Glengoole, New Birmingham, Thurles, Co. TipperaryE41F663
€125,000
3 Bed~2 Bath~BER D2
What you'll like:
- Attractive Asking Price: Listed at one hundred twenty-five thousand euros, this residence offers an exceptionally low entry cost that appeals strongly to first-time buyers and budget-conscious property investors.
- Stable Price Strategy: The asking price has remained completely unchanged since initial tracking began, suggesting a realistic and firm vendor who may not be engaging in inflated pricing tactics.
- Spacious Interior Layout: Providing approximately one thousand fifty-four square feet of living space, the two-story configuration delivers generous room dimensions that easily accommodate comfortable modern family living standards.
- Three Bedroom Accommodation: Featuring three distinct bedrooms upstairs, the home offers versatile accommodation suitable for growing families, home-office conversion, or lucrative rental tenant placement strategies.
- Two Bathroom Convenience: Equipped with two bathrooms, the property minimizes morning household congestion and enhances overall liveability and tenant appeal compared to single-bathroom alternatives in this price bracket.
- Easterly Rear Garden: The large east-facing outdoor garden space captures lovely morning sunlight, providing a wonderful private area for outdoor dining, gardening hobbies, or future home extension projects.
- Vacant Possession Available: Offered with vacant possession, the property allows the buyer to move in immediately or commence renovation and letting activities without delays from occupying tenants or chains.
- Pitched Roof Structure: Built beneath a traditional pitched roof design, the property benefits from standard roofing geometry that typically facilitates straightforward maintenance, insulation upgrades, and attic storage utilisation.
- Two-Storey Configuration: Arranged over ground and one upper floor, the traditional layout clearly separates active living areas downstairs from private sleeping quarters located comfortably on the upper level.
- Proximity To Amenities: Located within close proximity to local amenities, future residents will enjoy convenient daily access to essential community services, shopping facilities, and neighborhood social gathering points.
- Rural Village Setting: Situated in Glengoole near Thurles, the property offers a peaceful community atmosphere while remaining within accessible driving distance of larger regional towns and major employment hubs.
- Investment Potential: The low capital outlay combined with rental demand in County Tipperary presents a compelling yield opportunity for residential landlords seeking affordable portfolio expansion properties.
- Renovation Opportunity: Buyers can add substantial value through targeted cosmetic refurbishment, modernizing the interior finishes to contemporary tastes while building instant equity above the initial purchase price.
- Straightforward Acquisition: Being offered via an online auction format provides a transparent, definite closing timeline for buyers who are fully prepared and financed for immediate property acquisition.
- Manageable Floor Footprint: At approximately ninety-eight square metres, utility bills and ongoing property maintenance expenses should remain relatively modest compared to larger, more sprawling detached rural dwellings.
- Established Neighborhood: Positioned within an existing residential cluster, buyers benefit from a settled community environment rather than the uncertainties often associated with unproven greenfield development locations.
- Clear Spatial Division: The separation of living spaces across two levels ensures good acoustic privacy between the ground floor reception rooms and the upper floor bedrooms for occupants.
- Natural Light Potential: The combination of front orientation and the large rear garden allows for good natural daylight penetration throughout the main living and sleeping spaces daily.
- Gardening Space: The generous proportions of the rear garden provide ample opportunity for enthusiastic gardeners to cultivate vegetable patches, floral displays, or create safe play zones.
- Future Proofing: Three-bedroom homes consistently demonstrate superior resale liquidity and broader market appeal compared to smaller one or two-bedroom properties across regional Irish property markets.
But keep in mind:
- Uninspected Interior Condition: The auctioneer did not internally inspect or measure the property, meaning buyers must bid without professional verification of interior finishes, structural integrity, or hidden defects.
- D2 Energy Rating: The recorded BER rating of D2 indicates poor energy efficiency, which will likely result in high heating costs and requires immediate financial investment in insulation and upgrades.
- High Energy Consumption: With a primary energy value exceeding four hundred kWh per square metre annually, occupants will face substantial heating bills unless comprehensive thermal retrofitting is undertaken.
- Vendor-Provided Measurements: Floor areas rely entirely on vendor-supplied data rather than independent measurement, meaning buyers should independently verify room dimensions prior to finalizing legal commitments.
- Online Auction Pressure: The digital auction platform requires strict adherence to bidding deadlines and immediate deposit payments, limiting the time available for thorough pre-auction engineering due diligence.
- Potential Damp Issues: Vacant properties left unheated can quickly develop damp, mold, and condensation problems that require professional remediation before safe habitation can safely commence.
- Outdated Mechanical Services: Given the D2 energy rating and likely age of the structure, heating systems, plumbing, and electrical installations may require complete modernization to meet current safety standards.
- Rural Location Services: Prospective buyers must verify the reliability and capacity of local broadband, water, sewage, and local infrastructure supporting this specific rural County Tipperary village location.
- Limited Local Transport: Reliance on private transport is almost certainly required due to potentially sparse public transport links connecting Glengoole to major employment and educational urban centers.
- Refurbishment Capital Required: Beyond the purchase price, buyers must budget significantly for repairs, redecoration, kitchen replacement, and energy upgrades to bring the house to a modern standard.
- Uncertainty On Boundaries: Legal advisors must carefully examine title maps to confirm the exact boundaries of the large easterly garden and ensure no overlapping access or encroachment issues exist.
- Absence Of Parking Details: The listing description omits specific parking arrangements, requiring buyers to verify whether designated off-street parking or only communal street parking is available.
- No Structural Guarantee: Buying a property without prior internal auctioneer inspection increases the risk of uncovering expensive structural issues such as roof leaks, timber rot, or subsidence later.
- Resale Market Liquidity: Rural properties in smaller settlements can sometimes experience longer selling timelines compared to major urban centers should the buyer ever decide to sell subsequently.
- Local Planning Restrictions: Any future plans to extend the property into the large rear garden will be subject to local authority planning regulations and strict rural design guidelines.
- Historical Asking Price Staleness: The lack of price movement since tracking began could indicate either a firm seller or a lack of prior market interest that warrants careful caution.
- Potential Hidden Defects: Long-term vacancy often masks latent plumbing leaks, pest infestations, or ventilation deficiencies that only become apparent after the heating is turned back on.
- Insurance Premiums: Insuring a vacant, D2-rated older property can sometimes attract higher premiums or require specialized vacant property policy endorsements until occupied permanently.
- Legal Title Complexities: Buyers should instruct their solicitors to thoroughly investigate any historical burdens, rights of way, or registry of deeds entries affecting this rural title.
- Lack Of Verified Comps: Buyers must conduct independent local market research to ensure the asking price accurately reflects current transactional values for similar houses in the immediate area.
Price positioning
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- The asking price of one hundred twenty five thousand euros appears slightly undervalued given broader regional transaction patterns for three bedroom residential properties offering roughly one thousand fifty four square feet of living space.
- Signals pointing towards undervaluation include an unchanged listing price history reflecting a conservative marketing strategy, potentially designed to attract competitive bidding during the upcoming online auction process.
- Factors that could undermine this pricing position include the mediocre D2 energy rating requiring potential capital expenditure for thermal upgrades, whereas strong local demand for vacant possession properties would fully support the current valuation.
- Additional observations indicate that online auction formats often lead to competitive tension, meaning the final transaction figure could easily surpass the initial guide price despite the moderate baseline energy efficiency standards.
Build Analysis
What we know from similar construction types
- The property is a mid-terraced house extending to approximately 98 sq. m (1,054 sq. ft) arranged over ground and one upper floor beneath a pitched roof.
- A buyer should investigate the structural condition of the mid-terrace structure, particularly party wall arrangements, sound insulation, and potential dampness common in older terraced properties.
- Given the vacant possession status, a comprehensive structural survey is recommended to check for deferred maintenance, plumbing, electrical, and heating system integrity.
- Verify local planning compliance and building regulations for any historical alterations or extensions.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a BER rating of D2, indicating poor energy efficiency with high primary energy usage (404.08 kWh/m2/yr).
- A deep retrofit to bring the property to a modern energy-efficient standard (such as a BER rating of B2 or A) would likely cost between €40,000 and €60,000.
- Estimated costs should cover external wall insulation, upgrading windows and doors, installing a modern heat pump or high-efficiency heating system, and adding adequate attic insulation.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 1,800 to 2,400 euro.
- This estimate reflects the D2 BER rating (404.08 kWh/m2/yr) and a floor area of approximately 98 sq. m, indicating moderate to high energy consumption typical for a property of this rating.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The property is located in an inland rural village setting in County Tipperary, generally away from major coastal or large river flood corridors.
- Official mapping evidence currently shows no designated flood risk zones directly impacting this immediate immediate location.
- Standard surface water pooling during exceptionally heavy rainfall is still possible in low-lying parts of the wider area, so local drainage should be checked.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
GLENGOOLE SOUTH, NEW BIRMINGHAM, THURLES
- Sale date
- Declared sale price
- €130,000.00
GLENGOOLE SOUTH, NEW BIRMINGHAM, THURLES
- Sale date
- Declared sale price
- €60,000.00
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
GLENGOOLE, NEW BIRMINGHAM, THURLES
- Sale date
- Declared sale price
- €265,000.00
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €1,250 — 1% of €125,000.
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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 to 3,000 euro plus VAT and outlays.
- Land registration fees: approximately 400 to 800 euro depending on property value and registration type.
- Property valuation fees: approximately 150 to 300 euro for a standard mortgage valuation.
- Surveyor fees: approximately 400 to 900 euro for a structural pre-purchase survey of a 98 sq. m house.
- Annual home insurance: approximately 350 to 700 euro depending on the level of building and contents cover chosen.
Forum Talk
What people are saying about this area
- Locals frequently discuss the quiet rural atmosphere of Glengoole and its central position within the village.
- Community discussions often highlight the convenience of having local amenities within close proximity.
- Residents on regional forums note the steady community feel and access to surrounding towns like Thurles and Kilkenny.
- Discussions regarding housing often focus on affordability and the appeal of properties with sizable rear gardens in rural settings.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property features three bedrooms and a large easterly facing rear garden, providing adequate outdoor play space for young families, though buyers should verify local school capacities and childcare facilities.
- Teenagers5/10
Three bedrooms offer reasonable room sharing or personal space for teenagers, but the mid-terrace setup and rural village location may limit independent transport options and local entertainment for older kids.
- Multi-generational Living3/10
At approximately 98 sq. m across two floors with a standard layout, the property lacks the scale or annexes typically required for comfortable multi-generational living.
- Single Buyers8/10
With an asking price of €125,000, this three-bedroom home presents an affordable entry point for single buyers looking to get on the property ladder or secure a manageable project.
- Couples7/10
Offers generous space for couples starting out or working from home, combining an accessible price point with a sizeable rear garden for outdoor relaxation.
- Empty Nesters6/10
Provides manageable accommodation over two floors, though stairs and ongoing maintenance of a mid-terrace home should be considered for long-term comfort in later years.
- Retirees5/10
The rural village setting offers a quieter pace of life, but the presence of stairs and proximity to specialized medical services should be verified by prospective retirees.
Work
3 areas- Remote Working6/10
The three-bedroom configuration allows for a dedicated home office space, but buyers should independently verify local broadband speeds and fiber availability.
- Hybrid Commuting4/10
The rural location in Co. Tipperary means hybrid commuting to major employment cities like Dublin, Cork, or Limerick involves significant travel time.
- Retired6/10
Suits retirees looking for an affordable, quieter village base, provided they are comfortable managing a mid-terrace property and regional travel distances.
Practical
8 areas- Ageing in Place5/10
While the single-family layout provides manageable space, the two-story configuration with stairs means modifications may be needed for long-term ageing in place.
- Low Maintenance6/10
Mid-terraced houses generally offer decent thermal efficiency between neighboring walls, though the D2 BER rating (404.08 kWh/m2/yr) indicates potential for energy-efficiency upgrades.
- Secure Gated Entry2/10
Standard mid-terrace street or village frontage without specialized gated security features.
- Minimalist Design5/10
Traditional terraced house layout spanning approximately 98 sq. m across ground and one upper floor beneath a pitched roof.
- Flexible Floor Plans4/10
Standard three-bedroom terraced configuration offers typical room divisions with limited structural flexibility without renovation.
- Heritage Home3/10
The property appears as a standard mid-terrace house rather than a formal historic or protected heritage structure, though buyers should verify exact age.
- Ecological Setup3/10
The D2 BER rating suggests current energy performance is modest, meaning eco-friendly upgrades like insulation or renewable heating would improve sustainability.
- Outdoor areas7/10
Features a large easterly facing garden to the rear, offering ample outdoor space for recreation, gardening, or future landscaping projects.
Interests
9 areas- Gardening7/10
The property benefits from a large easterly facing garden to the rear, offering plenty of space for keen gardeners to cultivate lawns, plants, or vegetables.
- Walking6/10
The surrounding rural village roads and Co. Tipperary countryside provide pleasant local walking routes, though dedicated footpaths may vary.
- Gym3/10
Dedicated fitness and gym facilities are likely sparse in the immediate village, requiring travel to larger nearby towns like Thurles.
- Cycling6/10
Quiet local country roads can be suitable for cycling enthusiasts, though varying road conditions and regional traffic should be evaluated.
- Golf4/10
Proximity to major golf courses is limited by the rural setting, requiring travel to regional clubs in Thurles or surrounding areas.
- Fishing5/10
Buyers should investigate local angling opportunities in the broader Tipperary region, as specific river access depends on exact local geography.
- Horse Riding6/10
Co. Tipperary is well-known for its equestrian heritage, making the wider area potentially suitable for horse riding pursuits, subject to local stable availability.
- Water Sports2/10
Inland Co. Tipperary lacks major water sports infrastructure, though local lakes or reservoirs may offer limited activities.
- Entertaining6/10
The large easterly facing rear garden provides a good outdoor venue for hosting gatherings and summer entertaining, complemented by a standard three-bedroom interior layout.
Lifestyle
5 areas- Quiet Living8/10
Located in Glengoole, New Birmingham, Thurles, Co. Tipperary, the area generally offers a peaceful rural village environment away from major urban congestion.
- Rural Living8/10
Set within Co. Tipperary, this location suits those seeking a countryside lifestyle with a community-focused rural backdrop.
- Village Living8/10
Positioned within close proximity to local village amenities, allowing residents to enjoy a tight-knit community atmosphere.
- Coastal Living1/10
The inland location in Co. Tipperary offers no proximity to coastal amenities or beaches.
- Urban Living3/10
Glengoole is a small village setting rather than a bustling urban center, offering limited access to city-scale nightlife and dense commercial hubs.
Social
6 areas- Community Involvement7/10
Village living naturally fosters local community ties through local associations, church, and GAA or community groups.
- Café Culture3/10
Café and dining options directly within the immediate village are likely limited, with broader selections found in nearby Thurles.
- Nightlife2/10
Nightlife options are restricted primarily to local village pubs, with extensive entertainment venues requiring travel to larger towns.
- Health/Wellness groups4/10
Local wellness classes or fitness groups may be small-scale and community-led, requiring investigation into what is currently active in the area.
- Networking Opportunities2/10
Professional networking opportunities are minimal in a rural village setting, making remote work or travel to urban hubs necessary for business networking.
- Tech-Hub Connectivity2/10
There are no established tech hubs in the immediate vicinity, relying entirely on home internet connections for digital work.
Listing information
- Agent
- BidX1 Ireland Ltd
- Phone
- 01 6673388
- Current status
- active
- Published on HouseDelve
- 8 November 2026
- Correction
- Report an issue
HD-5FAC12HouseDelve · 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.