39A The Haven, Roscrea, Co. TipperaryE53X729
€245,000
3 Bed~3 Bath~101 m²~BER C3
What you'll like:
- Show home condition: The property is presented in immaculate condition with absolutely no immediate repairs or financial outlay required by the buyer upon moving in.
- South facing aspect: The rear garden benefits from a highly desirable south facing orientation, maximizing natural sunlight throughout the day and into the evening.
- Generous floor area: Extending to approximately 101 square meters, the well-proportioned layout provides comfortable family living space across three bedrooms and three bathrooms.
- Private end position: Being quietly positioned as an end house within the development enhances privacy and reduces passing traffic for the occupants.
- Wide side entrance: The property boasts the widest side entrance in the development, providing exceptionally convenient independent access directly to the private rear garden.
- Dedicated parking space: The front driveway provides convenient off-street parking space for up to two cars, eliminating common street parking hassles.
- Low maintenance lifestyle: Both the interior finishes and the exterior layout are specifically designed around a low maintenance lifestyle, saving time and ongoing upkeep costs.
- Interconnecting living spaces: The sitting room features interconnecting doors to the kitchen and dining room, creating a flexible and sociable open-plan feel when desired.
- Equipped utility room: A separate utility room plumbed for both a washing machine and a dryer adds practical daily convenience away from the main kitchen area.
- Guest convenience: The inclusion of a ground floor guest WC adds significant practical value for visiting guests and busy family living routines.
- Built in wardrobes: All three bedrooms feature practical built-in wardrobes, offering ready-made storage solutions and maximizing usable bedroom floor space.
- Ensuite master bedroom: The master bedroom includes a private ensuite bathroom, providing a comfortable self-contained retreat for the eventual homeowners or tenants.
- Floored attic storage: A fitted Stira attic stairs leads to a partially floored storage space, offering valuable extra room for seasonal items and household belongings.
- Modern kitchen units: The kitchen benefits from a great range of newly installed units, presenting a fresh and contemporary culinary workspace for the new owner.
- Quality water softener: A water softener system has already been installed, protecting plumbing appliances from hard water scaling and improving household water quality.
- Established development: Located in a very well regarded private residential development known for quality, offering a stable and desirable community setting.
- Convenient town location: Perfectly located close to Roscrea town amenities, ensuring daily shops, schools, and services are within easy reach for residents.
- Rental income potential: The property offers strong potential to generate an attractive monthly rental income, making it a viable option for residential property investors.
- Broadband availability: High-speed e-fibre broadband is available at the location, which is essential for modern remote working and streaming requirements.
- Secure alarm wiring: The house is already wired for a burglar alarm, giving new buyers a head start on implementing their desired home security measures.
But keep in mind:
- C3 BER rating: The C3 energy rating indicates moderate thermal efficiency, meaning the buyer should budget for future upgrades to reduce heating bills.
- Oil fired central heating: The property relies on oil fired central heating rather than more modern gas or heat pump systems, which involves managing fuel delivery tanks.
- Static asking price: The asking price has remained completely unchanged at 245000 euros since tracking began, suggesting the seller may currently hold firm valuation expectations.
- Upgrades required for efficiency: While the house is in show home condition, the C3 energy rating highlights that insulation or window improvements could be beneficial over time.
- Potential rental cap compliance: Investors should carefully verify local Rent Pressure Zone regulations to ensure the projected monthly rental income aligns fully with legal limits.
- Open fireplace emissions: The living room features a traditional open fireplace, which is less energy efficient and can cause heat loss compared to closed stoves.
- Unverified boundary details: Buyers must instruct their legal representative to thoroughly examine the title maps to confirm the exact boundaries of the wide side entrance.
- Future maintenance costs: As the property was built in 2004, major components such as the roof, boiler, and double glazing are over two decades old and require diligent inspection.
- Open market competition: Given the appealing condition in a regarded development, prospective buyers should prepare for potential competitive interest influencing negotiation leverage.
- No property type stated: The official listing classification leaves the exact property type unspecified, requiring buyers to confirm structural party-wall arrangements with their surveyor.
- Attic insulation verification: The buyer should verify the current depth and quality of attic insulation to ensure it meets modern standards beyond the basic floored storage area.
- Plumbing system check: Although a water softener is installed, buyers should commission a thorough plumbing survey to check for any hidden corrosion in older copper pipes.
- Electrical safety check: The property was built in 2004, making an independent electrical survey advisable to ensure the fuse board and wiring meet current safety codes.
- Surface water drainage: The low maintenance exterior should be checked during a physical survey to ensure proper surface water drainage away from the property foundations.
- Boundary fence ownership: Buyers should clarify responsibility for maintaining the garden fencing and boundaries with neighboring properties during the conveyancing process.
- Local planning developments: Buyers should check local authority planning registers for any future infrastructural or housing developments planned in the surrounding Roscrea area.
- Management company fees: Buyers must verify if the private residential development involves any residents association or management company fees for common area upkeep.
- Broadband speed verification: While e-fibre is noted as available, the buyer should independently test actual download and upload speeds prior to finalizing contracts.
- Appliance condition check: The integration of utility and kitchen appliances should be tested during the pre-purchase survey to confirm they are in fully working order.
- Insurance cost factors: The oil heating system and specific location factors should be checked with home insurance providers to confirm reasonable annual premium rates.
Price positioning
?
- The asking price appears somewhat overvalued when positioned against historical transaction figures within the same private residential development, reflecting a rising pricing trend that outpaces older baseline metrics recorded in previous years.
- Valuation signals indicate a potential premium is being sought due to the property being presented in show home condition, featuring three bedrooms, three bathrooms, a utility room, and a desirable south-facing private rear garden aspect.
- Strong local rental income potential and turnkey presentation heavily support a robust asking price, though limited buyer purchasing power or higher interest rates could potentially undermine aggressive upward movement during negotiations.
- The stable asking-price history without reductions suggests seller confidence in the current market demand, while overall regional transaction comparables demonstrate that well-maintained detached or semi-detached homes achieve competitive figures.
Build Analysis
What we know from similar construction types
- Built in 2004 within a well-regarded private residential development, featuring a floor area of 101 square metres and an efficient layout including three bedrooms, three bathrooms, a utility room, and an en-suite.
- The property benefits from oil-fired central heating supplemented by an open fireplace in the living room, a water softener, wired burglar alarm, Stira attic stairs to floored storage space, and mains water and sewerage connections.
- Positioned as an end-of-terrace or semi-detached style house with the widest side entrance in the development leading to a private, south-facing rear garden that is not overlooked, alongside front parking for two cars.
- The buyer should investigate the compliance and condition of the open fireplace under current environmental and building standards, and verify the overall structural and insulation integrity typical of homes built in the mid-2000s.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1,400 euro to 1,800 euro per year.
- Explanation: The property has a C3 BER rating with a floor area of 101 square metres and features oil-fired central heating combined with an open fireplace. Energy usage will vary depending on lifestyle and fuel price fluctuations.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
9/10Water overflow reports to follow up
- The development is located in an established residential area of Roscrea that generally benefits from standard municipal drainage and mains water connections.
- Buyers should verify local drainage capacity and consult official flood maps during their standard due diligence to confirm local risk levels.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
44 THE HAVEN, ROSCREA, TIPPERARY
- Sale date
- Declared sale price
- €215,000.00
8 THE HAVEN, PARKMORE, ROSCREA
- Sale date
- Declared sale price
- €200,000.00
30 THE HAVEN, ROSCREA, CO TIPPERARY
- Sale date
- Declared sale price
- €187,000.00
Recent sales in the wider Roscrea area
15 ROSSLANDS, TEMPLEMORE RD, ROSCREA
- Sale date
- Declared sale price
- €248,000.00
GONDENGROVE, ROSCREA, TIPPERARY
- Sale date
- Declared sale price
- €240,000.00
1 ASHBURY, ROSCREA, CO TIPPERARY
- Sale date
- Declared sale price
- €90,000.00
BIRR RD, ROSCREA, CO TIPPERARY
- Sale date
- Declared sale price
- €355,000.00
17 LIMERICK ROAD, ROSCREA, CO TIPPERARY
- Sale date
- Declared sale price
- €120,000.00
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
39A THE HAVEN, ROSCREA, CO TIPPERARY
- Sale date
- Declared sale price
- €162,500.00
Buyer fees*
Associated expenses guide
- Solicitor legal fees: approximately 1,500 euro to 2,500 euro plus outlay and VAT.
- Stamp duty: 1 percent of the purchase price up to 1 million euro, amounting to 2,450 euro for an asking price of 245,000 euro.
- Land registration fees: approximately 600 euro to 800 euro for property registration and deeds.
- Property valuation fees: approximately 150 euro to 300 euro.
- Surveyor fees: approximately 500 euro to 1,000 euro depending on the depth of the survey.
- Annual home insurance: approximately 350 euro to 600 euro depending on the policy and level of coverage.
Forum Talk
What people are saying about this area
- Residents in Roscrea frequently discuss the appeal of established private developments like The Haven for their quiet neighborhoods and convenient town access.
- Local forums often highlight strong demand for family homes in the area due to limited new housing supply and steady rental interest.
- Discussions regarding local infrastructure note good connectivity via major regional routes and access to broadband services.
- Community groups often share positive feedback on local amenities, schools, and recreational facilities available around Roscrea town.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
With three bedrooms, a south-facing rear garden, and a safe position within a regarded private development, this home is very well suited for young families.
- Teenagers7/10
Three bedrooms and decent communal living space provide reasonable room for teenagers, though overall square footage is 101 m².
- Multi-generational Living4/10
The 101 m² floor area and standard three-bedroom layout offer limited space for multi-generational living arrangements without modification.
- Single Buyers8/10
Presented in show home condition with no repairs required, this is a manageable option for a single buyer looking for a ready-to-move-in property.
- Couples9/10
An ideal setup for couples wanting spare bedrooms for guests, a home office, or future planning, all within a low-maintenance package.
- Empty Nesters8/10
The low-maintenance lifestyle and manageable size make this an attractive choice for empty nesters seeking comfort and convenience in Roscrea town.
- Retirees7/10
Offering single-level ease in terms of garden maintenance, though buyers should verify the accessibility of stairs and bathroom configurations for long-term retirement living.
Work
3 areas- Remote Working8/10
E-fibre broadband is available, and extra bedroom space or Stira attic stairs with floored storage support home office setups.
- Hybrid Commuting6/10
Roscrea offers transport links, but buyers commuting to major employment hubs like Limerick or Dublin should verify travel times.
- Retired7/10
Low-maintenance property features make it a comfortable base for retirees, subject to personal mobility requirements.
Practical
8 areas- Ageing in Place6/10
Manageable two-story size and low-maintenance ethos, though stairs and standard two-story configuration require consideration for long-term mobility.
- Low Maintenance9/10
Presented in show home condition with no repairs required and built around a low-maintenance lifestyle.
- Secure Gated Entry2/10
The property is in an open private development and is wired for a burglar alarm rather than featuring gated entry.
- Minimalist Design6/10
Bright and well-laid-out accommodation with neutral tiling and modern fittings.
- Flexible Floor Plans6/10
Interconnecting sitting, kitchen, and dining rooms create a flexible flow for everyday living.
- Heritage Home1/10
Built in 2004, this is a modern development property rather than a traditional heritage home.
- Ecological Setup5/10
Features a C3 BER rating with potential for energy efficiency improvements, backed by a water softener and standard oil-fired central heating.
- Outdoor areas8/10
Benefits from an end-house position with the widest side entrance, a south-facing rear garden that is not overlooked, and front parking for two cars.
Interests
9 areas- Gardening6/10
Features a south-facing rear garden with the widest side entrance in the development, though overall designed around a low-maintenance lifestyle.
- Walking7/10
Town-based location allows for convenient walking access to local shops and community facilities in Roscrea.
- Gym6/10
Proximity to town facilities supports local gym access, though specific club amenities should be verified locally.
- Cycling6/10
Town location provides manageable cycling routes, though local infrastructure varies.
- Golf5/10
General accessibility to regional golf courses, though buyers should check the distance to the nearest club.
- Fishing5/10
County Tipperary offers regional angling opportunities, though proximity to specific local rivers should be confirmed.
- Horse Riding5/10
Rural County Tipperary is known for equestrian pursuits, though local stables require independent verification.
- Water Sports2/10
Inland location offers very limited direct access to major water sports facilities.
- Entertaining7/10
Interconnecting sitting, kitchen, and dining rooms alongside a south-facing garden provide a functional layout for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Positioned quietly within a private residential development with a private rear garden that is not overlooked.
- Rural Living3/10
Located directly in Roscrea town rather than a rural setting, though surrounded by the wider countryside of County Tipperary.
- Village Living6/10
Situated in a well-regarded town development offering close proximity to local amenities.
- Coastal Living1/10
Inland location in County Tipperary with no proximity to the coast.
- Urban Living6/10
Provides convenient access to Roscrea town amenities, striking a balance between suburban development living and urban convenience.
Social
6 areas- Community Involvement7/10
Being part of a well-regarded private residential development in Roscrea fosters a strong sense of local community.
- Café Culture6/10
Proximity to Roscrea town center gives access to local cafes and eateries.
- Nightlife4/10
Roscrea offers modest local nightlife options compared to larger urban centers.
- Health/Wellness groups6/10
Standard town amenities usually support local wellness classes and sports groups.
- Networking Opportunities4/10
Limited local networking infrastructure compared to major cities or regional tech hubs.
- Tech-Hub Connectivity6/10
E-fibre broadband is available at the property, supporting digital connectivity.
Listing information
- Agent
- Sherry FitzGerald Fogarty
- Phone
- 050 521 192
- Current status
- active
- Published on HouseDelve
- 6 October 2026
- Correction
- Report an issue
HD-73FA02HouseDelve · 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.