Wood Of O Cottage, Ballinaclogh, Golden, Co. TipperaryE25KH59
€270,000
3 Bed~1 Bath~BER G
What you'll like:
- Tranquil rural setting: Situated in the countryside equidistant between Golden and Donaskeigh villages, offering buyers absolute peace, privacy, and scenic views away from urban congestion.
- Nostalgic cottage appeal: Features a cozy, inviting interior with charming deep-set windows and dappled light, evoking a wonderful sense of simpler traditional country living.
- Attractive asking price: Listed at €270,000, representing a potentially accessible entry point for buyers seeking a detached countryside property with room to add significant future value.
- Stable pricing strategy: The asking price has remained completely unchanged since tracking began, suggesting a firm vendor stance but also providing predictable budgeting for interested buyers.
- Detached garage building: Includes a separate outbuilding that offers immediate utility as a versatile workspace, private home gym, or creative studio for remote workers.
- Development potential: The detached garage provides exciting potential for conversion into a residential granny flat or additional rental income unit, subject to obtaining necessary planning permission.
- Character living room: Features a solid fuel stove with an attractive cut stone surround and tiled flooring, creating a natural focal point for cozy family evenings.
- Rustic kitchen feature: The kitchen includes an appealing cut stone feature wall that enhances the authentic cottage aesthetic and adds unique visual character to the cooking space.
- Practical ground floor bedroom: Offers bedroom one on the ground floor, which provides excellent accessibility convenience for guests or residents with limited mobility needs.
- Generous upper bedrooms: Bedrooms two and three occupy the first floor with comfortable carpet flooring, providing well-proportioned private sleeping quarters away from the main living areas.
- Split driveway layout: Benefits from a clever natural divide featuring a split driveway configuration, separating access to the main cottage from the detached garage and outbuilding.
- Functional bathroom setup: Includes a convenient ground floor bathroom fitted with a shower unit, sink, and toilet, ensuring easy access for all occupants throughout the day.
- Independent workspace option: The outbuilding is ideal for establishing a dedicated work-from-home office, allowing buyers to completely separate professional duties from domestic family life.
- Natural light infusion: Deep-set windows throughout the property capture changing daylight effectively, creating bright and uplifting spaces despite the traditional cottage architecture.
- Rural community proximity: Positioned close to local country villages, giving residents a strong sense of community while maintaining a secluded and private rural lifestyle.
- Compact maintenance profile: The modest footprint of a three-bedroom cottage generally translates to lower ongoing maintenance requirements and manageable day-to-day cleaning responsibilities.
- Direct parking access: Features direct exterior doors from the kitchen to the parking area, making unloading groceries and everyday comings and goings remarkably convenient.
- Solid fuel heating capability: The living room stove provides an independent, reliable heat source that can significantly reduce reliance on standard electricity or oil systems.
- Investment upside: The combination of a detached structure and village-adjacent rural location offers strong potential for capital appreciation following comprehensive modernization and energy upgrades.
- Flexible accommodation layout: The three-bedroom layout easily adapts to changing household needs, accommodating small families, couples, or single buyers seeking extra hobby space.
But keep in mind:
- Dismal BER rating: The property holds a very poor G energy rating with a high consumption figure of 388 kWh/m2/yr, indicating severe heat loss and inefficiency.
- Substantial upgrade costs: Bringing the energy performance up to modern standards will require significant capital investment in comprehensive insulation, windows, and heating system overhauls.
- Uncertain planning permission: Converting the detached garage into a residential granny flat or rental unit requires securing local planning permission, which is not guaranteed by authorities.
- Single bathroom constraint: The house features only one bathroom located on the ground floor, which may create morning bottlenecks for a busy three-bedroom household.
- Unspecified floor area: The listing fails to provide the exact floor area in square meters, making it difficult for buyers to calculate space value without physical measuring.
- Undefined property type: The listing does not clarify the exact legal property classification, requiring your solicitor to verify land boundaries and title registration details thoroughly.
- Potential damp risks: Traditional rural cottages with deep-set windows and G-rated energy profiles can be prone to moisture accumulation and hidden damp issues requiring professional inspection.
- Solid fuel reliance: Primary reliance on a solid fuel stove for heating can involve heavy physical labor and ongoing fuel storage management for the occupants.
- Narrow staircase likelihood: Typical traditional cottages often feature steep and narrow staircases accessing the first-floor bedrooms, posing potential mobility challenges for some occupants.
- Limited local amenities: Being located in a rural countryside setting means reliance on cars for all daily shopping, schools, medical services, and social infrastructure.
- Private wastewater dependency: As a rural property, it likely relies on a septic tank or private sewerage system that must be inspected for regulatory compliance and condition.
- Private water supply check: Buyers should verify whether the property is connected to a group water scheme or a private well, checking water quality and flow rates.
- High retrofit disruption: Extensive insulation and heating upgrades needed for a G-rated home will likely cause significant living disruption and dust during renovation works.
- Limited ground floor space: The open living and kitchen areas are relatively compact, which may feel restrictive for growing families or those who enjoy entertaining large groups.
- Lack of verified floor plans: The absence of architectural floor plans makes it harder to visualize furniture placement and structural wall configurations prior to viewing.
- Upstairs bathroom absence: Having all washing and toilet facilities on the ground floor means residents in the upstairs bedrooms must navigate stairs during the night.
- Vendor price inflexibility: The completely unchanged asking price throughout the tracking period might indicate a rigid seller who is currently unwilling to negotiate below the listed €270,000.
- Roof and attic inspection: The roof structure and attic insulation should be thoroughly examined by a surveyor to check for timber pests, sagging rafters, or inadequate ventilation.
- External maintenance needs: Rural outbuildings and older cottage facades often require frequent repainting, roof pointing, and weatherproofing to prevent weather-related deterioration.
- Electrical system review: Older rural cottages may still contain outdated electrical wiring or consumer units that require upgrading to meet modern safety compliance standards.
Price positioning
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- The asking price appears somewhat overvalued because the property carries a poor G energy rating, which will inevitably demand substantial immediate capital investment to upgrade insulation, heating systems, and overall structural thermal efficiency for modern living standards.
- Valuation signals are mixed, as the cottage features attractive countryside appeal and a detached outbuilding with conversion potential, yet these benefits are heavily counterbalanced by the significant remediation costs required to address the severe energy performance deficit.
- Such a price could be supported by strong lifestyle buyer demand for rural retreats and the potential to develop the separate garage into a residential unit, though it could be seriously undermined by prohibitive renovation expenses and lingering market caution regarding low-efficiency homes.
- Relevant considerations include the stable price trajectory observed since initial listing, suggesting the seller is testing the market resilience, alongside regional transactional evidence demonstrating wide valuation ranges across the surrounding rural Tipperary locality.
Build Analysis
What we know from similar construction types
- The property is an older traditional cottage featuring character elements such as deep-set windows and cut stone interior/exterior details.
- A detached garage or outbuilding is included with potential for conversion into a residential unit, granny flat, or home workspace, though a buyer should investigate and verify planning permission and local compliance requirements for any future change of use.
- Given the traditional nature of the cottage and the G energy rating, a buyer should investigate the general fabric of the building, insulation levels, dampness, ventilation, and the condition of the roof and services.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property holds a G BER rating, indicating poor energy efficiency and high heat loss, which necessitates a comprehensive deep retrofit.
- A deep retrofit to bring the property up to a modern energy-efficient standard would likely cost between €50,000 and €80,000 or more, depending on the extent of external wall insulation, window replacements, heating system upgrades (such as installing a heat pump), and renewable energy integration like solar panels, offset by available SEAI grants.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 2,500 to 3,500 euro.
- Explanation: Given the poor BER rating of G and an energy performance indicator of 388 kWh/m2/yr, the property is thermally inefficient and likely relies heavily on solid fuel or inefficient electric heating, leading to high energy usage during colder months.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a rural agricultural setting in County Tipperary, appearing well away from major industrial plants or heavy manufacturing zones.
- There are no prominent local reports or obvious apparent proximity concerns regarding large-scale landfills or incinerators, though buyers should verify local agricultural or septic tank factors.
Flood Safe
8/10Water overflow reports to follow up
- The cottage is situated in an inland rural location, generally indicating a low baseline risk of widespread coastal or major river flooding.
- As with many rural countryside properties, buyers should carry out standard local checks regarding surface water drainage or nearby field runoff during periods of heavy rainfall.
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 Ballinaclogh area
MANTLEHILL, GOLDEN, CO. TIPPERARY
- Sale date
- Declared sale price
- €177,000.00
MOATEQUARTER, KILFEACLE, GOLDEN
- Sale date
- Declared sale price
- €150,000.00
MAIN ST GOLDEN, CASHEL, GOLDEN
- Sale date
- Declared sale price
- €95,000.00
RATHCLOHEEN, GOLDEN, TIPPERARY
- Sale date
- Declared sale price
- €295,000.00
LAGGANSTOWN, GOLDEN, CO TIPPERARY
- Sale date
- Declared sale price
- €350,000.00
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: €2,700 — 1% of €270,000.
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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 1,500 to 3,000 euro plus VAT and outlays.
- Land registration fees: approximately 400 to 800 euro depending on the property value.
- Property valuation fees: approximately 150 to 300 euro for mortgage or insurance purposes.
- Surveyor fees: approximately 500 to 1,200 euro depending on the depth of the structural survey.
- Annual home insurance: approximately 350 to 700 euro depending on the level of cover and property location.
Forum Talk
What people are saying about this area
- Locals in the Golden and Donaskeigh areas frequently discuss the appeal of countryside living and the demand for traditional cottages with renovation potential.
- Community discussions often highlight the tranquil rural setting between villages, while noting the need for personal transport.
- Residents on regional forums frequently share advice on upgrading older rural properties with poor BER ratings to improve energy efficiency.
- Local groups occasionally mention the balance between peaceful countryside isolation and proximity to larger Tipperary towns for amenities.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The rural countryside setting provides plenty of outdoor space for young children to play safely away from busy traffic, though the low BER rating and heating requirements should be checked.
- Teenagers4/10
The isolated rural location offers privacy and space, but teenagers may find it distant from secondary schools, public transport, and urban social hubs.
- Multi-generational Living6/10
The property includes a detached garage and outbuilding offering potential for a separate residential unit subject to planning permission, which could suit multi-generational living.
- Single Buyers5/10
An asking price of €270,000 is relatively accessible, but single buyers should budget for potential upgrade and renovation costs given the G energy rating.
- Couples7/10
This cozy cottage offers an inviting rural retreat with nostalgic vibes and character features, ideal for couples seeking a peaceful lifestyle.
- Empty Nesters6/10
The single-level elements combined with manageable cottage living suit downsizing, though rural maintenance and potential modernization works should be considered.
- Retirees6/10
The tranquil countryside setting is peaceful for retirees, but buyers should verify local healthcare access and the implications of maintaining an older rural property.
Work
3 areas- Remote Working8/10
The detached garage and outbuilding present a fantastic potential workspace for remote working, though broadband connectivity should be verified.
- Hybrid Commuting4/10
The rural Tipperary location involves significant travel times to major employment hubs, making hybrid commuting less convenient.
- Retired7/10
An ideal setup for retirees looking to escape to the countryside, provided they are comfortable managing a rural cottage.
Practical
8 areas- Ageing in Place5/10
While there is a ground floor bedroom and bathroom, the G BER rating and rural isolation mean substantial upgrades would be needed for comfortable long-term ageing in place.
- Low Maintenance4/10
As a traditional cottage with older features and a G energy rating, ongoing maintenance and energy efficiency improvements should be anticipated.
- Secure Gated Entry4/10
The property features a split driveway and private setting, but dedicated security gates would need to be installed by the buyer.
- Minimalist Design3/10
The property features rustic, nostalgic, and character-driven design elements like deep set windows and cut stone rather than minimalist aesthetics.
- Flexible Floor Plans7/10
The split driveway and detached outbuilding provide excellent spatial flexibility for a granny flat, income unit, or workspace.
- Heritage Home8/10
The cottage evokes cozy, nostalgic vibes with deep-set windows, tiled floors, and a cut-stone feature wall and fireplace.
- Ecological Setup3/10
The property currently holds a G BER rating, indicating significant scope and necessity for thermal and ecological upgrades.
- Outdoor areas8/10
Benefits from generous outside space, a split driveway, and a detached garage/outbuilding offering versatile exterior utility.
Interests
9 areas- Gardening8/10
The countryside setting and outdoor space provide a wonderful canvas for enthusiastic gardeners to develop mature or productive plots.
- Walking8/10
Quiet rural roads surrounding the property offer excellent opportunities for scenic country walks and hikes.
- Gym3/10
There are no commercial gyms nearby, though the detached outbuilding offers ample space to set up a private home gym.
- Cycling7/10
The low-traffic rural roads surrounding the location are well-suited for recreational cycling.
- Golf5/10
Rural Tipperary features several regional golf courses, though none are immediately adjacent to the property.
- Fishing6/10
The region features various inland rivers and waterways typical of rural Tipperary, offering potential local angling opportunities.
- Horse Riding7/10
County Tipperary is renowned for equestrian culture, and the rural setting with outbuilding potential may suit horse enthusiasts.
- Water Sports2/10
Inland rural location with limited direct access to major water sports facilities.
- Entertaining6/10
The cosy living room with a solid fuel stove and cut stone surround offers an intimate space for gatherings, complemented by generous outdoor areas.
Lifestyle
5 areas- Quiet Living9/10
Located equidistant between Golden and Donaskeigh villages, the cottage offers a deeply tranquil and private countryside environment.
- Rural Living10/10
Surrounded by countryside, space, and nature, this property epitomizes authentic rural living with a split driveway and detached outbuilding.
- Village Living6/10
While not situated directly in a village, the property is located between Golden and Donaskeigh, offering reasonable proximity to local community amenities.
- Coastal Living1/10
The property is located inland in County Tipperary and has no proximity to the coast.
- Urban Living2/10
Set in a rural countryside location far removed from city centers and urban amenities.
Social
6 areas- Community Involvement7/10
Proximity to the nearby communities of Golden and Donaskeigh encourages integration into local rural community groups and events.
- Café Culture3/10
Café culture is minimal in the immediate rural surroundings, requiring travel to nearby towns for coffee shops.
- Nightlife2/10
The rural setting offers virtually no nightlife, which is typical for this peaceful countryside area.
- Health/Wellness groups4/10
Wellness groups would likely be found in larger nearby towns rather than the immediate rural locality.
- Networking Opportunities2/10
Networking opportunities are limited locally due to the rural, residential nature of the area.
- Tech-Hub Connectivity2/10
There are no tech hubs nearby, meaning reliance is placed entirely on home internet connections.
Listing information
- Agent
- Sherry FitzGerald O'Dwyer & Davern
- Phone
- 062 63 743
- Current status
- active
- Published on HouseDelve
- 13 October 2026
- Correction
- Report an issue
HD-81A3FBHouseDelve · 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.