
Leanmor House, Kilmore, Dundrum, TipperaryE34H500
€960,000
5 Bed~4 Bath
What you'll like:
- Generous interior proportions: The residence extends to over 4,000 square feet, providing extensive space for large families and accommodating modern lifestyle needs comfortably.
- Substantial bedroom count: Featuring five to six bedrooms, the layout easily handles multi-generational living, guests, or growing families without feeling cramped.
- Modern construction year: Built in 2009, the property benefits from contemporary building standards compared to traditional older farmhouses in the rural region.
- Character double-height living room: The core of the house incorporates a magnificent double-height living room featuring exposed timber beams, vaulted ceilings, and traditional sash windows.
- Dedicated dual workspaces: The inclusion of two separate offices makes this an ideal purchase for professionals requiring quiet remote working environments at home.
- Mezzanine viewing level: A charming mezzanine level overlooks the main living space, serving as an inspirational secondary home office or quiet reading study.
- Flexible family reception areas: Multiple generous reception spaces give the household fantastic versatility for formal entertaining, casual relaxing, or children playing indoors.
- Private golf course access: A unique right of way grants direct access to the adjoining Dundrum Golf and Country Club, providing exceptional local leisure amenities.
- Established mature gardens: The surrounding grounds feature beautifully established mature plantings, offering seasonal color and established privacy from neighboring properties.
- Productive private orchard: An onsite mature orchard adds delightful traditional charm and homegrown fruit harvesting opportunities for gardening enthusiasts.
- Sweeping private driveway: A long, private driveway creates a grand entrance while physically distancing the main dwelling from public roadway noise and traffic.
- Versatile outbuildings range: Substantial outbuildings provide wonderful additional square footage that can easily be adapted into a home gym, workshop, or hobby studio.
- Integrated garage block: The property includes a dedicated car garage, plant room, carport, and connected gym space, adding immense practical utility for vehicle owners.
- Tranquil rural setting: Enjoying a peaceful Tipperary countryside location, the home delivers a quiet lifestyle while maintaining practical access to nearby regional hubs.
- Proximity to Cashel: Convenient driving distance to the historic town of Cashel ensures that everyday shopping, schools, and essential services are within easy reach.
- Motorway accessibility: The property offers straightforward driving access to the M8 Dublin to Cork motorway, facilitating manageable long-distance commuting when required.
- Primary suite luxury: The main bedroom includes a private en suite bathroom and a walk-in wardrobe, creating a comfortable private retreat for the homeowners.
- Upper floor balcony: A designated bedroom balcony provides an elevated outdoor spot to enjoy peaceful morning coffee while overlooking the mature gardens.
- Stable asking price: The recorded listing price history shows no price reductions since tracking began, suggesting confident initial pricing by the selling agents.
- Distinctive architectural blend: Seamlessly blending a historic 2009-incorporated farmhouse structure with modern extensions offers buyers a rare mix of historical character and functional space.
But keep in mind:
- Exempt energy rating: The official energy rating is listed as exempt, requiring buyers to independently verify thermal efficiency and potential heating costs.
- Substantial capital outlay: The high asking price of €960,000 demands significant upfront mortgage financing or equity, limiting the pool of potential buyers.
- Rural heating expenses: Heating a residence exceeding 4,000 square feet in a rural setting could incur notably high annual oil or gas utility bills.
- Onsite septic maintenance: Rural properties in this Tipperary district typically rely on private wastewater treatment systems that require regular servicing and regulatory compliance checks.
- Private well dependency: Buyers should commission thorough water quality and flow-rate tests if the property relies on a private borehole rather than mains water.
- Substantial upkeep demands: Maintaining extensive mature gardens, a large orchard, and multiple outbuildings will require considerable ongoing physical labor or professional landscaping costs.
- Right of way verification: Legal counsel must carefully examine the exact terms, maintenance obligations, and liabilities associated with the private right of way to the golf club.
- Outbuilding planning compliance: Buyers intending to convert outbuildings for commercial use or residential overflow should verify that proper historical planning permissions are in place.
- Potential commuting friction: While close to a major motorway, the rural address still requires driving on local secondary roads for daily errands and school runs.
- Limited public transport: The peaceful countryside location lacks convenient access to frequent public rail or bus services, making private car ownership entirely mandatory.
- Roof and timber inspection: The extensive exposed timber beams and vaulted ceilings warrant a specialist structural survey to check for historical damp or timber pest activity.
- Duct and plant room review: The dedicated plant room and integrated garage systems should be professionally inspected to ensure heating and electrical infrastructure are fully functional.
- Mezzanine safety assessment: The open mezzanine overlooking the main living area requires careful safety evaluation if small children or toddlers will occupy the home.
- Balcony waterproofing check: The upper-floor bedroom balcony should be inspected for proper flashing and waterproofing details to prevent potential water ingress into walls below.
- Insulation standards verification: Because the core incorporates an older structure built out in 2009, buyers should confirm current attic and wall insulation meets modern expectations.
- High local property taxes: The high capital value places the property in a higher valuation band, resulting in greater annual local property tax liabilities.
- Remote emergency response: The rural Tipperary location may experience slightly longer response times from emergency services compared to urban residential centers.
- Boundary fencing verification: Buyers must review land registry maps carefully to ensure all mature garden boundaries and orchard perimeters align correctly with legal title deeds.
- Limited local foot traffic: The secluded setting reduces casual security eyes on the property, making a robust monitored alarm and security system essential.
- Resale market limitation: A niche luxury property exceeding large square footage price points in a rural village setting can sometimes experience longer resale marketing periods.
Price positioning
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- The asking price appears somewhat overvalued because it sits significantly higher than typical rural property benchmarks in the wider locality, reflecting a premium for its substantial floor area, extensive outbuildings, and specialized golf course access.
- Valuation signals indicate a mixed picture where expansive square footage and mature private grounds support a high absolute figure, whereas rural Tipperary location dynamics and limited local buyer pools at nearly one million euros suggest potential friction.
- Supportive factors include the high-end character features, dual offices, and multi-functional outbuilding amenities that appeal to remote workers, while factors that could undermine the price include the absence of a provided BER rating and a niche high-value bracket.
- Tracking data shows the asking price has remained stable without reductions, indicating firm vendor expectations, though successful realization at this level typically requires targeted marketing toward affluent buyers seeking private countryside retreats with lifestyle perks.
Build Analysis
What we know from similar construction types
- The property incorporates an original farmhouse dating back prior to 2009 into a modern build, combining historical character with contemporary extension work.
- Features a double-height living room with exposed timber beams, vaulted ceilings, traditional sash windows, and a mezzanine level.
- Offers extensive accommodation exceeding 4,000 sq. ft., including multiple reception areas, two dedicated offices, and a balcony off a bedroom.
- Includes substantial outbuildings featuring a plant room, garage, carport, gym or games room, and multiple store rooms.
- Buyers should investigate the structural integration between the original farmhouse structure and the 2009 extension, as well as checking compliance, planning permissions, and building regulations for the extensive outbuildings and ancillary structures.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 3,500 to 5,000 euro.
- Explanation: Because the property exceeds 4,000 sq. ft. and features large open spaces like a double-height living room, energy consumption for heating will be substantial. The BER rating is noted as exempt, but buyers should investigate the specific heating system and insulation levels to verify energy efficiency.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a tranquil rural Tipperary setting, far removed from major heavy industrial zones, waste-to-energy incinerators, or large modern landfills.
- Any historical agricultural activities or legacy land uses in the surrounding countryside are typical for rural areas and generally present a very low environmental pollution concern.
Flood Safe
8/10Water overflow reports to follow up
- The elevated rural setting and mature grounds suggest a relatively low apparent likelihood of pluvial or fluvial flooding, though local drainage ditches should always be verified during professional surveys.
- Prospective buyers should consult national flood mapping databases to confirm the precise flood zone designation for the specific plot and outbuildings.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
KILMORE LODGE, KILMORE, DUNDRUM
- Sale date
- Declared sale price
- €320,000.00
Recent sales in the wider Dundrum area
WESTONSLOT, GROVELAWN, DUNDRUM
- Sale date
- Declared sale price
- €769,000.00
1 BEECHGROVE, DUNDRUM, CO. TIPPERARY
- Sale date
- Declared sale price
- €200,000.00
7 BEECH GROVE, DUNDRUM, TIPPERARY
- Sale date
- Declared sale price
- €180,000.00
DEERPARK, DUNDRUM, CO TIPPERARY
- Sale date
- Declared sale price
- €172,500.00
DUNDRUM GARDA STATION, DUNDRUM, CO TIPPERARY
- Sale date
- Declared sale price
- €175,000.00
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: €9,600 — 1% of €960,000.
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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 outlay for a property of this value.
- Land registration fees: approximately 600 to 800 euro depending on the exact value of the property.
- Property valuation fees: approximately 150 to 300 euro.
- Surveyor fees: approximately 800 to 1,500 euro for a comprehensive structural survey on a large property exceeding 4,000 square feet.
- Annual home insurance: approximately 1,200 to 2,500 euro given the substantial size of the residence and outbuildings.
Forum Talk
What people are saying about this area
- Locals in the Dundrum and Kilmore areas frequently highlight the peaceful, rural character of the countryside alongside its convenient proximity to Cashel and Tipperary Town.
- Residents often discuss the high amenity value of the nearby Dundrum Golf & Country Club and its surrounding woodland walks.
- Community forums occasionally note traffic flow considerations around the local village junctions during peak commuting hours.
- Property discussions in rural Tipperary commonly focus on the appeal of substantial detached homes offering high privacy and home-working flexibility.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features extensive lawns and secure private grounds, making it a wonderful environment for young children to play safely.
- Teenagers9/10
With 5 to 6 bedrooms, generous reception areas, and a dedicated games/sitting room, teenagers will have plenty of independent space.
- Multi-generational Living8/10
The substantial floor area of over 4,000 sq. ft. and numerous outbuildings offer excellent potential for extended family arrangements.
- Single Buyers2/10
A property of this size, asking €960,000 and requiring substantial maintenance, is generally unsuited to single buyers.
- Couples5/10
Couples without children might find the 4,000+ sq. ft. home excessively large, though those desiring abundant space will appreciate it.
- Empty Nesters5/10
While offering peaceful rural living, the expansive footprint and mature gardens may prove too demanding for empty nesters to maintain.
- Retirees4/10
The rural Tipperary setting is tranquil, but buyers should investigate whether the multi-level layout and large grounds suit long-term retirement needs.
Work
3 areas- Remote Working10/10
Includes two dedicated offices, a mezzanine study space, and outbuilding potential, making it ideal for remote professionals.
- Hybrid Commuting6/10
Offers easy access to the M8 Dublin-Cork motorway, facilitating hybrid commutes despite the rural location.
- Retired4/10
While peaceful, the sheer scale of the house and grounds may be more than retired occupants wish to manage.
Practical
8 areas- Ageing in Place5/10
Buyers should investigate whether multi-level stairs and extensive grounds will remain manageable over time.
- Low Maintenance2/10
Over 4,000 sq. ft. of living space, mature orchards, and multiple outbuildings require a high level of ongoing maintenance.
- Secure Gated Entry7/10
Features a sweeping driveway and a private setting offering good seclusion, though buyers may wish to add automated gates.
- Minimalist Design3/10
The home characteristically features exposed timber beams, traditional sash windows, and bespoke panelling, which leans traditional rather than minimalist.
- Flexible Floor Plans9/10
With 5 to 6 bedrooms, multiple offices, and flexible reception spaces, the layout easily adapts to changing household needs.
- Heritage Home7/10
Incorporates an original farmhouse into a 2009 build, blending historic character elements like exposed timber beams with modern construction.
- Ecological Setup5/10
Buyers should verify energy efficiency and heating systems, as the BER is exempt and the home is quite large.
- Outdoor areas10/10
Boasts beautiful mature gardens, a private orchard, extensive lawns, and outbuildings providing exceptional outdoor space.
Interests
9 areas- Gardening10/10
Features beautifully established mature gardens, a mature orchard, extensive lawns, and ample space for dedicated horticultural pursuits.
- Walking8/10
The surrounding countryside and private access to the adjoining golf and country club grounds provide lovely walking opportunities.
- Gym9/10
Outbuildings and specific garage spaces include a dedicated gym/games room area, making fitness at home very convenient.
- Cycling7/10
Quiet rural roads surrounding the property offer pleasant cycling routes, though caution is required on country lanes.
- Golf10/10
A standout feature is the private right of way providing direct access to the immediately adjoining Dundrum Golf & Country Club.
- Fishing6/10
Buyers should verify local river and angling options in the broader Tipperary region, as specific fishing amenities are not detailed.
- Horse Riding8/10
The expansive rural grounds, outbuilding potential, and countryside setting are well-suited for equestrian enthusiasts.
- Water Sports2/10
Inland Tipperary offers very limited access to major water sports facilities.
- Entertaining9/10
Massive reception areas, a double-height living room, and expansive gardens make this an exceptional home for hosting guests.
Lifestyle
5 areas- Coastal Living1/10
The property is located inland in County Tipperary, far from any coastal areas.
- Quiet Living10/10
Located in a peaceful rural Tipperary countryside setting with mature gardens, offering exceptional peace and quiet.
- Rural Living10/10
The home is deeply embedded in the countryside near Kilmore and Dundrum, providing a true rural lifestyle.
- Village Living7/10
The property enjoys a rural escape while remaining conveniently close to Dundrum Village and local amenities.
- Urban Living2/10
This is distinctly a countryside property, far removed from urban centers, though towns like Cashel and Tipperary are accessible.
Social
6 areas- Community Involvement6/10
Proximity to Dundrum Village and nearby towns allows for participation in local rural community activities.
- Café Culture4/10
Café culture is limited in the immediate rural vicinity, requiring travel to nearby towns for such amenities.
- Nightlife2/10
The rural setting offers virtually no nightlife, which is concentrated in larger urban centres.
- Health/Wellness groups5/10
Local wellness options are likely tied to country club amenities or nearby town facilities rather than immediate neighborhood groups.
- Networking Opportunities3/10
Professional networking is minimal in this rural setting, though home office setups allow for digital connection.
- Tech-Hub Connectivity4/10
Buyers should verify broadband speeds locally, as rural Tipperary can occasionally experience variable internet infrastructure.
Listing information
- Agent
- Sherry FitzGerald O'Dwyer & Davern
- Phone
- 062 63 743
- Current status
- active
- Published on HouseDelve
- 11 October 2026
- Correction
- Report an issue
HD-5F8D1FHouseDelve · 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.