14 Pairc Na hEornan, Ballinagar, Co. OffalyR35R2R6
€290,000
3 Bed~3 Bath~105 m²~BER C
What you'll like:
- Established village setting: Situated within a low-density residential development in Ballinagar, offering buyers a peaceful community atmosphere while remaining within easy commuting distance of nearby larger towns.
- Generous floor area: Extending to approximately 105 square meters, the property provides well-balanced accommodation that comfortably accommodates modern family living requirements without feeling cramped.
- Private rear garden: The east-facing rear garden enjoys the significant advantage of not being overlooked, enhancing outdoor privacy for family relaxation and entertaining guests outdoors.
- Upgraded bathroom facilities: Both the en-suite and family bathroom have been recently refurbished by the current owners, featuring modern fixtures like a rainfall shower and heated towel rail.
- Dual-aspect kitchen dining: The spacious open-plan kitchen and dining area benefits from natural light on two sides and features double doors opening directly onto the rear patio area.
- Interconnecting reception rooms: Practical double doors connect the sitting room to the kitchen and dining space, allowing for flexible living arrangements whether open-plan or closed off.
- Built-in storage solutions: Every one of the three bedrooms comes equipped with built-in wardrobes, helping buyers save on immediate furniture costs and maintain tidy living spaces.
- Floored attic space: The inclusion of pull-down stairs leading to a floored attic provides valuable extra storage capacity for household items, seasonal gear, and bulky belongings.
- Off-street parking space: A dedicated tarmacadam driveway at the front of the house accommodates parking for up to two vehicles safely off the main public road.
- Included steel shed: A substantial steel garden shed measuring approximately seven square meters is included, offering secure external storage for bicycles, tools, and garden equipment.
- Local preschool convenience: Having Happy Days Preschool located right within the residential development provides exceptional daily convenience for families with very young children.
- Nearby national school: Ballinagar National School is conveniently situated within the local village, making the morning school run straightforward and manageable for parents.
- Proximity to Tullamore: Located roughly 12 kilometers from Tullamore, residents can easily access comprehensive shopping, secondary schools, sports clubs, and rail transport links.
- Proximity to Daingean: Being just five kilometers from Daingean gives buyers quick access to additional local conveniences, community facilities, and everyday shopping amenities.
- Quality original construction: Built in 2003 by a known local developer, the home benefits from a proven construction era with established neighborhood infrastructure already fully in place.
- Covered outdoor seating: A dedicated covered timber gazebo in the rear garden creates a sheltered, weather-proof space for outdoor dining, relaxing, and social gatherings.
- Ground floor guest toilet: The inclusion of a convenient downstairs guest WC featuring a window and tiled flooring adds significant practical everyday utility for busy families.
- Understairs storage utility: The entrance hallway includes clever built-in understairs storage, maximizing the utilization of interior space for coats, shoes, and household clutter.
- Solid fuel fireplace: The sitting room features an attractive open fireplace with a timber surround and cast-iron insert, providing a cozy focal point for winter evenings.
- External side access: A glazed solid teak side door provides direct functional access from the exterior into the kitchen area, facilitating easy movement for groceries and pets.
But keep in mind:
- C energy rating: The property carries a C building energy rating, meaning prospective buyers should budget for potential future insulation or heating upgrades to improve thermal efficiency.
- Oil-fired central heating: The home relies on an oil-fired central heating system rather than natural gas, which may result in higher annual fuel expenses for heating and hot water.
- East-facing garden orientation: While the rear garden enjoys privacy, an east-facing orientation means direct sunlight will primarily be felt in the morning and early afternoon hours.
- Potential heating upgrade costs: Buyers should inspect the age and condition of the oil boiler during a survey, as replacement costs can be substantial if it nears end of life.
- Attic storage limitations: While the attic is floored and accessible via pull-down stairs, buyers must verify if it possesses official building regulation approval for habitable conversion use.
- Single bathroom bottleneck: With only one upstairs family bathroom serving two bedrooms, larger households might experience morning queuing despite the separate principal en-suite.
- Village commuting reliance: Living in Ballinagar requires reliance on private transport for most daily commuting, shopping, and secondary education trips to larger neighboring towns.
- Local septic system checks: Buyers should verify whether the village development utilizes a public mains sewerage system or a private treatment plant requiring ongoing maintenance contributions.
- Broadband speed verification: High-speed fiber broadband availability should be independently verified by prospective buyers who work from home or require reliable high-bandwidth internet connectivity.
- Pest and damp inspection: Given the age of the property built in 2003, a thorough structural survey is recommended to check for any hidden dampness or timber decay issues.
- Boundary fence verification: Buyers should examine legal title documents to confirm that all garden boundaries match the official land registry map without any historical encroachment.
- Management company fees: Buyers must check if there is an active residents association or management company for common areas, which might involve annual service charges.
- Shed planning compliance: Prospective purchasers should verify if the large steel garden shed required local planning permission or complies with local exemption size guidelines.
- Window and door seals: The solid teak windows and doors should be inspected for thermal efficiency and draft-proofing, as timber joinery requires regular staining and maintenance.
- Insurance premium checks: Given its rural village location, buyers should obtain preliminary buildings insurance quotes to check if flood history or specific risk factors apply locally.
- Ventilation in bathrooms: Although refurbished, buyers should ensure the mechanical extractor fans in both the en-suite and main bathroom operate correctly to prevent moisture buildup.
- Traffic and parking density: Prospective buyers should visit the estate at different times of day to observe general parking availability and traffic circulation within the development.
- Appliance lifespan checks: The listing notes space for appliances and integrated units, but buyers should test their working condition as white goods may not be included.
- Radon gas mitigation: Given the regional geology in parts of County Offaly, buyers should inquire whether a radon test has been conducted or if barrier measures were installed.
- Future development potential: Buyers should investigate local authority development plans to ensure no unwanted large-scale construction is zoned for adjacent lands in the village.
Price positioning
?
- The asking price appears broadly in line with recent transactions for comparable three-bedroom properties within the immediate development and surrounding rural village area.
- Upward valuation signals are supported by recent local sales reaching slightly higher price points, alongside attractive features like a non-overlooked rear garden and upgraded bathroom facilities.
- Potential factors that could undermine this price point include ongoing regional market volatility or competition from newly built residential schemes in nearby larger towns.
- Overall, the pricing reflects stable demand for established suburban housing stock offering practical family accommodation and convenient commuting distances to major employment hubs.
Build Analysis
What we know from similar construction types
- The property was built in 2003 by local developer Joe Brophy and extends to approximately 105 square metres within an established, low-density residential development.
- A buyer should verify the compliance of the floored attic space accessed via pull-down stairs, specifically regarding structural loading limits and whether any necessary planning permissions or building regulations approvals were obtained if it is intended for regular usage.
- The home features oil-fired central heating and an open fireplace; a buyer should have the boiler, heating controls, and chimney inspected for efficiency and safety.
- Both the en-suite and family bathroom have been recently refurbished, and a surveyor should check the quality of the plumbing and waterproofing work.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1,400 euro to 1,800 euro.
- Explanation: Given the 105 square metre floor area and a C BER rating, the property relies on oil-fired central heating, which can vary based on winter temperatures, domestic usage patterns, and prevailing oil prices.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in an established low-density rural village development with no prominent heavy industrial facilities, large incinerators, or major active landfills in the immediate vicinity.
- Any historical or localized environmental risks are minimal, though buyers should verify local records if concerned about legacy agricultural or domestic waste practices.
Flood Safe
8/10Water overflow reports to follow up
- The development is set within an established inland village location in County Offaly, generally removed from major coastal flood zones.
- While surface water pooling during heavy rainfall events should always be checked via local Office of Public Works (OPW) maps, there are no immediate indicators suggesting an elevated risk of severe property flooding.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
20 PAIRC NA HEORNAN, BALLINAGAR, TULLAMORE
- Sale date
- Declared sale price
- €295,000.00
Recent sales in the wider Ballinagar area
1 CAPPAGH GROVE, BALLINAGAR, OFFALY
- Sale date
- Declared sale price
- €285,000.00
36 CURRAGH HILL, BALLINAGAR, TULLAMORE
- Sale date
- Declared sale price
- €255,000.00
33 CAPPAGH GROVE, BALLINAGAR, OFFALY
- Sale date
- Declared sale price
- €240,000.00
34 CAPPAGH GROVE, BALLINAGAR, OFFALY
- Sale date
- Declared sale price
- €235,000.00
35 CURRAGH HILL GREEN, BALLINAGAR, TULLAMORE
- Sale date
- Declared sale price
- €65,000.00
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 1 percent on the first million euro, amounting to 2,900 euro for an asking price of 290,000 euro.
- Solicitor legal fees: roughly 1,500 euro to 3,000 euro plus outlay and VAT.
- Land registration fees: around 600 euro to 800 euro for property registration and mapping.
- Property valuation fees: approximately 150 euro to 300 euro required by lenders.
- Surveyor fees: around 400 euro to 800 euro depending on the depth of the structural survey.
- Annual home insurance: roughly 400 euro to 800 euro depending on the level of cover chosen.
Forum Talk
What people are saying about this area
- Ballinagar is viewed by residents as a quiet, family-friendly rural village with a strong sense of community and low-density housing.
- Local forums frequently highlight the convenience of having amenities like Ballinagar National School and Happy Days Preschool within walking distance.
- Residents note that proximity to Tullamore (about 12 km) provides essential rail connections, employment opportunities, and major retail amenities.
- Traffic and local road infrastructure are occasionally discussed, though the general consensus praises the peaceful and private nature of village developments like Páirc Na hEornan.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features three bedrooms, a secure enclosed rear garden, and is located within a development boasting a local preschool, making it highly practical for families with young children.
- Teenagers7/10
Three well-sized bedrooms with built-in wardrobes and a separate sitting room offer good personal space for growing teenagers, though local secondary schooling options require travel to nearby towns like Tullamore.
- Multi-generational Living4/10
With 105 square metres of living space and a standard three-bedroom layout, multi-generational living would be somewhat cramped without significant spatial re-imagining.
- Single Buyers7/10
Provides an affordable step onto the property ladder with ample space for a home office, though public transport connectivity is limited without a car.
- Couples8/10
Offers generous square footage, a dual-aspect open-plan kitchen/dining area, and a private rear garden well suited to couple lifestyles.
- Empty Nesters7/10
A manageable three-bedroom home with low-maintenance outdoor spaces, though stairs between the ground floor and bedrooms should be factored in for long-term living.
- Retirees6/10
Enjoys a peaceful village setting and manageable layout, but retirees should consider the reliance on car travel for broader services and healthcare facilities in Tullamore.
Work
3 areas- Remote Working8/10
Includes a floored attic and adaptable bedrooms that can easily serve as home offices, though buyers should verify local broadband speeds.
- Hybrid Commuting6/10
Feasible for hybrid workers, with Tullamore railway station roughly 12 km away providing rail links, though car travel is essential for the daily commute.
- Retired7/10
Well suited to retirement living due to the peaceful village atmosphere and manageable scale of the home.
Practical
8 areas- Ageing in Place5/10
Features a ground-floor guest toilet and accessible principal rooms, but the presence of all bedrooms and the main bathroom on the first floor presents challenges for long-term ageing in place without modification.
- Low Maintenance8/10
A 2003-built property with a C BER rating, upgraded bathrooms, and manageable gardens designed for easy upkeep.
- Secure Gated Entry1/10
The property is located within an open residential development and does not feature a secure gated entry.
- Minimalist Design5/10
Features a traditional semi-detached or estate-style layout rather than striking minimalist architecture.
- Flexible Floor Plans7/10
Interconnecting doors between the sitting room and the open-plan kitchen/dining room allow spaces to be opened up or separated as needed.
- Heritage Home1/10
Built in 2003, this is a modern suburban-style build rather than a period or heritage home.
- Ecological Setup4/10
Relies on oil-fired central heating and carries a C BER rating, meaning there is scope for future energy-efficiency upgrades.
- Outdoor areas8/10
Benefits from an east-facing rear garden that is not overlooked, featuring a paved patio, a covered timber gazebo, and a substantial steel garden shed.
Interests
9 areas- Gardening7/10
Features an attractive east-facing rear garden with lawn, mature planting, and a steel garden shed, offering a solid canvas for keen gardeners.
- Walking6/10
The village setting allows for pleasant local walks, though dedicated off-road walking trails are more limited compared to major amenity areas.
- Gym3/10
There are no major gym facilities directly within the village, meaning residents must travel to Tullamore for fitness centers.
- Cycling6/10
Quiet local country roads around Ballinagar can accommodate cycling, though regional cycling infrastructure is generally minimal.
- Golf5/10
Golf enthusiasts will need to travel to Tullamore or surrounding areas to access established golf club facilities.
- Fishing5/10
Proximity to waterways in County Offaly provides potential fishing opportunities, though buyers should verify local club memberships and access points.
- Horse Riding5/10
Rural County Offaly offers equine potential and nearby livery yards, though specific equestrian facilities require further local travel.
- Water Sports2/10
Inland location means water sports are restricted to specialized local centers or lakes at some distance.
- Entertaining8/10
The open-plan kitchen/dining room with double doors opening to a patio, combined with a covered timber gazebo, creates a brilliant setup for hosting and outdoor entertaining.
Lifestyle
5 areas- Quiet Living8/10
Situated in an established, low-density residential development in a quiet village setting away from major urban noise.
- Rural Living7/10
Located in County Offaly within a rural village context, surrounded by agricultural countryside while retaining the benefits of a small community.
- Village Living9/10
Positioned right within Ballinagar village, offering close proximity to local amenities such as the national school and preschool.
- Coastal Living1/10
The property is entirely landlocked in the Irish Midlands, far from any coastal amenities.
- Urban Living3/10
Ballinagar is a small rural village rather than an urban hub, requiring travel to Tullamore for extensive city-style amenities.
Social
6 areas- Café Culture3/10
Ballinagar village has limited local hospitality offerings, requiring a trip to Tullamore for a wider choice of cafés.
- Community Involvement7/10
Small village environments typically foster strong community ties, supported locally by the national school and preschool.
- Nightlife2/10
Nightlife options within the immediate village are sparse, with residents heading to Tullamore for pubs, restaurants, and entertainment venues.
- Health/Wellness groups4/10
Local wellness classes or groups would likely be small or require travel to nearby larger towns.
- Networking Opportunities2/10
Professional networking opportunities within the immediate village are extremely limited.
- Tech-Hub Connectivity2/10
The location is primarily residential and rural, lacking dedicated tech hubs locally.
Listing information
- Agent
- DNG Kelly Duncan
- Phone
- 057 932 5050
- Published on HouseDelve
- 16 September 2026
- Correction
- Report an issue
HD-B465C3HouseDelve · 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.