Nelly's Place, Ninemilehouse, Carrick On Suir, Co. TipperaryE32FK73
€295,000
4 Bed~3 Bath~136 m²~BER B
What you'll like:
- Modern B Energy Rating: The impressive B energy rating indicates high thermal efficiency, which helps to significantly reduce ongoing heating bills and environmental impact for the new owner.
- Ground Floor Underfloor Heating: The inclusion of modern underfloor heating on the ground floor ensures luxurious warmth and maximises usable wall space by eliminating traditional bulky radiators.
- Generous Four Bedroom Layout: The well-proportioned layout provides four comfortable bedrooms, offering plenty of flexible accommodation to easily suit a growing family or accommodate remote working requirements.
- Private Rear Garden: The spacious outdoor rear space is not overlooked, providing a secure and private sanctuary for children to play safely or for hosting outdoor summer gatherings.
- Low Maintenance Exterior: The thoughtfully designed rear garden requires minimal ongoing upkeep, freeing up valuable weekend time so buyers can enjoy leisure activities rather than endless gardening chores.
- Convenient Side Access: Dedicated side access offers practical convenience for bringing bicycles, bins, or landscaping supplies directly to the rear garden without traipsing through the main house.
- Detached Storage Shed: A substantial block built garage provides excellent secure storage for tools and equipment, or presents exciting potential to be converted into a functional home workshop.
- Bright Kitchen Diner: The spacious kitchen and dining area features direct double door access to the rear garden, creating a seamless indoor-outdoor flow for modern family entertaining.
- Dedicated Utility Room: A separate utility room keeps noisy laundry appliances out of the main kitchen area and provides extra storage space for coats, boots, and household cleaning supplies.
- Inviting Living Room: The generously sized living room features a striking marble mantelpiece and a cosy wood burning fireplace, establishing a wonderful focal point for winter evenings.
- Versatile Ground Floor Room: The flexible front room can easily function as a dedicated home office, a quiet study, or a convenient fifth bedroom for guests with mobility needs.
- Master En-Suite Bathroom: The large main double bedroom benefits from a private fully tiled en-suite bathroom equipped with a refreshing power shower and natural light from a Velux window.
- Ample Built-In Wardrobes: Multiple bedrooms come equipped with practical built-in wardrobe space, saving the buyer money on freestanding furniture and helping to keep bedrooms clutter-free and tidy.
- Main Bathroom Features: The main family bathroom is fully tiled and includes both a relaxing bathtub and a separate power shower, catering effortlessly to all family bathing preferences.
- Useful Under Stairs Storage: The bright entrance hall includes clever under-stairs storage, ensuring there is a designated hideaway for shoes, schoolbags, and everyday household items.
- Accessible Location Proximity: Situated just twenty-five minutes from both Kilkenny City and Clonmel, residents can easily access major shopping centres, secondary schools, restaurants, and recreational amenities.
- Nearby Village Conveniences: The nearby village of Callan is approximately eight minutes away, providing convenient everyday services, local shops, and essential community amenities for daily convenience.
- Detached Property Privacy: Being a detached residence means buyers will enjoy greater acoustic privacy from neighbours compared to semi-detached or terraced homes in busier suburban housing estates.
- Solid Block Construction: The traditional block built nature of the dwelling offers robust structural durability, reassuring sound insulation between rooms, and long-term asset security for the purchaser.
- Turnkey Presentation Standard: The property is presented in clean condition throughout with neutral modern finishes, allowing new owners to move in immediately without undertaking urgent decorative repairs.
But keep in mind:
- Private Septic Tank Maintenance: The property relies on a private septic tank system, which requires regular emptying, ongoing biological maintenance, and careful monitoring to avoid expensive environmental failures.
- Rural Water Quality Checks: While connected to mains water, buyers should verify local supply pressure and water hardness levels to ensure home appliances are adequately protected from limescale damage.
- Oil Fired Heating Reliance: The home depends on oil fired central heating, exposing the homeowner to volatile global oil prices and requiring manual fuel order management for winter warmth.
- Commuting Distance Realities: Located in a rural setting, daily commuting to major employment hubs like Kilkenny or Clonmel requires significant driving time and dependable personal transport availability.
- Public Transport Limitations: The rural Ninemilehouse location lacks frequent public transport links, meaning households will likely need multiple cars to manage independent work and school schedules.
- High Speed Broadband Verification: Buyers working remotely should thoroughly verify the availability and actual speed of high-speed fibre broadband cabling at this specific rural address.
- Local School Capacity Checks: Prospective purchasers with children should investigate local school enrolment capacities and bus transport availability in nearby Callan and surrounding catchment areas.
- Boundary Line Verification: Buyers must ensure their legal representative carefully checks the boundary map to confirm the exact property extent and ownership of surrounding garden fences.
- Garage Planning Compliance: The buyer should verify that the detached block built shed and any other outbuildings have full planning permission or comply fully with exempted development regulations.
- Septic Tank Compliance Check: Purchasers should commission a dedicated inspection to verify that the private wastewater treatment system meets current environmental standards and holds proper registration.
- First Floor Sound Insulation: Homes with laminate flooring upstairs can sometimes transmit impact noise to the ground floor rooms, so buyers should test acoustic privacy during viewings.
- Winter Heating Costs: Although the BER is strong, running underfloor heating across a large footprint can incur higher electricity demands, so buyers should examine specific heating control systems.
- Exposed Weather Location: Rural detached houses can be more exposed to heavy winds and driving rain, making regular checks of roof tiles, guttering, and exterior paintwork essential.
- Surface Water Drainage: Buyers should inspect the low-maintenance rear garden during wet weather to confirm that surface water drains away effectively without pooling near the structure.
- Local Amenities Dependency: Relying on nearby towns for groceries and healthcare means everyday errands require deliberate car trips rather than spontaneous walking convenience.
- Future Expansion Restrictions: Depending on local planning guidelines in rural Tipperary, obtaining permission for future attic conversions or large extensions may involve strict local housing need criteria.
- Chimney Flue Inspection: The living room wood burning fireplace and chimney flue should be professionally inspected and swept before use to prevent accidental house fires or smoke blockages.
- Appliance Warranty Status: Integrated kitchen appliances are included in the sale, but buyers should check their operational age and remaining lifespan as repair costs fall to the new owner.
- Property Tax Valuation: Buyers should calculate the applicable local property tax band based on their purchase price and review how future municipal revaluations might impact household budgets.
- Boundary Hedging Maintenance: The exterior boundaries feature mature hedging that will require seasonal trimming and maintenance to prevent encroachment onto neighbouring lands or pathways.
Price positioning
?
- The asking price appears somewhat undervalued given the impressive 136 square meter floor area, strong energy rating, and extensive modern features found throughout this detached residence.
- Signals pointing towards under valuation include the presence of ground floor underfloor heating, a high energy rating, a large detached garage, and a private low-maintenance rear garden which add substantial practical value.
- Factors that could support this price level include buyer demand for spacious rural-yet-connected family homes within comfortable commuting distance of major employment hubs like Kilkenny and Clonmel.
- Potential risks that could undermine the valuation might relate to the reliance on a private septic tank and rural location dependencies, which some modern buyers weigh carefully against urban alternatives.
Build Analysis
What we know from similar construction types
- The property is a four-bedroom detached residence featuring a block-built detached garage and oil-fired central heating with ground-floor underfloor heating.
- The listing notes a private septic tank; a buyer should verify that the registration and percolation systems comply with current environmental standards.
- A buyer should check planning permission and compliance for the large shed/garage and any external modifications.
- Given the B BER rating, the building envelope appears to be relatively energy efficient, but a structural survey should still be conducted to check for any dampness, insulation continuity, or roof space condition.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1,200 euro to 1,600 euro.
- Explanation: Given the 136 m² floor area and a B energy rating indicating good thermal efficiency combined with oil-fired central heating and ground floor underfloor heating, energy consumption should be moderate, though actual costs will vary based on lifestyle and fuel prices.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a tranquil rural setting with no apparent major industrial facilities, incinerators, or large active landfills in immediate proximity.
- Any historical land uses or legacy agricultural practices in the broader countryside are typical of rural County Tipperary and generally present low environmental concern, though buyers may wish to verify local records.
Flood Safe
8/10Water overflow reports to follow up
- The surrounding countryside in Ninemilehouse is elevated away from major flood-prone river basins, suggesting a generally low likelihood of river or coastal flooding.
- Buyers should review local drainage and surface water patterns during wet periods to ensure the private septic tank and low-maintenance garden handle heavy rainfall adequately.
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 Ninemilehouse area
11 MARIAN AVE, CARRICK ON SUIR, TIPPERARY
- Sale date
- Declared sale price
- €181,000.00
30 CASTLE CT, CARRICK ON SUIR, TIPPERARY
- Sale date
- Declared sale price
- €305,000.00
CUSSANE, CARRICK ON SUIR, CO TIPPERARY
- Sale date
- Declared sale price
- €180,000.00
APT 16 KNOCKNAGOW, NORTH QUAY, CARRICK ON SUIR
- Sale date
- Declared sale price
- €150,000.00
4 MANOR CLOSE, CARRICKBEG, CARRICK ON SUIR
- Sale date
- Declared sale price
- €305,000.00
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 2,950 euro to 2,950 euro based on 1 percent for residential properties up to 1 million euro
- Solicitor legal fees: approximately 1,500 euro to 2,500 euro plus outlay
- Land registration fees: approximately 175 euro to 400 euro for registry of deeds or land registry filings
- Property valuation fees: approximately 150 euro to 250 euro if required for mortgage purposes
- Surveyor fees: approximately 500 euro to 1,000 euro depending on the level of detail required
- Annual home insurance: approximately 400 euro to 800 euro depending on the policy and cover chosen
Forum Talk
What people are saying about this area
- Residents in the Ninemilehouse and wider Carrick-on-Suir region frequently discuss the convenience of commuting to larger hubs like Kilkenny City and Clonmel.
- Local community forums often highlight the appeal of rural family living combined with good connectivity via regional road networks.
- Discussion in local groups often centres around the availability of local amenities in nearby Callan and surrounding areas.
- Homeowners in the rural parts of Tipperary regularly share tips on maintaining private septic tank systems and oil-fired central heating.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
This four-bedroom detached home offers generous accommodation, a safe and private rear garden, and a peaceful setting, making it well-suited for families with young children.
- Teenagers8/10
Four well-proportioned bedrooms and generous living areas provide plenty of personal space for teenagers, while the rural location offers a quiet environment.
- Multi-generational Living6/10
The four-bedroom layout and ground floor versatility offer some options, though a single-bathroom configuration on the upper floor may require scheduling for larger groups.
- Single Buyers5/10
A four-bedroom detached house in a rural setting might exceed the space and maintenance requirements typical for a single buyer starting out.
- Couples7/10
Provides ample room for couples desiring a spacious countryside home with easy connectivity to Kilkenny and Clonmel.
- Empty Nesters7/10
The low-maintenance rear garden and comfortable ground-floor living areas appeal to empty nesters, though four bedrooms are more than strictly necessary.
- Retirees6/10
While the low-maintenance outdoor space is attractive, the rural location means reliance on driving for daily amenities and healthcare access.
Work
3 areas- Remote Working8/10
Includes a versatile downstairs office or fourth bedroom, making it highly suitable for remote working arrangements.
- Hybrid Commuting6/10
Offers manageable commuting times of approximately 25 minutes to Kilkenny City and Clonmel for hybrid workers.
- Retired7/10
Provides a peaceful retirement retreat with single-level ground floor versatility and a low-maintenance exterior.
Practical
8 areas- Ageing in Place6/10
Features a ground-floor bedroom and guest WC, though full adaptation for long-term accessibility should be reviewed.
- Low Maintenance8/10
Benefits from a B energy rating, block-built garage, and a large low-maintenance rear garden designed to minimize upkeep.
- Secure Gated Entry3/10
The listing does not mention a secure gated entry system securing the property perimeter.
- Minimalist Design5/10
Standard detached family home layout with traditional rooms rather than an ultra-minimalist architectural design.
- Flexible Floor Plans7/10
The inclusion of a ground-floor bedroom/office alongside an open kitchen/dining layout provides good functional flexibility.
- Heritage Home2/10
This is a modern detached residence rather than a period or heritage property.
- Ecological Setup7/10
Achieves an impressive B energy rating and features underfloor heating on the ground floor for efficient thermal performance.
- Outdoor areas8/10
Includes a large, private, not-overlooked rear garden with side access and a large storage shed.
Interests
9 areas- Gardening7/10
Features a large rear garden with a block-built garage and shed, though the focus is on low-maintenance rather than intensive planting.
- Walking6/10
The countryside setting offers pleasant local walks, though pedestrian infrastructure along rural roads should be verified.
- Gym3/10
Dedicated gym facilities will require travel to nearby towns like Callan, Kilkenny, or Clonmel.
- Cycling6/10
Rural roads offer scenic cycling routes, though traffic speeds on regional routes should be considered by cyclists.
- Golf5/10
Golf enthusiasts will need to travel to nearby regional towns for course access.
- Fishing5/10
Proximity to local rivers in the wider Tipperary and Kilkenny area should be verified for specific angling opportunities.
- Horse Riding6/10
The rural setting is traditionally suited to equine interests, with potential local livery yards to be investigated.
- Water Sports2/10
Inland location offers very limited direct access to water sports facilities.
- Entertaining8/10
A spacious kitchen/dining area with double doors to the private rear garden makes this home ideal for hosting family and friends.
Lifestyle
5 areas- Quiet Living9/10
Situated in Ninemilehouse with a peaceful setting and a private rear garden that is not overlooked, ensuring a quiet living environment.
- Rural Living9/10
Enjoying a countryside location with a private septic tank and oil-fired central heating, this property delivers a classic rural lifestyle.
- Village Living7/10
Callan is approximately 8 minutes away for everyday amenities, offering a balanced proximity to village and town life.
- Coastal Living1/10
The inland location in County Tipperary means there are no coastal features or immediate beach access nearby.
- Urban Living3/10
Set in a rural countryside area, meaning urban amenities require a drive of approximately 25 minutes to Kilkenny City or Clonmel.
Social
6 areas- Community Involvement6/10
Rural communities often feature active local groups, with Callan and surrounding areas providing community hubs.
- Café Culture4/10
Local café culture is limited immediately on-site, requiring a short drive to Callan or larger centers.
- Nightlife2/10
Nightlife options are minimal locally, with residents relying on Kilkenny City or Clonmel for entertainment venues.
- Health/Wellness groups5/10
Wellness groups and fitness classes can be accessed in nearby towns within a 25-minute radius.
- Networking Opportunities3/10
Professional networking is sparse locally, making larger urban centers necessary for business connections.
- Tech-Hub Connectivity3/10
Broadband speeds should be independently verified by the buyer for heavy tech-hub style remote connectivity.
Listing information
- Agent
- DNG Ella Dunphy
- Phone
- 056 7786000
- Published on HouseDelve
- 27 September 2026
- Correction
- Report an issue
HD-0B46D5HouseDelve · 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.