Fair Green, Main Street, Borrisokane, Co. TipperaryE45HX06
€249,000
3 Bed~2 Bath~109 m²~BER E2
What you'll like:
- Detached layout privacy: Enjoy the benefits of a detached three-bedroom home with no shared party walls, providing enhanced acoustic privacy and independent side access for everyday convenience.
- Ready for occupation: The property is presented in excellent condition throughout, allowing new owners to move in immediately without undertaking urgent or extensive cosmetic renovations.
- Well balanced accommodation: The layout offers practical living and bedroom spaces across two floors, catering comfortably to families, first-time buyers, or downsizers seeking manageable upkeep.
- Main services connection: The home benefits from connection to all main services, simplifying utility management compared to properties relying on private septic tanks or well water.
- Solid fuel stove: The kitchen features a fitted solid fuel stove, offering an attractive secondary heating source that can create a cosy atmosphere during winter months.
- Bright sunroom dining: A dedicated sunroom and dining area with dual aspect windows and door brings in plentiful natural light and direct access to the outdoor patio space.
- Ground floor wetroom: The inclusion of a ground floor bathroom equipped with a walk-in electric shower enhances accessibility for residents or guests with mobility considerations.
- Practical utility room: A dedicated utility room provides extra functionality and space for laundry appliances, keeping the main kitchen area organized and uncluttered.
- Generous rear garden: A large rear garden laid mainly to lawn with a patio area offers plenty of private outdoor space for gardening, children play, or entertaining.
- Multiple storage sheds: The inclusion of multiple fuel and storage sheds in the garden provides valuable external space for bicycles, tools, and solid fuel supplies.
- Lakeside proximity access: Located just twelve kilometres from Terryglass on the shores of Lough Derg, residents can easily enjoy scenic lakeside walks, boating, and recreational amenities.
- Commuter friendly location: The position in Borrisokane offers practical road access for commuting to larger employment hubs including Nenagh, Limerick, Athlone, and Tullamore.
- Stable asking price: The asking price has remained stable at €249,000 since tracking began, suggesting a firm vendor expectation and potentially predictable negotiation parameters for prospective buyers.
- Fitted bedroom storage: Bedroom three includes built-in fitted storage, maximizing floor space and offering convenient organizational solutions on the upper level.
- Dual bathroom provision: Having two separate bathrooms across the two floors minimizes morning congestion and adds significant practical convenience for a multi-person household.
- Loft space access: Access to a loft space from the upper floor provides additional overhead storage potential, which is always a welcome feature in a three-bedroom home.
- Town centre convenience: Situated on Main Street, the property places local shops, schools, and community amenities within convenient walking distance for daily errands.
- First time buyer appeal: The combination of a moderate price point and a detached footprint makes this an exceptionally attractive entry-level or downsizing opportunity in the region.
- Manageable floor area: At 109 square metres, the property provides comfortable proportions that are straightforward to heat, clean, and maintain year-round.
- Clear occupancy status: The listing indicates readiness for immediate occupation, reducing the logistical delays and uncertainties often associated with complex chain-dependent purchases.
But keep in mind:
- Poor energy rating: The property holds an E2 BER rating with a high energy performance indicator, indicating significant thermal inefficiency that will likely result in elevated heating bills.
- Upgrading costs required: Due to the low BER rating, buyers should budget for future energy retrofit works such as improved insulation and heating upgrades to achieve modern standards.
- Small first bedroom: Bedroom one measures just over two square metres, severely limiting its utility as a standard bedroom and likely restricting it to a small home office or nursery.
- Compact kitchen footprint: The kitchen measures approximately 12.5 square metres, which may feel tight for larger households or those who enjoy extensive culinary preparation and dining combined.
- Potential heating reliance: Dependence on oil central heating and solid fuel requires active management of fuel deliveries and can expose household budgets to volatile fossil fuel pricing.
- Street front position: Being situated on Main Street may expose the front rooms and garden to passing traffic noise and pedestrian activity, affecting domestic tranquillity.
- Loft insulation check: Buyers should verify the current level of attic insulation during a survey, as the E2 energy rating suggests historical under-insulation in roof spaces.
- Single glazing risks: Prospective purchasers need to inspect window joinery and glazing types carefully, as older window units could be contributing to the poor energy efficiency score.
- Ventilation verification: Buyers should check all wet rooms and living areas for adequate mechanical or natural ventilation to ensure moisture control and prevent condensation issues.
- Shed condition inspection: The multiple fuel and storage sheds should be inspected for structural integrity and dampness, as older outdoor outbuildings often require remedial roofing work.
- Boundary clarity check: Purchasers must review the legal title maps with their solicitor to confirm exact garden boundaries and ensure there are no shared access disputes.
- Electrical system survey: Given the age profile typical of village centre homes, a thorough electrical survey is recommended to verify that wiring meets contemporary safety standards.
- Plumbing condition check: The plumbing and heating pipework should be professionally assessed to ensure older sections do not require imminent replacement or costly upgrading.
- Wastewater pipe check: Even with main services connections, buyers should commission a drain survey to rule out any blockages or root intrusions in the lateral sewer lines.
- Parking availability review: The listing description does not explicitly detail dedicated off-street parking, so buyers must verify where vehicles can be securely parked off Main Street.
- Retrofit grant eligibility: Buyers should investigate whether the property qualifies for national SEAI deep retrofit grants to help offset the high cost of improving the E2 rating.
- Future proofing expense: Bringing an E2 rated home up to a comfortable B or C rating will require substantial capital expenditure beyond the initial purchase price.
- Limited ground floor bedroom: The small ground floor bedroom has restricted dimensions, which might limit flexible living arrangements for elderly family members needing larger ground floor quarters.
- Town traffic congestion: Main Street locations in rural towns can experience peak-hour traffic slowdowns and occasional congestion directly outside the property frontage.
- Resale value impact: Properties with poor energy ratings may experience slower appreciation or reduced buyer demand in future markets if energy efficiency standards become a higher priority.
Price positioning
?
- The asking price appears somewhat overvalued because it sits higher than several recent local transactions for similarly sized detached or semi-detached residential properties in the immediate surrounding area.
- Upward valuation signals stem from the property being presented in excellent condition throughout, featuring a functional three-bedroom layout, multiple storage sheds, and a large rear garden suitable for families or downsizers.
- Potential factors that could undermine this elevated price include the notably poor E2 energy rating, which will likely necessitate immediate and substantial financial investment from a buyer to improve thermal efficiency.
- Relevant contextual elements involve the stable pricing pattern observed since initial listing, suggesting the vendor is holding firm on expectations despite broader regional value variations across the local market.
Build Analysis
What we know from similar construction types
- The property is a detached three-bedroom house spanning approximately 109 square metres with accommodation set across two levels, including a ground floor wetroom and a first-floor bathroom.
- The BER rating is E2, which indicates a poor level of energy efficiency and suggests that the building fabric, insulation, and heating systems likely require substantial upgrades.
- A solid fuel stove is present in the kitchen alongside oil central heating, and a buyer should investigate the age, condition, and compliance of these heating appliances.
- The listing mentions access to loft space from the first-floor bedroom, meaning a surveyor should inspect the attic insulation, ventilation, and roof structure.
- Given the presence of multiple fuel and storage sheds in the rear garden, a buyer should verify their structural condition and whether any planning or building regulations apply to them.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has an E2 BER rating, placing it in the D-G energy bracket which necessitates a deep retrofit to achieve modern standards of energy efficiency.
- A comprehensive deep retrofit for a 109 square metre detached house typically ranges from €40,000 to €60,000 or more, depending on the extent of works required.
- Estimated costs would cover external wall insulation or internal dry-lining, upgrading attic insulation, replacing windows and doors with high-performance double or triple glazing, and installing a renewable heating system such as a heat pump alongside airtightness improvements.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 2,200 to 2,800 euro
- Explanation: Given the 109 square meter floor area and an E2 BER energy rating with oil central heating and a solid fuel stove, the property is likely to have higher than average energy consumption, resulting in increased heating costs.
Environmental checks
Area-level evidence and things to investigate
Air quality
Nearby sites
Landfills
None foundWaste facilities
None foundIndustrial facilities
None foundNearby infrastructure
Overhead electricity lines
None foundUnderground electricity cables
None foundFlood Safe
8/10Water overflow reports to follow up
- The property is situated centrally in Borrisokane along Main Street, generally positioning it away from major river corridors and floodplains.
- Official mapping shows no designated flood areas directly affecting this specific site, indicating a lower baseline risk from recognised regional hazards.
- While local drainage or surface water pooling during intense rainfall is always possible in built-up areas, the topography of the immediate location offers good general separation from severe fluvial threats.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
43 FAIR GREEN, BORRISOKANE, TIPPERARY
- Sale date
- Declared sale price
- €175,000.00
WOOLPACK HOUSE, MAIN ST, BORRISOKANE
- Sale date
- Declared sale price
- €150,000.00
MAIN ST, BORRISOKANE, TIPPERARY
- Sale date
- Declared sale price
- €90,000.00
APT, MAIN STREET, BORRISOKANE
- Sale date
- Declared sale price
- €47,123.00
APT, MAIN STREET, BORRISOKANE
- Sale date
- Declared sale price
- €53,485.00
Recent sales in the wider Borrisokane area
FEE BEG, BORRISOKANE, TIPPERARY
- Sale date
- Declared sale price
- €190,000.00
3 FAIRGREEN, FINNOE RD, BORRISOKANE
- Sale date
- Declared sale price
- €235,000.00
25 TOWERHILL, BORRISOKANE, TIPPERARY
- Sale date
- Declared sale price
- €175,000.00
41 FAIRGREEN, BORRISOKANE, TIPPERARY
- Sale date
- Declared sale price
- €270,000.00
TOMBRICANE, BORRISOKANE, TIPPERARY
- Sale date
- Declared sale price
- €445,000.00
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: €2,490 — 1% of €249,000.
?
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: 1,500 to 2,500 euro plus VAT and outlay
- Land registration fees: 400 to 800 euro depending on property value and registration type
- Property valuation fees: 150 to 300 euro
- Surveyor fees: 400 to 800 euro for a standard structural survey
- Annual home insurance: 350 to 650 euro depending on the level of coverage
Forum Talk
What people are saying about this area
- Local discussions in Borrisokane frequently highlight the convenience of living within the town core, with residents noting good access to local schools, shops, and community amenities.
- Community forums often emphasize the area's appeal for commuters due to its central positioning relative to larger towns such as Nenagh, Athlone, and Limerick.
- Discussions regarding the wider North Tipperary region frequently focus on the lifestyle benefits of proximity to Lough Derg and lakeside villages like Terryglass for outdoor recreation.
- Buyers considering older or detached properties in the region are often advised in local forums to budget for potential energy upgrades to improve efficiency, given typical BER ratings for houses of that vintage.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property features a large rear garden laid to lawn with a patio area, offering safe outdoor space for young children to play. However, buyers should verify if any internal modifications are needed to suit a family with toddlers.
- Teenagers7/10
With three bedrooms and a well-balanced layout including a separate sitting room and sunroom, teenagers can enjoy some personal space. Borrisokane provides local amenities, though older teenagers may desire closer proximity to larger urban centres.
- Multi-generational Living5/10
The 109 m² detached layout provides functional accommodation, but with three bedrooms and two bathrooms, space may be tight for true multi-generational living without expansion or reconfiguration.
- Single Buyers8/10
Priced at €249,000 and presented in excellent condition ready for immediate occupation, this home represents a manageable and accessible option for single buyers entering the property market.
- Couples8/10
An ideal setup for couples looking for a well-balanced detached home with multiple reception rooms, a sunroom, and a large garden offering both indoor comfort and outdoor leisure.
- Empty Nesters8/10
The property offers ground-floor bedroom and bathroom/wetroom facilities which support comfortable single-level living, making it an attractive choice for empty nesters looking to downsize.
- Retirees8/10
Featuring a ground-floor wetroom and bedroom alongside manageable overall upkeep, this home suits retirees well, though buyers should verify long-term accessibility requirements.
Work
3 areas- Remote Working7/10
The flexible layout provides quiet rooms suitable for a home office setup, though buyers should verify local broadband speeds to ensure adequate remote working connectivity.
- Hybrid Commuting7/10
Borrisokane is noted as an ideal location for commuting to Nenagh, Limerick, Athlone, and Tullamore, supporting flexible hybrid working arrangements.
- Retired9/10
With ground-floor bedroom and wetroom facilities alongside a manageable garden, the property is exceptionally well-suited for retirees.
Practical
8 areas- Ageing in Place9/10
The inclusion of a ground-floor bedroom and a fully fitted bathroom/wetroom makes this property highly practical for ageing in place.
- Low Maintenance7/10
Presented in excellent condition with all mains services and oil central heating, the property requires minimal immediate intervention, though the E2 BER rating suggests future energy upgrades could be considered.
- Secure Gated Entry3/10
The property features a standard street-front and garden setup rather than a secure gated entry system.
- Minimalist Design5/10
The home features a traditional layout with multiple distinct rooms and functional storage sheds rather than an open-plan minimalist architectural style.
- Flexible Floor Plans7/10
With multiple reception rooms, a sunroom, and bedrooms spread across both floors, the layout offers good flexibility for different living arrangements.
- Heritage Home4/10
While located centrally on Main Street in an established area, the property presents as a standard detached home rather than a protected historic heritage building.
- Ecological Setup4/10
The property utilizes an E2 BER rating and oil central heating, meaning buyers wishing to improve its ecological setup may want to invest in modern green technologies.
- Outdoor areas8/10
Features a large rear garden laid to lawn, a dedicated patio area, and multiple fuel and storage sheds, providing ample functional outdoor space.
Interests
9 areas- Gardening8/10
The large rear garden laid to lawn with a patio area and multiple fuel and storage sheds provides excellent potential for avid gardeners.
- Walking8/10
The surrounding Tipperary countryside and proximity to the shores of Lough Derg offer plenty of scenic walking routes for outdoor enthusiasts.
- Gym5/10
Local fitness options in Borrisokane may be limited, requiring travel to nearby larger towns for specialized gym and fitness facilities.
- Cycling7/10
The local area features scenic regional roads connecting towards Lough Derg and neighboring towns, making it suitable for recreational cycling.
- Golf6/10
While local courses exist in the broader region, buyers should verify the exact distance to the nearest golf clubs from Borrisokane.
- Fishing9/10
The property's close proximity to Lough Derg (just 12km away in Terryglass) makes it an exceptional location for fishing enthusiasts.
- Horse Riding7/10
The rural Tipperary setting features numerous country lanes and local equestrian facilities suited for horse riding enthusiasts.
- Water Sports8/10
Lough Derg, located only 12km away, is a major hub for sailing, kayaking, and various other water sports.
- Entertaining8/10
The combination of a well-proportioned sitting room, a sunroom/dining room, and a generous rear patio and garden makes this home very conducive to hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Located on Main Street in Borrisokane, the home offers a pleasant community atmosphere while benefiting from a detached footprint and a private rear garden for peaceful relaxation.
- Rural Living7/10
Borrisokane provides a charming country-town setting with easy access to nearby countryside and Lough Derg just 12km away in Terryglass, though it is not deeply isolated.
- Village Living9/10
Positioned right in Borrisokane, residents enjoy close proximity to local conveniences, shops, and community services within a traditional settlement feel.
- Coastal Living3/10
The location is landlocked in County Tipperary, though proximity to Lough Derg provides lakeside rather than coastal lifestyle options.
- Urban Living4/10
Borrisokane is a small town rather than an urban hub, offering limited high-density city amenities, though larger towns like Nenagh and Athlone are within commuting distance.
Social
6 areas- Community Involvement8/10
Town living in Borrisokane fosters a strong sense of community with local events, sports clubs, and social gatherings easily accessible.
- Café Culture6/10
Borrisokane offers a small selection of local cafes and social spots, though more extensive café culture can be found in nearby larger towns.
- Nightlife4/10
Nightlife options are limited to local traditional pubs within the town, with broader entertainment venues requiring travel.
- Health/Wellness groups6/10
Local community halls and regional centers typically host wellness classes, though participants may need to travel for specialized pilates and stretching groups.
- Networking Opportunities4/10
As a smaller country town, professional networking opportunities are sparse locally and usually require commuting to regional economic hubs.
- Tech-Hub Connectivity3/10
The immediate area lacks major tech hubs, meaning residents reliant on high-tech ecosystems will primarily work remotely or commute.
Listing information
- Agent
- Sherry FitzGerald Madden
- Phone
- +353 (0)90 9741333 / +353 (0)91 870449
- Current status
- active
- Published on HouseDelve
- 11 November 2026
- Correction
- Report an issue
HD-D6F70AHouseDelve · 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.