22 The Abbey, Cahir, County TipperaryE21DT02
€550,000
4 Bed~2 Bath~BER G
What you'll like:
- Landmark licensed premises: The property is a long-established and character-filled public house located in a thriving, tourist-heavy town near Cahir Castle, providing immediate brand recognition and foot traffic for a new operator.
- Substantial overhead accommodation: The first floor features four private apartments that offer excellent potential for owner-occupation, staff accommodation, or additional rental income streams to support the commercial business.
- Retractable roof beer garden: The lower beer garden area includes a modern retractable roof and a full bar, greatly enhancing usable event space and maximizing weather-independent revenue potential throughout the year.
- Strategic tourist location: Situated within easy reach of major local attractions like Cahir Castle and the River Suir, the premises benefits from a consistent influx of visitors alongside a loyal local customer base.
- Strong transport connectivity: Cahir offers excellent transport links via the M8 motorway and N24 highway, making this commercial holding easily accessible for regional visitors, suppliers, and commuting patrons.
- Traditional interior charm: The premises retains a warm and welcoming atmosphere featuring a large three-sided central bar, booth-style seating, and dedicated snooker table areas ready for continued hospitality operations.
- Dedicated accessible facilities: The ground floor includes a properly fitted disabled bathroom alongside separate men's and ladies' restrooms, ensuring compliance with modern accessibility standards and customer comfort requirements.
- Rear street access: The property benefits from a functional rear yard and storage area with direct access from Abbey Street, simplifying deliveries, waste management, and operational logistics for the business.
- Versatile development options: The layout offers exceptional potential for continuing traditional pub use or reimagining the space into a fresh hospitality, dining, or mixed-use concept subject to the necessary planning permissions.
- Established local trade: As a recognized community hub, the premises captures strong recurring trade from residents, local clubs, and regular patrons who frequent the town center for social gatherings.
- Separate private entrance: The property includes a dedicated side entrance providing private access directly into the upstairs apartments, ensuring complete separation between the commercial trading areas and residential living spaces.
- Comprehensive ground floor layout: The extensive ground floor footprint incorporates multiple distinct zones including a main bar, a rear snug, a snooker area, and a kitchen, allowing for versatile crowd management.
- Outdoor event capability: The covered beer garden with artificial grass and a full bar setup creates a ready-made venue for live music, private parties, and seasonal outdoor events to boost turnover.
- Equipped kitchen facilities: The inclusion of an onsite kitchen area with eye and floor level units provides the capability to introduce a food offering, which is vital for modern pub profitability.
- Established regional hub: South Tipperary is a popular tourism destination, positioning this commercial asset well to capture spend from weekend travelers and holidaymakers exploring Ireland's Ancient East.
- Flexible accommodation setup: The four overhead apartments include kitchen, living, and bedroom spaces, which can be individually let or utilized flexibly to suit the operational needs of the business owner.
- Charming riverside appeal: Cahir is widely regarded as one of Ireland's most picturesque towns, offering scenic walks and historic amenities that naturally draw steady foot traffic past commercial venues.
- Clear demarcation of spaces: The thoughtful interior zoning allows different groups to enjoy separate areas simultaneously, from quiet snugs to lively main bar sections and outdoor gathering spaces.
- Valuable commercial footprint: Acquiring a licensed premises of this scale with both trading space and residential units represents a substantial holding with diverse asset-management opportunities for astute investors.
- Ready-to-trade ambiance: The tastefully fitted traditional interior minimizes the immediate aesthetic overhaul required for an incoming operator wishing to resume public house activities quickly.
But keep in mind:
- Extremely poor BER rating: The property holds a G energy rating with a high energy performance indicator of 544.07 kWh/m2/yr, signaling that the building is highly inefficient and likely requires severe thermal upgrades.
- Substantial insulation costs: Bringing the building up to modern commercial energy standards will likely require significant capital expenditure on heating systems, double glazing, and wall insulation across both floors.
- Untested fixtures and services: The selling agents explicitly note that no apparatus, fixtures, fittings, or services have been tested, meaning buyers must budget for thorough mechanical and electrical engineering inspections.
- Commercial licensing compliance: Operating a licensed premises involves navigating strict statutory regulations, license renewals, and potential liabilities that require comprehensive legal due diligence before closing the purchase.
- Upstairs apartment condition: The buyer should independently verify the structural and decorative condition of the four overhead apartments, as older mixed-use buildings often conceal deferred maintenance in residential zones.
- Roof and weatherproofing checks: Given the inclusion of a retractable roof over the beer garden and various older structures, a detailed building survey is essential to check for water ingress and durability.
- Fire safety regulations: Compliance with modern commercial fire safety standards is mandatory for licensed premises and overhead residential units, potentially necessitating costly upgrades to escape routes and alarm systems.
- Commercial rates liability: Owning a landmark licensed premises incurs substantial local authority commercial rates, which must be factored into the ongoing operational overheads regardless of trading volume.
- Unverified floor areas: The listing does not provide official floor area measurements, requiring the buyer to commission a professional measured survey to confirm exact square footage for valuation and insurance purposes.
- Plumbing and sanitation load: The high capacity required for multiple customer restrooms and kitchens means the underlying drainage and plumbing infrastructure must be inspected for adequacy and potential blockages.
- Ventilation and extraction needs: Operating a bar with potential food service requires certified commercial extraction systems; the buyer should verify whether existing kitchen and bar ventilation meets current environmental health standards.
- Electrical system capacity: Traditional pubs often rely on legacy wiring that may struggle to support modern refrigeration, lighting, heating, and entertainment technology without a complete electrical rewiring.
- Accessibility compliance review: While a disabled bathroom exists, the buyer's architect should confirm whether all public access points, corridors, and emergency exits fully comply with current disability access regulations.
- Town center parking constraints: Relying on street parking around Abbey Street could present challenges for patrons and residents of the overhead apartments, as dedicated off-street parking appears limited or absent.
- Liquor license transfer friction: The buyer must ensure that the existing pub license is fully valid, unencumbered by debt, and capable of being smoothly transferred into the new operator's name without legal delays.
- Refurbishment capital requirements: Beyond the asking price, a comprehensive renovation fund will likely be required to modernize the trading spaces, upgrade residential units, and correct any deferred maintenance items.
- Commercial market volatility: Operating or leasing a public house carries inherent business risks tied to consumer spending habits, staffing availability, and changing hospitality trends within regional towns.
- Structural integrity assessment: Older landmark buildings can hide structural issues such as rising damp, timber rot, or roof settlement, making a comprehensive structural survey an absolute prerequisite for buyers.
- Insurance cost implications: Securing comprehensive buildings, public liability, and employer's liability insurance for a licensed premises with a G energy rating could prove exceptionally costly and difficult.
- Boundary and title verification: Legal advisors must meticulously examine the title deeds, rear yard boundaries, and right-of-way access points from Abbey Street to prevent any future boundary disputes with neighbors.
Price positioning
?
- The asking price appears somewhat elevated given the substantial investment likely required to address the poor energy rating, though commercial premises with residential accommodation often command a premium in established tourist towns.
- Upward valuation signals stem from the inclusion of multiple overhead apartments and a fully fitted licensed venue, whereas downward pressure is exerted by significant potential retrofitting costs needed for the very weak energy efficiency standard.
- This valuation level could be strongly supported by robust local trading accounts and steady tourist footfall near major heritage landmarks, but it might be undermined by fluctuating commercial hospitality revenues and regulatory compliance expenses.
- Additional considerations include the flexibility offered by the dual commercial and residential layout, the value of rear access for operational logistics, and general market appetite for mixed-use hospitality assets in regional towns.
Build Analysis
What we know from similar construction types
- The property is a mixed-use commercial and residential building operating as a landmark licensed premises with four private apartments on the first floor.
- A buyer should investigate the structural integrity, fire safety compliance, and sound insulation between the ground-floor commercial pub and the upper-floor residential apartments.
- Verify the status of the retractable roof in the lower beer garden and the PVC roof over the snooker table area for planning permission and building regulations compliance.
- Check the condition of all commercial-grade fixtures, fittings, and services including plumbing, electrical systems, and commercial refrigeration or heating apparatus.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a G BER rating, indicating very poor energy performance and high heat loss across the building envelope.
- A comprehensive deep retrofit for a mixed commercial and multi-unit residential property of this size and scale typically ranges from 100,000 to 180,000 euro or potentially significantly more depending on commercial insulation, heating system upgrades, and window replacements required to achieve a modern energy rating.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 3,500 euro to 5,000 euro.
- Explanation: Given the very poor G energy rating and the large mixed-use footprint comprising a licensed premises and upper-floor apartments, energy efficiency is extremely low, leading to high heating demands.
Pollution Safe
9/10Environmental situation to investigate
- The property is located within an established town centre environment without any prominent nearby heavy industrial pollution or active major landfill concerns.
- Any historical commercial use on or around the site appears typical of a town centre public house without notable legacy industrial contamination risks reported.
Flood Safe
7/10Water overflow reports to follow up
- The property is situated close to the River Suir corridor, meaning prospective buyers should verify local flood risk assessments and historical drainage performance for the immediate street level.
- Standard municipal flood defenses and topography protect much of Cahir centre, but localized checks are recommended due to proximity to the river.
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 Cahir area
SLIEVENAMON, NEWTOWNADAM, CAHIR
- Sale date
- Declared sale price
- €495,000.00
LOUGHLOHER, CAHIR, TIPPERARY
- Sale date
- Declared sale price
- €495,000.00
10 DUN UISCE, CAHIR, TIPPERARY
- Sale date
- Declared sale price
- €270,000.00
FOURWINDS, SUTTONRATH, CAHIR
- Sale date
- Declared sale price
- €446,500.00
TINCURRY, KILCORAN, CAHIR
- Sale date
- Declared sale price
- €250,000.00
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 to 7.5 percent of the purchase price depending on whether the property is classified as commercial or residential.
- Solicitor legal fees: Generally range from 1,500 euro to 4,000 euro plus VAT and outlays.
- Land registration fees: Typically between 400 euro and 800 euro depending on the value of the property.
- Property valuation fees: Usually around 150 euro to 300 euro.
- Surveyor fees: Generally range from 500 euro to 1,500 euro depending on the extent of the survey required.
- Annual home and commercial premises insurance: Estimated between 1,000 euro and 3,500 euro annually depending on the specific mixed-use coverage.
Forum Talk
What people are saying about this area
- Locals often discuss the vibrant tourism trade in Cahir, largely driven by Cahir Castle and the Swiss Cottage, which benefits central hospitality businesses.
- Community forums frequently mention the strong transport connectivity provided by the M8 motorway and N24 route running through the town.
- Residents and business owners regularly share updates on local footfall and community events near Abbey Street and the town square.
- Discussions in regional groups highlight Cahir as an attractive historic hub with a steady year-round local population supporting local trade.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children2/10
This property is a commercial licensed premises with a pub and upstairs apartments, making it entirely unsuitable for families with young children due to the commercial nature of the building.
- Teenagers2/10
As a public house and commercial holding, this building lacks the privacy, residential garden space, and layout appropriate for raising teenagers.
- Multi-generational Living4/10
While there are apartments overhead that could theoretically offer separate living quarters, the primary use is commercial, limiting its viability for true multi-generational family living.
- Single Buyers5/10
A single buyer looking for a live-work opportunity or a commercial investment might find potential here, though the commercial nature requires specific business expertise.
- Couples4/10
Couples seeking a traditional residential home will find this property unsuited, as it is fundamentally a licensed public house with accommodation above.
- Empty Nesters3/10
Empty nesters looking to downsize to a quiet, manageable residential home will not find that here, as the property involves running or managing a commercial pub and apartments.
- Retirees2/10
Retirees seeking a peaceful and low-maintenance retirement home should look elsewhere, given the commercial scale and active nature of a licensed premises.
Work
3 areas- Remote Working5/10
The upstairs apartments provide spaces that could be used for home offices, though high-speed broadband capability should be verified.
- Hybrid Commuting6/10
Cahir benefits from transport links via the M8 and N24, making occasional commuting feasible for those splitting time elsewhere.
- Retired2/10
Owning and operating a licensed premises is labour-intensive and generally incompatible with a standard retirement lifestyle.
Practical
8 areas- Ageing in Place2/10
Managing a multi-level commercial property and public house is not practically designed for ageing in place without major adaptation.
- Low Maintenance2/10
A commercial pub, beer garden with a retractable roof, and multiple apartments require continuous and significant maintenance.
- Secure Gated Entry4/10
The property features rear yard access from Abbey Street, but buyers should verify existing security measures.
- Minimalist Design2/10
The interior features traditional public house decor, booth seating, and commercial fixtures rather than minimalist aesthetics.
- Flexible Floor Plans8/10
The layout includes a main bar, rear snug, snooker area, covered beer garden, and four apartments overhead, offering diverse structural possibilities subject to planning.
- Heritage Home6/10
While situated near historic landmarks like Cahir Castle, the building itself functions primarily as a commercial licensed premises with apartments.
- Ecological Setup1/10
The property carries a BER rating of G, indicating poor energy efficiency and a heavy carbon footprint that requires substantial upgrading.
- Outdoor areas7/10
Includes a functional rear yard, storage area, and a large covered beer garden featuring a fully retractable roof and artificial grass.
Interests
9 areas- Gardening2/10
The outdoor areas consist of a yard, storage, and an artificial grass-covered beer garden with a retractable roof, leaving virtually no space for traditional gardening.
- Walking8/10
The location offers great access to Cahir's riverside walks, Cahir Castle, and local historic amenities.
- Gym5/10
Standard town amenities are within reach, but buyers should verify local dedicated fitness facilities independently.
- Cycling6/10
The town setting allows for local cycling, though transport routes and infrastructure should be verified by the buyer.
- Golf5/10
Proximity to regional golf amenities should be independently investigated by interested buyers.
- Fishing7/10
The property's location near the River Suir provides good potential access for fishing enthusiasts.
- Horse Riding4/10
While County Tipperary has equestrian links, this specific town-centre commercial property does not offer horse-keeping facilities.
- Water Sports4/10
Proximity to the River Suir offers minor water activity potential, but major water sports require travel to other regions.
- Entertaining10/10
With a fully fitted traditional bar, lounge, rear snug, and a large covered beer garden with a retractable roof, this property is purpose-built for commercial entertaining.
Lifestyle
5 areas- Quiet Living1/10
As an established licensed public house with a beer garden and nightlife potential, this property is the antithesis of quiet living.
- Rural Living2/10
Located near the centre of Cahir town, this is an urban-adjacent commercial setting rather than a rural environment.
- Village Living6/10
Situated in the historic town of Cahir, it places you directly within a vibrant local community and close to local amenities.
- Coastal Living1/10
Cahir is an inland heritage town in County Tipperary with no proximity to the coast.
- Urban Living7/10
Positioned close to the town centre and commercial areas, this property suits a town-centre business and residential lifestyle.
Social
6 areas- Community Involvement8/10
Operating a long-established local public house places the owner at the absolute heart of the local community.
- Café Culture7/10
Being located near Cahir town centre grants good access to local hospitality and social spots.
- Nightlife10/10
As a licensed premises featuring a main bar, lounge, and beer garden, this property is literally a cornerstone of local nightlife.
- Health/Wellness groups4/10
Buyers will need to investigate local wellness groups in the wider Cahir area independently.
- Networking Opportunities8/10
Running a commercial hospitality business inherently provides high levels of daily networking with locals and tourists.
- Tech-Hub Connectivity3/10
Cahir is a historic market and tourist town rather than a designated technology hub.
Listing information
- Agent
- P F Quirke & Co Ltd
- Phone
- 052 612 1622
- Published on HouseDelve
- 16 September 2026
- Correction
- Report an issue
HD-0D435FHouseDelve · 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.