16 Love Lane, Clonmel, County TipperaryE91W635
€325,000
2 Bed~2 Bath~76 m²~BER A
What you'll like:
- A2 Energy Rating: This exceptional rating indicates superior thermal insulation and energy efficiency, which significantly reduces your monthly utility bills and future carbon footprint.
- New Build Opportunity: Purchasing a brand new property eliminates immediate maintenance concerns and allows you to enjoy contemporary fixtures and fittings from day one.
- Modern Layout: The ground floor features an open-plan kitchen and living area, providing a seamless space for daily living and entertaining family or guests.
- Guest WC Convenience: Having a ground floor toilet adds substantial convenience for visitors and reduces the need to climb stairs during the day.
- Ample Storage Space: Dedicated storage rooms on both the ground and first floors help keep your living environment clutter-free and organized.
- Generous Master Suite: The master bedroom spans an impressive 5.7 meters in length, offering plenty of space for large furniture configurations and wardrobes.
- Two Bathrooms: With two bathrooms servicing two bedrooms, morning routines will be streamlined and comfortable for occupants and guests alike.
- Off-Street Parking: Dedicated parking directly associated with the property ensures you will always have a secure and convenient place to park your vehicle.
- Green Area Aspect: Facing a communal green area enhances the property's outlook, providing a pleasant leafy view and a safer environment away from heavy traffic.
- West-Facing Garden: The rear garden benefits from a west-facing orientation, capturing valuable afternoon and evening sunlight for outdoor relaxation and dining.
- Enclosed Rear Garden: A fully enclosed backyard offers privacy and security, making it ideal for pets, children, or safe outdoor storage.
- Side Access Gate: The inclusion of a side entrance provides practical access to the rear garden without needing to carry muddy items through the house.
- Kitchen Double Doors: Double doors connecting the kitchen and dining space to the garden create a wonderful indoor-outdoor flow during warmer weather months.
- Mature Residential Setting: Situated within an established residential neighborhood, the home benefits from a settled community feel rather than an isolated building site.
- Convenient Location: Positioned on the Cashel Road, the home provides easy and quick access into the heart of Clonmel for shopping and amenities.
- Stable Asking Price: The asking price has remained stable at €325,000 without sudden upward revisions, suggesting a transparent pricing strategy by the vendor.
- Compact Floor Area: At 76 square meters, the home offers a manageable footprint that requires minimal time and effort for routine cleaning and upkeep.
- First Floor Bedrooms: Positioning all bedrooms on the upper level creates a clear separation between the active daytime living spaces and quiet sleeping quarters.
- Professional Representation: The property is brought to the market by an established local agency, providing buyers with a structured and professional purchasing process.
- Energy Performance Value: The low energy performance indicator of 56 kWh/m2/yr confirms that the dwelling performs exceptionally well in independent energy assessments.
But keep in mind:
- Under Construction Status: Because the property is currently being built, buyers must be prepared for potential completion delays and timeline adjustments.
- AI Generated Visuals: Marketing images are artificial representations, meaning the final aesthetic appearance, materials, and landscaping may differ from expectations.
- Compact Kitchen Footprint: The designated kitchen area is relatively small at just 1.5 meters wide, which might feel restricted for passionate home cooks.
- Unverified Fixtures: Agents explicitly note that appliances and services have not been tested, so buyers should budget for independent inspections of all utilities.
- Missing Floor Type: The property type is not explicitly categorized in the initial data, requiring clarification on whether it is mid-terrace, end-terrace, or semi-detached.
- Limited Bathroom Space: The main bathroom measures roughly two by two meters, which leaves limited floor area for expansive luxury fixtures.
- Narrow Landing Area: The first-floor landing is quite compact at one meter by nearly a meter, potentially making large furniture moves upstairs difficult.
- Ground Floor Width: The main living and dining zone is long but narrow in parts, requiring careful space planning to avoid a cramped furniture arrangement.
- Potential Snagging Costs: Being a brand new build, buyers should allocate a contingency budget to address any construction snags identified during pre-handover inspections.
- Landscaping Variance: Final garden landscaping and boundary treatments may require additional investment if they are delivered unplanted or unfinished by the builder.
- Single Static Price: The lack of price reductions in the tracked history indicates the seller is holding firm, leaving little room for immediate negotiating discounts.
- Future Development Disruption: Living in a new development phase means ongoing construction noise and heavy contractor traffic in neighboring plots for some time.
- Management Company Fees: Buyers should verify if a management company exists for communal green areas and budget for any associated annual service charges.
- Property Tax Impact: New builds can sometimes be subject to local property tax reassessments upon completion, so verify the precise band with your accountant.
- Limited Secondary WC: The ground floor WC is extremely compact at approximately one square meter, offering barely enough room for basic sanitary facilities.
- Strict Specification Changes: Buyers may have limited control over finishing materials if the builder has already locked in the procurement schedule for the remaining works.
- Utility Connection Delays: Securing final utility accounts and broadband activation in brand new developments can occasionally face administrative lag times after moving in.
- Parking Allocation Clarity: Verify whether the off-street parking space is officially designated on title deeds or operates on an unassigned communal basis.
- Storage Limitations: While storage rooms are provided, the overall lack of built-in wardrobes in bedrooms means buyers must purchase standalone storage furniture.
- Future Extension Limits: Being part of a uniform new development, planning restrictions may heavily limit your ability to extend or alter the property externally.
Price positioning
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- The asking price appears somewhat overvalued because the listed figure of three hundred twenty-five thousand euros sits notably higher than established historical norms for comparable properties in the immediate local area.
- Upward pricing signals stem from the modern energy efficiency rating of A2 and the new-build nature of the dwelling, which typically attract premium valuations in current regional housing markets.
- Factors that could support such an elevated asking price include high demand for turnkey energy-efficient homes, while potential underperformance in buyer interest or higher construction costs could undermine this valuation.
- Additional relevant market dynamics involve the stability of the asking price since initial observation, suggesting firm seller resolve or a lack of immediate pressure to reduce the initial quoting figure.
Build Analysis
What we know from similar construction types
- The property is a new build currently under construction with an A2 energy rating, offering modern thermal insulation, energy efficiency, and lower potential utility costs.
- Listing images are AI-generated visual representations rather than actual photographs, so buyers should carefully verify the final finishes, construction materials, landscaping, and exact specifications with the developer.
- As the home is uncompleted, buyers should investigate the expected completion timeline, stage payments, developer warranties such as HomeBond, and ensure all planning permissions and compliance certificates are properly finalized upon completion.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 400 euro to 600 euro.
- Explanation: Given the property features an A-rated energy efficiency level and a floor area of 76 square metres, thermal insulation and overall energy performance are exceptionally high, resulting in very low annual space heating requirements.
Environmental checks
Area-level evidence and things to investigate
Air quality
Nearby sites
Landfills
None foundWaste facilities
None foundIndustrial facilities
None foundNearby infrastructure
Mobile phone masts
None foundOverhead electricity lines
None foundUnderground electricity cables
None foundFlood Safe
8/10Water overflow reports to follow up
- The property is located in Clonmel, an area with a notable history of river flooding primarily associated with the River Suir during extreme weather events.
- Available map evidence indicates no mapped flood areas immediately encompassing this specific location off the Cashel Road.
- The home is situated in a mature residential development set back from major watercourses, providing good natural separation from primary floodplains.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
LOVE LANE, CLONMEL, TIPPERARY
- Sale date
- Declared sale price
- €280,000.00
Recent sales in the wider Clonmel area
6 SWEETBRIAR, THOMAS ST, CLONMEL
- Sale date
- Declared sale price
- €280,000.00
16 PEARSE PARK, CLONMEL, TIPPERARY
- Sale date
- Declared sale price
- €220,000.00
1 GRATTAN PLACE, CLONMEL, CO TIPPERARY
- Sale date
- Declared sale price
- €75,000.00
6 GORT AN OIR, SILVERSPRINGS, CLONMEL
- Sale date
- Declared sale price
- €242,000.00
15 DROMAINN, CAHIR ROAD, CLONMEL
- Sale date
- Declared sale price
- €435,000.00
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: approximately 1,500 euro to 3,000 euro plus VAT and outlays.
- Land registration fees: approximately 400 euro to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 euro to 300 euro for a standard mortgage valuation.
- Surveyor fees: approximately 500 euro to 1,000 euro depending on the level of detail required for a pre-purchase survey.
- Annual home insurance: approximately 350 euro to 600 euro depending on the level of contents and buildings coverage.
Forum Talk
What people are saying about this area
- Local discussions in Clonmel often highlight the growing demand for new-build energy-efficient homes, particularly those with high BER ratings like A2.
- Residents frequently discuss the convenience of the Cashel Road area for accessing central Clonmel and local amenities without relying heavily on cars.
- Community forums frequently mention ongoing developments and infrastructural improvements around residential areas on the outskirts of the town centre.
- Buyers in the region often exchange tips on navigating new-build purchases currently under construction and verifying final finishes prior to completion.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property features two bedrooms and an enclosed west-facing rear garden, offering a safe outdoor play area. However, with only 76 square metres of floor area across two bedrooms, growing families might find space limiting over time.
- Teenagers5/10
Two bedrooms provide limited privacy for teenage children sharing or needing independent study spaces. The 76 m² floor area is somewhat compact for a family with older teens.
- Multi-generational Living2/10
With a total floor area of 76 m² and only two bedrooms and two bathrooms spread across two floors, this home is entirely unsuited for multi-generational living arrangements.
- Single Buyers9/10
This brand new A-rated two-bedroom home offers an excellent entry point for single buyers looking for modern efficiency, low running costs, and a manageable footprint in Clonmel.
- Couples9/10
An ideal layout for couples, providing a dedicated master bedroom, a second bedroom for guests or a home office, and open-plan living space on the ground floor.
- Empty Nesters8/10
The two-storey layout requires stair climbing, which may deter some empty nesters looking for single-level living, but the modern A2 energy rating and low maintenance appeal strongly to those downsizing.
- Retirees6/10
While the low maintenance and brand-new condition are attractive, the two-storey design with bedrooms upstairs means buyers should consider whether it suits their long-term mobility needs.
Work
3 areas- Remote Working8/10
The property includes two bedrooms, allowing one to be easily configured as a dedicated home office, complemented by an A2 energy rating ensuring a comfortable year-round working environment.
- Hybrid Commuting7/10
Conveniently located for accessing transport links in and out of Clonmel, making it practical for hybrid workers who commute periodically.
- Retired7/10
Brand new construction and high energy efficiency mean minimal ongoing maintenance, which is ideal for retirees, though the two-storey layout should be factored in for long-term accessibility.
Practical
8 areas- Ageing in Place5/10
While the home is brand new and efficient, the bedrooms and bathroom are situated on the first floor, meaning stairs must be navigated daily.
- Low Maintenance9/10
As a brand-new A2 energy-rated property under construction, maintenance requirements will be minimal for the foreseeable future.
- Secure Gated Entry3/10
The property features off-street parking and an enclosed rear garden, but it is not part of a gated community.
- Minimalist Design8/10
Modern build with clean lines, an open-plan ground floor layout, and efficient use of the 76 m² floor area.
- Flexible Floor Plans6/10
The layout is standard for a two-bedroom terraced or semi-detached home, offering limited structural flexibility due to its compact size.
- Heritage Home1/10
This is a brand new construction property within a modern development rather than a period or heritage home.
- Ecological Setup9/10
Achieves an exceptional A2 BER rating, indicating high thermal efficiency, modern insulation, and low environmental impact.
- Outdoor areas7/10
Benefits from off-street parking at the front, a view facing a green area, and a fully enclosed west-facing rear garden accessed via double doors or a side gate.
Interests
9 areas- Gardening5/10
The property includes a fully enclosed west-facing rear garden, providing a manageable space for potted plants, small flowerbeds, or lawn care without excessive upkeep.
- Walking7/10
The location provides easy access to the town centre and local amenities, making it convenient for daily urban walks and local footpaths.
- Gym6/10
Proximity to Clonmel town centre ensures reasonable access to local fitness facilities and community leisure centers.
- Cycling6/10
The suburban location on the Cashel Road allows for straightforward cycling access into the town and surrounding routes, though buyers should verify local cycle infrastructure.
- Golf6/10
Clonmel Golf Club is located within the wider area, offering accessible sporting facilities for enthusiasts.
- Fishing6/10
The River Suir runs through Clonmel, providing good opportunities for local anglers to access river fishing spots.
- Horse Riding5/10
County Tipperary has a strong equestrian heritage, though buyers interested in horse riding will need to travel to nearby riding stables and facilities outside the immediate urban centre.
- Water Sports4/10
While the River Suir accommodates certain local water activities, dedicated water sports facilities are limited in the immediate vicinity.
- Entertaining7/10
The ground floor features an open-plan dining and living area opening directly via double doors to a west-facing rear garden, well-suited for hosting small gatherings.
Lifestyle
5 areas- Quiet Living7/10
Situated in a mature residential development on the Cashel Road facing a green area, the location offers a peaceful residential atmosphere while remaining accessible to town.
- Rural Living3/10
This is an urban or suburban residential setting within reach of Clonmel town centre rather than a rural environment.
- Village Living5/10
It offers proximity to local amenities and a community feel within a residential development, though it sits within an established town context.
- Coastal Living1/10
Clonmel is an inland town in County Tipperary with no proximity to the coast.
- Urban Living8/10
The property provides easy access to the centre of Clonmel, making it convenient for those who enjoy having local amenities, shops, and services within easy reach.
Social
6 areas- Community Involvement7/10
Located within a mature residential development facing a communal green area, fostering a natural sense of local community.
- Café Culture7/10
Easy access to Clonmel town centre places local cafes, restaurants, and social spots within convenient reach.
- Nightlife6/10
Proximity to the town centre provides access to local pubs and evening venues, though Clonmel maintains a relatively quiet provincial nightlife.
- Health/Wellness groups7/10
The town offers various community wellness classes, gym facilities, and local sports clubs accessible from this location.
- Networking Opportunities6/10
Being positioned close to Clonmel's commercial centre offers standard local professional and community networking avenues.
- Tech-Hub Connectivity5/10
Buyers should verify local broadband speeds and fiber availability, as this is a new build development under construction.
Listing information
- Agent
- P F Quirke & Co Ltd
- Phone
- 052 612 1622
- Current status
- active
- Published on HouseDelve
- 10 November 2026
- Correction
- Report an issue
HD-7D9C85HouseDelve · 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.