Photograph 1 of 12 of 82 Coille Bheithe, Nenagh, Tipperary
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82 Coille Bheithe, Nenagh, TipperaryE45E772

€329,950

3 Bed~3 Bath~100 m²~BER C3

What you'll like:

  • Turn-key condition: The house is beautifully maintained and presented ready for immediate occupancy, allowing buyers to move in without requiring upfront renovation work.
  • Prime town location: Situated within walking distance of Nenagh town centre, providing convenient access to local shops, schools, and essential daily amenities.
  • Modern development: Located in a sought-after residential development known for its attractive layout and appealing neighbourhood character close to the urban core.
  • Spacious living room: Features a bright living area enhanced by laminate timber flooring, a classic open fireplace, and a large bay window.
  • Abundant natural light: The layout incorporates a front bay window and sliding doors to the rear garden, maximizing daylight penetration throughout.
  • Kitchen dining connectivity: The kitchen and dining room spans the rear of the home with direct sliding door access to the back garden.
  • Integrated appliances plumbing: The kitchen is fully plumbed for a washing machine, dryer, and dishwasher, offering practical convenience for families.
  • Three generous bedrooms: All three bedrooms feature practical timber flooring and built-in wardrobes, optimizing storage space for occupants.
  • Master en-suite bathroom: The main bedroom benefits from a fully tiled en-suite bathroom equipped with an electric shower for privacy.
  • Family bathroom provision: Includes a fully tiled family bathroom featuring a bath with an overhead electric shower, W.C., and W.H.B.
  • Handy guest W.C.: A convenient downstairs guest toilet with tiled flooring adds everyday practicality for visiting guests and residents.
  • Detached garden office: Includes a substantial shed and home office measuring over twenty-one square meters, complete with electricity and lino flooring.
  • Large corner site: Occupies a desirable corner position within the development, offering enhanced privacy and extra outdoor space compared to standard plots.
  • Extensive rear lawn: The large back lawn provides a secure outdoor area suitable for children, pets, and outdoor dining during warmer months.
  • Tarmac driveway: Features a durable tarmac driveway at the front of the property, ensuring convenient off-street parking for vehicles.
  • Mains connectivity: Connected to reliable mains water and mains sewerage services, ensuring hassle-free municipal utility management.
  • Built-in wardrobes: Every bedroom comes equipped with built-in storage solutions, reducing the immediate need for freestanding furniture purchases.
  • Accessible directions: Located just off St Conlon's road via a straightforward route from the town post office, ensuring easy visitor navigation.
  • Established estate: Built around 2003, the development benefits from mature landscaping and a settled community atmosphere over newer builds.
  • Strong rental appeal: Given its proximity to the town centre and turnkey condition, the property holds solid potential for future rental demand.

But keep in mind:

  • C3 energy rating: The C3 BER rating indicates that energy efficiency could be improved, potentially resulting in higher heating bills during winter months.
  • Oil fired heating: Relies on oil-fired central heating rather than a modern natural gas or heat pump system, requiring manual tank monitoring and refills.
  • Untested fixtures: The selling agent explicitly notes that fixtures and fittings have not been tested, so buyers should budget for potential repairs.
  • Office compliance check: Buyers should verify whether the garden home office has proper planning permission and building regulation compliance for working use.
  • Floor area constraint: With a total floor area of approximately 100 square meters, growing families might find storage and living space somewhat limited over time.
  • Open fireplace emissions: Traditional open fireplaces are less thermally efficient than closed-combustion stoves and can contribute to heat loss when not in use.
  • Electric shower reliance: Both showers rely on electric heating elements, which can draw high amounts of electricity and may require eventual replacement.
  • Traffic and parking: Being part of a popular development, buyers should observe peak-time parking dynamics and potential congestion near the corner plot.
  • Boundary verification: Given the unique corner site layout, purchasers should inspect the legal title maps carefully to confirm exact boundary lines.
  • Insulation standards: Built in 2003, the property may benefit from upgraded attic or wall insulation to meet modern comfort expectations.
  • Maintenance of shed: The detached timber or outbuilding structure requires ongoing exterior maintenance and weatherproofing to prevent dampness and wear.
  • Garden security: A large corner plot and expansive rear lawn may require additional fencing or security gates to ensure complete child and pet safety.
  • Surface water drainage: Buyers should inspect the tarmac driveway and garden grading during heavy rainfall to ensure proper surface water run-off.
  • Window glazing check: Purchasers should investigate the age and thermal performance of the window double glazing throughout the property.
  • Roof space inspection: A professional structural survey should assess the roof timbers and insulation depth in the attic for any latent defects.
  • Plumbing appliance age: As appliances like dishwashers and washing machine plumbing points are unverified, buyers should test their functional status before closing.
  • BER improvement costs: Upgrading the energy rating from C3 to a higher tier will require financial investment in insulation, heating, or renewable upgrades.
  • Storage limitations: While bedrooms have built-in wardrobes, the overall internal footprint lacks a dedicated walk-in hot press or extensive cloakroom.
  • Proximity impacts: Buyers sensitive to suburban traffic noise should evaluate acoustic levels from nearby internal estate roads and neighbouring properties.
  • Future extension limits: The presence of the large garden office structure may limit the footprint available for any future physical house extensions.

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 mildly undervalued compared with the available evidence.
  • The asking price of €329,950 appears slightly below recent local market norms when compared with multiple similar three-bedroom residences within the same development trading around €332,000 to €337,000.
  • Valuation signals are heavily supported by the inclusion of a substantial wired home office shed, a large corner site, and a turn-key interior condition that typically commands a market premium.
  • Potential factors supporting or justifying this pricing level include strong buyer demand for walk-in condition homes near town amenities, though a C3 energy rating could slightly constrain upside valuation compared to higher-efficiency properties.
  • Overall, the pricing reflects a fair and competitive positioning relative to verified neighborhood transactions, offering realistic value for buyers seeking immediate occupancy without requiring immediate capital expenditure.

Build Analysis

What we know from similar construction types

  • The property is a three-bedroom, semi-detached or similar style home built around 2003, located in a modern development.
  • Features oil-fired central heating (O.F.C.H.), mains water, and mains sewerage, which a buyer should inspect for maintenance history and efficiency.
  • Includes a detached shed or home office measuring approximately 21.83 sq. m. with electricity, which the buyer should verify has appropriate planning permission and building compliance for home office use.
  • Occupies a large corner site with a tarmac driveway and rear garden, offering potential but requiring checks on boundary lines and title details.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost is approximately 1,200 to 1,600 euro.
  • Explanation: The property has a C3 BER rating and uses oil-fired central heating with a floor area of 100 square metres, meaning energy usage will depend on occupancy habits and prevailing fuel prices.

Pollution Safe

9/10

Environmental situation to investigate

  • The property is located in a modern suburban residential development with no immediate proximity to heavy industrial plants or major waste facilities.
  • Any historical or regional environmental concerns should be independently verified by prospective buyers.

Flood Safe

8/10

Water overflow reports to follow up

  • The development is situated in an established residential area within Nenagh, generally considered to have a lower risk of direct river or coastal flooding.
  • Buyers should consult local authority flood maps and carry out environmental due diligence to confirm localized drainage or surface water risks.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

  • 231 COILLE BHEITHE, ST CONLANS RD, NENAGH

    Sale date
    Declared sale price
    €332,000.00
  • 209B COILLE BHEITHE, NENAGH, CO TIPPERARY

    Sale date
    Declared sale price
    €182,500.00
  • 272 COILLE BHEITHE, ST CONLONS RD, NENAGH

    Sale date
    Declared sale price
    €337,000.00
  • 213 COILLE BHEITHE, ST CONLONS RD, NENAGH

    Sale date
    Declared sale price
    €328,000.00
  • NO. 223 COILLE BHEITHE, NENAGH, TIPPERARY

    Sale date
    Declared sale price
    €370,000.00

Recent sales in the wider Nenagh area

  • BREFFNI, GORTLANDROE, NENAGH

    Sale date
    Declared sale price
    €397,500.00
  • CASTLEQUARTER, TOOMEVARA, NENAGH

    Sale date
    Declared sale price
    €400,000.00
  • 12A CLUAIN MUILLEAN, TYONE, NENAGH

    Sale date
    Declared sale price
    €310,000.00
  • 7 ST PATRICKS TCE, NENAGH, TIPPERARY

    Sale date
    Declared sale price
    €337,000.00
  • 22 MITCHEL ST, NENAGH, TIPPERARY

    Sale date
    Declared sale price
    €80,000.00

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

  • 82 COILLE BHEITHE, NENAGH, TIPPERARY

    Sale date
    Declared sale price
    €235,000.00

Buyer fees*

Associated expenses guide

  • Stamp duty: approximately 1 percent of the purchase price up to 1 million euro, translating to about 3,300 euro for this property.
  • Solicitor legal fees: roughly 1,500 to 2,500 euro excluding VAT and outlays.
  • Land registration fees: approximately 700 to 800 euro for deed registration and property registration authority charges.
  • Property valuation fees: around 150 to 300 euro if required for mortgage purposes.
  • Surveyor fees: approximately 400 to 800 euro depending on the level of structural survey undertaken.
  • Annual home insurance: estimated between 350 and 650 euro per year depending on the level of coverage and property specifics.

Forum Talk

What people are saying about this area

  • Locals in Nenagh frequently discuss the convenience of living within walking distance of the town centre and local amenities.
  • Developments like Coille Bheithe are often highlighted in regional discussions for being family-friendly and well-maintained.
  • Residents often share commuting tips regarding access to the M7 motorway and proximity to Limerick and Ennis.
  • Community forums regularly touch upon the availability of local sports clubs, schools, and shopping facilities in the Nenagh area.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The property features three bedrooms and a large rear lawn on a corner site, making it safe and spacious for young children to play, though buyers should verify the security of the garden boundary.

    7/10
  • Teenagers

    Three bedrooms and a separate shed/home office provide good space for teenagers, and the proximity to Nenagh town centre offers independence and access to local amenities.

    7/10
  • Multi-generational Living

    With 100 square metres of floor area and three bedrooms, space is somewhat limited for multi-generational living, though the outdoor shed/home office offers additional functional space.

    4/10
  • Single Buyers

    Presented in turn-key condition with three bedrooms and a home office, this property is ideal for single buyers looking for extra space to work from home.

    8/10
  • Couples

    The modern layout, bright living areas, and turn-key condition make this an excellent choice for couples starting out or looking for a convenient location near town.

    8/10
  • Empty Nesters

    The manageable 100 square metre floor area and low-maintenance features suit empty nesters well, though stairs are required to access all bedrooms and bathrooms.

    7/10
  • Retirees

    While close to town amenities and presented in turn-key condition, retirees should note that all bedrooms are located on the first floor, requiring stair climbing daily.

    6/10

Work

3 areas
  • Remote Working

    The property includes a substantial shed/home office measuring 21.83 square metres equipped with lino flooring and electricity, making it ideal for remote working.

    9/10
  • Hybrid Commuting

    Located near Nenagh town centre with reasonable transport links, making hybrid commuting viable for those traveling to nearby regional hubs.

    7/10
  • Retired

    The turn-key condition and proximity to amenities suit retirees, though property maintenance and stairs should be taken into consideration.

    6/10

Practical

8 areas
  • Ageing in Place

    While the home is easy to maintain and close to town, the presence of stairs to all bedrooms and bathrooms presents a challenge for long-term ageing in place without modification.

    5/10
  • Low Maintenance

    Presented in turn-key condition with a tarmac driveway and modern finishes, requiring minimal immediate upkeep.

    8/10
  • Secure Gated Entry

    The property is located in an open residential development and does not feature secure gated entry.

    2/10
  • Minimalist Design

    The layout features clean, contemporary rooms and neutral finishes that lend themselves well to a minimalist aesthetic.

    6/10
  • Flexible Floor Plans

    The inclusion of a detached shed/home office alongside the standard three-bedroom layout provides flexibility for various household needs.

    6/10
  • Heritage Home

    This is a modern home built in 2003 rather than a period or heritage property.

    1/10
  • Ecological Setup

    The property has a BER rating of C3, meaning buyers may want to investigate energy efficiency upgrades to improve its ecological setup.

    5/10
  • Outdoor areas

    Benefiting from a large rear lawn on a corner site, a tarmac driveway, and an outdoor shed/home office, providing excellent exterior space.

    8/10

Interests

9 areas
  • Gardening

    The property benefits from a large rear lawn on a corner site, providing a good space for gardening enthusiasts to develop flowerbeds or vegetable patches.

    6/10
  • Walking

    The location within walking distance of Nenagh town centre and local amenities makes it very convenient for daily walks.

    8/10
  • Gym

    Proximity to the town centre allows for reasonable access to local fitness facilities, and the home office could potentially double as a home gym space.

    6/10
  • Cycling

    The residential setting near the town centre provides decent access to local roads for cycling, though specific cycling infrastructure should be verified.

    6/10
  • Golf

    Nenagh offers local golfing facilities within a reasonable driving distance from the development.

    6/10
  • Fishing

    The general area in County Tipperary offers access to rivers and lakes for fishing enthusiasts, requiring a short drive.

    5/10
  • Horse Riding

    While Tipperary has strong equestrian roots, local riding stables would require travel outside the immediate town development.

    4/10
  • Water Sports

    Lough Derg is relatively nearby for water sports enthusiasts, though a drive is necessary to reach the water.

    4/10
  • Entertaining

    The kitchen/dining room with sliding doors leading to the rear garden creates a practical flow for hosting family and friends.

    7/10

Lifestyle

5 areas
  • Quiet Living

    Located in a modern and sought-after residential development just minutes from the town centre, offering a relatively peaceful neighborhood setting.

    7/10
  • Rural Living

    This is a suburban residential development setting rather than a rural environment, though the surrounding Tipperary countryside is easily accessible.

    3/10
  • Village Living

    Being situated just minutes from Nenagh town centre provides a strong sense of community and convenient access to local shops and services.

    8/10
  • Coastal Living

    The property is located inland in Tipperary and is far away from any coastal areas.

    1/10
  • Urban Living

    Offers good proximity to the town centre and local amenities, combining neighborhood living with convenient access to urban services in Nenagh.

    6/10

Social

6 areas
  • Café Culture

    Proximity to Nenagh town centre ensures easy access to local cafes, coffee shops, and social spots.

    7/10
  • Nightlife

    Local pubs and social venues in Nenagh town centre are within walking distance or a short drive away.

    6/10
  • Community Involvement

    Being part of a modern residential development close to Nenagh fosters good community engagement and local participation.

    7/10
  • Health/Wellness groups

    Access to local health and wellness groups is supported by the property's close proximity to the town centre.

    6/10
  • Networking Opportunities

    Networking opportunities are typical of a regional town, supported by the dedicated home office space for professionals.

    5/10
  • Tech-Hub Connectivity

    While the home office provides a great workspace, buyers should verify the specific broadband speeds and tech-hub connectivity available in the area.

    5/10

Listing information

Agent
REA Eoin Dillon
Phone
067 33 468
Published on HouseDelve
26 September 2026
Correction
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Property reference: HD-5215EAHouseDelve · Republic of Ireland

Report 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.