Newcastle Village, Clonmel, TipperaryE91CX40
€135,000
2 Bed~1 Bath~93 m²~BER G
What you'll like:
- Affordable asking price: The property is listed at €135,000, representing a budget-friendly entry point for first-time buyers, downsizers, or investors seeking low capital outlay in County Tipperary.
- Detached home status: Offering a detached structure at this price point is rare, providing privacy and independence from adjoining neighbors that terraced or semi-detached options lack.
- Generous floor area: Extending to approximately 93 square meters, the well-proportioned rooms offer comfortable living space that exceeds the typical footprint of similarly priced village dwellings.
- Recent roof replacement: The roof has been replaced in recent years, removing a major capital expenditure item and protecting the interior from weather-related degradation.
- Updated double glazing: The majority of windows were replaced with double-glazed PVC units in late 2025, improving thermal insulation and reducing external noise transmission.
- Dual heating systems: Heating is supplied by an oil-fired central heating system supplemented by solid fuel stoves featuring back boilers, offering flexible and reliable warmth.
- Village centre location: Situated right in the heart of Newcastle Village, residents enjoy immediate access to local amenities and a strong sense of community living.
- Proximity to Clonmel: Located approximately 12 kilometers from Clonmel, the home combines rural village charm with easy commuting access to larger urban employment and retail hubs.
- Ground floor bathroom: Featuring a large bathroom on the ground floor measuring over 3.6 meters by 3.4 meters, the layout provides enhanced accessibility for future-proofing.
- Potential grant eligibility: The listing notes potential suitability for the Vacant Property Refurbishment Grant, which could provide substantial financial backing for further renovation works subject to qualification criteria.
- Low maintenance exterior: The small concrete yard at the rear provides a practical, easily manageable outdoor area requiring minimal upkeep for busy occupants.
- Character features: Stone surround stove fireplaces and traditional room layouts give the dwelling distinct personality and charm missing from generic new builds.
- Solid fuel stoves: Two dedicated stove fireplaces are installed, creating cozy focal points in the living and sitting rooms while helping to lower central heating fuel bills.
- Separate reception spaces: The layout includes both a living room and a sitting room, providing versatile options for family living, entertaining, or creating a dedicated home office.
- Plumbed kitchen: The kitchen includes functional eye and level storage units alongside existing plumbing for a washing machine, allowing immediate habitation without urgent kitchen overhauls.
- Pedestrian yard access: The rear concrete yard benefits from pedestrian access routes, facilitating easy movement for bins, bicycles, and fuel deliveries without entering the main house.
- Stable asking price: Recorded asking price history indicates no price increases or decreases from the initial tracked figure of €135,000, suggesting a stable pricing strategy by the vendor.
- Natural light provision: Multiple rooms feature front-facing windows that maximize natural daylight penetration into the primary reception spaces and bedrooms.
- Hardwood bedroom flooring: Bedroom two features durable hardwood timber flooring, adding a touch of quality and reducing the need for immediate cosmetic floor replacements.
- Walkway proximity: The location close to local walkways appeals to outdoor enthusiasts and pet owners looking for immediate access to scenic rural routes.
But keep in mind:
- Poor energy rating: The property holds a G energy rating, indicating severe thermal inefficiency and high potential heating costs that require immediate investigation by the buyer.
- Substantial insulation needed: Achieving a comfortable living standard will necessitate extensive retrofitting, insulation upgrades, and potentially a complete heating system overhaul.
- Grant uncertainty: Eligibility for the Vacant Property Refurbishment Grant is subject to strict criteria verification, meaning buyers should not rely on receiving these funds without formal approval.
- Limited outdoor space: The rear garden consists entirely of a small concrete yard, offering zero green lawn space for gardening, pets, or recreational outdoor family activities.
- Lack of off-street parking: The village centre location and small yard footprint suggest a lack of dedicated private off-street parking, potentially forcing reliance on roadside spaces.
- Potential structural dampness: Older traditional village homes often suffer from rising damp or inadequate damp-proof courses, requiring a thorough pre-purchase structural engineering survey.
- Single bathroom constraint: Despite its generous floor area, the property features only one bathroom, which is located on the ground floor rather than upstairs near the bedrooms.
- Partial window upgrade: The listing specifies that only the 'majority' of windows were replaced in 2025, indicating that some older, inefficient windows may still need upgrading.
- Oil heating dependency: Reliance on oil-fired central heating exposes the household to volatile fossil fuel pricing and requires periodic bulk fuel delivery management.
- Unknown property tenure: The listing does not specify whether the property is held freehold or leasehold, requiring legal verification by the buyer's solicitor.
- Wastewater infrastructure check: Buyers must verify whether the dwelling is connected to public mains sewerage or relies on a private septic tank system requiring maintenance.
- Water supply verification: The reliability and quality of the local water supply connection should be formally confirmed during the pre-purchase due diligence phase.
- Proximity road noise: Being situated directly in the centre of Newcastle Village may expose the front rooms to occasional traffic, pedestrian noise, and local activity.
- Limited kitchen workspace: The kitchen layout indicates a compact footprint that may feel restricted for buyers who enjoy extensive cooking or require modern culinary amenities.
- Staircase and landing width: Traditional cottage stairs and landings can be steep or narrow, potentially posing challenges for moving large pieces of furniture to the first floor.
- Ventilation and condensation: Due to the G rating and potential lack of modern ventilation systems, the buyer should check for signs of condensation and indoor mold growth.
- Electrical system compliance: Older homes often feature outdated wiring systems that may not meet current safety standards, necessitating a professional electrical survey before purchase.
- Boundary clarity required: The exact legal boundaries enclosing the small rear yard and access paths must be confirmed against Ordnance Survey maps to prevent future disputes.
- Resale value limitations: The rural village location combined with a poor initial BER rating may result in slower capital appreciation compared to urban residential properties.
- Renovation management burden: Bringing the property up to modern comfort standards will require project management, contractor oversight, and significant time investment beyond the purchase price.
Price positioning
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- The asking price appears attractively positioned below typical market expectations for a detached residence, largely reflecting the poor energy rating and the rural village location requiring potential buyers to budget for substantial further modernization work.
- Valuation signals are mixed, as major structural upgrades like a replaced roof and newer double-glazed windows add substantial value, yet these positives are counterbalanced by a very weak energy performance indicator requiring considerable investment.
- Potential buyers might be deterred by the low energy rating and minimal outdoor space, while the possible eligibility for the Vacant Property Refurbishment Grant could strongly support buyer interest and offset renovation costs.
- The stable asking price history since initial listing suggests a firm vendor stance, though positioning near the lower end of the regional price spectrum could stimulate competitive bidding amongst first-time buyers or investors.
Build Analysis
What we know from similar construction types
- The property is a traditional two-bedroom detached village-centre residence extending to approximately 93 sq.m.
- The listing notes that the roof and the majority of windows have been replaced in recent years, which is a positive indicator for the structural envelope, though a thorough structural survey is recommended to verify the condition of these works.
- Heating is provided by an oil-fired central heating system supplemented by solid fuel stoves with back boilers, requiring inspection of their compliance and operational status.
- The property holds a G energy rating, indicating that further investigation into insulation, ventilation, and overall thermal efficiency is essential.
- Potential buyers should investigate eligibility criteria for the Vacant Property Refurbishment Grant mentioned in the listing.
Retrofit Cost*
Possible renovating / insulating expenditure
- Given the G BER rating and floor area of approximately 93 sq.m., a comprehensive deep retrofit is likely required to bring the property to a modern energy efficiency standard (such as a B2 BER).
- Estimated deep retrofit costs for a property of this size and poor energy rating generally range from €45,000 to €65,000, covering external wall insulation, upgraded heating systems, solar panels, and enhanced attic insulation, potentially offset by available SEAI grants.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 1,800 euro to 2,400 euro.
- Explanation: Given the poor G energy rating and floor area of approximately 93 square metres, thermal efficiency is likely low, meaning higher reliance on the oil-fired central heating and solid fuel stoves with back boilers during colder months.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a rural village setting with no apparent major industrial facilities, incinerators, or large-scale legacy landfills in immediate proximity.
- Any minor local environmental or historical land-use concerns should be independently verified by the buyer during standard conveyancing checks.
Flood Safe
6/10Water overflow reports to follow up
- Map evidence indicates that mapped river flood zones run extremely close to the property boundaries, requiring careful consideration of local topography during heavy rainfall events.
- The low-lying village centre setting along the River Suir corridor places properties in this immediate vicinity within proximity to modeled flood extents under various recurrence intervals.
- Prospective buyers should verify historical drainage performance in the immediate streetscape and check insurance availability, given the short distance to nearby flood risk areas.
The property is outside the mapped flood area. But the nearest mapped area is approximately 41 metres away.
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 Clonmel area
6 SWEETBRIAR, THOMAS ST, CLONMEL
- Sale date
- Declared sale price
- €280,000.00
16 PEARSE PARK, CLONMEL, TIPPERARY
- Sale date
- Declared sale price
- €220,000.00
1 GRATTAN PLACE, CLONMEL, CO TIPPERARY
- Sale date
- Declared sale price
- €75,000.00
6 GORT AN OIR, SILVERSPRINGS, CLONMEL
- Sale date
- Declared sale price
- €242,000.00
15 DROMAINN, CAHIR ROAD, CLONMEL
- Sale date
- Declared sale price
- €435,000.00
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: €1,350 — 1% of €135,000.
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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 euro to 3,000 euro plus VAT and outlays.
- Land registration fees: approximately 400 euro to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 euro to 250 euro.
- Surveyor fees: approximately 400 euro to 800 euro depending on the depth of the survey required for a 93 square metre detached home.
- Annual home insurance: approximately 350 euro to 600 euro depending on the policy level and location.
Forum Talk
What people are saying about this area
- Locals in the Newcastle and wider Clonmel areas often discuss the appeal of quiet rural village living combined with convenient access to larger employment hubs.
- Community discussions frequently highlight the scenic walks and outdoor amenities available along the nearby river valleys in South Tipperary.
- Residents in rural village locations often note the importance of community-led initiatives and local transport links for daily commuting.
- Prospective buyers in the region frequently evaluate traditional properties for potential upgrades, noting the availability of national refurbishment grants.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The home has two bedrooms and a compact layout, which can suit a young family starting out, though the small concrete yard offers limited green play space.
- Teenagers4/10
With only two bedrooms and limited independent living spaces, teenagers might find the accommodation somewhat restrictive as they grow older.
- Multi-generational Living3/10
The single-bathroom setup and modest 93 square meter floor area make this property less suitable for multi-generational living arrangements.
- Single Buyers9/10
An affordable asking price of €135,000 and manageable size make this an excellent entry-level opportunity for single buyers looking for independence.
- Couples8/10
The detached two-bedroom layout provides a great footprint for couples wanting a village home with modernization potential.
- Empty Nesters8/10
The ground-floor bathroom and manageable proportions make it a viable downsized living option, though buyers should verify ongoing maintenance needs.
- Retirees7/10
Village center location and a ground-floor bathroom support retirement living, but the poor BER rating of G implies modernization is needed for comfort.
Work
3 areas- Remote Working7/10
The property provides separate rooms that could be adapted as home offices, though buyers should verify local broadband speeds for remote work.
- Hybrid Commuting5/10
Being roughly 12km from Clonmel allows for manageable hybrid commuting distances, though access to major cities requires substantial travel.
- Retired8/10
Suits retirement due to its manageable scale, village positioning, and potential to serve as a quiet retreat.
Practical
8 areas- Ageing in Place6/10
Features a ground-floor bathroom which aids accessibility, but the G energy rating and older structure may require substantial retrofit work.
- Low Maintenance7/10
The small concrete yard and recent roof and window updates reduce near-term exterior maintenance burdens.
- Secure Gated Entry2/10
The property has a traditional open village-street frontage and a rear pedestrian access point rather than a secure gated compound.
- Minimalist Design4/10
This is a traditional two-bedroom residence with defined rooms and character features like stone surround stoves, rather than minimalist open-plan spaces.
- Flexible Floor Plans5/10
Offers two reception rooms and two bedrooms, providing some layout flexibility, though overall square footage is fixed at 93 m².
- Heritage Home8/10
Retains traditional character and charm as an older village residence, while benefiting from recent roof and window updates.
- Ecological Setup2/10
The current BER rating of G indicates poor energy efficiency, though solid fuel stoves with back boilers and potential grant-aided upgrades offer a path to improvement.
- Outdoor areas4/10
Externally limited to a small, low-maintenance concrete yard to the rear with pedestrian access, offering minimal green space.
Interests
9 areas- Gardening3/10
The exterior features only a small, low-maintenance concrete yard to the rear, leaving very limited scope for traditional garden projects.
- Walking8/10
The location is noted as being close to nearby walk-ways in the surrounding countryside and village surroundings.
- Gym3/10
Rural village setting means dedicated fitness facilities are likely sparse, requiring travel towards Clonmel for a fully-equipped gym.
- Cycling7/10
Quiet surrounding rural roads offer scenic routes for cycling enthusiasts, though local traffic on main connectors should be considered.
- Golf4/10
There are no major golf facilities directly within the immediate village, requiring transit to nearby towns for courses.
- Fishing6/10
Proximity to regional rivers in County Tipperary provides reasonable access to inland fishing opportunities.
- Horse Riding6/10
The rural Tipperary setting is traditionally friendly to equestrian pursuits, though buyers should investigate nearby stables.
- Water Sports2/10
Inland village location offers minimal access to water sports infrastructure outside of potential river activities.
- Entertaining5/10
The living room and sitting room spaces provide internal areas to host guests, but the small concrete yard restricts large outdoor gatherings.
Lifestyle
5 areas- Quiet Living8/10
Situated in the heart of Newcastle Village, the area generally offers a peaceful rural-adjacent community atmosphere away from major urban centers.
- Rural Living7/10
Located in County Tipperary about 12km from Clonmel, the property gives a strong sense of rural life while remaining in a clustered village setting.
- Village Living10/10
Positioned directly in the centre of Newcastle Village, residents can fully immerse themselves in a tight-knit village community environment.
- Coastal Living1/10
The inland location in County Tipperary means there is no proximity to coastal amenities or beaches.
- Urban Living3/10
Rural village setting lacks urban amenities, requiring a trip to Clonmel for major services and city-style conveniences.
Social
6 areas- Community Involvement8/10
Small village settings typically foster strong community ties and local volunteer or social group participation.
- Café Culture3/10
Rural village scale limits local café options, with broader choices found in nearby Clonmel.
- Nightlife2/10
Very limited nightlife options within the immediate village, requiring travel to larger neighboring towns for evening entertainment.
- Health/Wellness groups4/10
Local wellness or fitness classes may be held on a small scale, but specialized groups will likely require travel to larger centers.
- Networking Opportunities2/10
The rural village environment is heavily residential and quiet, offering few professional networking avenues locally.
- Tech-Hub Connectivity2/10
Remote from major urban tech hubs, making local physical tech-networking virtually non-existent.
Listing information
- Agent
- REA Stokes & Quirke
- Phone
- 052 612 1788
- Current status
- active
- Published on HouseDelve
- 4 November 2026
- Correction
- Report an issue
HD-F1F946HouseDelve · 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.