12 Sli na Siuire, Mitchel Street, Thurles, Co. TipperaryE41NN72
€325,000
3 Bed~3 Bath~89 m²~BER C3
What you'll like:
- Town center proximity: The property is situated just a short stroll from Thurles town centre, ensuring effortless access to daily retail and social amenities.
- Educational campus access: Being particularly close to the MIC St. Patrick's Campus, this residence offers strong appeal for academic staff or students.
- Sunny south facing garden: The fully enclosed rear garden enjoys a sunny south facing orientation, creating an ideal setting for outdoor relaxation.
- Off street parking: A paved private driveway provides valuable off street parking space for up to two vehicles directly at the front.
- Gated side access: An independent gated side entrance links the front directly to the back garden, offering high everyday functional convenience.
- End of terrace layout: Occupying an end of terrace position, the dwelling benefits from extra privacy and reduced shared party wall connections.
- Flexible accommodation count: Featuring three well proportioned bedrooms and three bathrooms, the layout easily suits families, guests, or home working setups.
- Main bedroom ensuite: The primary bedroom includes an ensuite bathroom, providing an added layer of privacy and comfort for the occupants.
- Ground floor guest facility: A convenient downstairs guest water closet enhances the practical layout for visitors and daily family life.
- Dual aspect connection: Glazed double doors connect the front living room to the kitchen diner, allowing natural light to flow right through.
- Open fireplace feature: The front living room includes an open fireplace and a bay window, creating a traditional and cozy focal point.
- Established residential setting: Built circa 1995 by Clancy Construction, the development is mature and well established with settled neighbourhood character.
- Transport connectivity links: Thurles Train Station is within easy reach, providing regular rail services connecting to Dublin, Cork, and Limerick.
- Motorway access convenience: The M8 Dublin to Cork motorway is easily accessible by car, delivering excellent regional travel connectivity for commuters.
- Local sports amenities: The home is located close to the world famous FBD Semple Stadium and various recreational clubs within the thriving town.
- Healthcare service proximity: The nearby Thurles Primary Care Centre and local medical facilities ensure essential health services are close by.
- Retail shopping convenience: Thurles Shopping Centre and multiple major supermarkets are located within easy reach for weekly grocery needs.
- Investment rental potential: The strong demand from students and professionals makes this a compelling option for residential property investors.
- Neutral interior presentation: The property is presented in good general condition with neutral finishes, allowing new owners to move in easily.
- Stable asking price: Recorded listing data shows a stable asking price of 325,000 euros without erratic fluctuations, indicating steady vendor expectations.
But keep in mind:
- Energy rating performance: The dwelling holds a C3 energy rating, meaning a buyer may want to budget for future upgrades to improve efficiency.
- Build era insulation: Constructed circa 1995, the property may feature original insulation standards that fall short of modern airtightness expectations.
- Heating system efficiency: Buyers should verify the age and efficiency of the existing central heating boiler to avoid unexpected replacement costs.
- Window and door seals: The double glazing and exterior doors should be checked for thermal efficiency and drafts given the property age.
- Garden boundary maintenance: The rear garden is bounded by block walls which a buyer should inspect for any signs of weathering or structural shifting.
- Maintenance of driveway: The paved front driveway should be checked for loose blocks, weed growth, or sub base subsidence over time.
- Upstairs bathroom ventilation: The main family bathroom should be checked for adequate mechanical extraction to prevent moisture accumulation and mold.
- Ensuite shower inspection: The ensuite bathroom should be thoroughly tested for proper water pressure, drainage, and reliable tile grouting seals.
- Kitchen appliance inclusion: Buyers must verify which white goods or fitted kitchen appliances are included in the sale price versus removed.
- Attic insulation depth: The roof space and attic insulation levels should be inspected to confirm they meet current recommended thermal thickness guidelines.
- Parking capacity limitations: While two cars fit on the driveway, street parking nearby might become constrained during peak college term times.
- Town traffic congestion: Proximity to the town centre and academic campuses could bring local traffic congestion during morning and evening rush hours.
- Management company status: Buyers should verify if there is any active residents association or estate management fee applicable to common areas.
- Title and mapping verification: Purchasers must ensure their legal representatives carefully verify boundary maps and title documentation prior to closing.
- Rental cap considerations: If purchased as an investment, buyers need to check local rent pressure zone regulations and historical tenancy caps.
- Surface water drainage: The exterior grounds and patio sliding doors should be checked for proper surface water runoff during heavy rainfall events.
- Fireplace safety certification: The open fireplace in the living room should be inspected and swept before active use by new occupants.
- Internal wear and tear: While generally tidy, the interior may require minor cosmetic painting and flooring updates to match personal tastes.
- Storage space limitations: With 89 square meters of floor area, buyers should assess whether the built-in storage adequately meets their lifestyle needs.
- Future retrofit expenses: Achieving a higher BER rating from the current C3 level will require capital investment in insulation, windows, or heat pumps.
Price positioning
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- The asking price of €325,000 appears notably overvalued when evaluated against historical transaction records for similar properties within the exact residential development and surrounding streets, which historically trade closer to the mid-two hundreds.
- Valuation signals such as recent neighborhood sales figures and regional averages suggest a substantial premium is being sought for this specific end-of-terrace layout, despite its favorable south-facing orientation and convenient town-centre proximity.
- Factors that could support such an ambitious price point include robust rental demand from nearby academic campuses and scarcity of modern homes, whereas broader regional market caps and upgrade requirements could undermine it.
- Additional market relevance stems from the steady historical listing price persistence with zero reductions, indicating firm vendor expectations that may require rigorous negotiation to align with established comparable transaction values.
Build Analysis
What we know from similar construction types
- The property is an established end-of-terrace house originally developed circa 1995 by Clancy Construction, featuring a conventional two-storey layout spanning approximately 89 square metres.
- Buyers should investigate the condition of the open fireplace in the living room, ensuring proper chimney maintenance, lining, and compliance with current fire safety standards.
- Given the end-of-terrace position with gated side access, buyers should verify boundary definitions, maintenance responsibilities for shared paths or walls, and any potential rights of way.
- The BER rating of C3 indicates a moderate energy efficiency standard, meaning buyers should inspect the property's insulation levels in the attic and walls, as well as the efficiency of the existing heating system, to identify potential areas for future thermal upgrades.
Heating cost*
Estimated expense to heat this property every year
- 1,200 to 1,600 euro annually
- Estimated for an 89 square metre end-of-terrace house with a BER rating of C3, combining standard space heating and water heating based on typical energy usage patterns.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in an established residential area within Thurles, showing no apparent proximity to major industrial pollution sources or active landfills.
- Any historical or legacy environmental concerns would be typical of urban residential settings and should be verified through standard conveyancing searches if specific risks are suspected.
Flood Safe
8/10Water overflow reports to follow up
- The property is located at a reasonable separation distance from mapped river flood zones associated with the Suir catchment.
- Standard surface water accumulation during extreme rainfall is possible in low points, though local topography generally favours drainage toward the main river channel.
- Official flood risk models indicate that the home sits outside the primary modeled flood extents for both frequent and extreme probability scenarios.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
41 SLI NA SIUIRE, MITCHEL ST, THURLES
- Sale date
- Declared sale price
- €232,000.00
MITCHEL STREET, THURLES, CO TIPPERARY
- Sale date
- Declared sale price
- €250,000.00
ST ANNES, MITCHEL ST, THURLES
- Sale date
- Declared sale price
- €150,000.00
7 BUTLER COURT, MITCHEL ST, THURLES
- Sale date
- Declared sale price
- €240,000.00
8 BUTLER COURT, MITCHEL ST, THURLES
- Sale date
- Declared sale price
- €240,000.00
Recent sales in the wider Thurles area
CURRAHEEN, HORSE AND JOCKEY, THURLES
- Sale date
- Declared sale price
- €185,000.00
GALA, TWO MILE BORRIS, THURLES
- Sale date
- Declared sale price
- €100,000.00
41 MOUNTGEORGE, BORRISOLEIGH, THURLES
- Sale date
- Declared sale price
- €200,000.00
1 INNISFALLEN AVE, THURLES, CO TIPPERARY
- Sale date
- Declared sale price
- €237,000.00
2 MONAKEEBA, THURLES, TIPPERARY
- Sale date
- Declared sale price
- €220,000.00
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: €3,250 — 1% of €325,000.
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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: 1,500 to 3,000 euro plus VAT and outlay
- Land registration fees: 400 to 800 euro depending on property value
- Property valuation fees: 150 to 300 euro
- Surveyor fees: 400 to 900 euro depending on the depth of inspection
- Annual home insurance: 350 to 700 euro depending on coverage level
Forum Talk
What people are saying about this area
- Residents in Thurles frequently discuss the convenience of living within walking distance of the town centre and local educational campuses such as MIC St. Patrick's Campus.
- Community forums often highlight Thurles as an accessible commuter hub due to regular rail services via Thurles Train Station and proximity to the M8 motorway.
- Local discussions note that established residential developments close to Mitchel Street offer a blend of mature community appeal and practical everyday amenities.
- Property market observers in Tipperary regularly note steady demand for well-located three-bedroom homes suitable for first-time buyers and residential investors.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property features three well-proportioned bedrooms, a safe enclosed rear garden, and a location close to local schools, making it suitable for young families.
- Teenagers6/10
With three bedrooms and a manageable layout, it offers adequate space for growing teenagers, though living space is relatively compact at 89 square metres.
- Multi-generational Living4/10
The three-bedroom end-of-terrace layout provides limited scope for independent multi-generational living without significant reconfiguration.
- Single Buyers9/10
An approachable asking price of €325,000 and a convenient town-centre location make this an excellent entry-level opportunity for single buyers.
- Couples8/10
Offers plenty of space for couples looking to establish a first home together with room for home offices or guests.
- Empty Nesters7/10
Low-maintenance end-of-terrace setup with manageable outdoor space appeals to downsizers wanting to stay close to town amenities.
- Retirees7/10
Proximity to local healthcare, shops, and town amenities supports comfortable retirement living, though buyers should verify internal accessibility features.
Work
3 areas- Remote Working7/10
The three-bedroom layout allows one of the rooms to be easily adapted as a dedicated home office.
- Hybrid Commuting8/10
Thurles Train Station and easy access to the M8 motorway support convenient hybrid commuting to major cities.
- Retired7/10
Suitable for retirees seeking manageable upkeep and close proximity to essential town services.
Practical
8 areas- Ageing in Place6/10
Features a ground floor guest WC and manageable proportions, though stairs are required to reach the bedrooms.
- Low Maintenance8/10
Modern end-of-terrace construction circa 1995 with a paved driveway and enclosed rear garden keeps maintenance straightforward.
- Secure Gated Entry4/10
Features off-street parking and gated side access, though the development itself is open rather than gated.
- Minimalist Design6/10
Bright, neutral interiors provide a clean canvas for buyers seeking a straightforward layout.
- Flexible Floor Plans6/10
Double doors linking the living room and kitchen offer adaptable open-plan living potential.
- Heritage Home3/10
Built around 1995, this is a mature modern property rather than a traditional historic heritage home.
- Ecological Setup5/10
Carries a C3 BER rating, suggesting potential energy efficiency upgrades could be considered by new owners.
- Outdoor areas7/10
Benefits from a private front driveway with parking for two cars and a sunny south-facing rear garden.
Interests
9 areas- Gardening5/10
Features a sunny south-facing rear garden with potential for landscaping, though plot size is typical of an end-of-terrace property.
- Walking9/10
Excellent walkability to shops, schools, the train station, and local college campus.
- Gym6/10
Proximity to Thurles town amenities provides access to local fitness facilities and sports clubs.
- Cycling6/10
Flat town terrain makes cycling a viable option for local trips and commuting.
- Golf5/10
Thurles offers local sporting facilities, though dedicated golfers may need to travel slightly outside the immediate neighbourhood.
- Fishing5/10
The regional location provides reasonable access to local rivers and angling opportunities in County Tipperary.
- Horse Riding4/10
While County Tipperary has strong equestrian roots, rural stables require transport from this urban address.
- Water Sports2/10
Inland location offers very limited immediate access to major water sports facilities.
- Entertaining7/10
Connected kitchen and dining areas combined with a south-facing rear garden provide a good setup for hosting guests.
Lifestyle
5 areas- Quiet Living6/10
Situated in a mature residential development close to the town centre, offering a balance of neighbourhood calm and accessibility.
- Rural Living2/10
This is an urban residential setting within walking distance of the town centre rather than a rural environment.
- Village Living5/10
Provides a community-focused neighbourhood feel while being positioned within a major provincial town.
- Coastal Living1/10
Located inland in County Tipperary, far from any coastal areas.
- Urban Living8/10
Walking distance to Thurles town centre, shops, cafes, and transport links makes it ideal for urban convenience.
Social
6 areas- Health/Wellness groups7/10
Close to medical facilities, local pharmacies, and community health groups.
- Community Involvement7/10
Located in an established, mature residential neighborhood with active local community networks.
- Café Culture7/10
Short walk to local cafes, restaurants, and everyday amenities in Thurles town centre.
- Nightlife6/10
Proximity to the town centre puts local pubs and entertainment venues within easy reach.
- Networking Opportunities5/10
Mainly a residential area, though educational institutions like MIC and TÚS offer regional professional connections.
- Tech-Hub Connectivity4/10
Buyers should verify local broadband speeds and fiber availability for heavy remote tech work.
Listing information
- Agent
- Sherry FitzGerald Gleeson
- Phone
- 0504 22997
- Current status
- active
- Published on HouseDelve
- 4 November 2026
- Correction
- Report an issue
HD-832478HouseDelve · 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.