7 Rosslands, Roscrea, TipperaryE53Y960
€365,000
5 Bed~3 Bath~BER B3
What you'll like:
- Generous Five Bedrooms: The layout features five well proportioned bedrooms, providing exceptional flexibility for a growing family, home offices, or guest accommodation without feeling cramped.
- Modernized Upgrades in 2022: Recent improvements including updated windows, interior doors, electrics, and plumbing reduce near term maintenance worries and modernise the interior living spaces effectively.
- Energy Efficient B3 Rating: A B3 building energy rating qualifies the home for potential green mortgage rates and suggests lower ongoing heating and power expenses.
- Convenient M7 Access: Situated just three kilometres from the M7 motorway, commuting to major employment hubs and regional centres is remarkably straightforward and efficient.
- Small Cul De Sac Setting: Located within a small development cul de sac, residents can enjoy reduced through traffic, enhancing peace, safety, and community tranquility.
- Private Enclosed Rear Garden: The back garden is fully enclosed and explicitly noted as not overlooked, offering a private, secure outdoor space for children and entertaining.
- Dual Central Heating System: Featuring both a solid fuel boiler stove and oil fired central heating, the home gives you flexible options to manage winter heating costs.
- Ground Floor Shower Room: A convenient ground floor wet room style shower room accommodates guests and provides accessible daily living options without using upper floor facilities.
- Dedicated Utility Space: A separate utility room plumbed for laundry appliances keeps noisy machinery out of the main kitchen area, maintaining domestic order.
- Master Bedroom En-Suite: The primary bedroom includes an en-suite bathroom, offering private convenience and reducing morning queues for the main family bathroom.
- Low Maintenance Exterior: The attractive brick exterior finish minimizes ongoing painting and exterior upkeep demands, saving time and money over the long term.
- Off Street Parking Driveway: A concrete driveway provides ample off street parking directly to the front, ensuring secure and convenient vehicle storage off busy roads.
- Walkway Proximity to Amenities: Being within walking distance of local shops and services makes daily errands easy and reduces reliance on cars for quick trips.
- Side Pedestrian Access: Convenient side pedestrian access allows for easy movement of garden waste, bikes, and bins without dragging them through the main house.
- Fitted Kitchen Appliances: Quality fitted kitchen units alongside an integrated gas hob and electric oven provide a functional culinary space ready for immediate use.
- Walk In Wardrobe Feature: Bedroom two benefits from a dedicated walk in wardrobe, offering superior clothing storage solutions compared to standard fitted bedroom closets.
- Solid Fuel Stove Feature: The living room features a solid fuel boiler stove with a decorative surround, creating a cozy focal point and alternative heating method.
- Bright Dual Living Areas: The configuration includes both a living room and a dining room with French doors, allowing for flexible open plan living or segregated entertaining.
- Extra Outdoor Storage: The inclusion of both a cladded shed and a timber garden shed gives abundant extra storage for tools, bicycles, and seasonal hobby gear.
- Established Residential Community: Built in 2004, the neighbourhood is well established with mature landscaping and a settled community character rather than a disruptive building site.
But keep in mind:
- Unverified Floor Area: Total floor area measurements are omitted from the listing details, requiring you to independently verify exact square footage and room proportions prior to bidding.
- Untested Services Warning: The agent explicitly notes that appliances, fixtures, and services are untested, necessitating a thorough professional engineering survey to confirm operational status.
- Dual Heating Complexity: Operating and maintaining a dual solid fuel and oil central heating system can involve higher servicing complexity and requires careful fuel management.
- Potential Drainage Issues: Buyers should commission a professional drain survey to inspect sewer lines and check for potential blockages or root infiltration in older estate pipes.
- Attic Insulation Verification: Although the BER is strong, you should verify attic insulation depths and roof space ventilation to ensure heat retention matches the rating.
- Boundary Line Confirmation: Title maps should be carefully checked by your legal representative to ensure the physical boundary walls and fences accurately match official folios.
- Property Tax Assessment: Verify the local property tax band with Revenue to budget accurately for ongoing annual property taxes based on current market valuations.
- Broadband Infrastructure Quality: Investigate local broadband speeds and fiber availability in the cul de sac to ensure reliable connectivity for remote work requirements.
- Roof Window Maintenance: Roof windows in the bedrooms and bathroom require periodic seal checks to prevent potential water ingress during heavy wind driven rain events.
- Wet Room Waterproofing: The ground floor wet room shower should be professionally inspected to guarantee tanking and waterproofing standards prevent damp spread into adjacent rooms.
- Ventilation in En-Suites: Check that internal en-suites and bathrooms have adequate mechanical extraction fans installed to prevent persistent condensation and mould growth issues.
- Stove Compliance Certification: Verify that the solid fuel boiler stove installation complies fully with current building regulations and fire safety standards for domestic solid fuel appliances.
- Parking Space Limitations: While the driveway offers parking, visitors should verify if the cul de sac experiences congestion from neighbours or guest parking overflow.
- Management Company Status: Enquire if the cul de sac development involves any residents association or management fees for communal upkeep, lighting, or common green spaces.
- Future Extension Constraints: The placement of sheds and boundary walls in the rear garden should be reviewed if you plan to construct any future home extensions.
- Window and Door Warranty: Request all warranty documentation for the windows and doors replaced during the 2002 upgrades to verify transferability of product guarantees.
- Electrical Safety Certification: Given the 2022 electrical upgrade work mentioned, request a formal completion certificate from a registered electrical contractor to ensure full compliance.
- Local Traffic Noise: Although the property sits in a cul de sac, proximity to the M7 motorway warrants checking ambient noise levels during peak commuting hours.
- Surface Water Drainage: Inspect the concrete driveway and garden areas during wet weather to ensure proper surface water run off away from the property foundations.
- Appliance Lifespan Check: Inspect the age and condition of the fitted gas hob and electric oven, as appliances from earlier fit-outs may soon require replacement.
Price positioning
?
- The asking price appears significantly above expectations when compared against local market benchmarks, reflecting an aggressive valuation that exceeds typical regional ceilings for similar detached properties in this specific provincial town setting.
- Upward valuation signals stem from extensive 2022 modernisations encompassing windows, internal doors, electrics, and plumbing, alongside a strong B3 energy rating, five bedrooms, and convenient proximity to the M7 motorway infrastructure.
- Substantial capital investment and modern finishes support the asking price, though buyer hesitation could emerge given historical pricing trends within the immediate neighbourhood and broader micro-market context.
- Relevant considerations include the private non-overlooked rear garden layout and functional cul-de-sac positioning, which add daily lifestyle appeal despite the notable premium being sought by the vendor.
Build Analysis
What we know from similar construction types
- The property is a detached dormer bungalow built in 2004 located within a small, cul-de-sac development.
- The listing states that significant upgrade works were carried out in 2022, including new windows, interior doors, electrics, and plumbing works, which should be verified via receipts and contractor documentation.
- The heating system features a dual solid fuel and oil-fired central heating setup alongside a solid fuel boiler stove in the living room, which a buyer should inspect for proper certification and operational compliance.
- The exterior features a low-maintenance brick finish, a concrete driveway, and boundary walls, with general structural elements subject to a surveyor's inspection.
- Prospective buyers should investigate compliance with local planning and building regulations for any historical alterations, and check the condition of roof windows noted in bedrooms and bathrooms.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 1,500 euro to 2,200 euro.
- Explanation: The property features a B3 BER rating and uses dual solid fuel and oil-fired central heating with a boiler stove, meaning actual costs will depend heavily on personal usage habits, fuel type availability, and prevailing energy prices.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a quiet residential cul-de-sac in a suburban setting, well-removed from major heavy industrial zones, waste-to-energy plants, or active large-scale landfills.
- Any historical or localized industrial activity in the broader region is distant enough to present a minimal risk of environmental contamination, though standard property checks can verify local records.
Flood Safe
8/10Water overflow reports to follow up
- The dwelling is located in an established residential area that generally benefits from standard municipal drainage and elevated topography away from major watercourses.
- Buyers should consult detailed local flood maps and undertake standard environmental due diligence to confirm localized surface water drainage conditions.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
15 ROSSLANDS, TEMPLEMORE RD, ROSCREA
- Sale date
- Declared sale price
- €248,000.00
33 ROSSLANDS, ROSCREA, TIPPERARY
- Sale date
- Declared sale price
- €180,000.00
7 ROSSLANDS, ROSCREA, COUNTY TIPPERARY
- Sale date
- Declared sale price
- €135,000.00
Recent sales in the wider Roscrea area
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
ROSEMARY ST, ROSCREA, TIPPERARY
- Sale date
- Declared sale price
- €166,000.00
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
7 ROSSLANDS, ROSCREA, COUNTY TIPPERARY
- Sale date
- Declared sale price
- €135,000.00
Buyer fees*
Associated expenses guide
- Stamp duty: approximately 1 percent of the purchase price up to 1 million euro, equating to 3,650 euro for an asking price of 365,000 euro.
- Solicitor legal fees: roughly 1,500 euro to 3,000 euro plus outlay and VAT.
- Land registration fees: approximately 600 euro to 800 euro depending on property value and registration type.
- Property valuation fees: typically 150 euro to 300 euro.
- Surveyor fees: usually between 500 euro and 1,000 euro depending on the depth of the survey.
- Annual home insurance: approximately 400 euro to 800 euro per year depending on the policy level and provider.
Forum Talk
What people are saying about this area
- Local residents frequently mention that Roscrea offers a strong sense of community with convenient access to schools, shops, and sporting facilities.
- The proximity to the M7 motorway is highlighted in local discussions as a major advantage for commuters traveling to Limerick, Dublin, or Galway.
- Discussions regarding the local housing market in Roscrea point towards steady demand for modern, detached family homes in quiet cul-de-sac developments.
- Community forums often emphasize the appeal of mature residential settings within walking distance of the town centre and local amenities.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features five bedrooms and a private enclosed rear garden that is not overlooked, making it very safe and spacious for young children to play.
- Teenagers8/10
With five bedrooms and adaptable living spaces including a living room and separate dining room, teenagers will have plenty of personal space and privacy.
- Multi-generational Living8/10
The inclusion of a ground floor bedroom (Bedroom 1) and a ground floor shower room adds excellent flexibility for elderly family members or multi-generational living arrangements.
- Single Buyers5/10
A five-bedroom detached house might offer more space than a single buyer typically needs, leading to higher ongoing maintenance and heating costs.
- Couples7/10
Couples looking for room to grow, home offices, or guest rooms will find the layout very accommodating, though the property size is substantial.
- Empty Nesters7/10
The ground floor bedroom and shower room allow for single-level living potential if stairs become an issue later on, though the overall five-bedroom footprint is large.
- Retirees7/10
The availability of a downstairs bedroom and shower room supports comfortable aging in place, and the small cul-de-sac location offers a settled environment.
Work
3 areas- Remote Working8/10
With five bedrooms available, multiple spaces can easily be designated as home offices for remote professionals.
- Hybrid Commuting8/10
Being just c.3 km from the M7 Motorway provides excellent road connectivity for hybrid workers commuting to nearby cities or towns.
- Retired7/10
The quiet cul-de-sac location and ground-floor bedroom options suit retirees seeking a manageable and comfortable base.
Practical
8 areas- Ageing in Place7/10
The inclusion of a ground-floor bedroom and a wet room shower facility greatly enhances the potential for ageing in place.
- Low Maintenance8/10
The property benefits from a low-maintenance exterior brick finish, upgraded windows, doors, electrics, and plumbing works completed in 2022.
- Secure Gated Entry3/10
The property features an open concrete driveway to the front rather than secure gated entry.
- Minimalist Design5/10
The detached dormer bungalow offers a traditional family layout rather than a stark minimalist architectural design.
- Flexible Floor Plans9/10
With five bedrooms, dual reception spaces, a utility room, and a downstairs shower room, the layout provides exceptional adaptability.
- Heritage Home2/10
Built in 2004, this is a modern property rather than a period or heritage home.
- Ecological Setup6/10
Achieving a B3 BER rating, alongside a solid fuel boiler stove and upgraded systems, points to decent energy efficiency.
- Outdoor areas8/10
Features a private enclosed rear garden in lawn that is not overlooked, complete with cladded and timber sheds, plus front off-street parking and side access.
Interests
9 areas- Gardening7/10
The property features a private enclosed rear garden in lawn with cladded and timber sheds, offering good potential for keen gardeners.
- Walking7/10
Being within walking distance to local amenities allows for convenient daily strolls, and the wider Tipperary region offers scenic routes.
- Gym5/10
Buyers should investigate local fitness facilities in the Roscrea area, as specific gym amenities are not detailed directly on-site.
- Cycling6/10
The small cul-de-sac setting is quiet for starting out, and the surrounding local roads offer cycling opportunities, subject to local traffic conditions.
- Golf5/10
Interested parties should verify the proximity of the nearest golf courses, such as Roscrea Golf Club, to the property.
- Fishing5/10
Angling enthusiasts should investigate nearby rivers and lakes in the Tipperary and Laois regions for suitable fishing spots.
- Horse Riding5/10
Buyers should verify local equestrian centres and stables in the surrounding countryside.
- Water Sports2/10
Inland County Tipperary lacks major water sports hubs, though local rivers or leisure centres may offer limited options.
- Entertaining8/10
The separate living and dining rooms, connected by French doors, combined with a private rear garden not overlooked, make this home ideal for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Situated in a small, established cul-de-sac development, the property benefits from limited passing traffic and a generally peaceful setting.
- Rural Living5/10
Located in a residential cul-de-sac close to local amenities and the M7 motorway, offering a suburban rather than a true rural lifestyle.
- Village Living8/10
Roscrea provides a traditional town and community feel with local amenities within walking distance of the property.
- Coastal Living1/10
Roscrea is an inland town in County Tipperary, far removed from any coastal areas.
- Urban Living4/10
While close to local amenities, Roscrea is a smaller town rather than a bustling urban centre.
Social
6 areas- Community Involvement7/10
An established cul-de-sac setting in a provincial town fosters strong community ties and local engagement opportunities.
- Café Culture6/10
Roscrea town offers local cafes and eateries within a reasonable distance for social outings.
- Nightlife4/10
Nightlife options are limited in Roscrea compared to larger cities, skewing more towards local pubs.
- Health/Wellness groups6/10
Buyers should verify local pilates and stretching classes, community fitness groups, and wellness centers in the town.
- Networking Opportunities4/10
Professional networking opportunities locally are modest, given the town's size, though motorway access helps reach larger hubs.
- Tech-Hub Connectivity5/10
Buyers should verify local broadband speeds to ensure it meets high-demand tech-hub connectivity requirements.
Listing information
- Agent
- REA Seamus Browne
- Phone
- 050 523 158
- Published on HouseDelve
- 5 October 2026
- Correction
- Report an issue
HD-19D3ACHouseDelve · 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.