Grovesend, Rhode, Co. OffalyR35D896
€285,000
2 Bed~1 Bath~76 m²~BER D1
What you'll like:
- Generous site area: The property occupies an impressive elevated site extending to approximately 1.11 acres, providing immense outdoor space for gardening, recreation, and future enjoyment.
- Very good decorative order: The main residence is presented in excellent internal condition throughout, allowing a new owner to move in comfortably without undertaking immediate major renovations.
- Dual-aspect kitchen dining: The bright kitchen and dining room benefits from natural light on two sides and features seamless porcelain floor tiling connecting to the hallway.
- Pellet stove heating: A pellet stove equipped with a back boiler serves as a comfortable focal point in the kitchen, offering an alternative heating option for the home.
- Inviting sitting room: The separate reception room features an attractive decorative fireplace with a polished marble surround and contrasting hearth, creating a cozy living environment.
- Built-in bedroom storage: Both bedrooms are equipped with practical built-in wardrobes, maximizing floor space and providing convenient pre-existing storage solutions for occupants.
- Limestone boundary walls: Attractive limestone boundary walls frame the front approach, complemented by a gated pedestrian entrance that enhances the traditional curb appeal.
- Ample off-street parking: A separate gated vehicular entrance with stone pillars opens onto extensive tarmacadam driveways, ensuring generous parking capacity for multiple vehicles.
- Substantial detached garage: A massive standalone garage spanning approximately 82 square meters offers exceptional additional storage or workshop potential for hobbyists and tradespeople alike.
- External workspace potential: An external building comprising a home office, kitchen area, and bathroom provides fantastic scope for creating independent auxiliary workspace or specialized utility zones.
- Powered utility shed: A separate garden shed is already connected to mains power and currently functions efficiently as a dedicated external utility room for laundry appliances.
- Convenient village proximity: Situated just outside the local village, the property enjoys easy access to everyday amenities including shops, a post office, health center, and local schools.
- Strong community amenities: The surrounding area features active local sports clubs, a community center, and village parks, making it an appealing location for families and community-minded buyers.
- Accessible regional towns: The larger nearby town of Edenderry is easily reachable, offering a wider comprehensive selection of major supermarkets, secondary schools, and leisure facilities.
- Motorway transport links: Convenient access to the M6 motorway at Rochfortbridge facilitates smooth commuter connections toward both Dublin and the wider western regions.
- Stable asking price: The tracking history shows a consistent asking price of €285,000 without erratic fluctuations, suggesting a motivated vendor with realistic pricing expectations.
- Modern entrance finishes: The welcoming entrance hallway boasts a PVC front door with a glazed sidelight and durable porcelain tiling that sets a clean modern tone.
- Practical bathroom layout: The main bathroom includes a functional electric pump shower, a wash hand basin with integrated vanity storage, and a fitted mirror.
- Clear functional zoning: The separation of formal living, kitchen dining, and sleeping quarters provides a comfortable and logical internal flow for everyday rural living.
- Outdoor lifestyle opportunity: The combination of expansive grounds, outbuildings, and rural tranquility creates an exceptional lifestyle property with abundant long-term potential for creative buyers.
But keep in mind:
- D1 energy rating: The current BER rating of D1 indicates below-average energy efficiency, meaning buyers should budget for future upgrades to insulation, windows, or heating systems.
- Energy performance index: The recorded energy performance indicator sits at 233.98 kWh/m²/yr, highlighting that the dwelling consumes significant energy and incurs higher heating costs.
- Outbuilding modernization required: The external home office, kitchen area, and bathroom currently require substantial modernization and remedial works before they can be safely utilized.
- Ancillary space permissions: Buyers must independently verify whether the outbuildings and external accommodation possess the necessary planning permissions and compliance certifications for habitable or commercial use.
- Compact main living space: With a total floor area of approximately 76 square meters, the main dwelling is relatively modest and may feel confined for growing families seeking larger open-plan rooms.
- Single main bathroom: The property features only one bathroom shared between the two bedrooms, which could create morning bottlenecks for households with multiple occupants or visiting guests.
- Septic tank due diligence: Buyers should thoroughly investigate the status, location, and registration of the private wastewater treatment system or septic tank to ensure regulatory compliance.
- Private water supply check: Because rural properties often rely on private wells, purchasers must verify the quality, flow rate, and filtration systems of the existing water supply.
- Maintenance of large grounds: Managing an elevated site of over one acre requires ongoing physical labor and financial investment in landscaping, boundary upkeep, and weed control.
- Remote maintenance overheads: The extensive outbuildings and large garage will require regular roof, gutter, and structural maintenance to prevent dampness and deterioration over time.
- Heating system efficiency: Relying heavily on a pellet stove and back boiler requires active daily management, regular fuel sourcing, and contingency planning for backup heating.
- Limited public transport: The rural location outside the village typically necessitates heavy reliance on private cars for daily commuting, school runs, and grocery shopping.
- Lack of property type clarity: The official listing classification leaves the exact architectural age and structural construction type ambiguous, necessitating a thorough pre-purchase structural survey.
- Unquantified renovation costs: The extent of remedial works needed for the auxiliary outbuildings introduces financial uncertainty, requiring detailed contractor quotes prior to unconditional bidding.
- Distance to urban centers: While regional towns are accessible, major employment hubs and specialized medical services require significant driving times from this rural address.
- Surface water drainage: The elevated site and large tarmacadam areas should be inspected to ensure adequate surface water runoff management prevents pooling near foundations.
- Boundary fence verification: Purchasers should examine the legal folio maps carefully to confirm that all physical limestone walls accurately reflect the registered property boundaries.
- Potential retrofit disruption: Bringing a D1-rated home up to modern efficiency standards could involve disruptive internal or external insulation works impacting daily occupancy.
- Insurance cost factors: Older rural homes with mixed-use outbuildings and non-standard heating systems can sometimes attract higher property insurance premiums or stricter policy conditions.
- Limited market liquidity: Detached rural properties on larger plots often have a specialized buyer pool, potentially resulting in longer resale timeframes compared to standard suburban housing.
Price positioning
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- The asking price appears somewhat undervalued given that the property sits on a substantial and mature 1.11-acre elevated site, offering rare acreage and considerable privacy compared to standard village housing options in the local area.
- Valuation signals are supported by the inclusion of a massive detached garage measuring over 80 square metres and an external home office space, which add significant functional utility well beyond a typical two-bedroom detached dwelling.
- What could support such a price is the overall very good decorative order of the main residence and its convenient proximity to local village amenities, whereas factors such as a D1 BER rating and necessary modernisation works for outbuildings could undermine higher valuations.
- Relevant contextual evidence includes stable tracking history without any price reductions since listing alongside regional transactions in the surrounding countryside showing varying price tiers, reinforcing the competitive nature of this rural offering.
Build Analysis
What we know from similar construction types
- The property is a detached two-bedroom home extending to approximately 76 square metres on a mature, elevated 1.11-acre site.
- The BER rating is D1, indicating that energy efficiency is below contemporary standards and pointing to potential heat loss through walls, windows, or roof spaces.
- Heating is provided by a pellet stove with a back boiler, supplemented by an open fireplace in the separate sitting room.
- The outbuildings include a large detached garage and external ancillary structures comprising a home office, kitchen area, and bathroom which require modernisation and remedial works; a buyer should investigate the structural integrity and compliance of these secondary buildings.
- Given the presence of external accommodation with a kitchen and bathroom, a buyer should verify whether all necessary planning permissions and building regulations were obtained for these auxiliary spaces.
Retrofit Cost*
Possible renovating / insulating expenditure
- A deep retrofit for a detached house of approximately 76 square metres with a D1 BER rating typically ranges from €35,000 to €55,000, depending on the extent of external wall insulation, window upgrades, and heating system modernisations required to achieve an A-rating.
- The existing pellet stove and back boiler system may offset some heating upgrade costs, but comprehensive insulation, airtightness improvements, and possibly upgrading to a heat pump or solar thermal system would drive the upper end of the cost estimate.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1,400 to 1,900 euro.
- Explanation: This estimate reflects the D1 BER rating and a floor area of 76 m² for a detached home, factoring in the use of the pellet stove with back boiler and general heating requirements for this energy efficiency level.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a predominantly rural agricultural setting outside Rhode, appearing well-removed from major industrial pollution sources or heavy manufacturing plants.
- There are no prominent legacy landfills or known high-risk waste facilities immediately adjacent to the elevated site, though standard local environmental checks remain advisable.
Flood Safe
8/10Water overflow reports to follow up
- The listing specifically highlights that the home occupies an elevated site of approximately 1.11 acres, which generally reduces the immediate risk of surface water accumulation.
- While broader regional watercourses in County Offaly can occasionally experience seasonal high levels, specific local flood history for this elevated plot should be verified through standard due diligence.
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 Rhode area
BALLYSTRIG, FAHY, RHODE
- Sale date
- Declared sale price
- €54,000.00
CLONMORE, RHODE, COUNTY OFFALY
- Sale date
- Declared sale price
- €400,000.00
TUBBERDALY, RHODE, OFFALY
- Sale date
- Declared sale price
- €410,000.00
KNOCKDRIN, RHODE, OFFALY
- Sale date
- Declared sale price
- €484,000.00
25 WOODVILLE MANOR, RHODE, OFFALY
- Sale date
- Declared sale price
- €285,000.00
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: €2,850 — 1% of €285,000.
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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 the 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 depending on the depth of the survey and property size.
- Annual home insurance: approximately 350 to 650 euro depending on the level of cover and policy inclusions.
Forum Talk
What people are saying about this area
- Locals in the Rhode area frequently discuss community life, highlighting the active GAA club and local amenities such as schools, shops, and the village park.
- Residents often note the peaceful, rural character of the surroundings while appreciating the convenient proximity to Edenderry for secondary schools and major supermarkets.
- Traffic and local road maintenance are occasional topics of discussion among villagers, particularly regarding connectivity to the M6 motorway via Rochfortbridge.
- Community forums occasionally share updates on local infrastructural improvements, community events, and rural development initiatives in County Offaly.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The property features generous gardens and safe outdoor space, but with only two bedrooms, growing families with multiple children might find space constrained over time.
- Teenagers5/10
The detached nature of the home offers good independence and outdoor areas, though the two-bedroom layout provides limited private space for teenagers.
- Multi-generational Living3/10
With 76 square metres of main living space and two bedrooms, accommodating multiple generations under one roof is challenging, though the separate outbuildings offer future potential.
- Single Buyers7/10
An attractive detached home with substantial acreage and workspace, offering a great lifestyle for single buyers who do not mind rural maintenance.
- Couples8/10
The two-bedroom layout, dual-aspect kitchen, and pleasant gardens make this an ideal size for couples looking for manageable indoor space with ample outdoor potential.
- Empty Nesters7/10
Single-level flow in the main house and manageable square footage suit downsizers, though the large 1.11-acre site requires ongoing garden upkeep.
- Retirees6/10
The home offers a peaceful rural setting with single-floor living convenience, but the rural location and garden maintenance requirements should be considered for long-term retirement.
Work
3 areas- Remote Working8/10
The property includes a separate external home office structure that, subject to modernisation and remedial works, provides a dedicated workspace separate from the main house.
- Hybrid Commuting6/10
Proximity to the M6 motorway at Rochfortbridge offers connections toward Dublin and Galway, making hybrid commuting viable despite the rural location.
- Retired8/10
A peaceful layout with single-level accommodation makes it comfortable for retirees who enjoy property upkeep and garden projects.
Practical
8 areas- Ageing in Place7/10
The single-level flow inside the main home supports accessibility, though the extensive grounds and outbuilding maintenance require physical effort.
- Low Maintenance4/10
With a 1.11-acre site, a substantial garage, and external ancillary spaces requiring modernisation, ongoing property upkeep will be significant.
- Secure Gated Entry8/10
Features limestone front boundary walls, a gated pedestrian entrance, and a separate gated vehicular entrance with stone pillars ensuring good privacy and security.
- Minimalist Design4/10
The property is a traditional detached home with mature gardens and functional outbuildings rather than a streamlined minimalist build.
- Flexible Floor Plans6/10
The main two-bedroom layout is relatively fixed, but the large external garage and ancillary rooms offer vast potential for custom configuration.
- Heritage Home4/10
The home presents as an established rural dwelling with mature character, though it is not classified as a protected historical heritage property.
- Ecological Setup6/10
Equipped with a pellet stove with a back boiler for heating efficiency, though the overall D1 BER rating indicates room for further energy upgrades.
- Outdoor areas10/10
An exceptional 1.11-acre elevated site featuring mature grounds, tarmacadam driveways, a large garage, and dedicated storage sheds.
Interests
9 areas- Gardening10/10
The mature, elevated 1.11-acre site provides exceptional scope for extensive gardening, landscaping, and outdoor cultivation projects.
- Walking7/10
The surrounding countryside and village proximity offer pleasant local walking routes, though access to structured trails may require short drives.
- Gym4/10
Dedicated fitness facilities are not immediately adjacent, though the large garage and outbuildings offer fantastic potential to install a private home gym.
- Cycling7/10
Quiet rural local roads provide decent routes for cycling enthusiasts, though traffic on regional connectors should be factored in.
- Golf5/10
While local courses are accessible via surrounding towns like Edenderry, there is no major golf facility directly on the doorstep.
- Fishing5/10
The inland Offaly location offers general proximity to regional waterways and angling spots, though buyers should verify specific local river access.
- Horse Riding6/10
The large site and rural surrounds are well-suited to rural equestrian interests, provided local stabling or livery arrangements are investigated.
- Water Sports2/10
Inland Co. Offaly is distant from major water sports hubs, limiting options for marine or coastal activities.
- Entertaining8/10
The dual-aspect kitchen, separate sitting room, and expansive outdoor grounds provide wonderful spaces for hosting guests during warmer months.
Lifestyle
5 areas- Quiet Living9/10
Situated on an elevated 1.11-acre site just outside the village of Rhode, the property provides a tranquil and private environment away from urban congestion.
- Rural Living9/10
Surrounded by mature grounds and open countryside with generous acreage, this property is deeply embedded in a traditional rural setting.
- Village Living8/10
Located just outside Rhode, residents have very convenient access to local village amenities, schools, shops, and community facilities.
- Coastal Living1/10
The property is located inland in County Offaly, far away from any coastal areas.
- Urban Living2/10
The setting is distinctly rural and village-adjacent, lacking the dense amenities and fast pace of major urban centres.
Social
6 areas- Community Involvement7/10
Proximity to Rhode village, local clubs like Rhode GAA, and community facilities foster a strong sense of local engagement.
- Café Culture4/10
Village life offers local pubs and convenience amenities, but dedicated contemporary cafe culture is more readily found in nearby Edenderry.
- Nightlife3/10
Nightlife is largely restricted to local village pubs, with extensive entertainment options requiring travel to larger nearby towns.
- Health/Wellness groups5/10
Local health centre access is convenient in the village, but structured wellness classes typically require travel to larger centres.
- Networking Opportunities3/10
The rural setting is quiet and residential, offering limited local professional networking outside of remote working setups.
- Tech-Hub Connectivity4/10
While remote work is supported by the outbuilding space, physical proximity to major tech hubs is limited and relies on remote infrastructure or travel.
Listing information
- Agent
- DNG Kelly Duncan
- Phone
- 057 932 5050
- Current status
- active
- Published on HouseDelve
- 1 November 2026
- Correction
- Report an issue
HD-8A3703HouseDelve · 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.