9 Saint Cronan`s Terrace, Roscrea, TipperaryE53PP38
€225,000
3 Bed~1 Bath~BER E2
What you'll like:
- Town Centre Proximity: The property is located within easy walking distance of Roscrea town centre, offering convenient access to local shops, schools, and essential amenities for daily living.
- Motorway Accessibility: Being just a few minutes drive from the M7 motorway makes commuting and traveling to major regional employment hubs straightforward and efficient for residents.
- Recent Interior Renovations: The home has been recently updated to feature a new fitted kitchen, modern tiling, and fresh flooring, reducing immediate repair costs for incoming buyers.
- Upgraded Windows: The installation of uPVC double-glazed windows throughout helps improve thermal insulation, noise reduction, and overall energy efficiency for the occupants.
- Functional Sun Room: A dedicated sun room with wood flooring expands the ground floor living space and provides a bright, relaxing area overlooking the rear yard.
- Built-In Wardrobes: Bedroom one includes practical built-in wardrobes, maximizing floor space and offering convenient storage solutions without requiring extra furniture purchases.
- Enclosed Front Garden: The property features an enclosed front garden laid in lawn, enhancing curb appeal and creating a pleasant buffer from the main street.
- Secure Rear Yard: A secure rear garden includes a practical concrete yard and a timber garden shed, providing safe outdoor storage and low-maintenance utility areas.
- Mains Services Connected: The dwelling is connected to all essential mains services, ensuring standard utility integration and avoiding the complexities of private wells or septic tanks.
- Oil Fired Heating: The inclusion of an oil-fired central heating system provides reliable and controllable warmth throughout the accommodation during cooler weather months.
- Versatile Appeal: The three-bedroom layout suits a broad range of prospective purchasers, including first-time buyers, downsizers, and residential property investors looking for rental potential.
- Stable Asking Price: The recorded asking price has remained stable at two hundred twenty-five thousand euros without recent hikes, suggesting a straightforward pricing strategy from the vendor.
- Compact Footprint: The manageable size of the three-bedroom dwelling makes it straightforward to clean, heat, and maintain for busy professionals or older residents.
- Tiled Wet Areas: The fully tiled bathroom and kitchen flooring offer easy-to-clean surfaces that handle moisture well and stand up to daily family wear and tear.
- Electric Shower Setup: The bathroom features an electric shower over the bath, ensuring a reliable and independent hot water supply for morning routines.
- Clear Room Dimensions: Detailed room measurements are available for every area, allowing buyers to plan furniture layouts accurately before scheduling a physical viewing.
- Local Agent Guidance: The property is managed by a known local negotiator, providing potential buyers with an accessible point of contact for arranging viewings and submitting offers.
- Established Neighborhood: Situated on an established residential terrace, the home benefits from a settled community atmosphere close to established neighborhood infrastructure.
- Outdoor Storage Shed: The included timber garden shed offers useful out-of-sight space for bicycles, gardening tools, and outdoor equipment, keeping the main house clutter-free.
- Affordable Entry Point: At an asking price of two hundred twenty-five thousand euros, this home represents a relatively accessible entry point into the local housing market.
But keep in mind:
- Poor Energy Rating: The dwelling carries an E2 BER rating, which indicates subpar energy efficiency and signifies that a buyer should budget for substantial insulation and heating upgrades.
- Compact Bathroom Size: Measuring approximately two point three five meters by one point zero seven meters, the bathroom is quite narrow and might feel cramped for daily household use.
- Limited Bedroom Two Space: Bedroom two measures approximately four point one five meters by two point zero six meters, offering a very narrow footprint that restricts furniture layout options.
- Compact Bedroom Three: Measuring around three meters by two point zero six meters, the third bedroom is relatively small and best suited as a home office or nursery.
- Untested Home Services: The selling agent explicitly notes that no services, fixtures, or fittings have been tested, requiring buyers to independently verify the working order of heating and plumbing.
- Missing Floor Area Data: The official listing does not provide a total square meterage figure, making it harder to calculate exact price-per-square-meter value without independent measurements.
- Potential Insulation Deficits: Given the low energy rating, prospective purchasers should investigate wall and attic insulation levels to avoid unexpectedly high heating bills during winter months.
- Terraced Parking Questions: Buyers should check local parking arrangements along Saint Cronan`s Terrace to ensure there is adequate and secure space for resident vehicles.
- Boundary Verification Needed: Purchasers must confirm exact legal property boundaries for the front lawn and rear concrete yard with their solicitor during the conveyancing process.
- Upkeep of Timber Shed: The timber garden shed will require ongoing maintenance and weatherproofing to prevent rot and secure stored items against damp weather conditions.
- Boiler Age and Condition: Because the listing mentions oil-fired heating without specifying the boiler`s age, buyers should arrange a professional heating inspection to check for replacement needs.
- Ventilation in Sun Room: The sun room should be checked for proper ventilation and double-glazing seal integrity to prevent excessive heat buildup in summer and drafts in winter.
- Electrical System Check: Given recent cosmetic renovations, buyers should commission an independent electrical survey to confirm that wiring meets current safety standards throughout the house.
- Surface Water Drainage: Buyers should inspect the concrete rear yard during wet weather to ensure that rainwater drains away properly toward boundaries and avoids pooling.
- Rental Yield Uncertainty: Investors should carefully evaluate local rental caps and potential tenant demand in Roscrea to ensure projected returns match the asking price.
- Negotiation Headroom: Because the asking price has remained unchanged in tracked history, buyers should investigate local market activity to determine if there is room to negotiate below the listed figure.
- Future Retrofitting Costs: Bringing the property up to a modern B or C energy standard will require significant capital investment beyond the initial purchase price and cosmetic updates.
- Terraced Noise Transmission: As part of a terrace, the home may experience sound transmission from adjoining properties, so buyers should assess party wall sound insulation levels.
- Proximity Traffic Impact: The convenient location near town and major routes may bring higher ambient traffic noise, which buyers should evaluate during peak morning and evening hours.
- Plumbing Appliance Limits: While the kitchen is plumbed for a washing machine, buyers should verify the capacity and condition of existing pipework and waste connections during surveys.
Price positioning
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- The asking price appears somewhat overvalued because the current figure exceeds the historical acquisition cost recorded for the same asset prior to recent cosmetic improvements and modern upgrades.
- Valuation signals show a potential disconnect between the stagnant listing price and broader regional transactions, though recent renovations to windows, flooring, and the kitchen provide some justification for a higher valuation.
- Positive support for this price level rests heavily on the convenient town-centre location and turnkey condition, while weak energy efficiency and potential retrofit costs could undermine buyer enthusiasm.
- Relevant market dynamics indicate that while first-time buyers and downsizers value proximity to local amenities, competing properties in the wider area establish a competitive ceiling that limits aggressive pricing.
Build Analysis
What we know from similar construction types
- The property is a three-bedroom mid-terrace or similar traditional home that has undergone recent renovations, including upgraded uPVC double glazed windows, tiling, a fitted kitchen, and new flooring.
- Heating is provided by an oil-fired central heating system alongside mains services, and a sun-room has been added to the layout.
- The buyer should investigate the structural condition of the original building, verify the compliance and planning status of the sun-room extension, and check the age and efficiency of the oil boiler.
- Given the poor energy rating, a comprehensive survey of the roof insulation, wall insulation, and ventilation should be conducted to identify potential damp or heat loss issues.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has an E2 BER rating, indicating a very poor energy efficiency level that requires substantial thermal upgrades to achieve a modern standard.
- A deep retrofit for a house of this size typically costs between €30,000 and €50,000, depending on the extent of external wall insulation, attic insulation upgrades, window sealing checks, and the potential installation of a heat pump system.
- Grants from the Sustainable Energy Authority of Ireland (SEAI) may help offset a portion of these deep retrofit costs, though a technical assessment would be required to determine eligibility.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 1800 to 2200 euro.
- Explanation: Given the E2 BER rating indicating lower energy efficiency, combined with oil-fired central heating, heating costs are expected to be on the higher side.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- Mapped river flood zones are located a short distance away from the property, suggesting a reasonable buffer from direct inundation during high water events.
- The setting within Roscrea town centre means standard urban drainage infrastructure is present to manage heavy rainfall runoff.
- While local river models indicate nearby low-lying susceptibility, the property itself sits outside the immediate boundary of modeled flood extents.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
No verified results were found for this group in the previous five years.
Recent sales in the wider Roscrea area
15 ROSSLANDS, TEMPLEMORE RD, ROSCREA
- Sale date
- Declared sale price
- €248,000.00
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
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
9 ST CRONANS TERRACE, ROSCREA, TIPPERARY
- Sale date
- Declared sale price
- €180,000.00
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €2,250 — 1% of €225,000.
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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: 1200 to 2000 euro plus VAT and outlays.
- Land registration fees: 175 to 800 euro depending on property value and registration type.
- Property valuation fees: 150 to 300 euro.
- Surveyor fees: 350 to 750 euro.
- Annual home insurance: 350 to 600 euro depending on the level of cover.
Forum Talk
What people are saying about this area
- Locals in Roscrea frequently discuss the convenience of living within walking distance of the town centre and its amenities.
- Proximity to the M7 motorway is a common point of interest for commuters living in the area.
- Residents often share updates regarding local community events and infrastructural improvements around Tipperary.
- First-time buyers and downsizers active in regional forums note steady demand for well-located terrace properties in towns like Roscrea.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property features an enclosed front garden and a secure rear garden with a lawn and concrete yard, providing safe outdoor play areas. Its proximity to local town amenities adds convenience for families with young children.
- Teenagers6/10
Three bedrooms offer adequate space, though sharing a single bathroom might require coordination. The location within walking distance of the town centre gives teenagers some independence.
- Multi-generational Living3/10
With three bedrooms, one bathroom, and no stated floor area beyond individual room dimensions, the home lacks the space and independent living zones typically required for multi-generational living.
- Single Buyers9/10
At an asking price of €225,000 with three bedrooms and recent renovations, this property presents an accessible entry point for single first-time buyers looking for a manageable home.
- Couples8/10
The layout provides comfortable living space with a living room, kitchen/dining room, and a sun room, making it well-suited for couples starting out or looking to downsize.
- Empty Nesters8/10
Mentioned as appealing to those looking to downsize, the property offers manageable indoor and outdoor spaces without excessive upkeep.
- Retirees7/10
The single-level flow of the accommodation and proximity to town amenities are practical for retirees, though buyers should verify accessibility features given the single bathroom setup and the E2 BER rating which may impact heating costs.
Work
3 areas- Remote Working6/10
The three-bedroom layout allows one room to be utilized as a home office, though broadband speeds should be verified by the buyer.
- Hybrid Commuting7/10
Being just a few minutes drive from the M7 Motorway facilitates connectivity for hybrid commuters traveling to major employment hubs.
- Retired8/10
Suitability for retirees is highlighted by the agent as a key selling point due to the manageable size and proximity to town services.
Practical
8 areas- Ageing in Place6/10
The single-story or standard terrace layout offers convenience for downsizers, though buyers should verify if bathroom modifications would be needed for long-term accessibility.
- Low Maintenance7/10
Recent renovations including upgrades to windows, tiling, and flooring reduce immediate upkeep needs, though the E2 BER rating suggests energy efficiency improvements may be warranted.
- Secure Gated Entry3/10
The property features an enclosed front garden and a secure rear garden, but does not feature a gated community entrance.
- Minimalist Design5/10
Standard residential layout with traditional rooms rather than an open-plan minimalist architectural setup.
- Flexible Floor Plans5/10
Includes standard spaces such as an entrance hall, living room, kitchen/dining room, and sun room alongside three bedrooms.
- Heritage Home4/10
Located in an established terrace setting, though recent modernizations mean it functions as a standard contemporary home rather than a protected historic building.
- Ecological Setup3/10
Relies on mains services and oil-fired central heating, accompanied by a lower BER rating of E2.
- Outdoor areas7/10
Benefits from both an enclosed front garden in lawn and a secure rear garden complete with a timber garden shed and concrete yard.
Interests
9 areas- Gardening6/10
Includes an enclosed front garden in lawn and a secure rear garden with a timber garden shed, offering decent potential for keen gardeners.
- Walking8/10
The property's location within walking distance of Roscrea town centre and local amenities makes it convenient for daily pedestrian outings.
- Gym5/10
Local town amenities are accessible, but specific fitness and gym facilities should be verified locally by the buyer.
- Cycling5/10
The town location allows for local cycling, though dedicated infrastructure depends on the specific neighborhood routes.
- Golf5/10
Roscrea has local sporting facilities, though buyers should investigate the exact distance to the nearest golf course.
- Fishing5/10
County Tipperary offers regional angling opportunities, though proximity to specific fishing spots from this address should be verified.
- Horse Riding4/10
Equestrian pursuits are popular in rural Tipperary, though local stables would require a short drive.
- Water Sports2/10
Being an inland location, water sports opportunities are limited compared to coastal or major lake regions.
- Entertaining6/10
Features a kitchen/dining room, a sun room, and a secure rear garden with a concrete yard, providing reasonable spaces for hosting guests.
Lifestyle
5 areas- Quiet Living6/10
Located in a terrace setting within walking distance of Roscrea town centre, offering a relatively residential atmosphere while remaining close to community activity.
- Rural Living4/10
Situated within an established town terrace rather than a rural setting, though County Tipperary's countryside is easily accessible nearby.
- Village Living8/10
Roscrea provides a traditional town and community feel with local amenities within walking distance.
- Coastal Living1/10
Roscrea is an inland town in County Tipperary, far removed from coastal areas.
- Urban Living5/10
Offers access to town amenities and transport links like the M7 motorway, though it lacks the scale of a major urban center.
Social
6 areas- Community Involvement7/10
A residential terrace setting close to the town centre encourages integration into the local Roscrea community.
- Café Culture6/10
Proximity to the town centre provides access to local cafes and everyday social spots.
- Nightlife5/10
Basic local pubs and amenities are available within the town, though extensive nightlife is limited.
- Health/Wellness groups5/10
Standard community health services and local groups are typically accessible within a regional town of this size.
- Networking Opportunities4/10
Networking is largely localized; professionals may need to travel to larger centers for broader business networking.
- Tech-Hub Connectivity3/10
Roscrea is not recognized as a primary tech hub, meaning high-tech employment or specialized networking requires commuting or remote setups.
Listing information
- Agent
- REA Seamus Browne
- Phone
- 050 523 158
- Current status
- active
- Published on HouseDelve
- 4 November 2026
- Correction
- Report an issue
HD-970CE5HouseDelve · 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.