Garrenroe, Thurles, TipperaryE41ET96
€320,000
3 Bed~2 Bath~BER G
What you'll like:
- Elevated private site: The detached residence sits on a generous 0.46-acre landscaped plot surrounded by mature hedging, ensuring excellent privacy and scenic countryside views for the buyer.
- Proximity to Thurles: Situated just 7km from Thurles, the property offers convenient access to comprehensive shopping, supermarkets, schools, a TUS campus, and a regular Dublin/Cork train service.
- Dual school proximity: Families will benefit from being only 0.85km from Rahealty National School and within 3km of Moyne Village, which also features a community shop and café.
- Motorway access: The location provides easy connectivity with access to the M50 corridor within 14km at Urlingford and 7km at Two-Mile-Borris for straightforward commuting.
- Large detached garage: A spacious 44.1 square meter detached garage provides substantial secure parking, excellent storage capacity, or potential workshop space for future home projects.
- Mature landscaped grounds: The well-maintained gardens and tarmac yard enhance curb appeal while offering ready-to-enjoy outdoor space without the need to establish landscaping from scratch.
- Solid fuel heating: The large dining and living area features a solid fuel stove equipped with a back boiler, providing an alternative heating option to reduce reliance on oil.
- Built-in storage: Bedrooms one and two include functional built-in wardrobes, helping to maximize floor space and reduce immediate furniture expenditure for the incoming buyer.
- Dedicated home office: The first-floor layout includes an office space featuring a bright bay window, ideal for remote workers requiring a quiet, separate professional environment.
- Modern connectivity: Fibre broadband is available at the location, ensuring high-speed internet access essential for modern home-working households and streaming entertainment.
- Security system installed: An alarm system is already fitted on the premises, offering peace of mind and saving the new homeowner the cost of initial security setup.
- Favorable asking price history: The asking price has remained stable at €320,000 since tracking began, suggesting a straightforward pricing strategy without sudden upward adjustments.
- Structural soundness: The structure dates back to the 1970s and is described as being in excellent structural condition, minimizing major unforeseen building repair costs.
- SEAI grant availability: Potential SEAI grants are available to help offset the financial investment required to improve the property's energy efficiency ratings.
- Versatile upper floor: The attic and upper level spaces include a storage room and a separate WC alongside the third bedroom, providing great functional layout flexibility.
- Local water scheme: The dwelling is serviced by a local water scheme, connecting the rural property to an organized community water supply infrastructure.
- Established rural community: Moyne Village provides a vibrant local community atmosphere with a church, sporting facilities, and a local bar within very close proximity.
- Accessible viewing arrangements: Viewings are easily coordinated by appointment through the listing agent, allowing prospective buyers to inspect the property promptly.
- Tarmacadam yard: The clean tarmac yard area around the house minimizes mud and simplifies outdoor maintenance during wetter winter months.
- Bathroom amenities: The ground floor bathroom is well-equipped with an electric shower, extractor fan, and a convenient remote-controlled heat lamp for added comfort.
But keep in mind:
- Extremely poor BER rating: The property holds a G energy rating, indicating severe thermal inefficiency that will require substantial insulation and heating upgrades.
- High energy retrofit costs: Bringing a 1970s G-rated home up to modern standards will demand considerable capital investment despite potential SEAI grants.
- Septic tank upgrade pending: Planning permission is currently being sought to upgrade the septic tank system, and buyers must verify compliance and approval status.
- Unverified floor area: The total floor area of the residence is not provided in the listing details, making price-per-square-meter calculations difficult before visiting.
- Unknown property construction type: The exact construction methodology of the 1970s build is unspecified, requiring a detailed engineering survey to check for hidden defects.
- Potential plumbing obsolescence: The age of the plumbing system connected to the back boiler and local water scheme should be thoroughly inspected by a qualified plumber.
- Electrical compliance unknown: An older 1970s dwelling may feature outdated electrical wiring that requires rewiring to meet current safety standards and support heavy modern loads.
- Septic tank planning risk: Because planning permission for the septic tank upgrade is only being sought rather than granted, buyers face conditional transaction risks.
- Roof insulation uncertainty: Given the G energy rating, the attic and roof spaces likely lack adequate modern insulation depths and require immediate thermal remediation.
- Single-glazed window risk: Older 1970s homes often retain older window frames that contribute significantly to heat loss and draughts, requiring costly replacement.
- Potential damp issues: Mature hedging and elevated rural sites can sometimes trap moisture near foundations, necessitating careful checks for rising or penetrating damp.
- Reliance on local scheme: Being dependent on a local water scheme means buyers should investigate supply reliability, water pressure, and any ongoing maintenance fees.
- First floor headroom: Buyers should verify if the first-floor conversion spaces, such as the storage room, comply fully with modern building regulations and ceiling heights.
- Stove maintenance needs: The solid fuel stove with a back boiler will require professional inspection to ensure the flue and internal mechanics are safe for regular use.
- Boundary verification required: The exact boundaries encompassing the 0.46-acre site and mature hedging should be carefully cross-referenced with the folio map by a solicitor.
- Future retrofit disruption: Undertaking significant energy efficiency upgrades on a G-rated home will likely cause temporary disruption and dust for new occupants.
- Limited ground floor bedrooms: Only two bedrooms are located on the ground floor, which might require navigating stairs for families seeking single-level living arrangements.
- Unspecified garden upkeep: While gardens are described as well-maintained, mature landscaping requires ongoing intensive gardening labor or professional maintenance commitments.
- Rural commuting dependence: Daily reliance on private transport is essential for reaching schools, shops, and train links due to the rural countryside setting.
- Lack of immediate price movement: The flat asking price history offers no insight into seller motivation or willingness to negotiate below the €320,000 threshold.
Price positioning
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- The asking price of €320,000 appears slightly overvalued relative to broader rural regional transaction norms, largely due to the exceptionally poor G energy rating requiring substantial capital investment for modern efficiency standards.
- Valuation signals indicate that while the property benefits from a generous 0.46-acre elevated private site, a large detached garage, and good proximity to local amenities, these features are partially offset by the required septic tank upgrade and energy overhaul.
- Such a pricing strategy could be supported by the current scarcity of detached rural family homes with fibre broadband and robust structural condition, though it might be undermined by hesitant buyers factoring in the heavy retrofit costs.
- Overall, the asking price reflects ambitious vendor expectations for a 1970s rural dwelling, positioning the property moderately above typical regional comparative sales values given the necessary upgrade works.
Build Analysis
What we know from similar construction types
- The property is a detached 3-bedroom residence originally built in the 1970s and is reported to be in excellent structural condition.
- Heating is supported by a solid fuel stove with a back boiler and a traditional fireplace, which should be inspected for efficiency and compliance.
- The property relies on a private septic tank sewerage system, and the listing notes that planning is currently being sought to upgrade the system; a buyer should investigate the exact status and compliance of this planning application.
- Water is supplied via a local water scheme, which a buyer should verify regarding quality, continuity, and maintenance arrangements.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property holds a G BER rating, indicating significant energy inefficiency typical of unretrofitted 1970s homes.
- A deep retrofit to bring the house to a modern BER standard (such as an A or B rating) would likely cost between €50,000 and €70,000, depending on the extent of external wall insulation, window replacements, upgrading the heating system to a heat pump, and solar PV installation.
- SEAI grants are available to help offset a portion of these deep retrofit costs, though upfront capital will be required.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 2,500 euro to 3,500 euro.
- Explanation: Given the G energy rating, older 1970s construction, and reliance on solid fuel with a back boiler, thermal efficiency is likely low, resulting in higher-than-average heating and energy demands until upgrades are completed.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a quiet rural setting near Moyne and Thurles, appearing largely free from major industrial pollution sources or large-scale waste facilities.
- Any localized concerns regarding private septic tank systems are standard for rural properties and should be verified during standard structural surveys.
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 Thurles area
CURRAHEEN, HORSE AND JOCKEY, THURLES
- Sale date
- Declared sale price
- €185,000.00
GALA, TWO MILE BORRIS, THURLES
- Sale date
- Declared sale price
- €100,000.00
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
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: €3,200 — 1% of €320,000.
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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: approximately 1,500 euro to 3,500 euro depending on the firm and conveyancing complexity.
- Land registration fees: approximately 400 euro to 800 euro for property registration and registry mapping.
- Property valuation fees: approximately 150 euro to 300 euro for a standard mortgage or independent valuation.
- Surveyor fees: approximately 500 euro to 1,200 euro depending on the depth of the structural survey.
- Annual home insurance: approximately 350 euro to 700 euro depending on the level of coverage and property specifics.
Forum Talk
What people are saying about this area
- Locals in the Thurles and Moyne areas frequently discuss community events, GAA matches, and local school updates on regional community groups.
- Discussions regarding rural property improvements often highlight the availability of SEAI grants for upgrading older 1970s homes to modern energy standards.
- Residents often note the convenience of the local commuter rail service from Thurles connecting directly to Dublin and Cork.
- Community forums occasionally highlight rural infrastructure developments, including local road maintenance and high-speed broadband expansion.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property is located very close to Moyne National School and Rahealty National School, making the school run exceptionally convenient for families with young children.
- Teenagers6/10
While the 0.46-acre site offers plenty of outdoor space, the rural location means teenagers may have limited independent access to local entertainment and social hubs without transport.
- Multi-generational Living5/10
The 3-bedroom detached layout includes a large detached garage and multiple living spaces, though extended family arrangements might require internal reconfiguration to ensure privacy.
- Single Buyers4/10
A detached rural home on nearly half an acre requires significant ongoing maintenance and upkeep, which might be demanding for a single occupier.
- Couples7/10
Provides a peaceful countryside retreat with plenty of indoor and outdoor space, while remaining within a convenient 10-minute drive of Thurles for amenities.
- Empty Nesters6/10
Offers private, quiet single-level and multi-room living on an elevated site, though garden maintenance and the detached structure could feel large for two people.
- Retirees5/10
The peaceful rural setting and private mature gardens suit retirement, but rural isolation and the need for driving to access healthcare and services should be considered.
Work
3 areas- Remote Working8/10
The property benefits from available fibre broadband and includes a designated office space on the first floor with a bay window, ideal for remote work.
- Hybrid Commuting7/10
Located within 10 minutes of Thurles train station on the main Dublin/Cork line, and close to motorway access points at Urlingford and Two-Mile-Borris.
- Retired6/10
Offers a tranquil and private home environment for retirees, though proximity to medical infrastructure requires reliance on nearby Thurles.
Practical
8 areas- Ageing in Place5/10
Features ground floor bedrooms and a bathroom, but the property requires general upgrading and has a septic tank that needs planning review.
- Low Maintenance4/10
A 1970s detached house with mature grounds, a septic tank, and a G energy rating will require ongoing maintenance and energy efficiency upgrades.
- Secure Gated Entry4/10
The property is fully alarmed and private due to mature hedging, but lacks a formal secure gated entrance.
- Minimalist Design3/10
Traditional 1970s detached architectural layout with separate rooms, a solid fuel stove, and conventional styling rather than open-plan minimalism.
- Flexible Floor Plans6/10
Includes three bedrooms, a large dining and living area, an office, and a storage room, offering good spatial versatility.
- Heritage Home3/10
Built in the 1970s, it represents an established mid-century build rather than a historic period heritage home.
- Ecological Setup3/10
Currently carries a G energy rating and uses a septic tank, though SEAI grants are noted as available for energy upgrades and planning is being sought to upgrade the wastewater system.
- Outdoor areas9/10
Comprises a 0.46-acre elevated site featuring landscaped gardens, a tarmac yard, mature hedging, and a large detached garage measuring 44.1 sq.m.
Interests
9 areas- Gardening9/10
Features a 0.46-acre site with well-maintained mature gardens, landscaped areas, and mature hedging offering a fantastic canvas for gardening enthusiasts.
- Walking8/10
The quiet rural roads surrounding the property offer pleasant environments for daily recreational walks.
- Gym3/10
There are no gyms within immediate walking distance, requiring a trip into Thurles for fitness centre facilities.
- Cycling7/10
Scenic rural surroundings provide good cycling routes, though caution is required on local country roads.
- Golf6/10
Thurles is a short drive away and offers local sporting amenities including golf.
- Fishing5/10
Proximity to the wider Tipperary countryside provides potential access to regional rivers and angling spots.
- Horse Riding7/10
The rural setting with a large plot and nearby country lanes makes it well-suited for those with equestrian interests.
- Water Sports2/10
Inland Tipperary location lacks immediate access to major water sports facilities.
- Entertaining7/10
A large dining and living area with a solid fuel stove, combined with extensive outdoor space and a tarmac yard, provides great hosting potential.
Lifestyle
5 areas- Quiet Living9/10
Positioned on an elevated site surrounded by mature hedging and landscaped gardens, ensuring an exceptionally private and quiet environment.
- Rural Living9/10
Located in the Tipperary countryside near Moyne village, featuring a septic tank, local water scheme, and a generous 0.46-acre plot.
- Village Living8/10
Situated within 3km of Moyne Village, providing local access to a community shop, café, sports facilities, and primary schooling.
- Coastal Living1/10
The property is completely inland in County Tipperary, far away from any coastal areas.
- Urban Living3/10
Set in a rural countryside location, requiring a short drive to reach the larger town of Thurles for extensive urban conveniences.
Social
6 areas- Community Involvement8/10
Close proximity to Moyne village fosters a strong sense of local community, supported by local shops, schools, and sporting facilities.
- Café Culture4/10
While Moyne Village offers a local community café, a wider variety of café culture requires traveling into Thurles.
- Nightlife2/10
Rural setting offers very limited nightlife options outside of a local village bar, with major nightlife restricted to larger towns.
- Health/Wellness groups4/10
Local community facilities exist, but specialized health and wellness groups are primarily found in nearby Thurles.
- Networking Opportunities3/10
Rural location offers minimal local professional networking, though remote working setup helps bridge the gap.
- Tech-Hub Connectivity6/10
Fibre broadband is available at the property, though physical proximity to major tech hubs is limited outside of remote work setups.
Listing information
- Agent
- Blake Auctioneers
- Phone
- 087 907 4171
- Current status
- active
- Published on HouseDelve
- 14 October 2026
- Correction
- Report an issue
HD-A5769DHouseDelve · 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.