34 Beechpark, Cahir, TipperaryE21VX01
€210,000
4 Bed~2 Bath~114 m²~BER C
What you'll like:
- Substantial rear extension: The property features a large rear extension completed in 2025, which significantly increases the overall floor area and adds valuable modern ground floor living space.
- Ground floor bedroom: A newly added downstairs bedroom provides exceptional versatility, making it ideal for multi-generational families, guests, or a dedicated ground floor home office.
- Convenient wet room: The newly integrated wet room bathroom on the ground floor offers modern accessibility and convenience, directly complementing the adjacent downstairs bedroom space.
- Dedicated utility area: The rear extension includes a practical utility space, keeping laundry and household chores neatly separated from the main kitchen and living areas.
- Spacious four bedrooms: With four bedrooms in total, this home easily accommodates growing families or provides valuable extra rooms for remote working and storage needs.
- Established residential location: Situated within a popular and well-established development, buyers benefit from a stable neighbourhood with a strong community feel close to town.
- Proximity to amenities: The home is within easy reach of Cahir town centre, offering convenient access to local shops, schools, cafés, restaurants, and recreational facilities.
- Commuter friendly location: Easy access to the nearby M8 motorway makes this property an exceptionally convenient base for commuters travelling to major regional employment hubs.
- Generous rear garden: The property boasts a large rear garden, providing ample outdoor space for children to play, outdoor entertaining, or enthusiastic gardening projects.
- Rear vehicular access: Valuable rear vehicular access offers convenient entry to the garden and opens up potential for secure off street parking subject to permissions.
- Competitive asking price: Priced at €210,000 for a four bedroom home, the property offers an attractive entry point for first time buyers and families seeking space.
- Well proportioned layout: The interior offers well proportioned accommodation throughout, ensuring comfortable daily living without feeling cramped in the primary reception rooms.
- Comfortable living room: A dedicated front living room provides a cosy and comfortable space to relax away from the main kitchen and dining hub.
- Family kitchen dining: The spacious kitchen and dining room acts as the heart of the home, providing an ideal environment for family meals and gatherings.
- Versatile accommodation: The combination of original rooms and the new extension creates a flexible layout that can adapt easily to changing household needs over time.
- Strong rental potential: The four bedroom layout and convenient location near local amenities and the motorway suggest robust potential demand for future rental yield.
- Outdoor entertainment space: The expansive back garden easily accommodates outdoor dining furniture and barbecues, enhancing the lifestyle appeal during warmer weather months.
- Development upside: Properties with rear access and large gardens often provide scope for further future enhancements, allowing buyers to add personal value over time.
- Established community feel: Living in an established neighbourhood means buyers benefit from settled surroundings rather than the ongoing construction disruption of a brand new estate.
- Clear asking figure: The transparent advertised price allows interested buyers to immediately assess affordability and prepare their mortgage finance strategy accordingly.
But keep in mind:
- C energy rating: The C energy rating indicates that the home may require future insulation or heating upgrades to improve overall energy efficiency and comfort.
- Extension compliance check: Buyers should verify that all necessary local authority planning permissions and building regulations compliance certificates were obtained for the 2025 rear extension.
- Untested appliances warning: The selling agent explicitly notes that appliances, fixtures, fittings, and services have not been tested, so buyers must budget for potential replacements.
- Approximate measurements note: All room measurements are stated as approximate, meaning buyers should independently measure the property to ensure furniture will fit correctly.
- Parking permission verification: While rear vehicular access exists, buyers must check local planning rules to confirm whether formal permission is required for permanent off street parking.
- Wet room waterproofing inspection: The newly constructed wet room should be professionally inspected to ensure adequate tanking and waterproofing were correctly installed during the recent extension work.
- Utility services connection: Buyers need to confirm that the new utility area has proper plumbing, drainage, and electrical connections installed to current safety standards.
- Heating system capacity: Adding a substantial ground floor extension may place extra demand on the existing boiler, so the heating system's capacity should be professionally evaluated.
- Structural survey advised: Due to the combination of an older structure and a brand new extension, a thorough structural survey is recommended to check building integrity.
- Potential snagging items: Newly completed construction work often conceals minor cosmetic or functional snags that a diligent buyer should identify prior to closing the sale.
- Boundary clarity check: Buyers should examine the title deeds carefully to ensure the exact boundaries of the large rear garden and vehicular access lane are clearly defined.
- Drainage and sewer mapping: The addition of a new bathroom and utility area requires verification that the existing main drainage and sewer connections can handle increased capacity.
- Ventilation in extension: Newly built extensions must have adequate ventilation systems installed to prevent condensation and damp issues, which should be checked by a surveyor.
- Electrical system load: Integrating a new bedroom, wet room, and utility area means checking whether the main fuse board can safely handle the additional electrical load.
- Roof condition review: The roof junctions where the new 2025 extension meets the original structure must be inspected to ensure proper flashing and complete weatherproofing.
- Window and door glazing: The energy efficiency of windows and doors throughout both the original house and the new extension should be checked against modern standards.
- Future maintenance costs: Owning a property with a recent extension means budgeting for potential upkeep related to settling materials and newly installed fixtures.
- Local market due diligence: Buyers should research comparable recent local property values independently to ensure the €210,000 asking price aligns with current market conditions.
- Insurance cost considerations: Homes with recent substantial extensions can sometimes require specific policy endorsements, so buyers should obtain insurance quotes early in the process.
- Solicitor title review: A comprehensive legal review of the title is essential to ensure there are no restrictive covenants or rights of way issues concerning the rear access.
Price positioning
?
- The asking price appears attractively valued because it sits noticeably beneath recent local exchange values within the same estate, despite offering a larger layout enhanced by a recently constructed ground floor extension and wet room.
- Valuation signals are strongly positive due to the combination of four bedrooms, two bathrooms, a substantial floor area of one hundred fourteen square meters, and convenient rear vehicular access providing exceptional flexibility for modern family living requirements.
- Factors that could support such an accessible price include the C energy rating which might require future efficiency upgrades, whereas strong local demand, excellent commuting links via the nearby motorway, and town centre proximity could easily push the final figure higher.
- Additional considerations involve verifying the planning permissions and structural compliance of the newly built rear extension to ensure that the added square footage translates securely into long term market value without hidden legal complications.
Build Analysis
What we know from similar construction types
- The property features a substantial rear extension completed in 2025, which adds a large ground floor bedroom, a wet room bathroom, and a utility area.
- A buyer should investigate whether all necessary planning permissions, commencement notices, and building control compliance certificates were obtained for the 2025 rear extension.
- The property benefits from rear vehicular access offering potential for off-street parking, which should be verified for proper authorization and physical suitability.
- As with any property involving recent construction and older existing structure, a thorough structural survey is recommended to inspect the junction between the original house and the new extension.
- Buyers should verify the condition of existing services, wiring, and plumbing, as standard practice since appliances and fittings have not been tested by the selling agent.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 1,400 euro to 1,800 euro.
- Explanation: With a C BER rating and a floor area of 114 square metres, the property requires a moderate amount of energy to heat efficiently. The recent rear extension adds extra space to be heated, and actual costs will depend on individual usage habits, energy supplier rates, and the specific heating system installed.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The immediate residential area of Beechpark generally appears to be at a lower risk of flooding based on regional topography, though portions of Cahir near the River Suir have experienced historical flood events.
- Buyers are advised to consult detailed local flood maps and carry out environmental due diligence regarding surface water drainage.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
16 BEECHPARK, CAHIR, CO TIPPERARY
- Sale date
- Declared sale price
- €233,500.00
38 BEECHPARK, CAHIR, TIPPERARY
- Sale date
- Declared sale price
- €185,000.00
Recent sales in the wider Cahir area
SLIEVENAMON, NEWTOWNADAM, CAHIR
- Sale date
- Declared sale price
- €495,000.00
LOUGHLOHER, CAHIR, TIPPERARY
- Sale date
- Declared sale price
- €495,000.00
10 DUN UISCE, CAHIR, TIPPERARY
- Sale date
- Declared sale price
- €270,000.00
FOURWINDS, SUTTONRATH, CAHIR
- Sale date
- Declared sale price
- €446,500.00
TINCURRY, KILCORAN, CAHIR
- 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 2,100 euro for a property priced at 210,000 euro.
- Solicitor legal fees: roughly 1,500 euro to 2,500 euro plus outlay and VAT.
- Land registration fees: approximately 175 euro to 700 euro depending on the registration type and method.
- Property valuation fees: around 150 euro to 250 euro for a mortgage valuation report.
- Surveyor fees: approximately 500 euro to 1,000 euro depending on the level of detail in the structural survey.
- Annual home insurance: estimated between 350 euro and 600 euro depending on the level of coverage.
Forum Talk
What people are saying about this area
- Beechpark is noted by local residents as a well-established and popular residential development within easy reach of Cahir town centre.
- Community discussions often highlight the convenience of the local amenities, schools, shops, and recreational facilities in Cahir.
- Good commuter access via the nearby M8 motorway is frequently mentioned as a major positive for the area.
- Locals appreciate the proximity to scenic attractions such as Cahir Castle and the River Suir corridor.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features four bedrooms and a large rear garden, providing plenty of safe outdoor space for young children to play.
- Teenagers8/10
With four well-proportioned bedrooms and an established residential location near local amenities, this home easily accommodates growing teenagers.
- Multi-generational Living9/10
A substantial 2025 ground floor extension includes a large bedroom, wet room bathroom, and utility area, making it ideal for multi-generational living or guests.
- Single Buyers7/10
Offers generous space and a convenient location close to Cahir town centre, though a single buyer might find four bedrooms more than necessary initially.
- Couples8/10
Provides a comfortable living space with flexible accommodation and potential for a home office, perfect for couples looking to grow into a home.
- Empty Nesters7/10
The ground floor extension and wet room facilitate easier living, though maintaining four bedrooms and a large garden may require more upkeep than needed.
- Retirees8/10
The recent addition of a ground floor bedroom and wet room significantly enhances suitability for retirees looking to age in place with fewer stairs.
Work
3 areas- Remote Working8/10
The flexible layout includes a ground floor bedroom/extension that is ideally suited to function as a dedicated home office.
- Hybrid Commuting8/10
Easy access to the M8 motorway makes this property a very convenient base for commuters traveling to larger employment hubs.
- Retired8/10
The single-level ground floor bedroom and wet room extension accommodate retirement needs exceptionally well.
Practical
8 areas- Ageing in Place9/10
The recently completed 2025 ground floor extension featuring a bedroom and wet room makes this home exceptionally well-suited for ageing in place.
- Low Maintenance6/10
A C-rated semi-detached home with a large garden will require standard ongoing garden and property maintenance.
- Secure Gated Entry3/10
The property features standard residential access rather than a secure gated entry system.
- Minimalist Design5/10
Features a traditional semi-detached layout with an extension rather than a purpose-built minimalist architectural design.
- Flexible Floor Plans9/10
The ground floor extension provides fantastic versatility, functioning easily as a bedroom, guest suite, or home office.
- Heritage Home2/10
This is an established modern residential development property rather than a period or heritage home.
- Ecological Setup5/10
Has a standard C building energy rating, with no specific mention of advanced ecological or renewable energy installations.
- Outdoor areas8/10
Benefits from a large rear garden and the added advantage of rear vehicular access offering potential off-street parking.
Interests
9 areas- Gardening8/10
The property benefits from a large rear garden, providing an excellent blank canvas for enthusiastic gardeners.
- Walking7/10
Its position within easy reach of Cahir town centre allows for convenient access to local walks and amenities.
- Gym6/10
Local recreational facilities are accessible in the town, though specific fitness centres will require verification of current local offerings.
- Cycling6/10
The residential setting provides reasonable road access for cycling, though dedicated infrastructure depends on the specific route.
- Golf6/10
Cahir Park Golf Club is located nearby in the area, offering good convenience for golf enthusiasts.
- Fishing7/10
The River Suir flows through Cahir, offering notable fishing opportunities in the surrounding locality.
- Horse Riding6/10
County Tipperary is renowned for equestrian activities, with various riding stables and facilities located throughout the wider region.
- Water Sports5/10
River activities may be possible locally, but dedicated water sports facilities are limited compared to coastal or major lake locations.
- Entertaining8/10
Features a spacious kitchen/dining room, comfortable living room, and a large rear garden well-suited for hosting family and guests.
Lifestyle
5 areas- Quiet Living7/10
Located in an established and popular residential development in Cahir, offering a relatively peaceful neighborhood feel.
- Rural Living4/10
This is a town-adjacent residential development rather than a rural setting, though County Tipperary countryside is easily accessible.
- Village Living8/10
Cahir offers a close-knit community atmosphere with local shops, schools, and cafés within easy reach.
- Coastal Living1/10
Cahir is an inland heritage town in South Tipperary with no proximity to the coast.
- Urban Living5/10
While close to Cahir town centre, it is a suburban housing development rather than a bustling urban centre.
Social
6 areas- Community Involvement7/10
Situated in an established residential development with strong ties to the local Cahir community.
- Café Culture7/10
Proximity to Cahir town centre ensures convenient access to local cafés and restaurants.
- Nightlife5/10
Nightlife options are limited to local pubs and hotels in Cahir rather than a vibrant city nightlife scene.
- Health/Wellness groups6/10
Local community facilities in Cahir typically host various wellness groups, though buyers should verify specific local classes.
- Networking Opportunities5/10
Networking is largely localized, with major business hubs requiring travel to nearby larger towns or cities.
- Tech-Hub Connectivity5/10
While suitable for remote work, buyers should independently verify broadband speeds and fiber availability at the specific address.
Listing information
- Agent
- Maher Auctioneers
- Phone
- 062 61221
- Published on HouseDelve
- 27 September 2026
- Correction
- Report an issue
HD-4DAC2AHouseDelve · 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.