buyers should verify nearby stables and hacking routes.
- Water Sports2/10
Inland location means water sports facilities are not locally accessible.
- Entertaining8/10
Two separate living rooms, a spacious kitchen, and extensive outdoor grounds provide a great setting for hosting guests.
Lifestyle
5 areas- Quiet Living9/10
Set on a private, secluded site surrounded by mature gardens in a tranquil countryside location.
- Rural Living9/10
Located on circa 0.59 acres in rural County Laois, offering an authentic countryside lifestyle.
- Village Living7/10
Situated just a two-minute drive from Ballacolla Village Centre, balancing rural privacy with close village proximity.
- Coastal Living1/10
The property is located inland in County Laois, far away from any coastal areas.
- Urban Living2/10
The setting is distinctly rural and residential rather than urban.
Social
6 areas- Community Involvement7/10
Proximity to Ballacolla village helps integrate residents into local community life and events.
- Café Culture3/10
Café options are limited directly in the immediate rural vicinity and typically require a drive to larger nearby towns.
- Nightlife2/10
Nightlife is very quiet locally, being a rural countryside location.
- Health/Wellness groups4/10
Local wellness groups would generally be accessed in nearby larger population centres.
- Networking Opportunities3/10
Primarily a residential and agricultural area with limited local professional networking hubs.
- Tech-Hub Connectivity3/10
Rural setting lacks physical tech hubs, though remote work is supported by home office space.
Listing information
- Agent
- Property Partners Buggy
- Phone
- 056 7796161
- Published on HouseDelve
- 9 September 2026
- Correction
- Report an issue
HD-BE3C3EHouseDelve · Republic of Ireland* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.