Rossbog, Aherlow, Co. TipperaryE34YD56
€149,000
3 Bed~2 Bath~66 m²~BER G
What you'll like:
- Scenic glen location: Situated within the renowned Glen of Aherlow, the property enjoys exceptional natural beauty and pleasant elevated views that significantly enhance lifestyle appeal.
- Generous plot size: The cottage sits on approximately one acre of land, offering ample outdoor space for gardens, landscaping, or future recreational developments.
- Included outbuildings: Several existing outbuildings on the site provide useful additional storage or potential workshop space once necessary renovation works are completed.
- Affordable entry price: With an asking price of 149000 euros, this home represents a low-cost acquisition opportunity for buyers looking to enter the rural property market.
- Grant funding potential: The listing suggests the property may qualify for the Vacant Property Refurbishment Grant, potentially offering financial assistance up to seventy thousand euros.
- Permanent home potential: The layout provides a viable foundation for a permanent residence or a peaceful retirement retreat once comprehensive modernisation works are finished.
- Rental income prospect: Successfully renovating this building could create a desirable long-term rental property in an area where local homes are notably difficult to acquire.
- Stable asking price: The recorded listing price history shows no price reductions since initial tracking, indicating a firm seller position and consistent market valuation strategy.
- Double glazed windows: The presence of double-glazed windows offers a head start on thermal insulation before tackling the broader energy efficiency upgrade requirements.
- Mains water connection: Having a mains water supply already connected simplifies utility management compared to properties relying entirely on private wells or boreholes.
- Established septic tank: A septic tank is already in place on the site, saving the buyer the substantial initial expense and regulatory hurdle of installing a new system.
- Compact floor area: The modest sixty-six square metre footprint limits the overall material and labour costs required to complete a full internal structural and decorative refit.
- Upstairs bathroom facilities: The inclusion of an upstairs WC alongside a ground floor ensuite ensures practical sanitation arrangements for a three-bedroom layout.
- Clear room dimensions: Explicit room measurements allow buyers to accurately plan furniture placement and preliminary architectural renovation layouts prior to physical site visits.
- Elevated site positioning: The nicely elevated topography helps protect the dwelling from local surface water accumulation and enhances the picturesque valley outlooks.
- Tight local restrictions: Strict planning regulations in the surrounding area limit new competing builds, which should help preserve the long-term exclusivity and desirability of the location.
- Appreciation potential: Completing the necessary refurbishment could yield significant capital appreciation given the strong regional demand and the agents optimistic market outlook.
- Desirable starter home: The property serves as an ideal project for first-time buyers eager to customise their living space while building equity through sweat equity.
- Private entrance lobby: An entry lobby provides a practical transitional zone to prevent cold drafts from entering the main kitchen and living areas directly.
- Accessible negotiator details: Clear contact details for the handling auctioneer facilitate straightforward communication for arranging viewings and submitting initial offers.
But keep in mind:
- Extremely poor BER rating: The property holds a G energy rating with a very high energy performance indicator of 864.21, necessitating massive insulation and heating overhauls.
- Extensive work required: The listing explicitly states that the dwelling requires significant work, meaning buyers must budget heavily for comprehensive structural and cosmetic repairs.
- Outbuilding deterioration: The multiple outbuildings also require some work, adding extra financial and physical labour burdens to the overall site restoration project.
- Small living footprint: At only 66 square metres of floor area, the accommodation is quite compact and may feel cramped for modern family living standards.
- Grant qualification uncertainty: Buyers must independently verify if the property genuinely meets all stringent criteria required to successfully secure the vacant or derelict refurbishment grants.
- Septic tank compliance risk: The existing septic tank must be professionally inspected to ensure it meets modern environmental standards and does not require a costly replacement.
- Strict planning hurdles: Due to tight local planning restrictions in the glen, obtaining permission for future extensions or major structural alterations could prove exceptionally challenging.
- Financing complexities: Securing a standard mortgage on a G-rated property needing extensive renovation is notoriously difficult, likely requiring specialized renovation loans or all-cash funds.
- Unknown structural integrity: Being a traditional stone-built cottage, hidden dampness, roof timber rot, or foundation settling must be thoroughly investigated by a qualified structural surveyor.
- Heating system upgrade costs: The existing central heating system will likely need a complete replacement to transition away from fossil fuels and achieve an acceptable BER rating.
- Limited downstairs bathroom: The ground floor relies solely on an ensuite attached to bedroom one, which might compromise privacy for guests or occupants of other rooms.
- Upstairs ceiling heights: Historic stone cottages often feature low ceiling heights upstairs, which could restrict comfortable headroom and limit interior design choices.
- Ventilation and damp risks: Older stone walls without modern damp-proof courses require careful specialist remediation to prevent moisture buildup and interior mould issues.
- Utility infrastructure age: Electrical wiring, plumbing, and insulation throughout the 66 square metre structure likely require a complete rip-out and modern rewiring.
- Lack of property type details: The listing omits the specific legal property classification, meaning buyers must clarify land tenure, rights of way, and boundary titles carefully.
- No recorded price drops: The flat pricing history indicates the seller is not currently motivated to discount, reducing immediate leverage for aggressive below-asking negotiations.
- High renovation inflation: Construction and material costs remain elevated, meaning actual refurbishment expenses could easily exceed initial budget estimates and grant caps.
- Septic tank registration: Buyers should confirm whether the septic tank is properly registered with local authorities to avoid potential legal penalties upon purchase completion.
- Isolation and transport reliance: Rural living in the glen typically requires heavy reliance on private vehicles for daily errands, commuting, and accessing essential community services.
- Professional fees overhead: Engaging architects, structural engineers, and specialist contractors for a G-rated stone cottage will incur substantial upfront professional fees before work begins.
Price positioning
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- The asking price appears modestly elevated relative to the baseline habitable value when factoring in the very poor G energy rating and small sixty-six square meter floor area requiring extensive structural and thermal modernization.
- Signals of overvaluation stem from the severe energy efficiency deficit and outbuildings needing repair, though these are partly offset by the inclusion of approximately one acre of land in a highly sought-after scenic location.
- Potential factors supporting such a price include the attractive rural setting within a restricted planning zone and eligibility for substantial government grants, while higher than expected renovation costs could undermine this valuation.
- Relevant considerations encompass the stable tracking history without any recorded price reductions, indicating firm vendor positioning despite the substantial capital expenditure required to bring the dwelling up to modern standards.
Build Analysis
What we know from similar construction types
- The property is described as a stone-built cottage spanning approximately 66 square metres, situated on an elevated site of about one acre with outbuildings that also require work.
- The listing notes the presence of a septic tank and mains water; a buyer should investigate the condition, capacity, and current regulatory compliance of the private effluent treatment system.
- Given the stone construction and age implied by a G BER rating, a thorough structural survey is recommended to check for damp, roof integrity, timber rot, and overall structural movement.
- Planning restrictions in the area are mentioned in the description, so any future extension or major structural alterations should be verified with the local planning authority.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a G BER rating and a very high energy performance indicator, indicating that a complete deep retrofit is necessary.
- Estimated costs for a comprehensive deep retrofit—including external wall insulation, roof insulation, window and door upgrades, and the installation of a modern heating system—would likely range between €50,000 and €80,000 or more, depending on the extent of structural repairs needed for the stone walls.
- The listing notes potential eligibility for the Vacant Property Refurbishment Grant, which may provide funding of up to €50,000 for vacant properties or up to €70,000 for derelict properties to help offset renovation costs.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is 2,200 to 2,800 euro.
- Given the small 66 square meter floor area but very poor G energy rating, heating demands will be exceptionally high due to heat loss.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a rural mountainous valley setting, appearing well removed from major industrial plants, heavy manufacturing, or large waste management facilities.
- Any potential pollution concerns are likely limited to localized agricultural runoff or domestic septic tank maintenance, which should be verified during standard property surveys.
Flood Safe
8/10Water overflow reports to follow up
- The listing describes the cottage as sitting on a nicely elevated site within the Glen of Aherlow, which typically reduces the immediate risk of surface water flooding.
- Buyers should review regional flood maps and conduct standard due diligence regarding nearby streams or heavy rainfall run-off typical of rural valley locations.
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 Aherlow area
BALLINACOURTY, AHERLOW, TIPPERARY
- Sale date
- Declared sale price
- €470,000.00
BALLINACOURTY, AHERLOW, CO TIPPERARY
- Sale date
- Declared sale price
- €395,000.00
8 THE LODGES, AHERLOW, TIPPERARY
- Sale date
- Declared sale price
- €200,000.00
BALLINACOURTY, AHERLOW, TIPPERARY
- Sale date
- Declared sale price
- €325,000.00
4 THE LODGES, AHERLOW HOUSE HOTEL, AHERLOW
- Sale date
- Declared sale price
- €95,000.00
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: €1,490 — 1% of €149,000.
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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 2,500 euro
- Land registration fees: 400 to 800 euro
- Property valuation fees: 150 to 250 euro
- Surveyor fees: 500 to 1,000 euro
- Annual home insurance: 350 to 650 euro
Forum Talk
What people are saying about this area
- Locals in the Glen of Aherlow frequently discuss the high demand for traditional rural cottages and the strict local planning restrictions that make acquiring property here challenging.
- Community discussions often highlight the scenic beauty of the area, making locations like Rossbog popular for those seeking a quieter lifestyle or holiday retreat.
- Residents note that older rural properties in Tipperary frequently require substantial infrastructural upgrades, particularly regarding wastewater systems and insulation.
- Prospective buyers in the region often exchange advice regarding the Vacant Property Refurbishment Grant and the practicalities of bringing older stone-built homes up to modern standards.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The property sits on approximately one acre of land in a scenic rural setting, offering great outdoor space for young children to play. However, the cottage requires significant renovation work and has a poor G BER rating, meaning a buyer with young children should investigate the timeline and safety of completing these works before moving in.
- Teenagers4/10
Located in a rural area with limited nearby urban amenities or public transport, teenagers may find the location quite isolated. The 66 m² floor area also offers limited indoor living space for a growing family.
- Multi-generational Living2/10
With a floor area of only 66 m² across three bedrooms and two bathrooms, the property lacks the space required for comfortable multi-generational living without substantial extensions.
- Single Buyers6/10
At an asking price of €149,000, this stone-built cottage presents an affordable entry point for a single buyer. Potential purchasers should verify eligibility for the Vacant Property Refurbishment Grant to help offset the cost of necessary modernization.
- Couples7/10
An appealing starter home or a quiet retreat for a couple looking to take life easier in a picturesque setting. The need for extensive renovation provides an opportunity to customize the property to personal tastes.
- Empty Nesters6/10
The compact 66 m² layout and single-level living potential make it manageable for empty nesters, though the rural location and requirement for property maintenance should be carefully considered.
- Retirees6/10
The serene location in the Glen of Aherlow suits retirees seeking peace and natural beauty. However, the property requires considerable work and a G BER rating, so buyers should investigate the practicality and cost of upgrading the home for retirement comfort.
Work
3 areas- Remote Working6/10
The quiet rural setting is ideal for focused remote working, but buyers must verify the availability and speed of local broadband connectivity.
- Hybrid Commuting3/10
The remote rural location in County Tipperary makes regular hybrid commuting to major employment hubs impractical.
- Retired9/10
An ideal setting for retirees looking to step away from the working world and enjoy a peaceful countryside lifestyle.
Practical
8 areas- Ageing in Place4/10
While the property has ground-floor bedroom accommodation, the extensive renovation required and rural isolation present challenges for ageing in place without significant adaptation.
- Low Maintenance2/10
The property requires substantial refurbishment, comes with a G BER rating, and includes outbuildings that need work, meaning maintenance will be high initially.
- Secure Gated Entry3/10
The listing does not mention a secure gated entry, though the elevated site offers a degree of privacy.
- Minimalist Design5/10
The compact 66 m² stone cottage footprint lends itself to a simple layout, but current condition requires extensive modernization.
- Flexible Floor Plans3/10
With three bedrooms and two bathrooms packed into 66 m², the floor plan is relatively fixed unless extended.
- Heritage Home8/10
Being a traditional stone-built cottage, it carries strong heritage appeal for buyers looking for historic character.
- Ecological Setup3/10
The G BER rating and septic tank indicate that modern ecological and energy-efficient systems will need to be installed by the buyer.
- Outdoor areas8/10
The property benefits from an approximately one-acre elevated site with pleasant views and multiple outbuildings, offering vast potential for outdoor development.
Interests
9 areas- Gardening9/10
The approximately one-acre site and several outbuildings provide wonderful potential for keen gardeners to cultivate extensive grounds and outdoor spaces.
- Walking10/10
Positioned in the Glen of Aherlow, an area renowned for its natural beauty, residents have immediate access to outstanding walking and hiking trails.
- Gym2/10
There are no commercial gym facilities within immediate proximity, requiring travel to nearby towns for fitness centers.
- Cycling8/10
The scenic country roads surrounding the property offer excellent routes for cycling enthusiasts, though the hilly terrain can be challenging.
- Golf5/10
Rural location implies that while golf courses may be accessible within a reasonable drive, they are not directly on the doorstep.
- Fishing7/10
The rural Tipperary landscape and nearby river valleys offer good opportunities for fishing enthusiasts in the region.
- Horse Riding8/10
The one-acre site, outbuildings, and rural surrounds provide a great setup for those interested in equestrian pursuits.
- Water Sports2/10
Being an inland rural location, water sports opportunities are limited and require travel to lakes or the coast.
- Entertaining4/10
The indoor living space is compact at 66 m², limiting large indoor gatherings, though the one-acre plot offers good outdoor space for seasonal entertaining once upgraded.
Lifestyle
5 areas- Quiet Living10/10
Situated in the renowned Glen of Aherlow, an area of exceptional natural beauty, the property offers an exceptionally quiet and peaceful living environment.
- Rural Living10/10
Set on an elevated site of approximately one acre in a distinct rural countryside location, this property is the definition of rural living.
- Village Living4/10
The property is located in a rural countryside setting rather than a designated village, meaning immediate local amenities are not within easy walking distance.
- Coastal Living1/10
The location is deeply inland in County Tipperary, far away from any coastal areas.
- Urban Living1/10
This is a rural cottage setting far removed from city or major urban environments.
Social
6 areas- Community Involvement6/10
Rural areas like the Glen of Aherlow typically feature tight-knit local communities, though integration relies heavily on local participation.
- Café Culture2/10
Cafés are sparse in this rural idyll, with residents needing to travel to nearby towns for café culture.
- Nightlife1/10
There is virtually no nightlife in this secluded rural location.
- Health/Wellness groups3/10
Local wellness or pilates & stretching groups would require travel to nearby populated centres.
- Networking Opportunities1/10
Professional networking opportunities are extremely limited in this rural setting.
- Tech-Hub Connectivity1/10
The property is far from any designated tech hubs.
Listing information
- Agent
- Tim Ryan, Auctioneers, Valuers & Estate Agents
- Phone
- 062 51 566
- Current status
- active
- Published on HouseDelve
- 14 October 2026
- Correction
- Report an issue
HD-8F3D46HouseDelve · 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.