
10 Emmet Street, Tipperary Town, Co. TipperaryE34HY77
€165,000
2 Bed~1 Bath~60 m²~BER D
What you'll like:
- Affordable entry price: The asking price of €165,000 represents a relatively low capital outlay, making it accessible for first-time buyers or investors seeking budget-friendly residential options.
- Compact floor area: The 60 square meter footprint offers manageable upkeep and cleaning routines, which appeals greatly to downsizers or single occupants looking for simplicity.
- Open plan layout: The combination kitchen, living, and dining space creates a fluid, modern interior environment that maximizes the utility of the available square footage.
- Solid timber flooring: Fitted throughout the home, the durable timber floors provide a consistent aesthetic and easy maintenance profile compared to wall-to-wall carpeting alternatives.
- Dual heating capability: Featuring both an oil-fired central heating system and a stove, occupants can choose their preferred fuel source for optimal comfort during colder months.
- Independent fuel shed: The inclusion of an external storage outbuilding provides convenient space for keeping firewood, peat, or general maintenance equipment safely secured.
- Rear pedestrian access: A dedicated rear entrance offers practical day-to-day convenience for bringing in groceries, bicycles, or waste bins without entering through the main facade.
- Electric shower fitted: The bathroom includes an electric shower unit, ensuring independent and on-demand hot water supply without relying solely on the primary boiler system.
- Established town location: Situated on Emmet Street within Tipperary Town, residents enjoy immediate proximity to local shops, schools, and essential community services.
- Stable asking price: Recorded listing data shows a stable asking price of €165,000 without erratic fluctuations, suggesting a straightforward and committed vendor pricing strategy.
- Charming property appeal: Marketed as a charming two-bedroom home, the property retains a welcoming character that could easily be personalized with light decorative updates.
- Manageable garden space: The compact rear footprint requires minimal horticultural effort while still offering outdoor sitting potential during favorable weather conditions.
- Ideal rental yield potential: Due to the modest purchase price, buy-to-let investors might achieve favorable rental returns given ongoing regional tenant demand.
- Straightforward layout: The two-bedroom and one-bathroom configuration is extremely intuitive, ensuring zero wasted corridor space across the modest sixty square meter area.
- Solid fuel stove feature: The installed stove acts as a cozy focal point in the living area while offering efficient supplementary heating capabilities.
- Local auctioneer representation: Managed by O'Grady Auctioneers, buyers benefit from dealing with an established regional agent possessing strong local market knowledge.
- Viewing availability: Recommended viewings arranged through the selling agent allow prospective purchasers to inspect the physical condition thoroughly before making offers.
- Low maintenance exterior: The traditional terraced or street-front style typically entails lower external roof and wall maintenance obligations for the homeowner.
- Good starter home: First-time buyers can enter the property ladder with lower mortgage exposure while building equity in a central town location.
- Adaptable rooms: The two bedrooms can easily double as a home office or guest room, providing flexible living arrangements for remote workers.
But keep in mind:
- Moderate BER rating: The D energy rating indicates potential thermal inefficiencies, meaning buyers should budget for future upgrades to insulation, windows, or heating controls.
- Limited square footage: At just 60 square meters, the property may feel cramped for growing families or buyers who require substantial storage space indoors.
- Single bathroom constraint: Having only one bathroom shared between both bedrooms can create morning bottlenecks for households with multiple occupants or visiting guests.
- On-street parking uncertainty: Properties situated directly on older town streets often lack dedicated off-street parking, which could pose daily vehicle security or convenience challenges.
- Potential retrofit costs: Bringing a D-rated home up to modern energy efficiency standards will likely require significant capital investment in external insulation or heat pumps.
- Oil heating reliance: Relying on an oil-fired central heating system exposes the owner to volatile home heating oil price fluctuations during winter months.
- Missing property type: The listing omits the exact structural typology, leaving buyers to verify whether it is a terraced house, end-of-terrace, or converted cottage.
- Stove maintenance requirements: The solid fuel stove will require regular cleaning, chimney sweeping, and fuel purchasing, adding to ongoing routine property upkeep tasks.
- Rear access security: Secondary rear entrances on town properties can sometimes present security vulnerabilities that require upgraded gate locks and perimeter lighting.
- Initial price availability gap: Initial tracking logs showed a period with a missing numeric price before settling at €165,000, indicating possible early listing adjustments.
- Compact kitchen space: Open-plan integration means kitchen appliances and living areas share the same zone, which can lead to cooking odors permeating the main lounge.
- Limited expansion room: Due to the compact plot size and urban setting, extending the footprint significantly to add more bedrooms or living space may prove difficult.
- Town center noise levels: Emmet Street locations can experience higher ambient traffic noise levels and foot activity compared to suburban cul-de-sacs.
- Ventilation and damp checks: Smaller older town properties should be thoroughly inspected for rising damp, adequate roof ventilation, and window condensation risks.
- Electrical system verification: Buyers should commission an independent electrical survey to confirm that the wiring and consumer unit meet current safety standards.
- Plumbing condition unknown: The operational lifespan of the oil boiler, radiators, and electric shower unit should be verified by a qualified heating engineer prior to purchase.
- Storage limitations: Without extensive attic space or large built-in wardrobes, managing household clutter could become an ongoing challenge for future occupants.
- Resale liquidity risks: Smaller two-bedroom D-rated homes in regional towns may have narrower target buyer pools when it eventually comes time to resell.
- Boundary clarity checks: Buyers must verify legal title boundaries regarding the rear access route and ensure no shared rights-of-way disputes exist with neighbors.
- Local market valuation: Purchasers should review recent comparable sales in Tipperary Town to ensure the €165,000 asking price accurately reflects current local market values.
Price positioning
?
- The asking price appears slightly undervalued given recent localized transactions on the same street and broader town benchmarks, suggesting strong potential for competitive buyer interest and a swift campaign.
- Valuation signals show a moderate €165000 tag for a sixty square metre dwelling featuring dual heating and a rear entrance, which sits comfortably below rising comparable market achievements nearby.
- Strong buyer demand for affordable town residences could support or exceed this asking price during bidding, whereas a D energy rating might limit aggressive upward valuation without retrofit investments.
- The initial listing stabilization at this exact figure without recorded downward adjustments indicates confident vendor pricing strategy aligned closely with current regional housing market momentum.
Build Analysis
What we know from similar construction types
- The property features a compact floor area of 60 square metres configured with two bedrooms and one bathroom, incorporating solid timber flooring throughout and an open-plan kitchen, living, and dining area.
- Heating systems include a dual heating setup combining an oil-fired central heating (OFCH) system and a stove, alongside an electric shower.
- External features include a fuel shed and a rear entrance providing additional access and convenience.
- A buyer should investigate the overall structural condition, insulation levels, and compliance of the dual heating and electrical systems, given the compact size and older style typical of town centre properties.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a BER rating of D, indicating that the energy performance falls within the D to G bracket where a deep retrofit may be beneficial.
- A comprehensive deep retrofit for a property of approximately 60 square metres typically ranges from 30,000 to 50,000 euros, depending on the extent of external wall insulation, window upgrades, heating system modernization, and airtightness improvements required to achieve a higher BER rating like B2 or A.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,200 to €1,600.
- Explanation: Given the D BER rating and a floor area of 60 m², energy efficiency is likely moderate, resulting in higher consumption for the oil-fired central heating and stove system compared to higher-rated homes.
Pollution Safe
8/10Environmental situation to investigate
- The property is located within a standard residential and town-centre environment with no major industrial facilities or active heavy manufacturing reported in immediate proximity.
- Any historical commercial or domestic waste management practices in the broader town area should be verified through local environmental searches if specific concerns arise.
Flood Safe
8/10Water overflow reports to follow up
- General topographical indicators suggest the property sits within a typical urban settlement area, though specific local drainage or pluvial flood risks should be independently verified.
- Buyers should consult national flood mapping databases to confirm the property's precise status regarding historical or modelled flood events.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
8 EMMET STREET, TIPPERARY, TIPPERARY
- Sale date
- Declared sale price
- €176,000.00
3 EMMET STREET, TIPPERARY, TIPPERARY
- Sale date
- Declared sale price
- €95,000.00
7 EMMET STREET, TIPPERARY, TIPPERARY
- Sale date
- Declared sale price
- €132,000.00
Recent sales in the wider Tipperary Town area
53 PEARSE PARK, TIPPERARY TOWN, TIPPERARY
- Sale date
- Declared sale price
- €200,000.00
12 DAVITT ST, TIPPERARY TOWN, TIPPERARY
- Sale date
- Declared sale price
- €182,000.00
APT 1 KICKHAM COURT, DAVIS STREET, TIPPERARY TOWN
- Sale date
- Declared sale price
- €141,000.00
60 ST MICHAEL AVE, TIPPERARY TOWN, TIPPERARY
- Sale date
- Declared sale price
- €156,000.00
APT 5 KICKHAM COURT, DAVIS STREET, TIPPERARY TOWN
- Sale date
- Declared sale price
- €111,000.00
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
10 EMMET ST, TIPPERARY TOWN, TIPPERARY
- Sale date
- Declared sale price
- €65,000.00
Buyer fees*
Associated expenses guide
- Stamp duty: approximately 1% of the purchase price (around €1,650) for residential properties up to €1 million.
- Solicitor legal fees: roughly €1,500 to €2,500 plus VAT and outlays.
- Land registration fees: typically between €130 and €400 depending on the application type.
- Property valuation fees: approximately €150 to €300 for mortgage purposes.
- Surveyor fees: around €400 to €800 depending on the level of detail required for the 60 m² property.
- Annual home insurance: estimated between €350 and €650 depending on the policy and provider.
Forum Talk
What people are saying about this area
- Locals in Tipperary Town frequently discuss community regeneration projects and efforts to boost local retail footfall.
- Residents on regional forums often note the convenience of Emmet Street for accessing local schools, shops, and amenities on foot.
- Traffic management and parking availability near the town centre are common topics of discussion among residents.
- Community groups actively organise local tidy-towns initiatives and local infrastructure improvements.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The property features two bedrooms and a modest floor area of 60 square meters, which may feel somewhat compact for a growing family with young children, though it provides manageable living space.
- Teenagers4/10
With two bedrooms and limited square footage, teenagers might find privacy and personal space constrained in this 60 square meter home.
- Multi-generational Living2/10
The two-bedroom configuration and smaller footprint of 60 square meters are generally inadequate to accommodate multiple generations comfortably.
- Single Buyers9/10
This two-bedroom property offers an affordable entry point with an asking price of €165,000, making it an excellent option for single buyers seeking manageable space.
- Couples8/10
A two-bedroom layout with an open-plan kitchen, living, and dining area provides a comfortable and cozy living arrangement suitable for couples.
- Empty Nesters8/10
The manageable two-bedroom size and single-level convenience appeal well to empty nesters looking to downsize to a more manageable home.
- Retirees7/10
The compact layout of 60 square meters reduces upkeep, though buyers should verify accessibility features for long-term retirement suitability.
Work
3 areas- Remote Working6/10
The open-plan living area can accommodate a home workstation, though buyers should verify local broadband speeds for remote work reliability.
- Hybrid Commuting5/10
Tipperary Town offers transport links, but hybrid commuters should assess travel times to major employment hubs.
- Retired7/10
The manageable property size and lower price point make it practical for retirees seeking simplicity.
Practical
8 areas- Ageing in Place6/10
The single-level or manageable layout suits accessibility, though buyers should inspect specific bathroom and doorway configurations.
- Low Maintenance8/10
With a floor area of 60 square meters, the property requires minimal upkeep and cleaning effort.
- Secure Gated Entry3/10
The property features a rear entrance and standard street access rather than a secure gated community setup.
- Minimalist Design7/10
The compact footprint naturally encourages a minimalist lifestyle with efficient use of space.
- Flexible Floor Plans5/10
The open-plan kitchen, living, and dining area offers some flexibility, though total room count is fixed at two bedrooms.
- Heritage Home6/10
Properties on Emmet Street often possess traditional character, though buyers should verify the exact age and construction era.
- Ecological Setup4/10
The property has a D energy rating and relies on dual heating and an oil-fired central heating system, suggesting potential for energy efficiency upgrades.
- Outdoor areas4/10
External space is limited to a fuel shed and rear entrance access rather than a substantial garden or private yard.
Interests
9 areas- Gardening4/10
The listing highlights a rear entrance and a fuel shed, but indicates limited outdoor garden space for extensive gardening projects.
- Walking7/10
The town-centre location on Emmet Street allows for convenient daily walking access to local shops and services.
- Gym5/10
Fitness facilities in Tipperary Town are accessible, though specific gym options should be verified locally.
- Cycling6/10
The surrounding town layout is generally flat and manageable for cycling, though local traffic conditions should be considered.
- Golf5/10
Golf enthusiasts will need to investigate the proximity of local courses in the wider Tipperary region.
- Fishing5/10
Regional rivers and angling spots are present in County Tipperary, though specific proximity depends on travel.
- Horse Riding5/10
County Tipperary has a strong equestrian heritage, with various riding stables located throughout the wider county.
- Water Sports2/10
As an inland location, water sports opportunities are limited compared to coastal areas.
- Entertaining6/10
The open-plan kitchen, living, and dining area provides a functional space for hosting small gatherings of family and friends.
Lifestyle
5 areas- Quiet Living7/10
Located on Emmet Street in Tipperary Town, the home offers a relatively peaceful setting while remaining close to town amenities.
- Rural Living4/10
Situated in a town environment rather than the countryside, this property offers an urban or town-based lifestyle rather than a rural one.
- Village Living7/10
The Tipperary Town setting provides a traditional community feel with local conveniences close at hand.
- Coastal Living1/10
Co. Tipperary is an inland location with no immediate coastal access nearby.
- Urban Living6/10
Positioned within Tipperary Town, residents have access to local shops, services, and town amenities within walking distance.
Social
6 areas- Community Involvement7/10
Tipperary Town offers active local community groups, sports clubs, and civic organizations.
- Café Culture6/10
Local cafes and eateries within Tipperary Town provide opportunities for social outings.
- Nightlife4/10
Nightlife options are typically modest in a town of this size, focusing primarily on local pubs.
- Health/Wellness groups6/10
Local community centres and health groups operate within the Tipperary area.
- Networking Opportunities4/10
Professional networking is more limited locally, often requiring travel to larger regional centers.
- Tech-Hub Connectivity4/10
Dedicated tech hubs are sparse locally, meaning remote professionals generally rely on home setups.
Listing information
- Agent
- O'Grady Auctioneers Ltd
- Phone
- 062 31986
- Published on HouseDelve
- 6 October 2026
- Correction
- Report an issue
HD-C1096AHouseDelve · 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.