9 Ballycraggan, Puckane, Nenagh, TipperaryE45PK23
€199,950
3 Bed~1 Bath~88 m²~BER G
What you'll like:
- Affordable entry price: At €199,950, this property offers an accessible entry point for first-time buyers looking to secure a permanent home without excessive debt.
- Charming rural village: Situated in Puckane, residents enjoy a close-knit community atmosphere with local amenities like a primary school, shop, and pub within walking distance.
- Proximity to Nenagh town: Located less than ten kilometres from Nenagh town centre, ensuring convenient access to supermarkets, secondary schools, medical services, and everyday conveniences.
- Lakeside lifestyle appeal: Positioned less than five kilometres from the popular lakeside village of Dromineer, providing fantastic opportunities for water sports, boating, and scenic walks near Lough Derg.
- Semi-detached layout: As a three-bedroom semi-detached bungalow, the home provides manageable single-level living combined with the structural independence of having only one direct neighbor.
- Immediate occupancy ready: The listing indicates the property is ready for immediate occupancy, which helps buyers minimize costly interim rental expenses after closing the sale.
- Open-plan kitchen hub: The spacious kitchen and dining room forms the social heart of the house, featuring a central island that enhances daily meal preparation and family interaction.
- Character kitchen features: Equipped with a traditional Belfast sink and an oil-fired Stanley range, the kitchen successfully blends rustic cottage charm with modern domestic convenience.
- Integrated modern appliances: Includes a built-in dishwasher and a gas hob integrated into the central island, saving the new owner from immediate appliance purchase expenses.
- Welcoming living room: The comfortable living room provides ample space for relaxation and entertaining, anchored by a solid fuel open fireplace that creates a cozy focal point.
- Dual heating capability: Features a solid fuel open fireplace equipped with a back boiler to heat water and radiators, offering a practical alternative or supplement to oil-fired central heating.
- Tiled entrance porch: Provides a practical buffer zone at the front door to catch wet coats and muddy boots before entering the main living areas.
- Bright sunroom extension: The fully tiled sunroom offers an additional light-filled seating area and seamless direct access out to the private rear garden space.
- Three functional bedrooms: Comprises three well-proportioned bedrooms finished with durable laminate timber flooring, offering flexible accommodation for children, guests, or a home office.
- Built-in wardrobe storage: Includes built-in bedroom storage that maximizes floor area efficiency and saves buyers the immediate cost of purchasing free-standing wardrobes.
- Modernized bathroom setup: The fully tiled bathroom features a convenient shower enclosure, WC, wash hand basin, and a heated towel rail for added daily comfort.
- Private outdoor space: The enclosed rear garden provides a safe environment for children and pets, offering excellent potential for personalized landscaping and outdoor dining.
- Useful exterior storage: Features a block-built external shed measuring approximately 8.49 square metres, perfect for securely storing bicycles, gardening tools, and outdoor equipment.
- Established residential setting: Located within a recognized village development towards the rear, offering a quieter environment away from immediate passing traffic.
- Stable asking price: The asking price of €199,950 has remained steady during tracking history, suggesting a transparent and fixed pricing strategy by the vendor.
But keep in mind:
- Poor energy rating: The property holds a very low BER rating of G, which indicates severe energy inefficiency and high potential heating costs for the future occupant.
- Substantial upgrade costs: Due to the G energy rating, buyers should budget significantly for comprehensive insulation, window upgrades, and heating system modernisations to achieve comfortable living standards.
- Septic tank due diligence: The property utilizes a septic tank rather than mains drainage, requiring the buyer to inspect its condition, regulatory compliance, and maintenance history.
- Unverified services condition: The selling agent explicitly notes that appliances, fixtures, and services have not been tested, meaning the buyer must commission independent professional inspections before purchase.
- Small second bedroom: Bedroom two measures approximately 2.08 metres by 2.71 metres, which severely limits its usability as a double bedroom or comfortable full-time child's room.
- Older construction era: Built in 1975, the property is over fifty years old and may harbor hidden defects related to aging electrical wiring, plumbing, or roof structures.
- Oil heating reliance: Relies on oil-fired central heating via a Stanley range, subjecting household running costs to the volatility of international home heating oil prices.
- Compact bathroom footprint: The main bathroom measures around 2.23 metres by 1.64 metres, offering limited space which could feel cramped for a busy family household.
- Single bathroom constraint: With only one bathroom servicing all three bedrooms, morning queues and household congestion are likely during peak getting-ready times.
- Limited indoor footprint: With a total floor area of roughly 88.26 square metres, the accommodation is relatively compact and offers little room for future internal expansion without structural work.
- Remote village dependency: Living in Puckane requires regular car travel for major grocery shopping, employment opportunities, and comprehensive healthcare services in larger towns.
- Potential drainage liabilities: Shared or private effluent treatment systems associated with older village developments require thorough legal and technical investigation regarding maintenance responsibilities.
- Outdated window performance: Houses built in the 1975 era often feature older double glazing or degraded frames that contribute significantly to heat loss and drafts.
- Ventilation and damp checks: Sunrooms and extensions added to older dwellings should be carefully inspected for proper damp proofing, condensation control, and thermal bridging.
- Roof space insulation check: Buyers should personally verify the depth and condition of attic insulation, as G-rated homes frequently lack adequate roof space thermal protection.
- Plumbing system evaluation: The combination of an older oil-fired Stanley range and traditional pipework warrants an exhaustive plumbing survey to prevent unexpected leak repairs.
- Electrical compliance review: The fuse board and electrical circuits dating from earlier decades may require complete rewiring to meet modern safety and load standards.
- Garden maintenance needed: The listing notes the rear garden offers potential for landscaping, implying that the current outdoor area may be overgrown or under-developed.
- Limited local rental yield: While suitable for owner-occupation, buy-to-let investors should carefully analyze local rental caps and demand dynamics in rural Tipperary villages.
- Negotiation margin uncertainty: The absence of recorded price reductions does not guarantee that the vendor will refuse lower offers, requiring careful negotiation based on required upgrade works.
Price positioning
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- The asking price appears broadly aligned with regional values because it reflects typical pricing trends for a three-bedroom semi-detached bungalow in a rural village setting close to lakeside amenities and major towns.
- Valuation signals are supported by stable historical pricing patterns within the immediate development, where similar properties have achieved comparable figures over recent years, demonstrating consistent localized demand.
- Factors that could support this price include the property's ready-for-occupancy condition and useful additions like a sunroom, whereas a low energy rating could potentially undermine buyer enthusiasm or limit competitive bidding.
- Additional relevant market indicators include steady rural housing demand, proximity to Lough Derg, and the absence of any recorded price reductions, suggesting a confident initial pricing strategy by the vendor.
Build Analysis
What we know from similar construction types
- The property is a semi-detached bungalow built in approximately 1975, suggesting traditional cavity wall or single-skin construction that may require insulation upgrades.
- Heating is provided by an oil-fired Stanley range and an open fireplace with a back boiler, alongside oil-fired central heating, which should be inspected for efficiency and compliance.
- The inclusion of a septic tank means a buyer should investigate its registration, capacity, and current condition to ensure compliance with environmental regulations.
- The addition of a sunroom should be checked for proper planning compliance, building regulations, and structural integration with the main bungalow.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property holds a G BER rating, indicating poor energy efficiency and high heat loss.
- A comprehensive deep retrofit to bring the home to a modern energy standard would likely cost between 45,000 and 65,000 euros.
- This estimated cost covers external wall insulation, upgraded roof insulation, double or triple-glazed windows and exterior doors, a modern heating system such as a heat pump, and necessary ventilation upgrades.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,800 to €2,500.
- Explanation: Given the floor area of approximately 88 square metres and a poor BER rating of G, the property is likely to have high thermal losses, requiring significant energy input from the oil-fired range and solid fuel back boiler.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The immediate settlement of Puckane is situated safely away from major coastal flood zones, though general caution is always advised near regional watercourses and Lough Derg tributaries.
- Prospective buyers should review local OPW flood mapping to confirm whether surface water or pluvial flooding risks apply specifically to the site or access roads.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
17 BALLYCRAGGAN, PUCKANE, NENAGH
- Sale date
- Declared sale price
- €200,000.00
8 BALLYCRAGGAN, PUCKANE, NENAGH
- Sale date
- Declared sale price
- €150,000.00
15 BALLYCRAGGAN, PUCKANE, NENAGH
- Sale date
- Declared sale price
- €147,500.00
1 BALLYCRAGGAN, PUCKANE, NENAGH
- Sale date
- Declared sale price
- €100,000.00
Recent sales in the wider Puckane area
15 CONNOLLY ST, NENAGH, TIPPERARY
- Sale date
- Declared sale price
- €130,000.00
155 COILLE BHEITHE, ST. CONLAN'S ROAD, NENAGH
- Sale date
- Declared sale price
- €328,000.00
6 MACDONAGH ST, NENAGH, TIPPERARY
- Sale date
- Declared sale price
- €190,000.00
POPULAR RISE, BENEDINE, NENAGH
- Sale date
- Declared sale price
- €550,000.00
TYONE, NENAGH, TIPPERARY
- Sale date
- Declared sale price
- €330,000.00
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: €1,999.5 — 1% of €199,950.
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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 €3,000 plus VAT and outlays.
- Land registration fees: approximately €400 to €800 depending on the property value and registration type.
- Property valuation fee: approximately €150 to €300 for mortgage or independent valuation.
- Surveyor fees: approximately €400 to €900 depending on the level of survey detail.
- Annual home insurance: approximately €350 to €700 depending on the level of cover and property specifics.
Forum Talk
What people are saying about this area
- Locals in Puckane frequently discuss community events, GAA matches, and village updates via regional community groups on social media.
- Proximity to Lough Derg makes water sports, fishing, and local amenities common topics of interest among residents and visitors.
- Traffic calming measures and rural road safety around the R493 approach to the village are occasionally raised by local community associations.
- Development and housing demand in rural Tipperary villages like Puckane and Dromineer draw regular commentary regarding local service capacity.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property features a safe private rear garden and is situated in a quiet village setting close to a local primary school, making it quite suitable for young children.
- Teenagers5/10
With three bedrooms and a manageable layout, it offers space for a small family, though the rural village location provides limited entertainment options for teenagers.
- Multi-generational Living4/10
At under 90 square metres and with only one bathroom, the property lacks the space and separation needed for comfortable multi-generational living.
- Single Buyers8/10
Affordable pricing at under €200,000 makes this a very accessible option for single first-time buyers looking to enter the property market.
- Couples8/10
The three-bedroom layout and peaceful village environment provide a comfortable and cost-effective home for couples starting out.
- Empty Nesters7/10
Being a single-level bungalow with low maintenance requirements, this home is well-suited for empty nesters looking to downsize.
- Retirees8/10
The single-storey bungalow design minimizes stairs, making it highly practical for retirees planning for the future, though proximity to medical facilities should be verified.
Work
3 areas- Remote Working7/10
The separate rooms and peaceful environment are conducive to working from home, but reliable broadband speeds should be verified by the buyer.
- Hybrid Commuting5/10
With Nenagh under 10km away and broader transport links accessible, hybrid commuting is feasible, though dependent on a reliable vehicle.
- Retired9/10
The peaceful village environment and single-level bungalow layout make this an ideal retirement retreat.
Practical
8 areas- Ageing in Place9/10
As a single-storey bungalow, the property is inherently well-suited for ageing in place, minimizing mobility hurdles.
- Low Maintenance7/10
The modest size and compact garden mean upkeep is manageable, though buyers should investigate the condition of the G-rated building fabric and septic tank.
- Secure Gated Entry2/10
The property does not feature secure gated entry, relying on standard semi-detached suburban/village positioning.
- Minimalist Design6/10
The straightforward bungalow layout lends itself well to minimalist interior styling.
- Flexible Floor Plans5/10
The layout is traditional with defined rooms and a sunroom extension, offering limited structural flexibility.
- Heritage Home3/10
Built in 1975, the property is a mid-century semi-detached home rather than a traditional historic heritage property.
- Ecological Setup2/10
With a G BER rating, the property has poor energy efficiency and would require significant upgrades to achieve an ecological standard.
- Outdoor areas7/10
Features a private rear garden with a small block-built shed, offering good practical outdoor utility and potential.
Interests
9 areas- Gardening7/10
The private rear garden provides a great canvas for keen gardeners to develop landscaping or outdoor planting.
- Walking8/10
The scenic village location and proximity to Lough Derg offer plenty of pleasant walking routes in the surrounding countryside.
- Gym3/10
There are no fitness facilities directly in the village, meaning residents would need to travel to Nenagh for gym access.
- Cycling7/10
The surrounding rural roads offer quiet routes for cycling enthusiasts, though traffic conditions on main connector routes should be checked.
- Golf4/10
Golf enthusiasts would need to travel outside the immediate village to access nearby courses in the wider Nenagh area.
- Fishing8/10
Proximity to Lough Derg just 5km away makes this an excellent location for fishing and angling hobbies.
- Horse Riding6/10
The rural Tipperary setting is generally supportive of equestrian interests, though local stables and facilities should be investigated.
- Water Sports8/10
Being close to Dromineer and Lough Derg provides fantastic access to sailing, boating, and various water sports.
- Entertaining6/10
The open-plan kitchen and dining area along with a sunroom offer decent spaces for hosting guests, though the overall property footprint is modest.
Lifestyle
5 areas- Quiet Living9/10
Located in a peaceful rural village setting away from major urban noise, this property offers a high degree of quiet living.
- Rural Living9/10
Situated in a charming rural village surrounded by countryside and close to Lough Derg, it delivers an authentic rural lifestyle.
- Village Living10/10
Positioned directly in Puckane village with local amenities like a primary school, shop, pub, and GAA grounds within walking distance.
- Coastal Living3/10
While not coastal, the property is located less than 5km from the popular lakeside village of Dromineer on Lough Derg, offering inland water appeal.
- Urban Living2/10
Urban conveniences are limited locally, requiring a drive of nearly 10km to reach Nenagh town centre for major amenities.
Social
6 areas- Community Involvement8/10
Puckane is a tight-knit village community with local amenities like GAA grounds and a pub that foster active community involvement.
- Café Culture3/10
Café options directly within the village are minimal, with residents typically heading to nearby Dromineer or Nenagh for coffee culture.
- Nightlife3/10
Nightlife is limited to local village pubs, with extensive entertainment and nightlife requiring travel to Nenagh.
- Health/Wellness groups4/10
Local wellness groups are sparse in the immediate village, requiring travel to larger nearby towns for specialized classes.
- Networking Opportunities2/10
Professional networking opportunities are very limited in a small rural village setting.
- Tech-Hub Connectivity2/10
The location lacks proximity to major tech hubs, making remote high-tech employment entirely reliant on home internet infrastructure.
Listing information
- Agent
- REA Eoin Dillon
- Phone
- 067 33 468
- Current status
- active
- Published on HouseDelve
- 1 November 2026
- Correction
- Report an issue
HD-5A4A66HouseDelve · 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.