Ballyvaughan, Powerstown, Clonmel, County TipperaryE91VK88
€375,000
4 Bed~3 Bath~130 m²~BER D1
What you'll like:
- Generous half-acre site: The property occupies a spacious 0.50-acre plot, offering exceptional privacy and outdoor space for family activities in a tranquil rural setting.
- Stunning mountain views: Residents can enjoy picturesque, unobstructed views of the iconic Slievenamon Mountain directly from the rear grounds and home.
- Detached bungalow layout: The single-storey configuration provides convenient accessibility without stairs, making it ideal for families with young children or multi-generational living arrangements.
- Four double bedrooms: All four bedrooms are well-proportioned doubles equipped with built-in wardrobes, ensuring adequate personal storage and comfortable accommodation for a large household.
- Master en-suite facility: The primary bedroom includes a private en-suite shower room, reducing morning congestion for the main family bathroom and adding daily convenience.
- Dual living areas: Featuring both a spacious main sitting room with a solid fuel stove and a separate living room, the floor plan supports flexible family relaxation.
- Attached integral garage: Measuring over seventeen feet long, the garage includes an electric roller door and direct plumbing, providing secure parking and utility workspace.
- Convenient town proximity: Located just a ten-minute drive from Clonmel town centre, the home successfully combines peaceful countryside living with easy access to urban amenities.
- Solid fuel stove feature: The main sitting room boasts an attractive marble fireplace housing a solid fuel stove, offering an efficient secondary heating source during winter.
- Well-equipped kitchen: The kitchen and dining area features practical oak fitted units, integrated appliances, and a tiled floor designed to withstand daily family traffic.
- Guest cloakroom convenience: A separate guest WC is tucked off the main living zones, offering added practicality and privacy when entertaining visitors.
- PVC double glazing: The house is fitted with PVC double-glazed windows and sliding doors throughout, helping to reduce exterior noise and retain interior warmth.
- Established maturity: Set within a mature 0.21-hectare site, the grounds feel settled and private rather than starkly exposed like newly developed rural plots.
- Stira attic access: The integral garage is equipped with a stira stairs, facilitating easy access to overhead roof space for seasonal storage needs.
- Dedicated back hallway: A practical tiled rear entry hall helps manage muddy boots and wet coats after walks in the surrounding countryside.
- Oil-fired central heating: The property relies on a standard oil-fired heating system, which is a reliable and widely serviceable method for rural Irish homes.
- Pine internal doors: Warm pine internal doors and stained glass accents add a traditional character feel to the interior spaces throughout the residence.
- Established tracking stability: The asking price has remained stable at €375,000 since initial tracking began, suggesting a firm vendor pricing strategy without erratic fluctuations.
- Local school access: The short commute to Clonmel ensures families have straightforward daily access to a wide selection of primary and secondary schools.
- Clear development potential: The generous plot size could potentially allow for garden expansion, landscaping projects, or outdoor office pods subject to necessary permissions.
But keep in mind:
- Suboptimal BER rating: The property holds a D1 energy rating with a high energy performance indicator, indicating that significant insulation upgrades are required for modern efficiency.
- High heating costs risk: Due to the D1 energy rating, prospective buyers should budget for higher than average heating bills during colder winter months.
- Untested services warning: The selling agents explicitly note that no appliances, fixtures, fittings, or services have been tested, requiring thorough independent professional inspections.
- On-site wastewater uncertainty: Rural properties typically rely on septic tanks or private treatment systems, so buyers must verify the condition and regulatory compliance of these facilities.
- Private well dependency: If the home relies on a private well rather than public mains water, buyers should arrange independent testing for water quality and supply yield.
- Retrofitting capital requirement: Bringing the energy performance up to modern standards will likely demand a substantial capital investment in external insulation, windows, or heating upgrades.
- Rural commuting reliance: Living outside the town centre means total dependence on private vehicles for daily errands, school runs, and social activities.
- Oil heating volatility: Reliance on oil-fired central heating exposes the homeowner to unpredictable fossil fuel price fluctuations common in European energy markets.
- En-suite compact size: The master en-suite measures a tight 0.73 meters in width, which might feel cramped during daily use despite its functional layout.
- Main bathroom configuration: The main family bathroom features a double-tray shower cubicle rather than a traditional bathtub, which could be less convenient for families with toddlers.
- Limited structural data: The exact construction year and specific building materials are not detailed, making a comprehensive pre-purchase structural survey essential for peace of mind.
- Boundary verification needed: Buyers must instruct their legal representative to carefully inspect folio maps and confirm that all physical garden boundaries match official title deeds.
- Potential road frontage issues: Being situated on a rural route near Powerstown, buyers should check local authority plans regarding road maintenance, speed limits, and sightlines.
- Single-glazed door elements: Some internal doors feature stained glass inserts which, while decorative, offer less sound insulation between reception rooms.
- Garage damp vulnerability: Attached garages can sometimes suffer from damp transfer to adjoining living areas if wall cavity barriers are compromised over time.
- Limited public transport: The rural address lacks high-frequency public transport options, meaning all household members will need independent driving capabilities and vehicles.
- Surface water drainage: Given the large garden and rural topography, buyers should check how surface water drains away from the house foundations during heavy rainfall.
- Broadband speed variance: Rural locations in County Tipperary can experience variable broadband speeds, so remote workers should verify available fiber or wireless network speeds.
- Maintenance of mature grounds: A 0.50-acre mature site demands regular gardening upkeep, lawn mowing, and hedge trimming, which requires a significant time or financial commitment.
- Future proofing costs: With stricter environmental standards approaching, older detached bungalows of this vintage face ongoing costs to reduce their carbon footprint and energy waste.
Price positioning
?
- The asking price appears somewhat ambitious relative to baseline regional transactional norms, given the moderate floor area and a relatively low D1 energy rating that will likely demand immediate upgrades for optimal modern home efficiency.
- Valuation signals present a mixed picture where the generous half-acre site and scenic mountain views provide strong lifestyle premiums, while the dated energy performance indicator introduces necessary future capital expenditure considerations for prospective buyers.
- Strong local demand for detached rural properties within close commuting distance to town supports this price point, though competing properties in the immediate vicinity achieving varied price levels could undermine aggressive seller expectations during final negotiations.
- The stable initial listing history suggests a confident vendor holding firm on expectations, and overall market absorption rates for detached country houses in this specific Tipperary micro-location will ultimately dictate whether full asking price is successfully realized.
Build Analysis
What we know from similar construction types
- The property is a detached bungalow spanning approximately 130 square metres on a 0.50-acre site, featuring a traditional layout with two reception rooms and an attached integral garage.
- The presence of an attached garage with direct access and plumbing offers potential for future conversion or utility expansion, subject to planning permissions and building regulations.
- A buyer should investigate the condition of the oil-fired central heating system and the insulation levels, given the D1 BER rating.
- Given the rural setting on a generous site, a buyer should verify wastewater treatment arrangements (such as septic tank compliance and registration) and the source of water supply.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property holds a D1 BER rating, indicating that significant energy upgrades are required to bring it to a modern standard of energy efficiency.
- A comprehensive deep retrofit for a 130 m² bungalow of this vintage typically ranges from €35,000 to €55,000 depending on the extent of works.
- Key measures would likely include external wall insulation, upgrading attic insulation, replacing older windows and external doors, and potentially upgrading the heating system to a heat pump or condensing boiler following fabric upgrades.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 2,200 euro to 2,700 euro.
- The property has a D1 BER rating with an energy performance indicator of 259.81 kWh/m2/yr and utilizes oil fired central heating along with a solid fuel stove, indicating moderate to high energy consumption for a 130 square metre detached bungalow.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a peaceful rural setting in Ballyvaughan, Powerstown, appearing well removed from heavy industrial zones, major incinerators, or large-scale commercial landfills.
- Any prospective buyer should independently verify local agricultural practices or minor historical waste management sites during standard conveyancing checks.
Flood Safe
8/10Water overflow reports to follow up
- The setting sits on an elevated site with views of Slievenamon, generally indicating a lower risk of pluvial or river flooding compared to low-lying valley floors.
- As part of standard due diligence, purchasers should review national flood mapping databases to confirm local surface water drainage characteristics.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
CROANWALSH, POWERSTOWN, CLONMEL
- Sale date
- Declared sale price
- €220,000.00
RATHLOOSE, POWERSTOWN, CLONMEL
- Sale date
- Declared sale price
- €315,000.00
CHERRY HILL, POWERSTOWN, CLONMEL
- Sale date
- Declared sale price
- €440,000.00
THE MAPLES, POWERSTOWN, CLONMEL
- Sale date
- Declared sale price
- €495,000.00
17 POWERSTOWN, CLONMEL, TIPPERARY
- Sale date
- Declared sale price
- €160,000.00
Recent sales in the wider Clonmel area
6 SWEETBRIAR, THOMAS ST, CLONMEL
- Sale date
- Declared sale price
- €280,000.00
16 PEARSE PARK, CLONMEL, TIPPERARY
- Sale date
- Declared sale price
- €220,000.00
1 GRATTAN PLACE, CLONMEL, CO TIPPERARY
- Sale date
- Declared sale price
- €75,000.00
6 GORT AN OIR, SILVERSPRINGS, CLONMEL
- Sale date
- Declared sale price
- €242,000.00
15 DROMAINN, CAHIR ROAD, CLONMEL
- Sale date
- Declared sale price
- €435,000.00
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
Ballyvaughan, Powerstown, Clonmel
- Sale date
- Declared sale price
- €35,000.00
Buyer fees*
Associated expenses guide
- Stamp duty for a property with an asking price of 375,000 euro is calculated at 1 percent on the first 1 million euro, amounting to 3,750 euro.
- Solicitor legal fees typically range between 1,500 euro and 2,500 euro plus outlay and VAT.
- Land registration fees typically range from 175 euro to 700 euro depending on the application type and registration format.
- Property valuation fees for mortgage or purchase purposes generally cost between 150 euro and 300 euro.
- Building surveyor fees for a detached bungalow of this size and age usually range from 500 euro to 1,000 euro.
- Annual home insurance for a detached property of 130 square metres typically ranges from 450 euro to 800 euro depending on the level of coverage.
Forum Talk
What people are saying about this area
- Locals in the Powerstown and Ballyvaughan areas frequently highlight the peaceful, scenic nature of the countryside while remaining within a short drive of Clonmel town centre.
- Community discussions often emphasize the desirability of properties near the foot of Slievenamon Mountain due to the attractive views and quiet rural atmosphere.
- Residents note that traffic can occasionally increase during school commuting times along rural approach roads leading towards Clonmel.
- Buyers in the wider Tipperary region often exchange tips on rural connectivity, home retrofitting, and upgrading properties with lower BER ratings.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property offers four bedrooms and a generous 0.50-acre site, providing ample space for young children to play safely outdoors in a quiet rural environment.
- Teenagers7/10
Four double bedrooms offer plenty of personal space for teenagers, though the rural location 10 minutes from Clonmel means reliance on transport for social activities.
- Multi-generational Living6/10
The single-level detached bungalow layout is advantageous for multi-generational living, though the interior layout does not feature a separate self-contained annex.
- Single Buyers5/10
A four-bedroom detached rural home may exceed the space requirements and maintenance capacity typically sought by a single buyer.
- Couples7/10
Provides generous living space with both a sitting room and separate living room, ideal for couples looking for room to grow, though heating costs for a D1-rated home should be factored in.
- Empty Nesters8/10
Single-level bungalow living makes this very suitable for empty nesters wanting to avoid stairs, though the 0.50-acre site requires ongoing garden maintenance.
- Retirees8/10
The single-story layout supports ageing in place effectively, and the peaceful rural setting offers a tranquil retirement environment close to Clonmel.
Work
3 areas- Remote Working7/10
The generous floor plan and separate living areas provide ample space to set up a home office, though buyers should verify local broadband speeds.
- Hybrid Commuting6/10
Being 10 minutes from Clonmel allows for manageable local commutes, though commuting to major cities like Dublin or Cork would be quite lengthy.
- Retired9/10
Single-level accommodation and a tranquil rural environment make this an ideal purchase for retired individuals.
Practical
8 areas- Ageing in Place9/10
As a detached bungalow with no stairs inside, the property is exceptionally well-suited for ageing in place comfortably.
- Low Maintenance6/10
While the interior is practical, the 0.50-acre mature site and oil-fired central heating with a D1 BER rating will require regular upkeep and energy upgrades.
- Secure Gated Entry4/10
The property features an attached garage with an electric roller door, but lacks a fully gated entrance perimeter based on the listing description.
- Minimalist Design4/10
Features a traditional layout with distinct rooms, a brick fireplace, and classic finishes rather than open-plan minimalist architecture.
- Flexible Floor Plans6/10
Includes a sitting room, a separate living room, and four bedrooms, providing good room flexibility though separated by traditional walls.
- Heritage Home3/10
This is a standard detached bungalow build rather than a protected period or heritage structure.
- Ecological Setup4/10
The property relies on oil-fired central heating and holds a D1 BER rating, indicating room for potential green energy improvements.
- Outdoor areas9/10
Benefits from a substantial 0.50-acre mature site with stunning mountain views, offering exceptional outdoor space for recreation and relaxation.
Interests
9 areas- Gardening8/10
The mature 0.21-hectare (0.50-acre) site offers fantastic potential for avid gardeners to develop lawns, flower beds, or vegetable patches.
- Walking8/10
The scenic rural surroundings and proximity to Slievenamon Mountain provide wonderful opportunities for walking and hiking enthusiasts.
- Gym3/10
There is no on-site home gym setup described, and residents will need to travel towards Clonmel for commercial fitness facilities.
- Cycling6/10
Quiet rural country roads offer cycling routes, though local traffic and lack of dedicated cycling infrastructure should be considered.
- Golf6/10
The property's location near Clonmel provides reasonable access to local golf courses in the surrounding county area.
- Fishing5/10
While County Tipperary features river systems nearby, buyers should independently verify local angling rights and proximity to specific fishing spots.
- Horse Riding7/10
The rural setting and spacious site, along with an attached garage, could appeal to equestrian enthusiasts looking for country living.
- Water Sports2/10
Inland County Tipperary location offers very limited local opportunities for water sports.
- Entertaining8/10
Features a spacious kitchen/dining room, separate sitting room, and expansive outdoor grounds, making it well-suited for hosting family and guests.
Lifestyle
5 areas- Quiet Living9/10
Situated in a peaceful rural setting in Ballyvaughan with stunning views of Slievenamon Mountain, offering exceptional peace and privacy.
- Rural Living10/10
A classic rural lifestyle property featuring a 0.50-acre mature site surrounded by open countryside while remaining just 10 minutes from town.
- Village Living5/10
The property is located in a rural countryside setting rather than a tight-knit village community centre.
- Coastal Living1/10
Located inland in County Tipperary, far away from any coastal areas.
- Urban Living3/10
Positioned 10 minutes from Clonmel town centre, meaning urban amenities require a short drive rather than being immediately on the doorstep.
Social
6 areas- Community Involvement6/10
Rural locations often foster strong local community ties, though integration relies on active participation in nearby Clonmel or local parish activities.
- Café Culture4/10
Café culture is minimal directly around the rural townland, requiring a 10-minute drive into Clonmel town centre.
- Nightlife3/10
True to its countryside setting, nightlife options are virtually non-existent on the doorstep and limited to Clonmel town.
- Health/Wellness groups5/10
Access to health and wellness groups will require traveling into nearby Clonmel.
- Networking Opportunities3/10
Professional networking is minimal in this rural residential pocket, requiring connection to larger employment hubs.
- Tech-Hub Connectivity3/10
Not located near a recognized tech hub, though remote connectivity can be investigated by the buyer.
Listing information
- Agent
- P F Quirke & Co Ltd
- Phone
- 052 612 1622
- Published on HouseDelve
- 7 October 2026
- Correction
- Report an issue
HD-380546HouseDelve · 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.