Grangemore, Cashel, Co. TipperaryE25H424
€825,000
4 Bed~4 Bath~272 m²~BER A
What you'll like:
- Exceptional energy rating: The property achieves an impressive A BER rating, combining a c.1850 historic build with modern efficiency features like an air-to-water heat pump and solar panels to ensure low energy costs.
- Comprehensive modern services: An installed Mitsubishi heat pump, extensive solar PV array, and dual 10kW battery storage units deliver cutting-edge sustainability and comfort that buyers will greatly appreciate.
- Substantial floor area: Offering approximately 272 square metres of versatile accommodation, the residence provides abundant space for large families and guests across multiple floors.
- Historic character retained: Dating back to c.1850, the original two-storey section preserves charming period features such as exposed stonework, deep window reveals, and traditional fireplaces.
- Stunning contemporary extension: A light-filled open-plan kitchen, dining, and living area with a vaulted ceiling provides a striking, modern architectural contrast to the older historical rooms.
- High-specification kitchen: The heart of the home features a quartz-topped island with a recessed Bora downdraft hob, twin AEG steam ovens, and a convenient Quooker boiling-water tap.
- Dedicated walk-in pantry: A separate pantry room with its own window and slide-and-hide day-pantry storage offers exceptional organisation for modern culinary needs and food storage.
- Versatile ground floor room: An additional ground-floor space can easily adapt to function as a home office, playroom, private gym, or extra bedroom depending on buyer requirements.
- Practical boot room: A large cloakroom and boot room with fitted storage and direct external access helps keep everyday household activities neatly separated from main living areas.
- Generous bedroom count: Four well-proportioned bedrooms, including a master suite with a private en-suite bathroom, provide comfortable private quarters for all household members.
- Expansive attic level: The upper floor provides valuable additional flexibility with a dedicated landing and two substantial attic rooms ready for various creative uses.
- Pressurised water system: A robust plumbing setup guarantees strong water pressure throughout all four bathrooms and utility spaces for an enhanced daily living experience.
- High-speed connectivity: High-speed fibre broadband is installed on-site, making this tranquil country residence exceptionally well-suited for remote working and professional home offices.
- Private gated arrival: Electric entrance gates open onto an attractive lime tree-lined avenue, creating a dramatic and secure approach that establishes immediate privacy.
- Mature landscaped grounds: Extensive lawns, established trees, and thoughtful hedging surround the home, providing a peaceful and private outdoor environment for residents.
- South-facing patio area: The contemporary living spaces open directly onto a porcelain-tiled patio featuring a covered canopy and a sunken firepit for wonderful outdoor entertaining.
- Traditional stone courtyard: A collection of historic mid-18th-century stone outbuildings arranged around a gravelled courtyard adds immense character, authenticity, and useful ancillary space.
- Prime equestrian location: Situated in Tipperary's renowned Golden Vale near prominent bloodstock establishments, the setting is ideal for buyers with an interest in racing and rural pursuits.
- Exceptional accessibility: Located just minutes from Cashel and the M8 motorway interchange, the property successfully pairs complete rural privacy with easy commuting links to major hubs.
- Close to local schools: Families will benefit from proximity to several well-regarded primary national schools situated within a short drive of the front gates.
But keep in mind:
- Historic building maintenance: The mid-19th-century origins of the core structure mean buyers should budget for ongoing specialist maintenance typical of older stone properties.
- Complex heating integration: Combining modern underfloor heating in the extension with traditional aluminium radiators elsewhere requires careful inspection to ensure balanced climate control.
- Solar battery upkeep: The inclusion of twin 10kW external battery units introduces future replacement costs and technical diligence items as storage technology ages over time.
- Outbuilding condition review: Buyers should commission a thorough structural survey of the traditional stone courtyard buildings to assess their long-term weatherproofing and repair needs.
- Basement plant equipment: The lower-level cellar houses critical mechanical and heating plant equipment, requiring careful professional verification regarding moisture control and flood risk.
- Complex window mix: The home features a combination of heritage-style PVC sliding sash windows and triple-glazed Rationel timber-aluminium units, which may require varied maintenance regimens.
- Listed heritage status check: Due to the mid-1850s construction date, purchasers should verify through legal due diligence whether any local preservation orders restrict future structural alterations.
- Lime render upkeep: The breathable lime wet-dash finish used on the exterior requires specific damp-management knowledge and specialised repair techniques compared to modern cement renders.
- Septic tank verification: Buyers must thoroughly inspect and verify the compliance, capacity, and current condition of any private wastewater treatment systems serving the rural property.
- Private water source check: If the property relies on a private well rather than mains supply, comprehensive water quality and flow-rate testing should be conducted prior to purchase.
- Vaulted ceiling acoustics: The expansive open-plan kitchen and dining area features a high vaulted ceiling, which can sometimes create acoustic echoes requiring soft furnishings to dampen.
- Extensive glazing management: The large expanses of modern glass in the extension will require careful evaluation regarding solar gain in summer and heat retention during winter.
- Motorised blind maintenance: The extensive use of motorised blinds and curtains across large glass panels introduces potential mechanical failure points that will need servicing.
- Gravel driveway upkeep: The long lime tree-lined gravel driveway will require periodic replenishment and grading to prevent potholes and manage surface drainage effectively.
- Tree root interference: Mature lime trees lining the grand avenue add significant character but should be inspected by an arborist to check for potential root intrusion near foundations.
- Agricultural surroundings: Positioned deep within the Golden Vale dairy and farming region, buyers should anticipate occasional seasonal agricultural odours and heavy machinery traffic.
- Remote rural security: Despite electric gates, country properties can sometimes be targets for opportunistic trespassers, making a professional security and alarm assessment essential.
- Boundary line verification: Buyers should ensure their legal representative meticulously checks all folio maps to confirm the exact extent of the extensive grounds and outbuildings.
- Local planning restrictions: Strict county planning regulations often govern modifications to rural properties and historic outbuildings, potentially limiting future expansion ambitions.
- High asking price benchmark: At €825,000, the property sits at a substantial price point that demands rigorous comparative market analysis against similar luxury country homes in Tipperary.
Price positioning
?
- The asking price appears reasonably positioned given the extensive modern retrofitting, exceptional energy rating, and substantial footprint combined with historic character across a generous country holding.
- Signals supporting the valuation include the top-tier energy specification with solar array and heat pump, large contemporary extension, and traditional stone outbuildings offering considerable versatility.
- Potential factors that could undermine this price point include regional market depth for rural luxury properties and buyer hesitation regarding the ongoing maintenance costs of period structures.
- Relevant contextual factors involve the prime location within the Golden Vale near major transport links, offering a unique blend of complete privacy and high accessibility to urban centres.
Build Analysis
What we know from similar construction types
- The property is a combination of a c.1850 historic residence and a contemporary architectural extension, requiring a buyer to investigate the structural integration and damp-proofing between the old stone structure and the new build.
- Given the presence of extensive traditional stone outbuildings around a courtyard, a buyer should verify their structural condition, roofing integrity, and any potential planning or Protected Structure status implications for future use.
- The home features modern energy systems including an air-to-water heat pump, 22 solar panels, and twin 10kW battery units, which should be inspected for proper commissioning, warranties, and integration with the underfloor and radiator heating zones.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating and hot water cost: approximately €1,200 to €1,800.
- Explanation: Despite the substantial 272 m² floor area and the c.1850 origin, the property achieves an exceptional BER A rating thanks to a modern Mitsubishi air-to-water heat pump, underfloor heating, and a significant 22-panel solar array with dual 10kW battery storage, which considerably offsets running costs.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a tranquil rural agricultural setting within the Golden Vale, appearing well removed from major industrial plants or heavy manufacturing pollution sources.
- Any potential legacy agricultural or localized waste concerns should be independently verified by the buyer during standard property investigations.
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 Cashel area
CHEZ NOUS, PALMERS HILL, CASHEL
- Sale date
- Declared sale price
- €355,000.00
30 WEST MEADOWS, BOHERLAHAN, CASHEL
- Sale date
- Declared sale price
- €300,000.00
20 WEST MEADOWS, BOHERLAHAN, CASHEL
- Sale date
- Declared sale price
- €335,000.00
83 MAIN ST, CASHEL, TIPPERARY
- Sale date
- Declared sale price
- €310,000.00
14 WESTMEADAOWS, BOHERLAHAN, CASHEL
- Sale date
- Declared sale price
- €325,000.00
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: approximately €8,250 to €82,500 depending on whether residential rates apply to the full value or mixed elements.
- Solicitor legal fees: approximately €2,000 to €4,000 plus outlay.
- Land registration fees: approximately €600 to €800.
- Property valuation fees: approximately €150 to €300.
- Surveyor fees: approximately €1,000 to €2,000 for a detailed structural survey on a large property.
- Annual home insurance: approximately €1,200 to €2,500 given the size and period nature of the buildings.
Forum Talk
What people are saying about this area
- Local discussions highlight the peaceful, rural nature of the Cashel area while praising its close proximity to the M8 motorway for commuting.
- Residents frequently discuss the charm and agricultural heritage of the Golden Vale region, noting its popularity for equestrian and bloodstock interests.
- Community forums often share positive feedback regarding local primary schools such as those in Ballytarsna, Dualla, and Boherlahan.
- Town-specific groups note ongoing local amenities and retail developments in Cashel, maintaining a balance between quiet country living and convenient access to services.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
With four bedrooms, extensive gardens, and a secure electric gated entrance, this property offers a safe, spacious environment for young children to play.
- Teenagers8/10
The generous 272 m² floor area and flexible attic spaces provide plenty of independent room for teenagers, though the rural setting requires transportation for social outings.
- Multi-generational Living8/10
The extensive accommodation across multiple levels, including a versatile ground-floor room, lends itself well to multi-generational living arrangements.
- Single Buyers5/10
While exceptionally comfortable, a large 4-bedroom country residence with extensive grounds may require more maintenance and budget than a typical single buyer seeks.
- Couples8/10
Offers a wonderful blend of intimate historic rooms and modern open-plan living, perfect for couples who enjoy entertaining and privacy.
- Empty Nesters8/10
Provides single-level living capabilities with a ground-floor bedroom and bathroom options, combined with manageable luxury and beautiful gardens.
- Retirees7/10
The property offers peaceful single-level amenities on the ground floor and an A BER energy rating for low running costs, though the large grounds require upkeep.
Work
3 areas- Remote Working10/10
High-speed fibre broadband is installed, and versatile rooms allow for dedicated home office spaces in a tranquil rural environment.
- Hybrid Commuting8/10
Junction 7 of the M8 Motorway is approximately 3 minutes away, and Thurles railway station is a short drive, facilitating hybrid commutes.
- Retired8/10
Offers single-floor accessibility options, high energy efficiency (A BER), and peaceful surroundings ideal for a comfortable retirement.
Practical
8 areas- Ageing in Place8/10
Features a ground-floor bedroom and bathroom flexibility, making it well-suited for long-term accessibility.
- Low Maintenance6/10
While the modern A-rated energy systems and contemporary extension reduce upkeep, the historic fabric and extensive mature grounds require regular maintenance.
- Secure Gated Entry10/10
Approached via a private lime tree-lined avenue secured by electric entrance gates.
- Minimalist Design5/10
The property beautifully blends historic c.1850 character, exposed stonework, and traditional details with contemporary spaces rather than strict minimalism.
- Flexible Floor Plans9/10
Offers fantastic versatility with multiple reception rooms, attic rooms, a cellar, and a ground-floor multi-use room.
- Heritage Home10/10
Dating back to c.1850, the property retains incredible historic character, exposed stonework, and an extensive traditional stone courtyard.
- Ecological Setup10/10
Boasts an exceptional A BER rating, driven by a Mitsubishi air-to-water heat pump, 22 solar panels, and twin 10kW battery storage units.
- Outdoor areas10/10
Features extensive manicured lawns, mature trees, a south-facing porcelain patio with a canopy, and a sunken firepit area.
Interests
9 areas- Gardening10/10
Features beautifully maintained mature grounds, extensive lawns, established trees, hedging, and a traditional stone courtyard providing an idyllic setting for gardeners.
- Walking8/10
Surrounded by quiet country roads and lanes in the Golden Vale, offering wonderful opportunities for scenic walks right from the doorstep.
- Gym7/10
A versatile ground-floor room is ideally suited for use as a home gym, complemented by the property's overall wellness-oriented setup.
- Cycling7/10
The quiet rural lanes surrounding the property provide pleasant routes for cycling enthusiasts.
- Golf7/10
Located within accessible driving distance of regional towns and sporting facilities, including golf courses in the Tipperary area.
- Fishing6/10
The rural Tipperary location offers reasonable proximity to regional rivers and angling spots.
- Horse Riding10/10
Positioned in Ireland's premier thoroughbred country near world-class studs like Coolmore and Ballydoyle, making it exceptional for equestrian interests.
- Water Sports3/10
An inland rural location with no immediate access to major water sports facilities.
- Entertaining10/10
Features a stunning open-plan kitchen/dining/living space, a south-facing porcelain patio with a covered canopy, and a sunken protected firepit for evening gatherings.
Lifestyle
5 areas- Quiet Living10/10
Situated down a private lime tree-lined avenue amidst mature grounds in the Tipperary countryside, ensuring absolute peace and quiet.
- Rural Living10/10
Located right in the heart of the Golden Vale with traditional stone outbuildings, extensive lawns, and scenic rural surroundings.
- Village Living7/10
While thoroughly rural, local schools and nearby towns like Cashel are just minutes away, offering a good balance of countryside and community access.
- Coastal Living1/10
This is an inland country property located in County Tipperary, far away from any coastal areas.
- Urban Living3/10
The setting is distinctly rural and private, requiring a short drive to reach nearby towns for urban amenities.
Social
6 areas- Community Involvement7/10
Proximity to local national schools and nearby Cashel fosters a strong sense of local community engagement.
- Café Culture6/10
Cashel is only about 6 minutes away, offering a selection of local cafés, restaurants, and everyday services.
- Nightlife4/10
The property's private rural setting means evening entertainment is primarily home-based or requires traveling into nearby towns.
- Health/Wellness groups6/10
Access to health and wellness amenities is readily available a short drive away in Cashel and Thurles.
- Networking Opportunities5/10
Primarily a private residential retreat, though excellent transport links make regional business hubs accessible.
- Tech-Hub Connectivity7/10
High-speed fibre broadband ensures robust digital connectivity despite the rural address.
Listing information
- Agent
- Sherry FitzGerald Gleeson
- Phone
- 0504 22997
- Published on HouseDelve
- 15 September 2026
- Correction
- Report an issue
HD-9CD4E0HouseDelve · Republic of Ireland* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.