15 Westgate Court, Gravel Walk, Clonmel, TipperaryE91F3X0
€260,000
3 Bed~3 Bath~86 m²~BER B
What you'll like:
- Centrally located setting: The property sits within easy walking distance of Clonmel town centre, ensuring effortless access to all local amenities, shops, and essential services for daily convenience.
- Excellent BER rating: Boasting a B energy rating, this residence promises lower utility bills and superior thermal comfort, making it a highly energy-efficient choice for buyers.
- Turnkey decorative condition: The home is presented in excellent decorative order throughout, allowing new owners to move in immediately without undertaking costly or time-consuming renovations.
- Practical three bedrooms: Featuring three generously sized bedrooms upstairs, the layout provides ample accommodation for families, guests, or a convenient home office setup.
- Triple bathroom convenience: With three bathrooms including a downstairs WC, main bathroom, and an en-suite, morning routines will run smoothly for all household occupants.
- Spacious sitting room: The welcoming sitting room includes timber flooring, a gas fireplace, and a front-facing window, creating a cosy and bright space to relax.
- Bright kitchen dining: The kitchen and dining area features tiled flooring, fitted eye and floor units, and direct access to the rear garden via a sliding door.
- Enclosed private garden: The rear garden offers an enclosed, low-maintenance outdoor space that is completely secure and ideal for everyday outdoor living or entertaining.
- Handy pedestrian access: The rear garden benefits from convenient pedestrian access, allowing for easy entry with bicycles, bins, or gardening equipment without passing through the house.
- Gas fired heating: Equipped with gas-fired central heating and all mains connections, the property ensures reliable climate control and straightforward utility management for residents.
- Ideal investor potential: The well-maintained condition and central location make this property an attractive option for landlords seeking a ready-to-let investment with strong rental appeal.
- First time buyer ready: Perfectly suited to purchasers entering the property market, the manageable floor area and turnkey finish reduce initial setup stress and expenses.
- Hallway guest WC: A convenient downstairs toilet with tiled flooring is neatly tucked off the entrance hallway, offering practical sanitation for visitors without accessing upstairs.
- Main bedroom en-suite: The second bedroom includes a private en-suite bathroom with a shower, providing an upgraded personal retreat within the primary sleeping quarters.
- Carpeted staircase comfort: The entrance hall features timber flooring that transitions to a carpeted staircase, combining durability in high-traffic zones with underfoot comfort upstairs.
- Plumbed utility space: The kitchen is already plumbed for both a washing machine and a dishwasher, saving the buyer installation effort and ensuring immediate functionality.
- Mature residential area: Situated in a well-established and convenient neighbourhood, residents can enjoy a peaceful community atmosphere while remaining close to the town core.
- Accessible local services: Schools, sporting facilities, and healthcare services are all located within easy reach, minimizing travel time for family and daily commitments.
- Efficient floor layout: The 86 square metre interior is thoughtfully distributed across two floors to maximize usable living space without creating awkward, wasted corridors.
- Natural light flow: Large windows in the main living areas and bedrooms ensure that daylight fills the interior, enhancing the overall cheerful ambiance of the home.
But keep in mind:
- Compact floor area: Measuring 86 square metres, the total living space is relatively compact, which may feel restrictive for growing families or buyers with excessive storage needs.
- Limited third bedroom: The third bedroom is the smallest of the trio, measuring just over two by two metres, making it better suited as a nursery or compact home office.
- Enclosed garden sizing: While the rear garden offers privacy and pedestrian access, buyers should verify its exact dimensions to ensure it meets personal outdoor lifestyle requirements.
- Parking arrangement clarity: The listing does not detail dedicated parking bays, so prospective buyers must investigate whether assigned spaces or permit parking apply to residents.
- Management company fees: Buyers should instruct their solicitor to check if Westgate Court is managed by a residents association and verify any associated annual maintenance fees.
- Potential boundary checks: Purchasers should carefully examine the title maps with their legal representative to confirm the exact boundaries of the rear garden and pedestrian gate.
- Gas boiler age: Although gas central heating is installed, buyers should commission a thorough heating inspection to determine the age and remaining lifespan of the boiler.
- Storage limitation check: Apart from the hot-press on the landing, built-in storage appears minimal, meaning buyers may need to budget for freestanding wardrobes or attic organization.
- BER verification review: While a B rating is advertised, buyers should independently inspect the official BER certificate details and advisory notes to confirm the underlying energy measures.
- Sound insulation levels: As a terraced residence, acoustic privacy between adjacent properties should be tested or verified during viewings to ensure household noise remains minimal.
- Window glazing efficiency: Buyers should inspect the window seals and double glazing units throughout the house to check for any signs of misting or thermal degradation.
- Attic insulation status: Prospective owners should verify the depth and condition of the attic insulation to ensure it aligns with the high BER rating claims.
- Ventilation system check: Given the modern sealed nature of B-rated homes, buyers should check for adequate trickle vents and extraction fans to prevent future condensation issues.
- Surface water drainage: Inspect the low-maintenance rear garden surface during your viewing to ensure proper drainage prevents any pooling of rainwater near the property.
- Kitchen appliance inclusion: Buyers must clarify with the vendor whether the freestanding white goods, such as the washing machine and dishwasher, are included in the sale price.
- Fireplace compliance: The gas fireplace in the sitting room should be checked by a certified technician to ensure it meets current safety standards and has been serviced regularly.
- Rafter and roof inspection: A professional pre-purchase survey should assess the roof timbers and tiling from inside the attic space to rule out any hidden structural defects.
- Local traffic patterns: Buyers should visit the area at different times of day to assess local traffic volume and parking congestion around Gravel Walk and Westgate Court.
- Future extension limits: Due to the terraced nature and modest plot size, any future plans to extend the ground floor footprint would be strictly limited and require planning advice.
- Plumbing pressure test: It is advisable to test the hot water pressure and flow rates across the three bathrooms to ensure the water system meets household expectations.
Price positioning
?
- The asking price appears attractively positioned because it sits noticeably lower than recent validated residential property price register benchmarks recorded for similar homes in the surrounding local area.
- Upward valuation signals stem from the property featuring three bedrooms, three bathrooms, a modern B energy rating, and a central urban location close to essential local amenities.
- Market demand from first-time purchasers and local investors could easily support this asking price, though broader macroeconomic lending constraints might potentially temper competitive bidding intensity.
- Additional relevant factors include the practical layout spanning eighty-six square metres and a private enclosed rear garden offering convenient pedestrian access for daily convenience.
Build Analysis
What we know from similar construction types
- The property is a 3-bedroom, 3-bathroom terraced residence spanning approximately 86 square metres over two floors.
- Features gas-fired central heating and all mains connections.
- A buyer should investigate the party walls and sound insulation typical of terraced constructions of this type.
- Verification of compliance with local planning and building regulations regarding any historical alterations should be undertaken by the buyer's surveyor.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €800 to €1,100
- Explanation: This property has a B BER rating and uses gas-fired central heating, which generally indicates good energy efficiency for an 86 square metre terraced home.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
7/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
4 WESTGATE COURT, ONEILL ST, CLONMEL
- Sale date
- Declared sale price
- €285,000.00
Recent sales in the wider Gravel Walk area
17 CASHEL COURT, CLONMEL, TIPPERARY
- Sale date
- Declared sale price
- €325,000.00
7 HONEYVIEW, CLONMEL, TIPPERARY
- Sale date
- Declared sale price
- €285,000.00
37 SHAMROCK HILL, CLONMEL, TIPPERARY
- Sale date
- Declared sale price
- €295,000.00
80 ARD NA GREINE, CLONMEL, TIPPERARY
- Sale date
- Declared sale price
- €237,000.00
TOOR, BALLYPATRICK, CLONMEL
- Sale date
- Declared sale price
- €235,000.00
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 €2,600 based on 1% of the asking price
- Solicitor legal fees: estimated between €1,500 and €2,500 plus outlay
- Land registration fees: approximately €175 to €700 depending on the application type
- Property valuation fees: around €150 to €300
- Surveyor fees: approximately €400 to €800 depending on the level of detail
- Annual home insurance: estimated between €350 and €600
Forum Talk
What people are saying about this area
- Local residents frequently highlight the central location of Westgate Court as a major advantage for accessing Clonmel town centre.
- Community discussions often note the convenience of having schools, shops, and healthcare services within easy walking distance.
- Traffic and parking around the Gravel Walk area are occasional topics of discussion among locals during peak hours.
- Property forums generally view central Clonmel residential developments as appealing to first-time buyers and investors alike.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The 3-bedroom layout and enclosed rear garden provide a safe and manageable space for young children, with local amenities within easy reach.
- Teenagers6/10
Three bedrooms and three bathrooms offer adequate personal space for teenagers, though the 86 m² floor area is relatively compact.
- Multi-generational Living4/10
With an 86 m² footprint and a standard 3-bedroom terraced layout, multi-generational living would be quite cramped.
- Single Buyers9/10
An excellent match for first-time buyers seeking a well-maintained, centrally located home with manageable upkeep.
- Couples8/10
Provides comfortable accommodation with a good-sized kitchen/dining area and a spacious sitting room for couples.
- Empty Nesters7/10
Low maintenance and a central location make this a practical option for those looking to downsize.
- Retirees7/10
Being within easy walking distance of town centre amenities suits retirees, though stair use across two floors should be considered.
Work
3 areas- Remote Working8/10
Three bedrooms allow for a dedicated home office setup, though broadband speeds should be verified.
- Hybrid Commuting7/10
Conveniently positioned for local commuting, with standard access links from Clonmel town.
- Retired8/10
Low maintenance and close proximity to healthcare and town amenities suit retirement living well.
Practical
8 areas- Ageing in Place5/10
Features two-floor accommodation with stairs to bedrooms, which may require adaptation over time.
- Low Maintenance8/10
A modern 86 m² terraced home with a B BER rating and manageable garden space requiring minimal upkeep.
- Secure Gated Entry3/10
Standard residential court setting without gated security features.
- Minimalist Design7/10
Well-proportioned rooms and bright finishes lend themselves well to a clean, minimalist interior.
- Flexible Floor Plans6/10
Standard 3-bedroom terraced layout with defined reception and bedroom spaces.
- Heritage Home3/10
Appears to be a modern residential construction rather than a traditional period or heritage home.
- Ecological Setup7/10
Benefiting from a strong B BER rating, indicating good energy efficiency out of the box.
- Outdoor areas6/10
Includes a private enclosed rear garden with pedestrian access for daily convenience.
Interests
9 areas- Gardening4/10
Features a private enclosed rear garden with pedestrian access, though space is limited as it is a terraced property.
- Walking9/10
The central location within easy walking distance of Clonmel town centre makes daily walking and errands very convenient.
- Gym7/10
Proximity to the town centre allows for reasonable access to local fitness facilities and sports amenities.
- Cycling6/10
Flat town-based setting offers decent cycling potential, though local traffic conditions should be verified.
- Golf6/10
Clonmel has local golf facilities within reasonable driving distance from the property.
- Fishing5/10
Proximity to the River Suir nearby offers potential for local angling enthusiasts to investigate.
- Horse Riding4/10
Equestrian facilities would require travel out towards the surrounding countryside.
- Water Sports3/10
Limited direct water sports opportunities locally, though the River Suir runs through Clonmel.
- Entertaining7/10
Includes a spacious kitchen/dining area and an enclosed rear garden suitable for hosting guests.
Lifestyle
5 areas- Quiet Living6/10
Situated in a central residential court near town, offering a generally settled environment with normal urban sounds.
- Rural Living2/10
This is a town-centre residential property rather than a rural setting.
- Village Living5/10
Provides a community feel close to local amenities, though it is located within an established urban area.
- Coastal Living1/10
The property is located inland in Clonmel, Tipperary, far from any coastal areas.
- Urban Living8/10
The central location in Clonmel ensures easy access to shops, schools, and services on foot.
Social
6 areas- Community Involvement7/10
Located in a mature residential area with good opportunities to engage with local community groups.
- Café Culture8/10
Easy walking distance to Clonmel town centre provides access to local cafes and eateries.
- Nightlife7/10
Town centre pubs and social venues are easily accessible on foot from Westgate Court.
- Health/Wellness groups7/10
Proximity to healthcare services and town facilities supports participation in local wellness groups.
- Networking Opportunities6/10
Centrally located for local business networking, though major tech hubs are further afield.
- Tech-Hub Connectivity5/10
Clonmel has growing local connectivity, but buyers should verify high-speed fiber broadband availability.
Listing information
- Agent
- REA Stokes & Quirke
- Phone
- 052 612 1788
- Published on HouseDelve
- 27 September 2026
- Correction
- Report an issue
HD-E1B299HouseDelve · 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.