Brocca Road, Mucklagh, Tullamore, OffalyR35ED23
€625,000
4 Bed~3 Bath~294 m²~BER B
What you'll like:
- Impressive floor area: The generous 294 square meters of living space provides an exceptionally spacious environment for a growing family, ensuring everyone enjoys comfortable room proportions throughout.
- B energy rating: The strong B energy efficiency rating indicates a well-insulated home that should help keep utility bills lower while offering a comfortable indoor climate year-round.
- Extensive solar setup: Featuring 20 solar panels paired with a substantial 10kW battery storage system, this property significantly reduces reliance on grid electricity and enhances overall daily sustainability.
- Renewable heating additions: The inclusion of a pellet stove in the bright sunroom and a solid fuel insert stove in the living room offers alternative, cozy heating options for winter months.
- Modernized essential infrastructure: Recent rewiring and replumbing works provide crucial peace of mind to prospective purchasers, minimizing immediate maintenance concerns regarding hidden behind-the-wall utility systems.
- Expansive private site: Occupying a substantial 0.89 hectare or 2.19 acre site, the property grants outstanding outdoor privacy and abundant room for recreation, gardening, or future family projects.
- Dual gated entryways: The presence of two separate electric gated entrances enhances everyday convenience, security, and vehicular accessibility around the extensive grounds of the property.
- Converted self-contained unit: The large detached garage has been adapted into a one-bedroom self-contained unit, offering fantastic versatility for accommodating guests, extended family members, or potential workspace.
- Outdoor entertainment spaces: Extensive rear and side patio areas combined with a large wooden gazebo create an idyllic setting for hosting gatherings, barbecues, and enjoying outdoor living.
- Walking distance convenience: Being situated within walking distance of Mucklagh Village allows residents easy access to local community amenities without constantly relying on a car for short trips.
- Proximity to Tullamore: Located just a ten-minute drive from Tullamore Town Centre, the residence bridges peaceful countryside living with effortless access to major shopping, schools, and transport links.
- Four generous bedrooms: The layout includes four well-sized bedrooms, featuring multiple ensuite facilities and a large walk-in wardrobe, satisfying modern preferences for private personal storage and comfort.
- Versatile home office: A dedicated office space within the floor plan accommodates remote working needs, providing a quiet, separated environment away from the main family living areas.
- Multiple bathroom provisions: With three well-appointed bathrooms featuring contemporary fixtures, morning routines for a busy family or visiting guests will experience minimal friction and congestion.
- Robust oil heating: Traditional Oil Fired Central Heating acts as a reliable backup and versatile heating solution alongside modern renewable installations for guaranteed year-round warmth.
- Bright sunroom addition: The dedicated sunroom brings abundant natural light into the home while offering a relaxing vantage point to enjoy views of the expansive surrounding private gardens.
- Dedicated utility room: A separate utility space plumbed for laundry appliances keeps noisy machinery out of the main kitchen area and helps maintain household organization.
- Family-friendly layout: The separation between formal living rooms, an open kitchen, and dedicated dining spaces creates a balanced floor plan suited for both lively gatherings and quiet relaxation.
- Established privacy screening: The large scale of the 2.19-acre plot naturally positions the dwelling away from immediate neighbors, ensuring a peaceful countryside ambiance throughout the seasons.
- Transparent asking price: The listed asking price of €625,000 remained stable since initial observation, providing a clear starting baseline for prospective buyers entering negotiations without sudden upward shifts.
But keep in mind:
- Substantial financial threshold: At €625,000, this property commands a significant financial commitment, requiring buyers to carefully evaluate local market values and long-term capital appreciation potential.
- High heating system complexity: Managing a combination of oil-fired central heating, solar panels, a 10kW battery, a pellet stove, and a solid fuel stove requires understanding multiple complex home systems.
- Garage conversion compliance: Buyers should verify that the conversion of the detached garage into a self-contained unit obtained all necessary local planning permissions and building regulations approval.
- Elevated upkeep demands: Maintaining a 2.19-acre site involves continuous landscaping, boundary upkeep, and garden management effort or ongoing financial investment in professional landscaping services.
- Septic tank due diligence: Given the rural or semi-rural location in Mucklagh, purchasers must inspect the status, capacity, and compliance of any private onsite wastewater treatment system.
- Potential water source checks: Buyers should thoroughly test the private water supply if applicable, checking flow rates, potability, and filtration system condition before finalizing contracts.
- BER insulation verification: While the B rating is strong, buyers should inspect the specific BER assessor report to identify which exact upgrades drove the rating and ensure no hidden thermal bridges exist.
- Battery lifespan considerations: The 10kW battery storage system represents a valuable asset, but purchasers should inquire about its remaining warranty and expected replacement timeline to anticipate future costs.
- Solar panel maintenance: With 20 solar panels installed, buyers need to check the inverter condition and panel efficiency to ensure the system is operating at peak performance levels.
- Rural security requirements: Despite electric gates, properties on large rural or semi-rural plots can occasionally be more vulnerable to isolation-related security concerns, warranting robust alarm systems.
- Commuting dependency: While Tullamore is a ten-minute drive away, commuting further afield for employment will heavily rely on personal vehicles and regional road infrastructure conditions.
- Local school capacity: Families moving to the area should independently verify enrolment availability and capacity at nearby local primary and secondary schools serving the Mucklagh locality.
- Boundary fence inspection: Given the expansive 0.89-hectare acreage, buyers must carefully review the legal mapping and physical boundary markers to ensure there are no ongoing disputes with neighbors.
- Surface water drainage: Large patio areas and extensive hard landscaping should be inspected for proper runoff management to prevent any pooling or water ingress toward the main dwelling structure.
- Appliance condition checks: The inclusion of numerous stoves, kitchen appliances, and laundry setups means buyers should request a detailed inventory and check operational condition prior to closing.
- Insulation access points: The large footprint bungalow should have its attic insulation levels and roof space thoroughly inspected by a surveyor to ensure current standards match the B energy rating.
- Future expansion limits: Although the site is vast, any future extensions to the dwelling must navigate local planning guidelines regarding rural housing density and environmental protections.
- Price history tracking gap: Initial tracking observations showed a temporarily unavailable numeric asking price before stabilizing at €625,000, suggesting initial pricing adjustments or listing setup variations by the agent.
- Property tax assessment: A larger detached home on over two acres may attract higher local property tax bands, which buyers should calculate precisely into their annual recurring ownership budget.
- Surveyor structural review: Due to the mix of older structural elements combined with recent extensive rewiring and replumbing, a comprehensive structural survey is essential to confirm overall building integrity.
Price positioning
?
- The asking price appears fairly positioned given the extensive floor area and large site, though it reflects a notable premium over typical regional transactions due to substantial recent upgrades and renewable energy investments incorporated throughout the dwelling.
- Valuation signals are supported by high-spec features including a B energy rating, twenty solar panels with battery storage, recently upgraded plumbing and electrical systems, and a converted self-contained detached garage adding valuable versatile accommodation.
- Such a price point could be supported by strong local demand for high-efficiency rural family homes near town amenities, whereas potential oversupply of standard housing or limited buyer pools for higher-priced rural properties might undermine it.
- Additional relevant factors include the private 2.19-acre landscaped grounds with dual electric gated entrances and extensive outdoor patio areas, which significantly enhance the overall lifestyle appeal and justify the upper-tier asking figure.
Build Analysis
What we know from similar construction types
- The property is a spacious 4-bedroom detached bungalow spanning 294 m² on a large 2.19-acre site, which provides substantial privacy and expansion potential.
- The listing notes recent rewiring and replumbing, which significantly upgrades the foundational infrastructure of the home; however, a buyer should verify these works through professional surveys and check that all necessary compliance certificates are available.
- The home features modern energy enhancements including 20 solar panels paired with a 10kW battery storage system, a solid fuel insert stove, and a pellet stove in the sunroom, alongside oil-fired central heating.
- A large detached garage has been converted into a one-bedroom self-contained unit; a buyer should investigate planning permission and building control compliance for this conversion.
- The site includes two separate electric gated entrances and extensive outdoor patio areas with a wooden gazebo, adding notable functionality and lifestyle appeal.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 1,800 euro to 2,400 euro.
- Explanation: Given the 294 m² floor area and a B energy rating combined with 20 solar panels, a 10kW battery storage system, oil-fired central heating, a solid fuel insert stove, and a pellet stove, the property benefits from high energy efficiency which helps mitigate heating costs for a home of this size.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a quiet countryside setting with no apparent large-scale industrial facilities, heavy manufacturing, or major landfill sites in immediate proximity.
- Any historical or localized agricultural waste management practices should be independently verified by prospective buyers during standard due diligence.
Flood Safe
8/10Water overflow reports to follow up
- The expansive elevated site appears generally favorable regarding general flood risk, though buyers should review local drainage and surface water patterns.
- Site-specific flood history and official catchment maps should be checked by a qualified surveyor to confirm the long-term flood resilience of the land.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
SONAS, BROCCA ROAD, MUCKLAGH
- Sale date
- Declared sale price
- €610,000.00
BROCCA RD, MUCKLAGH, TULLAMORE
- Sale date
- Declared sale price
- €155,000.00
BROCCA RD, MUCKLAGH, TULLAMORE
- Sale date
- Declared sale price
- €265,000.00
Recent sales in the wider Mucklagh area
3A EDGEWATER, CONVENT RD, TULLAMORE
- Sale date
- Declared sale price
- €216,000.00
11 THE COTTAGES, CLONEYGOWAN, TULLAMORE
- Sale date
- Declared sale price
- €240,000.00
GEASHILL, TULLAMORE, COUNTY OFFALY
- Sale date
- Declared sale price
- €260,000.00
74 NORBURY WOODS, TULLAMORE, OFFALY
- Sale date
- Declared sale price
- €357,000.00
25 GRAND CANAL COURT, TULLAMORE, OFFALY
- Sale date
- Declared sale price
- €320,000.00
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 2,000 euro to 4,000 euro plus VAT and outlays.
- Land registration fees: approximately 600 euro to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 euro to 300 euro.
- Surveyor fees: approximately 600 euro to 1,200 euro depending on the depth of the survey and property size.
- Annual home insurance: approximately 500 euro to 900 euro per year.
Forum Talk
What people are saying about this area
- Local community discussions highlight Mucklagh as a peaceful, highly sought-after rural village with a strong sense of community close to Tullamore.
- Residents frequently discuss the convenience of local amenities within Mucklagh, including the national school, local GAA club, and convenience stores.
- Traffic calming measures and road safety along local approach roads are occasional topics of discussion among residents in the wider Tullamore municipal district.
- Local forum chatter often notes strong demand for detached family homes with large private sites in the Mucklagh and Tullamore surroundings.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
The expansive 2.19-acre site and four-bedroom layout provide a safe, spacious environment for young children to play and grow.
- Teenagers8/10
Generous interior space, multiple living areas, and a converted garage unit offer great independence and privacy for teenagers.
- Multi-generational Living9/10
The property includes a large detached garage converted to a one-bedroom self-contained unit, ideal for multi-generational living arrangements.
- Single Buyers4/10
A substantial four-bedroom detached bungalow on over two acres may exceed the space and maintenance requirements typical for single buyers.
- Couples7/10
Offers plenty of room and peaceful countryside living, though the large scale of the home and grounds requires significant upkeep for a couple.
- Empty Nesters7/10
Single-level bungalow living facilitates easy movement, though the extensive grounds require ongoing garden maintenance.
- Retirees8/10
Features single-level layout convenience, secure gated entry, and a peaceful setting, though the large garden demands regular upkeep.
Work
3 areas- Remote Working9/10
Features a dedicated office space indoors alongside a converted detached garage, making it ideal for remote working.
- Hybrid Commuting7/10
Conveniently situated about a 10-minute drive from Tullamore Town Centre and its transport links for hybrid commuters.
- Retired8/10
Single-level accommodation and a peaceful environment suit retirement, provided buyers are comfortable managing a large site.
Practical
8 areas- Ageing in Place8/10
Single-level bungalow architecture is well-suited for ageing in place, though garden maintenance may become demanding over time.
- Low Maintenance5/10
While the home itself has been recently rewired and replumbed with modern energy upgrades, the large 2.19-acre site requires significant ongoing maintenance.
- Secure Gated Entry10/10
Enhanced security provided by two separate electric gated entrances.
- Minimalist Design4/10
The property features a traditional, highly functional detached bungalow layout rather than minimalist architecture.
- Flexible Floor Plans9/10
Spacious interior layout complemented by a converted detached garage offering versatile additional accommodation.
- Heritage Home2/10
A modernised, upgraded contemporary bungalow rather than a traditional period heritage home.
- Ecological Setup9/10
Features an impressive sustainability setup with 20 solar panels, a substantial 10kW battery storage system, and a B BER rating.
- Outdoor areas10/10
Outstanding outdoor spaces including a 2.19-acre site, extensive patios, and a large wooden gazebo.
Interests
9 areas- Gardening10/10
The 2.19-acre site provides ample space and endless potential for dedicated gardening enthusiasts.
- Walking8/10
Quiet rural roads surrounding the property and proximity to Mucklagh Village offer pleasant local walking routes.
- Gym5/10
While dedicated gym facilities would require a trip into Tullamore, the converted garage provides ample space to set up a private home gym.
- Cycling8/10
The scenic local country roads provide a great environment for cycling enthusiasts.
- Golf6/10
The location offers reasonable access to local golf courses in the Tullamore area.
- Fishing6/10
Proximity to the midlands countryside offers access to local rivers and angling spots.
- Horse Riding7/10
The extensive acreage and rural setting provide a suitable backdrop for equestrian interests, subject to local stable availability.
- Water Sports3/10
Inland location limits immediate access to major water sports facilities.
- Entertaining10/10
Extensive rear and side patio areas, a large wooden gazebo, and open-plan living spaces make this property exceptional for hosting guests.
Lifestyle
5 areas- Quiet Living10/10
Set on an impressive, private 2.19-acre site in a tranquil countryside location, offering exceptional peace and quiet.
- Rural Living10/10
Delivers a true rural living experience with extensive grounds while remaining close to local village amenities.
- Village Living9/10
Ideally located within walking distance of Mucklagh Village, combining rural seclusion with community convenience.
- Coastal Living1/10
The property is located inland in County Offaly, far away from any coastal areas.
- Urban Living4/10
While Tullamore Town Centre is a short 10-minute drive away, the immediate setting is decidedly rural rather than urban.
Social
6 areas- Community Involvement8/10
Proximity to Mucklagh Village encourages local integration and participation in community life.
- Café Culture6/10
Local village amenities provide basic options, with a wider selection of cafés available a short drive away in Tullamore.
- Nightlife4/10
Rural setting offers very limited nightlife options locally, requiring travel into Tullamore for entertainment.
- Health/Wellness groups6/10
Access to local wellness groups is feasible via nearby Tullamore.
- Networking Opportunities5/10
Networking opportunities are primarily centered in nearby Tullamore rather than the immediate rural locality.
- Tech-Hub Connectivity5/10
Suitably set up for home office work, though major tech hubs are located further away in larger cities.
Listing information
- Agent
- Heffernan Auctioneers
- Phone
- 057 932 4622
- Published on HouseDelve
- 7 October 2026
- Correction
- Report an issue
HD-841886HouseDelve · 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.