
Ballyhaden, Borrisokane, Co. TipperaryE45C560
€299,500
3 Bed~127 m²~BER C
What you'll like:
- Town edge location: Situated on the outskirts of Borrisokane, the bungalow allows easy walking distance to local amenities while maintaining a private feel.
- Generous floor area: Measuring approximately 127 square meters, the property offers spacious single-story accommodation suitable for families or downsizers alike.
- Established private gardens: Well-maintained front and rear gardens provide attractive outdoor spaces for relaxation, play, and private gardening activities.
- Multiple reception rooms: Features both a front living room and an adjoining sitting/dining room, offering flexible layout options for modern daily living.
- Solid fuel stove: The sitting room is equipped with a solid-fuel inset stove, which provides a cozy focal point and supplemental heating potential.
- Open plan flow: The sitting/dining space is open to the kitchen, creating a bright and practical arrangement for everyday family interaction.
- Three bedrooms included: The home offers three well-proportioned bedrooms, all of which benefit from practical built-in wardrobe storage.
- Ample bathroom facilities: Includes two spacious bathrooms plus an additional wet room and separate WC, minimizing morning queues in a busy household.
- Dedicated utility room: A rear utility room plumbed for a washing machine adds functional laundry space away from the main kitchen areas.
- Large detached garage: Features a substantial detached garage measuring roughly 8.4 by 3.7 meters, ideal for secure parking, storage, or workshop use.
- Generous front parking: The property provides ample off-street parking space to the front to comfortably accommodate multiple resident and visitor vehicles.
- Solid C energy rating: The C-rated Building Energy Rating indicates reasonable thermal efficiency for an established bungalow, lowering immediate upgrade pressure.
- Single-story accessibility: Bungalow living removes internal stairs entirely, making it an excellent long-term retirement property or accessible family home.
- Carefully maintained condition: The listing notes that the property has been well-maintained over time, reducing immediate stress regarding hidden neglect.
- First-time buyer appeal: With its practical layout and accessible price point, the home represents an attractive opportunity for those entering the market.
- Stable asking price: The asking price of 299,500 euros has remained steady since initial observation, suggesting transparent initial pricing by the vendor.
- Natural light access: The layout incorporates windows in principal rooms like the front living area, supporting a bright and welcoming internal atmosphere.
- Carpeted bedrooms: All three bedrooms feature fitted carpets, offering a soft and comfortable finish underfoot in private living quarters.
- Tiled wet areas: Practical tiling in key zones such as the entrance hall and porch ensures easy cleaning and durability against muddy footwear.
- Established neighborhood: Located in an established rural-town transition area, buyers benefit from a quiet environment connected to a supportive community.
But keep in mind:
- Unclear property type: The listing data lacks a specific property classification, requiring buyers to verify exact legal boundaries and freehold structures.
- Missing bathroom count: While descriptions mention multiple facilities, the official summary lacks a definitive total bathroom count, requiring physical inspection.
- Open fire efficiency: The front living room features a traditional open fire, which is typically less energy-efficient than modern enclosed wood-burning stoves.
- Timber ceiling maintenance: The kitchen/dining area features a timber ceiling, which may require periodic staining or repainting to maintain its appearance.
- Wet room waterproofing: The presence of a wet room necessitates careful due diligence regarding proper tanking and waterproofing to prevent hidden water damage.
- Garage structural check: Buyers should inspect the large detached garage for dampness, roof integrity, and electrical supply adequacy if used as a workshop.
- Recent price stability context: The asking price was recorded as unavailable briefly before settling at 299,500 euros, indicating a potential adjustment period by the seller.
- Limited pricing history depth: Price tracking data only spans a very short window, meaning historical pricing context and vendor motivation remain largely opaque.
- C-rating improvement costs: Although C is acceptable, reaching higher energy efficiency standards may require future insulation or window upgrades by the buyer.
- Boundary line verification: The extent of the well-established gardens should be formally checked against land registry maps to confirm exact ownership limits.
- Septic tank inquiry: Buyers must investigate whether the property connects to public mains sewerage or relies on a private septic system requiring maintenance.
- Water supply checks: It is crucial to verify if the home operates on public mains water or a private well supply with associated filtration needs.
- Oil or gas heating check: The listing omits the primary central heating fuel type, meaning buyers must confirm boiler age, efficiency, and fuel source.
- Roof and attic insulation: A thorough survey should assess the attic insulation depth and overall roof timber condition to prevent unexpected future expenses.
- Electrical compliance test: Given the age of the property, a professional electrical survey should be conducted to ensure wiring meets current safety standards.
- Window and door seals: Double glazing seals should be inspected across all rooms to check for misting or drafts that could necessitate replacements.
- Surface water drainage: The private gardens and parking areas should be assessed for proper grading and drainage to prevent heavy rainfall pooling.
- Proximity to town noise: Being on the outskirts within walking distance may expose the property to occasional traffic noise during peak commuting hours.
- Future extension potential: Planning restrictions in the local authority area should be reviewed before assuming the detached garage or site can be extended.
- BER certificate verification: Buyers should independently review the detailed advisory report accompanying the BER certificate to prioritize necessary home upgrades.
Price positioning
?
- The asking price of €299,500 appears moderately overvalued when compared against recent residential property price register evidence in the wider Borrisokane area, where typical verified transactions cluster well below this figure.
- Valuation signals show strength in the property's favor through its generous one hundred and twenty-seven square meter floor area, detached garage, and well-maintained private gardens, providing notable functional space above standard local alternatives.
- Market support for this pricing level relies heavily on sustained buyer demand for detached bungalows with multiple bathrooms and modern comforts near town amenities, though higher local sales benchmarks could help justify the target.
- Potential factors that could undermine this valuation include tighter mortgage lending constraints for regional houses and buyer resistance when comparing against recent lower-priced completions recorded on nearby streets.
Build Analysis
What we know from similar construction types
- The property is a detached bungalow spanning approximately 127 square meters, featuring three bedrooms and multiple bathrooms alongside a detached garage.
- The layout includes a combination of an open fire in the living room and a solid-fuel inset stove in the sitting room, which a buyer should inspect for proper ventilation and compliance with current solid fuel regulations.
- The inclusion of a timber ceiling in the kitchen/dining area warrants a check for adequate insulation and fire safety compliance.
- A buyer should verify the condition of the roof, plumbing, and electrical systems, particularly given the presence of multiple wet rooms and utility spaces.
- Planning compliance for the detached garage and any historical extensions or internal modifications should be verified by a surveyor or solicitor.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 1,400 euro to 1,900 euro.
- Explanation: This 127 square metre bungalow has a C BER rating and features a solid-fuel inset stove alongside an open fire, meaning heating expenses will depend on a combination of solid fuel and standard central heating usage.
Pollution Safe
9/10Environmental situation to investigate
- The property is located on the outskirts of a rural town with no major heavy industrial zones, incinerators, or known active landfills immediately adjacent.
- General environmental quality appears high, though buyers should verify local records for any minor historical waste sites or agricultural runoff considerations in the broader parish.
Flood Safe
8/10Water overflow reports to follow up
- The listing is situated on elevated ground on the outskirts of Borrisokane, suggesting a generally low natural risk of surface water flooding.
- While regional drainage is generally well-managed, prospective purchasers should consult national flood mapping and local authority records to confirm specific plot vulnerability.
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 Borrisokane area
FEE BEG, BORRISOKANE, TIPPERARY
- Sale date
- Declared sale price
- €190,000.00
3 FAIRGREEN, FINNOE RD, BORRISOKANE
- Sale date
- Declared sale price
- €235,000.00
25 TOWERHILL, BORRISOKANE, TIPPERARY
- Sale date
- Declared sale price
- €175,000.00
41 FAIRGREEN, BORRISOKANE, TIPPERARY
- Sale date
- Declared sale price
- €270,000.00
TOMBRICANE, BORRISOKANE, TIPPERARY
- Sale date
- Declared sale price
- €445,000.00
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
- Solicitor legal fees: approximately 1,500 euro to 3,000 euro plus VAT and outlays.
- Stamp duty: 1 percent of the purchase price up to 1 million euro, which is 2,995 euro for this property.
- Land registration fees: roughly 130 euro to 700 euro depending on the registration type.
- Property valuation fees: approximately 150 euro to 300 euro.
- Surveyor fees: approximately 500 euro to 1,200 euro depending on the depth of the survey.
- Annual home insurance: approximately 400 euro to 800 euro depending on the level of cover.
Forum Talk
What people are saying about this area
- Local residents in Borrisokane note that the town offers a quiet, community-focused lifestyle with good local amenities within walking distance.
- Property buyers in the wider Tipperary region frequently highlight the appeal of bungalows on the outskirts of towns for long-term accessibility and privacy.
- Community discussions often emphasize the convenience of being close to local schools, shops, and sporting facilities while maintaining a countryside feel.
- Traffic and local road maintenance are occasional topics of discussion among residents living just outside the main town boundaries.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property features three bedrooms and well-established gardens, providing a safe and enclosed outdoor space for young children to play on the outskirts of Borrisokane town.
- Teenagers6/10
With three bedrooms and multiple reception rooms, there is adequate space for growing teenagers, though the town location offers limited high-energy entertainment options.
- Multi-generational Living5/10
A single-story bungalow layout is beneficial for multi-generational living without stairs, though the 127 square meter floor area may feel somewhat compact for multiple adult generations.
- Single Buyers7/10
At an asking price of 299500 euros, this detached bungalow offers a comfortable entry point with manageable maintenance for a single buyer looking for space.
- Couples8/10
The layout provides two reception rooms, three bedrooms, and a detached garage, making it an ideal size for couples looking to settle near town amenities.
- Empty Nesters9/10
Single-level bungalow living combined with well-established gardens and a convenient location near town facilities makes this an exceptional choice for empty nesters.
- Retirees9/10
The single-story design, manageable footprint of 127 square meters, and proximity to town amenities render this property highly suitable for retirement.
Work
3 areas- Remote Working7/10
The three-bedroom layout allows for a dedicated home office setup, though buyers should verify local broadband speeds and fiber availability.
- Hybrid Commuting5/10
Commuting distances to major employment hubs like Limerick or Galway require significant travel time, making hybrid arrangements dependent on employer flexibility.
- Retired9/10
The single-level accommodation, manageable size, and tranquil garden setting are perfectly aligned with a retired lifestyle.
Practical
8 areas- Ageing in Place9/10
As a single-story bungalow with step-free potential access, this home is exceptionally well-suited for ageing in place comfortably.
- Low Maintenance7/10
The 127 square meter footprint is manageable, though the established gardens will require regular upkeep to maintain their tidy appearance.
- Secure Gated Entry3/10
The property features ample parking to the front but lacks a formal secure gated entry system based on current listing descriptions.
- Minimalist Design4/10
Featuring traditional elements like an open fire, a solid-fuel inset stove, and timber ceilings, the property has a cozy cottage feel rather than a stark minimalist design.
- Flexible Floor Plans6/10
The connection between the living room, sitting room, and kitchen creates an adaptable layout, alongside three bedrooms and multiple bathrooms.
- Heritage Home3/10
While well-established, the property appears to be a standard well-maintained bungalow rather than a protected historic or heritage structure.
- Ecological Setup5/10
The home features a solid-fuel inset stove and a C BER rating, leaving room for potential energy efficiency upgrades such as solar panels or heat pumps.
- Outdoor areas8/10
Includes well-maintained gardens to the front and rear, ample parking, and a large detached garage measuring approximately 8.4 by 3.6 meters.
Interests
9 areas- Gardening9/10
The property benefits from attractive, well-established gardens to both the front and rear, offering ample opportunity for keen gardeners.
- Walking8/10
Its position on the outskirts of town within easy walking distance of local amenities supports an active walking lifestyle.
- Gym4/10
Dedicated gym facilities would likely require travel to larger nearby towns, as specific fitness centres in Borrisokane are limited.
- Cycling7/10
The surrounding Tipperary road network provides reasonable routes for cycling enthusiasts, though local regional roads should be navigated with care.
- Golf5/10
Access to local golf courses will require short drives to nearby towns, as Borrisokane itself does not feature a major course.
- Fishing6/10
The wider County Tipperary region offers various angling opportunities, though buyers should verify the exact distance to premier fishing spots.
- Horse Riding6/10
While the property includes a large detached garage and generous outdoor space, equestrian facilities would depend on nearby local stables.
- Water Sports3/10
Inland County Tipperary is distant from major coastal water sports, though local lakes may offer limited recreational boating.
- Entertaining7/10
Features such as an open-plan kitchen and dining area, a sitting room with a solid-fuel stove, and well-maintained outdoor areas lend themselves well to hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Situated on the outskirts of Borrisokane town in a private yet convenient location, the home offers a peaceful environment away from heavy urban congestion.
- Rural Living6/10
While located in County Tipperary, the property is on the outskirts of a town rather than deeply rural, balancing countryside charm with suburban convenience.
- Village Living8/10
Being within easy walking distance of Borrisokane town amenities gives this property a strong community and village-style living feel.
- Coastal Living1/10
The inland location in County Tipperary provides no proximity to coastal areas or marine activities.
- Urban Living3/10
Borrisokane is a small town rather than a bustling urban center, offering limited metropolitan facilities or nightlife.
Social
6 areas- Community Involvement7/10
Proximity to Borrisokane town encourages integration into local community groups, clubs, and events.
- Café Culture5/10
Local amenities include traditional town spots, though a vibrant metropolitan cafe culture is absent.
- Nightlife3/10
Nightlife is largely restricted to local town pubs, with extensive entertainment requiring travel to larger urban centres.
- Health/Wellness groups5/10
Local wellness groups and classes would depend on community hall availability and regional offerings.
- Networking Opportunities3/10
Professional networking opportunities are minimal given the small-town setting, making remote links essential.
- Tech-Hub Connectivity3/10
The location is far from major tech hubs, though digital connectivity relies on private broadband infrastructure.
Listing information
- Agent
- DNG Michael Gilmartin
- Phone
- 067 31 569
- Published on HouseDelve
- 7 October 2026
- Correction
- Report an issue
HD-8751EDHouseDelve · 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.