Islandbawn, Nenagh, Co. TipperaryE45WK09
€195,000
3 Bed~1 Bath~93 m²~BER F
What you'll like:
- Generous Site Area: The property occupies an impressive site measuring approximately 0.96 acres, providing exceptional outdoor space for gardens, outbuildings, or potential future expansion.
- Proximity To Town: Located just three kilometres from Nenagh town on the Dublin Road, offering convenient access to local shops, schools, and essential amenities.
- Accessible Asking Price: Listed at one hundred and ninety-five thousand euros, presenting an affordable entry point for buyers looking for a renovation project with strong upside potential.
- Ground Floor Bedroom: Features a convenient ground floor bedroom equipped with an ensuite bathroom, making single-level living arrangements easily achievable for residents with mobility needs.
- Extended Living Space: The dwelling has been thoughtfully extended to the front and rear, delivering a larger footprint than standard three-bedroom semi-detached homes in this area.
- Solid Fuel Stove: The living room incorporates a fitted solid fuel stove, offering a cozy secondary heat source that can significantly reduce home heating oil consumption.
- Oil Fired Range: The kitchen is equipped with an oil-fired range cooker, which provides traditional charm and functional dual-purpose heating for culinary activities and kitchen warmth.
- Double Glazed Windows: Fitted with uPVC double-glazed windows throughout, helping to secure better acoustic insulation and improved thermal retention compared to older single-pane setups.
- Mains Water Connected: Benefits from a connection to the public mains water supply, avoiding the reliability and maintenance worries typically associated with private well systems.
- Electricity Installed: Mains electricity is already connected to the premises, ensuring basic power functionality is ready for ongoing habitation or construction work.
- Tiled Flooring Areas: Several main ground floor zones feature durable tiled flooring, which proves exceptionally practical for high-traffic entry points and busy kitchen environments.
- Upstairs Refurbishment Potential: The two upper-floor bedrooms require modernization, giving creative buyers a blank canvas to design and finish bedrooms entirely to their own taste.
- Separate Reception Rooms: Includes both a living room and an additional sitting room connected by double doors, allowing for flexible family lounging and entertaining layouts.
- Fully Tiled Bathroom: The ground floor bathroom is completely tiled from floor to ceiling, making daily cleaning routines much easier and protecting walls from moisture damage.
- Electric Shower Fitted: The bathroom includes an electric shower unit, guaranteeing independent instant hot water availability without relying solely on the domestic boiler system.
- Substantial Outdoor Scope: The nearly one-acre plot size opens up fantastic opportunities for hobby farming, keeping pets, or constructing a large domestic workshop or garage.
- Commuter Friendly Position: Situated right along the Dublin Road corridor, providing straightforward driving access toward major regional commuter routes and employment hubs.
- Structural Extension Benefits: The existing extensions mean major footprint additions are already completed, letting buyers focus their renovation budget strictly on cosmetic upgrades.
- Natural Light Potential: The detached nature of the extended layout combined with multiple reception rooms allows plenty of daylight to enter the main living spaces.
- Investment Upside: Buying at this price point and updating the F-rated interior could yield significant capital appreciation upon completion of a comprehensive modernization schedule.
But keep in mind:
- Poor Energy Rating: The building holds an inefficient BER rating of F, indicating severe heat loss and high energy bills unless major retrofitting works are undertaken.
- Upstairs Bedrooms Need Work: Both first-floor bedrooms require complete refurbishment, meaning buyers must budget additional time and capital before upper rooms are habitable.
- Private Septic Tank: Relies on a private septic tank for sewage treatment, requiring the buyer to verify its current structural integrity, capacity, and regulatory compliance.
- Older Heating System: The reliance on oil-fired central heating and an older range cooker may require a costly modern boiler upgrade to achieve acceptable efficiency.
- Compact Room Proportions: Certain original rooms have modest dimensions, which could feel slightly cramped for modern family living standards prior to any reconfigurations.
- Renovation Financing Costs: Because significant modernization is clearly needed upstairs, buyers should verify whether standard mortgage lenders will approve funds without a retention clause.
- Septic Tank Compliance: The buyer should independently inspect the registration and percolation performance of the septic tank to avoid unexpected remediation expenses.
- Insulation Upgrades Required: Achieving a modern comfort standard will likely demand extensive attic insulation, dry-lining, and draught-proofing to overcome the poor energy score.
- Roof Inspection Needed: Given the age and extended nature of the structure, a thorough professional survey should be conducted to check the condition of all roof timbers.
- Dampness Risks: Older extensions combined with low energy performance can hide moisture issues, making a detailed damp and timber survey an essential pre-purchase step.
- Boundary Verification: The extensive 0.96-acre plot requires careful legal confirmation of all boundary fencing and legal rights of way to prevent future neighbor disputes.
- Ventilation Improvements: Upgrading insulation in older properties often traps moisture, meaning the buyer should budget for modern ventilation systems in upgraded rooms.
- Electrical Safety Check: The electrical wiring installation should be professionally tested by a qualified electrician to ensure it meets current safety standards and regulations.
- Plumbing System Age: Older pipework associated with the oil-fired range and bathroom fixtures should be inspected for potential leaks, corrosion, or freezing vulnerabilities.
- External Maintenance Backlog: The exterior grounds and building facade appear to need general tidying and maintenance, adding to the initial post-purchase project list.
- Kitchen Modernization Urgency: The kitchen relies on an older range setup which many modern buyers will want to completely rip out and replace with fitted units.
- Limited Bathroom Facilities: With only one bathroom servicing a three-bedroom house, morning queues are likely unless a second bathroom can be added during renovations.
- Traffic Proximity Noise: Being positioned directly on the Dublin Road may introduce traffic noise and vehicle activity impacts during peak commuting hours.
- Planning Permission Checks: The buyer must verify that all previous structural extensions to the front and rear received proper local authority planning permission and compliance.
- High Retrofit Capital: Bringing this property up to a modern B-rating will require substantial financial investment well beyond the initial purchase price and cosmetic touches.
Price positioning
?
- The asking price appears appropriately valued because it reflects the necessary modernization costs associated with an F energy rating and partially unfinished upper-floor bedrooms requiring significant investment.
- Valuation signals include a substantial 0.96-acre site and a functional ground-floor extension with an ensuite, which significantly enhance the overall appeal relative to typical urban dwellings.
- Factors that could undermine this pricing include high contractor expenses for deep retrofitting and septic tank compliance upgrades, while successful renovation completion strongly supports long-term value.
- Additional relevant considerations involve the convenient proximity to Nenagh town on the Dublin Road, offering strong commuter appeal despite current structural and energy efficiency drawbacks.
Build Analysis
What we know from similar construction types
- The property is a three-bedroom semi-detached house that has been extended to the front and rear to provide an ensuite bedroom and additional living space.
- The listing notes that two upstairs bedrooms require refurbishment, and the overall energy rating is poor, suggesting the need for substantial modernization.
- Services include a septic tank, and a buyer should investigate its compliance, capacity, and condition along with percolation test results.
- Given the presence of extensions and older structural elements, a structural survey should be carried out to assess the integrity of the original build and the quality of the extensions.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a BER rating of F, indicating a very poor energy efficiency level that requires a comprehensive deep retrofit.
- A full deep retrofit for a 93 square metre home with an F rating typically costs between €50,000 and €80,000.
- Estimated costs would cover external wall insulation, upgraded roof and floor insulation, replacement of windows and exterior doors, and the installation of a modern renewable heating system such as a heat pump, alongside necessary ventilation upgrades.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is €2,200 to €2,800
- Explanation: The property has a poor BER rating of F (361 kWh/m²/year) and a floor area of 93 m², combined with an oil-fired range and solid fuel stove, which will result in higher-than-average energy consumption and heat loss.
Pollution Safe
8/10Environmental situation to investigate
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 Nenagh area
15 CONNOLLY ST, NENAGH, TIPPERARY
- Sale date
- Declared sale price
- €130,000.00
155 COILLE BHEITHE, ST. CONLAN'S ROAD, NENAGH
- Sale date
- Declared sale price
- €328,000.00
6 MACDONAGH ST, NENAGH, TIPPERARY
- Sale date
- Declared sale price
- €190,000.00
POPULAR RISE, BENEDINE, NENAGH
- Sale date
- Declared sale price
- €550,000.00
TYONE, NENAGH, TIPPERARY
- Sale date
- Declared sale price
- €330,000.00
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 €1,950 based on 1% of the asking price
- Solicitor legal fees: €1,500 to €3,000 plus VAT and outlay
- Land registration fees: approximately €170 to €700 depending on the application type
- Property valuation fees: €150 to €300 for mortgage purposes
- Surveyor fees: €500 to €1,200 depending on the level of detail required for the renovation scope
- Annual home insurance: €400 to €800 depending on the level of coverage and property location
Forum Talk
What people are saying about this area
- Locals frequently discuss community initiatives and local sports clubs surrounding the greater Nenagh area on regional forums.
- Residents often highlight the convenience of living along the Dublin Road corridor with easy access into Nenagh town.
- Discussions on local pages occasionally focus on rural traffic speeds and road safety measures near approach roads to Nenagh.
- Property renovation projects and DIY tips are common topics among rural homeowners in Tipperary community groups.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The generous 0.96-acre site provides ample outdoor space for children to play, though the proximity to the Dublin Road means buyers should verify traffic safety measures.
- Teenagers5/10
Three bedrooms offer adequate sleeping arrangements, but the property's location outside Nenagh town may require parents to provide frequent transport for teenage activities.
- Multi-generational Living4/10
The ground-floor bedroom with an ensuite offers good accessibility, but the overall floor area of 93 square metres is relatively compact for multiple generations living together.
- Single Buyers6/10
At an asking price of €195,000, it presents an affordable entry point, though buyers should budget for significant renovation costs given the BER rating of F and upstairs bedrooms requiring refurbishment.
- Couples7/10
Provides a great opportunity for couples looking for a renovation project with a large plot of land within easy reach of Nenagh town.
- Empty Nesters6/10
The ground-floor bedroom and bathroom facilitate single-level living, but the large 0.96-acre site and the need for ongoing refurbishment might involve substantial garden and property maintenance.
- Retirees5/10
While having a ground-floor bedroom is a plus for retirement, the low BER rating of F and required modernization mean considerable work may be needed to achieve comfortable energy efficiency.
Work
3 areas- Remote Working6/10
The additional reception space and extended layout allow for home office setups, though buyers should verify local broadband speeds and connectivity.
- Hybrid Commuting6/10
Conveniently positioned about 3 km from Nenagh with access to regional road networks, making it workable for hybrid commuters.
- Retired6/10
The ground-floor bedroom and peaceful setting suit retirement living, provided the buyer is prepared to manage home renovations.
Practical
8 areas- Ageing in Place6/10
The inclusion of a ground-floor bedroom and fully tiled bathroom supports ageing in place, though the wider property requires modernization.
- Low Maintenance3/10
With an F BER rating, upstairs bedrooms requiring refurbishment, a septic tank, and a 0.96-acre site, this property will require ongoing maintenance and investment.
- Secure Gated Entry2/10
The listing details do not mention secure gated entry, so buyers would need to install security features themselves if desired.
- Minimalist Design3/10
The property features a traditional layout with multiple separate reception rooms and an extended footprint rather than open-plan minimalist architecture.
- Flexible Floor Plans6/10
Features multiple reception spaces, double doors connecting the living and sitting rooms, and a ground-floor ensuite bedroom offering adaptable use.
- Heritage Home3/10
Appears to be a standard extended semi-detached home rather than a protected or historic heritage property.
- Ecological Setup3/10
The current BER rating of F (Energy Performance Indicator 361) indicates that significant energy upgrades are required to achieve an ecological or efficient setup.
- Outdoor areas9/10
The standout feature is the generous c. 0.96-acre site, offering expansive outdoor space for gardens, outbuildings, or recreation.
Interests
9 areas- Gardening9/10
The large c. 0.96-acre site offers exceptional potential for enthusiastic gardeners to cultivate extensive lawns, vegetable patches, or landscaping.
- Walking6/10
The surrounding countryside offers pleasant walking routes, though walking directly along the Dublin Road into Nenagh requires caution as pedestrian infrastructure may vary.
- Gym4/10
Access to dedicated gym facilities will require travelling approximately 3 km into Nenagh town.
- Cycling6/10
The short distance to Nenagh makes cycling feasible, though the main road route should be assessed for safety by cyclists.
- Golf6/10
Nenagh Golf Club is located within the wider locality, providing reasonable access for golf enthusiasts.
- Fishing6/10
Lough Derg and local rivers are within reasonable driving distance, offering good opportunities for fishing enthusiasts.
- Horse Riding7/10
The large plot and rural surroundings offer potential for equestrian interests, and there are local riding facilities in Co. Tipperary.
- Water Sports5/10
Water sports activities are available at nearby Lough Derg, requiring a short drive from the property.
- Entertaining7/10
The extensive outdoor grounds and separate living and sitting rooms provide a good layout for hosting guests once internal refurbishments are completed.
Lifestyle
5 areas- Quiet Living7/10
Situated c. 3 km from Nenagh on a large rural site, offering a peaceful setting away from the town centre bustle, though positioned along a main road.
- Rural Living7/10
The property features a substantial site of approximately 0.96 acres and relies on a septic tank, offering a semi-rural lifestyle close to town amenities.
- Village Living6/10
Located just c. 3 km from Nenagh town, providing close access to local shops, services, and community amenities.
- Coastal Living1/10
Co. Tipperary is an inland county with no immediate coastal proximity.
- Urban Living3/10
Located outside the town boundaries rather than in an urban centre, making it more suited to a countryside or edge-of-town lifestyle.
Social
6 areas- Community Involvement6/10
Proximity to Nenagh allows residents to easily participate in local clubs, sports organisations, and community groups.
- Café Culture5/10
Café options are accessible a short drive away in Nenagh town, though not within immediate walking distance.
- Nightlife4/10
Pubs and nightlife venues are located in Nenagh town rather than the immediate vicinity.
- Health/Wellness groups5/10
Wellness groups, pilates, and fitness classes can be accessed in nearby Nenagh.
- Networking Opportunities4/10
Professional networking events are primarily centered in larger urban hubs, requiring travel outside the immediate area.
- Tech-Hub Connectivity3/10
This is a rural or edge-of-town location rather than a designated technology hub, so high-speed internet availability should be verified.
Listing information
- Agent
- DNG Michael Gilmartin
- Phone
- 067 31 569
- Published on HouseDelve
- 3 October 2026
- Correction
- Report an issue
HD-84FC4FHouseDelve · 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.