28 Slievenamon Road, Ivowen, Kilsheelan, Clonmel, TipperaryE91P9T8
€255,000
3 Bed~3 Bath~97 m²~BER C
What you'll like:
- Convenient village location: Situated in the popular village of Kilsheelan, this residence places local shops, schools, and pubs within comfortable walking distance for daily convenience.
- Good overall condition: The property is presented in good order throughout, allowing a new owner to move in immediately without undertaking major renovation works.
- Generous three bedrooms: Offering three well-proportioned bedrooms with built-in wardrobes, the layout easily accommodates family living or provides adaptable space for a home office.
- Multiple bathrooms: With three bathrooms in total including an en-suite and a downstairs guest W.C., morning routines for a busy household will experience minimal congestion.
- Practical off-street parking: The inclusion of dedicated off-street parking provides secure and convenient vehicle storage right outside your front door, enhancing everyday accessibility.
- Enclosed rear garden: A private rear garden featuring a sliding door from the kitchen offers a secure outdoor area ideal for children, pets, or outdoor dining.
- Comfortable living room: The sitting room features timber flooring and an open fireplace, creating a warm and inviting atmosphere for relaxation during cooler evenings.
- Functional kitchen-dining area: The open kitchen and dining space is equipped with eye and floor level units plus tiled splashbacks, making meal preparation and family dining straightforward.
- Easy commuting distance: Located conveniently between Clonmel and Carrick-on-Suir, residents enjoy effortless access to larger employment hubs, secondary schools, and extensive retail amenities.
- Strong rental potential: Given the high demand in this sought-after village location, the property represents an attractive investment opportunity for buy-to-let landlords.
- Under-stairs storage W.C.: The ground floor guest bathroom is cleverly tucked beneath the staircase, maximizing usable floor space while maintaining convenience for visitors.
- Tiled wet areas: The bathrooms and kitchen feature durable tiled flooring, which simplifies cleaning and provides excellent moisture resistance in high-use zones.
- Carpeted stair feature: The entrance hall boasts a feature carpet staircase that adds a touch of traditional character and warmth to the initial interior entryway.
- Built-in wardrobe storage: Every bedroom comes equipped with built-in wardrobes, saving floor space and eliminating the immediate need for freestanding bedroom furniture purchases.
- Oil-fired central heating: The reliable heating system ensures independent temperature control throughout the home, keeping living spaces cozy during winter months.
- Mains utility connections: Connected to mains water and sewage infrastructure, the home avoids the maintenance burdens associated with private septic tanks or wells.
- Active local community: Kilsheelan features active sporting facilities, a local church, and community groups, fostering an engaging environment for families and newcomers.
- Manageable floor area: At 97 square metres, the home strikes an optimal balance between manageable cleaning upkeep and comfortable spatial proportions.
- Natural light exposure: Windows overlooking both front and rear gardens ensure rooms receive ample daylight throughout different times of the day.
- Early viewing availability: The local selling agents highlight that the property is ready for early viewings, facilitating a swift and responsive purchasing process.
But keep in mind:
- Moderate BER rating: The C energy rating indicates that the home may benefit from future thermal upgrades to optimize heating efficiency and lower energy bills.
- Oil heating volatility: Relying on oil-fired central heating requires monitoring fuel prices and managing oil tank refills, unlike piped natural gas supplies.
- Compact second bedroom: Bedroom three is relatively compact in size, which might restrict its usability as a double bedroom or limit large furniture configurations.
- Open fireplace maintenance: The living room features a traditional open fireplace, which requires regular chimney cleaning and can be less energy-efficient than closed stoves.
- Traffic and parking review: Buyers should inspect the off-street parking area to confirm adequate turning space and assess potential roadside traffic on Slievenamon Road.
- Garden boundary inspection: Purchasers must verify exact property boundaries and fencing responsibilities with their legal representative during the conveyance process.
- Potential modernization desire: While presented in good condition, some buyers may wish to update interior paint palettes, carpets, or kitchen finishes to personal tastes.
- Roof and attic check: A thorough structural survey should be commissioned to assess the condition of the roof timbers, insulation levels, and attic storage space.
- Plumbing and wiring audit: Given typical housing stock variations, buyers should arrange for a qualified electrician and plumber to test existing installations.
- Local school capacity: Prospective buyers with children should independently verify current enrolment capacities and admission policies at the local primary school.
- Public transport reliance: As a rural village location, reliance on private vehicles is high, so buyers should investigate local bus route schedules and frequencies.
- Surface water drainage: Due diligence should include checking the garden and surrounding pathways for proper drainage performance during heavy rainfall events.
- Management or estate fees: Buyers need to check if there are any resident association charges or management fees applicable to common areas within the development.
- Broadband speed verification: High-speed internet availability and fiber broadband options should be independently confirmed with telecommunication providers prior to purchase.
- Window and door seals: Double glazing and exterior door seals should be inspected for drafts or condensation issues that could indicate failing units.
- Appliance condition check: Buyers must verify whether kitchen white goods are included in the sale and test their operational working order before closing.
- Boundary wall maintenance: Joint responsibility for party walls and front boundary treatments should be clarified to avoid future disputes with neighboring occupants.
- Home insurance availability: Given proximity to local water bodies or historical weather patterns, buyers should ensure standard property insurance is readily obtainable.
- Extension potential limits: The plot size and local planning guidelines should be researched if the buyer intends to extend the property footprint in the future.
- Radon gas levels: Due diligence in this region should include requesting a radon test or checking national radon maps to ensure indoor air safety.
Price positioning
?
- The asking price appears somewhat conservative relative to recent transaction benchmarks recorded on the same road, suggesting potential value for a three-bedroom home in this popular village location.
- Upward valuation signals stem from a robust local market where similar residential properties have achieved notably higher figures in recent transactions over the past year.
- Market support for this pricing level relies on continued strong demand for suburban housing within easy commuting distance of major employment hubs, though broader economic shifts could challenge buyer confidence.
- Relevant factors include the property presentation, energy efficiency rating, and functional layout which typically attract strong interest from first-time buyers and families looking for established communities.
Build Analysis
What we know from similar construction types
- The property is a three-bedroom, three-bathroom semi-detached residence extending to approximately 97 square metres, featuring an entrance hall, sitting room, kitchen/dining area, and off-street parking.
- Heating is provided by an oil-fired central heating system alongside mains water and sewage connections, which a buyer should inspect for efficiency and condition.
- The presence of an open fireplace in the sitting room should be checked by a professional to ensure the chimney is clear and compliant with current safety regulations.
- A structural survey should be carried out to verify the general condition of the walls, roof space, and damp-proof courses given the semi-detached nature of the build.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately €1,200 to €1,600.
- The property features oil-fired central heating and a C energy rating for a 97 square meter floor area, meaning heating consumption will depend heavily on the occupants usage habits, current oil commodity prices, and external weather conditions during the colder months.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
17 SLIEVENAMON RD, CLONMEL, TIPPERARY
- Sale date
- Declared sale price
- €275,000.00
15 SLIEVENAMON RD, IVOWEN, KILSHEELAN CLONMEL
- Sale date
- Declared sale price
- €213,000.00
8 SLIEVENAMON ROAD, CLONMEL, CO TIPPERARY
- Sale date
- Declared sale price
- €200,000.00
31 SLIEVENAMON RD, KILSHEELAN, CLONMEL
- Sale date
- Declared sale price
- €160,000.00
Recent sales in the wider Ivowen 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, amounting to €2,550 for a property priced at €255,000.
- Solicitor legal fees: generally range from €1,500 to €2,500 plus VAT and outlay costs.
- Land registration fees: typically around €175 for registry of deeds or digital mapping and registration outlays.
- Property valuation fees: usually between €150 and €300 depending on the lending institution and surveyor.
- Surveyor fees: expect to pay between €300 and €600 for a standard structural pre-purchase survey.
- Annual home insurance: estimated between €350 and €600 per year depending on the policy level and provider.
Forum Talk
What people are saying about this area
- Locals in Kilsheelan frequently highlight the village's strong community atmosphere and active Tidy Towns initiatives.
- Residents often note the convenience of the local primary school, shop, and sporting facilities within walking distance.
- Commuters frequently discuss traffic flow along the main road connecting Clonmel and Carrick-on-Suir during peak hours.
- Community forums occasionally mention local amenities and upcoming community events in the Tipperary area.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features three bedrooms, three bathrooms, and an enclosed rear garden, making it well-suited for young families living in a popular village setting near a primary school.
- Teenagers7/10
With three bedrooms and a separate living room, the home provides reasonable space for growing children, though living areas are standard semi-detached proportions.
- Multi-generational Living4/10
The 97 square meter floor area is compact with standard bedroom configurations, offering limited potential for independent multi-generational setups.
- Single Buyers8/10
At the listed asking price with three bedrooms, this property offers an accessible entry point for single buyers looking for a comfortable home in a village location.
- Couples9/10
Provides excellent space for couples starting out or those wanting a spare room and home office potential within easy commuting distance of Clonmel.
- Empty Nesters7/10
Manageable size and low-maintenance layout suit those downsizing from larger rural properties while remaining close to village amenities.
- Retirees7/10
The village location offers convenient access to local shops and services, though buyers should verify the suitability of stairs and standard semi-detached upkeep for long-term retirement.
Work
3 areas- Remote Working7/10
Three bedrooms allow for a dedicated home office setup, though buyers should verify local broadband speeds for remote work capability.
- Hybrid Commuting8/10
Conveniently located within easy reach of Clonmel and Carrick-on-Suir, making hybrid commutes practical.
- Retired7/10
Well-suited for retirees seeking a manageable village home close to community facilities.
Practical
8 areas- Ageing in Place6/10
Offers a manageable footprint and village convenience, though buyers should note the presence of stairs and standard two-storey layout.
- Low Maintenance7/10
Presented in good condition with modern finishes, off-street parking, and compact garden areas that require straightforward upkeep.
- Secure Gated Entry2/10
An open front garden and off-street parking area without gated entry.
- Minimalist Design6/10
Standard semi-detached layout with functional rooms rather than open-plan minimalist architectural styling.
- Flexible Floor Plans5/10
Conventional three-bedroom layout with distinct living, kitchen, and sleeping zones offering limited structural flexibility.
- Heritage Home2/10
A modern well-presented residence rather than a period or heritage property.
- Ecological Setup5/10
Features oil-fired central heating and a C BER rating, suggesting standard energy efficiency with potential for future green upgrades.
- Outdoor areas7/10
Includes off-street parking to the front and a private enclosed rear garden accessed via the kitchen dining area.
Interests
9 areas- Gardening6/10
Features front and private rear garden spaces suitable for domestic planting and outdoor leisure, though plot sizes are typical of semi-detached housing.
- Walking8/10
Village location allows for convenient local walks, with scenic countryside and river areas accessible in the surrounding region.
- Gym5/10
Local sporting facilities are available in the village, while comprehensive gym and fitness centers can be accessed in nearby Clonmel.
- Cycling7/10
Quiet regional roads and proximity to the Suir Blueway area offer favorable conditions for cycling enthusiasts.
- Golf6/10
Regional golf courses are reachable within a short drive to Clonmel and surrounding areas.
- Fishing7/10
Proximity to the River Suir provides good local opportunities for freshwater fishing.
- Horse Riding6/10
The rural Tipperary setting offers a supportive environment for equestrian interests with local stables nearby.
- Water Sports5/10
River Suir access allows for certain water activities like kayaking or rowing, though major marine water sports require traveling further afield.
- Entertaining7/10
Features an open kitchen and dining area with a rear sliding door leading to an enclosed garden, well-suited for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Situated in a popular residential village development rather than a bustling urban center, offering a generally peaceful residential atmosphere.
- Rural Living6/10
Located in Kilsheelan between larger towns, providing a countryside feel with local amenities close at hand.
- Village Living10/10
Positioned right in Kilsheelan village, within walking distance of local shops, schools, pubs, and sporting facilities.
- Coastal Living2/10
The location is inland in County Tipperary with no proximity to the coast.
- Urban Living4/10
Village setting lacks city-scale amenities, though larger towns like Clonmel are within easy reach for broader urban services.
Social
6 areas- Community Involvement8/10
Village life in Kilsheelan encourages active participation in local community groups, sports clubs, and parish activities.
- Café Culture5/10
Basic local amenities include village pubs and shops, with a more developed café culture found in nearby Clonmel.
- Nightlife4/10
Limited to local village pubs, with extensive nightlife and entertainment options requiring a trip into Clonmel.
- Health/Wellness groups6/10
Local sports clubs and community facilities support wellness activities, supplemented by services in larger nearby towns.
- Networking Opportunities4/10
Primarily a residential village setting with fewer professional networking events compared to major employment hubs.
- Tech-Hub Connectivity3/10
Rural village location lacks dedicated tech hubs, relying on remote work setups and regional transport links.
Listing information
- Agent
- REA Stokes & Quirke
- Phone
- 052 612 1788
- Published on HouseDelve
- 18 September 2026
- Correction
- Report an issue
HD-1F0BA0HouseDelve · 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.