4 Cahir Mhor, Clonminch, Tullamore, Co. OffalyR35W672
€289,000
3 Bed~1 Bath~109 m²~BER C2
What you'll like:
- Exclusive boutique development: Situated within an intimate community comprising just 21 total homes, which significantly reduces neighbourhood traffic congestion and enhances residential privacy for occupants.
- Prime central location: Positioned within a convenient short walking distance to local hotels, downtown amenities, and the regional train station, making daily commuting exceptionally straightforward.
- Generous floor area: Offers a substantial 109 square metres of interior layout space, providing considerably more elbow room than typical starter houses in this price bracket.
- Private west-facing garden: Features a delightful rear outdoor space capturing lovely evening sunlight, complete with established shrubs and a charming circular patio for dining.
- Dual living spaces: Includes both an open-plan kitchen dining living area and a separate rear sitting room, giving families fantastic functional layout flexibility.
- Cosy solid fuel stove: Outfitted with an attractive fireplace featuring a modern insert stove in the sitting room, adding efficient supplemental heating during colder months.
- Bright double bedrooms: Accommodates three spacious double bedrooms upstairs, ensuring comfortable personal quarters and preventing the cramped feel of single-sized box rooms.
- Stylish contemporary bathroom: Equipped with a beautifully decorated main bathroom featuring modern wall tiles and classic timber panelling surrounding the overhead shower unit.
- Built-in wardrobe storage: Includes practical mirrored built-in wardrobes within the front double bedroom, maximising floor space and saving the buyer immediate furniture acquisition costs.
- Secure alarm system: Fitted with an integrated alarm installation, offering immediate baseline security peace of mind for new homeowners upon moving into the property.
- Stable asking price: Maintained a firm and unchanging asking price of €289000 throughout tracked observations, signalling a disciplined and predictable seller pricing strategy.
- Efficient tile flooring: Features durable tiled flooring across key ground floor zones, simplifying ongoing household maintenance and clean-up after outdoor activities.
- Subway tile backsplash: The functional kitchen benefits from stylish subway tiling complementing the cream cabinetry, providing a clean and contemporary aesthetic touch.
- Abundant natural light: Multiple rooms enjoy dual-aspect brightness or favorable window alignments, ensuring the interior living spaces feel airy and welcoming throughout the day.
- Dedicated hot press: Includes a spacious walk-in shelved hot press measuring nearly two square metres, offering exceptional linen storage and household utility organisation.
- Outdoor decking area: Complements the rear garden with a dedicated decking section alongside the patio, creating multiple versatile zones for outdoor entertaining and relaxation.
- Manageable entry porch: Features a practical tiled entrance porch that traps outside dirt and moisture before entering the main open-plan living zones.
- Established neighbourhood charm: Located off the established Clonminch Road area, benefiting from mature surrounding landscaping rather than the starkness of brand-new sprawling estates.
- Strong rental appeal: The combination of three double bedrooms and proximity to the train station makes this an attractive asset for future long-term buy-to-let investors.
- Clear BER rating: Comes with an established C2 energy performance rating, providing a transparent baseline for calculating heating costs and future upgrade potentials.
But keep in mind:
- Moderate energy rating: The C2 BER certificate indicates that energy efficiency falls short of modern nearly-zero standards, meaning the buyer should budget for future insulation upgrades.
- Single bathroom constraint: Servicing three spacious double bedrooms with only one upstairs bathroom may create morning bottlenecks for larger occupant households or visiting guests.
- Oil-fired central heating: Relies on an oil-fired central heating system rather than modern natural gas or heat pumps, which requires managing oil deliveries and fluctuating fuel costs.
- Energy efficiency indicator: The recorded energy performance stands at 175.35 kWh/m2/yr, highlighting that heating bills could be noticeably higher during winter months without retrofitting.
- Unchanged asking price: The stagnant pricing history at €289000 without any reductions might indicate a rigid vendor who is unwilling to negotiate flexibly on value.
- Potential heating replacement: Older oil boilers can become costly to maintain, so the buyer should thoroughly inspect the age and service history of the heating apparatus.
- Stove compliance check: Buyers must verify that the solid fuel insert stove complies fully with local air quality regulations and building safety clearance standards.
- Bathroom ventilation review: The large bathroom featuring extensive wood panelling should be carefully inspected for hidden moisture damage, dampness, or inadequate mechanical ventilation.
- Flooring transition limitations: The extensive use of tile flooring throughout ground floor living spaces can feel cold underfoot and requires investing in numerous area rugs.
- Limited ground floor WC: The listing details do not explicitly confirm a downstairs guest toilet, meaning guests must use the sole family bathroom upstairs.
- Compact kitchen footprint: While the open-plan layout is spacious overall, the dedicated kitchen area itself measures just over three by two metres, restricting extensive culinary storage.
- Development boundary checks: Buyers should review property title maps to confirm exact boundaries, shared driveway rights, and management responsibilities for the small 21-home estate.
- Roof space insulation: Given the C2 rating, the buyer should commission a surveyor to inspect attic insulation depth and ensure modern standards of heat retention are met.
- Window and seal inspection: Double glazing units should be professionally checked for blown seals, condensation, or thermal drafts typical of properties built around this era.
- Electrical compliance audit: An independent electrical survey should be performed to ensure the fuse board and wiring meet current safety codes and can handle modern electronic loads.
- Garden maintenance demands: The private west-facing garden with shrubs and patio requires ongoing weeding and seasonal upkeep to maintain its current attractive presentation.
- Potential traffic proximity: Being located near local hotels and the town centre may bring occasional weekend traffic noise or parking spillover onto nearby roads.
- Storage limitation upstairs: Aside from built-in wardrobes in one bedroom, storage options in the remaining rooms rely on freestanding furniture which the buyer must supply.
- Future retrofit costs: Upgrading a C2 rated home to an A or B rating for long-term comfort will likely require significant capital investment in external wall insulation or heat pumps.
- Lack of property type clarity: The listing fails to explicitly define the exact architectural property type, so buyers must confirm whether it is end-terrace, semi-detached, or mid-terrace.
Price positioning
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- The asking price appears somewhat elevated relative to baseline regional housing comparables, reflecting strong seller expectations in an active provincial market where well-located properties frequently command competitive pricing premiums.
- Upward valuation signals stem from the property's generous 109 square meter layout, three double bedrooms, private west-facing garden, and a desirable small-development setting within convenient walking distance of central Tullamore amenities and the train station.
- Factors that could support this asking price include sustained buyer demand for energy-efficient or easily upgraded three-bed homes, while C2 BER ratings and potential retrofit costs might undermine higher offers during negotiations.
- The recorded asking-price history shows a stable posture at €289,000 with no recorded reductions, indicating the vendor is currently testing the upper bounds of local market resilience without immediate pressure to discount.
Build Analysis
What we know from similar construction types
- The property is part of a small development comprising just 21 homes, which generally suggests a more intimate and manageable community setting.
- The layout features a spacious open-plan living and dining area connected to the kitchen, alongside a separate rear-facing sitting room with a solid fuel insert stove and French doors leading to the garden.
- The accommodation includes three double bedrooms and a stylish contemporary bathroom on the upper level.
- A buyer should investigate the condition of the oil-fired central heating (OFCH) system and verify attic and wall insulation levels to understand potential energy efficiency improvements given the C2 BER rating.
- It is advisable to check the boundary definitions and maintenance responsibilities for the private west-facing back garden and communal areas within the development.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,200 to €1,600
- Explanation: Based on the 109 m² floor area and a C2 BER rating, oil-fired central heating supplemented by the solid fuel insert stove will result in moderate energy consumption.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in an established residential setting within Tullamore, appearing well removed from major industrial pollution sources or active heavy manufacturing sites.
- Any historical or legacy land uses in the broader district should be independently verified by the buyer if specific environmental concerns arise.
Flood Safe
8/10Water overflow reports to follow up
- Broad environmental checks indicate that the immediate residential enclave does not feature prominently in major historic flood records, though buyers should review local authority mapping.
- As with many regions, localized heavy rainfall can occasionally cause surface water pooling, so a formal flood risk assessment is recommended for absolute certainty.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
5 CAHIR MHOR, CLONMINCH RD, TULLAMORE
- Sale date
- Declared sale price
- €186,000.00
3 CAHIR MHOR, CLONMINCH, TULLAMORE
- Sale date
- Declared sale price
- €158,000.00
Recent sales in the wider Clonminch area
3A EDGEWATER, CONVENT RD, TULLAMORE
- Sale date
- Declared sale price
- €216,000.00
11 THE COTTAGES, CLONEYGOWAN, TULLAMORE
- Sale date
- Declared sale price
- €240,000.00
GEASHILL, TULLAMORE, COUNTY OFFALY
- Sale date
- Declared sale price
- €260,000.00
74 NORBURY WOODS, TULLAMORE, OFFALY
- Sale date
- Declared sale price
- €357,000.00
25 GRAND CANAL COURT, TULLAMORE, OFFALY
- Sale date
- Declared sale price
- €320,000.00
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: €2,890 — 1% of €289,000.
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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 excluding outlays and VAT
- Land registration fees: €400 to €800 depending on property value and registration type
- Property valuation fees: €150 to €300
- Surveyor fees: €400 to €800 depending on the level of detail required
- Annual home insurance: €350 to €600
Forum Talk
What people are saying about this area
- Locals and residents frequently discuss the convenience of living within a short stroll of Tullamore town centre, the train station, and local hotels.
- Small developments like Cahir Mhor off Clonminch Road are often highlighted in community discussions for offering a quieter, more intimate neighborhood feel while remaining close to urban amenities.
- Property searches in Tullamore often emphasize the strong demand for three-bedroom homes within walking distance of schools, shops, and transport links.
- Discussions regarding the Clonminch area generally point to a peaceful residential environment with good connectivity to local services.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The home features three spacious double bedrooms and a private west-facing back garden with a patio area, offering a secure and safe environment for young children to play outdoors.
- Teenagers7/10
With three double bedrooms and proximity to the town centre and train station, teenagers have plenty of personal space and good independence for travel and activities.
- Multi-generational Living5/10
The property provides 109 square metres of space across three bedrooms and one bathroom, which might feel slightly constrained for extended multi-generational living configurations.
- Single Buyers8/10
At an asking price of €289,000, this three-bedroom home provides a manageable footprint for a single buyer looking for extra space or a home office setup close to town amenities.
- Couples9/10
An ideal layout for couples, offering bright, spacious living areas, a contemporary bathroom, and a private outdoor space for dining and relaxation within a small development of just 21 homes.
- Empty Nesters8/10
The property offers manageable accommodation with low-maintenance requirements, situated within walking distance of local amenities, hotels, and the train station.
- Retirees7/10
The small development size and proximity to town amenities are attractive for retirees, though buyers should verify the accessibility of the bathroom setup and stairs for long-term ageing in place.
Work
3 areas- Remote Working8/10
With three double bedrooms, there is ample flexibility to designate one or more rooms as home offices for remote working arrangements.
- Hybrid Commuting9/10
The property is located within a short stroll of the Tullamore Train Station, making it exceptionally convenient for hybrid commuters traveling to major cities.
- Retired7/10
The manageable property size, secure small-scale development, and close proximity to healthcare and town services suit a retired lifestyle well.
Practical
8 areas- Ageing in Place6/10
The single-family layout is manageable, but buyers should note that all three bedrooms and the main bathroom are located upstairs.
- Low Maintenance8/10
With a floor area of 109 square metres and a compact, private rear garden featuring a patio and decking area, upkeep is relatively straightforward.
- Secure Gated Entry4/10
The listing notes a small development of 21 homes, but a secure gated entry is not explicitly mentioned and should be verified.
- Minimalist Design6/10
The property features a functional, bright layout with an open-plan kitchen and living area, though interior finishes can be tailored to a minimalist aesthetic.
- Flexible Floor Plans7/10
The open-plan living/dining area combined with a separate sitting room offers good flexibility for daily living and family activities.
- Heritage Home2/10
This is a modern residential development home rather than a traditional heritage property.
- Ecological Setup6/10
Equipped with a solid fuel insert stove and an oil-fired central heating system, the property holds a C2 BER rating, with potential for future energy efficiency upgrades.
- Outdoor areas8/10
Features a delightful, very private west-facing back garden planted with shrubs, a circular patio area, and a decking area ideal for outdoor dining.
Interests
9 areas- Gardening6/10
Features a private west-facing back garden planted with shrubs and a circular patio area, offering a pleasant space for container gardening and outdoor care.
- Walking8/10
The property's location within walking distance of Tullamore town centre and the train station makes it convenient for daily walking and exploring local routes.
- Gym7/10
Proximity to the Tullamore Court Hotel and the wider town amenities provides good access to local fitness and leisure facilities.
- Cycling7/10
The nearby town centre location allows for straightforward cycling access to local services, schools, and transport links.
- Golf6/10
Tullamore offers local golfing facilities within a reasonable driving distance from the residential development.
- Fishing6/10
County Offaly features various waterways and angling spots accessible by short drives from the town.
- Horse Riding5/10
While local equestrian centers exist in the broader region, buyers interested in horse riding will need to travel outside the immediate residential area.
- Water Sports3/10
Inland Tullamore offers limited direct access to major water sports facilities compared to coastal or lakeside regions.
- Entertaining8/10
The open-plan living/dining room connected to the kitchen and the separate sitting room with French doors leading to a private west-facing garden create an excellent setup for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Located in a small, exclusive development of only 21 homes off Clonminch Road, the property benefits from a peaceful setting while remaining close to the town.
- Rural Living4/10
This is primarily a suburban development setting within walking distance of Tullamore town centre, rather than a rural location.
- Village Living6/10
The small community feel of a 21-home development offers a village-like atmosphere while being conveniently located near urban conveniences.
- Coastal Living1/10
The property is located inland in Tullamore, County Offaly, far from any coastal areas.
- Urban Living7/10
The home is within a short stroll of Tullamore town centre, the train station, hotels, and all essential local amenities.
Social
6 areas- Community Involvement7/10
A small development of 21 homes fosters a close-knit community atmosphere with good opportunities to connect with neighbors.
- Café Culture7/10
Being within a short stroll of Tullamore town centre provides easy access to local cafes, restaurants, and social venues.
- Nightlife6/10
Proximity to the Tullamore Court Hotel and town centre pubs offers convenient access to local evening entertainment options.
- Health/Wellness groups7/10
Local hotels, community centers, and fitness clubs in Tullamore host various wellness groups and pilates & stretching classes.
- Networking Opportunities6/10
Tullamore provides local business networks and community groups, complemented by easy train access to larger economic hubs.
- Tech-Hub Connectivity6/10
Suitable for tech professionals working remotely or commuting via the nearby train station, though buyers should verify local broadband speeds.
Listing information
- Agent
- Sherry Fitzgerald Lewis Hamill
- Phone
- 057 932 0862
- Current status
- active
- Published on HouseDelve
- 28 October 2026
- Correction
- Report an issue
HD-9841F6HouseDelve · 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.