Wilton, Ballymackey, TipperaryE45H672
€159,500
3 Bed~1 Bath~50 m²~BER G
What you'll like:
- Affordable entry price: At one hundred fifty-nine thousand five hundred euros, this property offers an exceptionally low financial barrier for buyers seeking a rural retreat or an affordable renovation project.
- Desirable rural setting: Situated in an unspoilt countryside location, the cottage provides a peaceful environment while remaining free from urban congestion and noise pollution.
- Proximity to Nenagh: Being located approximately ten kilometers from Nenagh town ensures convenient access to comprehensive shopping, schools, and essential healthcare facilities.
- Motorway access nearby: The property is situated about five kilometers from the main Limerick to Dublin motorway, facilitating efficient long-distance commuting and travel.
- Traditional architectural charm: The classic country cottage style offers immense aesthetic potential for buyers looking to restore and preserve authentic rural Irish vernacular architecture.
- Three bedroom layout: Featuring three bedrooms, including two traditional attic rooms, the floor plan provides surprisingly versatile accommodation options for a compact footprint.
- Ground floor space: The residence measures approximately fifty square meters on the ground floor, providing a manageable canvas for initial interior modernization works.
- Detached ancillary sheds: Includes separate fuel and storage sheds, offering practical utility space for managing firewood, garden equipment, and general household overflow.
- Rear garden space: Benefits from a private rear garden area that provides an ideal blank canvas for keen gardening enthusiasts and outdoor entertaining.
- Investment potential: The affordable asking price and desirable location lend the property well to being a profitable buy-to-let investment or a charming holiday home.
- Renovation blank canvas: Being in need of modernization allows buyers to completely customize the interior finishes, heating systems, and layout to their own personal tastes.
- Compact maintenance footprint: The small fifty-square-meter footprint ensures lower ongoing structural maintenance costs and reduced effort required for day-to-day cleaning.
- Rural privacy: The countryside positioning ensures a high degree of privacy and seclusion compared to suburban housing developments in nearby towns.
- Scenic surroundings: Nestled in a picturesque Tipperary rural area, residents can enjoy beautiful natural landscapes and pleasant walking routes right on their doorstep.
- Decent room count: Despite its compact size, accommodating a kitchen, sitting room, bathroom, and three bedrooms maximizes the functional utility of the space.
- Accessible regional hub: Nenagh provides a vibrant local community atmosphere with markets, sports clubs, and cultural amenities within a short fifteen-minute drive.
- Commuter convenience: The proximity to the M7 motorway places Limerick city and the wider midwest region within easy reach for employment opportunities.
- Traditional fireplace potential: Older country cottages often feature characterful hearths that can potentially be restored to create a cozy focal point in the sitting room.
- Outdoor storage solutions: The included fuel and storage sheds save the buyer the immediate expense of constructing outbuildings for garden tools or solid fuel.
- Future expansion capacity: Subject to obtaining the necessary planning permissions, the generous plot and garden space may allow for future extension of the dwelling.
But keep in mind:
- Abysmal BER rating: The property carries a G energy rating, indicating severe thermal inefficiency and necessitating immediate, costly upgrades to insulation and heating.
- Extensive modernization required: The listing explicitly states the home is in need of modernization, meaning buyers must budget significantly above the purchase price for renovations.
- Very compact floor area: Measuring only fifty square meters on the ground floor, the living quarters are quite restricted and may feel cramped for modern family living.
- Challenging attic bedrooms: Two of the three bedrooms are traditional attic spaces, which typically feature restricted headroom, steep access stairs, and limited ventilation.
- Single bathroom limitation: With only one bathroom servicing three bedrooms, morning queues and household congestion are likely to occur unless a second facility can be added.
- Potential septic tank issues: Being a rural property, buyers must investigate the condition and compliance of the on-site wastewater treatment system to avoid hefty replacement costs.
- Private water supply concerns: The buyer should verify whether the property relies on a private well and test the water quality for potability and adequate flow rates.
- Solid fuel reliance: The inclusion of fuel sheds suggests reliance on solid fuel heating, which may require upgrading to a modern central heating system to improve comfort.
- Single-glazed windows risk: Older rural cottages frequently feature outdated windows that contribute to heat loss, draughts, and dampness issues requiring replacement.
- Dampness and ventilation: Traditional cottages without modern damp-proof courses are highly susceptible to rising and penetrating dampness, requiring professional inspection.
- Electrical rewiring needs: Older properties often feature outdated electrical installations that may not meet current safety standards and require complete professional rewiring.
- Roof structure inspection: The buyer should commission a thorough survey of the roof timbers and coverings, as traditional attic spaces can conceal historical leaks or woodworm.
- Boundary clarity verification: Buyers must inspect land registry maps carefully to ensure all garden boundaries and shed footprints match the legal title deeds.
- Narrow rural road access: Access via rural Tipperary boreens or local roads may present challenges during winter weather or for larger delivery and construction vehicles.
- Lack of built-in storage: Compact older cottages often lack integrated storage, requiring clever carpentry solutions to prevent clutter in the main living areas.
- High heating costs short-term: Until the G-rated energy performance is substantially improved, occupants will face high heating bills to maintain a comfortable indoor temperature.
- Planning restrictions in rural areas: Local planning authorities often enforce strict guidelines on extensions and alterations to traditional rural properties, limiting design options.
- Limited local amenities walking distance: The rural location means daily conveniences, schools, and shops cannot be reached on foot, making a reliable car essential.
- Potential asbestos presence: Older building materials used in mid-twentieth-century renovations may contain asbestos, requiring professional testing and safe removal before works begin.
- Resale liquidity constraints: Properties requiring heavy modernization and carrying poor energy ratings can sometimes take longer to resell compared to modern turnkey homes.
Price positioning
?
- The asking price appears attractively positioned for a rural property offering substantial potential, although the very poor energy rating indicates that significant initial capital expenditure will be necessary to achieve modern living standards and comfort levels.
- Potential overvaluation signals stem from the exceptionally small ground floor area of fifty square meters and the presence of low-ceilinged attic bedrooms, which severely restrict the functional living space and overall long-term market appeal.
- Market support for this pricing strategy could be underpinned by strong rural demand for affordable country homes and proximity to major regional transport links, though further structural defects might quickly undermine such valuation confidence.
- Additional considerations include the inclusion of detached storage sheds and a generous rear garden, which provide attractive selling points for gardening enthusiasts or investors seeking a renovation project in a quiet rural setting.
Build Analysis
What we know from similar construction types
- The property is a traditional style country cottage featuring three bedrooms, including two traditional attic bedrooms.
- The floor area is approximately 50 square metres on the ground floor, indicating a compact living space.
- The house includes detached fuel and storage sheds externally.
- The building is described as being in need of some modernisation and redecoration.
- A buyer should investigate the structural integrity, damp levels, insulation standards, and the compliance of the attic conversions and septic tank arrangements.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a G BER rating, which indicates that it requires a comprehensive deep retrofit to achieve a modern energy efficiency standard.
- A deep retrofit for a small cottage of approximately 50 square metres typically includes internal or external wall insulation, roof insulation, window and door upgrades, and the installation of a renewable heating system such as a heat pump.
- Estimated costs for a deep retrofit on a property of this size with a G rating generally range from €40,000 to €60,000, depending on the extent of structural work required and potential SEAI grants available.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 2,000 to 2,800 euro.
- Explanation: The property has a G BER rating, indicating very poor energy efficiency and significant heat loss, which will result in high annual heating and energy expenses until major insulation and modernization upgrades are completed.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
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 Ballymackey area
No verified results were found for this group in the previous five years.
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
- Stamp duty: approximately 1% of the purchase price (around 1,595 euro for an asking price of 159,500 euro).
- Solicitor legal fees: approximately 1,500 to 2,500 euro plus VAT and outlays.
- Land registration fees: roughly 175 to 700 euro depending on the application type.
- Property valuation fees: approximately 150 to 300 euro.
- Surveyor fees: approximately 500 to 1,000 euro depending on the depth of the survey.
- Annual home insurance: approximately 400 to 800 euro depending on the policy and coverage.
Forum Talk
What people are saying about this area
- Locals in the Ballymackey and wider Tipperary region often discuss the charm and tranquility of rural country living, alongside the appeal of traditional cottage renovations.
- Proximity to Nenagh town is frequently highlighted by residents as a major convenience for shopping, schools, and daily services.
- Access to the nearby Limerick to Dublin motorway is a common topic for commuters living in the rural outskirts.
- Community discussions often touch upon the balance of rural peace with the need for energy upgrades on older housing stock.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children4/10
The property features three bedrooms which offers basic space, but the compact 50 m² floor area and need for modernization mean it might feel cramped for young children as they grow.
- Teenagers3/10
With only one bathroom and a total floor area of 50 m², accommodating teenagers long-term could prove challenging due to a lack of private space.
- Multi-generational Living2/10
The small footprint of approximately 50 m² and single bathroom layout are not well-suited for multi-generational living.
- Single Buyers8/10
An affordable asking price of €159,500 makes this a viable entry-level project for a single buyer looking to renovate a country home.
- Couples7/10
Provides an appealing countryside project for a couple willing to undertake modernization work to create a cozy home.
- Empty Nesters6/10
The single-level footprint (with two traditional attic bedrooms) offers a manageable size for downsizers, though modernization is required.
- Retirees5/10
While it offers a quiet rural setting, the need for refurbishment and traditional attic bedrooms may present accessibility challenges for retirees.
Work
3 areas- Remote Working5/10
The rural setting offers a quiet backdrop for remote work, but buyers should investigate local broadband speeds and connectivity.
- Hybrid Commuting6/10
Located approximately 5 km from access onto the main Limerick to Dublin motorway, facilitating travel for hybrid workers.
- Retired7/10
A peaceful rural retreat well-suited for retirees looking for a quiet lifestyle project, provided they are comfortable with rural maintenance.
Practical
8 areas- Ageing in Place4/10
The presence of traditional attic bedrooms and the need for significant modernization mean accessibility features would need to be added for ageing in place.
- Low Maintenance3/10
The property requires modernization, redecoration, and general upkeep, meaning it is not low maintenance in its current condition.
- Secure Gated Entry2/10
No secure gated entry is mentioned, typical of traditional rural country cottages.
- Minimalist Design5/10
The compact 50 m² footprint naturally leans toward minimalist living space, though it currently requires renovation.
- Flexible Floor Plans4/10
With a small footprint and traditional layout including attic bedrooms, layout flexibility is somewhat restricted.
- Heritage Home8/10
Described as a charming traditional style country cottage, appealing to those seeking rustic character.
- Ecological Setup3/10
The property currently carries a G BER rating, indicating that significant upgrades to insulation and heating will be needed for an ecological setup.
- Outdoor areas8/10
Features a rear garden and detached fuel and storage sheds, offering practical outdoor space for enthusiasts.
Interests
9 areas- Gardening9/10
The property benefits from a rear garden and detached storage sheds, providing an excellent space for keen garden enthusiasts.
- Walking7/10
The rural surroundings offer plenty of scenic local roads and countryside paths for walking.
- Gym2/10
There are no gyms within immediate walking distance, requiring a trip into Nenagh town for fitness facilities.
- Cycling6/10
The quiet rural roads are suitable for cycling enthusiasts, though traffic on approach roads should be navigated with care.
- Golf4/10
Golf enthusiasts will need to travel to nearby Nenagh or surrounding areas for course access.
- Fishing5/10
The general Tipperary region offers various angling opportunities, though buyers should verify local fishing spots.
- Horse Riding6/10
The rural setting is conducive to equestrian interests, subject to local stabling availability and rural road suitability.
- Water Sports3/10
Not located near major water sports hubs, though Lough Derg is within a reasonable driving distance.
- Entertaining4/10
The compact 50 m² interior and single bathroom limit large indoor gatherings, though the outdoor garden offers seasonal potential.
Lifestyle
5 areas- Quiet Living9/10
Situated in an unspoilt rural area near Ballymackey, offering a peaceful and tranquil countryside environment.
- Rural Living10/10
A quintessential traditional style country cottage set in a scenic and desirable rural location.
- Village Living6/10
Located about 10 km from Nenagh town, providing access to nearby community amenities while retaining a countryside feel.
- Coastal Living1/10
The property is located inland in County Tipperary, far away from any coastal areas.
- Urban Living2/10
Set in an unspoilt rural location far removed from city or urban conveniences.
Social
6 areas- Community Involvement5/10
Rural location offers integration into local community life centered around nearby Ballymackey and Nenagh.
- Café Culture3/10
Cafés are not within immediate walking distance and require a drive into Nenagh town.
- Nightlife2/10
Nightlife options are virtually nonexistent locally, requiring travel to larger nearby towns.
- Health/Wellness groups3/10
Access to local health, pilates & stretching groups will necessitate traveling toward Nenagh.
- Networking Opportunities2/10
Professional networking is limited in this remote rural setting.
- Tech-Hub Connectivity2/10
Tech hubs are absent from the immediate rural area, making this better suited for traditional remote work rather than co-working tech hubs.
Listing information
- Agent
- BOC Properties
- Phone
- Nenagh: 067 44 411 | Portroe / Ballina: 067 47718
- Published on HouseDelve
- 15 September 2026
- Correction
- Report an issue
HD-5B938FHouseDelve · Republic of Ireland* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.