Cleggan Cottage, Ballycahane, Ballinahinch, Birdhill, Co. TipperaryV94P2P0
€449,500
5 Bed~3 Bath~269 m²~BER C
What you'll like:
- Generous floor area: Spanning approximately 269 to 277 square metres, this expansive home provides exceptional interior space, making it highly practical for large or growing families seeking room to spread out.
- Substantial private site: Set across approximately 0.96 acres of private grounds, the property offers fantastic outdoor space for gardening, children to play, or future landscaping projects.
- Modern energy system: Equipped with an air-to-water heat pump system, the property benefits from contemporary heating technology designed for improved efficiency and sustainable everyday comfort.
- Characterful original cottage: The historic section retains wonderful traditional features, including exposed ceiling beams and a cosy solid-fuel stove, adding unique charm and warmth to the living quarters.
- Light-filled modern extension: A striking double-height window floods the staircase with natural light, seamlessly bridging the historic core and the expansive contemporary two-storey addition.
- Open-plan living space: The large kitchen, living, and dining area features French doors opening directly to the gardens, creating an exceptional environment for daily family life and entertaining.
- Ground-floor bedroom convenience: Featuring a well-proportioned ground-floor bedroom with access to a Jack-and-Jill bathroom, the layout accommodates multi-generational living or guests with reduced mobility.
- Luxurious principal suite: The exceptionally spacious primary upstairs bedroom includes a dedicated walk-in wardrobe and a large private en-suite wet room, creating a true parental retreat.
- Flexible independent space: An independent spiral staircase leads to a separate office, bedroom, and bathroom zone, offering superb versatility for home working, visiting guests, or independent teenagers.
- Practical utility facilities: A separate, generously sized utility room keeps laundry and household chores neatly tucked away from the main kitchen and living areas.
- Quality kitchen finishes: The open-plan kitchen is appointed with durable granite worktops, an integrated gas hob, and an electric oven, combining aesthetic appeal with everyday culinary functionality.
- Outdoor storage shed: A traditional stone shed on the grounds offers valuable exterior storage space for garden equipment, bicycles, or potential conversion into a workshop.
- Accessible location: Situated within 10 km of Newport, the property balances a tranquil countryside atmosphere with convenient access to nearby towns and essential local amenities.
- Proximity to Limerick: The location offers viable commuting access to Limerick city, making it appealing for buyers seeking rural calm paired with urban employment and social opportunities.
- Stable asking price: The asking price of €449,500 has remained completely unchanged since tracking began, suggesting a firm vendor position and potentially straightforward initial negotiations.
- Balanced accommodation ratios: With five bedrooms and three bathrooms, the property easily prevents household bottlenecks during busy weekday mornings and accommodates hosting visitors effortlessly.
- Sunroom relaxation zone: A dedicated sunroom featuring a vaulted ceiling captures lovely garden views and provides a serene spot for quiet reading or morning coffee.
- Charming rural setting: Nestled in the townland of Ballycahane, the property delivers a genuine countryside lifestyle surrounded by mature greenery and scenic Tipperary landscapes.
- Dual-heating potential: The combination of an advanced heat pump and a traditional solid-fuel stove in the sitting room offers reliable comfort across different weather conditions.
- Clear development potential: The mature site and flexible layout offer plenty of scope for a buyer to personalize the interior and exterior to their exact long-term tastes.
But keep in mind:
- C energy rating: The current C energy rating indicates that the property may require further insulation upgrades or efficiency improvements to achieve top-tier energy performance standards.
- Complex layout maintenance: The combination of an original historic cottage and a large modern two-storey extension could result in varied maintenance requirements across different building eras.
- Spiral staircase safety: The independent spiral staircase leading to the upper office and bedroom area might present safety or mobility challenges for young children, elderly residents, or moving furniture.
- Septic tank verification needed: Buyers must investigate the status, capacity, and percolation quality of any private wastewater treatment system serving the rural site.
- Private water supply checks: As a rural property, purchasers should verify whether the home relies on a private well and conduct thorough water quality and flow-rate testing.
- Boundary fence inspection: Due to the 0.96-acre site size, buyers should carefully verify all property boundary lines and legal title maps with their solicitor to prevent future disputes.
- High heating demands: Heating a spacious home of over 260 square metres requires careful management to ensure the air-to-water heat pump operates cost-effectively during harsh winter months.
- Maintenance of stone shed: The traditional stone shed should be inspected for damp, structural shifting, or roof integrity to determine what restoration work might be needed.
- Rural commuting reliance: Living in Ballinahinch requires complete reliance on private cars for daily commuting, school runs, and grocery shopping, adding ongoing transport costs.
- Potential retrofit disruption: Bringing the C-rated energy performance up to modern passive standards could involve substantial financial outlay and invasive home improvement works.
- Surface water drainage: Buyers should check the grounds during wet weather to ensure that rainwater runoff from the large roof area drains effectively away from the foundations.
- Broadband availability limits: Rural Tipperary locations can sometimes experience restricted high-speed fibre broadband options, which is a critical due-diligence item for remote workers.
- Local planning restrictions: Future alterations, extensions, or outbuilding additions on the rural site will be subject to strict local authority planning guidelines and zoning policies.
- Insurance cost variations: Insuring a hybrid property featuring an older thatched or stone cottage core alongside a modern extension may attract specialized policy conditions or higher premiums.
- Traffic and road conditions: Rural approach roads leading to the property can be narrow or winding, requiring careful driving and potential wear-and-tear considerations for vehicles.
- Chimney and stove safety: The solid-fuel stove in the original cottage living room requires professional inspection and regular chimney sweeping to ensure safe operation and prevent fire hazards.
- Plumbing complexity: The multiple bathrooms, including Jack-and-Jill configurations and wet rooms, require thorough pressure and drainage testing during a structural survey.
- Garden maintenance workload: Managing approximately 0.96 acres of private grounds will demand regular gardening upkeep or ongoing financial investment in professional landscaping help.
- Future resale liquidity: Large rural properties can sometimes have a more niche buyer pool compared to urban suburban homes, potentially affecting future resale timelines.
- Lack of immediate footpath access: The absence of pedestrian footpaths directly outside the property limits safe walking access to local shops or amenities without a vehicle.
Price positioning
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- The asking price appears somewhat elevated relative to broader regional norms because the listed figure sits comfortably above several recent local transactions recorded nearby, which generally clustered between the high three hundreds and low four hundreds.
- Valuation signals present a mixed picture where expansive square footage, modern extensions, and an air-to-water heat pump justify a high absolute figure, yet the moderate C energy rating introduces potential long-term efficiency costs for buyers.
- Support for this pricing level stems from the substantial acreage, privacy, and flexible independent office space, whereas factors that could undermine the asking price include competition from superior energy-rated new builds and rural location constraints.
- Reviewing the recorded price history shows the asking figure has remained entirely static since initial listing, suggesting a firm vendor stance and indicating that meaningful negotiation margins might only emerge if early buyer interest proves subdued.
Build Analysis
What we know from similar construction types
- The property combines an original cottage with a substantial modern two-storey extension, which means a buyer should investigate the structural connection between the older section and the newer build.
- The integration of an independent spiral staircase leading to an office, bedroom, and bathroom should be verified for compliance with current building regulations regarding fire safety and escape routes.
- The presence of an air-to-water heat pump indicates a modern heating system, but a buyer should verify its installation and efficiency across the combined 269 m² floor area.
- Given the rural site, a buyer should investigate the status and capacity of the private wastewater treatment system and water supply.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 1,800 to 2,400 euro.
- The property benefits from an air-to-water heat pump system which is generally energy efficient, though the large floor area of approximately 269 square meters and a BER rating of C mean heating demands will still be substantial during colder months.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a quiet rural countryside location in County Tipperary, appearing well removed from major industrial zones, heavy manufacturing, or large-scale waste facilities.
- Any potential localized environmental factors or historical land uses should be independently verified by the buyer during standard conveyancing checks.
Flood Safe
8/10Water overflow reports to follow up
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 Ballinahinch area
BALLINAHINCH, BIRDHILL, CO TIPPERARY
- Sale date
- Declared sale price
- €415,000.00
JAKES PLACE, BALLINAHINCH, BIRDHILL
- Sale date
- Declared sale price
- €400,000.00
CHAPEL HILL, BIRDHILL, TIPPERARY
- Sale date
- Declared sale price
- €370,000.00
PAROCHIAL HOUSE, BALLINAHINCH, BIRDHILL
- Sale date
- Declared sale price
- €475,000.00
COOLEEN, BIRDHILL, CO TIPPERARY
- Sale date
- Declared sale price
- €280,000.00
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: €4,495 — 1% of €449,500.
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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: approximately 1,500 to 3,000 euro plus outlay and VAT.
- Land registration fees: approximately 600 to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 to 300 euro.
- Surveyor fees: approximately 500 to 1,200 euro depending on the level of detail required for a property of this size.
- Annual home insurance: approximately 400 to 800 euro depending on coverage level and location.
Forum Talk
What people are saying about this area
- Local residents in the Birdhill and Ballinahinch areas frequently discuss rural community life, noting the peaceful countryside setting combined with convenient access to major regional routes.
- Community forums often highlight proximity to local amenities in nearby Newport and ease of commuting toward Limerick city via main regional transport corridors.
- Discussions regarding rural properties in County Tipperary often focus on the benefits of private, mature site settings and the appeal of blended traditional and modern home designs.
- Local groups occasionally share updates on rural infrastructural improvements, local services, and community events in the wider Birdhill and surrounding districts.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The substantial 0.96-acre private site and spacious layout offer a fantastic, secure environment for young children to play outdoors.
- Teenagers8/10
With five bedrooms and independent spaces including an upstairs office or bedroom via a spiral staircase, teenagers will appreciate the extra privacy and room.
- Multi-generational Living8/10
The property includes flexible living options such as a ground-floor en-suite bedroom and an independent area accessed by a spiral staircase, suiting multi-generational needs well.
- Single Buyers4/10
A sprawling 269 m2 five-bedroom home on nearly an acre might be excessively large and high-maintenance for a single buyer.
- Couples7/10
Offers generous space for couples who love to entertain or need home offices, though the large footprint requires upkeep.
- Empty Nesters6/10
While the ground-floor bedroom offers convenience, the overall scale of a five-bedroom home and 0.96-acre site may feel too large for empty nesters.
- Retirees6/10
Features ground-floor sleeping and bathroom facilities, but the extensive gardens and large multi-level layout mean considerable maintenance for retirees.
Work
3 areas- Remote Working9/10
Features dedicated spaces including an independent office accessed via a spiral staircase, ideal for remote working.
- Hybrid Commuting6/10
The rural Tipperary location means commuting times to major employment hubs like Limerick should be carefully considered.
- Retired8/10
Provides a tranquil retirement haven with single-level bedroom options on the ground floor, though garden maintenance should be factored in.
Practical
8 areas- Ageing in Place7/10
Includes a ground-floor en-suite bedroom and bathroom, though other bedrooms are upstairs and the large grounds require upkeep.
- Low Maintenance4/10
A 269 m2 house paired with nearly an acre of private grounds requires regular upkeep for both building and gardens.
- Secure Gated Entry5/10
Set on a private site, though specific gated entry details should be verified by the buyer.
- Minimalist Design3/10
Combines traditional cottage charm with a substantial two-storey extension featuring exposed beams, rather than stark minimalism.
- Flexible Floor Plans9/10
The layout brilliantly blends an original cottage character with a modern extension and an independent upstairs space via a spiral staircase.
- Heritage Home8/10
Retains the distinct charm of an original cottage featuring exposed ceiling beams and a solid-fuel stove.
- Ecological Setup8/10
Equipped with an air-to-water heat pump contributing to energy efficiency, supported by a C BER rating that buyers may wish to investigate further.
- Outdoor areas10/10
Features an attractive, private site of approximately 0.96 acres with mature gardens, a stone shed, and seamless indoor-outdoor connection.
Interests
9 areas- Gardening9/10
The generous 0.96-acre site provides an exceptional canvas for keen gardeners to develop and enjoy.
- Walking8/10
The surrounding countryside offers pleasant rural roads and scenic local landscapes for walking enthusiasts.
- Gym3/10
There is no dedicated home gym facility mentioned, and local commercial gym access would require traveling into nearby towns.
- Cycling7/10
The rural roads around Birdhill and Ballinahinch provide good routes for road cycling, though local traffic conditions should be verified.
- Golf5/10
Proximity to golf courses should be verified locally as the property is in a rural setting.
- Fishing6/10
The surrounding region features local waterways and rivers that may offer fishing opportunities to be investigated.
- Horse Riding7/10
The large site and rural Tipperary location lend themselves well to equestrian interests, subject to local facilities.
- Water Sports3/10
Inland rural setting with limited immediate access to water sports facilities.
- Entertaining10/10
The open-plan kitchen, living, and dining area with double doors opening directly to the private gardens makes this an outstanding home for hosting guests.
Lifestyle
5 areas- Quiet Living10/10
Set on a private site of approximately 0.96 acres in a rural Tipperary setting near Birdhill, providing exceptional peace and quiet.
- Rural Living10/10
Completely immersed in a countryside environment with mature private gardens and expansive outdoor space.
- Village Living6/10
Located within reach of local amenities and approximately 10 km from Newport, balancing rural privacy with nearby village access.
- Coastal Living1/10
The inland Tipperary location offers no proximity to the coast.
- Urban Living2/10
Far removed from urban centers, situated in a tranquil rural location.
Social
6 areas- Community Involvement7/10
Close proximity to rural communities near Newport and Birdhill encourages local engagement and community ties.
- Café Culture3/10
Café options are limited immediately nearby and typically require driving to larger neighboring settlements.
- Nightlife2/10
The quiet rural setting lacks local nightlife venues, which are found further afield in larger towns or cities.
- Health/Wellness groups5/10
Local wellness groups would likely be found in nearby Newport or surrounding community centers.
- Networking Opportunities3/10
Rural location offers minimal direct local networking opportunities outside of commuting into business hubs.
- Tech-Hub Connectivity4/10
Buyers should verify local broadband speeds and tech infrastructure as the property is in a rural area.
Listing information
- Agent
- DNG Michael Gilmartin
- Phone
- 067 31 569
- Current status
- active
- Published on HouseDelve
- 27 October 2026
- Correction
- Report an issue
HD-176B5EHouseDelve · 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.