Hillview House, Cullaun, Knock, Roscrea, TipperaryE53DX99
€350,000
4 Bed~2 Bath~BER D
What you'll like:
- Scenic elevated setting: The property occupies an elevated rural site delivering panoramic views of the surrounding countryside, offering buyers a picturesque and peaceful living environment daily.
- Spacious family accommodation: Featuring four well-proportioned bedrooms and two bathrooms, the layout provides practical and comfortable living arrangements for a growing family or guests.
- Dual heating systems: The inclusion of both a solid fuel stove insert in the living room and a boiler stove in the dining room gives buyers flexible and efficient heating options.
- Dedicated utility room: A separate utility room plumbed for a washing machine with fitted presses helps keep laundry tasks organized and out of the main kitchen area.
- En-suite primary bedroom: The primary bedroom features a fully tiled private en-suite bathroom with an electric shower, adding a layer of convenience and privacy for homeowners.
- Substantial double garage: A concrete block built double garage provides secure parking, extensive workshop space, or versatile storage options for vehicles, tools, and outdoor equipment.
- Generous plot size: Set on approximately 0.7 acres of grounds with established lawns and boundary walls, the site offers ample outdoor space for children, pets, or gardening enthusiasts.
- Convenient transport links: Being situated only nine kilometers from the Ballybrophy commuter train station gives buyers reliable rail access for daily commuting or regional travel needs.
- Close to motorway: Quick access to the nearby M7 motorway facilitates straightforward vehicular commuting to major employment hubs and urban centers across the wider region.
- Proximity to Roscrea: Located approximately ten kilometers from Roscrea town, residents enjoy easy access to local supermarkets, secondary schools, medical services, and everyday community amenities.
- Solid construction era: Built in the year 2000, the dwelling benefits from modern construction standards compared to older stock, featuring standardized room heights and contemporary layout flows.
- Tiled functional zones: High-traffic areas such as the kitchen, dining room, and utility room feature durable tiled flooring, making clean-up effortless for busy households and families.
- Defined reception spaces: The home benefits from separate living and dining rooms, allowing family members to enjoy distinct areas for formal dining, entertaining, or quiet relaxation.
- Secure boundary walls: Concrete block built boundary walls and entrance piers enhance privacy and security around the perimeter of the property for peace of mind.
- Ample internal storage: The property includes dedicated storage presses in the dining room and hallway, plus a hotpress, ensuring household clutter can be easily stored away.
- Natural light features: Electric window blinds fitted across several key rooms allow buyers to easily manage sunlight levels and privacy without needing immediate window treatments.
- Quality kitchen fittings: The kitchen comes equipped with fitted units and integrated hob and oven appliances, reducing immediate setup costs for incoming home buyers.
- Bathroom facilities: The main family bathroom features a convenient shower over the bath, fully tiled surfaces, and a fixed wall mirror to accommodate busy morning routines.
- Potential for personalization: While well maintained, the interior decor leaves room for buyers to apply their own tastes and cosmetic upgrades over time to enhance value.
- Private country lifestyle: The rural setting shields residents from urban noise and congestion, appealing directly to buyers seeking a tranquil lifestyle surrounded by nature.
But keep in mind:
- Suboptimal energy rating: The home holds a D Building Energy Rating, which indicates poor thermal efficiency and suggests buyers should budget for future energy upgrades.
- High heating costs risk: Poor energy performance combined with reliance on oil and solid fuel could result in high seasonal heating bills during cold winter months.
- Untested mechanical systems: The agent notes that appliances, fixtures, and heating systems have not been tested, requiring buyers to commission independent professional inspections before purchase.
- Septic tank verification needed: Being a rural property, buyers must investigate the registration, condition, and capacity of any private wastewater treatment system on site.
- Private water supply check: Buyers should verify whether the property relies on a private well and test the water quality for potability, minerals, and reliable flow rates.
- Rural commuting reliance: Living approximately ten kilometers from the nearest town means daily car dependency is essential for groceries, schools, and social activities.
- Maintenance of large grounds: Managing and maintaining a 0.7-acre plot with lawns and boundary walls demands ongoing physical labor or financial investment in landscaping tools.
- Garage planning compliance: Buyers should check local planning records to confirm that the concrete block built double garage was constructed with full statutory permissions.
- Local road maintenance: Rural approach roads might experience weathering, narrow stretches, or limited winter gritting, requiring buyers to assess local council maintenance standards.
- Broadband availability check: Rural locations can sometimes suffer from slow internet speeds, so buyers working from home must verify high-speed fiber broadband availability.
- Oil burner service history: The oil-fired burner in the kitchen requires professional inspection to determine its age, efficiency, and remaining operational lifespan.
- Solid fuel stove emissions: Existing solid fuel stoves should be inspected for compliance with modern emissions regulations and chimney integrity to ensure safe operation.
- Floor area omission: The listing does not provide the total floor area in square meters, making it harder for buyers to assess value per square foot without independent measurement.
- Property type ambiguity: The listing fails to explicitly state the specific architectural style or legal property type, requiring confirmation of freehold title boundaries.
- Window and seal inspection: The window units should be checked for drafts, condensation between panes, and the operational condition of their electric blind mechanisms.
- Roof and attic insulation: Given the D energy rating, buyers must inspect the attic space to determine current insulation depths and check the roof timber for dampness.
- Surface water drainage: The elevated site should be checked during wet weather to ensure rainwater runoff is managed properly and does not pool near the foundations.
- Boundary fence verification: Buyers should review the legal mapping with their solicitor to ensure the physical boundary walls accurately match the registered folio boundaries.
- Appliance lifespan uncertainty: Included kitchen appliances like the hob, oven, and extractor hood are of unknown age and may require imminent replacement after moving in.
- Future retrofit capital outlay: Bringing this D-rated property up to a modern A or B energy standard will likely require substantial capital expenditure on insulation and heat pumps.
Price positioning
?
- The asking price appears somewhat elevated relative to wider regional transaction benchmarks because rural detached properties of this vintage typically command moderate pricing outside major urban centers.
- Upward valuation signals stem from the inclusion of an expansive site, panoramic countryside views, and a substantial detached double garage which together enhance property utility.
- Potential factors that could undermine this pricing include the mediocre D energy rating which may necessitate costly upgrades for improved thermal efficiency and comfort.
- Additional market relevance involves convenient transport links via nearby motorway access and commuter rail services that support commuter demand for rural family homes.
Build Analysis
What we know from similar construction types
- The property is a detached four-bedroom family home built around the year 2000, situated on an elevated site of approximately 0.7 acres with panoramic countryside views.
- Construction features include a concrete block built double garage, concrete block boundary walls, and piers, indicating solid traditional build methods.
- Heating is supported by a solid fuel stove insert in the living room, a solid fuel boiler stove in the dining room, and an oil burner in the kitchen, suggesting a dual heating system that a buyer should inspect for efficiency and compliance.
- A buyer should verify the functionality and service history of the private services, such as wastewater treatment systems and water supply, which are typical for rural properties of this age and location.
- Given the rural setting, checking local planning compliance for any historical extensions or outbuildings, such as the double garage, is recommended.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a D BER rating, which places it in the D-G range requiring a deep retrofit estimate and reasoning.
- A comprehensive deep retrofit to bring a house of this size and era to a B2 rating or higher typically ranges from EUR 35,000 to EUR 55,000, depending on the exact floor area.
- Key measures needed would likely include upgrading roof and wall insulation, replacing older windows and external doors with high-performance double or triple glazing, and potentially upgrading the heating system to a modern renewable energy source such as a heat pump.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 2,000 euro to 2,600 euro.
- Explanation: Given the D energy rating and the presence of both solid fuel stoves and an oil burner to heat a detached four-bedroom home built in 2000, heating demands will be moderate to high depending on usage and fossil fuel prices.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a scenic rural countryside setting with no major industrial facilities, incinerators, or known active landfills in immediate proximity.
- Any historical or legacy agricultural and domestic waste practices in the wider rural area should be independently verified by prospective buyers if concerned.
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 Knock area
BIRR RD, ROSCREA, CO TIPPERARY
- Sale date
- Declared sale price
- €355,000.00
17 LIMERICK ROAD, ROSCREA, CO TIPPERARY
- Sale date
- Declared sale price
- €120,000.00
ROSEMARY ST, ROSCREA, TIPPERARY
- Sale date
- Declared sale price
- €166,000.00
30 ARD NA GREINE, ROSCREA, TIPPERARY
- Sale date
- Declared sale price
- €225,000.00
36 RAILWAY VIEW, BUNKERS HILL, ROSCREA
- Sale date
- Declared sale price
- €130,000.00
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 1 percent of the purchase price for properties up to 1 million euro, amounting to 3,500 euro.
- Solicitor legal fees: generally range from 1,500 euro to 3,000 euro plus outlay and VAT.
- Land registration fees: approximately 600 euro to 800 euro depending on the value of the property.
- Property valuation fees: typically between 150 euro and 300 euro.
- Surveyor fees: generally range from 500 euro to 1,200 euro depending on the depth of the survey.
- Annual home insurance: estimated between 400 euro and 800 euro per year.
Forum Talk
What people are saying about this area
- Locals in the Knock and Roscrea areas frequently discuss the peaceful rural setting and scenic countryside views.
- Community forums often highlight the convenience of proximity to the M7 motorway for commuters traveling to larger towns or cities.
- Residents appreciate the balance of country living with local amenities being only a short drive away in nearby Roscrea town.
- Discussions in regional groups occasionally mention the proximity of the Ballybrophy commuter train station as a strong benefit for rail commuters.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The four-bedroom layout and generous gardens in lawn provide a safe and spacious environment for young children to play.
- Teenagers6/10
With four bedrooms and separate living and dining rooms, teenagers have space of their own, though the rural location means they will rely on parents for transport.
- Multi-generational Living5/10
The single-level accommodation flow suits multi-generational needs well, but the single main family bathroom and one en-suite may create morning bottlenecks.
- Single Buyers4/10
A four-bedroom detached rural house on 0.7 acres may offer more space and maintenance than a typical single buyer requires.
- Couples6/10
Couples looking for country living will appreciate the generous room sizes and panoramic views, though it is quite large for just two people.
- Empty Nesters7/10
The property offers good single-level living potential and peace, though the upkeep of the 0.7-acre grounds and double garage requires effort.
- Retirees7/10
The detached layout and peaceful rural setting are ideal for retirement, provided they are comfortable managing a rural property and driving to amenities.
Work
3 areas- Remote Working7/10
The quiet rural environment is ideal for home working, though buyers should verify local broadband speeds.
- Hybrid Commuting6/10
Conveniently situated approximately 9km from the M7 Motorway and Ballybrophy commuter train station for hybrid travel.
- Retired9/10
An ideal home for retirement living with peaceful surroundings and manageable single-floor layout.
Practical
8 areas- Ageing in Place7/10
The accommodation is laid out on a single floor level, which assists with ageing in place, though buyers should check bathroom accessibility.
- Low Maintenance5/10
While the interior is well maintained, the 0.7-acre grounds and double garage require ongoing exterior upkeep.
- Secure Gated Entry3/10
The property features concrete block built boundary walls and piers, but lacks a secure automated security gate system based on the listing data.
- Minimalist Design4/10
The home features a traditional layout with separate rooms, a cut stone fireplace, and fitted presses rather than open-plan minimalism.
- Flexible Floor Plans5/10
Features distinct reception rooms including a living room, dining room, and kitchen rather than open-plan multi-use spaces.
- Heritage Home2/10
Built in 2000, this is a modern family home rather than a period or heritage property.
- Ecological Setup4/10
Fitted with an oil burner and solid fuel stoves, though buyers may wish to explore upgrading to more energy-efficient modern green technologies given the D BER rating.
- Outdoor areas8/10
Benefits from an elevated site of approximately 0.7 acres with gardens in lawn, panoramic countryside views, and a double garage.
Interests
9 areas- Gardening8/10
The property features gardens in lawn set on approximately 0.7 acres, offering plenty of scope for gardening enthusiasts.
- Walking7/10
The surrounding scenic countryside roads offer pleasant opportunities for country walks, though footpaths are absent.
- Gym2/10
There are no gyms within immediate walking distance, requiring a drive into Roscrea for fitness facilities.
- Cycling7/10
Quiet rural roads provide good routes for cycling enthusiasts, though motorists should be mindful of rural traffic speeds.
- Golf4/10
Golfers will need to travel a short drive to reach the nearest courses in the surrounding Tipperary or Laois areas.
- Fishing4/10
While rural, buyers should verify proximity to local angling rivers or lakes in the wider region.
- Horse Riding6/10
The rural setting and outbuildings like the double garage may appeal to equestrian interests, subject to local hacking routes.
- Water Sports1/10
Inland Tipperary location offers no direct access to water sports facilities.
- Entertaining7/10
A separate living room, dining room, and extensive outdoor space provide a good setup for hosting guests.
Lifestyle
5 areas- Quiet Living9/10
Set in an elevated rural location with panoramic views of the surrounding countryside, ensuring a very quiet and peaceful atmosphere.
- Rural Living10/10
Located in a scenic rural area outside Roscrea, perfectly tailored to a countryside lifestyle with surrounding lawns and open views.
- Village Living5/10
The property is situated in a rural townland rather than an active village community, requiring a drive to local shops and services.
- Coastal Living1/10
The property is located inland in Tipperary, far from any coastal areas.
- Urban Living2/10
Set well away from urban centres, with the nearest town of Roscrea about 10km away.
Social
6 areas- Community Involvement5/10
Community ties rely on engaging with the nearby town of Roscrea and local rural parish networks.
- Café Culture2/10
Cafés are located about 10km away in Roscrea town rather than on the doorstep.
- Nightlife2/10
Nightlife options are limited in this rural townland, requiring travel into nearby towns.
- Health/Wellness groups3/10
Wellness classes and health groups will generally require a commute into Roscrea.
- Networking Opportunities2/10
Professional networking is minimal in this rural location, best suited for remote workers or commuters.
- Tech-Hub Connectivity2/10
There are no tech hubs nearby, so remote workers will depend entirely on their own home internet connection.
Listing information
- Agent
- REA Seamus Browne
- Phone
- 050 523 158
- Published on HouseDelve
- 15 September 2026
- Correction
- Report an issue
HD-31ECD2HouseDelve · 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.