Photograph 1 of 50 of Galtymore, burncourt near, Cahir, Tipperary
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Galtymore, burncourt near, Cahir, TipperaryE21TD32

€450,000

4 Bed~2 Bath~123 m²~BER A3

What you'll like:

  • Exceptional Energy Rating: The impressive A3 Building Energy Rating indicates superior thermal efficiency, which significantly reduces ongoing household heating costs and ensures a comfortable indoor climate year-round.
  • Extensive Modern Upgrades: Recent comprehensive rewiring, replumbing, and smart gas heating installations provide peace of mind and minimize immediate maintenance requirements for the new owner.
  • Renewable Energy Integration: Installed solar panels contribute to lower electricity bills and sustainable living, representing a valuable long-term asset for environmentally conscious buyers.
  • Electric Vehicle Charging: The dedicated car charger on-site caters directly to modern transportation needs, saving buyers the trouble and expense of retrofitting later.
  • Spacious One Acre Site: The generous c.1-acre landscaped plot offers ample outdoor space for recreation, gardening, and family activities in a private countryside setting.
  • Versatile Log Cabin: The 24m2 insulated log cabin provides an ideal detached multipurpose space for hobbies, recreation, or a quiet retreat away from the main house.
  • Dedicated Home Office: A separate insulated office space facilitates seamless remote working arrangements, ensuring a clear boundary between professional and personal life.
  • Substantial Workshop Facilities: The fully equipped workshop and equipment shed offer excellent storage solutions and practical areas for DIY projects or gardening equipment.
  • Breathtaking Mountain Views: Positioned right at the start of the Galtee climb, the property enjoys stunning, uninterrupted natural scenery that enhances daily living.
  • Strategic Commuting Access: Situated just five minutes from Junction 12 of the M8 motorway, the location balances peaceful rural living with efficient regional connectivity.
  • High Quality Glazing: Triple glazing and composite entrance doors enhance acoustic insulation and thermal retention throughout the primary residence.
  • Luxurious Bathroom Finishes: Newly installed bathrooms feature modern wet room showers and an antique style bathtub, offering a spa-like experience at home.
  • Open Plan Kitchen: The spacious kitchen and dining area with a breakfast island creates a wonderful central hub for family gatherings and everyday entertaining.
  • Advanced Water Treatment: The inclusion of a recent water softener and steriliser guarantees high-quality household water, protecting appliances and improving water purity.
  • Comprehensive Security System: Installed alarm and CCTV systems provide enhanced personal safety and property security for homeowners while away.
  • Established Garden Features: The mature grounds include a greenhouse, grape vines, and apple trees, appealing directly to gardening enthusiasts and self-sufficiency advocates.
  • Ample Parking Provisions: The extensive concrete and gravel driveway easily accommodates multiple vehicles, ensuring convenience for residents and visiting guests.
  • Turnkey Furniture Availability: The option to purchase existing furniture offers a convenient shortcut for buyers looking to move in without immediate furnishing hassles.
  • Proximity to Local Towns: Being less than ten minutes from Mitchelstown and Cahir ensures effortless access to schools, supermarkets, and essential community amenities.
  • Robust Structural Condition: Diligent upgrades over recent years mean the property is presented in exceptional condition, sparing buyers from undertaking stressful renovations.

But keep in mind:

  • Private Well Dependence: The reliance on a private water supply means buyers must independently verify water quality, yield reliability, and ongoing filtration maintenance costs.
  • Onsite Wastewater Treatment: The presence of a septic tank requires careful professional inspection to confirm compliance with current environmental regulations and proper operational condition.
  • Rural Location Isolation: While scenic, the remote countryside setting requires complete reliance on private vehicles for daily errands, school runs, and commuting.
  • High Asking Price: The guide price of €450,000 places a premium on the property, requiring buyers to carefully assess local market values and valuation metrics.
  • Planning Permission Checks: Buyers should verify that all external structures, including the log cabin and office, possess proper planning compliance and building regulations certification.
  • Maintenance of Outbuildings: The numerous ancillary structures like the workshop and greenhouse will demand ongoing upkeep and regular preservation to prevent weather damage.
  • Energy System Complexity: The combination of solar panels, smart heating controls, and modern boilers requires specialized knowledge for troubleshooting and periodic servicing.
  • Potential Insulation Settling: Insulated outbuildings should be inspected by a surveyor to check for moisture accumulation and thermal efficiency retention over time.
  • Boundary Line Verification: The extensive c.1-acre site requires a thorough legal check of maps and title deeds to ensure all boundary fencing aligns precisely with official records.
  • Future Expansion Limits: Depending on local planning restrictions, further extensions to the main dwelling might be scrutinized strictly due to the rural designation.
  • Commuter Toll Costs: Regular commuters traveling toward the city via the nearby motorway network will accumulate significant toll expenses over the course of a year.
  • Local Traffic Bottlenecks: Peak travel times on regional feeder roads connecting to major routes can occasionally create minor delays for local commuters.
  • Proximity to Climbing Route: Being located at the start of a popular mountain climb path may occasionally introduce weekend visitor traffic and roadside parking near the gate.
  • Heating Fuel Dependence: Reliance on gas for the central heating system exposes household running costs to fluctuations in international energy market prices.
  • Electrical Load Capacity: The addition of a car cabin, office, and EV charger necessitates verification that the main electrical switchboard handles maximum simultaneous loads safely.
  • CCTV Privacy Obligations: The existing security camera system must be reviewed to ensure external camera angles do not inadvertently infringe upon neighboring public or private rights.
  • Surface Water Drainage: Buyers should inspect the concrete and gravel yards during heavy rainfall to confirm that adequate surface water drainage prevents pooling near foundations.
  • Chimney and Flue Integrity: Any solid fuel or enclosed heating appliances in outbuildings require professional certification to ensure safe ventilation and fire safety compliance.
  • Accessibility Considerations: The rural nature of the property and multi-level outbuilding setup may present challenges for individuals with limited mobility.
  • Resale Market Liquidity: Properties at this price point in rural locations can sometimes experience longer marketing periods compared to urban equivalents during market downturns.

Price positioning

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This comparison depends on limited public and listing evidence, which may be incomplete, outdated or not directly comparable. The score is not a percentage, professional valuation or guaranteed estimate. Ask an independent qualified valuer before relying on a property value.
The asking price looks slightly overvalued compared with the available evidence.
  • The asking price appears somewhat elevated relative to regional rural comparables because of the premium attached to extensive contemporary energy upgrades achieving a top-tier A3 rating, alongside multiple outbuildings.
  • Valuation signals are driven by the substantial c.1-acre landscaped site, modern rewiring, replumbing, and renewable additions like solar panels, which command higher price points than standard second-hand rural properties of similar size.
  • Support for this price level relies on buyer willingness to pay for turn-key condition and versatile external spaces including an insulated log cabin and office, while downside risks involve the rural location limiting broader market appeal.
  • Relevant market context indicates that nearby rural detached dwellings trade in a comparable bracket, suggesting the valuation appropriately reflects the extensive capital expenditure invested into modernizing the dwelling's core infrastructure.

Build Analysis

What we know from similar construction types

  • The property has been extensively refurbished and upgraded to an impressive A3 BER rating, featuring new gas-fired central heating, a smart-controlled gas boiler, solar panels, rewiring, replumbing, and triple-glazed windows with composite doors.
  • A buyer should verify the planning permission, building regulations compliance, and connection status for the various outbuildings on the circa 1-acre site, including the insulated log cabin, detached office, workshop, and equipment shed.
  • Given the rural mountain-foot location, a buyer should investigate the private water supply infrastructure mentioned (such as the water pump, softener, and steriliser) to ensure water quality, capacity, and ongoing maintenance requirements meet standard household needs.
  • As the property was upgraded over recent years from an older structure, a structural survey should be carried out to confirm the quality of integration between the original fabric and the modern energy-efficiency additions.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost is approximately €900 to €1,200.
  • The property benefits from an A3 BER rating, modern gas-fired central heating with a new gas boiler, smart controls, triple glazing, and solar panels, which significantly lower overall energy consumption despite the 123 m² floor area.

Pollution Safe

9/10

Environmental situation to investigate

  • The property is located in a rural mountain-foothill setting with no apparent large-scale heavy industrial facilities or major landfills in immediate proximity.
  • Any potential local agricultural or domestic water management factors should be verified through standard conveyancing and well-water testing if applicable.

Flood Safe

8/10

Water overflow reports to follow up

  • The elevated mountainside and rural valley location generally indicates a lower susceptibility to widespread coastal or major riverine flooding, though surface water runoff during heavy storms should be verified.
  • Buyers should consult local flood maps and arrange a structural survey to confirm the specific site drainage characteristics.

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 Cahir area

  • SLIEVENAMON, NEWTOWNADAM, CAHIR

    Sale date
    Declared sale price
    €495,000.00
  • LOUGHLOHER, CAHIR, TIPPERARY

    Sale date
    Declared sale price
    €495,000.00
  • 10 DUN UISCE, CAHIR, TIPPERARY

    Sale date
    Declared sale price
    €270,000.00
  • FOURWINDS, SUTTONRATH, CAHIR

    Sale date
    Declared sale price
    €446,500.00
  • TINCURRY, KILCORAN, CAHIR

    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: €45,000 (calculated at 10% on the portion over €1,000,000 is not applicable here; standard residential rates apply: 1% on the first €1,000,000, yielding €4,500 for a €450,000 purchase price)
  • Solicitor legal fees: €1,500 to €3,000 plus outlays and VAT
  • Land registration fees: Approximately €600 to €800 depending on registry types and property mapping
  • Valuation fees: €150 to €300 typically required by mortgage lenders
  • Surveyor fees: €500 to €1,200 depending on the level of detailed structural survey required
  • Annual home insurance: €400 to €800 depending on the policy level and coverage for additional structures like the log cabin and workshop

Forum Talk

What people are saying about this area

  • Local discussions highlight the scenic beauty and recreational appeal of living near the foot of the Galtee Mountains in the Burncourt and Skeheenarinky area.
  • Residents frequently mention the convenience of the M8 motorway access at Junction 12, making commutes to major hubs like Cork and Limerick practical.
  • Community forums often emphasize the peaceful, rural lifestyle balanced with proximity to local amenities in nearby Kilbehenny, Mitchelstown, and Cahir.
  • Local interest groups frequently share updates on rural community initiatives, outdoor walking trails, and regional infrastructural improvements.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The property features a spacious c.1-acre landscaped site with lawns and secure boundaries, offering plenty of safe outdoor play space for young children.

    8/10
  • Teenagers

    With four bedrooms and an insulated log cabin/office setup on-site, teenagers can enjoy independent study or recreational spaces away from the main family rooms.

    8/10
  • Multi-generational Living

    The presence of a separate insulated log cabin and workshop provides potential overspind space, though the main house is a standard 4-bedroom layout.

    7/10
  • Single Buyers

    Priced at €450,000 with extensive maintenance requirements for a 1-acre site, it might be more space and upkeep than a typical single buyer requires.

    5/10
  • Couples

    Offers modern open-plan living, beautiful scenic mountain views, and a quiet countryside retreat while remaining within driving distance of larger towns.

    8/10
  • Empty Nesters

    Single-level accommodation aspects like wet room showers and an A3 BER rating provide comfort, though maintaining a 1-acre plot requires ongoing effort.

    7/10
  • Retirees

    The home is extensively refurbished with modern amenities, but its rural location means buyers should verify local healthcare access and transport options for aging in place.

    7/10

Work

3 areas
  • Remote Working

    Equipped with an insulated home office and reliable rural space, making it exceptionally well-suited for remote professionals.

    9/10
  • Hybrid Commuting

    Conveniently located just 5 minutes from Junction 12 of the M8, allowing for manageable hybrid commutes to regional hubs and the Jack Lynch Tunnel.

    7/10
  • Retired

    A high A3 energy rating, modern upgrades, and a tranquil setting make it a comfortable choice for retirement, provided garden maintenance is managed.

    8/10

Practical

8 areas
  • Ageing in Place

    Includes ground-floor bathroom facilities and a wet room, though the rural location and multi-acre upkeep should be considered for long-term mobility.

    7/10
  • Low Maintenance

    The house itself has been extensively refurbished with a new A3-rated heating system and modern wiring, but the 1-acre grounds require regular upkeep.

    6/10
  • Secure Gated Entry

    Features an alarm and CCTV system, though buyers should verify the current status of perimeter gates for full security.

    6/10
  • Minimalist Design

    The interior features traditional styling, chandeliers, and cornicing rather than stark minimalist architecture.

    5/10
  • Flexible Floor Plans

    Open-plan kitchen/living areas paired with a detached log cabin and workshop offer excellent flexibility for changing household needs.

    8/10
  • Heritage Home

    This is a modernised, heavily upgraded contemporary family home rather than a period heritage property.

    2/10
  • Ecological Setup

    Boasts an impressive A3 BER rating, solar panels, a car charger, a new gas boiler with smart controls, and a greenhouse for sustainable living.

    9/10
  • Outdoor areas

    Features a substantial c.1-acre landscaped site with a patio, gravel and concrete areas, an insulated log cabin, workshop, and equipment shed.

    10/10

Interests

9 areas
  • Gardening

    Includes a substantial c.1-acre landscaped site complete with a greenhouse, grape vines, apple trees, and areas set out in lawn and gravel.

    9/10
  • Walking

    The property is located directly at the start of the Galtee climb, offering immediate access to exceptional hillwalking and mountain trails.

    10/10
  • Gym

    There is no dedicated commercial gym nearby, though the outdoor spaces and versatile rooms offer areas for home workouts.

    4/10
  • Cycling

    The surrounding rural roads offer scenic cycling routes, though buyers should verify local traffic conditions and road suitability.

    8/10
  • Golf

    Proximity to regional towns like Cahir and Mitchelstown provides access to local golf courses within a reasonable drive.

    5/10
  • Fishing

    The rural Tipperary and Cork border region offers access to regional rivers and angling spots within driving distance.

    6/10
  • Horse Riding

    The rural setting and generous site size lend themselves well to equestrian interests, subject to local stabling availability.

    7/10
  • Water Sports

    Being located inland in a mountain region means water sports require significant travel to coastal or lake destinations.

    3/10
  • Entertaining

    Features a large open-plan kitchen/dining and living space, extensive patio areas, and a detached log cabin ideal for hosting guests.

    9/10

Lifestyle

5 areas
  • Quiet Living

    Situated in a picturesque scenic location near the Galtee mountains with a generous site, offering an exceptionally tranquil environment.

    9/10
  • Rural Living

    Located right at the start of the Galtee climb in Co. Tipperary with a c.1-acre site and breathtaking mountain views, epitomising rural living.

    10/10
  • Village Living

    While close to Kilbehenny village and local amenities, the property itself is set in a standalone countryside position rather than a village core.

    6/10
  • Coastal Living

    The property is landlocked in a mountainous inland region of Tipperary, far away from any coastal areas.

    1/10
  • Urban Living

    Set in a rural mountain setting, offering none of the density or immediate amenities associated with urban environments.

    2/10

Social

6 areas
  • Community Involvement

    Proximity to Kilbehenny and Burncourt provides opportunities to engage with active local rural communities.

    7/10
  • Café Culture

    Local amenities are limited given the rural location, requiring a short drive to Mitchelstown or Cahir for café options.

    4/10
  • Nightlife

    The rural mountain setting offers virtually no nightlife, which is instead found further afield in larger towns.

    2/10
  • Health/Wellness groups

    Local wellness groups would typically be accessed via nearby towns or community centres in the wider Tipperary/Cork area.

    5/10
  • Networking Opportunities

    Professional networking is minimal locally, though remote working setups help bridge the gap for digital professionals.

    3/10
  • Tech-Hub Connectivity

    While the home is suited for remote work with an office space, buyers should verify local broadband speeds and tech infrastructure.

    4/10

Listing information

Agent
Michael Dorgan Auctioneers & Valuers
Phone
025 85 700
Published on HouseDelve
30 September 2026
Correction
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Property reference: HD-FBD5F2HouseDelve · Republic of Ireland

Report 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.