Bishopswood Upper, Dundrum, County TipperaryE34A037
€425,000
184 m²~BER B
What you'll like:
- Impressive Energy Rating: The property boasts an excellent B energy rating, which should ensure lower heating costs and superior thermal comfort for the household all year round.
- Generous Floor Area: Offering approximately 184 square meters of living space, this substantial residence provides ample room for growing families without feeling cramped or restricted.
- Turnkey Condition: The house is presented in ready-to-move-in condition, allowing new owners to settle in immediately without undertaking costly or stressful initial renovations.
- Four Spacious Bedrooms: The accommodation includes four well-proportioned bedrooms, comfortably accommodating family members while leaving options for a home office or guest room.
- Master Ensuite Feature: The primary bedroom benefits from an ensuite bathroom and built-in wardrobes, offering parents a private, convenient sanctuary equipped with plenty of storage.
- Flexible Living Spaces: Featuring two separate reception rooms and two kitchens, the layout easily supports multi-generational living arrangements or independent quarters for older teenagers.
- Period Detailing Charm: Interior reception spaces showcase elegant ceiling cornicing and decorative lighting fixtures, adding character and a sophisticated aesthetic throughout the main living areas.
- Massive Balcony Space: An impressive 400 square foot outdoor balcony provides a fantastic elevated area for hosting summer gatherings, relaxing outdoors, and enjoying surrounding views.
- Secure Gated Entrance: A private gated entrance enhances overall property security and gives a comforting sense of privacy from passing traffic along the rural roadway.
- Tarmacadam Driveway: The durable tarmac driveway offers clean, low-maintenance parking space for multiple vehicles, preventing mud accumulation and keeping cars neatly organized off the road.
- Landscaped Gardens: Beautifully maintained surrounding gardens offer a verdant, tranquil escape with established plantings that require minimal initial effort from incoming garden enthusiasts.
- Large Detached Shed: A substantial detached rear storage shed provides secure space for tools, sports gear, or hobby equipment, keeping the main dwelling uncluttered.
- Convenient Village Proximity: Located just four kilometers from Dundrum village, residents enjoy quick access to local shops, schools, and community amenities within minutes.
- Regional Town Access: Being within twenty kilometers of Tipperary Town, Cashel, and Thurles grants easy access to major supermarkets, secondary schools, and comprehensive healthcare services.
- Transport Link Proximity: Major nearby regional towns offer reliable railway connections and bus routes, facilitating straightforward commuting options for professionals working further afield.
- Stable Asking Price: The asking price has remained stable at €425,000 without sudden upward revisions, indicating a potentially realistic and consistent pricing strategy by the vendor.
- Detached Privacy Advantage: As a detached property, owners enjoy greater acoustic privacy and independence from neighbors compared to semi-detached or terraced housing alternatives.
- Rural Peace And Quiet: Situated in Bishopswood Upper, the setting offers a peaceful countryside lifestyle away from heavy urban congestion while remaining practically accessible.
- Family-Friendly Layout: The thoughtful distribution of bedrooms and communal zones caters exceptionally well to modern family dynamics, balancing shared gathering spots with personal solitude.
- Rare Market Opportunity: The unique combination of dual kitchen spaces, extensive outdoor areas, and a B rating creates a distinctive offering rarely found together locally.
But keep in mind:
- Dual Kitchen Compliance: Buyers should verify whether the presence of two kitchens complies with local planning regulations and if any potential rental or subletting implications apply.
- Septic Tank Verification: Rural properties often rely on private wastewater treatment systems, so buyers must commission a professional inspection to verify the septic tank condition and compliance.
- Private Well Investigation: If the property uses a private water well rather than mains supply, rigorous water quality and flow rate testing should be conducted prior to purchase.
- Maintenance Costs: Owning 184 square meters of living space along with extensive gardens and a large shed will entail higher ongoing property maintenance and upkeep expenses.
- Balcony Weather Exposure: A large outdoor balcony requires regular waterproofing checks and structural maintenance to prevent water ingress or timber degradation over damp Irish winters.
- Heating System Efficiency: Despite the B BER rating, buyers should examine the specific heating fuel type and boiler age to ensure long-term reliability and cost efficiency.
- Boundary Demarcation Check: The extent of the landscaped gardens should be carefully cross-referenced with the land registry map by your solicitor to confirm exact property boundaries.
- Local Traffic Speeds: Being located on a rural road near a village means buyers should observe local traffic patterns and vehicle speeds around the gated entrance.
- Commuting Reliance: Proximity to larger towns implies that a car is essential for daily errands, school runs, and employment, increasing household transport overheads.
- Property Tax Evaluation: The local property tax band should be verified based on the purchase price and current valuation bands to understand the annual recurring tax liability.
- Insurance Premiums: Rural detached homes can sometimes attract higher home insurance premiums due to remote locations and fire service response times; obtain quotes early.
- Broadband Speed Verification: High-speed internet availability should be thoroughly checked, as remote rural pockets can occasionally suffer from restricted fiber broadband speeds.
- Extension Permit Review: If previous owners added the second kitchen or the large balcony, ensure all necessary local authority planning permissions and building regulations were met.
- Shed Structural Integrity: The large detached rear shed should be inspected for damp, electrical safety, and roof soundness before relying on it for valuable storage.
- Energy Rating Audit: Buyers should request the detailed BER advisory report to identify any recommended upgrades needed to maintain or improve the current B rating.
- Insulation Inspection: Hidden roof spaces and cavity walls should be checked by a surveyor to ensure insulation meets modern standards despite the overall B energy score.
- Surface Water Drainage: Inspect the tarmacadam driveway and surrounding grounds during wet weather to ensure adequate surface water run-off and prevent pooling near foundations.
- Lack of Bathroom Count: The listing does not specify the exact number of bathrooms beyond the master ensuite and main W.C., requiring clarification on overall washing facilities.
- Future Expansion Limits: Depending on site boundaries and local planning restrictions, future extensions might face strict regulations in this rural or semi-rural cluster.
- Resale Liquidity Factor: Specialized properties with multi-generational layouts may appeal to a narrower niche of buyers, potentially influencing future resale timelines compared to standard three-bed semis.
Price positioning
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- The asking price of four hundred twenty-five thousand euros appears slightly overvalued when considering the generous floor area of one hundred eighty-four square meters paired with a highly efficient B energy rating and extensive versatile living spaces.
- Valuation signals supporting this figure include turnkey condition, dual kitchens, multiple reception rooms, and premium outdoor features such as a large balcony and detached shed, which collectively justify a strong positioning above local historical baselines.
- Factors that could support such a price involve continued strong demand for spacious multi-generational rural properties, whereas factors that might undermine it relate to regional price sensitivities and potential limited buyer pools seeking large footprints in this specific rural location.
- Relevant considerations include the stable asking-price history with no recorded reductions, indicating firm seller confidence, alongside the broader regional transactional context demonstrating varied price points across surrounding townlands and nearby village settings.
Build Analysis
What we know from similar construction types
- The property is described as a four-bedroom detached family home with a generous floor area of 184 square metres, featuring two reception rooms, two kitchens, and separate living areas.
- A notable feature mentioned in the listing is a 400 square foot balcony; a buyer should investigate the structural integrity, waterproofing, and planning compliance associated with this raised outdoor structure.
- The listing notes period detailing such as cornicing, which suggests the property may incorporate older architectural elements combined with more recent modifications or extensions to accommodate the dual kitchen and living layout.
- Given the flexible layout designed for potential multi-generational living, a buyer should verify that all internal modifications, partition walls, and secondary kitchen installations comply with local building regulations and planning permissions.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,200 to €1,600.
- Explanation: Given the substantial 184 m² floor area and modern B energy rating, the property should retain heat efficiently, keeping fuel consumption moderate relative to its size.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a rural, agricultural setting in County Tipperary, appearing well away from heavy industrial zones, major landfills, or known large-scale incinerators.
- Any potential minor agricultural runoff or localized burning should be independently verified by the buyer as part of standard due diligence.
Flood Safe
8/10Water overflow reports to follow up
- The dwelling is located in an elevated inland rural area of County Tipperary, which generally reduces susceptibility to widespread coastal or major river flooding.
- Buyers should consult local OPW flood mapping and environmental reports to verify if minor surface water accumulation affects any low-lying parts of the surrounding grounds or access routes.
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
UPPER BISHOPSWOOD, DUNDRUM, COUNTY TIPPERARY
- Sale date
- Declared sale price
- €170,000.00
BISHOPSWOOD, DUNDRUM, TIPPERARY
- Sale date
- Declared sale price
- €340,000.00
BISHOPSWOOD LEVEL CROSSING COTTAGE, DUNDRUM, TIPPERARY
- Sale date
- Declared sale price
- €125,000.00
BISHOPSWOOD, DUNDRUM, TIPPERARY
- Sale date
- Declared sale price
- €136,000.00
Recent sales in the wider Dundrum area
WESTONSLOT, GROVELAWN, DUNDRUM
- Sale date
- Declared sale price
- €769,000.00
1 BEECHGROVE, DUNDRUM, CO. TIPPERARY
- Sale date
- Declared sale price
- €200,000.00
7 BEECH GROVE, DUNDRUM, TIPPERARY
- Sale date
- Declared sale price
- €180,000.00
DEERPARK, DUNDRUM, CO TIPPERARY
- Sale date
- Declared sale price
- €172,500.00
DUNDRUM GARDA STATION, DUNDRUM, CO TIPPERARY
- Sale date
- Declared sale price
- €175,000.00
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: €4,250 — 1% of €425,000.
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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 excluding outlay and VAT.
- Land registration fees: €400 to €800 depending on the property value and registration type.
- Property valuation fees: €150 to €300 for mortgage or standard valuation reports.
- Surveyor fees: €500 to €1,200 for a structural pre-purchase survey.
- Annual home insurance: €400 to €800 depending on the level of building and contents coverage chosen.
Forum Talk
What people are saying about this area
- Locals in the Dundrum area frequently discuss the peaceful rural setting of Bishopswood Upper, noting its convenient proximity to both Cashel and Tipperary Town.
- Community forums highlight the appeal of properties near Dundrum village for families seeking a balance of countryside living and accessibility to larger hub towns like Thurles.
- Discussions regarding the local road network often touch upon maintenance and traffic calming measures around rural approaches to Dundrum.
- Residents frequently praise the area's strong community spirit and the convenience of local amenities within a short drive from outlying townlands.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features four bedrooms and beautifully landscaped surrounding gardens, providing ample secure outdoor space for young children to play safely.
- Teenagers8/10
With four bedrooms and two reception rooms, there is plenty of independent space for teenagers to relax and study.
- Multi-generational Living9/10
The home explicitly includes 2 reception rooms, 2 kitchens, and separate living areas, making it ideal for blended families or multi-generational living arrangements.
- Single Buyers4/10
A 184 m² four-bedroom detached home with extensive grounds might be larger and more costly to maintain than what a typical single buyer requires.
- Couples7/10
Offers generous space for couples planning to expand their family or those who frequently host guests, though upkeep of the 184 m² floor area and grounds should be considered.
- Empty Nesters6/10
Provides single-level flexibility and peaceful rural surroundings, but the four-bedroom size and extensive grounds may feel excessive once children have moved out.
- Retirees6/10
The peaceful setting is appealing for retirement, but the large floor area and extensive garden maintenance might become demanding over time.
Work
3 areas- Remote Working8/10
With 184 m² of floor space, multiple reception rooms, and flexible living zones, there is ample room to set up dedicated home offices.
- Hybrid Commuting6/10
Located within 20 km of Tipperary, Cashel, and Thurles for regional transport links, though commuting to major cities requires significant travel.
- Retired7/10
Offers a quiet, peaceful home environment ideal for retirement, provided the upkeep of the large property and grounds is manageable.
Practical
8 areas- Ageing in Place6/10
The property offers single-level elements and generous space, but buyers should verify accessibility features and potential adaptations for long-term mobility.
- Low Maintenance5/10
While presented in turnkey condition with a B energy rating, the large 184 m² floor area, extensive landscaped gardens, and tarmacadam driveway require ongoing upkeep.
- Secure Gated Entry9/10
Features a private gated entrance providing enhanced security and privacy for residents.
- Minimalist Design4/10
The description highlights period detailing, cornicing, and decorative lighting, which leans towards traditional elegance rather than minimalist design.
- Flexible Floor Plans10/10
Explicitly designed with flexible living options including 2 reception rooms, 2 kitchens, and separate living areas suited for various lifestyle needs.
- Heritage Home6/10
Incorporates period detailing and cornicing that give it a classic, timeless feel, though it is a modern maintained detached home rather than a protected historic structure.
- Ecological Setup8/10
Benefits from an impressive B energy rating, indicating good thermal efficiency and lower operational energy consumption.
- Outdoor areas10/10
Exceptional outdoor offerings include a 400 sq. ft. balcony, beautifully landscaped surrounding gardens, a tarmacadam driveway, and a large detached rear shed.
Interests
9 areas- Gardening9/10
Features beautifully landscaped surrounding gardens and a large detached rear shed, offering excellent potential for dedicated gardeners.
- Walking8/10
The scenic rural roads and countryside setting around Bishopswood Upper provide fantastic opportunities for recreational walking.
- Gym3/10
Due to the rural location, dedicated fitness centres and gyms will require travel into nearby towns.
- Cycling8/10
The quiet local roads surrounding the property offer a pleasant environment for cycling enthusiasts.
- Golf7/10
Dundrum is well-known for its local golf resort facilities located a short distance away, making this convenient for golfers.
- Fishing6/10
The Tipperary region offers various rural rivers and angling spots within driving distance.
- Horse Riding7/10
The rural setting and property features, such as a gated entrance and large grounds, suit those with equestrian interests, though local stables should be verified.
- Water Sports2/10
Inland County Tipperary lacks major water sports facilities, which are primarily found on the coast or large lakes.
- Entertaining9/10
Includes 2 reception rooms, 2 kitchens, and a standout 400 sq. ft. balcony, making it exceptionally well-suited for hosting and entertaining guests.
Lifestyle
5 areas- Quiet Living9/10
Set in a peaceful yet accessible location at Bishopswood Upper, offering a tranquil countryside atmosphere away from urban congestion.
- Rural Living9/10
Located just 4 km from Dundrum village and surrounded by landscaped gardens, providing a true rural living experience.
- Village Living7/10
Positioned just 4 km from Dundrum village, offering convenient access to local community amenities while maintaining a country retreat feel.
- Coastal Living1/10
The property is located inland in County Tipperary, far from any coastal areas.
- Urban Living3/10
Situated in a rural area outside Dundrum village, requiring a drive to larger towns like Cashel, Thurles, or Tipperary for major urban amenities.
Social
6 areas- Community Involvement7/10
Proximity to Dundrum village allows for active participation in local community groups and rural village life.
- Café Culture4/10
Café options are limited immediately locally and will require a short drive into Dundrum village or larger nearby towns.
- Nightlife2/10
Rural location means nightlife options are sparse, requiring travel to larger regional hubs for entertainment.
- Health/Wellness groups5/10
Local wellness classes or groups can be accessed in nearby towns like Cashel and Thurles.
- Networking Opportunities3/10
Business networking opportunities are limited locally and largely restricted to remote work setups or travel to larger cities.
- Tech-Hub Connectivity3/10
Rural location offers little in terms of physical tech-hubs, meaning remote workers will rely entirely on their own broadband setup.
Listing information
- Agent
- O'Grady Auctioneers Ltd
- Phone
- 062 31986
- Current status
- active
- Published on HouseDelve
- 25 October 2026
- Correction
- Report an issue
HD-8411F2HouseDelve · 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.