91 Whitehall Estate, Tullamore, Co. OffalyR35KV59
€400,000
4 Bed~2 Bath~153 m²~BER E
What you'll like:
- Detached family home: The property provides generous separation from neighbors with four well-proportioned bedrooms and an overall floor area of approximately 153 square meters, ensuring comfortable long-term family living.
- Prime estate position: Superbly positioned towards the front of an award-winning residential development, offering quick and convenient access in and out of the estate without navigating deep interior roads.
- Short town walk: Situated within easy walking distance of Tullamore town centre, placing shops, restaurants, and everyday conveniences comfortably close without requiring a car journey.
- Excellent school proximity: Sacred Heart Secondary School and Tullamore College are less than a five-minute walk away, while St Philomena's National School is only six to seven minutes away on foot.
- South-facing garden: The mature rear garden captures optimal sunlight throughout the day, providing an ideal outdoor space for family recreation, gardening, and relaxing on warm afternoons.
- Paved patio area: Features a well-proportioned patio directly accessible from the kitchen/dining room, creating a seamless transition for outdoor dining and entertaining during the summer months.
- Mature landscaping: Both the front and rear gardens are enhanced by established planting and lawns, offering immediate green privacy rather than a barren, newly landscaped plot.
- Off-street parking: The front concrete driveway provides convenient off-street parking space for up to two vehicles, keeping cars safely off the main estate road.
- Garage conversion potential: The adjoining 12.3 square meter garage provides exciting future scope to create an extra reception room, home office, or downstairs bedroom, subject to necessary consents.
- Internal garage access: The garage connects directly through the utility room, allowing for convenient, weather-protected access when unloading groceries or handling household equipment.
- Open-plan kitchen diner: The expansive kitchen and dining space forms a natural social hub for the household, featuring solid timber flooring and direct double-door garden access.
- Quality granite surfaces: The kitchen is finished with durable granite countertops and matching upstands, providing a premium look and resilient workspace for food preparation.
- Central kitchen island: Includes a dedicated central island that offers extra storage space and incorporates a practical breakfast counter for casual morning family meals.
- Integrated appliances: Comes equipped with built-in conveniences including a dishwasher, oven, four-ring gas hob, and extractor fan, reducing upfront appliance purchasing costs for the buyer.
- Dedicated workspace: The dining area incorporates a fitted home-office desk with extra storage, providing a ready-made, organized workstation for remote working or household administration.
- Separate utility room: Positioned conveniently off the kitchen with a tiled floor and laundry plumbing provisions, helping to keep noisy washing machines out of the main living areas.
- Guest toilet convenience: A ground-floor guest WC finished with tiled flooring and half-tiled walls ensures added comfort and privacy for visiting guests without requiring upstairs access.
- Comfortable sitting room: Features solid timber flooring and a cozy sandstone open fireplace, offering a warm and inviting separate formal reception room for winter evenings.
- Generous under-eaves storage: The hot press provides access to a substantial floored under-eaves storage area, considerably increasing the practical capacity for bulky household items and suitcases.
- Strong transport links: Tullamore offers robust road and rail connectivity to Dublin, Galway, and the wider Midlands, making it a viable base for commuters and regular travelers.
But keep in mind:
- Poor energy rating: The property holds a weak E energy rating with a high energy performance indicator, which indicates significant thermal inefficiency and high heating costs for a buyer.
- Energy upgrade requirement: Bringing the building energy rating up to modern standards will likely require substantial financial investment in attic insulation, external wall insulation, or heating upgrades.
- Construction era considerations: Built in 1984, the property is over forty years old and buyers should budget for routine maintenance or latent repairs typical of mid-eighties residential construction.
- Oil-fired central heating: Relies on an oil-fired heating system rather than natural gas mains, meaning the buyer must manage oil deliveries and potentially higher annual fuel expenses.
- Bathroom configuration: The sole family bathroom is located entirely on the first floor, meaning guests using the downstairs living spaces must climb the stairs or use the small guest toilet.
- Garage conversion hurdles: While the garage offers conversion potential, realizing this space requires securing proper planning permissions and building regulations approval, adding cost and time.
- Compact third bedroom: Bedroom three measures just 2.41 meters by 4.00 meters, which may feel narrow or restrictive when arranged as a double room or child's bedroom with furniture.
- Small fourth bedroom: Bedroom four is the smallest of the sleeping quarters at 2.51 meters by 2.87 meters, limiting its utility primarily to a single bedroom or home office.
- Aged double glazing: The property features uPVC double-glazed windows, but buyers should inspect their seals and operational condition as older double glazing can fail and lose thermal efficiency.
- Utility room dimensions: The utility room is relatively narrow at 3.26 meters by 0.88 meters, which could feel tight when housing both a washing machine and tumble dryer simultaneously.
- Potential damp risks: The presence of a Jacuzzi bath and electric shower in the main bathroom requires careful verification of bathroom ventilation to prevent condensation and moisture buildup.
- Estate maturity issues: As an established 1980s development, buyers should investigate the condition of underground drainage, communal estate upkeep, and potential upcoming local authority charges.
- Open fireplace emissions: The sandstone open fireplace in the sitting room is charming but less thermally efficient than a modern closed-stove insert, leading to heat loss up the chimney.
- Carpet wear and replacement: Multiple rooms including all bedrooms and the landing are fully carpeted, and a buyer may wish to budget for professional cleaning or complete replacement.
- Electrical capacity checks: Buyers should verify whether the electrical consumer unit and socket counts are modern and sufficient to support contemporary heavy-load household electronics and appliances.
- Roof space insulation: Given the E energy rating, the buyer should commission a thorough survey of the roof space and under-eaves storage area to evaluate current thermal insulation depths.
- Plumbing system age: The oil boiler, immersion controls, and radiator network date from an older installation era and should be inspected by a qualified plumber prior to purchase.
- Limited ground bathroom: The ground-floor guest toilet lacks showering facilities, meaning all household members must share the single upstairs bathroom for daily bathing routines.
- Traffic and parking density: Positioned towards the front of a popular estate, the property may experience visible traffic flow and visitor parking activity during school drop-off and pick-up times.
- Future retrofit disruption: Undertaking the necessary fabric upgrades to improve the E-rated thermal envelope will cause internal and external disruption that buyers should anticipate and budget for.
Price positioning
?
- The asking price appears somewhat elevated relative to recent estate transactions, as comparable homes in the same residential development have previously achieved lower sold figures on the register.
- Valuation signals are mixed because while the floor area and detached layout provide strong intrinsic value, the poor energy rating introduces notable modernization costs for prospective buyers.
- Potential buyers might undermine the asking price due to the substantial capital required to upgrade the low energy efficiency, whereas the convenient town-centre location strongly supports buyer demand.
- Relevant considerations include the significant upside potential offered by the adjoining garage conversion and the desirable south-facing orientation, which together help justify a premium positioning.
Build Analysis
What we know from similar construction types
- The property was constructed in 1984 as a detached family home spanning approximately 153 square metres, including an adjoining garage of about 12.3 square metres.
- The BER rating is E, indicating poor thermal efficiency that requires significant insulation and heating upgrades to achieve modern comfort standards.
- A buyer should investigate the energy performance of the uPVC double-glazed windows and oil-fired central heating system, as these may require replacement or modernising.
- The adjoining garage offers clear potential for conversion into a home office, playroom, or ground-floor bedroom, though a buyer should verify that any past or future structural alterations comply with local planning regulations and building control standards.
- A buyer should check the condition of the roof structure, particularly around the floored under-eaves storage space accessed via the hot press, to ensure adequate ventilation and insulation.
Retrofit Cost*
Possible renovating / insulating expenditure
- A deep retrofit for a detached house with a poor BER rating of E typically costs between 45,000 and 65,000 euros.
- This estimated cost covers external wall insulation or internal drylining, upgrading attic insulation, replacing the older oil-fired heating system with a renewable alternative such as a heat pump, installing high-performance double or triple-glazed windows, and addressing airtightness to bring the property up to a modern B2 BER standard.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €2,500 to €3,200
- Explanation: Given the 153 m2 floor area, a lower BER rating of E, and an oil-fired central heating system, the property is likely to have higher energy consumption compared to modern homes, requiring substantial oil usage to maintain comfortable indoor temperatures through colder months.
Pollution Safe
8/10Environmental situation to investigate
- The property is situated in an established residential suburb of Tullamore, generally distant from major heavy industrial plants, large-scale incinerators, or active industrial pollution sites.
- Any historical or legacy industrial concerns in the wider Midlands region are typically well-regulated, though buyers should verify local environmental reports if specific site histories are of concern.
Flood Safe
8/10Water overflow reports to follow up
- The property is located within an established residential estate in Tullamore, appearing to be at a lower relative risk of regular flooding based on general topographical observations.
- Buyers are advised to consult official OPW (Office of Public Works) flood maps and local authority planning records to completely verify historical flood risk for the specific plot.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
66 WHITEHALL EST, TULLAMORE, OFFALY
- Sale date
- Declared sale price
- €280,000.00
32 WHITEHALL EST, TULLAMORE, OFFALY
- Sale date
- Declared sale price
- €335,000.00
LITTLEDALE, 54 WHITEHALL, TULLAMORE
- Sale date
- Declared sale price
- €375,000.00
41 WHITEHALL, TULLAMORE, OFFALY
- Sale date
- Declared sale price
- €450,000.00
59 WHITEHALL, TULLAMORE, OFFALY
- Sale date
- Declared sale price
- €505,555.00
Recent sales in the wider Tullamore area
58 CLONMINCH WOOD, TULLAMORE, OFFALY
- Sale date
- Declared sale price
- €295,000.00
17 HOPHILL GROVE, TULLAMORE, OFFALY
- Sale date
- Declared sale price
- €250,000.00
5 CHANCERY PARK DOWNS, TULLAMORE, OFFALY
- Sale date
- Declared sale price
- €275,000.00
BALLINAMERE, TULLAMORE, CO OFFALY
- Sale date
- Declared sale price
- €325,000.00
MUCKLAGH, TULLAMORE, OFFALY
- Sale date
- Declared sale price
- €355,000.00
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
- Stamp duty: €4,000 based on 1% of the asking price of €400,000
- Solicitor legal fees: €1,500 to €3,000 plus VAT and outlays
- Land registration fees: Approximately €600 to €800 depending on registry services
- Property valuation fees: €150 to €300
- Surveyor fees: €500 to €1,200 depending on the level of detail required for the 153 m2 property
- Annual home insurance: €400 to €800 depending on the policy and coverage level
Forum Talk
What people are saying about this area
- Whitehall Estate in Tullamore is widely regarded by residents as a mature, quiet, and highly sought-after neighbourhood due to its close proximity to the town centre.
- Locals frequently highlight the estate's convenience for families, noting the short walking distance to local primary and secondary schools such as Tullamore College and Sacred Heart.
- Community discussions often mention active local tidy towns initiatives and well-maintained green spaces throughout the award-winning development.
- Some online commentary regarding older housing stock in the area notes that buyers frequently look into energy efficiency upgrades, such as improving BER ratings from E to higher tiers.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
This detached four-bedroom home offers a secure and safe environment within an award-winning residential development. It features a fully enclosed, mature south-facing rear garden with a paved patio, perfect for children to play safely. The location is exceptional for families, with local primary and secondary schools within easy walking distance.
- Teenagers8/10
With four well-proportioned bedrooms and generous living accommodation spread across 153 m2, there is plenty of personal space for teenagers. The proximity to Tullamore town centre and local secondary schools makes it convenient for older children to commute and engage in extracurricular activities independently.
- Multi-generational Living7/10
The property includes an adjoining 12.3 m2 garage with excellent potential for conversion into a ground-floor bedroom with en-suite facilities (subject to necessary consents), which could easily accommodate multi-generational living arrangements.
- Single Buyers6/10
While spacious, the four-bedroom detached setup might offer more room and maintenance than a single buyer typically requires, though the proximity to town amenities is a strong advantage.
- Couples8/10
Provides an ideal long-term home for couples looking to settle down, with open-plan kitchen and dining areas well-suited for entertaining, plus home-office integration for modern working lifestyles.
- Empty Nesters7/10
Offers generous single-level and two-storey living with wonderful garden spaces. However, the buyer should verify the maintenance requirements of a detached 1984 build, particularly given the current E energy rating.
- Retirees6/10
The home is within walking distance of town amenities, healthcare services, and shops. However, the buyer should verify if any modifications are needed for long-term accessibility, as all bedrooms and the main bathroom are located on the first floor.
Work
3 areas- Remote Working8/10
Includes a built-in home-office desk with storage in the dining area, plus an adjoining garage offering significant potential for conversion into a dedicated private home office.
- Hybrid Commuting8/10
Benefits from Tullamore's strong rail and road connectivity to Dublin, Galway, and the wider Midlands, making hybrid commuting practical.
- Retired7/10
Well-positioned for retirement due to close proximity to town amenities and healthcare services, though stairs to upper bedrooms should be considered for long-term mobility.
Practical
8 areas- Ageing in Place5/10
The home is close to medical and town services, but the buyer should verify adaptability for mobility since all bedrooms and the main bathroom are located upstairs.
- Low Maintenance5/10
Constructed in 1984 with an E energy rating, the buyer should investigate potential upgrade works to improve thermal efficiency and overall property maintenance.
- Secure Gated Entry4/10
Features an open front driveway providing off-street parking for two cars, rather than a private gated security entrance.
- Minimalist Design5/10
Features traditional family home characteristics, solid timber flooring, and a sandstone fireplace rather than stark minimalist aesthetics.
- Flexible Floor Plans8/10
Offers excellent layout flexibility, featuring an open-plan kitchen/dining space and a 12.3 m2 adjoining garage with strong conversion potential.
- Heritage Home4/10
Built in 1984, the property represents a classic mid-80s suburban family build rather than a protected period or heritage structure.
- Ecological Setup4/10
Currently fitted with oil-fired central heating and holding an E energy rating, meaning the buyer should investigate potential eco-friendly upgrades like solar panels or heat pumps.
- Outdoor areas9/10
Boasts a mature south-facing rear garden with a paved patio, front lawn, off-street parking for two cars, and side access on both sides of the residence.
Interests
9 areas- Gardening8/10
Features a mature south-facing rear garden with established planting and landscaping, complemented by a front lawn, offering a fantastic canvas for keen gardeners.
- Walking8/10
The central location places schools, shops, and town amenities within an easy walk, making it exceptionally convenient for daily pedestrian outings.
- Gym7/10
Tullamore offers various local fitness and leisure facilities within reasonable distance, and the home's garage or under-eaves areas could potentially accommodate home gym equipment.
- Cycling7/10
The suburban location provides straightforward road access into Tullamore and surrounding areas, with secure storage available in the adjoining garage.
- Golf7/10
Tullamore features local golfing amenities accessible via short drives from the property.
- Fishing6/10
The wider Offaly region offers angling opportunities along local waterways and canals, though not directly adjacent to the estate.
- Horse Riding5/10
Equestrian facilities are generally found in the surrounding rural outskirts rather than the immediate town residential area.
- Water Sports4/10
Limited local water sports opportunities directly nearby, though regional lakes and rivers offer some recreational access.
- Entertaining9/10
The open-plan kitchen and dining area features glazed double doors opening directly onto a paved patio and south-facing rear garden, creating an ideal layout for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Situated towards the front of a mature and popular residential estate, the property benefits from a peaceful suburban atmosphere while remaining close to town.
- Rural Living3/10
This is firmly an established suburban development within a town setting, offering very little rural isolation or agricultural land.
- Village Living7/10
The estate provides a strong community feel typical of an award-winning residential enclave, with everyday conveniences and schools within a short walk.
- Coastal Living1/10
Located inland in Co. Offaly, far from any coastal amenities or marine environments.
- Urban Living7/10
Tullamore town centre is within easy walking distance, providing access to an extensive range of commercial, dining, and leisure facilities.
Social
6 areas- Community Involvement8/10
Located in an award-winning, established residential development known for strong community engagement and active neighbourhood pride.
- Café Culture8/10
Easy walking distance to Tullamore town centre puts a variety of local cafés, restaurants, and social spots within easy reach.
- Nightlife7/10
Pubs, bars, and entertainment venues in Tullamore town centre are easily accessible on foot or via short transport links.
- Health/Wellness groups7/10
Proximity to town ensures good access to local wellness clubs, pilates & stretching classes, and community sports organizations.
- Networking Opportunities6/10
As a principal Midlands county town, Tullamore offers local business and community networks, though major corporate networking hubs remain centered in Dublin.
- Tech-Hub Connectivity6/10
Suitable for remote tech professionals given the home office space, though the buyer should verify local broadband speeds and fiber availability.
Listing information
- Agent
- DNG Kelly Duncan
- Phone
- 057 932 5050
- Published on HouseDelve
- 1 October 2026
- Correction
- Report an issue
HD-E5EB0BHouseDelve · 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.