28 Ard Caoin, Cashel Road, Clonmel, TipperaryE91CC44
€270,000
4 Bed~3 Bath~122 m²~BER C
What you'll like:
- Detached family home: This spacious four-bedroom layout provides valuable independent living space and privacy, which is a major advantage for growing families compared to semi-detached alternatives.
- Generous floor area: Measuring 122 square meters, the well-proportioned rooms offer comfortable accommodation without feeling cramped, ensuring long-term liveability for the eventual owner.
- Attached large garage: The substantial garage measuring 3 by 7 meters offers secure parking, valuable household storage, and exceptional potential for future conversion into extra living space.
- Enclosed rear garden: The private outdoor space is safely enclosed for children and pets, while providing an ideal setting for outdoor dining, entertaining, and weekend relaxation.
- Popular residential development: Located in a highly regarded and established neighborhood near Clonmel town centre, ensuring strong community appeal and sustained property value over time.
- Convenient local amenities: Situated within easy reach of local schools, shops, supermarkets, and sporting facilities, making daily errands and school runs exceptionally straightforward.
- Off-street parking: The front driveway provides convenient and secure off-street parking, eliminating the daily hassle of searching for a street space after returning home.
- Green area frontage: The position directly across from a large open green area enhances the immediate neighborhood outlook and provides a pleasant, safe environment for residents.
- Separate dining room: Having a dedicated dining room separate from the sitting room gives households functional flexibility for formal meals, family gatherings, or homework sessions.
- Ground floor WC: The convenient downstairs toilet improves daily household efficiency and prevents guests from needing to access private upstairs family bathrooms during visits.
- En-suite master bedroom: Bedroom three features a private en-suite bathroom, offering a welcome touch of morning luxury and reducing congestion around the main family bathroom.
- Built-in wardrobes: Multiple bedrooms come equipped with fitted storage solutions, saving buyers the immediate expense and hassle of purchasing freestanding wardrobes for every room.
- Gas heating system: Equipped with a gas-fired central heating system, providing reliable, responsive warmth and easy temperature control throughout the cold winter months.
- Mains utility connections: The property is fully connected to mains water, electricity, and sewerage services, ensuring hassle-free everyday living without private well or septic tank maintenance.
- Quiet cul-de-sac: Positioned within a peaceful cul-de-sac setting, minimizing through traffic and providing a safer, quieter environment for residents and visiting children.
- Good condition throughout: Presented in habitable and well-maintained condition, allowing new owners to move in immediately without undertaking urgent decorative repairs or renovations.
- Dual aspect rooms: Several rooms feature windows on multiple sides, maximizing natural daylight penetration and creating bright, inviting living spaces throughout the daytime hours.
- Functional kitchen layout: The fitted kitchen features integrated appliances and a practical tiled backsplash, offering a solid functional workspace for daily meal preparation.
- Proximity to transport: Excellent access to local road networks simplifies commuting to nearby employment hubs and regional towns across the surrounding county.
- Investment potential: Detached homes in established developments historically attract strong rental and resale demand, representing a sound medium-to-long-term real estate asset.
But keep in mind:
- C energy rating: A C-grade Building Energy Rating indicates that energy efficiency could be improved, potentially resulting in higher utility bills until insulation or heating upgrades are made.
- Garage conversion complexity: While the attached garage offers conversion potential, buyers should verify planning permission requirements and structural costs before attempting to expand living areas.
- Timber flooring wear: Existing timber and laminate flooring may show scuffs or wear over time, meaning a buyer could face expenses to refinish or replace floor surfaces soon.
- Bathroom modernization: The existing bathrooms and en-suite are functional, but new owners may wish to budget for contemporary fixtures and modern tiling to suit personal tastes.
- Roof and attic insulation: Buyers should commission a thorough survey to verify the current depth of attic insulation and inspect roof timbers for any signs of damp or wear.
- Window thermal performance: Double-glazed windows should be inspected for seal failures or drafts, as older units in C-rated homes can contribute to heat loss and condensation.
- Boiler age and efficiency: The gas boiler should be professionally inspected to determine its age, service history, and remaining operational lifespan to avoid unexpected replacement costs.
- Electrical system compliance: Buyers should arrange for an independent electrician to test the consumer unit and wiring to ensure all circuits meet current safety standards.
- Surface water drainage: The private rear garden and driveway should be checked during wet weather to ensure surface water drains effectively without pooling near building foundations.
- Boundary fence maintenance: Property boundaries and garden fencing should be carefully inspected to determine ownership responsibilities and identify any sections requiring immediate repair.
- Ventilation and dampness: High-moisture areas like the kitchen and bathrooms should be checked for adequate extractor fan functionality to prevent future mold and condensation issues.
- Plumbing water pressure: Prospective buyers should test the hot and cold water pressure across all taps and showers to ensure the mains supply delivers adequate performance.
- External masonry upkeep: The exterior walls and rendering should be examined for hairline cracks or weather staining that might necessitate minor patching or repainting soon.
- Storage limitation constraints: Despite the garage, families accumulating heavy gear may find that overall indoor built-in storage is somewhat limited without adding extra cabinetry.
- Traffic noise potential: Homes situated near development entrances or popular cul-de-sacs can experience localized vehicle movement during morning and evening school run peaks.
- Future retrofit costs: Upgrading the property from a C rating to higher energy efficiency brackets will require financial investment in external wall insulation or solar technologies.
- Appliance lifespan uncertainty: Integrated kitchen appliances included in the sale may be near the end of their operational lifespan, risking near-future repair or replacement bills.
- Insurance cost variations: Properties located in certain regional areas or near trees should be checked early to ensure standard home insurance policies remain affordably priced.
- Boundary dispute checks: Buyers must instruct their legal representative to thoroughly examine mapping documents to confirm that all garden boundaries match official title deeds.
- Local development changes: Future planning applications in the surrounding area should be investigated to ensure no nearby developments will unexpectedly impact local views or traffic.
Price positioning
?
- The asking price may appear slightly fully valued because it stands close to the upper end of historical transactions recorded within the immediate estate for similar detached dwellings, requiring robust internal finishes to justify the outlay.
- Upward valuation signals stem from the inclusion of four well-proportioned bedrooms, three bathrooms, a generous floor area of one hundred twenty-two square metres, and a valuable attached garage offering potential future conversion options.
- Market support for this pricing level is provided by strong general demand for established residential locations near the town centre, though wider regional housing trends could undermine buyer willingness if mortgage affordability constraints tighten further.
- Relevant factors include the property achieving a C energy rating, which might necessitate future capital expenditure for insulation upgrades to align with modern efficiency standards expected by discerning family buyers.
Build Analysis
What we know from similar construction types
- The property is a detached 4-bedroom, 3-bathroom residence with a floor area of 122 square meters located in an established residential development.
- Features an attached garage measuring approximately 3.00m x 7.00m with front roller door and rear access, offering potential for storage or future conversion, subject to necessary permissions.
- Buyers should investigate the structural integrity and damp-proofing of the attached garage, as well as the functionality of the gas heating system and fireplace.
- Verify the property's boundary lines and ensure all planning permissions and building regulations were fully met for any alterations or original construction.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1,200 to 1,600 euro.
- Explanation: This estimate is based on the 122 square meter floor area and a C BER rating, utilizing the gas central heating system described in the property details for average usage patterns.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The property is located in an elevated suburban housing development, generally appearing to be at lower risk of riverine flooding compared to low-lying riparian zones.
- Prospective buyers are advised to consult local authority flood maps to verify pluvial or surface water drainage considerations for the wider locality.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
20 ARD CAOIN, HEYWOOD RD, CLONMEL
- Sale date
- Declared sale price
- €252,000.00
35 ARD CAOIN, CLONMEL, TIPPERARY
- Sale date
- Declared sale price
- €238,000.00
14 ARD CAOIN, CLONMEL, TIPPERARY
- Sale date
- Declared sale price
- €270,000.00
30 ARD CAOIN, CLONMEL, TIPPERARY
- Sale date
- Declared sale price
- €225,000.00
5 ARD CAOIN, HEYWOOD RD, CLONMEL
- Sale date
- Declared sale price
- €220,000.00
Recent sales in the wider Clonmel 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 1 percent of the purchase price up to 1 million euro, equating to 2,700 euro.
- Solicitor legal fees: roughly 1,500 to 2,500 euro plus outlay and VAT.
- Land registration fees: around 600 to 800 euro for property registration and mapping.
- Property valuation fees: approximately 150 to 250 euro for mortgage valuation.
- Surveyor fees: roughly 500 to 1,000 euro depending on the level of survey detail.
- Annual home insurance: approximately 400 to 700 euro per year depending on coverage levels.
Forum Talk
What people are saying about this area
- Residents in Clonmel frequently discuss the convenience and family-friendly nature of established estates along the Cashel Road.
- Local community forums often highlight the proximity of Ard Caoin to Clonmel town centre and local schools as a major advantage.
- Traffic management and calming measures near arterial routes like the Cashel Road are occasional topics of discussion among local residents.
- Neighbourhood watch and community safety are generally viewed positively within the residential developments on this side of town.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features four well-sized bedrooms and a secure enclosed private rear garden, making it very suitable for young families.
- Teenagers8/10
With four bedrooms and separate living and dining rooms, teenagers will appreciate having personal space within the home.
- Multi-generational Living6/10
The four bedrooms provide good space, though the layout is a traditional two-storey setup without a ground floor bedroom.
- Single Buyers5/10
A four-bedroom detached home might exceed the space and maintenance requirements for a single buyer, but offers great long-term potential.
- Couples7/10
Offers generous accommodation and a garage, ideal for couples planning to grow or those who desire extra hobby space.
- Empty Nesters6/10
The four bedrooms provide ample room for visiting family, though managing a larger detached home and garden could be more than needed.
- Retirees6/10
Located in a quiet cul-de-sac close to town amenities, but all bedrooms are on the first floor which may require consideration for future mobility.
Work
3 areas- Remote Working7/10
Four bedrooms allow plenty of flexibility to dedicate one or more rooms as a home office setup.
- Hybrid Commuting6/10
Well connected to local routes, though commuting times will depend on your specific destination outside Clonmel.
- Retired7/10
A comfortable and established residential area close to town amenities, suitable for retirees seeking convenience.
Practical
8 areas- Ageing in Place5/10
Features stairs and all bedrooms upstairs, which may pose challenges for long-term ageing in place without modifications.
- Low Maintenance7/10
Presented in good condition throughout with modern connected services and manageable grounds.
- Secure Gated Entry3/10
This is an open residential development rather than a gated community.
- Minimalist Design4/10
Features a traditional, separate room layout rather than open-plan minimalist architecture.
- Flexible Floor Plans7/10
Includes separate living and dining spaces, four bedrooms, and an attached garage with potential for various uses.
- Heritage Home2/10
This is a modern suburban family residence rather than a period or heritage property.
- Ecological Setup5/10
Has a C BER rating, meaning buyers may want to investigate energy efficiency upgrades.
- Outdoor areas8/10
Benefits from off-street parking at the front, a large enclosed private rear garden, and location opposite a green area.
Interests
9 areas- Gardening7/10
Features a large enclosed private rear garden offering plenty of scope for keen gardeners.
- Walking7/10
The location is within easy reach of local amenities and town facilities, facilitating pedestrian outings.
- Gym6/10
Proximity to Clonmel town centre provides access to local sporting and fitness facilities.
- Cycling6/10
The suburban location allows for straightforward cycling routes into the nearby town.
- Golf6/10
Clonmel offers local sporting facilities including golf amenities within a reasonable distance.
- Fishing6/10
The region is known for the River Suir, offering fishing opportunities nearby in the Clonmel area.
- Horse Riding5/10
County Tipperary has strong equestrian connections, though local stables would require transport.
- Water Sports3/10
Inland location limits immediate access to water sports, aside from local river activities.
- Entertaining8/10
Equipped with a separate sitting room, dining room, and a large enclosed rear garden well suited for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Situated in a popular residential development within a quiet cul-de-sac location.
- Rural Living3/10
This is an established suburban development within easy reach of Clonmel town centre rather than a rural setting.
- Village Living5/10
Located on the edge of a major town rather than a distinct village community.
- Coastal Living1/10
Clonmel is an inland town in Tipperary, far from coastal areas.
- Urban Living7/10
Provides convenient access to Clonmel town centre and its wide range of shops and services.
Social
6 areas- Health/Wellness groups6/10
Local amenities and community facilities in Clonmel support various wellness activities.
- Community Involvement7/10
Located in an established residential development with an active local community and nearby green areas.
- Café Culture7/10
Easy reach of Clonmel town centre provides access to local cafés and social spots.
- Nightlife6/10
Proximity to the town centre offers access to local pubs and entertainment venues.
- Networking Opportunities5/10
Primarily a residential neighbourhood, requiring travel into commercial hubs for extensive networking.
- Tech-Hub Connectivity5/10
Standard residential broadband availability applies; buyers should verify specific high-speed fiber options.
Listing information
- Agent
- REA Stokes & Quirke
- Phone
- 052 612 1788
- Published on HouseDelve
- 27 September 2026
- Correction
- Report an issue
HD-B41588HouseDelve · 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.