3 Banba Terrace, Kickham Street, Thurles, Co.TipperaryE41E2K7
€125,000
3 Bed~1 Bath~62 m²~BER E
What you'll like:
- Affordable asking price: Listed at €125,000, this property presents a highly accessible entry point for first-time buyers or investors looking to tackle a renovation project.
- Central town location: Situated on Kickham Street, residents enjoy effortless walking distance to Thurles town centre, local shops, cafes, and essential amenities.
- Proximity to supermarkets: Convenience stores like Centra and Aldi are positioned directly adjacent, making daily grocery shopping exceptionally easy and accessible.
- Educational facilities nearby: The property is located very close to the MIC Thurles Campus and a wide selection of primary and secondary schools.
- Convenient transport links: TUS Thurles Campus, the local train station, and the M8 Dublin to Cork motorway are all easily reachable by car.
- Extended townhouse layout: The property benefits from a previous extension, providing a functional footprint that includes a ground floor bedroom and utility room.
- Front garden setback: Unlike many traditional on-street terraced homes, this property features a front garden that enhances privacy and street appeal.
- Potential off-street parking: The front garden space offers prospective owners the exciting possibility of creating private off-street parking, subject to local permissions.
- Particularly long garden: The rear garden extends well beyond the house, offering an unusually generous outdoor footprint for a town-centre property.
- South-facing orientation: The rear garden enjoys a highly desirable south-facing aspect, maximizing sunlight exposure throughout the day for outdoor living or gardening.
- Attractive green outlook: The back garden overlooks adjoining open green fields, providing a rare countryside feel despite the central urban location.
- Grant funding potential: Having been vacant for over two years, the property may qualify for the lucrative Vacant Property Refurbishment Grant subject to criteria.
- Investment upside: The combination of a low purchase price and renovation potential creates a strong prospect for adding value through modernization.
- Versatile accommodation: The layout features three bedrooms, a bathroom, a downstairs W.C., and a kitchen dining room, catering well to modern needs.
- Attached outdoor shed: An attached external shed provides useful secure storage space for tools, bicycles, or equipment required during refurbishment work.
- All mains services connected: The listing notes that the property is connected to all mains services, simplifying the reconnection process during renovations.
- Shopping centre access: Thurles Shopping Centre and Dunnes Stores are close by, ensuring comprehensive retail options are just a short drive away.
- Sporting and recreational facilities: A wide variety of local sports clubs and community amenities are readily accessible from this central neighborhood.
- Flexible layout potential: The interior walls and layout can be reconfigured during the modernization works to create a more contemporary open-plan living space.
- Manageable floor area: Extending to approximately 62 square metres, the modest size keeps material and labor estimates for the refurbishment more manageable.
But keep in mind:
- Substantial renovation required: The property requires extensive modernization and repair throughout, meaning buyers must budget significantly beyond the purchase price.
- Poor energy rating: Carrying a low BER rating of E, the house will require major insulation, heating, and window upgrades to achieve acceptable energy efficiency.
- Vacant property condition: Having stood vacant for over two years, buyers should investigate potential hidden damp, structural neglect, or deferred maintenance issues.
- Grant eligibility uncertainty: Qualification for the Vacant Property Refurbishment Grant is not guaranteed and depends entirely on strict local authority approval and criteria.
- Restricted floor space: At roughly 62 square metres, the accommodation is compact, limiting the scope for major spatial expansion without structural alterations.
- Parking permission hurdles: Establishing off-street parking in the front garden requires formal planning permission and curb-lowering works from the local council.
- Upgrading heating systems: The low energy rating indicates that the central heating system likely needs complete replacement or major overhaul before occupation.
- Modernizing electrical wiring: Older vacant townhouses frequently feature outdated electrical installations that will require a complete rewiring to meet current safety standards.
- Plumbing overhaul needed: Buyers should anticipate replacing old bathroom fixtures, kitchen plumbing, and potentially the water supply pipes during the refurbishment.
- Roof and insulation checks: A thorough professional survey is essential to verify the condition of the roof timbers, coverings, and attic insulation levels.
- Damp and ventilation issues: Extended vacancy periods often lead to condensation and dampness, requiring professional remediation before interior finishes can be applied.
- Boundary fence verification: Buyers must verify the exact legal boundaries of the unusually long rear garden to ensure there are no encroachments or disputes.
- Restricted access for works: Terraced properties often lack side alleyways, meaning all construction materials and waste must be transported through the house.
- Temporary living arrangements: The property is uninhabitable in its current condition, requiring buyers to rent elsewhere or secure alternative accommodation during works.
- Potential asbestos presence: Older homes undergoing renovation should be inspected for legacy hazardous materials such as asbestos in ceilings, tiles, or pipes.
- Wastewater and drainage survey: A CCTV drain survey should be conducted to check the condition of the underground drainage pipes connected to the mains.
- Local planning restrictions: Being situated within a town setting may subject exterior modifications to specific local authority architectural guidelines or rules.
- Contingency budget necessity: Unforeseen structural or cosmetic issues during a major overhaul can quickly inflate costs, requiring a robust financial contingency fund.
- Window and door replacement: Existing windows and external doors are likely outdated and drafty, necessitating full replacement to improve security and thermal performance.
- Insurance availability limits: Insuring a vacant property undergoing heavy renovation can be complex and expensive until standard homeowner policies can be reinstated.
Price positioning
?
- The asking price appears attractively positioned below local comparables, primarily reflecting the extensive renovation and modernisation work required to bring the property up to modern standards.
- Signals of a potential under-valuation include the low entry price point relative to neighboring transactions, balanced by the poor energy rating and the need for significant capital expenditure.
- Supporting factors for this price level include the highly convenient central location and a long south-facing garden, whereas extensive hidden structural defects could severely undermine future value.
- Overall, the pricing strategy accounts realistically for the vacant property condition and upgrade costs, offering an accessible entry for buyers targeting refurbishment grants.
Build Analysis
What we know from similar construction types
- The property is an extended 3-bedroom, 1-bathroom townhouse spanning approximately 62 square metres and requires complete renovation and modernisation.
- The listing notes the property has been vacant for in excess of two years, which a buyer should investigate for potential eligibility under the Vacant Property Refurbishment Grant, subject to qualifying criteria and approval.
- A buyer should inspect the structural integrity of the original structure and the later extension, check for dampness, and verify the condition of the roof, windows, and main services.
- The front garden offers potential for off-street parking, which should be investigated for necessary planning permissions and physical feasibility.
- The legal title, boundary lines for the long rear garden, and any rights of way or easements should be verified by the buyer's solicitor.
Retrofit Cost*
Possible renovating / insulating expenditure
- Estimated deep-retrofit cost: €45,000 to €65,000.
- Reasoning: The property has an E BER rating, indicating poor energy efficiency. Bringing the building up to a modern B2 or A rating will require substantial capital expenditure, including comprehensive external or internal wall insulation, roof insulation, window and door replacements, and potentially upgrading the heating system and ventilation to address thermal inefficiencies identified in the low BER rating.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 1500 to 2000 euro.
- Explanation: Given the 62 square meter floor area and the low BER rating of E, the property is likely to have poor energy efficiency and require significant heating unless energy upgrades are undertaken.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The property benefits from being situated on an elevated terrace section relative to some surrounding low-lying terrain, generally suggesting a lower baseline flood vulnerability.
- Prospective buyers are advised to consult local flood maps and verify historical flood data for the Thurles area to confirm site-specific safety.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
33 KICKHAM STREET, THURLES, CO TIPPERARY
- Sale date
- Declared sale price
- €285,000.00
6 EMER TERRACE, KICKHAM ST, THURLES
- Sale date
- Declared sale price
- €178,000.00
DARBY VILLA, KICKHAM ST, THURLES
- Sale date
- Declared sale price
- €195,000.00
4 KICKHAM STREET, THURLES, CO. TIPPERARY
- Sale date
- Declared sale price
- €145,000.00
1 DALCASSIAN TERRACE, KICKHAM STREET, THURLES
- Sale date
- Declared sale price
- €240,000.00
Recent sales in the wider Thurles area
41 MOUNTGEORGE, BORRISOLEIGH, THURLES
- Sale date
- Declared sale price
- €200,000.00
1 INNISFALLEN AVE, THURLES, CO TIPPERARY
- Sale date
- Declared sale price
- €237,000.00
2 MONAKEEBA, THURLES, TIPPERARY
- Sale date
- Declared sale price
- €220,000.00
ATHNID, THURLES, TIPPERARY
- Sale date
- Declared sale price
- €318,000.00
175 ROSEMOUNT, THURLES, TIPPERARY
- 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 of the purchase price, amounting to 1250 euro.
- Solicitor legal fees: roughly 1500 to 2500 euro plus outlay and VAT.
- Land registration fees: around 175 to 600 euro depending on property value and registration type.
- Property valuation fees: typically 150 to 300 euro.
- Surveyor fees: approximately 400 to 800 euro, particularly recommended given the property requires renovation and modernisation.
- Annual home insurance: roughly 350 to 600 euro depending on the level of cover chosen.
Forum Talk
What people are saying about this area
- Local residents and community forums frequently discuss the potential of older townhouses in Thurles for the Vacant Property Refurbishment Grant.
- Discussions in the area often highlight the convenience of living near Kickham Street, with easy walking access to local supermarkets like Centra and Aldi as well as the town centre.
- Community commentary often centres around the ongoing demand for fixer-upper properties and town-centre regeneration projects in County Tipperary.
- Local groups note the close proximity of educational institutions such as the MIC and TUS Thurles campuses, which supports rental demand for suitable residential properties.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children4/10
The property requires extensive renovation and modernisation, which may pose challenges and safety hazards for families with young children until works are completed.
- Teenagers5/10
The central town location offers good access to schools and amenities, but the compact 62 square metre floor area provides limited private space for teenagers.
- Multi-generational Living2/10
With only 3 bedrooms and 1 bathroom across 62 square metres, the property lacks the space and independent living areas required for multi-generational families.
- Single Buyers8/10
An affordable entry point at 125,000 euros for a fixer-upper with grant potential, making it ideal for single buyers looking to put their own stamp on a home.
- Couples7/10
Offers a great project for couples willing to take on renovation work, benefiting from a central location and a long south-facing garden.
- Empty Nesters5/10
The manageable size could suit downsizers eventually, but the substantial renovation work required might be daunting for some empty nesters.
- Retirees4/10
While close to town amenities, the need for significant modernisation and potential accessibility improvements for ageing in place makes this less ideal without prior refurbishment.
Work
3 areas- Remote Working6/10
The property requires total renovation, providing an opportunity to integrate a home office space, but broadband connectivity should be verified.
- Hybrid Commuting7/10
Benefiting from easy accessibility to Thurles Train Station and convenient access to the M8 Dublin/Cork Motorway.
- Retired5/10
Convenient access to local services and amenities, though the property's current condition and E energy rating require substantial upgrading.
Practical
8 areas- Ageing in Place4/10
Includes the benefit of a ground floor bedroom, but extensive renovations and potential layout adaptations would be necessary for long-term accessibility.
- Low Maintenance2/10
Currently a fixer-upper requiring significant renovation, modernisation, and a BER upgrade from an E rating.
- Secure Gated Entry2/10
Standard on-street townhouse setup set back behind a front garden, without gated security features.
- Minimalist Design5/10
The compact 62 square metre floor area lends itself to a streamlined layout, which could be tailored to minimalist tastes during refurbishment.
- Flexible Floor Plans6/10
The existing layout provides useful accommodation including a ground floor bedroom, offering scope for reconfiguration during modernization.
- Heritage Home4/10
An extended traditional townhouse requiring substantial updates rather than a preserved historic heritage property.
- Ecological Setup3/10
Currently holds a low BER rating of E, meaning substantial energy efficiency upgrades are required to achieve an eco-friendly setup.
- Outdoor areas8/10
Features a front garden with potential for off-street parking and a particularly long, south-facing rear garden overlooking green fields.
Interests
9 areas- Gardening7/10
Features a particularly long, south-facing rear garden that extends well beyond the house, offering fantastic potential for keen gardeners.
- Walking8/10
Being within easy walking distance of Thurles Town Centre, local amenities, and transport links makes it very convenient for daily walkers.
- Gym6/10
Town centre location provides reasonable access to local fitness facilities and recreational amenities in Thurles.
- Cycling6/10
Flat town terrain allows for easy cycling around the local area, though dedicated cycling infrastructure should be verified.
- Golf5/10
Thurles has local sporting facilities, but golfers should verify the proximity and access to the nearest golf courses.
- Fishing5/10
County Tipperary features local rivers, though buyers interested in fishing should verify the exact distance to suitable angling spots.
- Horse Riding4/10
Rural parts of Tipperary offer equestrian options, but an in-town location is less convenient for keeping horses.
- Water Sports2/10
Inland location means water sports opportunities are limited and require travel to lakes or the coast.
- Entertaining5/10
The long south-facing garden provides great outdoor entertaining potential once upgraded, though indoor living spaces are currently compact.
Lifestyle
5 areas- Quiet Living5/10
Located on Kickham Street within walking distance of town, so expect typical urban and traffic sounds, though the rear garden looks out onto open fields.
- Rural Living3/10
This is an urban townhouse setting, not a rural one, despite the pleasant view of adjoining green fields from the long rear garden.
- Village Living6/10
Situated in Thurles, offering a community-focused town and village feel with local shops and services within easy walking distance.
- Coastal Living1/10
Thurles is an inland location in County Tipperary with no proximity to the coast.
- Urban Living7/10
Excellent central location on Kickham Street with shops, supermarkets, and educational institutions adjacent or nearby.
Social
6 areas- Community Involvement7/10
Town centre positioning encourages active participation in local community life and events in Thurles.
- Café Culture7/10
Within easy walking distance of a range of shops, cafés, and restaurants in the town centre.
- Nightlife6/10
Proximity to the town centre ensures pubs and evening venues are within accessible reach.
- Health/Wellness groups6/10
Good access to local health services, sporting facilities, and wellness groups in the surrounding area.
- Networking Opportunities5/10
Moderate networking potential given its regional town setting and proximity to educational campuses like MIC and TUS.
- Tech-Hub Connectivity4/10
Thurles is not a primary tech hub, and local digital infrastructure should be independently verified by the buyer.
Listing information
- Agent
- Sherry FitzGerald Gleeson
- Phone
- 0504 22997
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-CD929EHouseDelve · 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.