13 The Willows, Clongour, Thurles, Co. TipperaryE41PN27
€450,000
4 Bed~3 Bath~137 m²~BER C
What you'll like:
- Exclusive riverside setting: The property occupies an attractive position in a small development overlooking the River Suir, providing a peaceful environment and scenic views that enhance everyday living quality.
- Spacious detached layout: Comprising approximately 137 square meters of well-proportioned living space, this four-bedroom detached home offers excellent separation of rooms and privacy for growing families.
- Versatile extra rooms: The inclusion of an additional office, study, and separate lounge provides fantastic flexibility to adapt spaces for remote work, playrooms, or hobbies according to lifestyle needs.
- Private west-facing garden: The rear patio garden is fully enclosed and enjoys a sunny western orientation, creating a low-maintenance outdoor haven that is ideal for afternoon dining and evening sunshine.
- Open front outlook: Situated directly opposite an attractive green area, the house benefits from a pleasant sense of openness and avoids feeling hemmed in by neighboring properties at the front.
- Small development size: Containing only 33 homes in total, the estate fosters a tight-knit community feel while minimizing through-traffic and heavy congestion for residents living within the scheme.
- Walking distance amenities: Proximity to local shopping centers, supermarkets, and everyday conveniences ensures that residents can easily run errands or access retail options without constantly relying on a car.
- Educational access nearby: The location offers convenient walking access to local primary and secondary schools, as well as higher education institutions like Mary Immaculate College, benefiting families with students.
- Town centre convenience: Liberty Square and the heart of Thurles are easily accessible from the southern side of town, putting local restaurants, cafes, and entertainment venues within comfortable reach.
- Strong transport links: Thurles railway station provides regular intercity commuter services to major cities like Dublin and Cork, making this an appealing location for commuters needing reliable rail connections.
- Motorway accessibility: The M8 Dublin to Cork motorway is conveniently reachable via the nearby Horse and Jockey junction, facilitating straightforward driving commutes to regional commercial hubs and airports.
- Generous off-street parking: The front driveway provides ample space for multiple vehicles to park securely off the main road, preventing parking disputes and ensuring convenient vehicle access.
- Dual reception flexibility: Featuring both a main living room and an additional lounge area, the layout allows family members to relax in separate spaces simultaneously without disturbing one another.
- Open plan kitchen area: The large kitchen and dining room forms a natural hub for everyday family gatherings, seamlessly connecting to both the main living spaces and the rear garden patio.
- Dedicated utility room: A separate utility room provides practical space for laundry appliances and household storage, keeping messy chores out of the main kitchen and dining zones.
- Master bedroom ensuite: The generous master bedroom includes a private ensuite bathroom with an electric shower, offering a comfortable and self-contained retreat for the primary homeowners.
- Fitted bedroom storage: All four upstairs bedrooms feature built-in wardrobes, maximizing floor space and providing ready-to-use storage solutions for clothing and personal belongings without requiring extra furniture.
- Natural light features: Bay windows in the front reception and bedrooms introduce abundant natural sunlight, creating bright and uplifting interior atmospheres throughout various times of the day.
- Solid architectural character: Interior detailing such as ceiling roses, cove cornicing, and French doors connecting the living and dining rooms add a touch of traditional elegance to the home.
- Manageable garden upkeep: The rear garden is predominantly paved with raised planted beds, offering a beautiful outdoor entertaining area that requires minimal weekend gardening and lawn maintenance.
But keep in mind:
- C energy rating: The current C energy rating indicates that the property may require thermal upgrades and insulation improvements to achieve optimal energy efficiency and lower utility heating bills.
- Riverside flood risk: Buyers should verify potential flood risks associated with the nearby River Suir to ensure adequate home insurance availability and long-term structural safety from weather events.
- Maintenance charges: Exclusive developments often involve management companies and annual service fees for common areas, so purchasers must check for any ongoing estate upkeep costs and covenants.
- Traffic and parking: Being a popular residential estate near schools and shops, prospective buyers should inspect peak-time traffic congestion around the development entrance and surrounding access roads.
- Boundary fence checks: Buyers need to independently inspect property boundary lines and fencing conditions to confirm responsibility for repairs and prevent any potential boundary disputes with neighbors.
- Attic insulation levels: The presence of multiple attic hatches suggests evaluating the current roof space insulation depth and ventilation to prevent condensation risks and heat loss issues upstairs.
- Glazing and window seals: Given standard wear and tear in properties of this type, a surveyor should check all double-glazed window seals and door frames for draughts or premature failure.
- Heating system efficiency: The age and condition of the central heating boiler should be professionally inspected to estimate remaining lifespan and potential replacement costs for the new owner.
- Electrical compliance: Purchasers should commission an independent electrical survey to verify that the consumer unit, wiring, and socket capacities meet current safety standards and modern demands.
- Plumbing and water pressure: Testing the water pressure across all three bathrooms simultaneously will help identify any hidden plumbing bottlenecks or inadequate flow rates from the main supply.
- Drainage inspection: A comprehensive CCTV drain survey is recommended to check private and shared drainage pipes for root intrusion from mature estate trees or potential blockages.
- Surface water pooling: Buyers should check the paved west-facing patio for proper gradient slopes and adequate surface water runoff to prevent puddling near exterior doors after heavy rainfall.
- Storage shed condition: The existing timber garden shed should be checked for structural soundness, wood rot, and dampness to determine if it requires immediate repair or replacement.
- Proximity noise factors: Although set in a quiet development, buyers should consider potential ambient noise levels from nearby access roads and community activity during busy daytime periods.
- Extension planning limits: Modifying the layout or adding extensions might be restricted by local planning guidelines or estate covenants, requiring careful verification before undertaking major remodeling projects.
- Ventilation in bathrooms: Checking internal extraction fans in the bathrooms and utility room is essential to ensure moisture is effectively managed and mold risks are prevented in wet zones.
- Internal door clearances: The transition between laminate and tiled flooring surfaces should be checked for smooth door clearances and neat threshold transition strips throughout the rooms.
- Fireplace safety: The open fireplace in the living room requires a thorough chimney inspection and sweep to ensure it is safe and compliant for burning solid fuels safely.
- Appliance condition: Built-in kitchen appliances included in the sale should be tested during the pre-purchase survey to confirm they are in proper working order before closing the deal.
- Structural survey advisable: As with any secondhand property purchase, commissioning a detailed structural engineering report is crucial to uncover any concealed defects prior to final contract signing.
Price positioning
?
- The asking price appears modestly positioned relative to recent local transactions within the same development, suggesting a fair alignment with established neighborhood values and accommodating standard market expectations.
- Upward pricing signals are supported by the property's detached status, favorable riverside views, highly versatile accommodation layouts, and private west-facing rear gardens that attract strong family demand.
- Potential factors that could undermine this pricing level include the C energy rating, which may prompt buyers to factor in future retrofit costs to improve overall thermal efficiency.
- Additional market relevance stems from the limited supply of detached homes in exclusive riverside settings near town centers, reinforcing the property's competitive standing among local buyers.
Build Analysis
What we know from similar construction types
- The property is a detached 4-bedroom residence spanning approximately 137 square meters within an exclusive development of 33 homes.
- The layout offers considerable flexibility with multiple reception rooms, including a separate lounge and a home office/study on the ground floor.
- A buyer should verify the planning compliance and building regulations regarding any historical conversions or adaptations of the ground floor spaces, particularly the separate lounge and office/study.
- An inspection should check the condition of the exterior boundary near the riverfront and confirm whether any flood risk assessments apply to the immediate area.
- A structural survey is recommended to assess the general condition of the property, roof space, and windows, and to verify the operational status of the open fireplace and heating systems.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,800 to €2,400.
- Explanation: Given the 137 m² floor area and a C energy rating, moderate energy consumption is expected for space heating and hot water under typical usage patterns.
Pollution Safe
8/10Environmental situation to investigate
- The property is located in a predominantly residential setting overlooking the River Suir, appearing largely free from major industrial pollution concerns.
- Buyers should verify local environmental records for any legacy industrial sites or historical waste management facilities in the wider Thurles area.
Flood Safe
6/10Water overflow reports to follow up
- The development is situated adjacent to the River Suir, meaning prospective buyers should check official catchment flood maps to determine if any part of the estate or access routes are prone to high water levels.
- While the property itself is elevated within an established residential layout, any proximity to a river warrants a formal flood risk assessment or investigation prior to purchase.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
31 THE WILLOWS, CLONGOUR, THURLES
- Sale date
- Declared sale price
- €468,000.00
10A THE WILLOWS, THURLES, CO TIPPERARY
- Sale date
- Declared sale price
- €220,000.00
2B THE WILLOWS, CLONGOUR, THURLES
- Sale date
- Declared sale price
- €195,000.00
12A THE WILLOWS, THURLES, THE WILLOWS
- Sale date
- Declared sale price
- €210,000.00
2A THE WILLOWS, CLONGOUR, THURLES
- Sale date
- Declared sale price
- €155,000.00
Recent sales in the wider Clongour area
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
ATHNID, THURLES, TIPPERARY
- Sale date
- Declared sale price
- €318,000.00
175 ROSEMOUNT, THURLES, TIPPERARY
- Sale date
- Declared sale price
- €250,000.00
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 €4,500 based on 1% of the asking price for properties under €1 million.
- Solicitor legal fees: roughly €1,500 to €3,000 plus outlays and VAT.
- Land registration fees: approximately €600 to €800 depending on the registry and mapping requirements.
- Property valuation fees: around €150 to €300 for mortgage or independent valuation.
- Surveyor fees: roughly €500 to €1,200 depending on the level of detail required for a structural survey.
- Annual home insurance: approximately €400 to €800 per year depending on the policy coverage and location.
Forum Talk
What people are saying about this area
- Locals in Thurles often discuss the quiet and scenic nature of residential developments situated near the River Suir.
- Residents frequently highlight the convenience of living within walking distance of the town centre, shopping amenities, and local schools.
- Community forums mention steady demand for detached family homes in established estates like The Willows due to limited new supply in the area.
- Transport links, including the proximity of the Thurles railway station and easy access to the M8 motorway at Horse & Jockey, are regularly noted as major positives by commuters.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property offers four bedrooms, a secure enclosed west-facing rear patio, and a safe front green area overlooking the River Suir, making it ideal for young families.
- Teenagers8/10
Four bedrooms and multiple reception rooms provide ample independent space for teenagers, and the location is within walking distance of local schools and amenities.
- Multi-generational Living7/10
The flexible ground floor rooms, including an office and a separate lounge, offer good potential for adaptable living arrangements, though there is only one main family bathroom upstairs alongside an en-suite.
- Single Buyers6/10
While spacious and well-located, a 4-bedroom detached house might exceed the space and maintenance requirements typical for a single buyer unless sharing or planning long-term.
- Couples8/10
Excellent space for couples looking to grow into a home, offering dedicated workspace options and great entertainment areas inside and out.
- Empty Nesters8/10
The low-maintenance paved rear garden and manageable overall footprint make it well-suited for downsizers who still want guest rooms and a quiet riverside setting.
- Retirees7/10
Conveniently close to Thurles town centre amenities with manageable outdoor space, though stairs are required to access all bedrooms and the main bathroom.
Work
3 areas- Remote Working9/10
Includes a dedicated ground floor office/study with a bay window, plus additional flexible reception rooms well-suited for home-based professionals.
- Hybrid Commuting8/10
Thurles Railway Station provides regular intercity services to Dublin, Cork, and Limerick, and the M8 motorway is accessible at Horse & Jockey.
- Retired8/10
Provides a secure, manageable home close to healthcare, shopping, and social amenities in Thurles.
Practical
8 areas- Ageing in Place6/10
Single-level ground floor flexibility exists, but bedrooms and the main bathroom are located upstairs, which may require modification for long-term ageing in place.
- Low Maintenance8/10
The rear garden is predominantly laid in paving for ease of maintenance, and the property is a modern detached build.
- Secure Gated Entry5/10
The property features gated side access to the rear garden and a generous driveway, though the development itself is not described as gated.
- Minimalist Design6/10
Traditional interior features such as ceiling roses, cove cornicing, and an open fireplace give a classic rather than strictly minimalist aesthetic.
- Flexible Floor Plans9/10
Features a separate lounge, a ground floor office/study, and an open-plan kitchen/dining room that easily adapt to various lifestyle needs.
- Heritage Home2/10
This is a modern residential development property rather than a historic heritage home.
- Ecological Setup6/10
The property holds a C BER rating, offering standard energy efficiency with potential for future green upgrades.
- Outdoor areas8/10
Features an open outlook over a green area and the River Suir to the front, complemented by a private, sunny west-facing patio garden to the rear.
Interests
9 areas- Gardening5/10
The rear garden is predominantly paved for low maintenance with raised planted beds, offering limited traditional green gardening space but good potential for potted plants.
- Walking9/10
The scenic riverside setting and proximity to Thurles town centre provide fantastic opportunities for walking right from the doorstep.
- Gym7/10
Thurles offers local fitness facilities and sports clubs within accessible distance from the property.
- Cycling7/10
The suburban location allows for straightforward cycling into town and surrounding local roads, though buyers should verify dedicated cycle lane infrastructure.
- Golf7/10
Thurles Golf Club is located nearby, offering a well-regarded course for enthusiasts.
- Fishing9/10
The property directly overlooks the River Suir to the front, providing exceptional proximity for fishing enthusiasts.
- Horse Riding6/10
County Tipperary is renowned for equestrian activities, with various local stables and riding facilities accessible in the wider region.
- Water Sports4/10
While adjacent to the River Suir, water sports opportunities are generally limited locally compared to coastal or major lake locations.
- Entertaining9/10
Features a large open-plan kitchen and dining room connected to a living room, alongside a private, sunny west-facing rear patio ideal for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Situated in an exclusive development of just 33 houses overlooking a green area and the River Suir, offering a peaceful residential environment.
- Rural Living5/10
The property is located within a suburban residential development close to Thurles town centre rather than a genuinely rural setting.
- Village Living7/10
It offers a community-focused feel within a small development while remaining closely linked to urban conveniences.
- Coastal Living1/10
The property is located inland in County Tipperary, far from any coastal areas.
- Urban Living7/10
Town centre amenities, shopping, and transport links are within easy walking distance, combining suburban quiet with town accessibility.
Social
6 areas- Community Involvement7/10
An exclusive small development of 33 homes fosters a strong community atmosphere close to broader town activities.
- Café Culture7/10
Thurles town centre and Liberty Square offer a selection of local cafés and social spots within walking distance.
- Nightlife6/10
Local pubs and social venues are available in Thurles town centre, though major nightlife hubs require travel to larger cities.
- Health/Wellness groups7/10
Proximity to local community hubs, gyms, and wellness classes in Thurles supports an active lifestyle.
- Networking Opportunities6/10
Primarily a residential suburban setting, though local business and community networks exist within the town.
- Tech-Hub Connectivity6/10
Buyers should verify local broadband speeds, though the dedicated home office space supports digital connectivity.
Listing information
- Agent
- Agent details not available.
- Published on HouseDelve
- 13 September 2026
- Correction
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HD-E98683HouseDelve · 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.