Location

Rosnashane House is located in Ballyfin just outside Portlaoise (8km), the county town and largest settlement in County Laois.

Ballyfin is a small, picturesque community that comprises St Fintan's Church (Catholic), Church of St John the Baptist (Church of Ireland), Ballyfin National School and Ballyfin Gaelic Athletic Association (GAA).

Portlaoise provides a wide range of quality services and amenities, a wide range of shops, cultural activities and plenty to do for families. Other small towns of note in the area include Mountrath (8km) and Mountmellick (9km), both of which provide local services. Emo Court and Gardens, are close by, offering access to relaxing scenic walks and parklands.

Rosnashane House is surrounded by excellent transportation systems, positioned close to the M7, which connects Dublin to both Cork and Limerick cities. Trains to Dublin City run every 15-20 minutes at peak times from Portlaoise There is also a local link bus that serves the immediate area.

The property enjoys a strategic location within comfortable reach of Dublin Airport (105 km) Shannon Airport (132 km) and Cork Airport (175 km), offering convenient international connectivity, an important advantage for frequent travellers, business professionals and those with international ties.

The nearby area offers a wide variety of quality sporting and recreational activities including GAA, rugby, swimming, equestrian sports, soccer and hikes via the the Slieve Bloom Mountains. Golfing enthusiasts are well catered for locally with courses at Portlaoise, Mountrath, Abbeyleix and Rathdowney. The keen huntsman has a choice of packs, notably the Laois and Kilkenny Hunts.

Rosnashane House is located beside the award winning Ballyfin Demesne, an 18th-century country estate, operating as a 5-star hotel with Michelin Star restaurant. Situated at the foot of the Slieve Bloom Mountains, Ballyfin has long been admired as one of the most lavish regency mansions in Ireland. The hotel comprises about 614 acres of private parkland, a 28-acre lake, ancient woods, restaurant and spa.

Description

A former Rectory, Rosnashane House (1906) is a striking Edwardian period residence of remarkable character and charm, sitting amidst beautifully landscaped gardens, and includes a traditional coach house, stables, and tennis court.

Located just under100km from Dublin City, Rosnashane House is a rare gem nestled at the foot of the Slieve Bloom Mountains on the eastern boundary of the renowned Ballyfin Demesne - an 18th-century country estate now home to a world-class 5-star hotel and Michelin-starred restaurant. This exceptional setting offers both seclusion and prestige, within comfortable reach of Dublin, Shannon, and Cork airports, offering convenient international connectivity.

Positioned on a private site of 7.6 acres, the property is approached through elegant bell-mouthed brick entrance piers with cast iron gates. A sweeping gravelled avenue leads to a forecourt, complete with a classic turning circle, with comfortable parking for ten or more cars. Rosnashane House is constructed in Durrow brick, that speaks to the area's rich architectural heritage.

Brought to market for the first time in over 40 years, this exceptional family home represents a rare, once-in-a-generation opportunity to acquire a property of enduring character and charm.

Main Residence
The entrance hall of Rosnashane House exudes warmth and charm, setting the tone for the elegant interiors beyond. To the right, the drawing room enjoys dual-aspect views, with bay windows to the front, and anchored by a graceful period fireplace. The formal dining room, also with dual aspect views, a bay window and period fireplace, easily seats ten or more guests, making it ideal for entertaining. To the rear of the house, the living room enjoys a fireplace and tranquil views of the landscaped rear garden, offering a perfect space for relaxed family living or a comfortable children's playroom. The kitchen overlooks the front grounds and features bespoke cabinetry, integrated appliances, and three impressive sash windows that bathe the space in natural light. A separate hallway off the kitchen leads to a practical utility room, toilet, and pantry area.

Four spacious bedrooms on the first floor each benefit from large sash windows that flood the rooms with natural light, as well as built-in wardrobes and period fireplaces. The first floor also includes a well-appointed bathroom and separate shower room. The house has been modernised over the years while thoughtfully preserving its period features, including the distinctive gables, cast-iron downpipes, and classic interior window shutters.

Overall, the main house offers approximately 2,062 sq ft (191.6 sq m) of accommodation, with detailed floorplans available.

Coach House and Courtyard

A spacious private courtyard lies at the heart of the property. Vehicular access is afforded via large double gates at the front of the property, with direct entry points from both the main residence and the coach house, in addition to a separate gate leading into the rear garden. The courtyard comprises of a coach house, including two outbuildings on the ground floor, one open and one enclosed, capable of serving as secure garages.

Situated to the left of the main residence, the coach house is ideally positioned to be integrated into the main house footprint. Constructed of classic Durrow red brick, the Coach House has its own separate entrance and offers a separate living space with fireplaces both upstairs and downstairs. Upstairs consists of two rooms, one of which is a large open area, offering ideal options for a spacious home office, a studio space, or other children or entertainment areas. The coach house holds vast potential for conversion and creative uses, subject to appropriate planning permissions.

In all the Coach house accommodation extends to about 1,629 sq ft / 151.4 sq m, with a full layout shown on the adjoining floorplans.

Gardens
The gardens at Rosnashane are a true sanctuary. Lush, mature and thoughtfully curated, the grounds boast a rich variety of specimen trees, flowering shrubs, and sculpted hedging that offer both seasonal colour and exceptional privacy. To the rear of the house, a serene fish-pond adorned with water lilies creates a tranquil setting, ideal for al fresco summer dining or a quiet retreat.

Expanses of manicured lawn stretch across the landscape, providing both visual harmony and ease of maintenance. The gardens are largely laid to lawn in a traditional style, allowing the historic character of the grounds to shine while remaining practical and straightforward to maintain. The generous outbuildings and a dedicated gardener's WC complete the picture of a country home designed for both elegance and practicality.

Stables
Equestrian enthusiasts will appreciate the three loose boxes with an adjoining turnout area. The stables are accessed via a small gate that leads into three individual stables — two single boxes and one double – also featuring a paddock ideal for grazing and exercise. The stables also present great potential for conversion and could be adapted for a variety of alternative uses, making them a significant asset to the property.

Tennis Court
The property features a professionally constructed, tarmac-surfaced tennis court, enclosed by durable, green weatherproof fencing for year-round use. Its positioning within the grounds offers both privacy and shelter, while the low-maintenance surface ensures ease of upkeep. Whether used for recreation or fitness, the court adds valuable functionality to the estate's outdoor amenities.

Land
The land has frontage onto two roads and is accessed through either the main entrance or an agricultural access off the R423. The land is in excellent order, well drained with defined boundaries and suitable for a wide range of agricultural enterprises and amenity.

Viewing
Strictly by appointment with Savills Country Agency.

Fixtures & Fittings
Fixtures and fittings are excluded from the sale including garden statuary, light fittings, and other removable fittings, although some items may be available by separate negotiation.

Services
Septic tank, oil fired central heating, and mains water.

Entry & Possession
Entry is by agreement with vacant possession.

Offers
Offers may be submitted to the selling agents:

Savills, 33 Molesworth Street, Dublin 2.
Email address: country@savills.ie

Financial Guarantee
All offers (regardless of the country of residence of the offering party) must be accompanied by a guarantee or suitable form of reference from a bank, which gives the sellers satisfaction that the purchaser has access to the funds required to complete the purchase at the offered price.

Wayleaves and Rights of Access
The property will be sold with the benefit of all existing wayleave rights, including rights of access and rights of way, whether public or private. The purchaser will be held to have satisfied themselves as to the nature of all such rights and others.

Generally
Should there be any discrepancy between these particulars, the General Remarks and Information, Stipulations and the Contract of Sale, the latter shall prevail.

Brochure prepared and photographs taken in May 2025.