18 Ladys Abbey, Ardfinnan, Clonmel, TipperaryE91NV32
€245,000
3 Bed~3 Bath~88 m²~BER C
What you'll like:
- Desirable Asking Price: Priced competitively at €245,000, this three bedroom residence offers an accessible entry point for first time buyers or investors seeking value in the current market.
- Good Decorative Order: Presented in very good condition throughout, buyers can move in immediately without incurring major upfront costs for painting, flooring, or general interior refurbishment works.
- Spacious Master Ensuite: The primary bedroom includes a private ensuite bathroom equipped with an electric shower, providing essential daily convenience and privacy for the new homeowners.
- Guest Cloakroom Facility: A convenient ground floor guest water closet is located off the entrance hallway, enhancing practicality for visitors and residents without upstairs access.
- Bright Sitting Room: The front sitting room features an attractive bay window that floods the space with natural light, complementing the timber flooring and cast iron fireplace.
- Open Plan Kitchen: The large kitchen and dining area provides ample space for family meals and features sliding doors that offer direct access to the rear outdoor space.
- Landscaped Rear Garden: The property benefits from a large landscaped and secure rear garden complete with a timber storage shed, ideal for outdoor dining and gardening enthusiasts.
- Favorable Orientation: The secure rear garden boasts a desirable south facing orientation, ensuring maximum sunlight exposure throughout the day for outdoor activities and natural warmth.
- Central Village Setting: Situated in an excellent village centre location, residents enjoy convenient access to local shops, amenities, and community facilities just a short walk away.
- Green Area Views: The home directly overlooks a large open green area, creating a pleasant residential outlook and a safe, expansive environment for children to play nearby.
- Family Friendly Proximity: The local Community Playschool is located very close to the property, offering exceptional convenience for young families with preschool-aged children.
- Modern Construction Era: Built in 2005, the house benefits from contemporary building standards compared to older housing stock, typically offering better insulation and structural layout designs.
- Efficient Double Glazing: Fitted with PVC double glazed windows throughout, the home is well equipped to retain heat, reduce exterior noise, and minimize domestic energy bills.
- Oil Fired Heating: The property features an oil fired central heating system, providing reliable and controllable warmth throughout the accommodation during the colder winter months.
- Mains Utility Connection: Connected directly to mains water and mains sewage services, ensuring hassle-free municipal waste management and reliable daily water supply without private well maintenance.
- Under Stairs Storage: The entrance hallway includes practical under stairs storage space, helping to keep the living areas tidy and organized for everyday household items.
- Hot Press Provision: A dedicated hot press is conveniently located on the first floor landing, offering useful airing space and linen storage near the bedrooms and bathroom.
- Private Parking Potential: The front of the property provides a manageable footprint that offers prospective buyers good potential for off-street parking subject to standard landscaping adjustments.
- Manageable Floor Area: Extending to approximately 88 square meters, the compact layout is exceptionally easy to heat, clean, and maintain for busy working professionals or downsizers.
- Established Neighborhood: Located within an established residential estate, buyers can benefit from a settled community atmosphere and proven neighborhood desirability over nearly two decades.
But keep in mind:
- C Energy Rating: The property holds a C BER rating, which means buyers should budget for future energy upgrades like insulation or heat pumps to achieve lower carbon emissions.
- Compact Second Bedroom: Bedroom three measures 2.70 meters by 2.70 meters, offering limited floor space that may feel restrictive for a double bed or a permanent home office setup.
- Small Main Bathroom: The first floor bathroom measures only 1.80 meters by 1.90 meters, which provides a functional but tight layout containing the bath, toilet, and wash basin.
- Ensuite Dimensions: The master ensuite is notably compact at 0.75 meters by 1.60 meters, leaving minimal floor space around the electric shower and sanitary fixtures for comfortable movement.
- Ground Floor Flooring: The ground floor combines tiled and timber flooring, and buyers should inspect these surfaces closely for signs of wear, moisture impact, or heavy foot traffic damage.
- Upstairs Tiling: Bedrooms two and three feature tiled flooring instead of traditional carpet or timber, which can feel cold underfoot and may require area rugs for comfortable living.
- Oil Tank Location: Buyers should verify the exact placement and condition of the external oil storage tank in the rear garden to ensure compliance with current safety regulations.
- Boiler Age and Servicing: As the heating system was installed to serve a 2005 build, the oil boiler may require a thorough professional service check or potential replacement soon.
- Limited Attic Insulation: While built in 2005, prospective purchasers should verify through the BER report whether the attic insulation meets modern energy efficiency recommendations or requires topping up.
- Ventilation and Moisture: Given the C energy rating and PVC windows, buyers should check for adequate trickle vents or mechanical extraction fans in bathrooms to prevent condensation issues.
- Surface Water Drainage: Due to the landscaped nature of the rear garden, buyers should investigate the efficiency of surface water drainage during heavy rainfall events to prevent pooling.
- Boundary Fence Maintenance: The timber boundaries and shed in the south facing rear garden should be inspected for rot, weathering, or shared boundary maintenance obligations with neighbors.
- Traffic and Parking: Being located in the village centre near a community playschool, prospective buyers should assess potential daytime traffic congestion and parking pressures on the public road.
- Lack of Utility Room: The kitchen houses appliance spaces directly without a separate utility room, which may increase ambient noise levels and reduce dedicated laundry storage capacity.
- Staircase Configuration: The carpeted staircase leading from the hallway should be evaluated for steepness and handrail security, particularly for households with elderly residents or toddlers.
- Proximity to Commercial Hubs: While Ardfinnan offers local amenities, daily commuters should factor in driving distances and fuel costs for regular travel to Clonmel or other larger employment centres.
- Future Expansion Limits: The 88 square meter footprint and garden layout offer limited scope for major ground floor extensions without significantly reducing the usable rear outdoor space.
- Plumbing Pressure Check: Buyers should arrange for a plumbing survey to verify adequate water pressure for the upstairs electric shower and bath fixtures during peak household usage times.
- Electrical System Capacity: The fuse board and electrical outlets should be inspected by a qualified electrician to ensure they meet modern safety standards and support contemporary electronic loads.
- Local Planning Developments: Purchasers should conduct thorough local planning searches to check if any nearby zoned land in the village could be developed for higher density housing in future.
Price positioning
?
- The asking price appears somewhat overvalued because it sits higher than several historical completions recorded on the same street and wider area, reflecting aggressive pricing by the selling agent relative to past local benchmarks.
- Under and over valuation signals include a strong decorative order and desirable south-facing garden which push value upward, while the moderate C BER rating and historical estate norms suggest a slight upward stretch in the current figure.
- Factors that could support such a price include ongoing demand for three-bedroom homes in village centre locations, whereas potential oversupply or broader macroeconomic cooling in rural Tipperary could undermine buyer willingness to pay a premium.
- Relevant considerations encompass the property's proximity to local amenities like community playschools and green spaces, which enhances family appeal and helps justify a higher positioning compared to older or less well-maintained alternatives.
Build Analysis
What we know from similar construction types
- The property is a 3-bedroom semi-detached home constructed around 2005, extending to approximately 84-88 square metres.
- Features PVC double-glazed windows and oil-fired central heating, contributing to its C BER rating.
- A buyer should investigate the condition of the oil-fired heating system and verify insulation levels to see if energy efficiency can be further improved.
- Check boundaries and maintenance responsibilities regarding the large landscaped rear garden and the communal green area overlooking the property.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,200 to €1,600
- Explanation: This property has a floor area of approximately 88 m² and holds a C BER rating with oil-fired central heating. Heating costs will vary depending on household usage patterns, oil prices, and winter weather conditions.
Pollution Safe
8/10Environmental situation to investigate
- The property is located in a predominantly rural village setting with no major heavy industrial facilities or active large-scale landfills immediately apparent.
- General background environmental conditions appear favorable, though buyers should verify local authority records for any historical legacy industrial sites.
Flood Safe
7/10Water overflow reports to follow up
- Ardfinnan is situated near the River Suir, meaning certain low-lying parts of the broader region may be susceptible to fluvial flooding during extreme weather events.
- Buyers are advised to check historical flood maps and consult a structural surveyor or local engineer to assess the specific flood risk profile of this exact site.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
34 LADYS ABBEY, ARDFINNAN, CLONMEL
- Sale date
- Declared sale price
- €230,000.00
21 LADYS ABBEY, ARDFINNAN, TIPPERARY
- Sale date
- Declared sale price
- €185,000.00
25 LADYS ABBEY, ARDFINNAN, CLONMEL
- Sale date
- Declared sale price
- €207,000.00
33 LADYS ABBEY, ARDFINNAN, CLONMEL
- Sale date
- Declared sale price
- €160,000.00
17 LADYS ABBEY, ARDFINNAN, TIPPERARY
- Sale date
- Declared sale price
- €192,000.00
Recent sales in the wider Ardfinnan 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
- Stamp duty: approximately €2,450 based on 1% of the asking price
- Solicitor legal fees: €1,500 to €2,500 plus outlay
- Land registration fees: €400 to €800 depending on registry type
- Property valuation fees: €150 to €250
- Surveyor fees: €500 to €1,000 depending on the level of detail
- Annual home insurance: €350 to €600
Forum Talk
What people are saying about this area
- Locals in Ardfinnan frequently highlight the peaceful village atmosphere and community-oriented environment, making it popular for families.
- Residents often mention the convenience of local amenities within walking distance, including shops, schools, and recreational spaces.
- Traffic calming measures and village enhancements are occasional topics of discussion among community groups in the area.
- The proximity to the River Suir is a noted point of interest for local walks and scenic views.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features three spacious bedrooms and a large landscaped rear garden, perfectly suited for young children. Additionally, the location directly overlooks a large green and has a Community Playschool nearby.
- Teenagers6/10
With three bedrooms and good overall space, teenagers have room to grow, though the 88 m² floor area is relatively compact for older children and their belongings.
- Multi-generational Living4/10
The semi-detached layout with 88 m² of living space across three bedrooms offers limited privacy and separation for multi-generational households.
- Single Buyers8/10
An affordable entry price point of €245,000 for a three-bedroom home in very good decorative order makes this an attractive option for single buyers looking for spare rooms or a home office.
- Couples9/10
Provides ample space for couples starting out or planning for the future, featuring a master ensuite, guest W.C., and a spacious kitchen/diner.
- Empty Nesters7/10
Manageable size and good decorative order mean less upkeep, though stairs are required as all three bedrooms are located on the first floor.
- Retirees6/10
The property offers a manageable footprint and enclosed garden, but buyers should note that all bedrooms and the main bathroom are upstairs.
Work
3 areas- Remote Working7/10
With three bedrooms, there is flexibility to dedicate one room as a home office, though broadband speeds should be verified by the buyer.
- Hybrid Commuting6/10
The village location requires travel for commuting to major employment hubs, though it serves as a manageable base for hybrid workers.
- Retired6/10
Well-suited for retirement in terms of community and manageable size, provided stairs are not an issue.
Practical
8 areas- Ageing in Place5/10
While the home is manageable in size, the presence of stairs to all bedrooms and the bathroom means modifications might be needed for long-term ageing in place.
- Low Maintenance8/10
Constructed in 2005 with PVC windows, oil-fired central heating, and a C BER rating, the property is in very good decorative order throughout.
- Secure Gated Entry2/10
The property is an open semi-detached home without a gated entry or private security gate.
- Minimalist Design6/10
Features a standard functional semi-detached layout rather than ultra-minimalist architecture.
- Flexible Floor Plans6/10
Standard 3-bedroom semi-detached layout with distinct rooms, offering traditional division rather than open-plan adaptability.
- Heritage Home2/10
Built in 2005, this is a modern construction rather than a period or heritage home.
- Ecological Setup4/10
Features standard oil-fired central heating and a C BER rating, leaving room for energy efficiency upgrades.
- Outdoor areas8/10
Benefits from a lovely, secure, south-facing rear garden complete with a timber shed and a front view overlooking a large green.
Interests
9 areas- Gardening8/10
Features a large landscaped and secure south-facing rear garden along with a timber shed, ideal for gardening enthusiasts.
- Walking7/10
The village location and nearby green areas provide pleasant local walking opportunities.
- Gym4/10
Being in a village setting means dedicated gym facilities will likely require travel to nearby larger towns like Clonmel.
- Cycling6/10
The surrounding area offers scenic local roads suitable for cycling, though local infrastructure is rural/village-based.
- Golf4/10
Golf courses will require travel outside the immediate village to neighboring towns.
- Fishing5/10
Depending on proximity to local rivers in the region, fishing opportunities may be accessible with a short trip.
- Horse Riding5/10
County Tipperary is known for equestrian activities, though local stables would need to be verified independently.
- Water Sports2/10
The inland village location does not offer direct access to water sports facilities.
- Entertaining7/10
The large kitchen/diner with sliding doors opening out to a south-facing rear garden provides a good layout for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Situated in a village centre location overlooking a green area, offering a generally peaceful residential atmosphere.
- Rural Living5/10
Located in a village setting with access to countryside surroundings, though it is part of a suburban-style residential development.
- Village Living9/10
Located directly in an excellent village centre location with local amenities such as a Community Playschool close by.
- Coastal Living1/10
The property is located inland in County Tipperary, far away from any coastal areas.
- Urban Living3/10
Set in a quiet village environment rather than an urban centre, offering limited access to city-style amenities.
Social
6 areas- Community Involvement8/10
A strong sense of community is fostered by the village centre setting, overlooking a green, and proximity to local amenities like the playschool.
- Café Culture4/10
As a smaller village location, extensive cafe culture is limited compared to larger urban centers.
- Nightlife2/10
Nightlife options within the immediate village are minimal, requiring travel to nearby towns for entertainment.
- Health/Wellness groups5/10
Local community activities may exist, but specialized wellness or fitness classes should be verified locally.
- Networking Opportunities3/10
Professional networking is sparse in this rural village environment.
- Tech-Hub Connectivity3/10
Not located near a recognized tech hub, meaning remote workers will rely heavily on home internet connections.
Listing information
- Agent
- REA Stokes & Quirke
- Phone
- 052 612 1788
- Published on HouseDelve
- 5 October 2026
- Correction
- Report an issue
HD-745311HouseDelve · 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.