Berryfield House, Cappanasmear, Borrisokane, Nenagh, Co. TipperaryE45CX33
€285,000
3 Bed~2 Bath~125 m²~BER C
What you'll like:
- Traditional Stone Character: This charming farmhouse preserves authentic stone walls and rustic features, giving buyers a unique historical aesthetic that modern builds simply cannot replicate.
- Generous Site Area: Situated on approximately 0.52 acres of private land, the property offers ample outdoor space for gardening, recreation, and peaceful rural enjoyment.
- Quiet Cul De Sac: Positioned in a tranquil rural setting, residents will benefit from minimal passing traffic and a high degree of everyday privacy.
- Separate Studio Workspace: The dedicated outbuilding includes an office space, making it exceptionally convenient for remote professionals or hobbyists requiring separation from the main home.
- Comprehensive Roof Replacement: The roof was completely replaced and reinsulated in late 2023, significantly reducing near-term capital expenditure risks for the incoming buyer.
- Modernized Heating System: A new Grant oil-fired boiler was installed in January 2022, ensuring reliable and efficient home heating throughout the colder winter months.
- Upgraded Upper Insulation: The upstairs living spaces were recently dry-lined, insulated, and fully rewired, enhancing overall thermal performance and modern electrical safety.
- Upgraded Septic Infrastructure: A brand new percolation area was constructed for the septic tank system in June 2025, ensuring compliance and reducing immediate functional concerns.
- Enhanced Hot Water Capacity: A large new hot water tank and pump were installed in September 2025 to properly service the upstairs family bathroom.
- Energy Efficient Rating: Achieving a respectable C energy rating indicates that the home retains heat reasonably well compared to older unmodernized traditional rural properties.
- Double And Triple Glazing: Fitted with modern treble-glazed PVC windows, the house benefits from superior sound insulation and reduced thermal loss across all rooms.
- Functional Workshop Space: Includes a substantial workshop featuring a solid fuel stove and vaulted ceiling, providing an ideal environment for DIY projects and storage.
- Proximity To Lake Amenities: Located roughly ten kilometers from Terryglass village on Lough Derg, offering excellent access to water sports, boating, and scenic recreation.
- Convenient Town Access: Borrisokane is just five kilometers away, ensuring that everyday shopping, schools, and essential community services are within easy driving distance.
- Versatile Outbuilding Layout: Multiple additional storage rooms and utility areas provide outstanding flexibility for adapting the footprint to suit various lifestyle requirements.
- Charming Kitchen Finishes: The kitchen combines solid oak cabinetry with premium granite worktops and an authentic stone wall backdrop for a high-end country feel.
- Dual Solid Fuel Stoves: Equipped with multiple solid fuel stoves in both the living and kitchen areas, offering cozy supplemental heating options during power outages.
- Stable Asking Price: The recorded asking price has remained firm at 285000 euros since tracking began, suggesting a realistic and steady vendor valuation strategy.
- Holiday Retreat Potential: The combination of versatile accommodation and peaceful rural surroundings makes this an attractive option for a weekend getaway or rental investment.
- Ready To Move In: Significant recent capital improvements mean the next owner can move in without facing an immediate backlog of urgent structural repairs.
But keep in mind:
- Septic Tank Compliance: Buyers should independently verify that the upgraded septic tank and newly dug percolation area are fully registered and compliant with local environmental standards.
- Rural Water Reliance: The property relies on a mains water supply in a remote area, meaning potential vulnerability to supply interruptions or pressure fluctuations during peak times.
- Oil Heating Dependency: Reliance on an oil-fired central heating system exposes the household to fluctuating fossil fuel prices and periodic delivery logistics.
- Limited Public Transport: The peaceful rural location lacks immediate access to public transit networks, making a reliable private vehicle essential for all daily travel.
- Maintenance Of Outbuildings: Several older outbuildings and storage rooms may require ongoing maintenance and damp mitigation due to their traditional construction methods.
- Upstairs Ceiling Heights: Vaulted ceilings upstairs may restrict furniture placement and headroom in certain bedroom areas, which taller occupants should carefully consider.
- Single Ground Floor Bathroom: The primary full bathroom is located upstairs, while the ground floor features only a compact W.C., which may impact accessibility for guests.
- Narrow Rural Roads: Access via local rural roads can be challenging during severe winter weather or when navigating around large agricultural machinery.
- Potential Expansion Costs: While the outbuildings offer great versatility, converting them further for commercial or residential use might require complex local planning permissions.
- Local Market Liquidity: Rural properties in cul-de-sac settings often have smaller buyer pools, potentially leading to longer resale timelines if market conditions soften.
- Boundary Verification: Buyers must confirm exact property boundaries and legal rights of way along the rural access lanes with their legal representation.
- Historic Damp Risk: Traditional stone-built farmhouses can occasionally be prone to rising damp, requiring careful monitoring of ventilation and internal moisture levels.
- Storage Building Security: Outbuildings and workshops located away from the main living quarters may require upgraded security systems to protect valuable tools and equipment.
- Energy Rating Limitations: A C rating, while decent for an older home, still leaves room for thermal improvement compared to modern nZEB construction standards.
- Chimney Maintenance Needs: Multiple solid fuel stoves and open elements require regular professional sweeping and inspection to prevent fire hazards and ensure proper draft.
- Proximity To Agricultural Land: Surrounding farmland may involve seasonal agricultural activities, including early morning machinery noise, slurry spreading, or livestock activity.
- Insurance Premiums: Older traditional structures combined with rural locations can sometimes attract higher buildings insurance premiums or require specialist underwriting.
- Interior Layout Flow: The integration of historical rooms with modern extensions can create quirky room transitions and unconventional internal traffic flow patterns.
- Radon Gas Testing: As with many rural properties in this region, buyers should conduct standard radon testing during the pre-purchase survey process.
- Limited Vendor Motivation Indicators: The steady asking price history provides little insight into vendor flexibility, requiring agents to test the market carefully during negotiations.
Price positioning
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- The asking price of €285,000 appears attractively positioned below typical market expectations for a detached rural home of this size, particularly given the extensive recent upgrades to the heating and insulation systems.
- Valuation signals are supported by a functional floor area of 125 square meters combined with substantial outbuildings, a separate studio office, and an attractive half-acre site that enhances overall domestic and working flexibility.
- Factors that could support such an accessible price include the rural Tipperary location and the ongoing reliance on a private septic tank system, which may require careful technical inspection by prospective buyers before committing.
- Relevant market dynamics suggest that properties offering both traditional character and modern energy efficiency features often attract strong interest from commuters and holiday home seekers looking for peaceful countryside retreats.
Build Analysis
What we know from similar construction types
- The property is a traditional stone-built farmhouse featuring a mix of older character and recent upgrades, including a roof replacement and reinsulation in December 2023.
- Upstairs areas have been insulated, dry-lined, and rewired, and the home benefits from treble-glazed PVC windows.
- A new Grant oil-fired boiler was installed in January 2022, and a new large hot water tank and pump were fitted in September 2025.
- Drainage is managed via a septic tank with a newly dug percolation area completed in June 2025.
- The buyer should investigate compliance and maintenance records for the septic tank system, as well as the structural condition of the traditional stone walls and outbuildings.
- Given the presence of multiple outbuildings and a separate studio/office, a buyer should verify planning permissions and building regulations compliance for any conversions or structural alterations.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,600 to €2,200. This estimate is based on the 125 m² floor area and a C BER rating, factoring in oil-fired central heating alongside solid fuel stoves present in the property.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a tranquil rural cul-de-sac setting well away from heavy industrial zones, major manufacturing plants, and large-scale waste facilities.
- Any localized agricultural or domestic environmental factors, such as septic tank maintenance, should be verified during standard pre-purchase surveys.
Flood Safe
8/10Water overflow reports to follow up
- The property occupies an elevated rural inland location in County Tipperary, generally indicating a low baseline risk of widespread fluvial or coastal flooding.
- Buyers should review local topographical maps and drainage records to confirm that the immediate site and newly installed percolation area remain unaffected by surface water accumulation during heavy rainfall.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estateExtra effort was used to find nearby sales here
CAPPANASMEAR, BORRISOKANE, TERRYGLASS
- Sale date
- Declared sale price
- €425,000.00
Recent sales in the wider Borrisokane area
15 CONNOLLY ST, NENAGH, TIPPERARY
- Sale date
- Declared sale price
- €130,000.00
155 COILLE BHEITHE, ST. CONLAN'S ROAD, NENAGH
- Sale date
- Declared sale price
- €328,000.00
6 MACDONAGH ST, NENAGH, TIPPERARY
- Sale date
- Declared sale price
- €190,000.00
POPULAR RISE, BENEDINE, NENAGH
- Sale date
- Declared sale price
- €550,000.00
TYONE, NENAGH, TIPPERARY
- Sale date
- Declared sale price
- €330,000.00
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: €2,850 — 1% of €285,000.
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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 €3,000 excluding VAT and outlay.
- Land registration fees: €400 to €800 depending on the property value and registration type.
- Property valuation fees: €150 to €300 for mortgage or independent assessment.
- Surveyor fees: €500 to €1,200 depending on the level of detailed building inspection required.
- Annual home insurance: €400 to €800 depending on the level of cover and rural location factors.
Forum Talk
What people are saying about this area
- Locals in the Borrisokane and broader North Tipperary area frequently discuss the peaceful, rural lifestyle and the strong community spirit in the countryside.
- Proximity to Lough Derg and Terryglass is a common talking point among residents, highlighting boating, fishing, and local tourism amenities.
- Property buyers in rural Tipperary often share experiences regarding the maintenance of traditional stone-built houses and rural outbuildings.
- Discussions on local community forums often touch upon the convenience of being within a short drive to towns like Borrisokane and Nenagh for daily services.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property provides plenty of outdoor space and a safe cul-de-sac setting for young children to play, though parents should verify safety aspects near outbuildings and rural roads.
- Teenagers6/10
While the spacious grounds and versatile layout offer good independence, the rural location means teenagers will rely heavily on transport for social activities.
- Multi-generational Living6/10
The main 3-bedroom farmhouse is complemented by a separate studio and extensive outbuildings, offering good potential for extended family arrangements subject to verification.
- Single Buyers5/10
A rural property of this size with multiple outbuildings requires ongoing maintenance, which might be demanding for a single occupant without assistance.
- Couples8/10
Offers a charming and peaceful countryside retreat with excellent workspace options for couples seeking a rural lifestyle change.
- Empty Nesters7/10
Ideal for downsizers moving from larger homes who want character, rural calm, and workshop space, though rural maintenance should be considered.
- Retirees6/10
Provides a tranquil environment and single-level ground floor bedroom options, but buyers should check the suitability of rural living for long-term accessibility.
Work
3 areas- Remote Working10/10
Features a separate studio/office space making it exceptionally well-suited for remote working or running a home business.
- Hybrid Commuting4/10
The rural location means hybrid commuting to major urban employment hubs will involve significant travel times.
- Retired9/10
An idyllic setting for retirement, offering peace, space, and a slower pace of life.
Practical
8 areas- Ageing in Place6/10
Includes a ground-floor bedroom and W.C., though buyers should verify if full long-term accessibility modifications are feasible.
- Low Maintenance4/10
Traditional stone-built farmhouse with extensive outbuildings, septic tank drainage, and grounds requiring regular upkeep.
- Secure Gated Entry5/10
Private cul-de-sac setting offers natural privacy, though formal secure gates would need to be installed by the buyer.
- Minimalist Design3/10
Characterised by traditional farmhouse charm, exposed stone walls, and rustic features rather than minimalist aesthetics.
- Flexible Floor Plans8/10
Benefits from a separate studio/office and multiple outbuildings, offering fantastic flexibility for various lifestyle needs.
- Heritage Home9/10
A charming traditional stone-built farmhouse full of historic character and authentic rustic features.
- Ecological Setup6/10
Recently updated roof insulation and modern oil-fired heating provide reasonable energy efficiency, supported by a septic tank system.
- Outdoor areas9/10
Extensive private grounds of approximately 0.52 acres accompanied by useful workshops and storage sheds.
Interests
9 areas- Gardening9/10
The 0.52-acre site provides fantastic scope for keen gardeners to develop lawns, vegetable patches, or landscaping.
- Walking8/10
Peaceful rural roads and nearby lake amenities offer wonderful opportunities for walking and exploring the countryside.
- Gym3/10
There is no dedicated fitness facility on-site, though the workshop or outbuildings could potentially house home gym equipment.
- Cycling8/10
The quiet rural cul-de-sac setting provides a pleasant environment for cycling enthusiasts.
- Golf5/10
Buyers should investigate local golf club facilities in the wider Tipperary region.
- Fishing9/10
Proximity to Lough Derg approximately 10km away makes this an excellent location for fishing enthusiasts.
- Horse Riding7/10
The rural setting and available outbuildings offer good potential for equestrian interests, subject to further setup.
- Water Sports9/10
Being close to the shores of Lough Derg provides exceptional access to sailing, boating, and various water sports.
- Entertaining7/10
The kitchen and outdoor areas provide a lovely rustic backdrop for hosting gatherings, though capacity is moderate.
Lifestyle
5 areas- Quiet Living10/10
Located in a peaceful cul-de-sac setting offering high levels of privacy and rural tranquillity.
- Rural Living10/10
Set on a 0.52-acre private site surrounded by countryside, perfectly suited for authentic rural living.
- Village Living7/10
Conveniently located within easy reach of Borrisokane and Terryglass village amenities.
- Coastal Living4/10
While not coastal, the property benefits from close proximity to the recreational opportunities of Lough Derg.
- Urban Living2/10
Situated in a distinctly rural area far removed from city centres and urban conveniences.
Social
6 areas- Community Involvement7/10
Proximity to nearby Borrisokane and local villages encourages participation in active rural community life.
- Café Culture5/10
Local café options are available in nearby villages like Terryglass, but urban cafe culture requires a drive.
- Nightlife3/10
Rural setting offers virtually no immediate nightlife, restricted to local village pubs.
- Health/Wellness groups5/10
Access to local wellness groups or pilates & stretching classes will depend on nearby community centres and towns.
- Networking Opportunities3/10
Primarily a residential rural retreat with limited local professional networking infrastructure.
- Tech-Hub Connectivity3/10
Remote working is well supported by the dedicated office, but buyers should verify local broadband speeds and tech-hub access.
Listing information
- Agent
- Sherry FitzGerald Talbot
- Phone
- 067 31496
- Current status
- active
- Published on HouseDelve
- 21 October 2026
- Correction
- Report an issue
HD-A42B0DHouseDelve · 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.