Photograph 1 of 16 of 5 Kyle Terrace, Kickham Street, Thurles, Co. Tipperary
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5 Kyle Terrace, Kickham Street, Thurles, Co. TipperaryE41K7P8

€125,000

2 Bed~1 Bath~69 m²~BER G

What you'll like:

  • Centres of convenience: The property sits just a short walk from Thurles town centre, placing daily shopping, schools, and local amenities easily within walking distance for future occupants.
  • Immediate supermarket access: Major retail options including Ely's Centra and Aldi are situated immediately adjacent, offering exceptional everyday convenience for grocery shopping without requiring a car.
  • Comprehensive retail proximity: Thurles Shopping Centre, Dunnes Stores, and Lidl are all located within comfortable walking distance, giving residents excellent retail choices nearby.
  • Educational hub proximity: Being conveniently located near local primary and secondary schools and the MIC Thurles Campus makes this address attractive for students or academic staff.
  • Strong rail connectivity: Thurles Railway Station is accessible nearby, providing regular intercity rail services connecting directly to major hubs like Dublin, Cork, and Limerick.
  • Highway accessibility: The M8 motorway can be reached quickly at either Two-Mile Borris or Horse and Jockey, facilitating straightforward driving commutes to larger regional cities.
  • Renovation potential: The extended two-storey layout spanning approximately 69.2 square metres provides a solid canvas for purchasers wanting to modernise and finish a home to personal tastes.
  • Extended accommodation footprint: The inclusion of an extension provides a more generous ground-floor layout than standard older townhouses, featuring a spacious kitchen, dining, and living area.
  • Desirable orientation: The sunny south-facing rear yard and patio area captures natural light effectively, enhancing the outdoor space for relaxation or potential container gardening.
  • Outdoor storage inclusion: A dedicated garden shed situated in the rear yard offers practical storage space for bicycles, tools, and general outdoor equipment.
  • Rear service access: Pedestrian access via a shared rear lane provides convenient movement for bins and maintenance equipment without passing through the main living quarters.
  • Affordable entry pricing: An asking price of €125,000 presents a relatively low-cost entry point for first-time buyers or investors willing to undertake necessary capital improvement works.
  • Established residential terrace: Situated within a traditional terrace, the property benefits from an established neighbourhood feel close to the heart of the town.
  • Mains service connections: The property is connected to all essential mains services, simplifying the reconnection or upgrade process during the upcoming refurbishment project.
  • Oil-fired heating system: An existing oil-fired central heating system is already in place, providing a baseline infrastructure that can be serviced or upgraded as needed.
  • Clear project scope: The clearly defined layout comprising an entrance hall, sitting room, kitchen-dining space, two bedrooms, and a bathroom allows for straightforward contractor quotes.
  • Manageable floor area: At 69 square metres, the property size keeps heating costs manageable and ensures renovation material budgets remain relatively compact.
  • Rental yield potential: Given its central location near retail and educational facilities, a fully modernized property could appeal strongly to local rental markets.
  • Flexible layout options: The open-plan feel of the large kitchen, dining, and living room offers good flexibility for modern interior design and furniture arrangement.
  • Private outdoor retreat: Despite its central urban setting, the enclosed rear patio area provides a private outdoor zone away from the main street traffic.

But keep in mind:

  • Extremely poor energy rating: The property carries a G energy rating with a high performance indicator of 384.33, meaning extensive insulation and heating upgrades will be required.
  • Substantial refurbishment required: The listing explicitly states that the dwelling requires comprehensive modernization throughout, which will demand significant capital expenditure beyond the purchase price.
  • Heating system condition unknown: The operational status and efficiency of the existing oil-fired central heating boiler should be thoroughly investigated by a qualified heating engineer before purchase.
  • Insulation deficiency risks: Due to the G rating, buyers should budget for attic, wall, and possibly floor insulation to bring the home up to modern habitation standards.
  • Single bathroom constraint: The property features only one bathroom located on the ground floor, which may feel restrictive for modern family living arrangements.
  • Compact bedroom sizes: The two bedrooms measure approximately 4.1m by 3.1m and 3.1m by 3.0m, offering modest proportions that limit large furniture configurations.
  • Shared rear access complications: Pedestrian access relies on a shared rear lane, which may raise questions regarding maintenance responsibilities, security, and right-of-way clarity.
  • Potential structural damp: Older extended townhouses frequently suffer from rising or penetrating damp, requiring careful inspection of walls and floors during the survey.
  • Ventilation and mold check: Lack of modern ventilation in an uninsulated structure often leads to condensation issues that a buyer should actively inspect and address.
  • Rewiring necessity likely: Older townhouses often retain outdated electrical wiring, so buyers should commission an electrical survey to determine if a full rewiring is needed.
  • Plumbing infrastructure age: The existing plumbing pipes and fixtures may be aged or deteriorated, necessitating potential replacement during the broader kitchen and bathroom renovations.
  • Window and door efficiency: Older windows and external doors may be drafty or single-glazed, adding significant replacement costs to the overall modernization budget.
  • Roof condition uncertainty: The condition of the main roof structure and the extended section's roof must be carefully checked by a surveyor for leaks or slipped tiles.
  • Boundary clarity required: Buyers should verify the exact legal boundaries of the rear yard and patio area against the title deeds to prevent future disputes.
  • Planning permission verification: Any previous extensions or alterations should be checked against local planning records to ensure full compliance and avoid title transfer delays.
  • Restricted on-street parking: Central town locations like Kyle Terrace often rely on limited on-street parking, which may require investigating local permit rules or availability.
  • Builder availability and costs: Securing reliable contractors for a comprehensive refurbishment in the current market can involve long wait times and fluctuating material expenses.
  • Contingency fund necessity: Hidden defects commonly emerge during the renovation of older homes, meaning buyers must maintain a robust financial contingency fund.
  • Temporary alternative accommodation: The scale of the required refurbishment means the property will likely be uninhabitable during works, potentially adding rental costs for the buyer.
  • Town centre noise factors: Proximity to busy retail hubs, supermarkets, and thoroughfares may introduce higher ambient noise levels during daytime and delivery hours.

Price positioning

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This comparison depends on limited public and listing evidence, which may be incomplete, outdated or not directly comparable. The score is not a percentage, professional valuation or guaranteed estimate. Ask an independent qualified valuer before relying on a property value.
The asking price looks somewhat undervalued compared with the available evidence.
  • The asking price appears attractively positioned below typical local transactions, primarily reflecting the significant capital expenditure required to address its poor energy rating and overall need for extensive modernisation.
  • Signals supporting potential under-valuation include the relatively low entry cost for a centrally located town property, offering buyers a blank canvas to upgrade and potentially add substantial value through refurbishment.
  • Factors that could undermine this pricing position include hidden structural defects, extensive dampness, or rising construction costs that might make comprehensive renovation financially burdensome for prospective buyers.
  • Additional considerations involve the highly convenient central location near local amenities and transport links, which typically commands strong rental or resale demand once properties are brought to modern standards.

Build Analysis

What we know from similar construction types

  • The property is an extended two-storey townhouse requiring significant refurbishment and modernisation throughout.
  • Central heating is provided by an oil-fired system, and the building is connected to mains services, though the condition of these installations should be inspected.
  • A buyer should investigate the structural integrity of the extension, the condition of the roof, and overall dampness levels given the property's age and need for upgrades.
  • Verify the boundary lines and rights of way concerning the shared rear pedestrian access lane.

Retrofit Cost*

Possible renovating / insulating expenditure

  • The property has a G BER rating, indicating very poor energy efficiency that will necessitate a comprehensive deep retrofit.
  • A full deep retrofit—including external wall insulation, upgraded windows and doors, attic insulation, heat pump installation, and ventilation upgrades—is estimated to cost between €45,000 and €65,000, depending on the extent of structural work required and contractor pricing.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost: 1,800 to 2,500 euro.
  • Explanation: Given the G energy rating and an oil-fired central heating system across a 69 m2 floor area, the thermal inefficiency will result in higher-than-average energy consumption and costs.

Pollution Safe

9/10

Environmental situation to investigate

  • The property is located in an established residential and commercial town setting with no apparent major industrial facilities, heavy manufacturing plants, or legacy landfills in immediate proximity.
  • Any minor historical or localized environmental risks should be verified independently through standard conveyancing and local environmental searches.

Flood Safe

8/10

Water overflow reports to follow up

  • The address is situated within an established urban environment in Thurles, generally removed from major coastal flood hazards, though local surface water drainage during extreme weather events should be kept in mind.
  • Prospective buyers are advised to review official local authority flood maps and conduct appropriate environmental due diligence to confirm local flood resilience.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

  • 33 KICKHAM STREET, THURLES, CO TIPPERARY

    Sale date
    Declared sale price
    €285,000.00
  • 6 EMER TERRACE, KICKHAM ST, THURLES

    Sale date
    Declared sale price
    €178,000.00
  • DARBY VILLA, KICKHAM ST, THURLES

    Sale date
    Declared sale price
    €195,000.00
  • 4 KICKHAM STREET, THURLES, CO. TIPPERARY

    Sale date
    Declared sale price
    €145,000.00
  • 1 DALCASSIAN TERRACE, KICKHAM STREET, THURLES

    Sale date
    Declared sale price
    €240,000.00

Recent sales in the wider Thurles area

  • 41 MOUNTGEORGE, BORRISOLEIGH, THURLES

    Sale date
    Declared sale price
    €200,000.00
  • 1 INNISFALLEN AVE, THURLES, CO TIPPERARY

    Sale date
    Declared sale price
    €237,000.00
  • 2 MONAKEEBA, THURLES, TIPPERARY

    Sale date
    Declared sale price
    €220,000.00
  • ATHNID, THURLES, TIPPERARY

    Sale date
    Declared sale price
    €318,000.00
  • 175 ROSEMOUNT, THURLES, TIPPERARY

    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% of the purchase price (approx. 1,250 euro for a property at 125,000 euro).
  • Solicitor legal fees: roughly 1,500 to 2,500 euro plus outlay and VAT.
  • Land registration fees: around 175 to 400 euro depending on the registration type.
  • Property valuation fees: typically 150 to 300 euro.
  • Surveyor fees: approximately 400 to 800 euro depending on the depth of the survey required.
  • Annual home insurance: roughly 350 to 600 euro depending on coverage and property condition.

Forum Talk

What people are saying about this area

  • Locals frequently discuss the convenience of living on Kickham Street due to its close proximity to Thurles town centre, supermarkets like Centra and Aldi, and local schools.
  • Residents highlight the strong community feel in Thurles alongside ongoing discussions regarding town-centre regeneration and local property refurbishment projects.
  • Transport links are a common topic on regional forums, particularly the regular intercity rail services from Thurles Railway Station to Dublin, Cork, and Limerick.
  • Discussions often touch upon the availability of local amenities, including the nearby Thurles Shopping Centre, Dunnes Stores, Lidl, and MIC Thurles Campus.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The property features a south-facing rear yard and a central location near schools, but its current requirement for extensive refurbishment means families with young children should verify safety and habitability prior to occupancy.

    5/10
  • Teenagers

    The central town location offers great independence and proximity to amenities for teenagers, though the two-bedroom layout is relatively compact at 69 square metres.

    6/10
  • Multi-generational Living

    With only two bedrooms and a total floor area of 69 square metres, the property lacks the space necessary for multi-generational living without significant extension.

    2/10
  • Single Buyers

    An affordable asking price and excellent central location make this an ideal project for single buyers looking to get on the property ladder and renovate to their own taste.

    8/10
  • Couples

    Provides a manageable footprint for a couple willing to undertake modernisation works, benefiting from proximity to shops, dining, and transport links.

    7/10
  • Empty Nesters

    The two-bedroom layout and low-maintenance yard appeal to downsizers, though the need for substantial renovation works should be factored into their plans.

    6/10
  • Retirees

    The central location offers convenient walking access to shops and services, but retirees should assess the physical and financial demands of the required refurbishment.

    6/10

Work

3 areas
  • Remote Working

    The compact layout requires buyers to configure a dedicated workspace, and internet connectivity speeds should be verified prior to purchase.

    5/10
  • Hybrid Commuting

    Conveniently located within walking distance of the local railway station providing intercity services, and near the M8 motorway for regional driving.

    8/10
  • Retired

    Ideal for retirees who wish to be close to town amenities, provided they are prepared to manage or execute home modernisation works.

    7/10

Practical

8 areas
  • Ageing in Place

    Features a ground-floor bathroom, but the two-storey layout and requirement for complete modernisation mean modifications would be necessary for long-term accessibility.

    4/10
  • Low Maintenance

    Small footprint and paved yard reduce ongoing exterior upkeep, but the current G energy rating and renovation requirements mean significant upfront maintenance work.

    5/10
  • Secure Gated Entry

    Open street frontage onto Kickham Street with rear access via a shared lane; no gated security setup.

    2/10
  • Minimalist Design

    Traditional extended townhouse layout with defined rooms rather than open-plan minimalist architecture, though renovation provides a blank canvas.

    4/10
  • Flexible Floor Plans

    The property offers a blank canvas for reconfiguration during the refurbishment process, constrained by its 69 square metre footprint.

    5/10
  • Heritage Home

    An established terraced townhouse structure offering traditional character, though formal protected structure status should be verified.

    5/10
  • Ecological Setup

    The property holds a G energy rating and relies on an oil-fired central heating system, indicating substantial energy upgrades are required.

    1/10
  • Outdoor areas

    Benefits from a sunny south-facing rear yard/patio area with a garden shed and shared pedestrian access, though green garden space is absent.

    5/10

Interests

9 areas
  • Gardening

    Outdoor space is limited to a small south-facing paved yard and a garden shed, offering very minimal scope for traditional gardening.

    3/10
  • Walking

    Exceptional walkability to local shops, shopping centres, schools, and the railway station right from the doorstep.

    8/10
  • Gym

    Proximity to the town centre places standard local fitness amenities within reachable distance, though a dedicated facility is not immediately adjacent.

    6/10
  • Cycling

    Flat town terrain makes cycling practical for local errands, though dedicated cycling infrastructure should be verified locally.

    6/10
  • Golf

    General accessibility to the region allows for reach to local courses, though not directly adjacent to a facility.

    5/10
  • Fishing

    Regional waterways are accessible by transport, but the property itself offers no immediate angling integration.

    4/10
  • Horse Riding

    An urban townhouse with no equestrian facilities or land on site.

    3/10
  • Water Sports

    Inland location with no direct access to water sports infrastructure.

    2/10
  • Entertaining

    Features an open-plan kitchen, dining, and living area along with a sunny south-facing rear yard, though total indoor space is compact.

    5/10

Lifestyle

5 areas
  • Quiet Living

    Situated centrally on a town street near retail hubs and amenities, meaning residents will experience typical urban and traffic sounds rather than complete quiet.

    4/10
  • Rural Living

    This is strictly an urban town-terrace property located within walking distance of the town centre, offering no rural isolation or land.

    1/10
  • Village Living

    Located in an established town setting rather than a rural village, though it shares a strong sense of local community and walkability.

    3/10
  • Coastal Living

    Inland location in County Tipperary with no proximity to the coast.

    1/10
  • Urban Living

    Positioned centrally within walking distance of the town centre, supermarkets, schools, and the railway station, delivering a very convenient town living experience.

    8/10

Social

6 areas
  • Community Involvement

    Established town setting offers strong integration into local community life and events.

    7/10
  • Café Culture

    Short walking distance to the town centre provides easy access to local cafes, restaurants, and social spots.

    7/10
  • Nightlife

    Central town positioning ensures pubs and evening venues are easily accessible on foot.

    7/10
  • Health/Wellness groups

    Proximity to the wider town centre allows access to local health and wellness classes and community groups.

    6/10
  • Networking Opportunities

    Town environment offers standard local networking potential, though major corporate tech-hubs are limited.

    5/10
  • Tech-Hub Connectivity

    Standard broadband availability should be thoroughly investigated by the buyer given the property's older G energy rating and need for refurbishment.

    4/10

Listing information

Agent
Sherry FitzGerald Gleeson
Phone
0504 22997
Published on HouseDelve
15 September 2026
Correction
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Property reference: HD-5F4B6EHouseDelve · 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.