
Gortagarry, Toomevara, Nenagh, Co. TipperaryE45NW83
€399,500
3 Bed~3 Bath
What you'll like:
- Unique stone character: The property is cleverly restored from original stone farm buildings, blending historic charm with stylish contemporary living to create a truly one-of-a-kind rural residence.
- Expansive site area: Situated on approximately 0.96 hectares or 2.37 acres, the generous plot provides wonderful outdoor space, gardening potential, and exceptional privacy for residents.
- Stunning countryside views: Enjoy breathtaking, uninterrupted panoramas of the surrounding rural landscape directly from the property, enhancing the peaceful atmosphere and daily living experience.
- Striking glass corridor: Two beautifully converted buildings are uniquely connected by a modern glass link corridor, offering a brilliant architectural feature that floods the interior with natural light.
- Vaulted ceiling living: The main open-plan living, kitchen, and dining area boasts a soaring vaulted ceiling, creating an exceptionally spacious and airy ambiance for family gatherings.
- Original stone chimney: A magnificent original exposed stove chimney breast serves as a warm, rustic focal point in the main living space, anchoring the home's heritage aesthetic.
- Dual solid fuel stoves: The residence is equipped with two separate solid fuel stoves, providing cozy secondary heating options that complement the primary oil-fired central heating system.
- Spacious loft bedroom: A dedicated staircase leads to a bright, private loft bedroom featuring a generous en-suite bathroom complete with both a bath and a separate shower.
- Versatile secondary building: The second linked building houses a large dining room and a stunning living room with a picture window, offering wonderful flexibility for family entertainment.
- Direct garden access: The secondary living room features a direct exit door opening straight into the gardens, seamlessly blending indoor and outdoor rural living spaces.
- Multiple outbuildings: An impressive range of useful external structures includes storage sheds, fuel sheds, a workshop, and a stable, catering easily to hobbies and storage needs.
- Flexible workshop space: The included dedicated workshop provides an ideal setup for home-based projects, mechanical tinkering, or creative arts and crafts pursuits.
- Equestrian potential: The on-site stable building offers excellent potential for keeping a pony or small livestock, appealing directly to animal lovers and equestrian enthusiasts.
- Generous bedroom count: The thoughtful layout accommodates three well-proportioned bedrooms, ensuring adequate private accommodation for family members or visiting overnight guests.
- Multiple bathrooms: With three bathrooms across the floor plan, morning congestion is minimized, offering superb convenience and privacy for busy households and visitors alike.
- Dedicated utility area: A functional utility section keeps laundering and household chores neatly organized away from the main open-plan living and entertaining spaces.
- Private well supply: The property benefits from a private water well, potentially eliminating or reducing public water charges while offering a self-sufficient water source.
- Scenic rural setting: Located in a tranquil area near Toomevara and Nenagh, the home provides a peaceful country lifestyle while remaining accessible to nearby towns.
- Restored historical integrity: Careful preservation of traditional stonework throughout the transformation ensures that authentic architectural elements are celebrated rather than masked.
- Exceptional natural light: Large picture windows and the glass link connector ensure the interior spaces remain bright, cheerful, and deeply connected to the surrounding nature.
But keep in mind:
- Missing BER rating: The Building Energy Rating has not been provided, requiring the buyer to commission an assessment to understand energy efficiency and potential heating costs.
- Unknown floor area: The total square footage is not specified in the listing details, meaning buyers must independently verify room dimensions and overall property size.
- Unspecified property type: The listing omits formal property classification details, so purchasers should verify legal categorization and mortgageability with their lending institution.
- Private well maintenance: Relying on a private well means the buyer must independently test water quality and budget for pump maintenance or filtration system upkeep.
- Septic tank verification: The listing does not mention sewage arrangements, so buyers must inspect and verify the compliance and condition of any private effluent treatment system.
- Rural connectivity limits: Situated in a deeply rural location, buyers should verify broadband availability and mobile phone signal strength for remote working needs.
- Oil heating dependency: The home relies on an oil-fired central heating system, exposing the owner to fluctuating home heating oil prices during colder winter months.
- Maintenance of outbuildings: The numerous stone sheds, workshop, and stables will require ongoing maintenance and roof checks to prevent weathering and structural deterioration.
- Glass corridor upkeep: The striking glass link corridor will require regular window cleaning and specialized maintenance to preserve structural seals and thermal efficiency.
- Loft ceiling heights: Sloping ceilings in the loft bedroom and upstairs areas may restrict furniture placement and reduce usable headroom for tall occupants.
- Non-standard construction: Converted historic stone buildings can present unique insulation and dampness challenges, necessitating a thorough structural survey before purchase.
- Remote location logistics: Daily commuting and school runs will require driving significant distances, as local amenities in Toomevara or Nenagh are not within walking distance.
- Solid fuel storage needs: Utilizing two solid fuel stoves requires adequate dry space for storing firewood or briquettes, adding to household management chores.
- Accessibility considerations: Multi-level living across converted historic buildings and loft stairs may present mobility challenges for elderly residents or toddlers.
- Boundary line verification: Given the sizable 2.37-acre plot, buyers should have their solicitor meticulously verify all land boundaries and agricultural right-of-ways.
- Planning compliance checks: The buyer must verify that all historic restoration works and outbuilding conversions received proper local authority planning permission.
- Insulation standards: Older converted stone structures may lack modern cavity wall insulation, which could impact heat retention unless retrofitted carefully.
- Storm vulnerability: Highly exposed rural positions with uninterrupted countryside views can leave the property more vulnerable to strong winter winds and storms.
- Surface water drainage: The large site must be inspected for proper surface water drainage to ensure heavy rains do not pool near the restored stone foundations.
- Future expansion limits: Strict planning guidelines in rural Tipperary may restrict future extensions or modifications to this historic country property.
Price positioning
?
- The asking price appears somewhat overvalued because it exceeds baseline rural benchmarks for the immediate locality, though this reflects the extensive custom restoration work completed by the vendors on the original stone structures and the expansive site area included.
- Valuation signals show strength through high-end architectural features like the striking glass corridor linking the two main buildings, vaulted ceilings, and multiple modern stoves, balanced against the lack of a provided energy rating which might introduce buyer caution.
- Factors that could support this ambitious price level include sustained demand for unique rural properties with supplementary outbuildings, stables, and workshops, while potential downward pressure could stem from remote positioning or unknown retrofit costs for energy efficiency.
- Additional market relevance comes from surrounding regional pricing patterns where high-spec rural homes achieve strong figures, suggesting the target figure is plausible for niche buyers seeking individuality despite lacking standard suburban convenience factors.
Build Analysis
What we know from similar construction types
- The property is a restored country cottage created from original stone farm buildings, featuring two distinct structures linked by a striking glass corridor.
- The build incorporates vaulted ceilings, exposed stone chimney breasts, and modern extensions, blending traditional character with contemporary living.
- Buyers should investigate the structural integrity of the original stone walls, the condition and insulation levels of the converted loft spaces, and the waterproofing and thermal performance of the glass corridor linking the two buildings.
- Given the rural location, buyers should verify the compliance, capacity, and maintenance history of the private well water supply and the on-site wastewater treatment system.
- The property includes multiple storage and fuel sheds, a workshop, and a stable; buyers should check that these outbuildings comply with local planning regulations and are in sound structural condition.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,800 to €2,500
- Explanation: The property features oil-fired central heating and two solid fuel stoves, but lacks a provided BER rating and floor area, so buyers should verify insulation levels and exact energy consumption.
Pollution Safe
9/10Environmental situation to investigate
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
CASTLEQUARTER, TOOMEVARA, NENAGH
- Sale date
- Declared sale price
- €400,000.00
GORTAGARRY, TOOMEVARA, NENAGH
- Sale date
- Declared sale price
- €100,000.00
CLASH, TOOMEVARA, NENAGH
- Sale date
- Declared sale price
- €285,000.00
GREENANSTOWN, TOOMEVARA, NENAGH
- Sale date
- Declared sale price
- €585,000.00
BALLINLOUGH, TOOMEVARA, NENAGH
- Sale date
- Declared sale price
- €20,000.00
Recent sales in the wider Nenagh area
BREFFNI, GORTLANDROE, NENAGH
- Sale date
- Declared sale price
- €397,500.00
231 COILLE BHEITHE, ST CONLANS RD, NENAGH
- Sale date
- Declared sale price
- €332,000.00
12A CLUAIN MUILLEAN, TYONE, NENAGH
- Sale date
- Declared sale price
- €310,000.00
7 ST PATRICKS TCE, NENAGH, TIPPERARY
- Sale date
- Declared sale price
- €337,000.00
22 MITCHEL ST, NENAGH, TIPPERARY
- Sale date
- Declared sale price
- €80,000.00
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: €39,950 based on 10% for the portion over €1,000,000 or €39,950 calculated at 1% for the first €1,000,000 of the €399,500 asking price
- Solicitor legal fees: approximately €1,500 to €3,000 excluding outlay and VAT
- Land registration fees: approximately €130 to €700 depending on the registration type
- Property valuation fees: approximately €150 to €300
- Surveyor fees: approximately €500 to €1,200 depending on the level of detail required
- Annual home insurance: approximately €400 to €800
Forum Talk
What people are saying about this area
- Locals in the Toomevara and Nenagh areas frequently discuss the peaceful rural lifestyle and community spirit in the surrounding countryside.
- Residents often highlight the convenience of the nearby M7 motorway for commuting to Limerick and Dublin.
- Community forums occasionally share updates on local agricultural activities, GAA events, and rural development initiatives in North Tipperary.
- Homeowners in rural pockets like Gortagarry emphasize the importance of maintaining private wells and septic systems.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property offers plenty of outdoor space with a 2.37-acre site for children to play, though parents should note the rural setting and lack of immediate urban amenities.
- Teenagers5/10
The rural location provides ample space and privacy, but teenagers may find it isolated from town centers and public transport links.
- Multi-generational Living7/10
The layout features two separate buildings connected by a striking glass corridor, offering great potential for independent living spaces for extended family members.
- Single Buyers5/10
A unique country property that offers character, but the substantial site and maintenance might be more than a single buyer requires.
- Couples8/10
An impressive and unique country cottage offering a romantic and peaceful setting with modern living blended with traditional character.
- Empty Nesters7/10
Provides single-level living options and a peaceful rural retreat, though the upkeep of a 2.37-acre site should be considered.
- Retirees6/10
Offers serene countryside living with character, but the rural location means reliance on driving for daily errands and healthcare services.
Work
3 areas- Remote Working7/10
The spacious and peaceful environment is ideal for a home office, though buyers should verify local broadband speeds and connectivity.
- Hybrid Commuting4/10
The rural location near Nenagh and Toomevara involves significant travel time for commuting to major employment hubs like Limerick or Dublin.
- Retired8/10
An idyllic and peaceful setting for retirement, offering single-level spaces and beautiful views, provided maintenance is managed.
Practical
8 areas- Ageing in Place7/10
Features ground-floor bedroom and bathroom accommodation, making it adaptable for later life, though the rural setting requires driving.
- Low Maintenance4/10
While recently restored, the historic stone farm building structure and large c. 2.37-acre site require ongoing rural property maintenance.
- Secure Gated Entry5/10
Private rural setting offering seclusion, though buyers should verify existing security and gate arrangements.
- Minimalist Design4/10
The home showcases traditional stone character, exposed beams, and rustic charm rather than ultra-minimalist architecture.
- Flexible Floor Plans8/10
Arranged across two distinct buildings linked by a glass corridor, offering excellent zoning flexibility for various lifestyle needs.
- Heritage Home9/10
Lovingly restored from original stone farm buildings, blending traditional character seamlessly with modern living.
- Ecological Setup6/10
Features solid fuel stoves and a private well, with potential for further energy efficiency improvements (BER to be verified).
- Outdoor areas10/10
Set on an impressive c. 0.96 Ha / c. 2.37 acre site with multiple storage and fuel sheds, a workshop, and a stable.
Interests
9 areas- Gardening9/10
The c. 2.37-acre site provides an expansive canvas for keen gardeners to develop landscaping or grow their own produce.
- Walking8/10
Surrounded by quiet country roads and scenic countryside views, making it ideal for rural walks and hiking.
- Gym3/10
There are no commercial gym facilities nearby, though the property includes a workshop and outbuildings that could potentially house home gym equipment.
- Cycling7/10
The scenic country roads offer pleasant cycling routes, though cyclists should be mindful of rural traffic speeds.
- Golf5/10
Buyers should verify the distance to the nearest golf courses in Nenagh or the surrounding Tipperary region.
- Fishing6/10
The rural Tipperary location may offer proximity to local rivers and angling spots, which buyers can investigate further.
- Horse Riding8/10
The property includes a stable and workshop, making it exceptionally well-suited for equestrian enthusiasts with adequate land.
- Water Sports3/10
Inland location with no direct access to water sports facilities, though major lakes like Lough Derg are within driving distance to be verified.
- Entertaining8/10
Features a superb open-plan living, kitchen, and dining area with vaulted ceilings, plus a large separate dining room for hosting guests.
Lifestyle
5 areas- Quiet Living10/10
Situated in a stunning rural location in Gortagarry with uninterrupted countryside views and exceptional privacy.
- Rural Living10/10
Set on a c. 2.37-acre site surrounded by beautiful countryside, offering a true rural lifestyle experience.
- Village Living4/10
The property is located in the countryside near Toomevara, offering a secluded feel rather than a bustling village community atmosphere.
- Coastal Living1/10
This is an inland countryside property in County Tipperary with no proximity to the coast.
- Urban Living1/10
Located entirely in a rural setting far removed from city centers or urban environments.
Social
6 areas- Community Involvement6/10
Rural Tipperary living typically involves engaging with local community events in nearby Toomevara and Nenagh.
- Café Culture3/10
Café options are limited in the immediate rural surroundings, requiring a drive into nearby towns for coffee shops.
- Nightlife2/10
Very limited nightlife in the immediate rural vicinity, with evening entertainment centered around local pubs in nearby towns.
- Health/Wellness groups5/10
Wellness activities and pilates & stretching classes would be accessed locally in nearby Nenagh rather than on the doorstep.
- Networking Opportunities2/10
Professional networking is minimal in this rural countryside location, requiring travel to larger business hubs.
- Tech-Hub Connectivity2/10
The property is far from major technology hubs, making remote digital infrastructure dependent entirely on local broadband installation.
Listing information
- Agent
- DNG Michael Gilmartin
- Phone
- 067 31 569
- Published on HouseDelve
- 30 September 2026
- Correction
- Report an issue
HD-5C8AE6HouseDelve · 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.