Rosebay, 2 Rocklow Road, Fethard, County TipperaryE91K281
€90,000
2 Bed~1 Bath~49 m²~BER G
What you'll like:
- Affordable entry price: At ninety thousand euros, this property provides a highly accessible financial entry point for first-time buyers and budget-conscious renovators looking to secure real estate.
- Central town location: Situated directly in the heart of Fethard, the house places residents within a short, convenient stroll of the vibrant local Main Street amenities.
- Short clonmel commute: Located just a fifteen-minute drive from Clonmel, future occupants gain effortless access to larger regional employment, retail, healthcare, and educational hubs.
- Grant potential eligibility: The building should qualify for the lucrative Vacant Property Refurbishment Grant, significantly offsetting substantial upfront modernization and upgrade costs.
- Compact renovation footprint: With a modest forty-nine square meters of floor area, material costs and overall project timelines for complete overhauls remain tightly manageable.
- Rear access convenience: The private paved yard includes direct rear access, making bin management, deliveries, and ongoing contractor material transport exceptionally straightforward.
- Proven pricing stability: The asking price has remained completely unchanged during tracked history, indicating a firm vendor stance and a realistic baseline valuation approach.
- Clear project canvas: Comprising two bedrooms, one bathroom, and open living spaces, the layout offers a straightforward blank slate for custom interior reconfiguration.
- Strong investor appeal: Savvy property investors can leverage the low acquisition cost to target high rental demand or profitable post-renovation flipping strategies.
- Manageable outdoor space: The private paved rear yard eliminates high-maintenance garden chores while still offering a functional enclosed outdoor relaxation area.
- Established residential setting: Located on Rocklow Road, the address benefits from a well-established neighborhood character close to essential community infrastructure.
- Ideal diy opportunity: Perfect for enthusiastic do-it-yourselfers wanting to build sweat equity by performing hands-on cosmetic and structural improvements personally.
- Town centre convenience: Daily errands, local shopping, and social outings require no lengthy car journeys thanks to the highly walkable immediate neighborhood context.
- Future value upside: Successfully executing a deep retrofit transforms the asset into a modern, energy-efficient home with strong long-term capital appreciation potential.
- Direct agent representation: Marketed by an established local auctioneer firm, prospective buyers can easily access professional guidance and arrange prompt physical viewings.
- Simple room configuration: The ground-floor living and kitchen arrangement paired with upstairs bedrooms provides a traditional, easily understood domestic layout.
- Low holding costs: The small physical size translates to lower baseline property taxes and insurance premiums compared to much larger suburban family homes.
- Rental income potential: Once modernized to current standards, the property can attract steady rental interest from professionals working nearby or within the broader county.
- Tourism and heritage appeal: Fethard is renowned for its rich medieval history and equine connections, making localized property holdings uniquely charming.
- Immediate availability: The vacant nature of the home ensures a straightforward purchase process without complex onward chains delaying transaction timelines.
But keep in mind:
- Severe energy rating: The property carries a disastrous G energy rating with a high performance indicator, demanding an immediate and expensive deep energy retrofit.
- Extensive modernization required: Every interior surface, fitting, and system requires complete gutting and replacement, representing a major financial and logistical undertaking.
- Unverified services state: Agents explicitly note that appliances, fixtures, and services remain untested, requiring buyers to budget for complete plumbing and electrical overhauls.
- Very compact floor area: Measuring only forty-nine square meters, living quarters are tight, offering zero room for physical expansion without major structural extensions.
- Substantial grant dependency: Financial viability heavily relies on securing vacant property grant approvals, which involve strict compliance criteria and completion deadlines.
- Limited ground kitchen: The kitchen measures just over three square meters, creating severe spatial constraints for modern cabinetry, appliances, and food preparation.
- Tight bedroom proportions: Both upstairs bedrooms feature limited floor dimensions, restricting furniture layout options and standard double-bed placement capabilities.
- Absence of private parking: The listing features no dedicated off-street driveway, meaning vehicle owners must rely entirely on local public street parking availability.
- Zero garden greenery: The rear yard is fully paved with no green lawn space, which may disappoint buyers seeking traditional gardens or private planting areas.
- Single bathroom constraint: Having only one bathroom located on the ground floor restricts daily household convenience, particularly for occupants sleeping upstairs.
- Potential structural surprises: Older vacant houses frequently hide dampness, timber rot, or outdated wiring that only emerges once destructive investigation begins.
- Uncertain actual condition: Without comprehensive structural surveys, hidden defects in the roof, walls, or foundations could lead to severe budget blowouts.
- Strict grant compliance risks: Buyers must complete approved renovation works within rigid timeframes to claim grant funds, carrying financial penalties if missed.
- Lack of historical bidding data: The static asking price offers no insight into whether the seller is open to flexible negotiation below the advertised baseline.
- Contractor availability bottlenecks: Securing reliable, skilled tradespeople for rural renovation projects can cause frustrating delays and inflated labor quotation costs.
- Disruptive construction period: Living on-site during a major deep retrofit is virtually impossible, requiring alternative temporary accommodation arrangements during works.
- Building regulations compliance: Bringing a G-rated heritage-area property up to modern building control standards can trigger unexpected engineering and architectural fees.
- Disposal of waste costs: Gutting a derelict interior generates massive volumes of skip and hazardous material disposal fees that must be factored into budgets.
- Resale liquidity challenges: Ultra-small town-centre houses appeal to specific niche buyers, which can occasionally extend future resale marketing periods.
- Insurance underwriting hurdles: Securing comprehensive buildings insurance for a vacant, derelict property can prove difficult and expensive prior to completion of works.
Price positioning
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- The asking price of €90,000 appears remarkably low and undervalued at first glance, largely driven by the extremely poor G energy rating and the extensive structural or cosmetic renovation works clearly required throughout the compact 49 square meter dwelling.
- Valuation signals heavily reflect the severe modernization challenges, yet the stated eligibility for the Vacant Property Refurbishment Grant introduces substantial financial offsetting capability that substantially alters the baseline calculation for prospective buyers.
- Support for this modest pricing level comes from the immense capital outlay required to bring a G-rated property up to modern standards, whereas potential underpricing arguments rely on the high demand for centrally located town properties with rear access.
- Overall, while the entry price looks highly attractive for DIY enthusiasts and savvy investors, the final capital commitment will depend entirely on remediation costs required to rectify the severe energy inefficiency and bring the property to habitable standards.
Build Analysis
What we know from similar construction types
- The property is a small two-bedroom, one-bathroom house with a floor area of 49 square metres, requiring extensive renovation.
- The layout includes a ground-floor entrance porch, living/dining room, kitchen, and bathroom, with two bedrooms on the first floor and a private paved rear yard providing external access.
- The BER rating is G, indicating very poor energy efficiency, substantial heat loss, and likely the need for comprehensive upgrades to insulation, windows, heating systems, and ventilation.
- A buyer should investigate the structural integrity of the building, the condition of the roof and walls, and the state of all plumbing, electrical, and heating services given the age and likely deferred maintenance of the property.
- Verification of planning compliance, boundary lines, and rights of way for the rear access should be undertaken by a qualified surveyor or solicitor.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a G BER rating and a floor area of approximately 49 m², requiring a full deep-retrofit to bring it to a modern energy standard.
- Estimated deep-retrofit costs range between €50,000 and €70,000, covering external wall insulation or internal dry-lining, upgraded double or triple-glazed windows and doors, attic insulation, installation of a modern heat pump or efficient heating system, and airtightness improvements.
- Buyers should investigate potential financial support through the Vacant Property Refurbishment Grant and SEAI grants to help offset these substantial renovation costs.
Heating cost*
Estimated expense to heat this property every year
- €1,500 to €2,200 annually.
- Given the small 49 m² floor area, overall energy consumption is somewhat limited by scale, but the very poor BER rating of G indicates severe thermal inefficiency, high heat loss, and likely reliance on inefficient heating methods that will drive up annual costs until substantial insulation and energy upgrades are completed.
Pollution Safe
9/10Environmental situation to investigate
- The property is located within a settled town center environment, appearing generally distant from heavy industrial facilities, major waste sites, or known active landfills.
- Any historical or legacy industrial concerns in the wider Fethard area should be independently verified by prospective buyers during standard due diligence.
Flood Safe
8/10Water overflow reports to follow up
- Based on general geographic indicators, the property does not appear to be situated within an immediate high-risk flood zone, though local drainage conditions should be checked.
- Buyers are advised to consult national flood mapping resources and carry out local inquiries to confirm the exact flood risk profile for Rocklow Road.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
ROCKLOW RD, FETHARD, TIPPERARY
- Sale date
- Declared sale price
- €269,533.00
THE GATEWAY COTTAGE, ROCKLOW ROAD, FETHARD
- Sale date
- Declared sale price
- €180,000.00
15 COIS FALLA, ROCKLOW RD, FETHARD
- Sale date
- Declared sale price
- €228,000.00
Recent sales in the wider Fethard area
3 MOCKLERS TERRACE, FETHARD, TIPPERARY
- Sale date
- Declared sale price
- €210,000.00
TULLAMAINE, FETHARD, TIPPERARY
- Sale date
- Declared sale price
- €250,000.00
MOBARNANE, FETHARD, TIPPERARY
- Sale date
- Declared sale price
- €200,000.00
1 MONROE, FETHARD, TIPPERARY
- Sale date
- Declared sale price
- €315,000.00
16 ARD ALAINN, KILLENAULE RD, FETHARD
- Sale date
- Declared sale price
- €260,000.00
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: €900 — 1% of €90,000.
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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: €1,500 to €3,000 plus VAT and outlays.
- Land registration fees: €400 to €800 depending on the property value and registration type.
- Property valuation fees: €150 to €300 for a standard mortgage or market valuation.
- Surveyor fees: €500 to €1,200 depending on the depth of the structural survey required, which is particularly important given the G BER rating.
- Annual home insurance: €350 to €700 depending on the level of coverage and property specifics.
Forum Talk
What people are saying about this area
- Locals in Fethard often discuss the vibrant community spirit and the convenience of having local amenities within walking distance from Rocklow Road.
- Community forums frequently highlight the appeal of historic towns like Fethard for renovation projects and the growing interest from first-time buyers looking for affordable housing.
- Discussions in regional groups often touch upon the availability and application process for the Vacant Property Refurbishment Grant for older town properties.
- Residents value the proximity to Clonmel for broader employment, shopping, and healthcare needs while maintaining a quieter town lifestyle.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children3/10
The property requires extensive renovation with a G BER rating and a small footprint of 49 m², making it challenging for young families until substantial modern insulation and layout upgrades are completed.
- Teenagers2/10
With only two bedrooms and 49 m² of living space, this home lacks adequate personal space and privacy for growing teenagers.
- Multi-generational Living1/10
The compact size and single bathroom setup make this property completely unsuitable for multi-generational living arrangements.
- Single Buyers8/10
An ideal project for a single first-time buyer looking for an affordable entry point at €90,000 with the potential to benefit from the Vacant Property Refurbishment Grant.
- Couples6/10
Well-suited as a starter project for a couple willing to take on a renovation challenge, provided they have the budget and patience for extensive modernisation.
- Empty Nesters5/10
The central town location offers convenience, but the two-story layout and renovation workload may not appeal to all downsizers unless fully modernised for ease of living.
- Retirees4/10
While close to town amenities, the property's two-level layout and poor BER rating mean significant adaptation would be required for comfortable long-term retirement living.
Work
3 areas- Remote Working6/10
The compact layout allows for a home office setup, but buyers must verify local broadband speeds and reliability.
- Hybrid Commuting5/10
Conveniently situated about a 15-minute drive from Clonmel, though commuting to major cities requires substantial travel time.
- Retired5/10
Town-centre conveniences are appealing, but the extensive renovation work needed may prove demanding for retirees.
Practical
8 areas- Ageing in Place3/10
The two-story layout with stairs and a single bathroom on the ground floor is less than ideal for ageing in place without major architectural adaptation.
- Low Maintenance2/10
With a G BER rating and the need for comprehensive renovation, the property currently demands significant maintenance and capital investment.
- Secure Gated Entry1/10
The property opens directly onto the road with rear access for bins, lacking a secure gated community entrance.
- Minimalist Design4/10
The small 49 m² footprint naturally enforces compact living, though the current interior is dated and requires a complete overhaul.
- Flexible Floor Plans3/10
Given the small total floor area, layout flexibility is heavily constrained by structural walls and overall size.
- Heritage Home5/10
Located in an established historical town setting, though buyers should verify if any specific local conservation guidelines apply to the property.
- Ecological Setup1/10
The G BER rating and energy performance indicator of 432.58 kWh/m²/yr indicate poor energy efficiency, requiring substantial upgrades to achieve an eco-friendly standard.
- Outdoor areas3/10
Outdoor space is strictly limited to a private paved rear yard suited for bins and basic storage rather than recreation.
Interests
9 areas- Gardening2/10
The property features only a private paved rear yard rather than a traditional garden space for planting.
- Walking7/10
The central location makes it easy to walk to local shops, amenities, and the town's Main Street.
- Gym4/10
Access to dedicated fitness facilities will likely require travel towards larger nearby towns like Clonmel.
- Cycling6/10
The flat local terrain around Fethard is suitable for cycling, though regional commuting requires caution on mixed-use roads.
- Golf5/10
Proximity to regional golf courses requires driving, as there is no major course immediately adjacent.
- Fishing5/10
County Tipperary offers various angling opportunities in the wider region, though buyers should verify local river access points.
- Horse Riding7/10
Fethard is a renowned equestrian hub in Ireland, making the broader area attractive for horse riding enthusiasts.
- Water Sports2/10
Inland location limits immediate access to water sports facilities.
- Entertaining3/10
The open-plan living/dining area is compact at 49 m², and the house requires significant renovation before it can comfortably host guests.
Lifestyle
5 areas- Quiet Living6/10
Situated in a town setting close to the Main Street, buyers should expect typical residential and town sounds rather than remote countryside quiet.
- Rural Living3/10
This is a town-centre property rather than a rural retreat, though it is located in County Tipperary within reach of broader countryside.
- Village Living8/10
Positioned right in the heart of Fethard, offering convenient access to local shops and community amenities within a short stroll.
- Coastal Living1/10
The location is inland in County Tipperary, far away from any coastal areas.
- Urban Living6/10
Provides a compact town-centre living experience with basic services nearby and a short drive to Clonmel.
Social
6 areas- Community Involvement7/10
Fethard offers a tight-knit community atmosphere with local events, sports clubs, and historical groups.
- Café Culture5/10
Basic local cafes and amenities are available within walking distance in the town centre.
- Nightlife4/10
Limited to local traditional pubs, with more extensive nightlife options found by traveling to Clonmel.
- Health/Wellness groups5/10
Basic community wellness classes may be found locally, with comprehensive facilities accessible in larger nearby towns.
- Networking Opportunities3/10
Professional networking is minimal locally, requiring travel to larger urban employment hubs.
- Tech-Hub Connectivity2/10
Fethard is not recognised as a tech hub, meaning remote tech workers will rely heavily on home internet infrastructure.
Listing information
- Agent
- P F Quirke & Co Ltd
- Phone
- 052 612 1622
- Current status
- active
- Published on HouseDelve
- 21 October 2026
- Correction
- Report an issue
HD-D3FA2CHouseDelve · 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.