Airmount House, Railway Road, Tipperary, County TipperaryE34F672
€575,000
13 Bed~1 Bath~BER D
What you'll like:
- Substantial floor area: Spanning approximately 3,700 square feet across two floors, this extensive property offers a massive footprint that provides incredible flexibility for large-scale residential, commercial, or institutional occupancy arrangements.
- Multiple independent dwellings: The inclusion of a main house, a detached two-storey residence, and a self-contained bedsit provides exceptional versatility for multi-generational living, staff accommodation, or generating varied rental income streams.
- High bedroom capacity: Featuring thirteen separate bedrooms capable of accommodating up to 26 persons, this unique configuration presents a rare scale that is exceptionally difficult to find in typical suburban residential property portfolios.
- Prime central location: Situated just a five-minute walk from Tipperary town's main street, residents enjoy effortless access to a wide range of local shops, essential amenities, cafés, restaurants, and active community recreational facilities.
- Proximity to nature: Positioned conveniently on the road leading directly to the famed Glen of Aherlow, future occupants benefit from a superb natural setting renowned for scenic walking trails and fantastic outdoor recreational pursuits.
- Excellent transport links: The nearby Limerick Junction railway station provides highly convenient direct public transport connections to major urban hubs including Dublin, Cork, and Limerick, facilitating easy regional commuting options.
- Short drive to cities: Limerick city is reachable in approximately 35 minutes by car and historic Cashel is within easy driving distance, making the location practical for commuters seeking regional connectivity and town convenience.
- Comprehensive local sports: The immediate area is well-served by active sporting clubs including a local golf course, GAA club, soccer club, rugby club, and a modern recreation center with a swimming pool.
- Recent refurbishment history: Having been recently refurbished by the current owners, the property features updated accommodation standards that reduce immediate renovation burdens and accelerate the potential timeline for future occupation or commercial launch.
- Established fire safety: Listed as fire regulated throughout, the property provides important safety compliance foundations that could streamline regulatory approvals for alternative commercial, guest, or supported living operations.
- Attractive asking price: Priced at €575,000 for a massive 3,700 square foot multi-unit setup, the asking price offers a very low cost per square foot which presents significant capital value compared to standard residential homes.
- Stable asking price: Recorded asking price history shows the property holding firm at €575,000 without erratic fluctuations, suggesting a confident vendor position and a realistic valuation matching current market expectations.
- Vacant possession potential: Being offered for sale with vacant possession anticipated in the near future gives the incoming buyer clear control to implement their own operational plans without tenant handover delays.
- Strong rental versatility: The combination of main house bedrooms, a separate detached cottage, and a bedsit allows savvy investors to diversify rental models between corporate lets, private residential leasing, or specialized housing.
- Existing communal spaces: Complemented by generous sitting rooms and communal living areas, the layout is already perfectly primed for group living, staff quarters, or shared residential schemes without requiring structural reconfigurations.
- Oil-fired central heating: Equipped with an oil-fired central heating system throughout the main structures, providing a familiar and functional heating setup that ensures basic climate control capability is already installed.
- Established local reputation: As a well-known local property presented by experienced joint agents, the offering benefits from established market visibility which can assist future commercial marketing efforts or resale valuation.
- Educational access nearby: The property is close to local primary and secondary schools within Tipperary town, adding strong practical appeal if utilized for large family living, staff with children, or educational residential programs.
- Enclosed rear yard: The presence of a secure enclosed rear yard safely separates the detached residence and main house, enhancing privacy, outdoor utility, and structured parking or maintenance access for multiple occupants.
- Diverse exit strategies: The sheer variety of potential uses—ranging from private housing to convalescent, guest, or staff accommodation—gives the buyer multiple commercial exit strategies to protect their long-term capital investment.
But keep in mind:
- Subpar energy rating: The property holds a disappointing BER rating of D with an energy performance indicator of 250 kWh/m2/yr, which means future owners should budget for significant insulation and heating upgrades.
- Single main bathroom: Despite containing thirteen bedrooms designed for up to 26 people, the primary listing details indicate only one main bathroom in the main configuration, creating severe sanitation bottlenecks that require urgent expansion.
- Strict regulatory compliance: Operating this property for commercial, guest, convalescent, or supported living uses will demand rigorous, costly planning permissions and fire safety sign-offs that buyers must independently verify with local authorities.
- Undisclosed site boundaries: The exact plot size and legal boundaries are not specified in the listing details, requiring thorough legal due diligence regarding shared access rights, parking allocations, and yard delineations.
- Hidden maintenance liabilities: Given the extensive scale of a 3,700 square foot multi-structure complex, buyers should investigate hidden structural defects, roof conditions, and plumbing wear that could accumulate massive repair expenses.
- Unverified services condition: The selling agents explicitly note that no apparatus, fixtures, fittings, or services have been tested, leaving the buyer completely responsible for assessing the operational state of heating, electrical, and plumbing systems.
- Potential tenant transition risks: Although vacant possession is anticipated in the near future, buyers must verify the current tenancy status and ensure formal, legal vacation is secured to avoid prolonged legal possession disputes.
- Commercial zoning uncertainty: Buyers intending to run a commercial guest house or convalescent facility must verify whether local zoning laws actually permit such heavy commercial operations in this specific residential area.
- High heating overheads: Heating an extensive multi-building property with a D energy rating using oil-fired systems could result in prohibitively high recurring utility costs during winter months for any future operator.
- Limited private parking: The listing does not detail dedicated off-street parking capacity for a potential 26 occupants, which could create severe street parking congestion along Railway Road.
- Stagnant pricing context: The lack of any price reductions in the tracked history might indicate an inflexible vendor who is unwilling to negotiate on the €575,000 asking price despite required modernization costs.
- Acoustic privacy challenges: High-density multi-bedroom layouts sharing communal spaces often suffer from poor sound insulation between rooms, impacting tenant satisfaction and long-term retention rates.
- Plumbing capacity strain: A high occupancy load of 26 people places immense pressure on hot water cylinders, water pressure, and drainage pipes, likely necessitating a complete overhaul of the property's utility infrastructure.
- Kitchen facility limitations: The main house description emphasizes bedrooms and sitting rooms but lacks clarity on the capacity and scale of main catering facilities required to feed up to 26 potential residents.
- Resale liquidity risks: Properties of this specialized size and multi-unit configuration appeal to a very niche segment of buyers, which could translate into extended holding periods and low liquidity upon eventual resale.
- Insurance cost hurdles: Insuring a large multi-occupancy residential building with numerous unrelated occupants or staff can attract significantly higher premium costs and strict security underwriting conditions.
- Management intensity required: Operating a 13-bed multi-unit property demands active, hands-on management or costly third-party agency oversight to maintain compliance, safety standards, and tenant turnover.
- Local market ceiling: Buyers should investigate whether local rental or resale values in Tipperary town realistically support the initial acquisition cost plus the heavy capital expenditure needed to bring the property to modern standards.
- Accessibility compliance gaps: Older expansive properties often feature narrow doorways, multiple internal steps, and split-level floors that fail modern wheelchair accessibility standards, limiting convalescent or assisted-living viability.
- Lack of floor plan data: The absence of a detailed architectural floor plan in the listing makes it difficult to assess exact room dimensions, circulation routes, and structural load-bearing walls prior to physical inspection.
Price positioning
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- The asking price of €575,000 for this extensive 3,700 sq. ft. multi-unit property appears quite attractive relative to its scale, as it offers thirteen bedrooms across a main house, detached residence, and bedsit, working out to a remarkably low price per square foot compared to standard residential norms in the wider area.
- Valuation signals are heavily influenced by the commercial versatility and investment potential of the asset, which includes fire safety regulations and accommodation for up to 26 persons, distinguishing it from conventional single-family dwellings found on nearby streets.
- Factors that could support this valuation include sustained demand for staff accommodation, guest lodging, or supported living uses, while potential risks or factors that might undermine the price involve the D-rated energy efficiency and necessary capital expenditure required to update or reconfigure the multiple units.
- The asking price has remained stable at €575,000 without recorded reductions since tracking began, suggesting a confident vendor stance reflecting the unique multi-building configuration and the expectation of specialized institutional or investor interest.
Build Analysis
What we know from similar construction types
- The property is an extensive and recently refurbished multi-unit complex totaling approximately 3,700 sq. ft., comprising a main house with eight bedrooms, a detached two-storey three-bedroom residence, and a separate one-bed sit.
- The listing notes that the property is fire-regulated throughout, but buyers should independently verify that all current fire safety, planning, and regulatory approvals comply with local authority standards for multi-unit, commercial, or residential use.
- Given the scale and configuration spanning multiple structures, buyers should investigate the condition of the roof, plumbing, and oil-fired central heating systems across all three units.
- As the property has been in use as rental or staff accommodation, a thorough structural survey is recommended to assess wear and tear from high occupancy.
Retrofit Cost*
Possible renovating / insulating expenditure
- The BER rating is D, indicating that a deep retrofit would likely be required to bring the property to a modern energy efficiency standard.
- With a total floor area of approximately 3,700 sq. ft. spread across a main house, a detached two-storey residence, and a bedsit, a comprehensive deep retrofit involving insulation, window upgrades, and heating system modernisations could cost between EUR 90,000 and EUR 140,000, depending on the current fabric condition and extent of prior refurbishment works.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €4,000 to €6,000.
- Explanation: The property features an oil-fired central heating system and extensive accommodation of approximately 3,700 sq. ft. across multiple units with a D BER rating, resulting in substantial energy usage.
Pollution Safe
8/10Environmental situation to investigate
- The property is situated in an established residential and semi-commercial corridor within Tipperary town, appearing largely free from major heavy industrial pollution concerns.
- Any historical or localized waste management concerns should be independently verified by prospective buyers as part of their standard due diligence.
Flood Safe
8/10Water overflow reports to follow up
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 Tipperary area
8 DILLON ST, TIPPERARY, TIPPERARY
- Sale date
- Declared sale price
- €185,000.00
CROGUE, TIPPERARY, CO TIPPERARY
- Sale date
- Declared sale price
- €130,000.00
67 ST PATRICKS AVE, TIPPERARY, TIPPERARY
- Sale date
- Declared sale price
- €165,000.00
65 ST PATRICKS AVE, TIPPERARY, TIPPERARY
- Sale date
- Declared sale price
- €144,000.00
4 MURGASTY RD, TIPPERARY, TIPPERARY
- Sale date
- Declared sale price
- €140,000.00
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: €5,750 — 1% of €575,000.
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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: €1,500 to €3,500 plus outlay and VAT.
- Land registration fees: €400 to €800 depending on property value and registration type.
- Property valuation fees: €150 to €300.
- Surveyor fees: €500 to €1,200 depending on the scope of the inspection.
- Annual home insurance: €800 to €1,500 reflecting the large scale of the property.
Forum Talk
What people are saying about this area
- Locals often discuss the convenience of living near Railway Road and the short walk to Tipperary town's main street amenities.
- Community forums highlight the scenic proximity to the Glen of Aherlow as a major lifestyle draw for residents and visitors alike.
- Discussions regarding local infrastructure frequently mention the importance of Limerick Junction railway station for commuters heading to Dublin, Cork, and Limerick.
- Residents value the strong local sporting culture, noting active participation in clubs like Arravale Rovers GAA and Clanwilliam Rugby Club.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property offers extensive space and a central location near schools and recreational facilities in Tipperary town, making it potentially suitable for a very large family, though the sheer scale may be excessive for typical young children.
- Teenagers7/10
With 13 bedrooms across the main house, a detached residence, and a self-contained bedsit, teenagers would have ample independent space and privacy, complemented by proximity to local sports clubs.
- Multi-generational Living10/10
The unique configuration featuring a main house, a detached two-storey residence, and a separate bedsit provides an ideal layout for multi-generational living with completely independent quarters.
- Single Buyers2/10
At 3,700 sq. ft. and with 13 bedrooms, this property is far too large, costly to maintain, and unsuited for a single buyer unless operating a business.
- Couples3/10
A couple would find the 13-bedroom scale overwhelmingly large for standard domestic living, though it could suit those looking to run guest accommodation.
- Empty Nesters4/10
While there is potential for downsizing family members into the auxiliary units while renting or utilizing the main house, the overall scale represents significant management and maintenance overhead.
- Retirees4/10
The close proximity to Tipperary town amenities is appealing, but the massive 13-bedroom footprint across multiple structures creates a high maintenance burden for retirees.
Work
3 areas- Remote Working8/10
The substantial footprint and multiple independent units (detached house and bedsit) provide versatile options for setting up multiple home offices or remote workspaces.
- Hybrid Commuting7/10
Nearby Limerick Junction railway station provides convenient public transport connections to Dublin, Cork, and Limerick, while Limerick city is about 35 minutes away by car.
- Retired5/10
Town-edge amenities are accessible, but the scale of the property requires substantial upkeep unless managed commercially.
Practical
8 areas- Ageing in Place6/10
The presence of ground-floor accommodation and self-contained units offers potential for multi-generational care, though the overall two-storey scale and large footprint require careful adaptation for accessibility.
- Low Maintenance2/10
With 3,700 sq. ft., 13 bedrooms, a detached residence, and a bedsit, maintenance demands are substantial and akin to a small commercial guest property.
- Secure Gated Entry5/10
The property features an enclosed rear yard, though buyers should verify the current level of gated perimeter security.
- Minimalist Design2/10
This is an extensive, traditional multi-building property designed for maximum accommodation capacity rather than minimalist aesthetics.
- Flexible Floor Plans10/10
The configuration comprising a main house, a detached two-storey residence, and a self-contained bedsit offers exceptional flexibility for various residential or commercial uses.
- Heritage Home6/10
Airmount House presents a substantial traditional profile, though buyers should verify any specific architectural heritage designations or historical protections.
- Ecological Setup3/10
The property relies on an oil-fired central heating system and has a BER rating of D, indicating that energy efficiency upgrades would be beneficial.
- Outdoor areas6/10
Features an enclosed rear yard and sits near the Glen of Aherlow, though private green garden space attached directly to the house is relatively limited.
Interests
9 areas- Gardening5/10
Includes an enclosed rear yard, offering some scope for potted plants and landscaping, though detailed garden space specifications are limited.
- Walking9/10
The nearby Glen of Aherlow provides a superb, highly rated setting for walking and outdoor recreation.
- Gym8/10
Conveniently located near the Canon Hayes Recreation Centre and local swimming pool in Tipperary town.
- Cycling7/10
The surrounding Tipperary countryside and proximity to the Glen of Aherlow offer excellent cycling routes, though buyers should verify local road safety conditions.
- Golf8/10
Local sporting amenities include the nearby Tipperary Golf Club, making it very convenient for golf enthusiasts.
- Fishing6/10
The general region offers various angling opportunities in local rivers and lakes, though buyers should verify specific nearby fishing access points.
- Horse Riding7/10
The rural Tipperary landscape is renowned for equestrian pursuits, offering good potential for horse riding enthusiasts in the wider area.
- Water Sports3/10
As an inland location, water sports are largely restricted to local pool facilities rather than major marine or river sports.
- Entertaining9/10
Generous sitting rooms, extensive communal living space, and a total of 13 bedrooms across multiple structures make this property exceptionally well-suited for large gatherings and entertaining.
Lifestyle
5 areas- Quiet Living5/10
Situated on Railway Road close to the town center, it offers a reasonably settled environment, though it may experience moderate traffic compared to rural settings.
- Rural Living6/10
Being on the road to the famed Glen of Aherlow provides close proximity to scenic rural landscapes and outdoor recreation, while still retaining a town-edge position.
- Village Living7/10
Located just a five-minute walk from Tipperary town's main street, residents enjoy convenient access to local shops, cafés, and community facilities.
- Coastal Living1/10
Tipperary is an inland county far removed from coastal areas and marine environments.
- Urban Living6/10
The property sits very centrally near Tipperary town's amenities, offering good urban convenience without being in a major city center.
Social
6 areas- Community Involvement7/10
Proximity to Tipperary town and local clubs such as Arravale Rovers GAA and St. Michael's FC supports active community integration.
- Café Culture7/10
Tipperary town offers a welcoming mix of local shops and cafés within a five-minute walk of the property.
- Nightlife5/10
Provides standard local town pubs and dining options, though more extensive nightlife requires traveling to larger centers like Limerick.
- Health/Wellness groups7/10
Access to the Canon Hayes Recreation Centre and local health amenities supports wellness activities.
- Networking Opportunities5/10
Mainly suited to local business or community networking, with broader corporate networks accessible in nearby Limerick city.
- Tech-Hub Connectivity4/10
Located in a regional town setting rather than a designated tech hub, meaning broadband speeds should be independently verified by the buyer.
Listing information
- Agent
- GVM Auctioneers - Limerick
- Phone
- 061 413 522
- Current status
- active
- Published on HouseDelve
- 27 October 2026
- Correction
- Report an issue
HD-0C0A7AHouseDelve · 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.