32 Pearse Street, Nenagh, Co. TipperaryE45VX33
€100,000
3 Bed~1 Bath~115 m²~BER A2
What you'll like:
- Affordable Entry Price: Listed at one hundred thousand euros, this property provides a highly accessible initial investment point for buyers seeking significant capital growth potential.
- Central Town Location: Situated directly in the heart of Nenagh town, future occupants will enjoy immediate proximity to local shops, schools, and essential amenities.
- Mixed Use Potential: The combination of a former ground floor shop and upper floor residential quarters creates versatile opportunities for live-work arrangements or rental streams.
- Generous Floor Area: Providing one hundred fifteen square meters of space, the layout offers ample room to reconfigure into a comfortable modern family home.
- Renovation Grant Eligibility: The building may qualify for the Vacant Property Refurbishment Grant, potentially providing substantial financial assistance to offset heavy modernization costs.
- Established Commercial Heritage: Having previously operated as a successful butcher shop, the ground floor retains commercial utility for localized business ventures or retail startups.
- Three Bedroom Layout: The upper floor accommodates three distinct sleeping quarters, making the footprint suitable for small families or shared rental tenants after updating.
- Town Centre Demand: Properties in central Nenagh historically attract steady rental interest from professionals and downsizers seeking convenience without relying on private vehicles.
- Blank Canvas Project: Being completely vacant and stripped of modern finishes allows buyers to design every aspect of the interior layout and aesthetic preferences.
- Investment Upside: Complete refurbishment projects in prime urban settings frequently yield strong return on investment upon successful completion and subsequent letting or resale.
- Compact Footprint Management: The site size limits extensive external grounds maintenance, keeping ongoing garden upkeep simple and manageable for busy owners or landlords.
- Pedestrian Footfall Advantage: The prominent street-facing shop unit benefits from passing foot traffic, aiding any future commercial occupant in attracting local walk-in trade.
- Established Neighbourhood Character: Located along a traditional thoroughfare, the property contributes to the historic streetscape and offers authentic local charm.
- Direct Road Access: Fronting directly onto Pearse Street ensures straightforward logistical access for contractors and delivery vehicles throughout the extensive renovation works.
- Proportionate Room Sizes: Individual room dimensions provide sensible proportions for standard furniture placement once structural repairs and interior linings are fully renewed.
- Municipal Services Proximity: Mains water, sewage, and electricity connections are readily available in a built-up urban area, simplifying utility integration during the refit.
- Flexible Development Options: Investors can evaluate whether to convert the entire structure into residential apartments or retain commercial space below, subject to planning.
- Stable Asking Price: The holding price has remained firm at one hundred thousand euros, indicating a transparent and unchanging seller expectation in the current market.
- Negotiation Opportunity: Given the extensive works required, motivated buyers may find room for price discussion relative to the heavy capital expenditure ahead.
- Local Amenity Proximity: Residents will appreciate being within easy walking distance of supermarkets, recreational parks, and public transport links serving the wider region.
But keep in mind:
- Complete Refurbishment Needed: The building has been vacant for many years and requires total renovation, demanding substantial time, oversight, and unexpected construction expenditure.
- Exempt BER Status: Although listed with an A2 rating in metadata, the text notes the property is exempt or requires full verification, risking poor initial energy performance.
- Commercial Change of Use: Converting the former butcher shop to purely residential use will likely require formal planning permission from the local county council.
- Structural Condition Uncertain: Long-term vacancy often conceals hidden damp, timber rot, or structural movement that must be thoroughly investigated before committing funds.
- Asbestos and Hazardous Materials: Older vacant commercial premises frequently contain hazardous substances like asbestos or lead paint, requiring specialist removal and disposal oversight.
- Grant Approval Risk: Qualification for the Vacant Property Refurbishment Grant is not guaranteed and depends entirely on meeting strict local authority eligibility criteria.
- Outdated Spatial Layout: The current room configurations, including a ground floor kitchen and bathroom, require significant re-engineering to meet modern living standards.
- Restricted Outdoor Space: The listing description lacks mention of a private garden or yard, potentially limiting outdoor amenity value for future occupants or tenants.
- Commercial Rates Liability: Retaining a commercial element may expose the owner to local commercial rates, requiring careful consultation with the local rating authority.
- Financing Complexities: Traditional mortgage lenders may hesitate to finance heavily distressed commercial-residential hybrids without specialized renovation loan products in place.
- Contractor Availability: Sourcing reliable builders and tradespeople for extensive town centre refurbishments can be challenging and subject to ongoing construction inflation pressures.
- Party Wall Considerations: Being part of a continuous streetscape means adjacent properties could be impacted by works, necessitating careful party wall agreements and notices.
- Utility Reconnection Costs: Bringing dead utility services back up to modern safety codes will incur separate connection fees and necessary safety certification processes.
- Uncertain Parking Provision: The central street location may lack dedicated parking spaces, creating daily convenience hurdles for residents or commercial delivery operators.
- Waste Management Logistics: Clearing years of accumulated debris and derelict shop fittings will generate high skip hire and specialized waste removal costs.
- Fire Safety Compliance: Converting upper floors or mixing commercial uses will trigger stringent modern fire safety and building control regulations requiring costly upgrades.
- Ventilation and Dampness: Long periods without heating or habitation commonly result in severe moisture entrapment, requiring mechanical ventilation and damp-proofing remediation.
- Roof and Fabric Integrity: The exterior roof, chimneys, and rainwater goods must be inspected for hidden water ingress that could compromise internal structural timbers.
- Insurance Premiums: Vacant buildings often attract higher insurance premiums with strict policy conditions regarding security and regular physical property inspections.
- Town Centre Traffic Noise: Fronting a busy street may expose future residential occupants to urban traffic noise and pedestrian activity during daytime hours.
Price positioning
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- The asking price appears attractively valued because the property requires substantial renovation and a complete overhaul to become habitable, representing a heavy upfront capital expenditure for any prospective buyer taking on this town centre project.
- Undervaluation signals include the long term vacancy of the building and its mix of commercial and residential accommodation, which limits immediate occupancy and increases financial risk for standard residential mortgage applicants.
- Such a price could be supported by potential eligibility for government refurbishment grants, whereas it could be undermined by hidden structural defects, extensive decay, or higher than anticipated construction costs during the renovation process.
- The stable asking price history suggests a realistic initial positioning by the vendor to attract speculative investors or builders looking for a downtown mixed use project with strong redevelopment upside.
Build Analysis
What we know from similar construction types
- The property is a mixed-use commercial and residential building comprising a former butcher shop on the ground floor and a three-bedroom residential space above, totaling approximately 115 m².
- The listing notes that the property has been vacant for many years and requires complete refurbishment.
- A buyer should investigate the structural integrity, dampness levels, and the condition of the roof, plumbing, and electrical systems due to the long-term vacancy.
- Compliance and planning permissions regarding the mixed-use nature of the property and potential change of use should be verified.
- Prospective purchasers should investigate eligibility requirements for the Vacant Property Refurbishment Grant.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 600 to 900 euro.
- Explanation: Although the building currently lists a BER of A2 in the source data, the listing also notes that the property requires complete refurbishment and has been vacant for many years. Given the uncertainty surrounding the current operational status of the heating systems and actual thermal performance during renovation, buyers should verify the actual energy efficiency and heating installation requirements.
Pollution Safe
8/10Environmental situation to investigate
- The property is located within an established urban town-centre environment, generally distant from heavy industrial facilities or large-scale waste operations.
- Any historical commercial use as a retail butcher shop implies standard urban use rather than major industrial pollution concerns, though buyers should verify past site activities.
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
15 PEARSE STREET, NENAGH, CO. TIPPERARY
- Sale date
- Declared sale price
- €200,000.00
6 PEARSE STREET, NENAGH, COUNTY TIPPERARY
- Sale date
- Declared sale price
- €100,000.00
6 PEARSE STREET, NENAGH, COUNTY TIPPERARY
- Sale date
- Declared sale price
- €70,000.00
37 PEARSE STREET, NENAGH, COUNTY TIPPERARY
- Sale date
- Declared sale price
- €60,000.00
Recent sales in the wider Nenagh 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
No confidently matched previous sale was found in the Property Price Register.
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €1,000 — 1% of €100,000.
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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 3,000 euro plus VAT and outlays.
- Land registration fees: 400 to 800 euro depending on the property value and registration type.
- Property valuation fees: 150 to 300 euro for a standard mortgage or independent valuation.
- Surveyor fees: 600 to 1,200 euro depending on the depth of the structural survey required for a complete renovation project.
- Annual home insurance: 400 to 800 euro per year depending on the rebuilding cost and policy coverage chosen.
Forum Talk
What people are saying about this area
- Locals frequently discuss regeneration and commercial vitality along Pearse Street in Nenagh, noting the presence of various long-term vacant buildings awaiting redevelopment.
- Residents often share updates on town-centre traffic management, parking availability, and pedestrian safety initiatives in the immediate commercial core.
- Community forums highlight active interest in the Vacant Property Refurbishment Grant, with many property owners inquiring about eligibility criteria for older town-centre buildings.
- Discussions regarding local amenities point to strong community support for central Nenagh shopping, schools, and sporting facilities within walking distance.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children3/10
The property requires complete refurbishment and has been vacant for many years, presenting significant safety hazards for young children until all renovation works are finished.
- Teenagers4/10
While there are three bedrooms on the first floor, the extensive renovation required means the home is not move-in ready for teenagers who need functional living and study spaces.
- Multi-generational Living2/10
With a total floor area of 115 m² split between former commercial space and a compact upper residential level, the layout is unsuitable for multi-generational living without major structural reconfiguration.
- Single Buyers7/10
At an asking price of €100,000, this property offers an affordable entry point for single buyers willing to take on a renovation project or investment opportunity.
- Couples7/10
Couples looking for a project can leverage the affordable asking price and potential Vacant Property Refurbishment Grant to customize their home, though substantial work is needed.
- Empty Nesters4/10
The need for complete refurbishment, multiple levels, and former commercial layout make this less appealing for empty nesters seeking a low-maintenance, comfortable downsized home.
- Retirees3/10
Due to the heavy refurbishment requirements and stairs separating the living areas and bedrooms, this property is poorly suited for retirees without major layout adaptations.
Work
3 areas- Remote Working6/10
The 115 m² floor area provides enough overall space to configure a home office once fully renovated, though high-speed internet availability should be verified.
- Hybrid Commuting6/10
Situated in Nenagh Town, the property offers reasonable connectivity for hybrid commuters, though transport links should be checked independently.
- Retired4/10
While retirement is possible here, the extensive renovation project required makes it a demanding undertaking for retirees.
Practical
8 areas- Ageing in Place2/10
Multiple stories, stairs between living and sleeping areas, and the need for heavy renovation make it unsuitable for ageing in place without major architectural adaptation.
- Low Maintenance1/10
The property has been vacant for many years and requires complete refurbishment, representing a high-maintenance project initially.
- Secure Gated Entry2/10
The property opens directly onto Pearse Street with no mention of a secure gated entrance or private boundary.
- Minimalist Design3/10
Currently structured as a former butcher shop with separate residential quarters upstairs, achieving a minimalist design requires a complete overhaul.
- Flexible Floor Plans7/10
Because the property requires complete refurbishment and combines a ground-floor shop unit with upper residential space, there is high potential to reconfigure the floor plan.
- Heritage Home5/10
Located in the heart of the town with a history as a former butcher shop and residence, it carries traditional town character, though historical status should be verified.
- Ecological Setup3/10
The listing notes the BER is exempt or requires complete refurbishment, meaning energy efficiency upgrades will likely be necessary to achieve a modern ecological setup.
- Outdoor areas1/10
No private outdoor areas or gardens are mentioned in the property description, with the building footprint occupying its town-centre plot.
Interests
9 areas- Gardening2/10
The listing details commercial and residential spaces without mentioning any private garden or substantial outdoor green space.
- Walking8/10
Its central town-centre location makes it exceptionally easy to walk to local shops, services, and amenities.
- Gym5/10
Town-centre location likely provides access to local fitness facilities, though specific proximity to a gym would need to be verified by the buyer.
- Cycling5/10
Town living allows for local cycling, though urban traffic on Pearse Street should be considered.
- Golf5/10
General access to regional golf facilities is typical for the area, though buyers should verify the distance to the nearest course.
- Fishing3/10
The property itself is strictly urban; buyers interested in fishing would need to travel to nearby rivers or lakes in County Tipperary.
- Horse Riding2/10
An urban town-centre location provides no direct facilities or space for horse riding.
- Water Sports2/10
The inland town setting does not lend itself directly to water sports without traveling to regional lakes or rivers.
- Entertaining4/10
Currently requiring complete refurbishment and featuring a traditional shop unit layout downstairs, entertaining guests is not feasible in its present condition.
Lifestyle
5 areas- Quiet Living4/10
Located in the heart of Nenagh Town on Pearse Street, the property is situated in a central, potentially busy urban environment rather than a quiet retreat.
- Rural Living1/10
This is a town-centre mixed-use property with no rural characteristics.
- Village Living6/10
Positioned centrally within Nenagh Town, it provides close access to local amenities, shops, and community facilities typical of town or large village living.
- Coastal Living1/10
The property is located inland in County Tipperary with no proximity to the coast.
- Urban Living8/10
Located right in the heart of Nenagh Town, this former butcher shop and residence offers a classic urban setting with immediate access to local town conveniences.
Social
6 areas- Community Involvement7/10
Being right in the heart of Nenagh Town places residents close to local community groups, events, and civic life.
- Café Culture8/10
A central town-centre address ensures close proximity to local cafes, pubs, and socializing spots.
- Nightlife7/10
Town-centre positioning puts local pubs and evening venues within easy walking distance.
- Health/Wellness groups6/10
Town location likely offers access to local pilates & stretching or wellness classes nearby, subject to verification.
- Networking Opportunities6/10
Proximity to the town centre facilitates local business and community networking.
- Tech-Hub Connectivity5/10
Buyers should verify local broadband speeds and tech infrastructure, as the building has been vacant for many years.
Listing information
- Agent
- DNG Michael Gilmartin
- Phone
- 067 31 569
- Current status
- active
- Published on HouseDelve
- 28 October 2026
- Correction
- Report an issue
HD-9B3AF5HouseDelve · 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.