76 Griffith Avenue, Clonmel, Co. TipperaryE91HD54
€255,000
3 Bed~1 Bath~84 m²~BER E1
What you'll like:
- Established residential location: Situated in a well-established neighbourhood in Clonmel, providing immediate access to local community amenities and a settled residential environment for occupants.
- Walking distance to retail: Located within convenient walking distance of the Showgrounds Shopping Centre, ensuring effortless access to major retail stores, groceries, and daily conveniences.
- First-time buyer potential: Represents an accessible entry point onto the property ladder at an asking price of €255,000, making it attractive for budget-conscious purchasers.
- Investor portfolio addition: Offers strong rental potential for investors seeking residential property in a proven rental hub with steady regional employment demand.
- Functional two-storey layout: Features a practical internal arrangement with ground-floor living spaces and three bedrooms upstairs, neatly separating daytime and nighttime zones.
- Generous room proportions: The living room measures over six metres in length, offering versatile space for furniture placement and comfortable daily family living.
- Spacious kitchen area: The combined kitchen and dining space spans nearly six metres, providing a solid foundation for future culinary upgrades and family dining.
- Well-sized master bedroom: The principal bedroom measures over 3.8 metres across, offering comfortable accommodation and ample room for fitted wardrobe installations.
- Balanced bedroom counts: Includes three distinct bedrooms on the upper level, accommodating growing families, home-working arrangements, or flexible guest room setups.
- Manageable floor area: Encompasses an efficient 84 square metres of living space, ensuring heating and maintenance costs remain manageable for the new owner.
- Stable asking price: The recorded asking price has remained firm at €255,000 without upward adjustments, suggesting straightforward vendor expectations at the current level.
- Established local agency: Handled by Sherry FitzGerald Pollard Fitzgerald, ensuring professional representation and experienced local negotiation oversight throughout the purchasing process.
- Clear BER documentation: Accompanied by a registered Building Energy Rating of E1 with an official certificate number for easy inspection by prospective buyers.
- Immediate viewing availability: Early viewings are actively recommended by the selling agent, allowing interested parties to inspect the structural condition without unnecessary delays.
- Mid-terrace thermal efficiency: Enjoys shared side walls with neighbouring properties, naturally reducing external heat loss compared to detached or semi-detached dwellings.
- Compact garden footprint: Features an easily manageable outdoor footprint that requires minimal weekend landscaping effort while still offering private open-air space.
- Proximity to town centre: Positioned within easy reach of central Clonmel, keeping essential medical services, schools, and public transport links close at hand.
- Renovation blank canvas: Presents an ideal opportunity for buyers to modernise finishes and implement their own design tastes over time.
- Strong resale liquidity: Properties in established suburban mid-terrace rows traditionally maintain steady demand among both first-time buyers and downsizers.
- Straightforward accommodation split: Clearly defined hallway, sitting room, and kitchen layout on the ground floor creates a traditional and familiar domestic flow.
But keep in mind:
- Poor energy rating: Holds a weak E1 Building Energy Rating with an energy performance indicator of 313.74 kWh/m2/yr, indicating substantial heat loss and high running costs.
- Required energy upgrades: Achieving a modern comfortable living standard will necessitate significant capital investment in insulation, windows, and heating system overhauls.
- Compact family bathroom: The upper-floor bathroom measures only 1.87m by 1.80m, leaving very limited space for modern fixtures, storage, or a separate shower enclosure.
- Dated interior finishes: The property requires comprehensive cosmetic and structural modernisation throughout, which will add considerable expense to the initial purchase price.
- Mid-terrace party wall noise: As a mid-terrace dwelling, occupants may experience sound transmission through shared party walls from adjacent properties.
- Limited ground-floor WC: The listing details only one upper-floor bathroom, lacking a convenient downstairs toilet for guests and daily ground-floor convenience.
- Unknown structural condition: Buyers should commission a thorough structural survey to check for dampness, roof integrity, and hidden defects common in older mid-terrace homes.
- Potential electrical obsolescence: Older homes in established areas often require complete rewiring to meet modern safety standards and accommodate contemporary appliance loads.
- Heating system efficiency: The existing heating infrastructure should be professionally inspected, as E1-rated homes frequently rely on antiquated boilers needing full replacement.
- Unconfirmed parking arrangements: The listing does not specify dedicated off-street parking, so buyers must verify whether parking relies strictly on communal street spaces.
- Garden boundary verification: Buyers should confirm exact boundary lines and legal rights of way regarding rear access alleys typical of older terraced housing estates.
- Potential ventilation issues: Older mid-terrace properties without modern extraction units can be prone to condensation and mould, requiring careful damp-proofing checks.
- Plumbing system condition: Galvanized or older copper piping systems may require upgrading to prevent leaks and ensure adequate water pressure throughout the house.
- Window and door performance: Existing double glazing may be past its optimal lifespan, leading to draughts and necessitating full window replacements to improve thermal comfort.
- Insulation deficiencies: Roof space and external wall insulation levels are likely minimal given the E1 rating, requiring substantial insulation retrofitting works.
- Lack of open-plan flow: The compartmentalised room layout reflects older architectural styles, which may not suit buyers seeking contemporary open-plan living spaces.
- Refurbishment disruption: Undertaking necessary upgrades will cause significant inconvenience, requiring buyers to budget for temporary alternative accommodation during major works.
- Renovation budget overruns: Hidden defects discovered during modernisation could push total project costs well beyond initial financial estimates.
- Resale value ceiling: Buyers should investigate local ceiling prices to ensure that extensive renovation expenditures can be recouped upon eventual future resale.
- Single-source pricing data: With only a single recorded price point of €255,000, buyers have limited historical negotiation leverage based on previous price reductions.
Price positioning
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- The asking price appears somewhat overvalued when factoring in the poor energy efficiency rating and the extensive modernization likely required to bring the property up to contemporary standards for modern family living.
- Valuation signals present a mixed picture because while the floor area offers functional three-bedroom accommodation, the weak E1 energy rating introduces substantial near-term capital expenditure liabilities that potential buyers will factor into offers.
- Such a pricing stance could be supported by steady buyer demand for well-located town properties close to retail amenities, though it could be significantly undermined by high retrofit costs and competitive alternative housing options nearby.
- The stable asking-price history without reductions since initial listing suggests a firm vendor stance, reflecting typical market resilience in established urban residential areas despite necessary energy upgrade costs.
Build Analysis
What we know from similar construction types
- The property is a three-bedroom mid-terrace home spanning approximately 84 square metres, featuring a traditional layout with a ground floor living room, kitchen, hallway, and three bedrooms with a family bathroom upstairs.
- Given its established nature and low energy rating, a buyer should investigate the age of the structure, the condition of the roof, windows, and doors, and whether any damp or insulation remediation has been carried out.
- Potential buyers should verify the state of the electrical and plumbing systems, as homes of this type in established locations often require modernization and upgrading to meet contemporary standards.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has an E1 BER rating, indicating poor energy efficiency and high heat loss.
- A deep retrofit to bring this home to a modern standard would likely cost between €40,000 and €60,000, depending on the extent of external wall insulation, window replacements, heating system upgrades, and interior airtightness measures required.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 1,800 EUR to 2,400 EUR
- Explanation: Given the floor area of 84 square metres and a BER rating of E1 indicating lower energy efficiency, heating demands are expected to be higher than average for a property of this size.
Environmental checks
Area-level evidence and things to investigate
Air quality
Nearby sites
Landfills
None foundWaste facilities
None foundNearby infrastructure
Overhead electricity lines
None foundUnderground electricity cables
None foundFlood Safe
7/10Water overflow reports to follow up
- Clonmel has a history of significant river flooding events along the River Suir corridor during periods of prolonged heavy rainfall.
- Although mapped flood extents do not directly encompass this specific address on Griffith Avenue, properties in the wider town area require careful local awareness.
- The mid-terrace configuration features standard ground-floor living areas directly at street level without elevated structural defences.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
4 GRIFFITH AVE, CLONMEL, TIPPERARY
- Sale date
- Declared sale price
- €150,000.00
LISGORM, GRIFFITH AVE, CLONMEL
- Sale date
- Declared sale price
- €352,000.00
24 GRIFFITH AVE, CLONMEL, TIPPERARY
- Sale date
- Declared sale price
- €252,000.00
49 GRIFFITH AVE, CLONMEL, TIPPERARY
- Sale date
- Declared sale price
- €175,000.00
Recent sales in the wider Clonmel area
6 SWEETBRIAR, THOMAS ST, CLONMEL
- Sale date
- Declared sale price
- €280,000.00
16 PEARSE PARK, CLONMEL, TIPPERARY
- Sale date
- Declared sale price
- €220,000.00
1 GRATTAN PLACE, CLONMEL, CO TIPPERARY
- Sale date
- Declared sale price
- €75,000.00
6 GORT AN OIR, SILVERSPRINGS, CLONMEL
- Sale date
- Declared sale price
- €242,000.00
15 DROMAINN, CAHIR ROAD, CLONMEL
- Sale date
- Declared sale price
- €435,000.00
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: €2,550 — 1% of €255,000.
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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 EUR to 3,000 EUR
- Land registration fees: 400 EUR to 800 EUR
- Property valuation fees: 150 EUR to 250 EUR
- Surveyor fees: 400 EUR to 800 EUR
- Annual home insurance: 350 EUR to 600 EUR
Forum Talk
What people are saying about this area
- Local residents frequently discuss the ongoing development of retail and shopping amenities around the Showgrounds Shopping Centre area in Clonmel.
- Community groups on social media often highlight the strong demand for entry-level housing by first-time buyers seeking well-established neighborhoods.
- Discussions regarding older terraced properties in Clonmel regularly focus on the practicalities and costs associated with upgrading homes with lower BER ratings.
- Local forums frequently note the convenience of living within walking distance of Clonmel town center and its various services and transport links.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property features three bedrooms and a manageable layout, making it suitable for young families starting out, though buyers should verify the safety and size of the outdoor areas for children to play.
- Teenagers6/10
With three bedrooms, space may become tight as children grow into teenagers, but the established urban location offers good proximity to local amenities and activities.
- Multi-generational Living3/10
At 84 square metres with one bathroom, this mid-terrace home lacks the spatial footprint required for comfortable multi-generational living.
- Single Buyers9/10
This home offers an excellent entry-level opportunity for single buyers looking to get onto the property ladder in a well-established and convenient location.
- Couples8/10
A three-bedroom mid-terrace property provides ideal space for couples starting out, with room for a home office or guest room.
- Empty Nesters7/10
The manageable size of the property appeals to empty nesters looking to downsize to a low-maintenance home close to town amenities, though stairs are present.
- Retirees6/10
While convenient to local services and shopping, retirees should consider that the two-story layout with stairs and a standard bathroom may require future adaptations for ageing in place.
Work
3 areas- Remote Working7/10
With three bedrooms, there is good flexibility to convert one into a dedicated home office for remote working, though broadband speeds should be independently verified.
- Hybrid Commuting7/10
The location in Clonmel provides reasonable access for hybrid workers needing to commute regionally, supported by established road links.
- Retired6/10
Retirees will find the proximity to local shops and healthcare facilities appealing, though the two-story layout requires navigation of stairs.
Practical
8 areas- Ageing in Place4/10
The two-story layout with bedrooms and the bathroom upstairs presents accessibility challenges for ageing in place without future modifications.
- Low Maintenance7/10
A mid-terrace home of 84 square metres generally requires lower upkeep than a detached property, though the E1 BER rating indicates that energy-efficiency upgrades may be needed to reduce ongoing maintenance and heating costs.
- Secure Gated Entry2/10
The property is a standard mid-terrace street-facing home without gated security.
- Minimalist Design6/10
The straightforward layout allows for a clean, minimalist interior design approach, though storage space may need optimization.
- Flexible Floor Plans5/10
The traditional two-floor layout with defined rooms offers standard residential flexibility rather than open-plan adaptability.
- Heritage Home3/10
While located in a well-established area, the property appears to be a standard mid-terrace dwelling rather than a protected historic heritage home.
- Ecological Setup3/10
The E1 BER rating highlights below-average energy efficiency, meaning buyers should budget for insulation and heating upgrades to improve its ecological footprint.
- Outdoor areas5/10
Mid-terrace properties typically offer compact rear yard spaces, and buyers should verify the exact boundary and condition of any outdoor areas.
Interests
9 areas- Gardening4/10
As a mid-terrace house with an 84 square metre footprint, garden space is likely limited, but buyers should inspect the specific plot for potential container or small-scale gardening.
- Walking8/10
The convenient location within walking distance of shopping centers and local amenities makes it easy to incorporate daily walks into a routine.
- Gym7/10
The established town setting of Clonmel offers reasonable access to local fitness facilities and wellness centers.
- Cycling7/10
The urban and suburban roads around Clonmel offer decent connectivity for cycling to local shops and services.
- Golf6/10
Clonmel and the surrounding Tipperary region offer access to local golf courses within a reasonable driving distance.
- Fishing6/10
The proximity to the River Suir in Clonmel provides good opportunities for local fishing enthusiasts.
- Horse Riding5/10
While the immediate property is urban, County Tipperary has a rich equestrian heritage with riding stables accessible via a short drive.
- Water Sports4/10
Water sports options are limited locally, though the River Suir allows for some river-based activities.
- Entertaining6/10
The ground floor features a combined kitchen/dining room and a separate living room, providing workable space for hosting guests, though overall square footage is compact.
Lifestyle
5 areas- Quiet Living5/10
Situated in a well-established urban area within Clonmel, residents can expect typical suburban and town-level ambient noise rather than complete rural quiet.
- Rural Living2/10
This is a town-based mid-terrace property rather than a rural retreat, offering proximity to urban conveniences instead of countryside isolation.
- Village Living6/10
The location provides a community-focused feel within a well-established neighborhood close to local services in Clonmel.
- Coastal Living1/10
Clonmel is an inland town in County Tipperary, far removed from coastal areas.
- Urban Living8/10
Positioned within walking distance of the Showgrounds Shopping Centre and local services, the property suits those seeking convenient urban living.
Social
6 areas- Community Involvement7/10
Well-established residential areas in Clonmel generally offer strong community ties and local neighborhood associations.
- Café Culture7/10
Proximity to the town center and shopping amenities ensures reasonable access to local cafes and social spots.
- Nightlife6/10
Clonmel town center offers a selection of pubs and social venues within manageable reach.
- Health/Wellness groups7/10
The local area supports various community clubs, pilates & stretching classes, and wellness groups.
- Networking Opportunities6/10
As a regional hub, Clonmel provides local business and community networking avenues.
- Tech-Hub Connectivity5/10
While remote work is feasible, buyers should verify local fibre broadband availability and speeds for high-tech connectivity.
Listing information
- Agent
- Sherry FitzGerald Pollard Fitzgerald
- Phone
- 052 612 1003
- Current status
- active
- Published on HouseDelve
- 9 November 2026
- Correction
- Report an issue
HD-81A1F0HouseDelve · 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.