Boherbee, Thomastown, Golden, Co. TipperaryE25Y678
€150,000
3 Bed~1 Bath
What you'll like:
- Attractive Asking Price: Listed at one hundred fifty thousand euros, this property presents an affordable entry point for buyers seeking a rural project with substantial long-term equity upside.
- Generous Plot Size: Sited on approximately zero point three of an acre, the generous grounds offer ample room for future extensions and landscaped outdoor living spaces.
- Vacant Grant Potential: Having stood vacant for several years, the home is expected to qualify for lucrative government refurbishment grants of up to seventy thousand euros.
- Energy Upgrade Subsidies: Potential eligibility for SEAI grants allows buyers to implement modern insulation and heating systems cost-effectively during the overall renovation process.
- Family School Proximity: Situated just a stone's throw from the well-regarded Thomastown National School, providing unmatched convenience for families with young children.
- Commuter Convenience: Located only fifteen minutes from both Cashel and Tipperary Town, ensuring quick access to major supermarkets, secondary education, and essential retail amenities.
- Motorway Accessibility: Swift access to the M8 Dublin to Cork motorway network facilitates straightforward long-distance commuting and regional travel for working professionals.
- Blank Canvas Opportunity: The traditional detached cottage layout offers a complete blank canvas for buyers wishing to design and customize their ideal rural retreat.
- Room to Expand: The footprint of zero point three acres provides sufficient spatial flexibility to extend the existing structure, subject to obtaining local planning permission.
- Tranquil Country Lifestyle: Positioned in the heart of the Golden and Thomastown countryside, delivering a peaceful rural environment away from heavy urban congestion.
- Detached Privacy: Unlike semi-detached or terraced homes, this detached dwelling offers superior acoustic privacy and independent access around all sides of the building.
- High Rental Demand: Successfully renovated rural properties in Tipperary frequently attract strong demand from both long-term tenants and local first-time buyers alike.
- Outdoor Parking Potential: The generous plot dimensions easily allow for the creation of secure, private off-street parking bays for multiple vehicles.
- Garden Space: Ample outdoor area exists to cultivate a sun-drenched private garden, vegetable plots, or secure recreational spaces for pets and children.
- Rural Community Charm: Residing in the Golden-Thomastown area connects residents to a close-knit, welcoming community with active local clubs and social networks.
- Structural Customization: Total refurbishment needs allow buyers to reconfigure internal walls entirely to create modern, open-plan living and kitchen areas.
- Historic Character: Retains traditional cottage features that can be thoughtfully restored to preserve authentic rural architectural charm within a modern framework.
- Investment Upside: Buying at this price point and leveraging renovation grants can yield a finished market value significantly exceeding total outlay costs.
- Manageable Scale: The modest initial cottage footprint limits over-extension risks while still providing three bedrooms and one bathroom for compact living.
- Scenic Surroundings: Enjoy picturesque pastoral views typical of the Tipperary countryside, enhancing daily living quality for nature and landscape enthusiasts.
But keep in mind:
- Full Refurbishment Required: The property requires extensive full refurbishment across all rooms, meaning buyers must budget significant capital and time before moving in.
- Unknown BER Rating: The Building Energy Rating is not provided, indicating that the home likely performs poorly thermally and will require heavy insulation investment.
- Unknown Floor Area: Exact square meterage is missing from details, forcing buyers to independently measure and verify room dimensions for furniture and planning.
- Unspecified Property Type: Exact construction type and material composition are unverified, requiring a thorough structural survey to check for damp, subsidence, or rot.
- Grant Approval Uncertainty: Government refurbishment grants are subject to strict application criteria and approval processes, so buyers should not rely on them unconditionally.
- Planning Permission Risks: Any ambition to extend the property remains subject to local council planning approval, which carries inherent rejection or restriction risks.
- Wastewater System Inspection: Buyers must investigate the existing septic tank or wastewater arrangements to ensure compliance with current environmental and local authority standards.
- Water Supply Verification: The reliability and quality of the local water connection should be professionally verified prior to completing any purchase contract.
- Electrical Rewiring Needed: Vacant properties of this vintage typically feature outdated electrical systems requiring a complete and costly professional rewiring overhaul.
- Plumbing System Replacement: All internal plumbing, heating pipes, and bathroom fixtures will likely need complete replacement to meet modern functional expectations.
- Roof Integrity Check: Prolonged vacancy often leads to hidden roof leaks or timber decay, necessitating an immediate professional inspection of rafters and slates.
- Damp and Ventilation Issues: Unoccupied traditional cottages frequently suffer from severe rising or penetrating damp, requiring damp-proofing treatments and improved ventilation.
- Asbestos Material Presence: Older buildings may contain hazardous materials like asbestos in old insulation or roof sheeting, requiring safe professional identification and removal.
- Boundary Demarcation: Buyers should verify exact legal property boundaries on the folio map to prevent future neighbor disputes over garden and plot extents.
- Access Road Maintenance: The condition and legal right of way concerning the local approach roads should be checked to ensure year-round vehicle accessibility.
- Local Amenity Dependence: Reliance on nearby towns for secondary schools and major shopping means daily commuting is mandatory for basic household needs.
- Contractor Availability: Sourcing reliable builders and tradespeople for rural Tipperary renovation projects can be challenging and subject to long waiting lists.
- Insurance Surcharges: Vacant properties or homes undergoing heavy renovations often attract higher buildings insurance premiums or restricted coverage terms initially.
- Utility Connection Fees: Reconnecting dormant electricity, phone, or water services may incur substantial setup fees from respective utility providers.
- Contingency Budget Need: Unexpected structural defects frequently emerge during deep renovations, requiring buyers to maintain a robust financial contingency fund.
Price positioning
?
- The asking price appears attractively positioned because it reflects the heavy capital expenditure required for a comprehensive structural overhaul, while also factoring in the potential offset provided by available state refurbishment grants.
- Upward pricing signals are driven by the inclusion of a manageable plot size and strong rural positioning near local schools, whereas downward pressure stems entirely from the extensive modernization work needed to achieve habitable standards.
- This pricing strategy could be supported if buyers heavily factor in lucrative renovation subsidies, though it might be undermined by unexpected structural defects that inflate total restoration costs far beyond initial budget projections.
- Additional market relevance comes from the high demand for rural fixer-uppers offering scope for extensions, balanced against the current logistical and financial challenges associated with managing large-scale rural construction projects independently.
Build Analysis
What we know from similar construction types
- The property is a traditional detached cottage requiring full refurbishment, having been vacant for a number of years.
- A buyer should investigate the structural integrity of the existing fabric, roof condition, damp issues, and overall foundation stability.
- The listing indicates the site size is approximately 0.3 of an acre, offering potential to extend subject to obtaining necessary planning permission.
- Buyers should verify the status and capacity of on-site services such as water supply, wastewater treatment or septic tank, and electrical connections.
- Given the vacant and derelict nature, a buyer should investigate eligibility criteria and timelines for the Vacant Property Refurbishment Grant and Derelict Property Top-up Grant.
Retrofit Cost*
Possible renovating / insulating expenditure
- The BER rating is exempt or not provided, but the description notes the property is a traditional cottage requiring full refurbishment and vacant for years, placing its energy performance effectively in the D to G equivalent range.
- A comprehensive deep retrofit bringing the property up to a modern A-rating standard would likely cost between 60,000 and 100,000 euros, depending on the extent of insulation required, window replacements, heating system installation (such as a heat pump), and airtightness works.
- This estimated cost can be offset by applicable SEAI grants and the Vacant Property Refurbishment Grant, subject to successful application and compliance with scheme conditions.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is not available as the BER rating and current heating system are not provided.
- Since the property requires full refurbishment, the future heating cost will depend heavily on the energy upgrades and insulation installed, which the buyer should investigate.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a predominantly rural agricultural countryside setting, appearing well removed from major heavy industrial zones, incinerators, or large active landfills.
- Any historical local land use is typical of rural farming areas, though buyers should verify local agricultural practices or private well quality if applicable.
Flood Safe
8/10Water overflow reports to follow up
- The regional topography in this part of Co. Tipperary generally exhibits a low apparent risk of widespread coastal or major river flooding away from immediate watercourses.
- Buyers should review local OPW flood mapping and consult engineers to confirm that the immediate plot and access roads remain clear of localized surface water accumulation.
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 Golden area
MANTLEHILL, GOLDEN, CO. TIPPERARY
- Sale date
- Declared sale price
- €177,000.00
MOATEQUARTER, KILFEACLE, GOLDEN
- Sale date
- Declared sale price
- €150,000.00
MAIN ST GOLDEN, CASHEL, GOLDEN
- Sale date
- Declared sale price
- €95,000.00
RATHCLOHEEN, GOLDEN, TIPPERARY
- Sale date
- Declared sale price
- €295,000.00
LAGGANSTOWN, GOLDEN, CO TIPPERARY
- Sale date
- Declared sale price
- €350,000.00
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
- Stamp duty: approximately 1% of the purchase price (around €1,500).
- Solicitor legal fees: roughly €1,500 to €2,500 plus VAT and outlay.
- Land registration fees: approximately €130 to €700 depending on the property value and registration type.
- Property valuation fees: typically between €150 and €300.
- Surveyor fees: generally ranging from €500 to €1,000 depending on the level of detail required.
- Annual home insurance: estimated between €350 and €700 per year for standard buildings and contents coverage.
Forum Talk
What people are saying about this area
- Local discussions highlight the strong appeal of rural fixer-uppers eligible for the Vacant Property Refurbishment Grant in County Tipperary.
- Residents frequently mention the convenience of living near Golden and Thomastown for primary education and community atmosphere.
- Commuter discussions emphasize the proximity to the M8 motorway via nearby Cashel and Tipperary Town for access to wider employment hubs.
- Community forums often discuss the growing interest in traditional cottage renovations and energy upgrade grants across rural Tipperary.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
Located just a stone's throw from the highly regarded Thomastown National School, making it a fantastic spot for a young family despite needing full refurbishment.
- Teenagers4/10
The rural countryside setting lacks immediate entertainment and public transport links suitable for independent teenagers.
- Multi-generational Living3/10
With only 3 bedrooms and 1 bathroom in a traditional cottage layout requiring full refurbishment, space is currently limited for multi-generational living without major extensions.
- Single Buyers5/10
Affordable asking price of €150,000 and grant potential offer an entry point, though the need for heavy renovation might be daunting for a single buyer.
- Couples7/10
An ideal project for a couple looking to design and build their dream rural retreat together, aided by government grants.
- Empty Nesters6/10
Provides a peaceful single-level footprint on a manageable 0.3-acre plot, though extensive renovation work is required upfront.
- Retirees6/10
Offers a tranquil rural lifestyle on a manageable plot, though buyers should verify the suitability of the location for long-term healthcare access and manage the renovation process.
Work
3 areas- Remote Working7/10
A peaceful rural retreat that could serve as an excellent remote working haven, provided buyers verify local broadband speeds.
- Hybrid Commuting6/10
Ideally positioned just 15 minutes from the M8 Dublin-Cork motorway network, though daily commuting to major cities would be lengthy.
- Retired7/10
Suits retirement for those seeking a quiet countryside project on a manageable site.
Practical
8 areas- Ageing in Place5/10
Single-level cottage layout is convenient, but the extensive refurbishment required means significant adaptation would be needed for accessibility.
- Low Maintenance2/10
Currently requires full refurbishment and has been vacant for a number of years, meaning high initial maintenance and building work.
- Secure Gated Entry3/10
Standard rural roadside cottage footprint; any secure gated entry would need to be installed by the buyer.
- Minimalist Design6/10
A traditional blank canvas that offers the structural simplicity for a modern minimalist interior redesign.
- Flexible Floor Plans6/10
With 3 bedrooms and 1 bathroom in a cottage requiring full overhaul, there is potential to reconfigure the layout or extend subject to planning permission.
- Heritage Home8/10
A traditional detached cottage offering authentic rural character and historic appeal.
- Ecological Setup5/10
Potential to utilize SEAI energy upgrade grants to install modern, eco-friendly heating and insulation systems during the renovation.
- Outdoor areas7/10
Includes a generous and highly manageable plot of circa 0.3 of an acre with plenty of space for gardens and private parking.
Interests
9 areas- Gardening8/10
Sited on a generous and highly manageable plot of circa 0.3 of an acre with ample room for a sun-drenched garden.
- Walking7/10
Quiet rural roads and countryside surroundings offer pleasant opportunities for daily walks.
- Gym3/10
No gym facilities are within walking distance; residents must travel to nearby towns for fitness centers.
- Cycling6/10
Scenic rural roads provide good routes for cycling, though traffic speeds on country lanes should be navigated with care.
- Golf4/10
Requires travel to neighboring towns for golf course access.
- Fishing5/10
Buyers should investigate local angling opportunities in the surrounding Tipperary river catchments.
- Horse Riding6/10
Rural setting with potential local equestrian tracks and facilities in the wider Tipperary region.
- Water Sports2/10
Inland rural location with limited immediate access to water sports infrastructure.
- Entertaining6/10
The 0.3-acre plot allows for outdoor entertaining areas once the property and grounds are fully developed.
Lifestyle
5 areas- Quiet Living9/10
Situated in the heart of the Golden-Thomastown countryside, promising a peaceful and quiet living environment.
- Rural Living10/10
A classic traditional detached cottage surrounded by open countryside, offering the ultimate rural retreat.
- Village Living6/10
Close to local community elements like the national school, but sits more in open countryside than a bustling village core.
- Coastal Living1/10
Inland location in Co. Tipperary with no proximity to the coast.
- Urban Living2/10
Decidedly rural location, requiring a 15-minute drive to reach larger towns like Cashel or Tipperary Town.
Social
6 areas- Community Involvement6/10
Proximity to the local national school provides a natural anchor for engaging with the rural community.
- Café Culture3/10
Café options are limited locally, requiring a drive into Cashel or Tipperary Town for coffee culture.
- Nightlife1/10
Very quiet rural location with virtually no nightlife options nearby.
- Health/Wellness groups3/10
Local wellness classes would require traveling to nearby towns.
- Networking Opportunities2/10
Purely residential and rural area offering few local business networking avenues.
- Tech-Hub Connectivity2/10
Rural setting far from urban tech hubs; buyers should verify fiber broadband availability.
Listing information
- Agent
- Sherry FitzGerald O'Dwyer & Davern
- Phone
- 062 63 743
- Published on HouseDelve
- 21 September 2026
- Correction
- Report an issue
HD-C61413HouseDelve · Republic of Ireland* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.