
Ballykeane, Geashill, Co. OffalyR35T027
€170,000
3 Bed~1 Bath~BER E1
What you'll like:
- Detached bungalow layout: The single-storey detached structure avoids stairs, making it highly appealing for downsizers or families preferring accessible living spaces across all rooms.
- Generous site size: Sitting on approximately 1.18 acres, the property provides expansive outdoor space that offers substantial room for landscaping, extensions, or outdoor activities.
- Surrounding gardens: The generous front and rear gardens provide a pleasant rural setting with ample space for recreational use and gardening enthusiasts.
- Off-street parking: The dedicated off-street parking area ensures convenient and secure vehicle accommodation directly on the private grounds of the residence.
- Desirable three beds: The three-bedroom configuration suits small families or provides flexible options for a home office arrangement in a rural setting.
- Manageable floor area: Extending to approximately 91 square meters, the compact footprint strikes a practical balance between comfortable living and manageable upkeep.
- Rural seclusion: Located in Ballykeane, the residence offers buyers a peaceful countryside environment away from urban congestion and heavy traffic noise.
- Proximity to Tullamore: Situated roughly 17km from Tullamore, residents can access a wide range of major supermarkets, secondary schools, and acute hospital services.
- Access to Portarlington: Being approximately 13km from Portarlington allows convenient reach to local amenities and frequent commuter train services to Dublin.
- Pitched roof construction: The traditional pitched roof design promotes efficient rainwater runoff and generally offers good durability against typical weather elements.
- Value price point: The asking price of €170,000 presents an affordable entry point for buyers looking to acquire a detached home with acreage.
- Modernization potential: The property offers incoming buyers a blank canvas to upgrade finishes, layout, and interior decor to their personal modern tastes.
- Energy rating baseline: Having an existing E1 BER rating provides a clear starting point for energy efficiency improvements and retrofitting grant applications.
- County Offaly location: Positioned in the midlands, the area offers a central location with relatively easy motoring access across the midlands region.
- Independent structure: Being fully detached means no shared party walls, ensuring enhanced privacy and reduced noise transfer from neighboring properties.
- Outdoor storage opportunity: The large plot size easily accommodates the potential addition of a garage, shed, or workshop subject to planning permission.
- Natural light scope: Detached bungalows often benefit from windows on all four elevations, allowing for bright living spaces throughout daylight hours.
- Community proximity: The nearby rural village of Geashill provides local community amenities, a primary school, and a traditional village atmosphere.
- Investment upside: Purchasing a detached home with over an acre at this price point creates potential for strong long-term value appreciation after refurbishment.
- Flexible configuration: The rooms provide versatile usage options, accommodating guest bedrooms, hobby rooms, or dedicated work-from-home study spaces.
But keep in mind:
- Unknown occupancy terms: The property is currently occupied under terms unknown, meaning the buyer must investigate legal possession status before bidding.
- No internal inspection: The interior was not inspected or measured by agents, so buyers cannot verify current condition, layout accuracy, or hidden defects.
- Poor energy rating: The E1 BER rating indicates significant thermal inefficiency, requiring substantial investment in insulation, heating, and windows to achieve comfort.
- High retrofit costs: Upgrading an E1-rated home to a modern standard will demand considerable capital expenditure for external insulation, heat pumps, and window replacements.
- Unverified floor area: The stated 91 square meters is based on vendor information rather than measured verification, requiring independent architectural confirmation.
- Potential legal hurdles: Acquiring a property with unknown occupants may involve lengthy legal proceedings to secure vacant possession after purchase completion.
- Remote rural location: The rural setting requires regular driving for all daily errands, shopping, schools, and medical appointments, increasing transport costs.
- On-site wastewater uncertainty: Buyers must verify the condition and compliance of the private septic tank or wastewater treatment system serving the dwelling.
- Private water supply check: It is essential to investigate whether the property relies on a private well and test the water quality for potability.
- Lack of appliance data: There is no information regarding the operational status of kitchen appliances, plumbing systems, or electrical wiring inside.
- Heating system unknown: The type and age of the central heating boiler are not specified, posing a risk of complete system replacement.
- Potential structural dampness: Rural bungalows of certain eras can suffer from rising damp or poor ventilation, requiring a thorough pre-purchase structural survey.
- Boundary fence verification: The exact boundaries of the 1.18-acre plot must be carefully checked against Land Registry maps to prevent future disputes.
- Planning compliance check: Any previous extensions or outbuildings on the site must be verified for proper local authority planning permission and compliance.
- Access road conditions: Buyers should assess the maintenance responsibility and winter condition of the local approach roads leading to the property.
- Broadband availability: High-speed internet connectivity should be independently verified, as some rural pockets in Offaly experience limited broadband speeds.
- Local flood risk assessment: A thorough environmental check should be conducted to ensure the expansive gardens or access routes are not prone to seasonal flooding.
- Limited public transport: The remote setting lacks frequent public transport options, making a reliable personal vehicle essential for all household members.
- Additional legal expenses: Resolving potential occupancy complications may incur higher legal fees and professional costs than a standard vacant property transaction.
- Uncertain market appeal: The extensive upgrade work required may deter conventional mortgage lenders, potentially necessitating cash buyers or specialist renovation loans.
Price positioning
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- The asking price appears significantly undervalued relative to broader regional trends, largely because the property is currently occupied under unknown terms, which introduces substantial legal and possession uncertainties that deter conventional buyers seeking immediate vacant possession.
- Undervaluation signals are clearly driven by the combination of an inferior E1 building energy rating requiring capital investment and the unknown occupancy status, which heavily discounts the market value compared to standard regional housing stock.
- Such a low asking price could be supported by protracted legal timelines and high renovation costs required to bring the dwelling to modern efficiency standards, whereas successful vacant possession and immediate modernization could undermine this discount.
- Additional relevant factors include the generous site area extending to over an acre and a desirable detached footprint, offering strong long term potential once tenancy complications are fully resolved by a prospective purchaser.
Build Analysis
What we know from similar construction types
- The property is a detached three-bedroom bungalow extending to approximately 91 sq. m (980 sq. ft) on a generous site area of about 0.48 hectares (1.18 acres).
- It features a single-storey layout beneath a pitched roof and offers off-street parking alongside front and rear gardens.
- The listing notes that the property is occupied under terms unknown, meaning a buyer must investigate the legal status of the occupants, potential tenancy rights, and the process required for vacant possession.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a poor BER rating of E1, indicating that a comprehensive deep retrofit is necessary to achieve modern energy efficiency standards.
- A typical deep retrofit for a detached bungalow of approximately 91 sq. m to improve the rating to a B2 or A standard would likely cost between EUR 40,000 and EUR 60,000.
- Key measures would include exterior wall insulation, upgrading windows and doors, attic insulation, and potentially installing a heat pump system, subject to a professional energy assessment.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,800 to €2,400.
- Explanation: Given the E1 BER rating and an approximate floor area of 91 sq. m, the property has relatively poor energy efficiency, leading to higher-than-average heating demands.
Pollution Safe
8/10Environmental situation to investigate
- The property is situated in a rural agricultural setting in County Offaly, appearing largely distant from major heavy industrial zones, waste incinerators, or active large-scale landfills.
- Any potential minor local risks, such as legacy agricultural runoff or septic tank proximity, should be verified independently during structural and environmental due diligence.
Flood Safe
7/10Water overflow reports to follow up
- While the property is located in a generally low-density rural area, buyers should consult official OPW flood maps to verify if the site or immediate access roads carry any localized flood risk.
- The presence of generous surrounding gardens and a rural site layout means surface water drainage should be inspected to ensure adequate runoff capacity.
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 Geashill area
22 CHURCH VIEW, WALSH ISLAND, GEASHILL
- Sale date
- Declared sale price
- €310,000.00
BALLYNAKILL, GEASHILL, OFFALY
- Sale date
- Declared sale price
- €335,000.00
10 COOLAGARRY, WALSH ISLAND, GEASHILL
- Sale date
- Declared sale price
- €200,000.00
LUGMORE, GEASHILL, CO. OFFALY
- Sale date
- Declared sale price
- €720,000.00
20 CHURCHVIEW, WALSH ISLAND, GEASHILL
- Sale date
- Declared sale price
- €220,000.00
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 to €3,000 plus VAT.
- Land registration fees: approximately €175 to €700 depending on the property value.
- Property valuation fees: approximately €150 to €300.
- Surveyor fees: approximately €500 to €1,000 depending on the depth of the survey.
- Annual home insurance: approximately €350 to €700.
Forum Talk
What people are saying about this area
- Locals in the Geashill and wider Offaly area often discuss rural housing maintenance, septic tank regulations, and upgrades required for older properties with BER ratings like E1.
- Community discussions frequently highlight the charm and peaceful nature of living near villages like Geashill, while noting the reliance on driving for daily amenities.
- Residents on local forums often share tips on managing rural garden spaces and large site areas, similar to the 1.18-acre plot at this location.
- Proximity to Tullamore and Portarlington is frequently mentioned in regional groups regarding commuting, employment, and secondary school options.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property features generous surrounding gardens of approximately 1.18 acres, offering plenty of outdoor space for young children to play. However, buyers should verify the safety and fencing of the boundaries.
- Teenagers5/10
With three bedrooms and a detached bungalow layout, there is decent room for a growing family. The rural location means teenagers might find it isolated regarding local entertainment and public transport.
- Multi-generational Living4/10
The single-storey bungalow spans approximately 91 sq. m, which may feel compact for multi-generational living without substantial modifications or extensions.
- Single Buyers5/10
At an asking price of €170,000, it offers an affordable entry point, though the property is currently occupied under terms unknown, which requires careful legal investigation.
- Couples6/10
A three-bedroom detached home with large gardens offers couples plenty of space, a home office opportunity, and privacy in a countryside setting.
- Empty Nesters7/10
Single-storey living eliminates stairs, making it potentially suitable for empty nesters looking to downsize to a quieter rural environment, provided they manage the large 1.18-acre site.
- Retirees7/10
The bungalow layout supports single-level living well into later life, though the rural location means reliance on a car for daily essentials and medical services.
Work
3 areas- Remote Working6/10
A detached home provides quiet rooms suitable for a home office, but buyers should investigate the availability and speed of local broadband infrastructure.
- Hybrid Commuting4/10
Located roughly 13km from Portarlington and 17km from Tullamore, hybrid commuting is feasible, though dependent on rail or road links to major employment hubs.
- Retired8/10
Single-storey bungalow living and a quiet rural setting make it well-suited for retirement, provided healthcare access is acceptable to the buyer.
Practical
8 areas- Ageing in Place8/10
The single-storey detached bungalow structure makes it physically practical for ageing in place, minimizing stair-related mobility issues.
- Low Maintenance4/10
While the single-storey house is moderately sized at 91 sq. m, the extensive 1.18-acre site will require ongoing garden maintenance and upkeep.
- Secure Gated Entry3/10
The property offers off-street parking, but buyers should verify if secure gates are installed or if they need to add them.
- Minimalist Design5/10
A traditional three-bedroom bungalow layout provides a blank canvas, though it lacks inherent contemporary minimalist architectural features.
- Flexible Floor Plans5/10
The roughly 91 sq. m floor plan is standard for a three-bed bungalow, offering limited major flexibility without structural changes.
- Heritage Home3/10
The property appears to be a standard mid-century or modern bungalow rather than a protected or historic heritage home.
- Ecological Setup3/10
The BER rating is E1 (331.25 kWh/m2/yr), indicating that significant energy efficiency upgrades will be necessary to achieve a modern ecological standard.
- Outdoor areas9/10
Outstanding outdoor space featuring front and rear gardens on a total site area of approximately 1.18 hectares / 1.18 acres (noting the listing text mentions 0.48 hectares / 1.18 acres).
Interests
9 areas- Gardening9/10
With a large site area extending to approximately 1.18 acres and generous surrounding gardens, there is exceptional scope for keen gardeners.
- Walking7/10
The rural country roads surrounding the property offer pleasant environments for walking, though pedestrian footpaths may be limited.
- Gym3/10
Dedicated fitness facilities and gyms will require travel into nearby towns such as Tullamore or Portarlington.
- Cycling7/10
Quiet local country roads provide scenic routes for cycling enthusiasts, though motorists should remain mindful of rural traffic speeds.
- Golf5/10
Golf enthusiasts will need to travel to nearby towns to access local golf clubs and courses.
- Fishing6/10
The general Offaly region offers various angling opportunities along local rivers and waterways, though buyers should verify proximity to specific spots.
- Horse Riding8/10
The spacious 1.18-acre plot and rural surroundings could potentially accommodate equestrian interests, subject to local facilities and planning.
- Water Sports2/10
The inland location means water sports are generally restricted unless traveling to specific regional lakes or river activities.
- Entertaining6/10
Generous gardens and off-street parking provide a great foundation for outdoor gatherings, though the indoor living space of 91 sq. m is modest.
Lifestyle
5 areas- Quiet Living9/10
Located in Ballykeane, Geashill, Co. Offaly, the property sits in a peaceful rural setting with generous grounds, ensuring a quiet lifestyle away from urban bustle.
- Rural Living10/10
Set on a site area of approximately 1.18 acres in the countryside, this property is ideally suited for those seeking a traditional rural lifestyle.
- Village Living6/10
While not directly in a village hub, it is positioned outside Geashill, offering reasonable proximity to local community features.
- Coastal Living1/10
The property is located inland in County Offaly, far away from any coastal areas.
- Urban Living2/10
Far removed from city life, the nearest towns are Portarlington (13km) and Tullamore (17km), offering only limited urban conveniences.
Social
6 areas- Networking Opportunities2/10
The rural setting offers very limited professional networking opportunities locally.
- Community Involvement6/10
Rural communities near Geashill often foster close-knit local engagement, though integrating requires proactive participation in local events.
- Café Culture3/10
Local café options are minimal in the immediate rural townland, requiring trips into larger nearby towns for social coffee spots.
- Nightlife2/10
Nightlife is virtually non-existent in the immediate area, with entertainment venues limited to nearby towns.
- Health/Wellness groups4/10
Local wellness classes or clubs will typically require traveling into Tullamore or Portarlington.
- Tech-Hub Connectivity2/10
There are no local tech hubs nearby; remote tech professionals will rely heavily on home internet connections.
Listing information
- Agent
- BidX1 Ireland Ltd
- Phone
- 01 6673388
- Published on HouseDelve
- 3 October 2026
- Correction
- Report an issue
HD-EA5393HouseDelve · 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.