Mountanglesby, Clogheen, Cahir, Co. Tipperary, TipperaryE21E025
€400,000
4 Bed~4 Bath~145 m²~BER D2
What you'll like:
- Spacious detached dormer: The property offers a generous 145 square metres of interior living space, providing ample room for a growing family and comfortable everyday living.
- Four well-proportioned bedrooms: With four generously sized bedrooms, the home accommodates larger households easily and provides flexible options for guest rooms or home offices.
- Four bathrooms included: Having four bathrooms prevents morning queues and ensures excellent privacy and convenience for residents and visitors alike.
- Commanding mountain views: The scenic location treats occupants to breathtaking vistas of the nearby Knockmealdown Mountains, enhancing daily lifestyle and aesthetic appeal.
- Expansive garden site: Set on a large mature plot, the grounds offer endless space for outdoor activities, relaxation, and family enjoyment in complete privacy.
- Meandering garden stream: A natural flowing stream crosses the grounds, adding a tranquil water feature and a unique picturesque charm to the rural setting.
- Thriving vegetable garden: Dedicated growing spaces allow buyers to embrace a sustainable lifestyle and grow their own fresh organic produce right at home.
- Polytunnel included: The inclusion of a polytunnel supports extended crop cultivation, making it easier for enthusiastic gardeners to produce vegetables year-round.
- Historic stone mill: A striking three-storey former mill building on the site provides immense character, historical interest, and tangible footprint expansion potential.
- Substantial workshop space: The property features massive two-storey workshop areas, offering exceptional infrastructure for tradespeople, hobbyists, or home-based businesses.
- Prior planning precedent: The outbuildings have previously received planning permission for apartment conversion, indicating strong favorable prospects for future development projects.
- Dual fuel heating system: Equipped with a Stanley oil cooker and a wood-burning Mulberry stove, the home offers versatile and cosy heating options.
- Triple glazed windows: High-specification triple glazing throughout the main residence significantly improves thermal retention and blocks external noise effectively.
- Pumped wall insulation: The cavity walls have been pumped with insulation, contributing positively to the overall energy retention and heating cost reduction.
- Good overall condition: The main house is presented in good condition, allowing the buyer to move in comfortably without undertaking immediate emergency renovations.
- Village convenience nearby: Located just outside the charming village of Clogheen, residents enjoy easy access to local shops, schools, cafés, and community amenities.
- Scenic local recreation: Proximity to the famous Vee Gap offers wonderful opportunities for walking, hiking, and outdoor pursuits in a dramatic natural landscape.
- Accessible regional towns: The setting remains conveniently accessible to larger employment and commercial hubs such as Cahir, Clonmel, and Mitchelstown.
- Motorway connectivity: Proximity to the M8 motorway ensures that longer-distance commuting and travel to major cities are kept relatively straightforward.
- Excellent broadband availability: Good digital connectivity is reported on site, which is a major advantage for modern buyers who work remotely from the countryside.
But keep in mind:
- D2 BER rating: The energy rating is relatively low at D2, meaning the buyer should budget for future upgrades to improve thermal efficiency and comfort.
- Private septic tank: The property relies on a septic tank system, requiring the buyer to verify its current capacity, condition, and compliance with environmental regulations.
- Historic mill renovation costs: The large three-storey mill requires significant capital investment to stabilize, restore, and make habitable for any commercial or residential use.
- Expired planning permission: Past planning permission for the outbuildings may have lapsed, requiring the buyer to reapply and satisfy current local authority planning policies.
- Rural maintenance demands: Owning an expansive site with streams, outbuildings, and extensive gardens demands ongoing physical upkeep and regular financial investment.
- Oil heating reliance: Dependence on an oil cooker for heating exposes the household to fluctuating fossil fuel prices and requires regular fuel delivery management.
- Rural water sourcing: Buyers should investigate the origin of the domestic water supply, whether private well or public scheme, and test its quality and pressure.
- Boundary verification needed: The expansive and irregular rural site requires careful legal confirmation of all boundary lines, wayleaves, and riparian rights regarding the stream.
- Local occupancy restrictions: Rural planning policies in Tipperary can sometimes impose restrictions on who may inhabit converted outbuildings or new rural dwellings.
- Access road suitability: The buyer should inspect local approach roads to ensure they comfortably accommodate heavy construction traffic required for any mill redevelopment.
- Insurance availability: Older historic structures and properties near natural watercourses can sometimes face higher premiums or stricter conditions for building insurance.
- Surface water management: The presence of a meandering stream means the buyer must verify that the property has never experienced flooding during heavy rainfall events.
- Septic tank percolation: The buyer should commission a professional percolation test to ensure the soil conditions adequately support the existing effluent treatment system.
- Commercial potential unknowns: Anyone planning to commercialize the large workshops must verify zoning laws to ensure business operations are legally permitted on site.
- Structural survey advisable: Given the mix of a modernised dwelling and ancient outbuildings, a comprehensive structural survey is essential to uncover hidden defects.
- Radon gas mitigation: Rural properties in this region should be checked for radon levels, and appropriate mitigation measures verified within the main residence.
- Waste management logistics: Being outside a municipal collection zone means the buyer must arrange private bin collection services or manage local recycling logistics.
- Emergency services response: The rural countryside location may result in longer response times for emergency services compared to urban residential settings.
- Public lighting absence: The idyllic rural lane lacks public street lighting, meaning the buyer must be comfortable navigating unlit country roads at night.
- Future development liabilities: Undertaking the renovation of a multi-storey historic mill can lead to unexpected conservation restrictions and high professional fees.
Price positioning
?
- The asking price appears somewhat elevated relative to local historical transactions, as comparable immediate area sales generally record lower figures, suggesting a premium is being sought for this specific offering.
- Upward pricing signals stem from the extensive outbuildings, historic mill structure with past planning permission, and substantial land parcel, which collectively offer commercial or residential development upside beyond a standard dwelling.
- This ambitious valuation could be supported if a buyer intends to fully exploit the commercial or residential conversion potential of the large outbuildings, though it remains vulnerable to local market ceilings for rural properties.
- Overall price positioning leans moderately above the prevailing local average for standard four-bedroom rural residences, reflecting the unique inclusion of industrial-scale workshops and historic structures rather than purely residential metrics.
Build Analysis
What we know from similar construction types
- The property is a detached dormer residence with a floor area of 145 square metres, featuring four bedrooms and four bathrooms, alongside outbuildings including a historic three-storey stone mill and a large two-storey workshop.
- Heating relies on a dual-fuel system combining a Stanley oil cooker and a wood-burning Mulberry stove, and the main dwelling features triple-glazed windows and pumped wall insulation.
- The property utilizes a private septic tank; a buyer should investigate its compliance, capacity, and general condition, as well as registration with appropriate regulatory authorities.
- The listing notes that the outbuildings previously received planning permission for conversion to apartments; a buyer should verify the status, history, and expiry dates of any past planning permissions and check current local zoning regulations for any future development potential.
- Given the presence of a meandering stream and expansive garden site, a buyer should investigate potential flood risks or drainage considerations associated with the watercourse.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a BER rating of D2, indicating that the energy performance falls into the D-G bracket and would benefit from a deep retrofit to improve efficiency.
- A comprehensive deep retrofit for a 145 square metre detached home of this type could cost approximately EUR 40,000 to EUR 65,000, depending on the extent of heating system upgrades, further insulation enhancements, and renewable energy integration such as solar panels, though triple-glazed windows are already installed.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 2000 to 2600 euro.
- Explanation: Given the 145 square metre floor area and a D2 BER rating, energy efficiency is moderate. The property uses a dual-fuel heating system combining a Stanley oil cooker and a wood-burning Mulberry stove, supplemented by triple-glazed windows and pumped wall insulation, though actual costs will vary based on oil and wood usage.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in an idyllic rural setting near Clogheen, appearing well removed from major industrial plants, incinerators, or active large-scale landfills.
- Any potential local risks, such as the management of the private septic tank, should be inspected and verified by a qualified professional.
Flood Safe
8/10Water overflow reports to follow up
- The listing mentions a meandering stream running through the large garden site, which warrants a standard flood-risk assessment during due diligence.
- Prospective buyers should verify local drainage conditions and consult official flood maps to confirm the property's exact standing relative to any nearby watercourses.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
MOUNT ANGELSBY, CLOGHEEN, CAHIR
- Sale date
- Declared sale price
- €280,000.00
GRAIGUE, CLOGHEEN, CAHIR
- Sale date
- Declared sale price
- €325,000.00
BALLYBOY EAST, CLOGHEEN, CAHIR
- Sale date
- Declared sale price
- €400,000.00
GRAIGUE, CLOGHEEN, CAHIR
- Sale date
- Declared sale price
- €305,000.00
CASTLEGRACE, CLOGHEEN, CAHIR
- Sale date
- Declared sale price
- €160,000.00
Recent sales in the wider Cahir area
SLIEVENAMON, NEWTOWNADAM, CAHIR
- Sale date
- Declared sale price
- €495,000.00
LOUGHLOHER, CAHIR, TIPPERARY
- Sale date
- Declared sale price
- €495,000.00
10 DUN UISCE, CAHIR, TIPPERARY
- Sale date
- Declared sale price
- €270,000.00
FOURWINDS, SUTTONRATH, CAHIR
- Sale date
- Declared sale price
- €446,500.00
TINCURRY, KILCORAN, CAHIR
- Sale date
- Declared sale price
- €250,000.00
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 on the first 1 million euro of the purchase price, amounting to 4000 euro.
- Solicitor legal fees: roughly 1500 to 3000 euro plus outlay and VAT.
- Land registration fees: approximately 600 to 800 euro for property registration and mapping.
- Valuation fees: around 150 to 300 euro required by mortgage lenders.
- Surveyor fees: between 500 and 1200 euro depending on the depth of the structural survey for the 145 square metre home and additional outbuildings.
- Annual home insurance: estimated at 400 to 800 euro per year depending on the policy level and rural location.
Forum Talk
What people are saying about this area
- Residents in the Clogheen and wider Tipperary area frequently discuss the peaceful rural lifestyle and scenic appeal of living near the Knockmealdown Mountains and the Vee Gap.
- Local community forums often highlight the convenience of rural living while remaining within accessible driving distance to larger towns like Cahir, Clonmel, and Mitchelstown.
- Discussions in regional groups often focus on outdoor amenities, local walking trails, and the strong sense of community in rural village settings.
- Property owners in the surrounding countryside frequently share advice on rural self-sufficiency, gardening, and maintaining private services such as septic tanks.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property offers an expansive outdoor setting with a large garden and meandering stream, providing a wonderful and safe environment for young children to play, though parents should supervise near the water feature.
- Teenagers7/10
Four bedrooms and generous living space give teenagers plenty of room, and the rural location offers independence, though proximity to larger towns for secondary schools and social activities requires driving.
- Multi-generational Living8/10
The presence of a large detached dormer residence alongside substantial outbuildings and a historic mill with development potential provides excellent opportunities for multi-generational living arrangements or separate family quarters.
- Single Buyers4/10
Managing a large four-bedroom home with extensive grounds and outbuildings might be overwhelming and costly for a single buyer unless they require significant workspace or development projects.
- Couples8/10
An idyllic countryside retreat offering plenty of space for couples who enjoy rural living, home projects, gardening, and entertaining guests in a scenic setting.
- Empty Nesters6/10
While it offers a peaceful retirement or empty-nester lifestyle, the maintenance required for large gardens and outbuildings is substantial and should be factored in.
- Retirees6/10
The tranquil rural setting and single-level bedroom options on the ground floor suit retirement, but the rural location means relying on driving for daily errands and healthcare services.
Work
3 areas- Remote Working9/10
The listing notes excellent broadband availability, and with multiple bedrooms and a study space, it is exceptionally well-suited for remote working.
- Hybrid Commuting6/10
Conveniently accessible to the M8 motorway and nearby towns like Cahir and Clonmel, making occasional hybrid commuting manageable.
- Retired7/10
Ideal for retirees looking for a peaceful country home, provided they are comfortable managing a large plot of land and property maintenance.
Practical
8 areas- Ageing in Place7/10
Features ground-floor bedrooms and bathrooms, making ageing in place feasible, though the rural isolation and property upkeep should be considered.
- Low Maintenance3/10
With large mature gardens, a polytunnel, septic tank, and historical outbuildings/mills, this property requires regular and active maintenance.
- Secure Gated Entry4/10
Private rural setting, though buyers should verify or install security gates for enhanced privacy and security.
- Minimalist Design2/10
This is a traditional detached dormer residence with classic finishes, multiple outbuildings, and rustic charm rather than minimalist architecture.
- Flexible Floor Plans9/10
Four bedrooms, multiple bathrooms, a study, and massive workshop spaces offer incredible flexibility for various living and working arrangements.
- Heritage Home8/10
Includes a striking three-storey former stone mill with historic charm and significant development potential.
- Ecological Setup9/10
Equipped with a thriving vegetable garden, polytunnel, organic garden setup, and dual-fuel heating systems including wood-burning stoves.
- Outdoor areas10/10
Set on an expansive mature site with a flowing stream, breathtaking mountain views, extensive gardens, and large workshops.
Interests
9 areas- Gardening10/10
An absolute haven for gardeners, featuring an expansive mature garden, thriving vegetable patch, polytunnel, and organic growing potential.
- Walking9/10
With the scenic Vee Gap and Knockmealdown Mountains nearby, walking and hiking enthusiasts will find endless trails right on their doorstep.
- Gym3/10
There is no commercial gym nearby, though the expansive workshop spaces offer plenty of room to set up a private home gym.
- Cycling8/10
Quiet rural roads and scenic mountain passes nearby make it a great base for cycling enthusiasts, though the terrain can be challenging.
- Golf5/10
While the countryside location is peaceful, golf courses will require a short drive to reach in neighboring towns.
- Fishing7/10
Features a meandering stream on-site and proximity to rural waterways and angling spots in the wider Tipperary region.
- Horse Riding8/10
The rural setting with extensive grounds and outbuildings offers fantastic potential for equestrian hobbies and rural hacking.
- Water Sports2/10
Inland location lacks immediate access to major water sports facilities, though local rivers offer basic recreational opportunities.
- Entertaining9/10
Spacious kitchen/dining area, large sitting room, and vast outdoor gardens provide an ideal setting for hosting family gatherings and social events.
Lifestyle
5 areas- Quiet Living10/10
Situated in a peaceful rural location in Co. Tipperary with commanding mountain views and a meandering stream, this property guarantees a quiet and serene lifestyle.
- Rural Living10/10
A quintessential rural property featuring a large garden site, thriving vegetable patch, polytunnel, and historic outbuildings, perfect for country enthusiasts.
- Village Living7/10
Located just outside the charming village of Clogheen, providing convenient access to local shops, schools, and cafés while maintaining a countryside feel.
- Coastal Living1/10
The property is located inland in County Tipperary, far away from any coastal areas.
- Urban Living2/10
Set deeply in the countryside with limited immediate urban infrastructure, requiring travel to nearby towns for extensive city amenities.
Social
6 areas- Community Involvement8/10
Proximity to the charming village of Clogheen allows for strong community integration through local events, clubs, and amenities.
- Café Culture6/10
Local cafés are accessible within the nearby village, though broader café culture requires traveling to larger neighboring towns.
- Nightlife2/10
Rural setting offers virtually no nightlife, restricted to local village pubs rather than clubs or late-night venues.
- Health/Wellness groups5/10
Local village and nearby towns offer community wellness activities, but specialized groups will require traveling further afield.
- Networking Opportunities3/10
Primarily a residential rural area with limited local professional networking hubs.
- Tech-Hub Connectivity6/10
While home broadband is noted as excellent, physical proximity to major tech hubs is limited due to the rural location.
Listing information
- Agent
- REA Stokes & Quirke
- Phone
- 052 612 1788
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-3437BBHouseDelve · 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.