
Piercetown / Goold's Cross, Clonoulty, Cashel, Co. TipperaryE25VX58
€250,000
3 Bed~2 Bath~150 m²~BER C
What you'll like:
- Generous floor area: The property offers a spacious footprint of approximately 150 square meters, providing comfortable family accommodation without feeling cramped.
- Walk-in condition: The home has been exceptionally well maintained over the years, allowing new owners to move in immediately without undertaking urgent repairs.
- Massive open-plan living: Featuring an impressive dual-aspect living and dining room spanning nearly 600 square feet, this space is ideal for hosting family gatherings.
- Single-storey convenience: The layout provides accessible single-level living, making it highly suitable for families, downsizers, or anyone wishing to avoid stairs.
- Peaceful rural setting: Situated in a quiet countryside location, the residence offers a tranquil environment while keeping daily conveniences within easy reach.
- Close to local village: Positioned just two kilometers from Clonoulty Village, residents benefit from a local primary school, church, and active GAA facilities.
- Strong regional connectivity: Cashel is located only ten kilometers away, providing secondary schools, supermarkets, and rapid access to the important M8 motorway.
- Extended town amenities: Thurles is roughly sixteen kilometers distant, offering additional retail shopping, sporting amenities, and essential mainline rail services.
- Well-proportioned bedrooms: The three bedrooms are generously sized and feature quality laminate timber flooring, offering ample space for wardrobes and beds.
- Dedicated utility room: A separate utility space is plumbed for laundry appliances, keeping noisy machines out of the main kitchen and living areas.
- Practical exterior W.C.: The inclusion of an external toilet and boilerhouse provides convenient facilities when working outdoors or gardening.
- Ample off-street parking: A large tarmacadam driveway at the front of the house provides plenty of space for multiple vehicles to park securely.
- Mature private gardens: The rear features established gardens with extensive lawns, creating a secure and pleasant outdoor play space for children.
- External storage sheds: Useful garden sheds are already in place, offering convenient storage solutions for lawnmowers, tools, and outdoor equipment.
- Double glazed windows: The home is fitted with double glazing throughout, helping to retain interior warmth and reduce external noise pollution.
- Oil-fired central heating: A reliable oil heating system is installed, complete with an external boilerhouse to keep maintenance noise outside the living space.
- Stable asking price: The asking price has remained steady at 250000 euros since tracking began, suggesting a realistic and firm vendor pricing strategy.
- Detached privacy: Being a detached bungalow, the property avoids shared party walls, ensuring greater privacy and less noise from neighbors.
- Fitted bedroom storage: One of the bedrooms includes built-in wardrobes, reducing the need for buyers to immediately purchase bulky standalone furniture.
- Clear functional separation: The bedroom areas are well separated from the main living rooms, ensuring privacy when entertaining guests late into the evening.
But keep in mind:
- Private wastewater treatment: The property relies on a septic tank, requiring the buyer to inspect its condition and verify compliance with environmental standards.
- Mains water dependency: While connected to mains water, buyers should verify flow rates and pipe condition to ensure reliable pressure throughout the home.
- Moderate energy rating: The home holds a C energy rating, which means buyers might want to plan future upgrades to improve thermal efficiency.
- Rural car dependency: Daily life here requires driving for almost all errands, school runs, and shopping trips due to the rural location.
- Heating fuel volatility: The reliance on oil-fired central heating exposes the homeowner to fluctuating home heating oil prices during winter months.
- Attic insulation check: Buyers should inspect the attic space to confirm that insulation depths meet modern standards for heat retention.
- Boundary line verification: The exact legal boundaries of the mature gardens should be verified by your solicitor against the official land registry map.
- Roof condition due diligence: A professional survey should examine the roof tiles and timbers to ensure no hidden weather damage or aging issues exist.
- Surface water drainage: The large tarmacadam driveway and lawn areas should be inspected to ensure proper runoff and prevent puddling near the foundations.
- Electrical system review: Purchasers should arrange for an electrician to test the consumer unit and wiring to confirm everything meets current safety regulations.
- Appliance lifespan check: Built-in kitchen appliances and sanitary ware should be checked for age and working order during the pre-purchase survey.
- Chimney integrity inspection: If the open-plan area features a fireplace or stove, the flue and chimney stack must be checked before lighting any fires.
- Maintenance of sheds: The existing garden sheds should be inspected for dampness or structural wear to determine if repairs or replacements are needed.
- Broadband speed testing: Rural locations can sometimes experience variable internet speeds, so buyers working from home should verify available broadband providers.
- Local development oversight: Buyers should check local planning registers to understand if future housing developments are permitted in the surrounding rural area.
- Ventilation and condensation: Single-storey homes with extensive living spaces should be checked for adequate background ventilation to prevent indoor moisture buildup.
- Property tax assessment: Buyers must calculate the applicable local property tax band based on the agreed purchase price and current government valuation rules.
- Legal title documentation: Your solicitor must carefully review all title deeds, rights of way, and access permissions relating to the rural laneway or entrance.
- Insurance cost factors: Rural homes with oil heating and septic tanks can sometimes attract specific insurance premiums that buyers should quote in advance.
- Future expansion limits: Any plans to extend the 150 square meter footprint should be checked against local planning guidelines for rural Tipperary.
Price positioning
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- The asking price of €250,000 appears slightly undervalued given the generous 150 square metre floor area and a C energy rating, especially when comparing against recent regional transactions reaching up to €350,000.
- Positive valuation signals include the substantial dual-aspect open-plan living and dining space, walk-in condition, and mature gardens, which typically command higher premiums in rural Tipperary locations.
- Factors that could support this price level include sustained demand for single-storey rural properties near larger towns, whereas potential underperformance might stem from its isolated countryside setting requiring private transport.
- The stable price history since tracking began indicates a firm vendor stance, suggesting limited immediate room for downward negotiation despite broader regional price variations.
Build Analysis
What we know from similar construction types
- The property is a detached bungalow extending to approximately 150 square metres, featuring a spacious open-plan living and dining area, three bedrooms, and two bathrooms.
- The listing notes the presence of a septic tank and mains water supply, so a buyer should verify that the septic tank registration, percolation area, and overall compliance meet current environmental standards.
- Oil-fired central heating and double-glazed windows are installed, which a surveyor should inspect for efficiency, condition, and potential maintenance needs.
- The inclusion of an external boiler house and a separate external WC indicates a traditional rural layout; the physical condition and weatherproofing of these outbuildings should be verified.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1,800 euro to 2,400 euro.
- Explanation: Given the floor area of approximately 150 square meters and a BER rating of C, the property relies on oil-fired central heating, leading to moderate energy consumption typical for a detached countryside bungalow of this size.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a quiet agricultural countryside setting near Clonoulty, appearing well removed from heavy industrial plants, major waste facilities, or active landfills.
- Any legacy agricultural or rural environmental concerns should be verified as part of standard conveyancing, but no immediate industrial pollution risks are apparent from the surroundings.
Flood Safe
8/10Water overflow reports to follow up
- The property occupies an elevated rural setting in County Tipperary, generally indicating a lower risk of river or coastal flooding based on regional topography.
- Prospective buyers should consult detailed local flood maps and verify site-specific drainage, particularly given the reliance on a private septic tank system.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
CLONOULTY HILL, CLONOULTY, CASHEL
- Sale date
- Declared sale price
- €290,000.00
CLUEN, CLONOULTY, CASHEL
- Sale date
- Declared sale price
- €160,000.00
CLUNE, CLONOULTY, CASHEL
- Sale date
- Declared sale price
- €300,000.00
CORBALLY, CLONOULTY, CASHEL
- Sale date
- Declared sale price
- €350,000.00
CLUN DARBY, CLONOULTY, CASHEL
- Sale date
- Declared sale price
- €160,000.00
Recent sales in the wider Cashel area
5 MCCANN ST, CASHEL, TIPPERARY
- Sale date
- Declared sale price
- €185,500.00
15 CATHAL BRUGHA, CASHEL, TIPPERARY
- Sale date
- Declared sale price
- €164,500.00
WOODFORD, GOOLDS CROSS, CASHEL
- Sale date
- Declared sale price
- €350,000.00
NODSTOWN LOWER, CASHEL, TIPPERARY
- Sale date
- Declared sale price
- €200,000.00
CHEZ NOUS, PALMERS HILL, CASHEL
- Sale date
- Declared sale price
- €355,000.00
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: €2,500 — 1% of €250,000.
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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 3,500 euro plus VAT.
- Land registration fees: approximately 600 euro to 800 euro depending on property value and registration type.
- Property valuation fees: approximately 150 euro to 300 euro.
- Surveyor fees: approximately 400 euro to 800 euro for a standard structural survey.
- Annual home insurance: approximately 400 euro to 700 euro depending on the level of cover.
Forum Talk
What people are saying about this area
- Locals in the Clonoulty and wider Tipperary area frequently discuss the benefits of rural community living, highlighting active local GAA clubs and strong community spirit.
- Residents often mention the convenience of being within a short drive of larger towns like Cashel and Thurles for secondary schooling, rail links, and major shopping.
- Property buyers in rural Co. Tipperary frequently evaluate connectivity to the M8 motorway via Cashel for commuting towards Cork, Limerick, or Dublin.
- Community forums occasionally highlight the charm of peaceful countryside settings while noting reliance on private transport for daily errands.
- Discussions around rural properties often touch on the maintenance of individual septic tanks and private or rural water connections.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property offers safe mature rear gardens and spacious single-storey living, making it well-suited for young children, though buyers should verify local primary school capacity.
- Teenagers7/10
With three generously proportioned bedrooms and a large open-plan living and dining area, there is adequate space for teenagers, although its rural setting means reliance on transport for social activities.
- Multi-generational Living6/10
The single-storey bungalow layout facilitates easy accessibility for older family members, but the standard three-bedroom configuration offers limited privacy for full multi-generational arrangements.
- Single Buyers5/10
While the asking price of €250,000 may offer good value for 150 square metres of space, a detached rural bungalow might exceed the maintenance requirements and space needs typically sought by single buyers.
- Couples8/10
An excellent option for couples looking for peaceful surroundings and generous indoor and outdoor space, with easy access to nearby towns for amenities.
- Empty Nesters9/10
Single-storey living without stairs makes this an ideal home for empty nesters looking to downsize from larger properties while retaining ample room for visiting guests.
- Retirees9/10
The absence of stairs and the manageable single-level floor plan provide strong potential for ageing in place within a tranquil countryside environment.
Work
3 areas- Remote Working7/10
The spacious layout and quiet setting provide a peaceful environment for a home office, though buyers should verify local broadband speeds and fiber availability.
- Hybrid Commuting7/10
Proximity to the M8 Motorway at Cashel and rail services at Thurles facilitates reasonable hybrid commuting options to regional employment centres.
- Retired10/10
Single-storey living, a tranquil environment, and manageable grounds make this property exceptionally well-suited for retirees.
Practical
8 areas- Ageing in Place10/10
The single-storey bungalow design completely avoids stairs, making it an outstanding choice for long-term accessibility and ageing in place.
- Low Maintenance7/10
The property is presented in walk-in condition with double-glazed windows and oil-fired central heating, though mature gardens and a septic tank require routine upkeep.
- Secure Gated Entry4/10
The property features an ample tarmacadam driveway to the front, but buyers should verify existing boundary security and gate installations.
- Minimalist Design5/10
The home features a traditional bungalow layout with conventional room allocations rather than stark minimalist architectural styling.
- Flexible Floor Plans7/10
A wide central hallway and large open-plan living and dining areas offer good flexibility for family arrangements and furniture layouts.
- Heritage Home3/10
This is a well-maintained modern-era detached bungalow rather than a period or historical heritage home.
- Ecological Setup5/10
The property has a C BER rating, indicating standard energy efficiency performance with potential room for future green upgrades.
- Outdoor areas9/10
The generous plot includes mature rear gardens, extensive lawns, useful garden sheds, and a large tarmacadam driveway.
Interests
9 areas- Gardening9/10
The property features extensive lawn areas in the mature rear gardens and useful garden sheds, offering an exceptional setup for gardening enthusiasts.
- Walking7/10
The quiet rural roads surrounding the property provide pleasant routes for casual walks, though amenities require driving.
- Gym4/10
There are no immediate fitness facilities on-site or within walking distance, requiring travel to nearby towns like Cashel or Thurles for a gym.
- Cycling7/10
The surrounding countryside offers low-traffic rural roads suitable for cycling hobbyists, though regional infrastructure is limited.
- Golf5/10
Golf enthusiasts will need to travel to nearby regional towns, as there are no courses within immediate walking distance.
- Fishing6/10
The general Tipperary region features various rivers and angling spots, though buyers should verify the exact proximity of local fishing rights.
- Horse Riding7/10
The rural setting and quiet local roads are well-suited for equestrian interests, with potential space for rural stabling subject to local arrangements.
- Water Sports2/10
Inland County Tipperary lacks major water sports infrastructure, making this location poorly suited for aquatic activities.
- Entertaining9/10
The impressive dual-aspect open-plan living and dining room extending to nearly 600 square feet, combined with mature outdoor areas, creates an ideal environment for hosting guests.
Lifestyle
5 areas- Quiet Living9/10
Occupying a peaceful countryside setting approximately 2km from Clonoulty Village, the property ensures a quiet and private living environment.
- Rural Living10/10
Located in the heart of County Tipperary with mature rear gardens and open countryside surroundings, this home fully embodies traditional rural living.
- Village Living8/10
Being only 2km from Clonoulty Village provides close proximity to local community features like the primary school, church, and GAA facilities.
- Coastal Living1/10
The property is located inland in County Tipperary, far away from any coastal areas.
- Urban Living3/10
While larger towns like Cashel and Thurles are within a 10km to 16km radius, the immediate location is strictly rural rather than urban.
Social
6 areas- Community Involvement8/10
Clonoulty Village is noted for its strong sense of community, church, and active GAA facilities, fostering local engagement.
- Café Culture4/10
Daily conveniences and local cafés are sparse immediately outside the door, requiring a short drive to Cashel or Thurles for a vibrant café scene.
- Nightlife3/10
The immediate rural location offers virtually no nightlife, requiring travel into nearby towns for pubs, restaurants, and entertainment.
- Health/Wellness groups5/10
Local wellness groups would typically be accessed via nearby community centres in Clonoulty or larger neighboring towns.
- Networking Opportunities3/10
Professional networking is minimal in this rural setting, making it better aligned with remote workers who travel or connect digitally.
- Tech-Hub Connectivity3/10
The property is situated in a rural area rather than an urban tech hub, though remote connectivity is possible subject to broadband checks.
Listing information
- Agent
- Sherry FitzGerald Gleeson
- Phone
- 0504 22997
- Current status
- active
- Published on HouseDelve
- 24 October 2026
- Correction
- Report an issue
HD-505872HouseDelve · 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.