Friarstown, Grange, LimerickV35RD88
€375,000
3 Bed~2 Bath~213 m²~BER E1
What you'll like:
- Generous Floor Area: The expansive 212.81 square metre layout provides exceptional interior space, offering growing families plenty of room for comfortable living and flexible daily routines.
- Dual Floor Living: Spanning two distinct levels, this bungalow style residence delivers a much larger footprint than traditional single-story homes while maintaining convenient ground-floor accessibility.
- Proximity To City: Situated just a fifteen minute drive from the city centre, residents can easily access major urban amenities while enjoying peaceful countryside surroundings.
- Spacious Living Room: Measuring a generous six by four metres, the main living area features striking solid wood floors and exposed beams that create a warm, character-filled gathering space.
- Expansive Kitchen Dining: The large eight point three by four metre kitchen and dining zone boasts an extensive range of cabinetry, making it an ideal hub for family meals and entertaining.
- Direct Garden Access: Patio doors leading seamlessly from the kitchen and dining room into the outdoor grounds allow for effortless al fresco dining and seamless indoor-outdoor living.
- Dedicated Utility Room: Measuring three point seven by two metres and coming fully plumbed and fitted, this separate laundry space helps keep household chores organized and out of sight.
- Comfortable Ground Bedrooms: Two well-proportioned ground floor bedrooms featuring solid wood and carpeted flooring offer flexible accommodation options for guests, children, or elderly family members.
- Master Suite Sanctuary: The impressive master bedroom includes a private ensuite bathroom and a unique spiral staircase leading directly to an additional upper workspace, enhancing privacy and convenience.
- Expansive Upper Workspace: Featuring roughly one hundred square metres of additional upper workspace accessed via the master suite, this bonus area offers endless potential for a home office, studio, or hobby room.
- Generous Main Bathroom: Measuring three point eight by three point one metres and equipped with both a bath and a separate shower, the family bathroom accommodates busy morning routines with ease.
- Abundant Upper Rooms: Three additional rooms on the first floor provide versatile spaces that can easily be adapted as extra bedrooms, playrooms, or specialized storage areas to suit family needs.
- Mature Outdoor Grounds: The property benefits from beautifully established lawns, gardens, trees, and shrubberies at both the front and rear, offering a private and green oasis for relaxation.
- Large Detached Garage: A substantial detached garage on the grounds provides secure vehicle parking, robust storage, or potential workshop space for DIY enthusiasts and hobbyists.
- Additional Outbuildings: The inclusion of a dedicated fuel shed and a separate garden shed ensures ample storage capacity for firewood, gardening tools, and outdoor equipment.
- Reliable Heating System: Equipped with oil fired central heating, the home provides dependable warmth throughout the cooler winter months, ensuring year-round indoor comfort for all occupants.
- Convenient School Transport: A dedicated bus service operating for local primary and secondary schools makes daily morning commutes straightforward and stress-free for families with children.
- Stable Asking Price: Recorded asking-price history shows a steady price of three hundred seventy-five thousand euros with no reductions, suggesting a confident vendor and potentially limited immediate desperation to sell.
- Rural Tranquility: Located in the Grange area of Limerick, the property offers a peaceful countryside lifestyle away from dense urban congestion while remaining practically connected.
- High Customization Potential: The substantial scale and unique layout give buyers an exceptional canvas to personalize finishes, modernize spaces, and add significant long-term property value.
But keep in mind:
- Poor Energy Rating: The current E1 BER rating indicates suboptimal thermal efficiency, meaning buyers should budget for substantial insulation upgrades to reduce future heating costs and improve comfort.
- Extensive Heating Costs: Relying on oil fired central heating in a large two hundred twelve square metre home with a poor energy rating could result in high monthly winter fuel expenses.
- Significant Renovation Needs: Due to the older styling evident in the layout and description, buyers should anticipate capital expenditure to modernize dated finishes, fixtures, and fittings throughout the residence.
- Unclear Property Type: The listing omits the official property type designation, requiring buyers to verify local zoning, planning compliance, and structural classifications with their legal advisor.
- Complex Upper Layout: The master bedroom featuring a spiral staircase leading to a massive upper workspace may create privacy or functional challenges depending on how a buyer intends to use the home.
- First Floor Compliance: Buyers must thoroughly investigate whether the expansive upper rooms and workspace have full planning permission and building regulation compliance for habitable use.
- Potential Insulation Deficits: Given the E1 energy rating, the large roof spaces and older construction elements likely require significant retrofitting to meet modern ventilation and thermal standards.
- Maintenance Of Grounds: The mature lawns, extensive gardens, trees, and shrubberies will require regular ongoing landscaping effort and financial investment to keep them neat and healthy.
- Outbuilding Condition: The detached garage, fuel shed, and garden shed should be professionally inspected for damp, structural wear, or roof integrity during the pre-purchase survey process.
- Rural Location Dependency: Living fifteen minutes outside the city implies a heavy reliance on private vehicular transport for daily errands, shopping, and commuting despite the school bus service.
- Stagnant Price History: The unchanging asking price of three hundred seventy-five thousand euros since tracking began suggests the seller may hold firm expectations, potentially limiting room for aggressive initial negotiation.
- Plumbing And Electrical Check: Given the large footprint and multi-level design, buyers should commission a rigorous survey to ensure the electrical wiring and plumbing systems meet current safety standards.
- Damp And Ventilation Risks: Large rural bungalows surrounded by mature trees can be prone to moisture accumulation, making professional checks for rising or penetrating damp essential.
- Septic Tank Verification: Rural properties in this region often rely on private wastewater treatment systems, meaning buyers must verify the condition, capacity, and registration compliance of any septic tank.
- Water Supply Source: Buyers should confirm whether the property is connected to a public water mains scheme or relies on a private well, requiring quality testing and pump maintenance checks.
- Boundary Clarification: The extensive outdoor footprint requires careful legal verification of all property boundary lines, rights of way, and access gates with the title deeds.
- Roof Structure Inspection: The combination of a large bungalow footprint and extensive upper workspaces means the roof timber and insulation require detailed structural evaluation by a qualified surveyor.
- Window And Door Efficiency: Older patio doors and window installations may suffer from thermal bridging or seal failure, contributing to the poor E1 energy rating and requiring eventual replacement.
- Storage Space Limitations: While there is under-stairs storage and various sheds, the main house lacks dedicated built-in wardrobes in several bedrooms, necessitating freestanding furniture purchases.
- Future Resale Liquidity: Homes with non-standard layouts, such as large master suites with spiral staircases to upper workspaces, may appeal to a narrower niche of future buyers upon resale.
Price positioning
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- The asking price of €375,000 appears moderately undervalued given the substantial 212 square metre floor area and extensive additional workspace, offering significant square meterage value compared to wider regional figures.
- Valuation signals are supported by a large detached garage, mature gardens, and generous room dimensions, though tempered by a poor E1 energy rating requiring potential future capital investment.
- Such a pricing strategy could be supported by steady commuter demand seeking rural space near the city, while high retrofitting costs for the E1 energy rating might undermine buyer enthusiasm.
- The stable price history since initial listing suggests a realistic vendor stance, though negotiating room may remain tight given the competitive space-to-price ratio offered.
Build Analysis
What we know from similar construction types
- The property is a substantial two-level bungalow extending to approximately 213 square metres, featuring a master bedroom with an ensuite and a spiral staircase leading to an additional 100 square metre workspace.
- Buyers should investigate the structural integrity and building control compliance of the converted or additional workspace accessed via the spiral staircase, as well as the overall attic and roof insulation.
- The house relies on oil-fired central heating, which a buyer may wish to inspect for efficiency and age.
- External structures include a large detached garage, fuel shed, and garden shed, which should be checked for planning permission, condition, and electrical connections.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a poor BER rating of E1, indicating a high demand for energy and significant heat loss.
- A deep retrofit to bring this 213 square metre home up to a modern energy-efficient standard (such as an A-rating) would likely cost between €50,000 and €80,000.
- Estimated costs would cover upgrading attic and wall insulation, replacing older windows and external doors, installing a modern heat pump system to replace the oil-fired central heating, and potentially addressing ventilation.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €2,500 to €3,200.
- Explanation: This estimate is based on the large floor area of approximately 212.81 square meters combined with an E1 BER rating, which indicates lower energy efficiency and higher potential heat loss compared to modern insulated homes, utilizing the property's oil-fired central heating system.
Pollution Safe
9/10Environmental situation to investigate
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 Grange area
BOHERDUFF, CAHERELLY, GRANGE
- Sale date
- Declared sale price
- €350,000.00
GORTBOY, GRANGE, COUNTY LIMERICK
- Sale date
- Declared sale price
- €430,000.00
CAHERELLY, GRANGE, CO LIMERICK
- Sale date
- Declared sale price
- €500,000.00
LINDON LODGE, LUDDENMORE, GRANGE
- Sale date
- Declared sale price
- €480,000.00
ROXTOWN, GRANGE, LIMERICK
- Sale date
- Declared sale price
- €630,000.00
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: €3,750 — 1% of €375,000.
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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: €1,500 to €3,000 excluding outlay and VAT.
- Land registration fees: €400 to €800 depending on the property value and registration type.
- Property valuation fees: €150 to €300 for mortgage or general valuation purposes.
- Surveyor fees: €500 to €1,200 depending on the level of detail and structural survey required for a property of approximately 213 square meters.
- Annual home insurance: €400 to €800 depending on the level of building and contents coverage chosen.
Forum Talk
What people are saying about this area
- Residents in the Grange area frequently discuss the convenience of being roughly 15 minutes from Limerick city centre while enjoying a peaceful countryside setting.
- Local community discussions often highlight the availability of school bus services for both primary and secondary schools as a major plus for families.
- Traffic flow along rural approach roads during peak commuting hours is a recurring topic of conversation among local motorists.
- Homeowners in the wider area frequently share tips on retrofitting and energy upgrades to improve property BER ratings, especially for older rural dwellings.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property offers generous square footage and mature gardens which are ideal for young children to play. A bus service for primary and secondary schools is available locally, making the commute convenient.
- Teenagers8/10
With three bedrooms plus additional first-floor rooms and a large workspace accessed via a spiral staircase, teenagers will have ample independent space for studying or relaxing.
- Multi-generational Living6/10
The extensive layout over two floors provides good separation, though the presence of stairs and specific room configurations should be reviewed to ensure they suit multi-generational needs.
- Single Buyers5/10
A 212 square metre home on a substantial plot might offer more space and maintenance than a single buyer typically requires, though it provides room to grow.
- Couples7/10
Provides plenty of living space and a peaceful location just 15 minutes from the city, though the overall size requires a commitment to upkeep.
- Empty Nesters6/10
While the single-level elements of the bungalow are appealing, the large overall floor area and mature gardens mean ongoing maintenance could be substantial.
- Retirees5/10
The property features ground-floor bedrooms and living spaces, but the E1 BER rating suggests energy efficiency upgrades may be needed to ensure comfortable, cost-effective retirement living.
Work
3 areas- Remote Working9/10
Features a master bedroom equipped with a spiral staircase leading to an additional 100 square metre workspace, offering exceptional potential for remote professionals.
- Hybrid Commuting8/10
Being positioned just 15 minutes from the city makes hybrid commuting manageable, supported by local transport options.
- Retired6/10
Well-suited for retirement from a space perspective, though energy efficiency improvements may be required due to the E1 BER rating.
Practical
8 areas- Ageing in Place7/10
Ground-floor bedrooms and living areas support accessibility, though modifications may be needed for long-term ageing in place.
- Low Maintenance4/10
The property features extensive mature gardens, a large detached garage, a fuel shed, and a garden shed, requiring regular upkeep.
- Secure Gated Entry3/10
Gated entry details are not explicitly noted in the listing and should be verified upon inspection.
- Minimalist Design4/10
The home features traditional elements such as exposed beams, solid wood floors, and a substantial multi-level layout rather than minimalist aesthetics.
- Flexible Floor Plans8/10
Spanning over 212 square metres with multiple reception areas, first-floor rooms, and a large 100 square metre workspace, the layout offers high flexibility.
- Heritage Home4/10
Incorporates character features like exposed beams and solid wood flooring, though it is primarily configured as a spacious modern bungalow residence.
- Ecological Setup3/10
The current E1 BER rating indicates that energy performance is low and improvements would be needed for an optimal ecological setup.
- Outdoor areas9/10
Boists mature lawns, gardens, trees, and shrubberies to the front and rear, accompanied by a large detached garage, fuel shed, and garden shed.
Interests
9 areas- Gardening9/10
Features extensive mature lawns, gardens, trees, and shrubberies to both the front and rear, complemented by a garden shed.
- Walking7/10
The rural and semi-rural surroundings offer pleasant local routes for walking enthusiasts.
- Gym3/10
Dedicated fitness facilities are not on-site, though the large workspace could potentially be adapted for home gym equipment.
- Cycling6/10
Local country roads provide routes for cycling, though proximity to major traffic routes should be assessed.
- Golf5/10
Proximity to local golf courses should be verified by the buyer based on personal preferences.
- Fishing5/10
Buyers interested in fishing should investigate local river and lake access points in the wider Limerick region.
- Horse Riding6/10
The rural setting and outbuildings may appeal to equestrian enthusiasts, though local stables and riding facilities should be checked.
- Water Sports2/10
The inland location is distant from major water sports hubs.
- Entertaining8/10
An expansive kitchen and dining room measuring 8.3m by 4m with patio doors opening to the garden provides an excellent space for hosting guests.
Lifestyle
5 areas- Quiet Living9/10
Located in Fiarstown, Grange, Limerick, the setting provides a peaceful environment away from the city centre while remaining conveniently close.
- Rural Living8/10
Surrounded by mature lawns, gardens, trees, and shrubberies with auxiliary outbuildings like a fuel shed and garden shed, offering a distinct rural feel.
- Village Living7/10
Situated in the Grange area with good proximity to local amenities and a 15-minute drive to the city.
- Coastal Living1/10
The property is located inland in County Limerick and is not suited for coastal living.
- Urban Living4/10
Located approximately 15 minutes from the city, meaning urban conveniences require a short drive rather than being on the doorstep.
Social
6 areas- Community Involvement7/10
Grange offers a local community feel with school bus services indicating an active family presence in the area.
- Café Culture4/10
Local café options are limited directly in the immediate townland, requiring a trip into nearby areas or the city.
- Nightlife3/10
Nightlife options are minimal locally, with residents typically heading into Limerick city for entertainment.
- Health/Wellness groups5/10
Local wellness groups would likely be found closer to the city centre or larger nearby towns.
- Networking Opportunities4/10
Professional networking is heavily concentrated in the nearby city rather than the immediate rural setting.
- Tech-Hub Connectivity5/10
While the home provides a massive workspace suitable for tech professionals, local broadband speeds should be verified by the buyer.
Listing information
- Agent
- Wheeler Auctioneers Ltd
- Phone
- 061 383 403
- Current status
- active
- Published on HouseDelve
- 25 October 2026
- Correction
- Report an issue
HD-9245A5HouseDelve · 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.