33 Colliers Brook, Clonminch Road, Tullamore, OffalyR35P7W7
€320,000
3 Bed~3 Bath~110 m²~BER C
What you'll like:
- Move in condition: The interior is presented in excellent overall condition, allowing the buyer to move in immediately without requiring urgent cosmetic repairs.
- Spacious floor area: Offering 110 square metres of living space across two levels, providing ample room for growing families or couples looking to upsize.
- Three generous bedrooms: Features three well-proportioned bedrooms upstairs, all equipped with fitted wardrobes for practical storage solutions.
- Master ensuite bathroom: Includes a private master ensuite bathroom with a pump shower, enhancing daily convenience for the household occupants.
- Guest WC downstairs: A conveniently located ground floor guest WC adds practicality and avoids guests needing to use upstairs bathroom facilities.
- Expansive living room: The bright family living space measures over five metres in length, featuring a prominent fireplace and attractive wood flooring.
- Open plan kitchen: The kitchen and dining area spans over five metres wide, featuring tiled flooring and direct patio door access to the rear garden.
- Dedicated utility room: A separate utility room is plumbed for a washer and dryer and provides a side entrance door for added convenience.
- Cobble lock driveway: The front driveway is finished with premium paved cobble-lock surfaces and provides dedicated off-street parking for two vehicles.
- South facing garden: The highly desirable rear garden benefits from a sunny orientation, maximizing natural light throughout the afternoon and evening.
- Quiet residential enclave: Tucked away in a peaceful and well-maintained community off the Clonminch Road, ensuring a tranquil living environment.
- Town centre proximity: Situated just a short stroll from the heart of Tullamore town centre, offering effortless access to local shops and cafes.
- Railway station access: Convenient walking distance to Tullamore Railway Station provides direct rail links to major hubs including Dublin and Galway.
- Hotel amenities nearby: Located within walking distance of the local hotel featuring leisure facilities such as a swimming pool, spa, and gymnasium.
- Tiled flooring accents: Extensive use of quality tiling in hallways, bathrooms, and the kitchen ensures easy cleaning and long-term durability.
- Fitted storage solutions: Every bedroom includes built-in wardrobes, reducing the need for freestanding furniture and maximizing usable floor space.
- Natural light optimization: The interior layout has been specifically designed to maximize natural brightness throughout the hallway and living quarters.
- Scenic walking trails: Proximity to local walking trails allows residents to enjoy outdoor recreation and nature walks close to home.
- Versatile room layouts: The accommodation offers a flexible arrangement suitable for first-time buyers, downsizers, or families at various life stages.
- Manageable garden size: The private rear garden offers outdoor space for relaxation or dining without demanding excessive maintenance commitments.
But keep in mind:
- Moderate energy rating: The property holds a C energy rating, which means the buyer should budget for potential future upgrades to improve thermal efficiency.
- Heating efficiency checks: The buyer should inspect the central heating boiler and controls to confirm they meet modern efficiency and reliability standards.
- Ventilation and insulation: A thorough survey should verify adequate roof and wall insulation levels to prevent future heat loss or condensation issues.
- Window and door seals: The buyer should inspect all double-glazed windows and exterior doors for proper sealing, drafts, and functional locking mechanisms.
- Potential management fees: The buyer should verify through their solicitor if there are any residents association charges or management fees for the enclave.
- Boundary line verification: Legal advisors should carefully check the title deeds to confirm exact boundary lines for the front driveway and rear garden.
- Drainage and sewage: A pre-purchase survey should inspect external drainage gullies and the sewage connection to ensure there are no blockages or defects.
- Electrical system compliance: The buyer should commission an independent electrician to test the consumer unit, sockets, and wiring for safety compliance.
- Attic space inspection: Access to the attic should be checked to verify insulation depth, roof timber condition, and the presence of any water tank leaks.
- Surface water run-off: The buyer should check how surface water drains from the cobble-lock driveway during heavy rainfall to avoid pooling near foundations.
- Appliance condition checks: If kitchen appliances are included in the sale, the buyer should test their working condition prior to contract finalization.
- Plumbing water pressure: Testing should be conducted on the pump shower and taps to ensure consistent hot water delivery and strong water pressure.
- Sound insulation levels: As a semi-detached home, the buyer may wish to inquire about acoustic insulation levels between adjoining neighboring properties.
- Future extension limits: Planning regulations and site boundaries should be reviewed if the buyer intends to extend the kitchen or add a conservatory.
- Insurance cost factors: The buyer should obtain home insurance quotes in advance, taking the specific local area flood history and C BER rating into account.
- Ventilation in bathrooms: The buyer should check that extractor fans in both the ensuite and main bathroom are fully functional and venting externally.
- External paint maintenance: The exterior render and woodwork should be inspected for any signs of weathering that might require near-term repainting.
- Right of way checks: Solicitors should examine title documents for any registered rights of way or utility easements crossing the property plot.
- Local traffic patterns: The buyer should visit the location during peak commuting hours to assess local traffic flow along the Clonminch Road.
- Garden boundary fencing: The condition of fencing or boundary walls enclosing the south-facing rear garden should be inspected for necessary repairs.
Price positioning
?
- The asking price appears modestly elevated compared to recent transactions on the same estate, suggesting a slight premium for its presentation.
- Upward valuation signals stem from the move-in condition, private cobble-lock parking, and highly desirable south-facing rear garden orientation.
- Market cooling or tighter lending criteria could easily undermine this ambitious price point, pushing buyers toward lower-cost alternatives nearby.
- Proximity to the town centre and commuter railway station provides strong fundamental support, justifying a higher valuation within the local micro-market.
Build Analysis
What we know from similar construction types
- The property is a 3-bedroom, 3-bathroom semi-detached home spanning approximately 110 square metres across two levels.
- Features an open-plan kitchen and dining area with patio doors leading to a south-facing rear garden, a separate utility room, and a guest WC.
- A buyer should verify the condition of the feature fireplace in the living room and check the ventilation and extraction systems in the fully tiled bathrooms and utility room.
- It is advisable to inspect the boundary treatments and overall maintenance of the cobble-lock driveway providing parking for two vehicles.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is between €1,200 and €1,600.
- This is based on an 110 square metre home with a C BER rating, assuming standard energy usage patterns and current fuel prices.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a well-established residential area without any prominent nearby heavy industrial pollution or active landfill concerns.
- Any historical industrial uses or legacy sites in the wider Tullamore area should be independently verified by prospective buyers if of specific concern.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
8 COLLIERS BROOK, TULLAMORE, OFFALY
- Sale date
- Declared sale price
- €292,000.00
4 DEERPARK, CLONMINCH RD, TULLAMORE
- Sale date
- Declared sale price
- €600,000.00
CLONMINCH ROAD, TULLAMORE, OFFALY
- Sale date
- Declared sale price
- €430,000.00
CLONMINCH RD, TULLAMORE, OFFALY
- Sale date
- Declared sale price
- €696,000.00
ARD AN OIR, CLONMINCH RD, TULLAMORE
- Sale date
- Declared sale price
- €510,000.00
Recent sales in the wider Tullamore area
58 CLONMINCH WOOD, TULLAMORE, OFFALY
- Sale date
- Declared sale price
- €295,000.00
17 HOPHILL GROVE, TULLAMORE, OFFALY
- Sale date
- Declared sale price
- €250,000.00
5 CHANCERY PARK DOWNS, TULLAMORE, OFFALY
- Sale date
- Declared sale price
- €275,000.00
BALLINAMERE, TULLAMORE, CO OFFALY
- Sale date
- Declared sale price
- €325,000.00
MUCKLAGH, TULLAMORE, OFFALY
- Sale date
- Declared sale price
- €355,000.00
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 €3,200 based on 1% of the asking price for a residential property under €1 million.
- Solicitor legal fees: roughly €1,500 to €2,500 excluding outlay and VAT.
- Land registration fees: around €170 to €600 depending on the registry type and method.
- Property valuation fees: approximately €150 to €300 for mortgage purposes.
- Surveyor fees: roughly €400 to €800 depending on the level of detail required for a structural survey.
- Annual home insurance: approximately €400 to €800 depending on the policy coverage and location.
Forum Talk
What people are saying about this area
- Residents frequently discuss the convenience of living close to Tullamore town centre and the railway station for commuting.
- Local community groups often highlight the quiet residential nature of estates situated off the Clonminch Road.
- Discussions in local forums generally praise the balance of suburban peace and proximity to local amenities in Tullamore.
- Commuters regularly share tips on peak travel times from Tullamore railway station to Dublin and Galway.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The home features three bedrooms, a secure south-facing rear garden, and a safe enclave setting, making it very suitable for young children.
- Teenagers7/10
Three well-sized bedrooms and proximity to Tullamore town centre provide teenagers with independence and space.
- Multi-generational Living4/10
With 110 square meters and a semi-detached layout over two levels, multi-generational living is somewhat constrained by the three-bedroom footprint.
- Single Buyers8/10
An accessible price point of 320,000 euros and a ready-to-move-in condition make this an attractive option for single first-time buyers.
- Couples9/10
Generous living spaces, a bright open-plan kitchen and dining area, and a master ensuite make this ideal for couples starting out.
- Empty Nesters7/10
Low maintenance requirements and manageable proportions suit empty nesters looking to downsize close to town amenities.
- Retirees6/10
The property offers convenient proximity to town and ground-floor accessibility features like a guest WC, though stairs are present to the bedrooms.
Work
3 areas- Remote Working8/10
Spacious layout with versatile rooms allows for dedicated home office setups, though buyers should verify broadband speeds.
- Hybrid Commuting9/10
Easy walking distance to Tullamore Railway Station providing direct rail links to Dublin and Galway.
- Retired7/10
Proximity to town amenities and healthcare services makes it practical for retirees, subject to stair management.
Practical
8 areas- Ageing in Place6/10
Features a guest WC on the ground floor, but bedrooms and full bathrooms are located upstairs.
- Low Maintenance8/10
Modern semi-detached build with a cobble-lock driveway and manageable garden requires minimal upkeep.
- Secure Gated Entry2/10
Open residential street layout without a gated entrance.
- Minimalist Design7/10
Neutral tones, tile floors, and clean lines offer a contemporary aesthetic foundation.
- Flexible Floor Plans7/10
Bright and versatile layout across two levels with an open-plan kitchen and dining space.
- Heritage Home1/10
This is a modern, recently constructed semi-detached property rather than a period home.
- Ecological Setup5/10
Carries a standard C BER rating, offering scope for energy efficiency upgrades by the buyer.
- Outdoor areas8/10
Includes a large private front driveway for two vehicles and a desirable south-facing rear garden.
Interests
9 areas- Gardening6/10
Features a south-facing rear garden with potential for planting and outdoor landscaping projects.
- Walking8/10
Within walking distance of Tullamore town centre and local scenic walking trails.
- Gym8/10
Close proximity to local amenities including the Tullamore Court Hotel spa, swimming pool, and gym facilities.
- Cycling6/10
Flat local topography in Tullamore facilitates cycling for leisure or short trips into town.
- Golf5/10
Tullamore offers golf club facilities within the wider area, though not immediately adjacent to the address.
- Fishing4/10
Regional waterways and the Grand Canal offer fishing opportunities within a driveable radius.
- Horse Riding3/10
Equestrian facilities are available in the wider Offaly countryside rather than directly on the doorstep.
- Water Sports3/10
Limited local water sports options aside from indoor pool facilities at nearby hotels.
- Entertaining8/10
Open-plan kitchen and dining area with patio doors leading to a sun-drenched south-facing garden provides great hosting space.
Lifestyle
5 areas- Quiet Living8/10
Tucked away in a sought-after, quiet residential enclave off the Clonminch Road, offering a peaceful community atmosphere.
- Rural Living3/10
This is a suburban residential enclave setting rather than a rural environment.
- Village Living5/10
Situated in a residential development with a community feel, though located close to a larger town centre.
- Coastal Living1/10
Tullamore is an inland location with no coastal proximity.
- Urban Living7/10
Short stroll to Tullamore town centre providing access to shops, cafes, and restaurants.
Social
6 areas- Community Involvement7/10
Located in a well-maintained, established residential community with active local associations.
- Café Culture7/10
Local cafes and restaurants in Tullamore town centre are within a short walk.
- Nightlife6/10
Pubs, hotels, and nightlife venues in Tullamore town centre are easily accessible on foot.
- Health/Wellness groups8/10
Proximity to hotel leisure facilities and local community wellness groups supports an active lifestyle.
- Networking Opportunities6/10
Regional town context provides local business and community networking avenues.
- Tech-Hub Connectivity5/10
Regional hub connectivity is moderate; buyers should verify specific high-speed fiber availability.
Listing information
- Agent
- Heffernan Auctioneers
- Phone
- 057 932 4622
- Published on HouseDelve
- 9 September 2026
- Correction
- Report an issue
HD-F1704CHouseDelve · 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.