Carrig, Limerick Road, Roscrea, Co. TipperaryE53T209
€235,000
3 Bed~119 m²~BER E
What you'll like:
- Detached bungalow layout: The single-storey detached layout offers comfortable step-free living, making it appealing for families or retirees seeking long-term accessibility without stairs.
- Convenient rural location: Positioned just two kilometres from Roscrea on the old Limerick Road, providing peaceful countryside living with easy access to local town amenities.
- Elevated garden setting: Sitting in an elevated position with mature front and rear gardens that enhance privacy and outdoor appeal for gardening enthusiasts.
- Private boundary hedging: Well-established hedging surrounding the property ensures excellent privacy and natural shelter from passing road traffic.
- Spacious living room: Features a generously sized sitting room measuring nearly six by four metres, offering plenty of space for family relaxation and entertaining guests.
- Functional dining area: Includes a dedicated dining space adjacent to the kitchen, creating a practical layout for everyday meals and family gatherings.
- Potential fourth bedroom: An extension includes an additional bedroom space with an en suite rough-in, offering buyers a valuable project to finish to their own tastes.
- Useful attached garage: Features a convenient garage to the side of the dwelling, providing secure vehicle parking and valuable extra storage space for tools.
- Additional fuel store: Includes a dedicated outdoor fuel store, which is highly practical for households utilizing solid fuel heating or outdoor equipment storage.
- Comfortable current condition: Described as very comfortable and ready to live in immediately, allowing buyers to move in and renovate gradually over time.
- Smart heating control: Equipped with a Climote unit allowing remote control of the gas-fired central heating system directly via a mobile phone application.
- Charming high ceilings: Retains lovely high ceilings that create an enhanced sense of volume, natural light, and spaciousness throughout the main living areas.
- Upvc double glazing: Fitted with double-glazed windows throughout, helping to improve interior sound insulation and baseline thermal retention before upgrades.
- Manageable floor area: Offers a practical 119 square metres of living space, striking a balance between generous room proportions and manageable upkeep.
- Asking price stability: The asking price has remained stable at €235,000 without upward revisions, suggesting a straightforward and realistic initial vendor pricing strategy.
- SEAI grant potential: Mention of SEAI grant availability indicates that buyers can access financial supports to upgrade the energy rating and thermal efficiency.
- Established residential neighbourhood: Located in a quiet residential area known for community stability and low turnover, offering a secure environment for residents.
- Natural light exposure: The elevated site positioning and well-placed windows help maximize daytime natural light penetration across the main reception rooms.
- Extension rough-in completed: The heavy structural work for the fourth bedroom addition is already done, significantly reducing the effort required to complete it.
- Flexible accommodation options: The versatile room configurations allow spaces like smaller bedrooms to easily double as home offices or studies for remote workers.
But keep in mind:
- Poor BER rating: Holds an inefficient E energy rating with a high energy performance indicator, meaning immediate heating costs will likely be elevated.
- Incomplete extension work: The additional bedroom and en suite require finishing work, meaning buyers must budget additional funds and time to complete the build.
- Septic tank drainage: Utilizes a private septic tank system, requiring the buyer to inspect its condition, compliance status, and maintenance history carefully.
- Original suspended timber floors: Features older suspended timber floors that may require thermal insulation upgrades, damp checks, or remediation to prevent drafts.
- Outdated bathroom fixtures: The listed bathroom and WC dimensions suggest compact or dated facilities that may warrant a modern renovation soon.
- High upgrade costs required: Bringing the E-rated building envelope up to modern standards will demand significant capital investment alongside potential SEAI grants.
- Potential boundary verification: Buyers should verify exact site boundaries and legal title details regarding the roadside hedging and adjacent land parcels.
- Underground services inspection: The reliance on local septic drainage and mains water means a thorough drain survey is essential prior to final purchase commitments.
- Ventilation and damp checks: High ceilings and older construction methods necessitate a careful inspection of roof spaces and wall bases for potential dampness.
- Heating system age unknown: While controlled via a modern app, the underlying gas boiler age and efficiency should be professionally tested by a heating engineer.
- Roof insulation review: The attic space must be inspected to determine current insulation depths, as inadequate roof lagging likely contributes to the poor BER.
- Window seal integrity: Upvc double glazing can lose its thermal seal over time, requiring checks on all window panes for condensation or drafts.
- Garage structural condition: The attached garage and fuel store should be inspected for weatherproofing, roof integrity, and dampness before storing valuables.
- Road proximity noise: Situated on an older regional road route, meaning occasional traffic noise could impact front garden privacy and quiet enjoyment.
- Plumbing system check: Older bungalow plumbing networks should be pressure-tested to ensure pipes and fittings can handle modern usage without leaks.
- Electrical compliance test: Buyers must commission a certified electrical survey to verify that the fuse board and wiring meet current safety standards.
- En suite completion costs: Finishing the fourth bedroom en suite will require plumbing connections and tiling that add to the overall renovation budget.
- Planning permission verification: Buyers' solicitors must confirm that full planning permission and building control compliance were secured for the bedroom extension.
- Local market liquidity: Rural properties outside major urban centers can experience longer selling timelines, making future resale liquidity worth considering.
- Gardening upkeep demands: Mature gardens and extensive perimeter hedging require regular seasonal maintenance to prevent overgrowth and maintain kerb appeal.
Price positioning
?
- The asking price appears somewhat overvalued because the property carries a weak E energy rating and incomplete extension work, which typically requires immediate capital expenditure by a prospective buyer.
- Signals pointing towards an overvaluation include a static price point since initial observation and an energy performance indicator well below modern standards, despite offering a generous detached floor area.
- Factors that could support the current asking price include its convenient rural yet close-to-town location, mature private gardens, and the potential to utilize grants for energy efficiency upgrades.
- Relevant considerations involve weighing the property size and detached nature against local historical transactions, noting that substantial renovation costs might temper competitive buyer interest and demand.
Build Analysis
What we know from similar construction types
- Detached bungalow offering 119 square metres of accommodation with mature gardens and elevated positioning on the old Limerick Road outside Roscrea.
- Features original suspended timber floors and high ceilings, which contribute to character but may require inspection for sub-floor ventilation and insulation.
- An additional bedroom with an en suite shower room was constructed some years ago and remains uncompleted; a buyer should investigate planning permission, building regulations compliance, and the structural integrity of this extension.
- Drainage relies on a septic tank rather than mains sewerage, so a prospective purchaser should verify its registration status, condition, and compliance with environmental standards.
- Equipped with uPVC double glazing and gas-fired central heating featuring a Climote remote control app.
Retrofit Cost*
Possible renovating / insulating expenditure
- Given the E BER rating and a floor area of 119 square metres, a comprehensive deep retrofit to bring the property to a B2 or higher standard is estimated to cost between €45,000 and €65,000.
- This work would typically involve external wall insulation or internal drylining, attic insulation upgrades, window and door replacements where necessary, heating system modernization, and airtightness improvements, offset partially by available SEAI grants.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €2,200 to €2,800.
- Explanation: Given the 119 m² floor area and an inefficient BER rating of E, the energy consumption per square meter is relatively high, resulting in elevated heating costs compared to more modern, energy-efficient homes.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a peaceful rural and residential setting along the Limerick Road outside Roscrea, appearing well-removed from heavy industrial sites, major waste facilities, or active incinerators.
- Any potential historic or localized agricultural runoff is typical of rural settings and should be independently verified by the buyer if specific concerns arise.
Flood Safe
8/10Water overflow reports to follow up
- The property description notes that the bungalow sits in an elevated position, which generally reduces the immediate risk of surface water flooding.
- Buyers should consult national flood mapping services and local authority records to confirm the exact flood risk profile, particularly regarding surrounding low-lying roads during extreme weather events.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
17 LIMERICK ROAD, ROSCREA, CO TIPPERARY
- Sale date
- Declared sale price
- €120,000.00
8 LIMERICK ROAD, ROSCREA, CO. TIPPERARY
- Sale date
- Declared sale price
- €95,000.00
15 LIMERICK ROAD, ROSCREA, COUNTY TIPPERARY
- Sale date
- Declared sale price
- €153,500.00
KNOCKYLE, LIMERICK ROAD, ROSCREA
- Sale date
- Declared sale price
- €125,000.00
Recent sales in the wider Roscrea area
15 ROSSLANDS, TEMPLEMORE RD, ROSCREA
- Sale date
- Declared sale price
- €248,000.00
GONDENGROVE, ROSCREA, TIPPERARY
- Sale date
- Declared sale price
- €240,000.00
1 ASHBURY, ROSCREA, CO TIPPERARY
- Sale date
- Declared sale price
- €90,000.00
BIRR RD, ROSCREA, CO TIPPERARY
- Sale date
- Declared sale price
- €355,000.00
ROSEMARY ST, ROSCREA, TIPPERARY
- Sale date
- Declared sale price
- €166,000.00
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: €2,350 — 1% of €235,000.
?
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: approximately €1,500 to €3,000 excluding outlay and VAT.
- Land registration fees: approximately €400 to €800 depending on the property value and registry type.
- Property valuation fees: approximately €150 to €300 for mortgage or standard valuation.
- Surveyor fees: approximately €500 to €1,000 for a structural pre-purchase survey.
- Annual home insurance: approximately €350 to €700 depending on the level of cover and property specifics.
Forum Talk
What people are saying about this area
- Locals in Roscrea frequently discuss the convenience of living just a short distance from the town while enjoying a private, rural setting along the old Limerick Road.
- Community discussions often highlight ongoing developments and local amenities in Roscrea, noting its strategic transport links via the N62 and proximity to the M7 motorway.
- Residents in rural parts of Co. Tipperary regularly share tips on home energy upgrades, which is particularly relevant for properties with lower BER ratings looking to utilise SEAI grants.
- Property forums often touch upon the appeal of detached bungalows with mature gardens in the region, noting steady demand from buyers seeking manageable one-level living.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property features mature front and rear gardens and a detached layout which is great for young children, though buyers should verify safety given the rural road proximity.
- Teenagers6/10
Four bedrooms provide adequate space for a growing family, though its rural location requires transportation for teen activities.
- Multi-generational Living5/10
A single-level bungalow layout supports multi-generational living, though the overall footprint of 119 square metres may feel compact for extended families.
- Single Buyers5/10
Affordable asking price of €235,000, but a single buyer might find the maintenance of mature gardens and a detached rural home demanding.
- Couples7/10
Offers comfortable detached living space with potential for customization, ideal for couples looking to settle near Roscrea.
- Empty Nesters8/10
Single-level bungalow living is well-suited for empty nesters looking to downsize while maintaining private outdoor space.
- Retirees8/10
The lack of stairs in this detached bungalow makes it highly practical for retirees, though proximity to medical and town amenities should be verified.
Work
3 areas- Remote Working7/10
Includes a room suitable for use as an office, though broadband connectivity speed should be independently verified.
- Hybrid Commuting5/10
Conveniently located just two kilometres from Roscrea, but commuting further afield requires access to main transport links.
- Retired8/10
Single-level accommodation is ideal for retirement, though reliance on a car for daily needs should be considered.
Practical
8 areas- Ageing in Place8/10
Bungalow layout removes the obstacle of stairs, making it very suitable for ageing in place, subject to any necessary bathroom adaptations.
- Low Maintenance5/10
While the single-level structure is manageable, the mature gardens and septic tank drainage require regular upkeep.
- Secure Gated Entry4/10
Property has mature hedging for privacy, but gated security features would need to be installed by the buyer.
- Minimalist Design4/10
Features traditional elements like original suspended timber floors and high ceilings rather than minimalist modern design.
- Flexible Floor Plans7/10
Includes an incomplete additional bedroom with en suite and a potential fourth bedroom/office space, offering layout flexibility.
- Heritage Home3/10
It is an established bungalow with character features like high ceilings, though not a classified historic heritage home.
- Ecological Setup4/10
Comes with an E BER rating and septic tank drainage, though SEAI grants present opportunities for energy upgrades.
- Outdoor areas8/10
Benefits from an elevated position with mature front and rear gardens, a useful garage, and a fuel store.
Interests
9 areas- Gardening8/10
Features mature front and rear gardens with established hedging, offering a great canvas for gardening enthusiasts.
- Walking6/10
Rural roads offer walking opportunities, though the lack of dedicated footpaths immediately outside requires caution.
- Gym4/10
Fitness facilities would require a drive into nearby Roscrea.
- Cycling5/10
Rural roads can be cycle-friendly, but local traffic speeds on the old Limerick Road should be assessed.
- Golf5/10
Access to golf courses depends on nearby regional facilities, requiring travel.
- Fishing5/10
Proximity to local rivers in Co. Tipperary offers potential, though buyers should verify specific local angling spots.
- Horse Riding6/10
Rural location in Co. Tipperary is generally favorable for equestrian pursuits, with various local stables.
- Water Sports2/10
Inland location lacks immediate access to major water sports facilities.
- Entertaining7/10
Good-sized sitting room, dining area, and outdoor gardens provide a pleasant environment for hosting guests.
Lifestyle
5 areas- Quiet Living9/10
Situated in a rural yet convenient location with mature hedging providing great privacy and shelter from the road.
- Rural Living8/10
Located just two kilometres from Roscrea on the old Limerick Road, offering a classic rural setting with septic tank drainage.
- Village Living6/10
Proximity to Roscrea provides access to local town amenities rather than a traditional compact village core.
- Coastal Living1/10
Co. Tipperary is an inland location with no coastal proximity.
- Urban Living3/10
The setting is distinctly rural and detached, far removed from urban centers.
Social
6 areas- Community Involvement6/10
Proximity to Roscrea allows for integration into local community groups and town activities.
- Café Culture4/10
Café options are limited locally and would generally necessitate heading into Roscrea town.
- Nightlife3/10
Rural setting offers virtually no nightlife on the doorstep, restricted to what the nearby town provides.
- Health/Wellness groups5/10
Access to local wellness classes, pilates & stretching, and health groups will rely on offerings in Roscrea.
- Networking Opportunities3/10
A purely residential rural property offers limited local professional networking potential.
- Tech-Hub Connectivity3/10
Rural location lacks proximity to dedicated tech hubs, making reliable home internet essential.
Listing information
- Agent
- Sherry FitzGerald Fogarty
- Phone
- 050 521 192
- Current status
- active
- Published on HouseDelve
- 20 October 2026
- Correction
- Report an issue
HD-60B61CHouseDelve · 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.