
Kilmurray, Tullamore, OffalyR35D651
€429,000
3 Bed~2 Bath~151 m²~BER C
What you'll like:
- Generous floor area: Providing 151 square metres of living space, this detached home offers plenty of room for a growing family to spread out comfortably.
- Private countryside setting: Nestled in Kilmurray near Tullamore, the property enjoys serene surroundings and mature landscaped gardens that create a peaceful, private lifestyle.
- Upgraded triple glazing: The home benefits from modern triple-glazed windows throughout, which significantly enhance indoor comfort and help maintain stable interior temperatures year-round.
- Enhanced wall insulation: Pumped wall insulation has been installed to boost energy efficiency, potentially lowering household heating costs during the colder winter months.
- Insulated attic space: The fully floored and insulated attic provides exceptional additional storage capacity or future potential for conversion into usable rooms.
- Secure electric gates: A gated entrance provides enhanced security and privacy for residents, keeping vehicles secure and offering peace of mind.
- Ample parking space: An extensive tarmac driveway offers generous off-street parking capacity, easily accommodating multiple vehicles for family members and visiting guests.
- Landscaped outdoor patio: An elegant Clonaslee stone-paved rear area creates an ideal low-maintenance setting for outdoor dining, entertaining, and summer relaxation.
- Tranquil water feature: A decorative feature pond with a pre-installed electrical supply adds a lovely aesthetic touch to the beautifully maintained garden grounds.
- Flexible dining space: The open-plan dining room features wood flooring and ceiling coving, with flexible layout potential to easily convert into a fourth bedroom.
- Spacious utility room: Measuring an impressive size, the dedicated utility room features fitted units and direct plumbing, making laundry and household chores much easier.
- Multiple bathroom facilities: The residence includes a main bathroom, a convenient guest WC downstairs, and an ensuite attached to the primary bedroom.
- Equipped main ensuite: The fully tiled ensuite features both a power shower and an additional electric shower, ensuring reliable hot water options for busy mornings.
- Built-in bedroom storage: All three main bedrooms come equipped with built-in wardrobes, offering practical storage solutions without cluttering the floor areas.
- Open fireplace feature: The welcoming sitting room includes a traditional open fireplace, creating a cozy focal point for family evenings during colder weather.
- Outdoor lifestyle proximity: Situated close to the Grand Canal Greenway, outdoor enthusiasts will appreciate having scenic routes nearby for walking, running, and cycling.
- Local artisan amenity: Popular local spots like the Ballycommon Bakehouse are situated close by, offering convenient access to community treats and social outings.
- Tullamore convenience: Located just six kilometres from Tullamore town, residents enjoy quick access to supermarkets, schools, healthcare facilities, and commuter train links.
- Stable asking price: The recorded price history shows the asking price has remained stable at €429,000, indicating steady vendor expectations without erratic fluctuations.
- Detached home privacy: Unlike semi-detached or terraced options, this detached property ensures no shared party walls, offering superior acoustic privacy for occupants.
But keep in mind:
- Private well supply: The property relies on a private well water system, meaning the buyer should test water quality and budget for ongoing pump maintenance.
- Water treatment reliance: A dedicated water treatment system is installed, which will require regular servicing, filter replacements, and ongoing monitoring by the homeowner.
- Moderate BER rating: Holding a C energy rating, the house may require further energy efficiency upgrades in the future to meet modern passive standards.
- Septic tank due diligence: Buyers must verify the registration, capacity, and percolation area of the wastewater treatment system to ensure full regulatory compliance.
- Rural commuting reliance: Living six kilometres outside Tullamore means residents will heavily rely on private vehicles for daily errands, school runs, and commuting.
- Maintenance of grounds: The beautifully landscaped gardens and mature trees will require regular seasonal upkeep, gardening work, and ongoing time or financial investment.
- Pond safety precautions: The feature pond in the garden could pose safety hazards for families with small children or pets, requiring careful supervision or fencing.
- Potential conversion costs: Using the dining room or attic space for extra bedrooms may require architectural planning and compliance certification for building regulations.
- Single-glazed door risks: Buyers should thoroughly inspect all exterior doors and frames to ensure they match the thermal efficiency of the triple-glazed windows.
- Heating system efficiency: The exact age, fuel type, and condition of the central heating boiler should be professionally inspected prior to finalizing contracts.
- Electrical compliance check: Given the outdoor electrical supply for the pond and electric gates, a comprehensive electrical safety survey is recommended for the buyer.
- Boundary line verification: The exact legal boundaries encompassing the extensive tarmac driveway and landscaped gardens should be carefully verified with mapping documents.
- Local traffic patterns: Proximity to local amenities and regional roads may introduce localized traffic variations during peak school and work commuting hours.
- Future retrofit expenses: Upgrading the C-rated property to a higher energy bracket could involve significant capital expenditure on heat pumps or solar panels.
- Appliance condition check: Buyers should confirm whether major appliances in the large utility room and fitted kitchen are included in the sale price.
- Roof space insulation: While the attic is insulated, a structural surveyor should inspect the roof timbers for any signs of dampness or inadequate ventilation.
- Surface water drainage: The extensive tarmac driveway and paved patio areas require proper runoff management to prevent puddling or localized flooding during heavy rains.
- Broadband availability check: High-speed fiber broadband availability should be independently verified by the buyer to ensure remote working capabilities are fully supported.
- Local development restrictions: Rural planning controls around Tullamore may restrict future structural extensions or commercial outbuildings on the surrounding lands.
- Title and rights of way: Legal advisors must check for any local rights of way, shared access lanes, or burdens affecting the rural Kilmurray property title.
Price positioning
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- The asking price of four hundred twenty nine thousand euros appears slightly overvalued when considering the regional market context, reflecting the inclusion of extensive private landscaped grounds, electric gates, and high quality stone patio enhancements.
- Upward valuation signals stem from the substantial one hundred fifty one square meter floor area, triple glazed windows, insulated attic spaces, and the convenient proximity roughly six kilometers from Tullamore town amenities.
- Potential factors that could undermine this ambitious price point include the C energy rating and reliance on a private well water supply, whereas strong family appeal and peaceful countryside surroundings support buyer interest.
- The recorded asking price history shows no numerical changes since tracking began, suggesting a firm initial pricing strategy by the vendor and indicating limited immediate room for downward negotiation in the near term.
Build Analysis
What we know from similar construction types
- The property is a detached family home featuring a floor area of 151 square metres with a C BER rating.
- Listing details note upgraded features including triple-glazed windows throughout, pumped wall insulation, and a fully floored and insulated attic.
- Buyers should verify the compliance and structural status of any attic modifications and ensure the private well water supply and treatment system meet current standards.
- External features include electric gates, a tarmac driveway, and a feature pond with an electrical supply, which should be inspected for safety compliance.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 1,800 to 2,400 euro.
- Explanation: Given the 151 square meter floor area and a C BER rating, heating costs reflect moderate energy efficiency, though the property benefits from triple-glazed windows and additional attic and wall insulation which help mitigate consumption.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a peaceful rural countryside setting in Kilmurray, well away from major heavy industrial zones, large-scale waste incinerators, or active commercial landfills.
- Any historical local agricultural or domestic waste management practices should be visually verified or formally investigated by the buyer, though no specific legacy pollution hazards are indicated.
Flood Safe
8/10Water overflow reports to follow up
- The property is located in the countryside setting of Kilmurray near Tullamore, benefiting from elevated separation from major river corridors.
- Official mapping shows no recorded flood zones directly affecting or immediately adjacent to the immediate site boundary.
- The presence of an on-site water feature and private well supply requires consideration of local groundwater levels during prolonged periods of heavy rainfall.
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 Tullamore area
3A EDGEWATER, CONVENT RD, TULLAMORE
- Sale date
- Declared sale price
- €216,000.00
11 THE COTTAGES, CLONEYGOWAN, TULLAMORE
- Sale date
- Declared sale price
- €240,000.00
GEASHILL, TULLAMORE, COUNTY OFFALY
- Sale date
- Declared sale price
- €260,000.00
74 NORBURY WOODS, TULLAMORE, OFFALY
- Sale date
- Declared sale price
- €357,000.00
25 GRAND CANAL COURT, TULLAMORE, OFFALY
- Sale date
- Declared sale price
- €320,000.00
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: €4,290 — 1% of €429,000.
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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: 1,200 to 2,500 euro plus VAT and outlays.
- Land registration fees: 400 to 800 euro depending on property value and registration type.
- Property valuation fees: 150 to 300 euro for a standard mortgage valuation.
- Surveyor fees: 500 to 1,200 euro depending on the depth of the structural survey.
- Annual home insurance: 400 to 800 euro based on the property size and coverage level.
Forum Talk
What people are saying about this area
- Residents in the Tullamore and surrounding rural areas frequently discuss the benefits of living near scenic amenities like the Grand Canal Greenway for cycling and walking.
- Local community forums often highlight the appeal of countryside living in Kilmurray while remaining within a convenient short drive to Tullamore town services.
- Discussions regarding local infrastructure often touch upon the convenience of popular spots like the Ballycommon Bakehouse for families and weekend visitors.
- Homeowners in rural Offaly often share advice on maintaining private well water systems and home energy upgrades such as pumped insulation and triple glazing.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features three bedrooms and 151 square metres of indoor space, complemented by extensive landscaped gardens and a secure gated entry, making it very safe and spacious for young children to play outdoors.
- Teenagers7/10
With three bedrooms, a study, and a floored insulated attic offering extra storage or potential living space, there is good room for growing teenagers, though its rural location means they will rely heavily on parents for transport.
- Multi-generational Living6/10
The layout includes a flexible dining room with potential to convert to a fourth bedroom and a large utility room, but the single-story or standard detached layout might require thoughtful adaptation for true multi-generational privacy.
- Single Buyers4/10
Priced at €429,000 with a floor area of 151 m², this detached home offers a lot of space and maintenance overhead that may exceed the typical needs and budget of a single buyer.
- Couples7/10
Couples looking for a private countryside retreat with generous gardens and a home study will find plenty of appeal, provided they do not mind a location 6km outside Tullamore.
- Empty Nesters8/10
The property offers single-level living potential and private, peaceful surroundings with landscaped gardens and a Clonaslee paved patio, making it ideal for empty nesters wanting space without excessive urban hassle.
- Retirees7/10
Features like electric entrance gates and a manageable single-structure footprint suit retirees, though the private well water supply and rural setting mean ongoing maintenance should be verified.
Work
3 areas- Remote Working8/10
The inclusion of a dedicated study (1.92m x 1.79m) and generous overall floor space provides a quiet environment well-suited for remote work, though broadband speeds should be independently verified.
- Hybrid Commuting6/10
Located circa 6km from Tullamore town, hybrid commuting is feasible, but relying on rail or major road networks requires factoring in the rural drive.
- Retired8/10
The peaceful countryside setting, private grounds, and single-level living potential make it a comfortable home for those who have finished working.
Practical
8 areas- Ageing in Place7/10
The property offers ground-floor accommodation potential, but buyers should assess whether bathroom and doorway configurations can be easily adapted for long-term accessibility as they age.
- Low Maintenance6/10
While the house benefits from triple-glazed windows and pumped wall insulation, the extensive landscaped gardens, mature trees, feature pond, and private well water system require regular upkeep.
- Secure Gated Entry10/10
The property features secure access via electric entrance gates and a spacious tarmac driveway, providing excellent privacy and security.
- Minimalist Design5/10
The home features traditional detached family elements such as open fireplaces, wood and carpet flooring, and established gardens rather than stark minimalism.
- Flexible Floor Plans8/10
The layout includes a dining room with potential to convert to a fourth bedroom, a large utility room, a study, and a fully floored and insulated attic offering great adaptability.
- Heritage Home3/10
This is a modern or contemporary detached family home rather than a protected heritage property, though it uses traditional styling touches like an open fireplace.
- Ecological Setup7/10
The home achieves a C BER rating and features enhanced energy efficiency through triple-glazed windows, pumped wall insulation, and attic insulation, alongside private well water.
- Outdoor areas10/10
The outdoor spaces are a standout feature, offering beautifully landscaped gardens, mature trees and shrubs, a tranquil water feature, a feature pond with electrical connection, and a Clonaslee stone-paved patio.
Interests
9 areas- Gardening9/10
The home is nestled within beautifully landscaped gardens featuring a delightful variety of mature trees, shrubs, and a feature pond with electrical supply already installed, offering fantastic potential for keen gardeners.
- Walking8/10
Outdoor enthusiasts will appreciate the close proximity to the nearby Grand Canal Greenway, which is ideal for walking and enjoying nature.
- Gym3/10
There is no dedicated home gym space mentioned aside from a study and standard bedrooms, and commercial gym facilities will require a drive into Tullamore.
- Cycling8/10
The property's location near the Grand Canal Greenway provides excellent, traffic-free cycling routes right on the doorstep.
- Golf5/10
While the rural location is peaceful, golf enthusiasts will need to travel towards Tullamore for nearby course access.
- Fishing7/10
The home's proximity to the Grand Canal offers good opportunities for local angling and waterfront leisure.
- Horse Riding6/10
The countryside setting provides quiet local roads, though equestrian buyers should verify local hacking routes and stable availability.
- Water Sports3/10
Water sports are limited in this inland Offaly location, though the nearby canal offers basic non-motorised activities.
- Entertaining8/10
An elegant Clonaslee stone-paved patio area, open-plan kitchen and dining room, and extensive tarmac parking make this property very well-suited for hosting guests.
Lifestyle
5 areas- Quiet Living9/10
Situated in a private countryside setting in Kilmurray with beautifully landscaped gardens, mature trees, and a tranquil water feature, this home offers an exceptionally quiet and peaceful living environment.
- Rural Living9/10
The property is located in a scenic rural area approximately 6km from Tullamore, featuring a private well water system, water treatment setup, and open countryside surroundings.
- Village Living6/10
While not directly in a village core, the proximity to local spots like the popular Ballycommon Bakehouse gives it a pleasant rural-community feel.
- Coastal Living1/10
The property is located inland in County Offaly and has no proximity to the coast.
- Urban Living3/10
Set about 6km from Tullamore town, urban amenities require a short drive rather than being accessible on foot.
Social
6 areas- Community Involvement6/10
Proximity to local landmarks like the Ballycommon Bakehouse fosters a sense of local community, though deeper involvement requires engaging with nearby Tullamore clubs and organizations.
- Café Culture5/10
The popular Ballycommon Bakehouse is close by for casual treats, but a wider selection of cafés requires heading into Tullamore town.
- Nightlife3/10
The immediate area is strictly rural and quiet, meaning any evening entertainment or nightlife requires travel into Tullamore.
- Health/Wellness groups4/10
Wellness opportunities are primarily self-directed via walking and cycling on the Greenway, with formal wellness groups located in the nearest town.
- Networking Opportunities3/10
The rural setting offers very limited local professional networking, which is better pursued in larger urban hubs.
- Tech-Hub Connectivity3/10
Being a countryside property, high-tech infrastructure depends heavily on local fiber availability, which the buyer should verify.
Listing information
- Agent
- Heffernan Auctioneers
- Phone
- 057 932 4622
- Current status
- active
- Published on HouseDelve
- 4 November 2026
- Correction
- Report an issue
HD-B05F15HouseDelve · 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.