Tombricane, Borrisokane, Co. TipperaryE45TR83
€349,500
4 Bed~2 Bath~165 m²~BER B
What you'll like:
- Impressive floor area: The spacious 165 square metre layout provides abundant room for a growing family, ensuring comfortable daily living without feeling cramped.
- Generous site size: Occupying a substantial 0.69 acre plot, the property offers wonderful outdoor space for children, gardening, and peaceful countryside enjoyment.
- Favourable energy rating: Achieving an efficient B BER rating indicates strong thermal performance, which should help keep heating bills lower throughout the year.
- Multiple reception rooms: Featuring both a cozy sitting room and a massive open-plan living room, the home easily accommodates varied family activities and entertaining.
- Dedicated home office: The inclusion of a separate office space provides an ideal, quiet environment for remote work or studying away from main living areas.
- Excellent condition throughout: Presented in turn-key order, buyers can move in immediately without facing the hassle or expense of urgent cosmetic renovations.
- Master ensuite bedroom: Having an ensuite bathroom attached to one of the four bedrooms adds privacy and convenience for the primary household occupants.
- Practical utility room: A separate utility space keeps laundry and household chores tucked away from the main kitchen area, enhancing overall home organization.
- Vaulted living ceiling: The large open-plan living room features striking vaulted ceilings and velux windows, flooding the central gathering space with natural light.
- Outdoor storage sheds: The inclusion of both a steel tech shed and an open fuel shed offers fantastic secure storage for garden tools and firewood.
- Convenient tarmac driveway: A solid tarmac drive provides neat parking and turning space, ensuring mud is kept out of the main house during wet weather.
- Patio doors connection: Sliding doors leading from the large living space straight to the patio create a seamless indoor-outdoor flow for summer dining.
- Proximity to town: Borrisokane town is located just 2.4 kilometres away, offering quick access to local shops, schools, and essential everyday amenities.
- Lakeside recreation nearby: The popular lakeside village of Terryglass on Lough Derg is only 8 kilometres away, providing wonderful weekend leisure and boating options.
- Solid timber flooring: Many rooms feature attractive solid oak or wood flooring, adding durability and a touch of warmth to the interior aesthetics.
- Functional built-in wardrobes: Several bedrooms come equipped with pre-installed built-in wardrobes, saving buyers immediate furniture expenses and maximizing floor space.
- Fiber broadband availability: The presence of fiber broadband ensures reliable, high-speed internet connectivity, which is vital for modern remote working and streaming.
- Stable asking price: The asking price has remained firm at 349,500 euros since tracking began, suggesting a confident seller with a disciplined pricing strategy.
- Peaceful rural setting: Surrounded by tranquil countryside, the home delivers a private and quiet lifestyle away from the intense congestion of larger urban centers.
- Accessible regional hubs: Nenagh is reachable within 18 kilometres, while Limerick is approximately 54 kilometres away, balancing rural living with city access.
But keep in mind:
- Private septic tank: Drainage relies on a septic tank, which requires regular professional desludging and a due diligence check for current regulatory compliance.
- Group water scheme: The property depends on a group water scheme, meaning buyers should investigate annual connection fees, water quality consistency, and maintenance arrangements.
- Oil-fired heating reliance: Heating relies on an oil-fired system, exposing the household to volatile oil market price fluctuations and manual tank refills.
- Single family bathroom: With only one main family bathroom shared among multiple bedrooms, peak morning times could create household bottlenecks and inconvenience.
- Rural commuting distance: Commuting to major employment centers like Limerick requires a 54-kilometre journey, which will involve significant daily driving time and fuel costs.
- Winter road conditions: Rural country lanes surrounding the property may become hazardous during severe winter weather, potentially impacting school runs and commutes.
- Potential extension limitations: The 0.69 acre site is generous, but any future structural extensions would still require careful planning permission checks with the local authority.
- Maintenance of sheds: The steel tech and fuel sheds will require ongoing periodic maintenance to prevent rust and weather damage over the coming years.
- Septic tank percolation: Buyers should commission a surveyor to inspect the percolation area to ensure the drainage system functions correctly without environmental pooling.
- Boundary fence verification: The exact legal boundaries of the 0.69 acre plot must be carefully verified against folio maps by your solicitor before closing.
- Group water usage limits: Group water schemes can occasionally enforce usage restrictions during dry summer months, which is worth verifying with the scheme operator.
- Oil tank security: External oil storage tanks can be vulnerable to theft; buyers should inspect the security and placement of the current storage tank.
- Attic insulation standards: While the B rating is good, buyers should verify the exact depth and type of attic insulation during a structural survey.
- Local traffic noise: Although generally peaceful, proximity to local rural roads might occasionally experience farm vehicle traffic during peak agricultural seasons.
- Limited public transport: The rural location lacks robust public transport links, making owning a reliable car an absolute necessity for every adult resident.
- Surface water drainage: Given the large site and local clay soils, buyers should check how effectively surface water drains away from the bungalow's foundations.
- Window and seal longevity: Buyers should thoroughly inspect the double-glazed windows and exterior door seals for any drafts or condensation issues during colder months.
- Appliance lifespan: The included integrated kitchen appliances and gas hob should be checked for age and working condition to anticipate any near-future replacements.
- Chimney and stove check: The open fireplace and oil stove should be professionally inspected and swept to ensure safe operation before lighting your first fire.
- Fixed asking price stance: The lack of asking price reductions to date indicates the seller may be inflexible during early negotiations, requiring careful offer strategy.
Price positioning
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- The asking price of €349,500 appears quite balanced when evaluated against local broader regional transaction benchmarks and the substantial floor area provided, indicating a reasonable starting valuation for a generous countryside home.
- Valuation signals are supported by a high B energy rating, four well-proportioned bedrooms, an office space, and an expansive 0.69-acre site, which collectively enhance market appeal compared to smaller or less efficient rural properties.
- Potential factors that could support this price include strong demand for energy-efficient rural family housing with dedicated home office space, while potential downward pressures might stem from its rural Tipperary location relative to major urban employment hubs.
- The asking price has remained stable without any recorded reductions since tracking began, suggesting a confident vendor pricing strategy that anticipates steady interest from buyers seeking tranquil countryside living within easy reach of local amenities.
Build Analysis
What we know from similar construction types
- The property is a detached bungalow extending to approximately 165 sq. m. set on a 0.69-acre site, featuring a four-bedroom layout with an additional office, two reception rooms, and two bathrooms.
- Services include a group water scheme and a private septic tank; a buyer should verify the registration and condition of the septic tank with respect to current environmental standards.
- The BER rating is a strong B (specifically B rating with an energy performance indicator provided), which indicates good energy efficiency, meaning major insulation upgrades are likely unnecessary.
- External structures include a steeltech shed and an open fuel shed, which should be inspected for general condition and planning compliance if applicable.
- The presence of a vaulted ceiling and velux windows in the large open-plan living space should be checked by a surveyor for proper flashing, insulation continuity, and ventilation.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1,800 to 2,400 euro.
- Explanation: This property has a floor area of 165 square meters and a BER rating of B. Given the oil-fired central heating system and oil stove noted in the description, the energy efficiency of a B rating helps moderate consumption, but heating a detached home of this size will still incur typical seasonal costs for oil and electricity.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a peaceful countryside townland with no apparent major industrial facilities, large-scale incinerators, or active heavy industrial pollution concerns in the immediate vicinity.
- Any historical land use or potential legacy concerns related to rural or agricultural activities should be verified as part of standard pre-purchase due diligence.
Flood Safe
8/10Water overflow reports to follow up
- The property occupies an inland rural setting in County Tipperary within a well-established countryside area.
- Official mapping shows no recorded flood zones immediately impacting this specific 0.69-acre site.
- The surrounding topography sits away from major river corridors, helping to limit potential fluvial exposure.
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 Borrisokane area
FEE BEG, BORRISOKANE, TIPPERARY
- Sale date
- Declared sale price
- €190,000.00
3 FAIRGREEN, FINNOE RD, BORRISOKANE
- Sale date
- Declared sale price
- €235,000.00
25 TOWERHILL, BORRISOKANE, TIPPERARY
- Sale date
- Declared sale price
- €175,000.00
41 FAIRGREEN, BORRISOKANE, TIPPERARY
- Sale date
- Declared sale price
- €270,000.00
TOMBRICANE, BORRISOKANE, TIPPERARY
- Sale date
- Declared sale price
- €445,000.00
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: €3,495 — 1% of €349,500.
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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 to 3,000 euro plus outlay and VAT.
- Land registration fees: approximately 600 to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 to 300 euro.
- Surveyor fees: approximately 500 to 1,200 euro depending on the level of detail required for the 165 square meter property.
- Annual home insurance: approximately 400 to 700 euro depending on the policy and coverage level.
Forum Talk
What people are saying about this area
- Local discussions highlight Borrisokane as a quiet and desirable rural setting with strong community appeal.
- Residents frequently note the convenience of being within a short drive of both Borrisokane town and the lakeside amenities of Terryglass on Lough Derg.
- Community forums often discuss the benefits of rural properties offering generous site sizes and privacy while maintaining access to regional towns like Nenagh.
- Local interest groups frequently share updates regarding local infrastructure, community events, and rural connectivity improvements such as fibre broadband availability.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property offers a generous 0.69-acre site and a large rear garden, providing plenty of safe outdoor space for young children to play.
- Teenagers8/10
With four bedrooms, an office, and two separate reception rooms including a large open-plan living space, there is ample room for teenagers to have their own space.
- Multi-generational Living7/10
The single-level bungalow layout avoids stairs, making it accessible, though the single kitchen might require shared living arrangements.
- Single Buyers5/10
A 165 square meter four-bedroom home on a large rural site may be larger and more maintenance-heavy than what a typical single buyer desires.
- Couples7/10
Provides plenty of space for couples looking to upsize or work from home, though the rural location requires driving for most amenities.
- Empty Nesters8/10
Single-level bungalow living facilitates ageing in place without stairs, while the extensive garden suits gardening enthusiasts.
- Retirees8/10
The property is entirely on one level, reducing mobility hurdles, though the rural setting means reliance on a car for services.
Work
3 areas- Remote Working9/10
Includes a dedicated office space with solid wood flooring and built-in wardrobes, alongside fiber broadband connectivity.
- Hybrid Commuting5/10
Borrisokane is relatively remote, though major centers like Limerick are roughly 54 km away for periodic commuting.
- Retired9/10
Single-level accommodation and a peaceful setting make this an ideal retirement retreat, provided healthcare access is verified.
Practical
8 areas- Minimalist Design5/10
Traditional bungalow layout with separate rooms rather than stark minimalist architecture.
- Ageing in Place9/10
Bungalow layout means no stairs to navigate, supporting long-term accessibility.
- Low Maintenance6/10
While the house is presented in excellent condition with a B BER rating, the 0.69-acre site requires ongoing garden upkeep.
- Secure Gated Entry4/10
Features a tarmac drive, but secure automated gating should be verified or installed if desired.
- Flexible Floor Plans8/10
Includes four bedrooms, a separate sitting room, a large open-plan living room, and an office, offering versatile layout options.
- Heritage Home2/10
This is a modern-condition, energy-efficient (BER B) bungalow rather than a period or heritage property.
- Ecological Setup7/10
Achieves a strong B BER rating, indicating good energy efficiency, though it relies on a septic tank and oil-fired central heating.
- Outdoor areas9/10
Benefits from an extensive 0.69-acre site, large rear garden, patio area, steeltech shed, and an open fuel shed.
Interests
9 areas- Gardening9/10
The substantial 0.69-acre site provides an expansive canvas for keen gardeners to develop lawns, flower beds, or vegetable plots.
- Walking7/10
The quiet rural roads around Tombricane offer pleasant routes for walking, though sidewalks are absent.
- Gym3/10
Dedicated gym facilities will require travel into nearby towns like Borrisokane or Nenagh.
- Cycling7/10
Low-traffic rural roads are suitable for cycling enthusiasts, though weather and road conditions should be verified.
- Golf5/10
Proximity to golf courses will require driving to nearby regional towns.
- Fishing8/10
The property's location roughly 8 km from Lough Derg near Terryglass makes it very convenient for fishing and water-based leisure.
- Horse Riding6/10
The rural setting and large site offer potential for equestrian interests, though local stables and bridle paths should be investigated.
- Water Sports8/10
Proximity to Lough Derg (approx. 8 km) provides excellent access to sailing, kayaking, and other water sports.
- Entertaining8/10
Features a large open-plan living room with sliding doors leading to a patio, complemented by a generous garden ideal for hosting guests.
Lifestyle
5 areas- Quiet Living9/10
Located in the peaceful townland of Tombricane with surrounding countryside views, ensuring a very quiet and private environment.
- Rural Living10/10
Set on a 0.69-acre site surrounded by open countryside, offering a classic rural lifestyle just 2.4 km from Borrisokane.
- Village Living7/10
Borrisokane town is a short drive away at 2.4 km, providing close access to local village amenities and community features.
- Coastal Living4/10
While not coastal, the property is reasonably close to the lakeside village of Terryglass on the shores of Lough Derg (approx. 8 km).
- Urban Living2/10
The rural location offers very little urban convenience, with the nearest significant town being Nenagh at 18 km away.
Social
6 areas- Community Involvement6/10
Proximity to Borrisokane (2.4 km) allows for integration into local community groups, clubs, and events.
- Café Culture4/10
Café options are limited locally and will generally require traveling into nearby towns or lakeside villages.
- Nightlife2/10
True to its rural setting, nightlife options are sparse outside of local country pubs.
- Health/Wellness groups5/10
Local wellness classes or groups can be found in nearby towns, but options directly in the townland are minimal.
- Networking Opportunities3/10
Professional networking is minimal in this rural area, though remote working is supported by fiber broadband.
- Tech-Hub Connectivity6/10
Equipped with fiber broadband, enabling good digital connectivity despite the rural address.
Listing information
- Agent
- Sherry FitzGerald Talbot
- Phone
- 067 31496
- Current status
- active
- Published on HouseDelve
- 8 November 2026
- Correction
- Report an issue
HD-6E59DAHouseDelve · 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.