53 Glencarrick, Roscrea, Co. TipperaryE53EF40
€275,000
4 Bed~3 Bath~113 m²~BER C
What you'll like:
- Spacious family accommodation: The property extends to approximately 113 square meters and provides four well-proportioned bedrooms, which comfortably accommodates growing families or remote workers needing home office space.
- Turnkey interior condition: Presented for sale in great condition with a beautiful neutral color palette throughout, allowing you to move in immediately without undertaking expensive initial redecoration works.
- Bright sitting room: Features an attractive bay window that floods the primary living space with natural light, creating a welcoming and comfortable environment for daily family relaxation.
- Expansive kitchen dining: The large kitchen cum dining room measures over six meters in width, offering an exceptional family space for everyday dining and hosting guests easily.
- Convenient utility room: Includes a dedicated utility room measuring over three meters to keep noisy laundry out of sight, enhancing the practical daily functionality of the home.
- Ground floor convenience: Equipped with a guest WC located on the ground floor, providing essential convenience for visitors and family members without needing to ascend upstairs.
- Modern bathroom amenities: Features a main bathroom and a private ensuite shower room, both finished with lovely neutral modern and timeless tiling that appeals to contemporary tastes.
- Secure side access: A side gate provides direct pedestrian access to the rear of the property, making it easy to move garden waste or bicycles without passing through the house.
- Generous rear garden: Benefits from a large east-facing back garden complete with a paved patio area, providing an ideal outdoor space for summer barbecues and children to play safely.
- Double cobble locked driveway: The front driveway features durable cobble-locking with dedicated off-street parking space for two cars, ensuring convenient vehicle accommodation right outside your front door.
- High speed connectivity: E-fibre broadband is already installed at the property, ensuring you have access to fast internet speeds suitable for remote working and streaming entertainment.
- Double glazed joinery: Fitted with uPVC double glazed windows and doors throughout, helping to improve thermal insulation and reduce external street noise for a quieter interior environment.
- Reliable mains services: Connected directly to mains water and public sewerage infrastructure, avoiding the maintenance complications and costs associated with private wells or septic tanks.
- Established residential development: Located within a fine and well-regarded residential development, which typically indicates a stable neighborhood community and enduring property desirability.
- Proximity to local amenities: Situated close to local shops, schools, churches, and all essential amenities of the town, ensuring you can run daily errands with minimal travel time.
- Excellent transport links: Positioned just a short distance from the N7 and M7 motorways, offering convenient driving access for commuters traveling towards major employment hubs.
- Stable asking price: The recorded asking price has remained stable at €275,000 without any downward reductions, suggesting the seller holds firm expectations and demand may be steady.
- Efficient construction era: Built in 2006, the property benefits from more modern building regulations compared to older housing stock, typically resulting in better structural soundness and layouts.
- Attractive natural lighting: The east-facing rear garden orientation ensures morning sunlight streams into the back of the house, brightening the kitchen dining spaces early in the day.
- Professional presentation: Marketed by an established local agent, which often indicates that the marketing details and property boundaries have been professionally compiled for prospective buyers.
But keep in mind:
- Moderate energy rating: The dwelling holds a C energy rating with an indicator of 161.58 kWh/m2/yr, which means you should budget for potentially higher heating bills compared to more modern A-rated homes.
- Energy upgrade potential: Achieving higher energy efficiency will likely require retrofitting insulation or upgrading heating controls, so buyers should investigate the cost of potential future green home improvements.
- East facing garden limits: An east-facing rear garden means direct afternoon and evening sunshine will be limited in the back outdoor areas, which may affect sun exposure late in the day.
- Compact fourth bedroom: Bedroom four measures approximately 2.07 meters by 2.68 meters, making it quite compact and potentially restrictive for use as a full double bedroom or dual-desk office.
- Limited parking capacity: The driveway provides parking for exactly two cars, which could prove restrictive if growing families acquire additional vehicles or when hosting visiting guests.
- No floor area discrepancy check: The listing notes two slightly different floor sizes of 113 square meters and 114.70 square meters, so buyers should verify the exact measured internal floor area during surveys.
- Development management rules: Buyers should investigate whether the estate is managed by a residents association or management company, which could involve annual service charges for communal area upkeep.
- Busy road proximity: Being located a short distance from major motorways is convenient, but buyers should check if peak-hour traffic congestion or road noise impacts the immediate surrounding area.
- Curing hidden defects: Built in 2006, the property is nearly two decades old, meaning standard wear and tear on roofs, plumbing, and electrical systems should be thoroughly checked during a structural survey.
- Boiler lifespan check: Given the build year of 2006, the original gas or oil boiler may be nearing the end of its operational lifespan and could require replacement soon after purchase.
- Boundary fence verification: Buyers should instruct their legal representative to carefully inspect the title maps to confirm that the side gate and garden boundaries match the official folio records.
- Lack of property type detail: The listing description omits the specific property type classification, so buyers must verify whether it is a detached, semi-detached, or end-terrace dwelling for insurance purposes.
- Fixed asking price stance: The lack of price movement in the recorded history suggests the vendor may be inflexible on negotiations, requiring buyers to make strong initial offers to secure the property.
- Local school capacity: Proximity to local schools is convenient, but buyers with children should independently verify current enrollment capacities and waiting lists in the local catchment area.
- Broadband speed verification: Although e-fibre is listed as installed, buyers should independently test actual download and upload speeds to ensure it meets their specific professional requirements.
- Sewerage connection checks: While connected to mains services, buyers should ensure their surveyor checks internal drainage systems and manhole covers for any signs of blockages or shared pipe issues.
- Window seal inspection: uPVC double glazing installed in properties from this era can occasionally suffer from failed seals or condensation between panes, which requires checking all window frames.
- Attic insulation levels: Buyers should request the BER assessor’s detailed advisory report to check the exact depth and quality of attic insulation to determine if additional lagging is required.
- Storage space limitations: Aside from the utility room, built-in wardrobe allocations across the four bedrooms are not detailed, so buyers should check existing storage capacity during viewings.
- Future local development: Buyers should consult the local county development plan to check if any nearby zoned lands could be developed in the future, potentially altering the local neighborhood dynamic.
Price positioning
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- The asking price of two hundred seventy-five thousand euros appears somewhat ambitious relative to historical estate activity, as preceding transfers within the same development indicate a trailing baseline that sits moderately below this current marketing figure.
- Valuation signals demonstrate upward momentum supported by general regional appreciation patterns and the specific four-bedroom layout, though the figure tests the upper boundaries of what comparable local dwellings have historically commanded upon completion.
- Strong supporting factors include the property's presentation in great condition, modern neutral tiling, and a C energy rating, whereas potential risks that could undermine the price involve broader financing constraints and buyer resistance to peak pricing.
- Relevant market dynamics indicate a stable asking-price history without reductions, suggesting seller confidence, though buyers may negotiate closer to historical norms observed in the immediate vicinity depending on ongoing demand trends.
Build Analysis
What we know from similar construction types
- The property is a two-storey detached or semi-detached style four-bedroom family home built in 2006, extending to approximately 113 to 115 square meters, featuring a sitting room with a bay window, a large kitchen-dining area, and a separate utility room.
- Key construction features noted in the listing include uPVC double-glazed windows and doors, mains water and sewerage connections, a double cobble-locked driveway, and a paved patio within a large east-facing rear garden.
- A buyer should investigate the boundary lines corresponding to the side entrance gate and rear garden, as well as verify compliance with local planning and building regulations applicable to the 2006 construction era.
- Given the 2006 build date, a thorough structural and snagging survey should be conducted to inspect for standard issues related to properties of this age, such as roof space insulation levels, plumbing integrity, and potential dampness.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 1,200 to 1,600 euro.
- This estimate is based on the 113 m² floor area and a C energy rating, which indicates moderate energy efficiency for a home built in 2006.
Pollution Safe
9/10Environmental situation to investigate
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
77 GLENCARRICK, ROSCREA, CO TIPPEARY
- Sale date
- Declared sale price
- €275,000.00
71 GLENCARRICK, ROSCREA, TIPPERARY
- Sale date
- Declared sale price
- €250,000.00
55 GLENCARRICK, ROSCREA, TIPPERARY
- Sale date
- Declared sale price
- €210,000.00
49 GLENCARRICK, KNOCK RD, ROSCREA
- Sale date
- Declared sale price
- €225,000.00
117 GLENCARRICK, ROSCREA, CO TIPPERARY
- Sale date
- Declared sale price
- €210,000.00
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
No confidently matched previous sale was found in the Property Price Register.
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €2,750 — 1% of €275,000.
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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: approximately 1,500 to 2,500 euro plus VAT and outlays.
- Land registration fees: approximately 600 to 800 euro depending on property value and registry type.
- Property valuation fees: approximately 150 to 300 euro for a standard mortgage valuation.
- Surveyor fees: approximately 400 to 800 euro for a pre-purchase structural survey.
- Annual home insurance: approximately 400 to 700 euro depending on the level of coverage and property specifics.
Forum Talk
What people are saying about this area
- Residents in the Roscrea area frequently discuss the convenience of local amenities, schools, and shopping facilities within the town.
- Transport links, particularly the proximity to the N7 and M7 motorways, are often highlighted as a major benefit for commuters.
- Community forums regularly note ongoing local infrastructural developments and community engagement initiatives in Co. Tipperary.
- Buyers in well-regarded residential developments like Glencarrick often praise the family-friendly atmosphere and neighborhood safety.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
This four-bedroom, three-bathroom home offers ample room for young children to grow. The enclosed large east-facing back garden with a patio provides a safe and practical space for play, while the proximity to local schools in Roscrea makes the daily routine much easier for parents.
- Teenagers8/10
With four well-proportioned bedrooms and multiple bathrooms, growing teenagers will have plenty of personal space. The spacious layout and E-fibre broadband installed also cater well to their study and entertainment needs.
- Multi-generational Living5/10
Spanning 113 square metres across two storeys with four bedrooms, the property offers good accommodation capacity, but the lack of ground-floor bedroom facilities limits suitability for elderly relatives requiring single-level living.
- Single Buyers6/10
At €275,000, this property offers significant space for a single buyer looking to step onto or move up the property ladder, though four bedrooms might exceed immediate space requirements unless utilized for home offices.
- Couples8/10
An excellent choice for couples planning for the future, offering generous living spaces, a dedicated utility room to keep chores out of sight, and a double cobble-locked driveway.
- Empty Nesters7/10
The property provides manageable maintenance levels and a lovely patio area for relaxing, though managing a four-bedroom house without children might feel larger than necessary.
- Retirees6/10
While close to town amenities and featuring a low-maintenance front driveway, the two-storey layout featuring all bedrooms upstairs means retirees should investigate future mobility needs, as ageing in place could be challenging without modifications.
Work
3 areas- Remote Working9/10
The inclusion of E-fibre broadband makes this home exceptionally well-suited for remote professionals requiring reliable and fast internet connectivity.
- Hybrid Commuting8/10
The property's location a short distance from the N7 and M7 motorways ensures convenient road connectivity for hybrid workers commuting to major employment hubs.
- Retired6/10
Close proximity to town amenities makes daily errands easy for retirees, though the two-storey layout should be considered regarding long-term mobility.
Practical
8 areas- Ageing in Place4/10
The two-storey design with all four bedrooms and the main bathroom located upstairs presents challenges for long-term ageing in place without future modifications.
- Low Maintenance8/10
Built in 2006 and presented in great condition with uPVC double-glazed windows and a double cobble-locked driveway, the property requires minimal immediate upkeep.
- Secure Gated Entry5/10
The property features a large side entrance gate allowing access to the back garden, but it lacks a private secure gated entry to the driveway.
- Minimalist Design6/10
The home features a beautiful neutral colour palette and modern tiling throughout, lending itself well to clean, contemporary interior styling.
- Flexible Floor Plans7/10
With four bedrooms, a separate sitting room, and an open-plan kitchen-cum-dining room, the layout offers good flexibility for family living or home offices.
- Heritage Home2/10
Built in 2006, this is a modern suburban family home rather than a traditional period or heritage property.
- Ecological Setup6/10
The property holds a C BER rating with an energy performance indicator of 161.58 kWh/m2/yr, indicating standard efficiency with potential room for future green upgrades.
- Outdoor areas8/10
Features a double cobble-locked driveway with parking for two cars at the front, alongside a large east-facing back garden complete with a paved patio area.
Interests
9 areas- Gardening7/10
The large east-facing back garden offers a fantastic blank canvas for keen gardeners to cultivate lawns, flowerbeds, or vegetable patches.
- Walking7/10
The property's location close to town amenities allows for accessible walking routes to local shops and community facilities.
- Gym5/10
While the spacious layout could accommodate a home exercise setup, buyers should verify local commercial fitness facilities in the Roscrea area.
- Cycling6/10
The suburban setting provides straightforward local access for cycling, though proximity to regional roads requires cautious navigation.
- Golf5/10
The property's central location in Co. Tipperary places it within reasonable driving distance of regional golf courses, though buyers should verify the nearest specific club.
- Fishing5/10
Inland Co. Tipperary offers various river and lake angling opportunities nearby, making it moderately convenient for fishing enthusiasts.
- Horse Riding5/10
The wider rural surroundings of Co. Tipperary are well-regarded for equestrian activities, though buyers should check for nearby stables and riding schools.
- Water Sports2/10
Being landlocked in Roscrea, the property is far from major coastal water sports venues, though local rivers or lakes may offer limited alternatives.
- Entertaining8/10
The large kitchen-cum-dining room serves as a wonderful central family space, complemented by a sitting room with a bay window and a paved patio area in the back garden for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Located in a well-regarded development in Roscrea, the setting offers a peaceful suburban environment away from major urban congestion while remaining close to daily conveniences.
- Rural Living4/10
Situated within a residential development close to the town amenities of Roscrea, this property offers a suburban rather than a rural lifestyle.
- Village Living7/10
The home benefits from a community-focused location within a well-regarded estate, offering easy access to local shops, churches, and schools.
- Coastal Living1/10
Co. Tipperary is an inland county with no immediate proximity to the coastline, making this unsuitable for coastal lifestyle seekers.
- Urban Living6/10
Positioned within the town of Roscrea, residents have convenient access to local services, though it lacks the fast-paced energy and extensive amenities of major cities.
Social
6 areas- Community Involvement7/10
Being set in a well-regarded and established development close to churches, schools, and local amenities supports active participation in the local community.
- Café Culture6/10
Proximity to the town centre provides access to local cafes and social spots within Roscrea.
- Nightlife4/10
Roscrea offers a quieter town atmosphere with limited nightlife options compared to larger urban centres.
- Health/Wellness groups6/10
The availability of local community spaces and town amenities provides a good foundation for joining local wellness groups and classes.
- Networking Opportunities5/10
While local community and business links exist within the town, professional networking is more limited compared to major cities.
- Tech-Hub Connectivity7/10
Equipped with E-fibre broadband, the home supports digital connectivity and tech-focused remote roles effectively.
Listing information
- Agent
- Sherry FitzGerald Fogarty
- Phone
- 050 521 192
- Current status
- active
- Published on HouseDelve
- 14 October 2026
- Correction
- Report an issue
HD-D0DC04HouseDelve · 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.