The Avenue, Ballyclare, Ferbane, Co. OffalyR42VE40
€295,000
3 Bed~2 Bath~146 m²~BER D
What you'll like:
- Generous 1 Acre Site: The property sits on a spacious mature plot offering excellent outdoor space, making it ideal for gardening enthusiasts or families seeking room to roam safely.
- Scenic Riverside Frontage: Direct frontage onto the River Brosna provides a picturesque natural setting that enhances the overall peaceful ambiance and appeal of the residential grounds.
- Detached Garage Included: A dedicated detached garage provides secure vehicle parking, robust storage options, or a practical workspace for various hobbies and DIY projects.
- Handy Potting Shed: The inclusion of a potting shed adds immediate utility for gardening tasks and convenient storage of outdoor equipment, bicycles, and seasonal gear.
- Spacious Floor Area: Spanning approximately 146 square metres, the dormer bungalow layout delivers well-proportioned rooms that easily accommodate modern family living requirements and furniture arrangements.
- Very Good Condition: The interior is presented in very good condition throughout, allowing new owners to move in comfortably without undertaking immediate expensive cosmetic renovations.
- Bright Entrance Hall: A welcoming entrance hall finished with tiled flooring and clean modern decor creates an inviting first impression for visitors arriving at the residence.
- Functional Kitchen Dining: The large kitchen and dining area features ample storage units and French doors leading outside, creating a wonderful central hub for daily family meals.
- Cosy Sitting Room: A separate sitting room provides a private relaxation space complete with solid timber flooring, moulded cornicing, and an attractive cast iron fireplace feature.
- Ground Floor Bedroom: Having a well-sized ground floor bedroom adds crucial long-term flexibility and accessibility for multi-generational living or guests with limited mobility.
- Convenient Ground Floor Shower: The downstairs bedroom benefits directly from an adjoining walk-in shower room, enhancing convenience and reducing morning queues for bathroom facilities.
- Stunning Slipper Bath: The main family bathroom features an eye-catching free-standing slipper bath, offering a luxurious space to unwind after a long working day.
- Practical Utility Room: A dedicated utility room with laundry facilities and rear exterior access helps keep household chores organized and away from main living spaces.
- First Floor En-Suite: One of the upstairs double bedrooms includes a private en-suite shower room, providing added privacy and comfort for family members or visiting guests.
- Generous Walk-In Wardrobe: The main upstairs bedroom benefits from a spacious walk-in wardrobe, ensuring ample storage for clothing and reducing the need for bulky bedroom furniture.
- Accessible Location: Situated just 3km from Ferbane town centre, residents enjoy quick access to local shops, cafes, sports facilities, and essential community services.
- Good Educational Access: Proximity to both primary and secondary schools in nearby Ferbane makes the home particularly practical for growing families with school-age children.
- Commuter Friendly Position: Regional employment centres such as Athlone and Tullamore are reachable within 20 and 30 minutes respectively, appealing to working professionals seeking rural calm.
- Stable Asking Price: The recorded asking price has remained stable at €295,000 without erratic fluctuations, suggesting clear vendor expectations and potential room for straightforward negotiations.
- Private Residential Setting: The property enjoys a peaceful, private environment within an established residential pocket while remaining close enough to neighbours for security and community.
But keep in mind:
- Disappointing BER Rating: The property carries a D energy rating, which indicates poor thermal efficiency and suggests that the buyer should budget for future insulation upgrades.
- Higher Heating Costs: Due to the D energy rating, new occupants may face higher winter heating bills and drafty living areas unless significant energy-saving retrofits are undertaken.
- Riverside Flood Risk: Buyers must thoroughly investigate potential flood risks associated with the River Brosna frontage to ensure structural safety and affordable home insurance coverage.
- Septic Tank Verification: The buyer must verify whether the property relies on a private septic tank system and inspect its current compliance with local environmental regulations.
- Private Water Supply: It is essential to check if the property uses a private well or public mains water, ensuring adequate water pressure and reliable year-round potability.
- Dormer Roof Insulation: First-floor bedrooms tucked into the roof space with Velux windows should be inspected for adequate insulation levels to prevent heat loss and condensation issues.
- Solid Fuel Fireplace: The cast iron fireplace in the sitting room requires a professional chimney inspection to ensure it is safe for regular burning before winter usage.
- Boundary Line Verification: Given the large rural-style plot, the buyer should commission a solicitor to verify exact boundary markers along the riverside and adjacent lands.
- Future Expansion Limits: Any plans to extend the 146 square metre footprint further on the 1-acre site must be checked against local planning authority guidelines and restrictions.
- Garage Structural Condition: The buyer should conduct a thorough inspection of the detached garage and potting shed to check for dampness, roof integrity, and timber rot.
- Private Drainage Maintenance: If a treatment plant or septic system is present, ongoing maintenance costs and desludging schedules must be factored into household operating budgets.
- Commuter Car Dependency: Daily life heavily relies on private motor vehicles given the rural distance from larger towns, meaning transport costs will be a significant factor.
- Local Traffic Bottlenecks: While Athlone and Tullamore are within a 30-minute drive, peak commuting hours can introduce delays on regional roads connecting to larger employment hubs.
- Limited Public Transport: The semi-rural setting likely lacks frequent public transport options, making it challenging for non-drivers or teenagers to travel independently.
- Surface Water Management: The generous lawns and riverside location mean the buyer should check how well surface rainwater drains away from the foundations during heavy storms.
- Timber Ceiling Maintenance: Tongue-and-groove sheeted timber ceilings in rooms like the kitchen and landing may require periodic repainting or maintenance to keep them looking fresh.
- En-Suite Ventilation: The first-floor en-suite bathroom should be checked for adequate mechanical extraction fans to prevent moisture buildup and potential mold growth in the roof space.
- Dormer Window Seals: Dormer windows on upper-level bedrooms require careful inspection for flashing integrity to prevent hidden water ingress during wind-driven rainstorms.
- Oil or Gas Boiler: The buyer's surveyor must examine the age and efficiency of the central heating boiler to estimate remaining lifespan and potential replacement expenses.
- Broadband Speed Check: Given the rural location outside the town centre, prospective buyers working from home must verify the availability of high-speed fibre broadband services.
Price positioning
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- The asking price of 295000 euros appears attractive when evaluated against local transactional evidence, which indicates that comparable residential properties in the surrounding area frequently achieve substantially higher closing figures.
- Valuation signals supporting this assessment include a generous one-acre riverside site, substantial floor space measuring 146 square metres, and well-maintained interior accommodations equipped with multiple bathrooms and functional reception spaces.
- Factors that could potentially undermine or temper this competitive pricing include the property's D energy rating, which may signal to prospective purchasers that future capital expenditure is required to improve energy efficiency.
- Overall, the pricing strategy reflects a balanced approach by the vendor to stimulate strong market interest and competitive bidding, positioning the property favourably within the regional residential property market.
Build Analysis
What we know from similar construction types
- The property is a detached dormer bungalow extending to approximately 146 sq.m. set on a generous 1-acre site with frontage onto the River Brosna.
- Buyers should investigate potential planning and environmental considerations regarding the riverside location, including any flood risk or restrictions associated with proximity to the River Brosna.
- The presence of a detached garage and potting shed should be inspected for structural integrity and confirmation that all outbuildings comply with local planning regulations.
- A structural survey is recommended to assess the condition of the dormer roof construction, insulation levels, and the performance of the windows and heating systems given the D BER rating.
Retrofit Cost*
Possible renovating / insulating expenditure
- Given the BER rating of D, a comprehensive deep retrofit to bring the property to a B2 standard or higher would typically cost between 40,000 and 65,000 euros.
- The estimated cost would cover upgrading attic and wall insulation, installing a more efficient heating system such as a heat pump, replacing older windows and external doors with high-performance double or triple glazing, and addressing airtightness throughout the 146 square metre footprint.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: EUR 1,800 to EUR 2,400.
- Explanation: Given the 146 square meter floor area and the D BER rating, the property has a moderate energy efficiency profile, leading to higher heating demands during colder months compared to newer builds.
Pollution Safe
8/10Environmental situation to investigate
- The property is situated in a mature, established rural residential area well away from major heavy industrial zones or large commercial incinerators.
- As a rural property relying on a site-specific setup, prospective buyers should verify local domestic waste-water treatment arrangements and well or mains water quality as standard due diligence.
Flood Safe
6/10Water overflow reports to follow up
- The property description notes a generous site extending to the River Brosna, which indicates proximity to a watercourse and suggests that parts of the extensive riverside grounds may be susceptible to seasonal high water levels.
- Buyers should investigate the specific flood history and local OPW flood mapping relative to the exact footprint of the dwelling and surrounding gardens.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
THE AVENUE, BALLYCLARE, FERBANE
- Sale date
- Declared sale price
- €370,000.00
Recent sales in the wider Ballyclare area
5 COIS NA HABHAINN, FERBANE, OFFALY
- Sale date
- Declared sale price
- €262,000.00
KILCOLGAN, FERBANE, CO OFFALY
- Sale date
- Declared sale price
- €155,000.00
BALLYCLARE, FERBANE, CO OFFALY
- Sale date
- Declared sale price
- €391,000.00
REYNAUN, FERBANE, OFFALY
- Sale date
- Declared sale price
- €115,000.00
ENDRIM, FERBANE, CO OFFALY
- Sale date
- Declared sale price
- €250,000.00
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: €2,950 — 1% of €295,000.
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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 EUR 1,500 to EUR 3,500 plus VAT and outlay.
- Land registration fees: approximately EUR 600 to EUR 800 depending on the property value and registration type.
- Property valuation fees: approximately EUR 150 to EUR 300 for mortgage or insurance purposes.
- Surveyor fees: approximately EUR 500 to EUR 1,200 depending on the level of detail required for a detached property.
- Annual home insurance: approximately EUR 400 to EUR 800 per year depending on the policy and coverage level.
Forum Talk
What people are saying about this area
- Locals in the Ferbane area frequently discuss the peaceful rural setting and the strong sense of community along rural approach roads like Ballyclare.
- Residents often highlight the convenience of being within a short drive of both Athlone and Tullamore for regional employment and shopping.
- Community groups note that properties near the River Brosna offer wonderful natural amenities but require routine maintenance of riverside boundaries.
- Buyers looking in the Offaly countryside regularly share advice on inspecting septic tanks and private water services thoroughly prior to purchase.
- Local discussions often mention the appeal of detached family homes on acre-sized sites for those seeking privacy and outdoor space.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features a generous 1-acre site with extensive lawns and secure outdoor space, making it ideal for young children to play safely.
- Teenagers7/10
Three well-proportioned bedrooms and multiple reception areas provide adequate space for teenagers, though the rural location 3km from Ferbane offers limited independent transport options.
- Multi-generational Living6/10
With 146 sq.m. of living space and a ground-floor bedroom with a walk-in shower, there is good potential for multi-generational living, though the overall layout is a standard detached dormer.
- Single Buyers5/10
A detached home with a 1-acre site requires significant maintenance, which might be demanding for a single buyer without family help.
- Couples8/10
Offers plenty of space, privacy, and a quiet riverside setting that appeals to couples looking for a peaceful lifestyle with easy access to towns like Athlone and Tullamore.
- Empty Nesters7/10
The ground-floor bedroom and bathroom facilities support single-level living to an extent, but the large 1-acre garden requires ongoing maintenance.
- Retirees7/10
The tranquil setting and ground-floor bedroom with a walk-in shower are well suited for retirees, provided they are comfortable managing a large rural site.
Work
3 areas- Remote Working8/10
The generous interior layout provides plenty of space to set up a dedicated home office, though broadband speeds should be verified by the buyer.
- Hybrid Commuting6/10
Ferbane is reasonably positioned with Athlone and Tullamore reachable within 20 to 30 minutes, making hybrid commuting feasible for regional workers.
- Retired8/10
The peaceful environment and manageable single-floor amenities make this a strong option for retirees looking to step away from the workforce.
Practical
8 areas- Ageing in Place8/10
Includes a ground-floor bedroom equipped with a walk-in shower, supporting accessibility for older occupants.
- Low Maintenance4/10
A detached home with a 1-acre garden, mature trees, and outbuildings requires ongoing groundskeeping and property upkeep.
- Secure Gated Entry3/10
The listing does not mention an automated or secure gated entry system, meaning buyers should verify current boundary security.
- Minimalist Design4/10
The property features traditional architectural details such as moulded plaster cornicing, a cast-iron fireplace, and timber ceilings rather than a minimalist aesthetic.
- Flexible Floor Plans7/10
Offers a versatile layout with a ground-floor bedroom and bathroom alongside two first-floor bedrooms and an ensuite.
- Heritage Home4/10
Presents as a standard modern dormer bungalow rather than a protected historic or heritage structure.
- Ecological Setup5/10
The property carries a D BER rating, indicating that energy efficiency upgrades could be beneficial to improve its ecological footprint.
- Outdoor areas10/10
Outstanding outdoor offering featuring a 1-acre riverside plot, expansive lawns, a detached garage, and a potting shed.
Interests
9 areas- Gardening10/10
Features an extensive 1-acre site with spacious lawns, riverside frontage, a detached garage, and a potting shed, offering exceptional opportunities for gardening enthusiasts.
- Walking8/10
The scenic riverside location and quiet local roads provide pleasant routes for walking directly from the doorstep.
- Gym3/10
There are no dedicated fitness centres on-site, requiring travel into nearby Ferbane or larger regional towns for gym access.
- Cycling7/10
The surrounding countryside offers low-traffic rural roads suitable for recreational cycling.
- Golf5/10
Golf facilities would require travel to neighboring towns, as local options are limited.
- Fishing10/10
The property boasts direct riverside frontage onto the River Brosna, making it an exceptional location for fishing enthusiasts.
- Horse Riding6/10
The large 1-acre plot and rural setting offer potential, though buyers should verify local equestrian facilities and hacking routes.
- Water Sports4/10
While adjacent to the River Brosna, water sports opportunities are limited compared to coastal or major lake locations.
- Entertaining9/10
Features a spacious kitchen/dining room with French doors to the exterior, a separate sitting room, and expansive outdoor grounds ideal for hosting guests.
Lifestyle
5 areas- Quiet Living10/10
Set in a peaceful and private residential area along the River Brosna, offering an exceptionally quiet and tranquil living environment.
- Rural Living9/10
Located on a mature 1-acre riverside site just outside Ferbane, delivering a classic rural lifestyle experience with open spaces and natural surroundings.
- Village Living7/10
Positioned just 3km from Ferbane town centre, providing convenient access to local shops, schools, and community amenities.
- Coastal Living1/10
The property is located inland in County Offaly with no proximity to the coast.
- Urban Living3/10
Situated in a countryside setting away from major urban centres, though larger towns like Athlone and Tullamore are within a 20 to 30-minute drive.
Social
6 areas- Community Involvement7/10
Proximity to Ferbane allows residents to easily participate in local clubs, schools, and community organizations.
- Café Culture5/10
Essential services and local cafés are available within 3km in Ferbane, though a wider selection requires travel to larger towns.
- Nightlife3/10
The rural location offers very limited nightlife options, which are primarily restricted to local pubs in the nearby town.
- Health/Wellness groups5/10
Basic community health and wellness activities can be accessed in Ferbane, with more comprehensive facilities further afield.
- Networking Opportunities3/10
Professional networking is minimal in this rural setting, requiring travel to regional hubs like Athlone or Tullamore.
- Tech-Hub Connectivity3/10
Located away from major technology hubs, meaning remote professionals will rely entirely on home internet connections.
Listing information
- Agent
- DNG Glen Corcoran
- Phone
- 057 912 5580 / 087 904 2022
- Current status
- active
- Published on HouseDelve
- 22 October 2026
- Correction
- Report an issue
HD-4FC429HouseDelve · 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.