Browns Cross Cottage, Coolroe, Kilmallock, LimerickV35R696
€195,000
2 Bed~1 Bath~94 m²~BER F
What you'll like:
- Affordable entry pricing: The modest asking price offers budget-conscious buyers an accessible opportunity to acquire a detached rural home without stretching finances excessively.
- Historic structural charm: Dating back to approximately 1880, the dwelling exudes authentic period character that appeals directly to traditional property enthusiasts.
- Generous floor space: Extending to roughly ninety-four square metres, the interior provides surprisingly spacious accommodation compared to typical smaller rural cottages.
- Dedicated home office: Having a separate designated workspace allows occupants to work remotely with ease and privacy away from main living areas.
- Cozy sitting room feature: The inclusion of a solid-fuel stove creates a warm and welcoming focal point while reducing reliance on central heating.
- Fibre broadband connectivity: Modern high-speed internet availability ensures remote workers and streaming enthusiasts can enjoy reliable connectivity in a rural setting.
- Oil-fired central heating: The installed wet radiator system provides reliable warmth throughout the building during colder winter months.
- Double-glazed windows: Fitted uPVC windows enhance thermal retention and reduce exterior noise infiltration for a more peaceful indoor environment.
- Practical kitchen setup: The functional kitchen space features fitted units and tiled splashbacks designed for straightforward daily meal preparation.
- Integrated bedroom storage: One bedroom benefits from built-in wardrobes, maximizing floor space and providing immediate convenience for clothing storage.
- Substantial garden shed: The primary outbuilding offers ample extra storage space for bulky gardening equipment, bicycles, and outdoor gear.
- Versatile steel-tech shed: A secondary modern steel structure provides secure workshop potential or additional storage for tools and recreational items.
- Peaceful rural environment: Situated in Coolroe near Kilmallock, the location delivers tranquility and scenic countryside views away from urban congestion.
- Proximity to local town: Kilmallock is within easy reach, offering essential supermarkets, schools, pharmacies, and social venues for daily needs.
- Outdoor lifestyle opportunities: The surrounding Ballyhoura region provides exceptional local amenities for hiking, cycling, and enjoying rural pursuits.
- Stable asking price: The listing price has remained unchanged since tracking began, suggesting a consistent vendor expectation without erratic price fluctuations.
- Traditional timber elements: Retained timber flooring and ceilings add organic warmth and authentic rustic character to the interior spaces.
- Decent bathroom provision: The house includes a full bathroom featuring a bath with an electric shower for versatile washing options.
- Manageable site footprint: The outdoor grounds are appropriately proportioned to offer garden enjoyment without demanding excessive weekend maintenance.
- Clear navigational access: The provided Eircode simplifies location tracking for couriers, visitors, and tradespeople servicing the property.
But keep in mind:
- Poor energy rating: The weak F building energy rating indicates severe thermal inefficiency, requiring substantial insulation upgrades to reduce heating costs.
- Aged construction dating: Built around 1880, the older fabric may hide structural settlement, damp issues, or outdated wiring requiring specialist contractor inspection.
- Septic tank verification needed: Buyers must investigate the registration, compliance, and structural condition of the private wastewater treatment system.
- Untested services warning: Agents explicitly note that appliances and heating systems remain untested, leaving buyers financially exposed to hidden repair bills.
- Oil heating reliance: Dependence on oil-fired central heating exposes occupants to volatile fuel market price fluctuations during winter months.
- Compact second bedroom: The smaller bedroom measures under ten square metres, limiting furniture layout flexibility and suitability as a double room.
- Small home office: The separate workspace is quite compact, potentially feeling cramped if used daily with large desk setups.
- Low bathroom dimensions: The bathroom layout is relatively snug, which may restrict future remodeling options for larger fixtures.
- Exposed rural weather: Being situated in the open countryside exposes the historic masonry and roof to driving winds and heavy rainfall.
- Limited public transport: The rural address likely necessitates continuous reliance on private vehicles for commuting and daily errands.
- Maintenance of outbuildings: The existing sheds will require ongoing upkeep to prevent weather damage and rust accumulation on the metal structure.
- Potential retrofit costs: Bringing an F-rated historic home up to modern comfort standards will demand significant capital investment beyond the purchase price.
- Ventilation and damp risks: Traditional cottages often lack modern damp-proof courses, meaning buyers should carefully check for rising or penetrating moisture.
- Roof structure inspection: The age of the property makes a thorough professional survey of the roof timbers and slates an absolute necessity.
- Electrical compliance check: Older rural homes frequently retain legacy wiring circuits that may fail modern safety standards and need complete rewiring.
- Plumbing system age: Existing pipework linked to the bathroom and kitchen should be inspected for corrosion or freezing vulnerability during hard frosts.
- Boundary verification required: Buyers must ensure legal title maps accurately match physical stone walls, hedges, and garden boundaries on site.
- Local planning restrictions: Rural planning policies in Limerick can severely restrict future extensions or major structural alterations to traditional cottages.
- Water supply diligence: Buyers should verify whether the property connects to a public mains water scheme or relies on a private well.
- Negotiation margin uncertainty: The lack of recent price adjustments leaves the true flexibility of the vendor's bottom line untested.
Price positioning
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- The asking price of €195,000 for this traditional rural cottage appears reasonably valued, balancing its charming historic character and functional floor area of nearly 94 square meters against the costs associated with its poor energy rating.
- Valuation signals are mixed, as the property benefits from a separate home office, modern conveniences like oil-fired central heating and fiber broadband, alongside multiple useful outdoor sheds, yet is held back by a weak F energy efficiency rating.
- This pricing strategy could be supported by steady buyer demand for rural retreats within reach of local amenities, but might be undermined by prospective purchasers factoring in substantial upgrade expenses required to improve thermal performance.
- Relevant market context indicates that wider regional transactions span a broad spectrum from €140,000 up to €370,000, placing this well-maintained traditional cottage comfortably in the mid-market segment for the surrounding rural area.
Build Analysis
What we know from similar construction types
- The property is a traditional cottage dating back to circa 1880, which means a buyer should investigate potential issues related to older construction methods, such as rising damp, ventilation, insulation levels, and the condition of timber flooring and ceilings.
- The house relies on a septic tank, so a purchaser should commission a professional inspection to verify its compliance with current environmental regulations and overall condition.
- The property features oil-fired central heating and uPVC windows, but given its age and poor energy rating, a comprehensive survey of the heating system, plumbing, and electrical installations is advised.
- The presence of outbuildings, including a steel-tech shed, should be checked for planning permission compliance and structural integrity.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has an F BER rating, indicating poor energy efficiency and significant thermal loss.
- A deep retrofit to bring this circa 1880 cottage to a modern energy standard would likely cost between EUR 40,000 and EUR 60,000.
- The estimated budget should cover comprehensive external or internal wall insulation, roof insulation, window and door upgrades if needed, heating system modernization (such as a heat pump or high-efficiency boiler), and airtightness improvements.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is 2200 to 3000 euro
- Given the F BER rating and floor area of approximately 93.71 square meters, heating expenses are expected to be higher than average due to potential energy inefficiency.
Environmental checks
Area-level evidence and things to investigate
Air quality
Nearby sites
Landfills
None foundWaste facilities
None foundIndustrial facilities
None foundNearby infrastructure
Mobile phone masts
None foundUnderground electricity cables
None foundFlood Safe
8/10Water overflow reports to follow up
- Mapping indicates that nearby modeled flood zones are at a comfortable distance from the structure.
- The property occupies a peaceful rural setting in County Limerick without known historical river flood issues at this specific address.
- Standard surface water pooling during heavy rainfall remains a minor consideration typical of rural properties.
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 Kilmallock area
BOHERYGEELA LODGE, MEANUS, KILMALLOCK
- Sale date
- Declared sale price
- €300,000.00
SARSFIELD STREET, KILMALLOCK, CO. LIMERICK
- Sale date
- Declared sale price
- €140,000.00
BRESHEEN NORTH, KILMALLOCK, CO LIMERICK
- Sale date
- Declared sale price
- €370,000.00
RAWLEYSTOWN, LOUTH GUR, KILMALLOCK
- Sale date
- Declared sale price
- €250,000.00
5 EDWARD COURT, LORD EDWARD ST, KILMALLOCK
- Sale date
- Declared sale price
- €150,000.00
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: €1,950 — 1% of €195,000.
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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: 1200 to 2500 euro
- Land registration fees: 400 to 800 euro
- Property valuation fees: 150 to 300 euro
- Surveyor fees: 500 to 1200 euro
- Annual home insurance: 350 to 700 euro
Forum Talk
What people are saying about this area
- Local residents in the Kilmallock and broader rural Limerick areas frequently discuss the charm and appeal of traditional properties, noting that older cottages often attract strong interest from buyers seeking a rural lifestyle.
- Discussions across regional community boards often highlight the ongoing demand for homes within reach of the Ballyhoura region, with proximity to outdoor amenities acting as a significant draw for house hunters.
- Community commentary in County Limerick frequently touches on rural connectivity, with reliable fibre broadband being noted as an essential factor for buyers looking to set up home offices in countryside locations.
- Property observers in local forums often advise prospective buyers of older rural homes to thoroughly inspect the condition of private systems like septic tanks and heating setups during the survey process.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The property offers a secure garden and two bedrooms, but the rural location and lack of extensive sprawling lawns mean it is moderately suited for very young children compared to suburban family homes.
- Teenagers4/10
With two bedrooms and a separate home office, space is relatively compact. The rural setting outside Kilmallock offers limited independent transport options for teenagers.
- Multi-generational Living2/10
At approximately 94 square metres with only one bathroom and two bedrooms, the cottage lacks the spatial separation and capacity required for multi-generational living.
- Single Buyers8/10
An affordable entry point at €195,000 with a dedicated home office makes this an appealing purchase for single buyers seeking a character home with remote working potential.
- Couples8/10
Provides a charming, manageable living space with traditional features and modern comforts, ideal for couples looking for a peaceful countryside lifestyle.
- Empty Nesters8/10
Single-level traditional layout offers manageable accommodation for empty nesters looking to downsize to a quiet rural environment.
- Retirees7/10
The property provides manageable proportions and single-level cottage living, though buyers should verify the suitability of rural isolation and accessibility for long-term retirement needs.
Work
3 areas- Remote Working10/10
Includes a dedicated separate home office and benefits from fibre broadband connectivity, making it exceptionally well-suited for remote professionals.
- Hybrid Commuting6/10
Fibre broadband supports remote days well, but the rural County Limerick location means commuting to major employment hubs requires careful consideration.
- Retired8/10
Well-suited for retirees seeking a character-filled traditional cottage with manageable maintenance and a peaceful backdrop.
Practical
8 areas- Ageing in Place7/10
Single-level traditional cottage layout supports accessibility, though buyers should verify any necessary adaptations for long-term comfort.
- Low Maintenance5/10
Being a traditional cottage dating back to circa 1880, regular upkeep of historical elements and monitoring of the septic tank and BER F rating are recommended.
- Secure Gated Entry3/10
The property is situated openly in a rural roadside setting without a secure gated entry system installed.
- Minimalist Design4/10
Characterized by traditional cottage features, timber flooring, and rustic elements rather than sleek, minimalist architecture.
- Flexible Floor Plans6/10
Includes a separate home office alongside standard living spaces, offering some flexibility for modern lifestyle needs.
- Heritage Home10/10
A genuine traditional cottage dating back to circa 1880, retaining distinct historical character, timber ceilings, and period appeal.
- Ecological Setup4/10
Features an older BER rating of F and a septic tank system, meaning buyers should investigate potential upgrades for improved energy efficiency.
- Outdoor areas8/10
Accompanied by a garden, a garden shed, and an additional steel-tech shed, providing great functional outdoor utility and storage space.
Interests
9 areas- Water Sports2/10
Inland rural location does not lend itself directly to water sports activities.
- Gardening7/10
Features functional outdoor areas including a garden shed and a steel-tech shed, providing a solid foundation for enthusiastic gardeners.
- Walking9/10
The surrounding countryside offers excellent opportunities for walking and outdoor pursuits, with the nearby Ballyhoura region providing expanded trail options.
- Gym2/10
There is no dedicated fitness facility on site, and commercial gyms would require travel into nearby towns.
- Cycling8/10
Quiet rural roads and proximity to the Ballyhoura region make this an attractive spot for cycling enthusiasts.
- Golf5/10
Rural location offers access to regional courses with some driving required to reach full club facilities.
- Fishing6/10
The Limerick countryside offers regional angling opportunities within accessible driving distances.
- Horse Riding7/10
The rural setting and outbuildings present potential for equestrian enthusiasts, subject to local hacking routes and facility setups.
- Entertaining5/10
Features a cozy sitting room with a solid-fuel stove and a distinct dining room, though overall interior space is modest for large gatherings.
Lifestyle
5 areas- Quiet Living10/10
Situated in a peaceful rural setting in Coolroe outside Kilmallock, offering a remarkably tranquil environment away from urban congestion.
- Rural Living10/10
Located directly in the Limerick countryside with surrounding fields, local outbuildings, and proximity to regional outdoor pursuits like the Ballyhoura region.
- Village Living7/10
While set in open countryside, the property remains within reach of the local shops, schools, and amenities of nearby Kilmallock town.
- Coastal Living1/10
The location is entirely inland in County Limerick, offering no proximity to the coast.
- Urban Living2/10
Far removed from city life, offering rural countryside isolation rather than vibrant urban convenience.
Social
6 areas- Community Involvement6/10
Relies on engagement with the nearby community of Kilmallock for local groups, sports clubs, and social events.
- Café Culture4/10
Limited immediate options outside of what is available in nearby Kilmallock town.
- Nightlife2/10
Rural setting offers virtually no nightlife, restricted to local village pubs rather than vibrant evening entertainment.
- Health/Wellness groups4/10
Access to pilates & stretching or wellness classes would require traveling into local town centres.
- Networking Opportunities3/10
Primarily residential rural area with minimal professional networking infrastructure locally.
- Tech-Hub Connectivity8/10
Equipped with fibre broadband, ensuring strong digital connectivity despite the rural address.
Listing information
- Agent
- REA Dooley Group
- Phone
- 061 385 852
- Current status
- active
- Published on HouseDelve
- 11 November 2026
- Correction
- Report an issue
HD-53B6E0HouseDelve · 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.