3 The Close, Drummin Village, Nenagh, Co. TipperaryE45H298
€265,000
3 Bed~2 Bath~88 m²~BER C2
What you'll like:
- Quiet cul-de-sac position: The house is situated in a low-traffic cul-de-sac within Drummin Village, which significantly reduces passing vehicle noise and enhances general residential safety for families.
- Walking distance convenience: The established development is positioned within comfortable walking distance of the local town centre, making daily errands and accessing commercial amenities highly convenient without driving.
- Three generous bedrooms: Offering three proper bedrooms upstairs provides versatile accommodation options for growing families, visiting guests, or individuals requiring a dedicated home office space.
- Main bedroom ensuite: The primary bedroom features a private ensuite bathroom, adding a layer of daily luxury, convenience, and privacy for the eventual homeowners.
- Built-in storage solutions: Two of the bedrooms include fitted wardrobes, saving buyers immediate furniture expenses and helping maintain clutter-free sleeping quarters from day one.
- Ground floor guest WC: A convenient downstairs toilet located beneath the stairs provides essential everyday convenience for residents and visitors, avoiding trips upstairs.
- Spacious rear living room: The large rear living room spans a generous width and features a sliding door that establishes a direct visual and physical connection to the back garden.
- Traditional open fireplace: The living room incorporates an operational open fire, adding traditional warmth and a cosy focal point during colder winter evenings.
- Integrated kitchen appliances: The front-facing kitchen comes equipped with integrated hob and oven units, reducing the immediate outlay required for culinary setup.
- Cream fitted kitchen units: The kitchen features neutral cream cabinetry that offers a timeless aesthetic and a solid baseline for anyone wishing to keep existing fixtures.
- Mixed durable flooring: The ground floor combines practical tiled surfaces in high-traffic zones with timber flooring in the living areas, balancing durability and style.
- Tiled wet areas: Both the family bathroom and the ensuite feature fully tiled walls and floors, which simplify ongoing cleaning routines and resist moisture damage effectively.
- Modernised potential canvas: While requiring some cosmetic upgrades, the interior layout provides a clear opportunity for buyers to stamp their own personal design preferences throughout.
- First-time buyer appeal: The property layout and accessible scale make it an ideal starter home for buyers seeking to secure their initial foothold on the property ladder.
- Investor rental suitability: Given the strong demand for rental accommodation in regional hubs, landlords can easily target tenants seeking a three-bedroom house near town amenities.
- Stable asking price: Recorded asking price tracking shows absolute stability at 265,000 euros without erratic fluctuations, indicating a measured pricing strategy by the vendor.
- Manageable floor area: The 88 square metre footprint strikes an efficient balance, offering manageable heating costs and straightforward domestic maintenance requirements.
- Established residential neighbourhood: Located in a proven, established housing development, buyers benefit from a settled community atmosphere rather than an unproven construction site.
- Natural light flow: The front-facing kitchen and rear-facing living room configuration allows for excellent cross-ventilation and daylight penetration throughout daytime hours.
- Direct garden access: The living room sliding doors open directly onto the outdoor garden space, facilitating easy alfresco dining and seamless outdoor living during summer months.
But keep in mind:
- Cosmetic upgrade requirements: The listing explicitly notes the property would benefit from some upgrading, meaning buyers should budget additional capital beyond the purchase price for interior modernisations.
- Carpeted bedroom wear: The bedrooms currently feature fitted carpets which may require professional deep cleaning or full replacement depending on their residual lifespan and condition.
- Moderate C2 BER rating: The C2 energy rating indicates that thermal efficiency is acceptable but falls short of modern standards, potentially leading to higher winter heating bills.
- Compact bathroom sizing: The main family bathroom measures less than two square metres, presenting a tight physical footprint that could feel constrained for busy family routines.
- Compact secondary bedroom: Bedroom one features a particularly narrow footprint, which might restrict furniture configurations or limit its utility primarily to a nursery or office.
- Ensuite spatial constraints: The ensuite bathroom is relatively compact, requiring careful measurement if any future sanitary ware replacements or layout modifications are planned.
- Potential open fire inefficiency: Traditional open fireplaces often lose significant heat up the chimney compared to closed-combustion stoves, impacting overall living room thermal comfort.
- Upgrading hidden costs: Purchasing a home requiring cosmetic renovation often uncovers unforeseen maintenance issues once surface finishes are removed or disturbed during remodeling.
- Stagnant price positioning: The asking price has remained completely static during observation tracking, which could suggest an inflexible vendor stance or limited initial market competition.
- Limited ground floor WC privacy: Having the downstairs toilet positioned directly beneath the staircase into the main hallway may lack acoustic privacy during gatherings.
- Kitchen layout limitations: The front-facing kitchen dimensions suggest a galley or compact linear arrangement, which might feel restricted for multiple cooks working simultaneously.
- Rear garden boundary unknown: The exact boundaries, fencing condition, and maintenance obligations for the rear garden should be carefully verified via legal title deeds.
- Management company unknowns: Buyers must investigate whether the development involves any residents association or management fees for common areas within Drummin Village.
- Potential attic insulation gaps: Given the C2 energy rating, purchasers should commission a thorough surveyor inspection to check attic insulation depth and overall roof space ventilation.
- Window and door sealing: The existing windows and external doors should be checked for thermal performance and draft proofing, as original fittings in C2 homes often need upgrading.
- Heating system efficiency: Prospective buyers should verify the age, service history, and fuel type of the central heating boiler to avoid unexpected replacement expenses.
- Ventilation and damp checks: Due to the enclosed nature of some bathroom layouts and mixed flooring types, checking for adequate mechanical or natural ventilation is essential.
- Parking allocation clarity: The listing does not specify designated parking spaces, so buyers must verify whether parking is shared, on-street, or via a dedicated driveway.
- Resale market liquidity: Mid-sized semi-detached homes in regional towns can experience localized market slowdowns, making accurate initial pricing crucial for future resale liquidity.
- Solicitor title due diligence: Buyers must instruct their legal representative to rigorously check planning compliance for any historical alterations and ensure all estate roads are publically assumed.
Price positioning
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- The asking price of €265,000 for this three-bedroom semi-detached property appears slightly conservative when weighed against recent verified sales within the same residential estate, where comparable homes have achieved notable figures.
- Upward valuation signals stem from its established cul-de-sac location within walking distance of the town centre and features such as an en-suite main bedroom, though potential is tempered by the need for cosmetic modernization throughout the 88 square metre floor area.
- Factors that could support this asking price include sustained demand from first-time buyers seeking attainable housing options, while aspects like the C2 energy rating or necessary upgrading works could potentially undermine aggressive bidding or push final values closer to baseline figures.
- The stable asking-price history observed since tracking began suggests a firm initial marketing strategy by the vendor, balancing realistic expectations against proven local demand without employing frequent reductions.
Build Analysis
What we know from similar construction types
- The property is a three-bedroom semi-detached house located in a quiet cul-de-sac within a well-established residential development.
- The layout includes a front-facing kitchen/dining room, a ground-floor guest WC, a rear living room with an open fireplace, three bedrooms with some built-in wardrobes, a main bedroom en-suite, and a family bathroom.
- The listing indicates the property would benefit from some upgrading and modernisation, so a buyer should investigate the condition of the finishes, plumbing, and heating systems.
- Buyers should verify compliance with local planning and building regulations, particularly regarding any alterations or standard fittings, and ensure the open fireplace complies with current safety and environmental standards.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is 1,200 to 1,600 euro.
- Given the C2 BER rating and an 88 square metre floor area, energy consumption is moderate but could be improved with future upgrades.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a residential suburban development, appearing well removed from major industrial pollution sources, heavy manufacturing, or large-scale waste facilities.
- Any uncertain or legacy environmental concerns in the broader district should be independently verified by the buyer through local authority searches.
Flood Safe
8/10Water overflow reports to follow up
- The property is located in an established residential development in Nenagh, situated within a quiet cul-de-sac setting that generally benefits from dry local topography.
- Official mapping evidence shows no designated flood risk zones directly impacting this specific site, supporting a more favorable exposure profile.
- While regional weather events can occasionally cause localized surface water accumulation, the general elevation relative to nearby watercourses provides good separation from standard fluvial hazards.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
8 THE CLOSE, DRUMMIN VILLAGE, NENAGH
- Sale date
- Declared sale price
- €270,000.00
62 THE CLOSE, DRUMMIN VILLAGE, NENAGH
- Sale date
- Declared sale price
- €343,000.00
34 THE CLOSE, DRUMMIN VILLAGE, NENAGH
- Sale date
- Declared sale price
- €255,000.00
55 THE CLOSE, DRUMMIN VILLAGE, NENAGH
- Sale date
- Declared sale price
- €305,000.00
31 THE CLOSE, DRUMMIN VILLAGE, NENAGH
- Sale date
- Declared sale price
- €270,000.00
Recent sales in the wider Drummin Village area
15 CONNOLLY ST, NENAGH, TIPPERARY
- Sale date
- Declared sale price
- €130,000.00
155 COILLE BHEITHE, ST. CONLAN'S ROAD, NENAGH
- Sale date
- Declared sale price
- €328,000.00
6 MACDONAGH ST, NENAGH, TIPPERARY
- Sale date
- Declared sale price
- €190,000.00
POPULAR RISE, BENEDINE, NENAGH
- Sale date
- Declared sale price
- €550,000.00
TYONE, NENAGH, TIPPERARY
- Sale date
- Declared sale price
- €330,000.00
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
3 THE CLOSE, DRUMMIN VILLAGE, NENAGH
- Sale date
- Declared sale price
- €190,000.00
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €2,650 — 1% of €265,000.
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Based on the asking price shown on this page, using standard residential stamp-duty rates. No adjustments are made for VAT, reliefs, mixed-use property or additional land. The final purchase price and your circumstances may change the amount payable.
- Solicitor legal fees: 1,500 to 2,500 euro plus VAT and outlays.
- Land registration fees: 400 to 800 euro depending on property value and registration type.
- Property valuation fees: 150 to 250 euro for a standard mortgage valuation.
- Surveyor fees: 400 to 800 euro depending on the level of detail required for a structural survey.
- Annual home insurance: 350 to 600 euro depending on the policy and level of cover.
Forum Talk
What people are saying about this area
- Residents in Nenagh frequently discuss local amenities, noting that developments like Drummin Village offer convenient walking distance access to the town centre.
- Community forums often highlight Nenagh as a popular residential hub with good connectivity and local services for first-time buyers and families.
- Discussions regarding the local property market indicate sustained demand for well-located semi-detached homes with potential for modernisation.
- Local news and community boards occasionally share updates on infrastructure improvements and community events around the Nenagh area.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property provides three bedrooms and a rear garden in a quiet cul-de-sac setting, making it suitable for young families, though some modernising may be desired.
- Teenagers6/10
Three bedrooms offer adequate space, but the 88 m² floor area may feel somewhat compact as children grow into teenagers.
- Multi-generational Living3/10
With only one main family bathroom and an en-suite across an 88 m² layout, multi-generational living would be quite cramped.
- Single Buyers9/10
An asking price of €265,000 for a three-bedroom home presents an accessible entry point for single buyers looking to get on the property ladder.
- Couples8/10
The layout offers good flexibility for a couple wanting extra space for a home office or guest room while modernising to their own taste.
- Empty Nesters7/10
A manageable semi-detached size in a well-established development appeals to empty nesters wanting a quieter footprint close to town.
- Retirees6/10
While the location is within walking distance of the town centre, buyers should verify if stairs and the existing layout will suit long-term ageing in place without modification.
Work
3 areas- Remote Working7/10
Having three bedrooms allows one to be easily adapted as a home office, though broadband speeds should be verified.
- Hybrid Commuting6/10
Nenagh offers reasonable regional connectivity, though commuting times to major employment hubs should be factored in.
- Retired7/10
The manageable property size and proximity to town amenities suit a retired lifestyle well.
Practical
8 areas- Ageing in Place5/10
Features two-storey living with bedrooms and bathrooms upstairs, meaning modifications might be needed for long-term ageing in place.
- Low Maintenance7/10
A standard semi-detached footprint of 88 m² requires manageable upkeep, though some modernisation is needed.
- Secure Gated Entry1/10
Open access development without secure gated entry.
- Minimalist Design5/10
Conventional room layouts and traditional features mean it does not reflect an inherently minimalist design.
- Flexible Floor Plans6/10
Three bedrooms offer flexibility for guest use or home working within its fixed layout.
- Heritage Home1/10
A modern development home rather than a period or heritage property.
- Ecological Setup4/10
Carries a C2 BER rating, indicating energy efficiency that could be improved with modern upgrades.
- Outdoor areas6/10
Provides a private rear garden accessible via the living room sliding door.
Interests
9 areas- Gardening5/10
Includes a rear garden accessed from the living room, offering standard outdoor space for modest planting projects.
- Walking8/10
The development is within walking distance of the town centre, facilitating convenient pedestrian access to local amenities.
- Gym5/10
Proximity to local town facilities offers access to fitness options, though specific gym distances should be verified.
- Cycling5/10
General cycling is feasible around the local residential roads and into town, though dedicated infrastructure varies.
- Golf5/10
Regional golf facilities are typically accessible within a short drive in Co. Tipperary.
- Fishing5/10
General angling opportunities exist within the wider region, though local access points should be checked.
- Horse Riding4/10
Rural parts of Tipperary offer equestrian facilities, though not directly adjacent to this suburban cul-de-sac.
- Water Sports3/10
Limited immediate water sports opportunities locally, though Lough Derg is within reasonable driving distance.
- Entertaining6/10
The kitchen/dining room and living room opening to the rear garden provide a functional setup for hosting guests on a modest scale.
Lifestyle
5 areas- Quiet Living8/10
Situated in a quiet cul-de-sac within a well-established development, offering a peaceful residential environment.
- Rural Living4/10
Located within walking distance of Nenagh town centre, offering suburban rather than rural characteristics.
- Village Living8/10
Drummin Village provides a distinct community feel while remaining close to broader urban amenities.
- Coastal Living1/10
Inland Co. Tipperary location with no proximity to the coast.
- Urban Living5/10
Close to Nenagh town centre, balancing suburban cul-de-sac quietness with access to local services.
Social
6 areas- Community Involvement7/10
Located in a well-established residential development with good integration into the wider community.
- Café Culture6/10
Proximity to Nenagh town centre provides access to local cafes and social spots.
- Nightlife5/10
Standard local pubs and venues are available in the nearby town centre.
- Health/Wellness groups6/10
Local community and wellness groups can be accessed within the wider Nenagh area.
- Networking Opportunities4/10
Formal professional networking is more limited locally compared to major cities.
- Tech-Hub Connectivity3/10
Tech-hub infrastructure is minimal locally, relying primarily on remote home setups.
Listing information
- Agent
- DNG Michael Gilmartin
- Phone
- 067 31 569
- Current status
- active
- Published on HouseDelve
- 4 November 2026
- Correction
- Report an issue
HD-1921ABHouseDelve · 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.