20 Sli Chormaic, Aras na Ri, Old Road, Cashel
€290,000
3 Bed~3 Bath
What you'll like:
- Prime location: Situated in a highly sought-after, mature, and predominantly owner-occupied estate, ensuring a quiet, stable, and highly desirable residential atmosphere.
- Family-friendly setting: Enjoy immediate access to local primary schools and a short, pleasant stroll to the vibrant town centre, making daily routines exceptionally convenient.
- Generous layout: Features a practical three-bedroom, three-bathroom configuration with well-proportioned, comfortable living spaces that are perfectly suited for modern family life.
- Bright living room: The ground floor boasts a welcoming living space complete with an open fireplace, creating a cozy focal point for family gatherings.
- Spacious kitchen-dining: A large kitchen and dining area opens directly onto the rear garden, facilitating seamless indoor-outdoor living and effortless entertaining.
- South-west orientation: The private and secure rear garden benefits from a highly coveted sunny orientation, perfect for enjoying afternoon and evening sunshine.
- Value-add potential: The structurally sound home requires only a decorative refresh and personal styling, allowing buyers to modernise and add immediate equity.
- Off-street parking: The property comes complete with dedicated parking space on the grounds, providing secure and convenient vehicle accommodation right at your doorstep.
- Stable asking price: The recorded asking price has remained firm at €290,000 since tracking began, suggesting a confident seller with a well-researched valuation strategy.
- No price inflation: The absence of upward or downward price revisions indicates a disciplined pricing approach, potentially reducing competitive bidding stress for prospective buyers.
- Established neighborhood: Located in an unrivaled neighborhood where homes are highly prized, protecting your investment through sustained local property demand.
- Clear accommodation profile: The layout includes an entrance hall, sitting room, kitchen-dining, guest WC, three bedrooms including an en-suite, and a main family bathroom.
- Secure outdoor space: The private rear garden provides a safe enclosed environment for children and pets, which is a major priority for family buyers.
- Town proximity: Walking distance to local amenities reduces car dependency and enhances overall lifestyle quality for residents of all ages.
- Owner-occupied stability: High rates of owner-occupation in the development typically correlate with better estate management, community pride, and long-term property maintenance.
- Structurally sound: The listing highlights that the building is fundamentally robust, meaning buyers can focus their budget purely on cosmetic upgrades rather than costly structural repairs.
- Blank canvas opportunity: Fresh decor and personal styling choices will allow the new owner to immediately tailor the interior aesthetics to their exact taste.
- Afternoon sunlight: The optimal orientation of the rear garden maximizes natural daylight exposure into the primary living zones during the latter half of the day.
- Dedicated agent support: Represented by an established local negotiator, facilitating straightforward communication and professional transaction management for interested parties.
- Manageable scale: A standard three-bedroom footprint keeps heating costs, maintenance overheads, and local property taxes manageable for first-time buyers or downsizers.
But keep in mind:
- Missing BER rating: The energy rating is listed as exempt or not provided, requiring the buyer to independently verify building energy performance before purchasing.
- Unknown floor area: The total square footage is not specified in the listing details, making it difficult to calculate exact price-per-square-meter value metrics without a viewing.
- Unspecified property type: The exact architectural classification is omitted from the description, so buyers must confirm whether it is a semi-detached, terraced, or end-terrace home.
- Cosmetic refresh needed: The interior requires redecoration and modernization, meaning buyers should budget additional funds on top of the asking price for immediate renovations.
- Open fireplace maintenance: The living room features a traditional open fire, which can be less energy-efficient and requires regular chimney sweeping and safety inspections.
- Single pricing data point: Price tracking history shows only a single observation at €290,000, offering limited insight into historical seller flexibility or wider market competition.
- Potential renovation delays: Undertaking cosmetic upgrades requires time and contractor coordination, which may delay move-in dates or increase holding costs for buyers.
- Hidden defect risks: Unspecified minor maintenance items could be concealed beneath dated decor, necessitating a thorough pre-purchase structural and damp survey.
- Garden landscaping required: The private rear garden's current condition is not detailed, and buyers should inspect it for potential drainage issues or necessary landscaping work.
- Bathroom modernization: With three bathrooms in the house, any future upgrades to sanitaryware and tiling could accumulate significant material and labor expenses.
- Kitchen appliance status: The listing does not specify whether white goods are included in the sale, requiring clarification during the contract negotiation stage.
- Parking capacity limits: Dedicated off-street parking may be restricted to a single vehicle, potentially causing inconvenience for multi-car households or visiting guests.
- Local market competition: Because homes in this mature estate are highly prized, buyers should be prepared for swift competition and potential multiple-offer scenarios.
- Boundary verification needed: Buyers must instruct their legal representative to carefully check title maps and boundary lines to ensure no encroachments exist in the garden.
- Estate management rules: Prospective owners should investigate whether there are any active residents' associations, annual maintenance fees, or estate covenants in place.
- Heating system unknowns: The type and efficiency of the central heating system are not explicitly detailed, posing a potential replacement cost if the boiler is outdated.
- Window and door efficiency: Older decorative styles may indicate older double glazing, which could contribute to heat loss and warrant future upgrade investments.
- Storage space limitations: The listing does not mention attic conversion status or built-in wardrobe capacity, which should be assessed during an in-person viewing.
- Drainage and plumbing check: As the property requires modernization, plumbing infrastructure should be professionally inspected to ensure compatibility with modern appliances.
- Future resale liquidity: While the estate is mature and popular, localized economic shifts could influence future appreciation rates, warranting a conservative valuation approach.
Price positioning
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- The asking price of €290,000 for this three-bedroom semi appears slightly elevated relative to typical regional town values, primarily due to its premium location within a sought-after mature estate and the family-friendly orientation of the neighborhood.
- Valuation signals present a mixed picture; while the presence of three bedrooms and three bathrooms normally supports this price level, the explicit need for a decorative refresh and lack of a provided BER rating introduce uncertainty.
- Factors that could support such a price include strong local demand for predominantly owner-occupied estates near schools and town amenities, whereas potential modernization costs and unknown energy efficiency standards could undermine buyer willingness.
- Recorded asking-price history shows stability at €290,000 without reductions, indicating the seller is currently holding firm on valuation expectations rather than chasing immediate market interest through aggressive discounting strategies.
Build Analysis
What we know from similar construction types
- The property is listed as BER exempt, which should be verified to confirm the exact reason for exemption or if an energy rating assessment is required.
- The description indicates the home is structurally sound but requires a decorative refresh, so a buyer should investigate the condition of internal finishes, services, and any potential modernization costs.
- Features an open fireplace, which a buyer should inspect for compliance and efficiency if planning to use it or replace it with a more sustainable heating source.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1,200 to 1,800 euro.
- Explanation: As the BER rating is not provided, this estimate is based on a standard 3-bedroom semi-detached or terraced home with typical energy efficiency and standard heating usage.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a mature residential estate with no apparent proximity to heavy industrial sites, major landfills, or waste incinerators.
- Any historical or legacy industrial concerns appear minimal in this residential suburb, though standard environmental due diligence is always advised for peace of mind.
Flood Safe
8/10Water overflow reports to follow up
- The general Cashel area does not exhibit widespread high-risk flood indicators in standard topographical assessments, though localized pooling during extreme weather should be verified.
- Buyers should consult detailed national flood hazard mapping to confirm the exact status of the specific site relative to local watercourses.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
No verified results were found for this group in the previous five years.
Recent sales in the wider Aras Na Ri area
LEHANAGH NORTH SOUTH, CASHEL, GALWAY
- Sale date
- Declared sale price
- €282,000.00
LEHENAGH SOUTH, CASHEL, CO GALWAY
- Sale date
- Declared sale price
- €137,500.00
9A GLYNSK COTTAGES, GLYNSK, CASHEL
- Sale date
- Declared sale price
- €245,000.00
CANNUTE, CANOWER, CASHEL
- Sale date
- Declared sale price
- €730,000.00
DOONREAGHAN, CASHEL, CO GALWAY
- Sale date
- Declared sale price
- €114,000.00
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: €2,900 — 1% of €290,000.
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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 to 3,000 euro plus VAT and outlays.
- Land registration fees: approximately 400 to 800 euro depending on the property value and registry type.
- Property valuation fees: approximately 150 to 300 euro for mortgage or purchase valuation.
- Surveyor fees: approximately 500 to 1,200 euro depending on the depth of the structural survey.
- Annual home insurance: approximately 350 to 700 euro depending on the level of building and contents coverage.
Forum Talk
What people are saying about this area
- Locals in Cashel frequently highlight the area around Old Road as a quiet, family-friendly neighborhood with strong community engagement.
- Residents often discuss the convenience of living within walking distance of the historic town centre and local primary schools.
- Community forums occasionally mention the desirability of mature, predominantly owner-occupied estates like Aras na Ri.
- Discussions in regional groups often touch on the demand for homes requiring cosmetic modernisation, viewing them as good opportunities to add value.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property is situated in a mature, family-friendly estate with immediate access to local primary schools and a safe, private rear garden.
- Teenagers7/10
The three-bedroom layout and proximity to the vibrant town centre offer good convenience for growing teenagers, though space is moderately compact.
- Multi-generational Living5/10
A standard three-bed, three-bath semi-detached or terraced layout provides limited independent space for extended multi-generational arrangements.
- Single Buyers7/10
An approachable asking price of €290,000 makes this a viable entry or step-up option for single buyers wanting to modernize to their own taste.
- Couples8/10
Generous space, a bright living room, and an open-plan kitchen/dining area make this an ideal starter or long-term home for couples.
- Empty Nesters7/10
The manageable property size and proximity to town amenities suit downsizers looking for a quiet, established neighborhood.
- Retirees6/10
While the quiet location and proximity to the town centre are appealing, buyers should verify stair access and any future maintenance requirements.
Work
3 areas- Remote Working7/10
The well-proportioned rooms offer good flexibility for setting up a home office, though broadband speeds should be verified.
- Hybrid Commuting6/10
Conveniently positioned for regional travel, though long-distance commutes to major cities like Dublin or Cork require significant transit.
- Retired7/10
The quiet, owner-occupied estate and close proximity to town amenities suit a relaxed retirement lifestyle.
Practical
8 areas- Ageing in Place6/10
Features a convenient ground-floor WC and manageable footprint, though buyers should evaluate staircase access for long-term mobility.
- Low Maintenance7/10
A standard modern property layout requiring only a decorative refresh rather than heavy structural works.
- Secure Gated Entry3/10
The property features dedicated off-street parking in an open estate rather than a gated complex.
- Minimalist Design5/10
Conventional room layouts mean a deliberate interior design effort would be needed to achieve a strict minimalist aesthetic.
- Flexible Floor Plans6/10
Standard three-bedroom layout with an open-plan kitchen/dining area offering reasonable living flexibility.
- Heritage Home2/10
This is a contemporary suburban estate home rather than a traditional period or heritage property.
- Ecological Setup4/10
No specific eco-technologies are highlighted in the listing details; BER status is noted as exempt or unprovided, requiring buyer verification.
- Outdoor areas7/10
Benefits from a private, secure south-west facing rear garden that captures afternoon and evening sun.
Interests
9 areas- Gardening6/10
Features a private, secure south-west facing rear garden offering good potential for keen gardeners to landscape.
- Walking8/10
The short stroll to the town centre and local amenities makes daily walking very accessible.
- Gym5/10
Local fitness facilities are available in the broader Cashel area, though specifics should be verified by the buyer.
- Cycling6/10
The town setting allows for easy local cycling, though dedicated infrastructure for longer commutes varies.
- Golf5/10
Regional golf courses are accessible within a reasonable driving distance from Cashel.
- Fishing5/10
Rivers and angling opportunities exist within the wider Tipperary region, requiring transport.
- Horse Riding5/10
The surrounding county is well-known for equestrian activities, though local stables require further investigation.
- Water Sports2/10
Inland location offers very limited direct access to water sports activities.
- Entertaining7/10
The spacious kitchen/dining area opening directly onto a south-west facing rear garden is well-suited for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Located in a highly sought-after, mature, predominantly owner-occupied estate known for its peaceful and friendly atmosphere.
- Rural Living4/10
This is a town-edge residential setting rather than a rural environment, though regional Tipperary countryside is easily accessed.
- Village Living7/10
Cashel offers a strong community feel with local shops and services within a short, pleasant stroll.
- Coastal Living1/10
Cashel is an inland heritage town located far from any coastal amenities.
- Urban Living6/10
Provides convenient access to the vibrant town centre of Cashel while retaining a suburban residential feel.
Social
6 areas- Networking Opportunities5/10
Networking is largely community or locally business-focused given the town setting.
- Community Involvement8/10
Set within a mature, predominantly owner-occupied estate that fosters strong local community ties.
- Café Culture7/10
The vibrant Cashel town centre offers local cafés and social spots within walking distance.
- Nightlife5/10
Town pubs and local entertainment are accessible, though options are naturally more subdued than in major cities.
- Health/Wellness groups6/10
Local community and wellness groups operate within Cashel and the surrounding catchment area.
- Tech-Hub Connectivity4/10
Buyers dependent on major tech hubs should verify local high-speed fiber broadband availability.
Listing information
- Agent
- Sherry FitzGerald O'Dwyer & Davern
- Phone
- 062 63 743
- Current status
- active
- Published on HouseDelve
- 11 October 2026
- Correction
- Report an issue
HD-0AFB1BHouseDelve · 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.