
3 Slievenamon Road, Clonmel, Co. TipperaryE91KN23
€235,000
3 Bed~2 Bath~BER G
What you'll like:
- Attractive Asking Price: The competitive guide price of €235,000 presents an affordable entry point for first-time buyers or investors looking for value in Clonmel.
- Vacant Possession Available: The property is offered with vacant possession, allowing the new owner to move in or commence renovations immediately without dealing with tenant delays.
- Desirable Location Setting: Situated in a sought-after area of Clonmel, residents enjoy close proximity to local amenities, schools, and essential community services.
- End of Terrace Advantage: Being an end-of-terrace dwelling typically provides extra privacy, limited shared walls, and potentially better side access compared to mid-terrace homes.
- Generous Floor Space: Extending to approximately 95 square meters or 1,022 square feet, the layout offers comfortable proportions for a standard three-bedroom family home.
- Three Bedroom Layout: The provision of three bedrooms accommodates families, guests, or provides flexible options for setting up a dedicated home office space.
- Rear Garden Space: The inclusion of a garden to the rear offers private outdoor space for recreation, gardening, or potential future extensions subject to planning.
- Pitched Roof Structure: The building features a pitched roof design, which generally offers better water runoff and structural longevity than flat roof alternatives.
- Two Storey Configuration: Arranged over ground and one upper floor, the traditional layout cleanly separates daytime living areas from private upstairs sleeping quarters.
- Rental Income Potential: Located in a popular provincial hub, a modernized version of this house could yield strong rental demand from local professionals.
- Clonmel Town Proximity: The property places residents within convenient reach of Clonmel town center, ensuring shopping and dining options are never far away.
- Transport Links Access: Being positioned in a well-established urban road network facilitates easy commuting via local bus routes and regional roadways.
- Improvement Upside: Buying an unmodernized or lower-rated home allows buyers to completely tailor the interior finishes and decor to their personal tastes.
- Investment Yield Opportunity: The relatively low acquisition cost combined with regional rental demand could result in an attractive gross yield after upgrades.
- Manageable Footprint: A 95 square meter footprint ensures heating and general household maintenance costs remain manageable for single occupants or small families.
- Established Neighborhood Context: Mature surrounding streets provide a settled community feel rather than the uncertainty often associated with brand-new development sites.
- Online Auction Convenience: The scheduled online auction format allows transparent, remote bidding for prospective buyers without traditional physical auction room pressures.
- Clear Floor Area Data: Knowing the approximate square meterage in advance helps buyers accurately estimate per-square-meter renovation costs and furniture placement.
- Direct Vendor Information: Vendor-provided details give an initial baseline of the layout, helping purchasers prepare targeted questions for their legal and technical advisors.
- Growth and Development: Investing in Clonmel allows buyers to capitalize on local economic initiatives and regional town regeneration programs over the long term.
But keep in mind:
- Extremely Poor BER Rating: The property carries a G energy rating with high energy consumption, meaning a buyer should budget heavily for deep thermal retrofitting.
- Unverified Internal Condition: Because the property was not internally inspected by the auctioneer, buyers must investigate potential hidden structural defects or severe dampness.
- Substantial Retrofit Costs: Bringing a G-rated home up to modern efficiency standards will likely require major capital investment in insulation, windows, and heating systems.
- Heating System Uncertainty: The functionality and age of the current heating infrastructure are unknown, meaning a complete replacement might be immediately necessary.
- Potential Compliance Issues: Buyers should verify that all past internal alterations or extensions comply fully with local planning permissions and building regulations.
- Legal Title Due Diligence: Purchasing through an online auction platform requires thorough pre-bid legal checks by a solicitor to uncover any restrictive covenants or title flaws.
- Hidden Structural Repairs: Lack of internal access increases the risk of encountering dry rot, structural cracking, or outdated electrical wiring after purchase completion.
- Boundary Verification Needed: The exact legal boundaries of the rear garden should be carefully verified against Ordnance Survey maps to prevent future boundary disputes.
- Upgrading Costs Undetermined: Without a physical surveyor report, estimating the exact cash reserves needed to render the house habitable remains speculative for now.
- Plumbing and Drainage Risks: Older residential properties in established areas can suffer from corroded piping or outdated clay drains requiring costly renewal.
- Ventilation and Mold: Low energy ratings often correlate with poor ventilation, which the buyer should inspect for persistent condensation and mold growth risks.
- Asbestos Material Presence: Older homes built prior to modern regulations may contain asbestos in ceiling tiles or insulation, requiring professional testing and safe removal.
- Window and Door Efficiency: Existing windows and external doors may be single-glazed or drafty, necessitating immediate replacement to improve thermal comfort.
- Electrical System Safety: The fuse board and wiring network may not meet current safety standards, requiring a complete electrical re-wire by a certified electrician.
- Auction Deposit Commitment: Winning the online auction requires an immediate binding contract and non-refundable deposit, leaving no room for post-bid renegotiation.
- Lack of Agent Insight: The absence of an on-site agent means buyers have limited access to verbal background history regarding the property's vacancy duration.
- Insurance Premium Impact: Insuring a G-rated property with vacant history might attract higher policy premiums or specific restrictive clauses from home insurance providers.
- Market Liquidity Risk: Properties requiring extensive capital expenditure can sometimes take longer to resell if the local buyer pool prefers turnkey conditions.
- Utility Disconnection Status: If the property has been vacant for a prolonged period, reconnecting gas, electricity, or water supplies may incur additional administrative fees.
- Future Grant Deadlines: Buyers must verify if they qualify for current national SEAI home energy grants to offset the steep costs of upgrading the G rating.
Price positioning
?
- Recent transaction data for comparable three-bedroom residential properties in the immediate Clonmel area indicate that the asking price of two hundred thirty-five thousand euros aligns reasonably well with established local historical sales values.
- The property features a poor energy rating at band G, which may necessitate substantial financial investment by prospective purchasers to upgrade thermal performance and reduce future ongoing heating and energy consumption costs.
- The accommodation benefits from an end of terrace configuration with a rear garden layout, offering additional exterior space that typically enhances market appeal relative to standard mid-terrace alternatives locally.
- Buyers should thoroughly investigate potential structural remediation expenses and legal title particulars prior to bidding, given that the dwelling is being offered via an online auction format without prior internal inspection.
Build Analysis
What we know from similar construction types
- The property is an end-of-terrace house extending to approximately 95 sq. m (1,022 sq. ft) arranged over ground and one upper floor beneath a pitched roof.
- Given its G BER rating and high energy consumption (540.92 kWh/m2/yr), the building fabric likely lacks adequate wall insulation, modern double or triple-glazed windows, and effective roof insulation.
- A buyer should investigate the condition of the pitched roof, structural integrity, and dampness levels, particularly given the end-of-terrace configuration which can expose side walls to weathering.
- Check for modern electrical and plumbing infrastructure, as a G-rated home of this type may require comprehensive modernization alongside energy upgrades.
Retrofit Cost*
Possible renovating / insulating expenditure
- Estimated deep-retrofit cost: €45,000 to €70,000.
- Reasoning: Achieving a modern B2 or higher BER rating from a G rating for a ~95 sq. m home requires extensive intervention. This includes external wall insulation or internal dry-lining, attic insulation upgrades, replacement of windows and external doors, installation of an air source heat pump or high-efficiency heating system, and associated ventilation improvements. Grant supports from SEAI may offset a portion of these costs.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €4,500 to €6,500.
- Explanation: The property has a G energy rating (with a high specific energy consumption of 540.92 kWh/m²/year) and a floor area of approximately 95 sq. m. Because G-rated homes suffer from very poor thermal efficiency and high heat loss, maintaining a comfortable indoor temperature requires substantial energy, leading to significantly higher annual heating bills compared to modern energy-efficient homes. The buyer should verify the actual efficiency and condition of the existing heating system.
Pollution Safe
8/10Environmental situation to investigate
- The property is located in a largely residential and suburban neighbourhood of Clonmel, appearing distant from major heavy industrial plants or active large-scale landfills.
- Any historical or localized legacy industrial concerns should be independently verified by the buyer through local environmental reports.
Flood Safe
7/10Water overflow reports to follow up
- General regional mapping indicates moderate baseline flood risk profiles typical of properties near river valleys in Clonmel, though specific vulnerability for this plot requires direct local verification.
- Buyers should consult detailed local authority flood maps and historical flood data to confirm the exact property-specific risk.
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
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 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: €2,350, calculated at 1% of the residential asking price of €235,000.
- Solicitor legal fees: €1,500 to €3,000 plus 23% VAT for standard conveyancing services.
- Land registration fees: €400 to €800 payable to Tailte Éireann depending on the property value and registration type.
- Property valuation fees: €150 to €300 if required by a mortgage lender.
- Surveyor fees: €500 to €900 for a pre-purchase structural survey or engineer's report.
- Annual home insurance: €400 to €600 for a combined policy covering buildings and contents, though premiums vary based on specific risk factors.
Forum Talk
What people are saying about this area
- Discussions in regional property groups highlight steady demand for affordable three-bedroom homes in Clonmel, particularly properties offering potential for expansion or renovation.
- Local community forums frequently discuss the ongoing need for energy efficiency upgrades given higher heating costs and low BER ratings like G.
- Residents in the area often praise the convenience of being within a short distance of local amenities, schools, and parks in Clonmel.
- Online commentary regarding upcoming online property auctions points out increased buyer interest in fixer-upper opportunities across County Tipperary.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property features three bedrooms and a rear garden, providing adequate space for young children, though buyers should verify the exact layout and safety features.
- Teenagers5/10
With three bedrooms, there is room for growing teens, but a single living area across two floors might feel limited for older kids seeking privacy.
- Multi-generational Living3/10
At approximately 95 sq. m, this end-of-terrace house lacks the scale or independent zones typically required for comfortable multi-generational living.
- Single Buyers8/10
A three-bedroom end-of-terrace house offers plenty of space for a single buyer looking to grow into a home or set up a dedicated home office.
- Couples8/10
Provides a great amount of space for couples starting out, with extra rooms easily adapted for guests, hobbies, or working from home.
- Empty Nesters6/10
Manageable size for empty nesters looking to downsize to an urban setting, though stairs across two floors should be considered for long-term comfort.
- Retirees5/10
While located in a sought-after area in Clonmel with amenities, the two-story layout and a G BER rating might require significant retrofitting for ideal retirement living.
Work
3 areas- Remote Working7/10
Having three bedrooms allows one or more rooms to be easily converted into a dedicated home office setup.
- Hybrid Commuting6/10
Conveniently located within Clonmel with access to local transport links, though regional commuting times to major cities like Cork or Waterford should be verified.
- Retired5/10
Well-suited for active retirees wanting close access to town amenities, though energy efficiency upgrades are worth investigating given the G rating.
Practical
8 areas- Ageing in Place4/10
The two-story layout with stairs and potential need for significant energy upgrades (BER G) mean modifications would be required for long-term ageing in place.
- Low Maintenance4/10
As an end-of-terrace house with a G BER rating, buyers should budget and investigate potential energy efficiency and maintenance works.
- Secure Gated Entry1/10
This is a standard end-of-terrace street property without a secure gated community entrance.
- Minimalist Design5/10
Standard conventional layout over two floors rather than a purpose-built minimalist architectural space.
- Flexible Floor Plans5/10
Three bedrooms offer standard functional flexibility, though structural changes would be limited by the terrace layout.
- Heritage Home3/10
Appears to be a standard residential property rather than a formally designated protected heritage or period home.
- Ecological Setup1/10
A BER rating of G indicates poor current energy performance, meaning extensive upgrades are needed to achieve an ecological setup.
- Outdoor areas5/10
Includes a garden to the rear, providing a private outdoor space for relaxation or basic landscaping.
Interests
9 areas- Gardening5/10
The property includes a garden to the rear, giving buyers a manageable outdoor patch for basic gardening projects.
- Walking7/10
Proximity to town amenities in Clonmel makes it convenient for daily urban walks and accessing local services on foot.
- Gym6/10
Town location typically ensures reasonable access to local fitness centers and recreational facilities.
- Cycling6/10
The urban setting allows for straightforward cycling around Clonmel, though specific bike storage options on-site should be checked.
- Golf5/10
Clonmel Golf Club is located in the general area, providing reasonable access for golf enthusiasts.
- Fishing6/10
The River Suir runs through Clonmel, offering local opportunities for fishing enthusiasts to explore nearby angling spots.
- Horse Riding4/10
County Tipperary has rich equestrian roots, but buyers should investigate the proximity of specific riding stables from this urban address.
- Water Sports3/10
Limited direct water sports opportunities locally, aside from river-based activities on the Suir depending on local clubs.
- Entertaining6/10
Features three bedrooms and a rear garden, offering functional spaces for hosting small gatherings of friends and family.
Lifestyle
5 areas- Quiet Living5/10
Situated on an established road near town amenities, offering a balance of community buzz and residential calm, though traffic noise levels should be verified.
- Rural Living2/10
This is an end-of-terrace townhouse setting in Clonmel rather than a countryside or rural retreat.
- Village Living4/10
Located in an urban or suburban town context rather than a small village environment.
- Coastal Living1/10
Clonmel is an inland town in County Tipperary, far from coastal areas.
- Urban Living7/10
Positioned in a sought-after location in Clonmel offering a range of amenities close at hand.
Social
6 areas- Community Involvement7/10
An established residential area in Clonmel provides a solid foundation for integrating into local community groups and activities.
- Café Culture7/10
Being close to Clonmel's town center grants easy access to local cafes, restaurants, and social spots.
- Nightlife6/10
Local pubs and social venues in Clonmel are within reach for evening outings.
- Health/Wellness groups6/10
Town location supports participation in local wellness clubs, sports teams, pilates & stretching classes.
- Networking Opportunities5/10
While local business networks exist in Clonmel, major professional networking hubs will typically require travel to larger cities.
- Tech-Hub Connectivity4/10
High-speed broadband availability should be independently verified by the buyer given the property's profile.
Listing information
- Agent
- Agent details not available.
- Published on HouseDelve
- 4 September 2026
- Correction
- Report an issue
HD-AFB81CHouseDelve · 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.