
Killinardish House, Knockroe, Drangan, TipperaryE41K763
€490,000
4 Bed~4 Bath~187 m²~BER B
What you'll like:
- High Energy Efficiency: The main residence achieves an impressive B energy rating, which indicates lower utility bills and superior comfort compared to typical older period properties.
- Comprehensive 2018 Renovation: A complete overhaul included rewiring, replumbing, insulation, and a radon barrier, significantly modernising the historic structure for contemporary family living standards.
- Substantial Floor Area: The main house spans approximately 187 square metres, providing a generous and well-proportioned layout designed around comfortable reception and bedroom spaces.
- Multiple Ensuite Bedrooms: The main dwelling features three ensuite bathrooms, offering exceptional convenience and privacy for family members and visiting guests alike.
- Preserved Period Features: Careful restoration retained magnificent original architectural details such as decorative cornices, ceiling centrepieces, and the striking main staircase.
- Historic Window Preservation: Original 200-year-old window frames and doors were professionally restored and retained, maintaining the unique authenticity of the former convent.
- Dual Stove Heating: Principal reception spaces are enhanced by Henley solid fuel stoves set within restored period fireplace surrounds, creating cozy focal points.
- Reliable Backup Power: The property includes a 10.5 kVA automatic backup generator to ensure continuity of essential electrical services during unexpected grid outages.
- Extensive Ancillary Wing: An additional c.160 square metre former convent wing provides enormous potential to expand the main living quarters or create dedicated guest accommodation.
- Historic School Buildings: Two separate former school structures with exceptional ceiling heights offer vast space and unique character for creative future projects.
- Village Centre Convenience: Occupying a prominent position in Drangan Village, the property sits within easy reach of local amenities such as a national school and convenience store.
- Gated Private Grounds: The mature site is securely accessed via electrified entrance gates leading to a gravel driveway flanked by established lawned areas.
- Outdoor Living Space: A paved rear patio accessed directly from the main living room provides a private and pleasant setting for outdoor dining and relaxation.
- Modern Kitchen Amenities: The fitted kitchen includes contemporary units, integrated appliances, and an informal breakfast bar suitable for busy family routines.
- Flexible Ground Floor Room: A versatile ground floor reception room currently functions as a sitting room but can easily double as an accessible fourth bedroom.
- Dedicated Utility Room: A practical utility space just off the kitchen provides essential laundry plumbing, countertop workspace, and convenient side access.
- Secure Storage Potential: Multiple built-in wardrobes, walk-in dressing areas, and large under-stairs spaces ensure plentiful storage options throughout the main residence.
- Strategic Regional Location: The village setting allows convenient access to nearby towns like Fethard, Clonmel, and Mullinahone for wider services and commuting.
- Stable Asking Price: The recorded asking price has remained unchanged at €490,000 since initial observation, suggesting a firm pricing strategy from the vendor.
- Unique Architectural Heritage: The rare combination of ecclesiastical history, stone schoolhouses, and a modernised home creates an extraordinarily distinctive lifestyle property.
But keep in mind:
- Water Ingress Issues: The ancillary convent accommodation wing exhibits evidence of historic water ingress requiring investigation and structural remediation by a professional surveyor.
- Roof Repair Requirements: Portions of the first-floor landing and roof structure within the ancillary wing require immediate roof repairs to halt active moisture damage.
- Disconnected Wing Layout: The secondary convent accommodation is currently disconnected from the principal home, meaning significant capital investment is needed to reincorporate it.
- Planning Permission Complexities: Future development or commercial use of the extensive stone-built former schoolhouses is entirely subject to obtaining appropriate local planning consents.
- Extensive Renovation Backlog: While the main house is modernised, the secondary school and convent buildings require substantial capital expenditure to become habitable or usable.
- Older Main Roof Age: The roof of the principal residence was replaced approximately 35 years ago and will require careful ongoing monitoring and eventual replacement.
- Historical Maintenance Costs: Maintaining a sprawling former convent and associated historic buildings will likely incur significantly higher ongoing maintenance expenses than a standard home.
- Uncertain Refurbishment Costs: Buyers should budget for potentially high specialist conservation costs when repairing traditional lime plaster and historic stone structures.
- BER Discrepancy Risks: The B energy rating applies strictly to the modernised main residence and does not reflect the unheated and dilapidated ancillary buildings.
- Unverified Structural Integrity: The buyer should commission a thorough structural survey to assess the timber integrity of the historic roof structures in the school buildings.
- Potential Boundary Clarity: Given the historic institutional use of the site, a buyer should verify exact property boundaries and title details with their legal representative.
- Septic and Drainage Verification: The listing details do not specify wastewater arrangements, so the buyer must investigate whether the property relies on a private septic tank.
- Generator Maintenance Overhead: The automatic backup generator will require regular servicing and fuel management to ensure reliability during extended power outages.
- Local Market Liquidity: Properties of this unique scale, historical nature, and price point in a rural village setting may experience longer resale timelines.
- Commercial Use Restrictions: Restrictions associated with protected structures or village zoning could limit the scope of commercial or community reuse for the school buildings.
- Heating System Efficiency: Relying on oil-fired central heating alongside solid fuel stoves in a large period property could result in substantial winter fuel consumption.
- Moisture in Traditional Walls: The use of traditional lime plaster requires careful future maintenance to prevent trapped dampness within the thick historic exterior walls.
- Access and Traffic Management: The prominent village-centre location near a national school may result in temporary localized traffic congestion during morning and afternoon school runs.
- Insulation Limitations: Despite substantial 2018 insulation upgrades, period buildings can still suffer from localized thermal bridging compared to modern ground-up builds.
- Uncertainty of Future Grants: Buyers should investigate whether historic building conservation grants are available to offset the substantial costs of restoring the remaining school rooms.
Price positioning
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- The asking price appears somewhat elevated relative to baseline regional benchmarks due to the substantial scale of the overall footprint, though this reflects the extensive multi-building composition rather than a standard four-bedroom home.
- Valuation signals present a complex dynamic where the fully modernised main residence justifies significant baseline value, while the secondary convent wing and historic schoolhouses require capital investment to unlock their full potential.
- Potential support for this valuation relies on buyer demand for unique heritage properties with commercial or community adaptive reuse potential, though the extensive repair requirements in unrefurbished sections could undermine achievable bids.
- Relevant considerations include the strong B energy rating and recent comprehensive upgrades to the main dwelling, balancing against prospective renovation costs needed for the considerable ancillary structures included in the sale.
Build Analysis
What we know from similar construction types
- The main residence underwent a comprehensive refurbishment program in 2018, which included new plumbing, electrical cabling, insulation, a radon barrier, and substantial external wall insulation before replastering.
- The roof of the main residence was previously replaced approximately 35 years ago, with valleys inspected and repaired in 2019, which a buyer should monitor given its age.
- The property includes a disconnected former convent accommodation wing featuring a reception room requiring refurbishment due to historic water ingress issues, and a first-floor landing area requiring roof repairs due to water ingress above.
- The property features extensive historic former school buildings that offer significant potential for future uses, subject to verifying appropriate planning permissions and statutory consents.
- A buyer should verify the legal separation status, access rights, and structural integrity of all ancillary structures, including the former convent wing and schoolhouse buildings.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,800 to €2,500.
- Explanation: Despite having a modern B BER rating, the main residence has a floor area of 187 square metres and features solid fuel stoves alongside oil-fired central heating. Actual costs will vary depending on occupancy, fuel prices, and how frequently the stoves are used. Note that ancillary areas like the former convent wing may incur additional heating costs if brought back into use.
Pollution Safe
8/10Environmental situation to investigate
- The property is located in a predominantly rural village setting in County Tipperary, appearing well removed from heavy industrial zones, major waste incinerators, or large active landfills.
- Prospective buyers should verify local records regarding any historical agricultural or localized fuel storage practices that might affect soil quality.
Flood Safe
8/10Water overflow reports to follow up
- The elevated village setting in Knockroe, Drangan generally indicates a lower likelihood of widespread river or coastal flooding based on regional topography.
- Specific localized drainage or historic water ingress issues were noted in the ancillary convent accommodation wing, suggesting buyers should investigate site-specific surface water management.
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 Drangan area
NEWTOWN, DRANGAN, CO TIPPERARY
- Sale date
- Declared sale price
- €218,000.00
BALLYLUSKEY, DRANGAN, CO TIPPERARY
- Sale date
- Declared sale price
- €17,553.33
6 HILLVIEW, DRANGAN, THURLES
- Sale date
- Declared sale price
- €90,000.00
RATHKENNY, DRANGAN, TIPPERARY
- Sale date
- Declared sale price
- €350,000.00
MOANVERRIN, DRANGAN, COUNTY TIPPERARY
- Sale date
- Declared sale price
- €280,000.00
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: €4,900 — 1% of €490,000.
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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: €1,500 to €3,500 plus VAT and outlays.
- Land registration fees: €400 to €800 depending on the property value and registration type.
- Property valuation fees: €150 to €300 for a standard mortgage valuation.
- Surveyor fees: €500 to €1,200 depending on the depth of the structural survey required for a large or historic property.
- Annual home insurance: €400 to €900 depending on the level of cover chosen for buildings and contents.
Forum Talk
What people are saying about this area
- Local community discussions highlight Drangan as a quiet and historic rural village in County Tipperary with good connectivity to nearby towns such as Clonmel and Fethard.
- Residents frequently note the strong sense of community and village-centre amenities including local national schools, convenience stores, and traditional pubs.
- Property buyers in rural Tipperary community forums often discuss the balance of character features versus the higher maintenance requirements of older or historic structures.
- Local commentary suggests steady interest in unique architectural properties that offer versatile ancillary spaces, such as former convents or historic schoolhouses.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The main residence provides generous family accommodation with three ensuite bedrooms and a secure, gated entrance, making it safe for young children to play in the surrounding lawned gardens.
- Teenagers8/10
With extensive overall space, including a disconnected former convent wing and historic school buildings, there is plenty of room for teenagers to have independent living or study spaces.
- Multi-generational Living9/10
The property features a substantial separate former convent accommodation wing with its own bedrooms, living room, and kitchen, offering exceptional potential for multi-generational living once reincorporated or upgraded.
- Single Buyers4/10
A property of this scale, asking €490,000 and requiring ongoing management of extensive ancillary structures, is likely too large and maintenance-heavy for a single buyer.
- Couples6/10
Couples looking for a unique heritage home will appreciate the spacious reception rooms and modern upgrades, though much of the extra building space may go underutilized initially.
- Empty Nesters6/10
The main residence is fully modernised with a B BER rating and comfortable single-level flexibility, but the sheer scale of the historical outbuildings and additional wings means high overall maintenance.
- Retirees5/10
While the main house has been thoroughly upgraded with modern comforts and efficient heating, the extensive grounds and historic ancillary structures may prove burdensome for retirees to manage over time.
Work
3 areas- Remote Working8/10
The layout includes a dedicated landing alcove suitable for a home office, and the property's overall scale easily accommodates multiple remote working setups.
- Hybrid Commuting5/10
The village location in County Tipperary means hybrid commuting to major employment cities would involve significant travel times, which should be verified.
- Retired6/10
The main residence offers comfortable, energy-efficient single-level elements, though the historic outbuildings require ongoing upkeep that retirees might find demanding.
Practical
8 areas- Secure Gated Entry9/10
The property is securely accessed via electrified entrance gates leading onto a private gravel driveway.
- Ageing in Place6/10
While the ground floor features accessible spaces including a potential ground floor bedroom and a modern shower room, extensive multi-story areas and large grounds mean ageing in place requires careful consideration.
- Low Maintenance3/10
The property includes extensive historical outbuildings, a separate former convent wing requiring some attention, and mature grounds, translating to high ongoing maintenance.
- Minimalist Design2/10
Rich in character, history, and period features such as decorative coving, ceiling medallions, and original timber shutters, the home embraces maximalist historic charm rather than minimalism.
- Flexible Floor Plans9/10
The layout offers remarkable flexibility, with a ground-floor room adaptable as a sitting room or bedroom, alongside a disconnected convent wing and school buildings ripe for future incorporation.
- Heritage Home10/10
A substantial former convent residence rich in character, featuring 200-year-old original doors, restored period fireplaces, and an original staircase.
- Ecological Setup8/10
Benefiting from a strong B BER rating, comprehensive 2018 insulation upgrades, double-glazing, and modern heating systems, the main residence balances historic preservation with energy efficiency.
- Outdoor areas9/10
Features extensive mature grounds, lawned areas, a paved rear patio, and a former schoolyard offering vast outdoor potential.
Interests
9 areas- Gardening8/10
The property features mature grounds, lawned areas on both sides of the gravel driveway, and a rear patio garden, offering ample space for keen gardeners.
- Walking7/10
The village-centre location and surrounding Tipperary countryside provide pleasant opportunities for local walks and exploring rural roads.
- Gym3/10
There is no dedicated home gym setup mentioned, and dedicated fitness facilities would require travel to larger nearby settlements.
- Cycling7/10
The rural roads surrounding Drangan offer scenic routes for cycling enthusiasts, though local traffic conditions should be verified.
- Golf5/10
While the location allows for rural living, the buyer should verify the proximity of the nearest golf courses in County Tipperary.
- Fishing5/10
Proximity to local angling spots should be investigated by the buyer, as specific nearby river or lake access is not detailed.
- Horse Riding6/10
The property's extensive historic outbuildings and rural Tipperary setting could potentially accommodate equestrian interests, subject to appropriate adaptations.
- Water Sports2/10
Being landlocked in an inland village, the property is far removed from major water sports facilities.
- Entertaining9/10
With expansive reception rooms, a modern fitted kitchen with a breakfast bar, and a rear patio area, the main house is exceptionally well-suited for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Situated behind electrified entrance gates with mature grounds in a village-centre setting, the property offers a peaceful and private environment despite its central location.
- Rural Living8/10
Located in County Tipperary, the property immerses residents in a scenic rural community while remaining close to local conveniences.
- Village Living10/10
Occupying a prominent position right in the heart of Drangan Village, the property is exceptionally well-placed for immediate access to local community amenities.
- Coastal Living1/10
The location is entirely inland in County Tipperary, offering no proximity to the coast or marine activities.
- Urban Living3/10
Drangan is a rural village rather than an urban hub, meaning access to city amenities requires travel to nearby larger towns.
Social
6 areas- Community Involvement9/10
As a former convent and schoolhouse deeply embedded in Drangan Village history, the property naturally invites strong ties to local community life.
- Café Culture4/10
Being set in a rural village, local amenities are more traditional, and vibrant café cultures are likely found only in larger nearby towns.
- Nightlife3/10
Nightlife options directly in the village are minimal, though local pubs exist; extensive evening entertainment requires traveling further afield.
- Health/Wellness groups4/10
Structured health and wellness classes would need to be investigated in nearby regional hubs, as local village offerings are limited.
- Networking Opportunities3/10
Professional networking opportunities in the immediate rural village setting are scarce.
- Tech-Hub Connectivity3/10
The rural location lacks proximity to dedicated urban tech hubs, making reliable broadband speed a key item for the buyer to verify.
Listing information
- Agent
- REA Grace
- Phone
- 056 772 5163
- Current status
- active
- Published on HouseDelve
- 18 October 2026
- Correction
- Report an issue
HD-5AB69CHouseDelve · 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.