East Lodge, Ardleigh, Two Mile Borris, Thurles, Co. TipperaryE41T1D0
€325,000
2 Bed~2 Bath~95 m²~BER C3
What you'll like:
- Exclusive development setting: The property is positioned at the entrance of a small, highly private scheme of only fifteen detached homes, ensuring a quiet residential atmosphere for buyers.
- Lodge-style architectural appeal: Being one of only two distinct lodge-style residences gives the property unique curb appeal and architectural character compared to standard housing designs in the area.
- Generous floor area: Extending to approximately ninety-five square meters, the bungalow provides well-proportioned rooms that comfortably exceed typical two-bedroom apartment or townhouse proportions.
- Spacious main sitting room: Measuring over six by five meters, the oversized living room offers exceptional flexibility for furniture arrangement and comfortable daily relaxation or entertaining guests.
- Bright kitchen dining room: The kitchen features modern fitted units and direct access through French doors to the living area, creating a highly functional and social hub for the household.
- Master bedroom en-suite: The principal bedroom includes a private en-suite bathroom with an electric shower, providing added convenience and privacy for the eventual homeowners.
- Turnkey presentation standard: The interior is presented in excellent condition throughout, allowing buyers to move in immediately without undertaking costly or time-consuming initial renovations.
- Practical single-level layout: The detached bungalow configuration offers all accommodation on one level, which is highly advantageous for buyers seeking accessibility and ease of future maintenance.
- Private garden space: The property includes its own private and well-sized outdoor garden area, offering secure outdoor space for gardening, relaxing, or children to play safely.
- Ample off-street parking: A generous private driveway provides convenient parking directly at the property, eliminating typical street-parking hassles for residents and visiting guests.
- Attractive communal green: The development features a large, beautifully maintained central green area that enhances the overall neighbourhood aesthetic and provides a pleasant open-air outlook.
- Village convenience proximity: Situated just two hundred meters from the centre of the village, residents have immediate walking access to local shops, pubs, and community amenities.
- Adjacent primary school: Having a well-regarded local primary school directly adjacent to the neighbourhood is a fantastic convenience for families with young educational needs.
- Exceptional motorway connectivity: Located only one and a half kilometers from the major motorway, the property offers rapid commuting times toward Dublin and surrounding regional centres.
- Proximity to Thurles town: Being just seven kilometers from Thurles ensures that major supermarkets, secondary schools, and mainline rail services are only a brief drive away.
- Strong rental appeal: The turnkey detached nature and excellent commuter links make this property a potentially lucrative investment asset for future long-term letting opportunities.
- Low density neighborhood: With only fifteen houses in total, residents benefit from a tight-knit community feel free from the heavy traffic associated with larger housing estates.
- Natural light optimization: Many rooms benefit from bright dual-aspect orientations and French door connections, maximizing the intake of natural sunlight throughout the day.
- Clear bedroom separation: The sleeping quarters are well separated from the main living spaces, ensuring privacy and minimal noise disruption between day and night zones.
- Rare market availability: Properties in this exclusive enclave rarely change hands, offering buyers a scarce opportunity to secure a permanent foothold in a tightly held location.
But keep in mind:
- Moderate energy rating: The C3 building energy rating indicates that the property may benefit from future thermal upgrades to improve overall heating efficiency and reduce utility bills.
- Limited bedroom count: With only two bedrooms, the property has a constrained capacity that may not suit growing families or buyers requiring dedicated home office space.
- Single main bathroom: Outside of the master en-suite, there is only one family bathroom, which could create morning bottlenecks when hosting guests or multiple occupants.
- Management company fees: Buyers should investigate whether the exclusive development has an active management company and verify any annual service charges for communal green upkeep.
- Boundary line verification: Purchasers must verify the exact legal boundaries of the private garden plot against the title deeds to prevent future boundary disputes with neighbors.
- Wastewater system check: Buyers should confirm whether the village scheme connects to public mains sewage or a private treatment plant requiring ongoing community maintenance contributions.
- Broadband speed availability: High-speed fiber internet availability should be thoroughly tested by the buyer to ensure remote working capabilities meet modern professional requirements.
- Proximity to entrance traffic: Being situated right at the entrance of the development might expose the property to higher vehicle movements and visitor parking activity.
- Open fireplace efficiency: The open fireplace in the main sitting room can be a source of heat loss when not in use, so buyers might consider installing a sealed stove.
- Surface water drainage: Purchasers should inspect the driveway and garden areas during wet weather to ensure adequate surface water runoff and prevent pooling issues.
- Attic insulation levels: The buyer should inspect the attic space to confirm that insulation meets modern thermal standards and that adequate roof ventilation is installed.
- Right of way checks: A solicitor must verify if any registered rights of way or utility easements cross the private site or affect future landscaping plans.
- Appliance condition assessment: Since appliances are included in sales, buyers should independently test the operational lifespan of the kitchen fittings and the electric shower.
- Future extension constraints: The detached site layout and proximity to boundaries should be checked against local planning regulations regarding potential future home extensions.
- Local development plans: Buyers should review county development plans to check if agricultural lands surrounding the village are zoned for future large-scale housing expansion.
- Property tax banding: Purchasers need to verify the local property tax assessment band to accurately calculate ongoing annual ownership overheads for this specific region.
- Sound insulation levels: Given the semi-open plan design between the kitchen and living room, buyers should assess interior acoustic privacy for family members.
- External maintenance upkeep: Buyers should check the condition of exterior paintwork, guttering, and timber fascias to determine if near-term external painting is required.
- Insurance premium checks: Due to the specific rural-adjacent location, buyers should obtain preliminary buildings insurance quotes to verify standard flood and storm coverage rates.
- Title documentation review: Solicitors must ensure that all original planning permissions and building compliance certificates for the lodge construction are fully in order.
Price positioning
?
- The asking price appears somewhat elevated relative to regional two-bed footprints, heavily driven by its detached lodge status and exclusivity within a small private development near major commuter links.
- Upward valuation signals stem from the turnkey interior condition, expansive square meterage for a two-bedroom property, and a very large primary living area that appeals strongly to downsizers.
- Potential factors supporting such a price include strong regional demand for private, well-maintained village homes with swift access to the nearby motorway, whereas local supply constraints could sustain buyer interest.
- Conversely, factors that might undermine this valuation include the C3 energy rating which could deter buyers anticipating retrofit costs, alongside a limited two-bedroom pool compared to traditional family houses.
Build Analysis
What we know from similar construction types
- The property is a detached single-storey lodge-style residence extending to approximately 95 square metres within a small, exclusive development of 15 homes.
- A buyer should verify the construction type, insulation levels, and window glazing specifications given the C3 BER rating.
- Investigate the management structure and ongoing maintenance responsibilities for the communal green areas and general estate upkeep.
- Check attic insulation and ventilation access via the hallway hatch, and inspect the condition of the open fireplace and chimney flue.
- Confirm compliance with local planning regulations and check whether any restrictive covenants apply to the property or development.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is around 1,200 to 1,600 euro. Given the C3 energy rating and a floor area of 95 square metres, heating efficiency is moderate, and costs will vary depending on heating habits and fuel prices.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a predominantly rural village setting, well removed from major heavy industrial zones, large-scale incinerators, or prominent modern landfill sites.
- Any historical or localized agricultural waste management practices should be verified independently during standard property due diligence.
Flood Safe
8/10Water overflow reports to follow up
- The setting within Two-Mile Borris does not feature prominently in major national recurring fluvial flood hazard maps, though local surface water pooling after heavy rainfall should always be checked.
- Buyers should review local drainage maps and consult relevant environmental authorities to confirm the exact pluvial and fluvial flood risk profile of the site.
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 Two Mile Borris area
41 MOUNTGEORGE, BORRISOLEIGH, THURLES
- Sale date
- Declared sale price
- €200,000.00
1 INNISFALLEN AVE, THURLES, CO TIPPERARY
- Sale date
- Declared sale price
- €237,000.00
2 MONAKEEBA, THURLES, TIPPERARY
- Sale date
- Declared sale price
- €220,000.00
ATHNID, THURLES, TIPPERARY
- Sale date
- Declared sale price
- €318,000.00
175 ROSEMOUNT, THURLES, TIPPERARY
- Sale date
- Declared sale price
- €250,000.00
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 percent of the purchase price, amounting to 3,250 euro.
- Solicitor legal fees: roughly 1,500 to 2,500 euro plus outlay and VAT.
- Land registration fees: approximately 600 to 800 euro for registry of deeds and mapping fees.
- Property valuation fees: typically 150 to 250 euro required by mortgage lenders.
- Surveyor fees: around 400 to 700 euro depending on the level of building survey chosen.
- Annual home insurance: approximately 400 to 700 euro per year for contents and buildings cover.
Forum Talk
What people are saying about this area
- Locals in Two-Mile Borris note the village enjoys a peaceful, community-focused atmosphere with convenient access to local amenities like the primary school and pubs.
- Residents frequently highlight the excellent commuter connectivity provided by the nearby M8 motorway for travel toward Dublin and Cork.
- Discussion around small developments like Ardleigh often centres on the strong sense of privacy and the well-maintained communal green areas.
- Property availability in small local schemes is noted to be infrequent, making well-presented detached homes in the area sought after when they appear.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property provides two bedrooms and a private garden which is suitable for young families, and a primary school is adjacent in the village. However, the two-bedroom layout may feel restrictive as children grow.
- Teenagers5/10
With only two bedrooms, space for teenagers to study and relax independently is somewhat limited, though the large sitting room offers a good communal family area.
- Multi-generational Living3/10
At 95 square metres with two bedrooms, the accommodation is too compact to comfortably support multi-generational living arrangements.
- Single Buyers8/10
A spacious, turnkey two-bedroom detached home in a quiet village setting offers an ideal, manageable scale for single buyers wanting their own space.
- Couples9/10
The layout features a generous master bedroom with en-suite and a large living room, making it an excellent fit for couples looking for a modern, low-maintenance home.
- Empty Nesters9/10
Single-level bungalow living with manageable gardens and a quiet, exclusive development setting makes this highly appealing for empty nesters looking to downsize.
- Retirees9/10
The detached bungalow style avoids stairs and offers convenient village living with local amenities close by, supporting comfortable retirement years.
Work
3 areas- Remote Working8/10
The spacious layout provides flexible rooms that could be adapted for a home office setup, though buyers should verify local broadband speeds.
- Hybrid Commuting8/10
Exceptionally well positioned for commuters, located just 1.5km from the M8 Motorway providing strong connectivity towards Dublin and regional centres.
- Retired9/10
The single-level detached lodge design, quiet development, and proximity to village amenities make it an ideal choice for retirees.
Practical
8 areas- Ageing in Place9/10
As a detached single-level bungalow with manageable grounds and step-free potential access, it is exceptionally well-suited for ageing in place.
- Low Maintenance8/10
Presented in turnkey condition with modern finishes, a manageable floor area of 95 square metres, and a compact garden.
- Secure Gated Entry3/10
The property is located in an open-access small residential development rather than a secure gated community.
- Minimalist Design7/10
Clean modern finishes and a straightforward bungalow layout offer a functional foundation for minimalist interior design.
- Flexible Floor Plans6/10
Features a clear separation between living spaces and bedrooms, with a large open-plan feel between the kitchen and living room via French doors.
- Heritage Home1/10
This is a modern lodge-style residence within a recent private development rather than a traditional heritage home.
- Ecological Setup6/10
Achieves a respectable C3 BER rating, though buyers aiming for higher energy efficiency may wish to investigate potential upgrades.
- Outdoor areas7/10
Benefits from a private well-sized garden, a generous driveway for off-street parking, and a large well-maintained communal green.
Interests
9 areas- Gardening6/10
The property features a private, well-sized garden space that allows for recreational gardening and landscaping projects.
- Walking7/10
The village setting provides pleasant local walking routes, and the surrounding County Tipperary countryside offers further outdoor exploration.
- Gym4/10
Dedicated fitness and gym facilities would likely require travelling into nearby Thurles town, as the immediate village amenities are focused on basics.
- Cycling6/10
Quiet local country roads around Two-Mile Borris offer decent cycling opportunities, though regional commuting routes require caution.
- Golf5/10
Golf enthusiasts will need to travel to nearby towns like Thurles to access local golf courses.
- Fishing5/10
County Tipperary features various rivers and angling spots, though buyers should verify the proximity of specific fishing locations.
- Horse Riding5/10
Rural County Tipperary is traditionally associated with equestrian activities, with local stables likely reachable by car.
- Water Sports2/10
Inland location means there are no immediate water sports facilities nearby.
- Entertaining8/10
The exceptionally large 17ft x 20ft sitting room, separate kitchen-dining area, and private garden make this home well-suited for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Situated in a small, exclusive development of just 15 detached homes in a peaceful village environment, offering a quiet residential atmosphere.
- Rural Living7/10
Located in a small village context with rural surroundings in County Tipperary, providing a relaxed countryside feel while remaining close to a town.
- Village Living10/10
Located just 200 metres from Two-Mile Borris village centre, offering immediate access to a primary school, convenience store, and public houses.
- Coastal Living1/10
The property is located inland in County Tipperary and has no proximity to the coast.
- Urban Living4/10
While Thurles is approximately 7 kilometres away for broader urban amenities, the immediate setting is distinctly rural and village-based.
Social
6 areas- Community Involvement8/10
Being part of a small 15-home scheme and a tight-knit village community encourages local participation and neighbourly engagement.
- Café Culture4/10
While the village has local pubs and a convenience store, a dedicated café culture is more likely to be found in nearby Thurles.
- Nightlife3/10
Nightlife is limited to local public houses in the village, with more extensive options requiring travel to Thurles.
- Health/Wellness groups5/10
Local wellness or community fitness classes may be hosted in the village or are easily accessed in Thurles.
- Networking Opportunities3/10
The rural village setting offers minimal professional networking opportunities compared to major urban hubs.
- Tech-Hub Connectivity3/10
Rural location lacks proximity to dedicated tech hubs, relying on remote connection capabilities.
Listing information
- Agent
- Sherry FitzGerald Gleeson
- Phone
- 0504 22997
- Published on HouseDelve
- 27 September 2026
- Correction
- Report an issue
HD-07A3E0HouseDelve · 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.