9 Park Court, Tullamore, Co. OffalyR35PF30
€189,000
2 Bed~1 Bath~50 m²~BER D1
What you'll like:
- Town Centre Location: Situated right in Tullamore town centre, this apartment provides effortless walking access to all local amenities, shops, and services, making daily errands exceptionally convenient.
- Gated Entrance Security: The development is approached via electronic gates, which enhances privacy and security for residents while providing peace of mind regarding vehicle and pedestrian access.
- Freshly Decorated Interior: The property features fresh paint throughout, offering a clean and modern aesthetic that allows a new owner to move in without undertaking immediate cosmetic work.
- New Flooring Installed: Newly fitted laminated timber flooring and carpets provide a fresh, updated feel underfoot and eliminate the need for immediate floor replacement expenses.
- Dual Aspect Living Area: The open-plan kitchen, living, and dining space benefits from a dual aspect layout, allowing abundant natural light to flood the room throughout the day.
- Private Sunny Balcony: Patio doors from the main living area open out onto a private balcony, creating a pleasant outdoor spot to relax and enjoy sunny weather.
- Sage Green Kitchen: The kitchen area is equipped with attractive sage green units that add a stylish, contemporary touch to the cooking and entertaining space.
- Two Double Bedrooms: Unusually for a compact footprint, the layout includes two proper double bedrooms, offering flexible accommodation for guests, a home office, or sharers.
- Allocated Parking Space: The property includes a designated licence to park one car, ensuring reliable off-street parking in a busy town centre location.
- Mature Development Grounds: Park Court features attractive communal areas with mature trees and well-kept lawns, creating a pleasant and established residential environment.
- Stable Asking Price: The asking price has remained stable at 189000 euros since tracking began, indicating a firm pricing strategy from the vendor without erratic fluctuations.
- Compact Floor Area: Measuring 50 square metres, the property offers an easily manageable footprint that requires minimal ongoing maintenance and lower cleaning effort.
- Fully Tiled Bathroom: The bathroom is fully tiled and includes a standard bath, toilet, and wash hand basin, offering a practical and water-resistant finish.
- Entryway Laminate Flooring: The entrance hallway features attractive oak-style laminated flooring that creates an inviting first impression upon entering the apartment.
- Good Room Proportions: Main living and bedroom dimensions are well proportioned for an apartment of this size, ensuring functional furniture placement without feeling cramped.
- Rental Potential Appeal: Due to its central location and two-bedroom configuration, the property may attract strong interest from local tenants seeking accessible accommodation.
- First Floor Position: Being located on the first floor provides an elevated viewpoint and enhanced privacy compared to ground floor units in the same block.
- Electric Central Heating: The apartment is fitted with electric central heating, providing independent climate control for each room without reliance on a shared boiler system.
- Established Residential Setting: Located within a known development, buyers benefit from a community of established neighbours rather than an untested new-build construction site.
- Direct Agent Contact: The property is handled by an established local agency, facilitating straightforward communication and scheduling for prospective buyer viewings.
But keep in mind:
- D1 Energy Rating: The property holds a D1 BER rating, indicating poor energy efficiency which will likely result in higher heating bills and potential retrofit costs.
- High Energy Consumption: The energy performance indicator of 242 kilowatt-hours per square metre per year confirms that heat retention is sub-optimal and requires improvement.
- Annual Management Fees: Owners must pay an annual management fee of 1250 euros, which adds a recurring overhead that will impact long-term holding costs.
- Compact Total Area: At only 50 square metres, the overall living space is relatively tight, which may feel restrictive for long-term living or households with significant possessions.
- Electric Heating Costs: Electric central heating systems can be expensive to run compared to gas or heat pump alternatives, particularly with a D1 energy rating.
- Management Fee Inflation: Buyers should investigate historical increases in the 1250 euro annual management fee to assess future cost escalation risks and sinking fund adequacy.
- First Floor Access: As a first floor apartment without lift mention, daily access relies entirely on stairs, which could pose mobility challenges for certain occupants.
- Car Park Licence Terms: The listing notes a licence to park one car rather than deeded ownership, meaning parking rights should be verified with the management company.
- Single Bathroom Limit: With only one bathroom serving both double bedrooms, peak morning times may create household bottlenecks for residents and guests.
- No Gas Supply: The reliance on electric heating indicates a lack of natural gas infrastructure in the apartment, limiting future heating upgrade options.
- Unknown Building Warranty: Buyers should verify if any structural guarantees or building warranties remain active given the established nature of the development.
- Apartment Complex Density: Living in a town centre development can bring potential noise issues from neighbouring properties, communal areas, and nearby traffic.
- Sinking Fund Verification: Prospective buyers need to check the financial health of the management company to ensure adequate reserves exist for major roof or structural repairs.
- Covenants and Restrictions: Management companies often enforce strict rules regarding pets, subletting, and exterior alterations, which buyers should review before purchasing.
- Waste Management Logistics: Buyers should investigate how refuse collection is handled within the development and whether bin charges are included in the management fee.
- Insurance Responsibilities: The building insurance is typically covered by the management fee, but buyers must verify what specific interior contents and liability policies they need.
- Limited Storage Space: The floor plan does not highlight dedicated internal storage rooms or attic space, meaning belongings must be stored within living areas or bedrooms.
- Ventilation and Condensation: D1-rated apartments with dual aspect layouts can still be prone to condensation if adequate background ventilation and heating habits are not maintained.
- Resale Liquidity Factors: Smaller apartments with lower energy ratings may experience different market demand cycles compared to larger detached houses in the same region.
- Asking Price Evaluation: At 189000 euros for 50 square metres, buyers should compare recent local transaction values for similar apartments to ensure the price reflects current market value.
Price positioning
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- The asking price appears somewhat overvalued because it exceeds historical benchmarks for similar units within the same development, pushing the limits of the local town centre market for a compact fifty square metre apartment.
- Upward valuation signals stem from fresh decorative upgrades including newly installed laminated flooring and carpets, plus a highly convenient gated town centre location offering strong rental or first time buyer appeal.
- Potential factors that could support such a price include high current housing demand and limited apartment supply in Tullamore, whereas factors undermining it include the mediocre D1 energy rating and ongoing annual management fees.
- Relevant considerations also involve the stability of the asking price since tracking began, suggesting the agent is holding firm on expectations despite broader economic cost pressures and energy efficiency retrofit requirements.
Build Analysis
What we know from similar construction types
- The property is a first-floor apartment measuring approximately 50 square meters with a dual-aspect kitchen and living-dining room.
- The listing notes electric central heating (ECH), which can be relatively expensive to run compared to modern heat pump systems.
- A buyer should investigate the management company structure, the ongoing annual management fee of 1,250 euros, and what common area maintenance or sinking funds are covered.
- Verify the terms of the car park space licence mentioned in the details.
- Check fire safety compliance and sound insulation standards typical of apartment developments from its era of construction.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a D1 BER rating, indicating that energy efficiency falls into the lower bracket where heat loss through walls, windows, and roof spaces is likely significant.
- A deep retrofit to bring a property of this size (approx. 50 square meters) to a high BER standard (such as A or B) would typically involve upgrading insulation, replacing electric heating with an energy-efficient alternative, and potentially upgrading windows and doors.
- Estimated costs for a comprehensive apartment deep retrofit can range from 15,000 to 30,000 euros, though apartment retrofits are often restricted by management company rules regarding external insulation and window replacements.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 700 to 900 euro.
- The property has a D1 BER rating and a floor area of 50 square meters with electric central heating, which generally results in moderate energy consumption compared to larger properties.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The property is located in Tullamore town centre near mapped river flood zones, indicating some surrounding geographical exposure to fluvial overflow.
- As a first floor apartment, the main living and sleeping accommodations are elevated above ground level, offering a practical physical buffer against shallow surface water or localized pooling.
- While nearby river models show low-frequency flood probabilities within close proximity, the immediate development benefits from a relatively secure separation distance from the main modeled hazard boundaries.
The property is outside the mapped flood area. But the nearest mapped area is approximately 45 metres away.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
5 PARK COURT, TARA ST, TULLAMORE
- Sale date
- Declared sale price
- €135,000.00
15 PARK COURT, TARA ST, TULLAMORE
- Sale date
- Declared sale price
- €142,000.00
14 PARK COURT, TARA ST, TULLAMORE
- Sale date
- Declared sale price
- €160,000.00
Recent sales in the wider Tullamore area
3A EDGEWATER, CONVENT RD, TULLAMORE
- Sale date
- Declared sale price
- €216,000.00
11 THE COTTAGES, CLONEYGOWAN, TULLAMORE
- Sale date
- Declared sale price
- €240,000.00
GEASHILL, TULLAMORE, COUNTY OFFALY
- Sale date
- Declared sale price
- €260,000.00
74 NORBURY WOODS, TULLAMORE, OFFALY
- Sale date
- Declared sale price
- €357,000.00
25 GRAND CANAL COURT, TULLAMORE, OFFALY
- Sale date
- Declared sale price
- €320,000.00
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: €1,890 — 1% of €189,000.
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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 outlay and VAT.
- Land registration fees: approximately 400 to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 to 250 euro for a standard mortgage valuation.
- Surveyor fees: approximately 400 to 700 euro for a basic structural survey.
- Annual home insurance: approximately 300 to 600 euro depending on the level of contents and building cover.
Forum Talk
What people are saying about this area
- Residents frequently discuss the convenience of living within walking distance of Tullamore town centre and local amenities.
- Discussions on local forums often highlight the secure gated access and mature green spaces found within residential developments off Tara Street.
- Property management fees and maintenance of shared grounds are common topics of interest among apartment owners in the area.
- Local commentary often notes steady demand for well-maintained two-bedroom apartments suitable for first-time buyers and investors.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children4/10
The apartment has two bedrooms and 50 square metres of floor area, which is somewhat compact for young children, though the development features lawned areas and mature trees.
- Teenagers3/10
With only 50 square metres of space and one bathroom shared between bedrooms, teenagers will likely find the accommodation restrictive as they grow.
- Multi-generational Living2/10
The limited floor area of 50 square metres and single bathroom make multi-generational living highly impractical in this property.
- Single Buyers9/10
This two-bedroom first-floor apartment offers an affordable entry point at an asking price of 189000 euros, making it exceptionally well-suited for single buyers.
- Couples8/10
The property provides two double bedrooms and a dual-aspect kitchen, living, and dining room, offering a comfortable layout for a couple.
- Empty Nesters8/10
Being a first-floor apartment with managed grounds and low maintenance requirements, this home is ideal for empty nesters looking to downsize.
- Retirees6/10
While the low-maintenance apartment style suits retirees, access is via the first floor, which may present mobility considerations to verify regarding stairs.
Work
3 areas- Remote Working7/10
The second bedroom could easily be utilized as a home office, though internet broadband speeds should be verified by the buyer.
- Hybrid Commuting7/10
Tullamore benefits from rail and road links, making hybrid commuting feasible for professionals working in nearby urban hubs.
- Retired8/10
The manageable apartment size, managed development, and proximity to town amenities suit retirement living well.
Practical
8 areas- Ageing in Place5/10
While maintenance is low, the property is a first-floor apartment accessed by stairs, which may become a consideration for long-term ageing in place.
- Low Maintenance9/10
As a 50 square metre apartment with an annual management fee of 1250 euros covering communal upkeep, exterior maintenance is minimal.
- Secure Gated Entry9/10
The listing highlights that the development is approached via electronic gates, adding a layer of security and controlled access.
- Minimalist Design7/10
The compact 50 square metre layout with freshly painted surfaces and laminated flooring lends itself well to minimalist living.
- Flexible Floor Plans5/10
The apartment has a fixed layout comprising an entrance hall, open-plan kitchen/living/dining room, two double bedrooms, and a bathroom, offering limited structural flexibility.
- Heritage Home2/10
The property is a standard modern apartment development rather than a period or heritage home.
- Ecological Setup4/10
The property carries a BER rating of D1 with electric central heating (ECH), indicating that energy efficiency could be improved.
- Outdoor areas5/10
Private outdoor space is limited to a sunny balcony accessed via patio doors, supplemented by shared mature trees and lawned grounds.
Interests
9 areas- Gardening2/10
As a first-floor apartment with a balcony and managed communal grounds, private gardening opportunities are virtually non-existent.
- Walking8/10
The town centre location allows for easy walking access to local shops, services, and amenities in Tullamore.
- Gym7/10
Town centre living typically provides good proximity to local fitness centres and health clubs within Tullamore.
- Cycling6/10
The flat town setting is reasonably conducive to cycling, though secure bicycle storage arrangements within the development should be verified.
- Golf6/10
Tullamore has local golfing facilities a short drive away, though not directly adjacent to the apartment.
- Fishing5/10
County Offaly offers waterways and angling opportunities in the broader region, requiring travel outside the immediate town centre.
- Horse Riding4/10
Equestrian facilities are generally located in the surrounding rural outskirts rather than the town centre.
- Water Sports3/10
Inland County Offaly has limited direct water sports infrastructure compared to coastal regions.
- Entertaining5/10
The open-plan kitchen, living, and dining room opens onto a sunny balcony, though the overall 50 square metre floor area limits large gatherings.
Lifestyle
5 areas- Quiet Living7/10
Located in a development approached via electronic gates with mature trees and lawned areas, offering a peaceful residential feel while remaining town-centric.
- Rural Living2/10
The property is explicitly described as a town centre apartment development off Tara Street, meaning rural isolation is absent.
- Village Living6/10
Situated close to every amenity in Tullamore, giving a close-knit community feel despite being in an urban or town setting.
- Coastal Living1/10
Tullamore is an inland location in County Offaly, far removed from any coastal environment.
- Urban Living8/10
The supremely convenient town centre location places local amenities and services directly on the doorstep.
Social
6 areas- Community Involvement6/10
Town centre living in Tullamore offers various local clubs, societies, and community groups to engage with.
- Café Culture8/10
Being positioned in the town centre ensures cafes, restaurants, and social spots are within easy walking distance.
- Nightlife7/10
Pubs, entertainment venues, and restaurants in Tullamore town centre are close at hand.
- Health/Wellness groups7/10
Local wellness classes, pilates & stretching groups, and medical services are readily accessible in the town.
- Networking Opportunities6/10
Proximity to local business and civic amenities provides reasonable avenues for professional and social networking.
- Tech-Hub Connectivity5/10
While Tullamore is a major regional town, dedicated tech hubs are limited compared to major cities like Dublin or Galway.
Listing information
- Agent
- Sherry Fitzgerald Lewis Hamill
- Phone
- 057 932 0862
- Current status
- active
- Published on HouseDelve
- 3 November 2026
- Correction
- Report an issue
HD-4BC40EHouseDelve · 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.