Wood of O, Tullamore, OffalyR35W3F9
€445,000
5 Bed~2 Bath~264 m²~BER C1
What you'll like:
- Generous floor area: Spanning approximately 264 square meters or 3,000 square feet, this substantive family home provides exceptionally well-proportioned rooms that easily accommodate modern lifestyle needs without feeling cramped.
- Expansive site size: Set on a magnificent circa 1.3-acre plot of land, the expansive outdoor grounds provide tremendous space for children to play, extensive gardening, or keeping pets.
- Close proximity to town: Located just 5 kilometers from Tullamore town, future occupants will enjoy convenient access to local schools, retail shops, and essential urban amenities within minutes.
- Scenic greenway adjacency: Positioned directly adjacent to the picturesque Grand Canal Greenway, outdoor enthusiasts can immediately access gorgeous walking and cycling trails right on their doorstep.
- Multiple living spaces: Featuring three distinct living areas including a dedicated dining room and living room, the layout offers fantastic flexibility for entertaining guests and relaxing family time.
- Spectacular kitchen space: The large kitchen measures 4.1 meters by 6.5 meters and includes fitted storage units alongside a breakfast bar island, forming the true heart of the home.
- Dedicated home office: Includes a spacious study measuring 3.2 meters by 6.6 meters with timber flooring, making it ideal for remote working or running a home business.
- Practical utility room: A generously sized utility room measuring 3.3 meters by 2.7 meters includes fitted units and shelving to neatly accommodate all heavy domestic appliances.
- Impressive entrance hallway: The grand entrance hall measures 3.5 meters by 6.1 meters with timber flooring and under-stairs storage, creating a wonderful first impression for visiting guests.
- Five spacious bedrooms: Offering five well-sized double bedrooms with timber flooring, this home has plenty of accommodation for large families or visiting guests to stay comfortably.
- Generous master bedroom: Bedroom one measures an impressive 5.4 meters by 4.0 meters, providing a luxurious private sanctuary with ample room for large bedroom furniture configurations.
- Integrated walk-in wardrobes: Multiple bedrooms feature dedicated wardrobe alcoves ranging from 1.1 meters to 1.6 meters, enhancing storage convenience and keeping rooms clutter-free and tidy.
- Well-appointed family bathroom: The main bathroom measures 3.2 meters by 2.7 meters and is fully tiled throughout, featuring a convenient electric shower and a relaxing corner Jacuzzi bath.
- St Stable asking price: Tracking history confirms the asking price has remained stable at €445,000 without erratic fluctuations, indicating a straightforward and potentially realistic vendor pricing strategy.
- Countryside charm setting: The location offers a peaceful rural atmosphere blending pastoral beauty with proximity to community hubs, creating an idyllic lifestyle balance for buyers.
- Substantial square footage value: At the current asking price, the cost per square meter represents attractive value for such a large footprint relative to urban developments.
- Pony potential grounds: The substantial 1.3-acre plot size specifically mentions having enough room for a pony, offering rare equestrian hobby opportunities right at home.
- Family growth suitability: Designed perfectly for upsizers or growing families, the property provides long-term accommodation longevity so buyers will not quickly outgrow their living space.
- Bright timber flooring: Extensive use of timber flooring throughout hallways and reception rooms enhances aesthetic warmth while offering durability and ease of everyday cleaning.
- Private countryside privacy: Enjoying a mature rural setting, the property benefits from reduced traffic noise and enhanced privacy compared to standard suburban housing estates.
But keep in mind:
- C1 energy rating: The C1 BER rating indicates that the property may require future thermal upgrades such as improved insulation or window replacements to enhance energy efficiency.
- Substantial heating costs: Due to the massive 3,000-square-foot floor area, prospective buyers should budget carefully for winter heating expenses to maintain comfortable indoor temperatures.
- Rural septic tank dependency: As a countryside home, buyers must investigate the condition, capacity, and percolation area of the private wastewater treatment system during pre-purchase surveys.
- Private well water verification: Buyers should thoroughly test the private water supply for purity, flow rate, and filtration quality to ensure safe potable water standards.
- Extensive ground maintenance: Managing a large 1.3-acre site requires significant ongoing physical labor and financial investment for lawn mowing, boundary hedge trimming, and weed control.
- Single bathroom constraint: Despite having five large bedrooms, the property lists only two bathrooms, which could create morning bottlenecks for busy family routines.
- Potential commuting reliance: Living 5 kilometers outside Tullamore means residents will be entirely dependent on private cars for daily school runs and grocery shopping trips.
- Rural access and lighting: Countryside approach roads may lack public street lighting and footpaths, requiring caution when walking or cycling after dark.
- High structural footprint upkeep: A sprawling 3,000-square-foot house naturally entails higher long-term maintenance costs for roof repairs, exterior painting, and gutter cleaning.
- Boundary fence inspection: Buyers should verify all legal boundaries and fencing integrity across the sprawling 1.3-acre plot to prevent any future neighbor disputes.
- Potential damp risks: Large rural homes surrounded by greenery should be inspected closely for rising damp, gutter overflows, or poor sub-floor ventilation issues.
- Broadband speed limitations: Rural locations can sometimes suffer from restricted high-speed internet options, which is a critical due-diligence check for remote workers utilizing the study.
- Lack of immediate public transport: The rural setting lacks immediate access to regular bus or train services, increasing transportation logistics for non-driving household members.
- Surface water drainage: Buyers should inspect the expansive gardens during wet weather to ensure stormwater drains correctly away from the main foundations of the house.
- Oil heating dependency: Many rural homes rely on oil-fired central heating, meaning buyers must monitor volatile home heating oil prices and maintain storage tanks.
- Potential renovation outlays: While habitable, new owners may wish to modernize cosmetic finishes like kitchen aesthetics or bathroom suites to match contemporary personal tastes.
- Planning restriction considerations: Owning a large rural site means any future external extensions or outbuilding additions will require careful navigation of local planning laws.
- Local traffic bottlenecks: Peak-time commuting into Tullamore town along narrow rural approach roads can occasionally experience minor traffic congestion during school hours.
- Property tax tier impact: The substantial market valuation of the property places it into a higher Local Property Tax bracket that must be factored into annual budgeting.
- Private road maintenance: If the property is accessed via a private laneway, buyers must clarify their legal share of maintenance responsibilities with neighboring landholders.
Price positioning
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- The asking price appears somewhat elevated relative to wider regional transaction norms, reflecting a premium commanded by the unusually large floor area and expansive 1.3-acre site situated near Tullamore town.
- Valuation signals indicate strong lifestyle appeal due to the substantial square footage and proximity to the Grand Canal Greenway, though the C1 energy rating may require future capital investment for optimal efficiency.
- Upside support is driven by scarce rural-style family properties offering extensive accommodation, while downward pressure or stagnation could stem from buyer hesitation regarding retrofitting costs or competition from newer housing developments.
- The static price history indicates a confident initial pricing strategy by the vendor, suggesting limited immediate willingness to discount despite broader market variations observed across alternative local residential transactions.
Build Analysis
What we know from similar construction types
- The property is a substantial detached family home offering approximately 3,000 square feet of well-proportioned living space across five bedrooms and three living areas, situated on a generous 1.3-acre site.
- A buyer should verify the structural integrity, damp proofing, and insulation standards of the property, particularly given the large footprint and rural setting.
- It is advisable to check compliance regarding septic tanks or local wastewater treatment systems, as well as surface water drainage across the 1.3-acre plot.
- A thorough inspection of the heating systems, windows, and roof space should be conducted to evaluate ongoing maintenance requirements and energy efficiency.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 2,200 euro to 2,800 euro.
- Explanation: Given the C1 BER rating and the large 264 m2 floor area of the detached country property, energy consumption for heating will be substantial compared to smaller modern homes.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
7/10Water overflow reports to follow up
- While the property sits in a generally rural area, its proximity to the Grand Canal means buyers should check local drainage and official flood maps as a standard precaution.
- Uncertain flood risks or local surface water drainage patterns should be investigated with the local authority during the conveyancing process.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
WOOD OF O, TULLAMORE, CO OFFALY
- Sale date
- Declared sale price
- €170,000.00
WOOD OF O, TULLAMORE, CO OFFALY
- Sale date
- Declared sale price
- €300,000.00
Recent sales in the wider Tullamore area
3A EDGEWATER, CONVENT RD, TULLAMORE
- Sale date
- Declared sale price
- €216,000.00
11 THE COTTAGES, CLONEYGOWAN, TULLAMORE
- Sale date
- Declared sale price
- €240,000.00
GEASHILL, TULLAMORE, COUNTY OFFALY
- Sale date
- Declared sale price
- €260,000.00
74 NORBURY WOODS, TULLAMORE, OFFALY
- Sale date
- Declared sale price
- €357,000.00
25 GRAND CANAL COURT, TULLAMORE, OFFALY
- Sale date
- Declared sale price
- €320,000.00
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: €4,450 — 1% of €445,000.
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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 euro to 3,000 euro plus VAT and outlays.
- Land registration fees: approximately 400 euro to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 euro to 300 euro.
- Surveyor fees: approximately 500 euro to 1,000 euro for a detailed structural survey on a 264 m2 home.
- Annual home insurance: approximately 500 euro to 900 euro depending on the level of cover and site specifics.
Forum Talk
What people are saying about this area
- Locals in the Tullamore area frequently discuss the convenience of the Grand Canal Greenway for walking, cycling, and outdoor recreation.
- Community discussions often highlight the balance of peaceful countryside living with close proximity to Tullamore town amenities and schools.
- Residents in rural parts of County Offaly frequently emphasize the appeal of larger detached sites with adequate space for families and gardening.
- Traffic and road safety on rural approach roads around Tullamore are occasionally raised by local residents as points for mindful driving.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
The property sits on a generous 1.3-acre site with expansive grounds offering plenty of safe, open space for young children to play outdoors.
- Teenagers8/10
With five bedrooms and three distinct living spaces across approximately 3,000 square feet, there is ample room for teenagers to have privacy and personal space.
- Multi-generational Living7/10
The substantial floor area of around 3,000 square feet provides good potential for multi-generational living arrangements, though specific layout adaptations may be required.
- Single Buyers3/10
A massive 5-bedroom home on 1.3 acres located 5km outside Tullamore is likely far too large and maintenance-heavy for a typical single buyer.
- Couples5/10
Couples looking to upsize or planning for a large family will appreciate the space, but it may prove excessive for couples desiring a low-maintenance lifestyle.
- Empty Nesters4/10
While offering peaceful countryside charm, managing five bedrooms and 1.3 acres of grounds may become burdensome for empty nesters over time.
- Retirees4/10
The rural location 5km from Tullamore and the extensive upkeep required for a large home and site might not suit retirees seeking easy accessibility.
Work
3 areas- Remote Working8/10
The inclusion of a dedicated home office or study measuring 3.2m x 6.6m makes this an excellent option for remote working.
- Hybrid Commuting6/10
Located 5km from Tullamore, hybrid commuting is viable, though transport links depend heavily on access to Tullamore's rail and road networks.
- Retired4/10
The scale of the property requires significant upkeep, which may not align with the relaxed pace desired by some retirees.
Practical
8 areas- Ageing in Place5/10
While the ground floor features a bedroom and bathroom, the overall size of the 5-bedroom, two-story home and large grounds may pose accessibility challenges later in life.
- Low Maintenance3/10
Maintaining a circa 3,000 sq ft house on a 1.3-acre site involves substantial ongoing upkeep both indoors and outdoors.
- Secure Gated Entry4/10
The property description does not mention secure gated entry, so buyers should investigate boundary security.
- Minimalist Design4/10
This is a substantial, traditional family home with defined rooms rather than a minimalist architectural layout.
- Flexible Floor Plans7/10
With three living spaces, a study, and five bedrooms, the layout offers good flexibility to adapt rooms for various family needs.
- Heritage Home3/10
The property reads as a modern, spacious rural family home rather than a protected historic heritage building.
- Ecological Setup5/10
The BER rating is C1, indicating that energy efficiency is average and could potentially benefit from green upgrades.
- Outdoor areas10/10
The expansive 1.3-acre grounds provide exceptional outdoor space, complemented by immediate access to the Grand Canal Greenway trails.
Interests
9 areas- Gardening10/10
Garden enthusiasts will flourish here with a circa 1.3-acre site providing limitless potential for landscaping, growing, and outdoor projects.
- Walking9/10
Being adjacent to the scenic Grand Canal Greenway puts beautiful walking trails right on your doorstep.
- Gym3/10
The rural setting means fitness facilities and commercial gyms will require a drive into nearby Tullamore town.
- Cycling9/10
The property's adjacency to the Grand Canal Greenway offers fantastic cycling trails directly accessible from the home.
- Golf5/10
While Tullamore features local golf amenities, players will need to travel a short distance from this rural address.
- Fishing7/10
The proximity to the Grand Canal provides convenient local opportunities for angling and fishing enthusiasts.
- Horse Riding8/10
The listing explicitly notes there is room for a pony on the generous 1.3-acre grounds, making it appealing for equestrian interests.
- Water Sports3/10
Aside from canal activities, major water sports facilities are limited in this inland Offaly location.
- Entertaining9/10
With three separate living spaces, a spectacular kitchen with an island, and expansive outdoor grounds, the home is exceptionally well-suited for hosting guests.
Lifestyle
5 areas- Quiet Living9/10
Set on a 1.3-acre site blending space and countryside charm, this property offers a wonderfully quiet and peaceful residential environment.
- Rural Living8/10
Located approximately 5km from Tullamore with expansive grounds and even room for a pony, it provides an authentic rural lifestyle experience.
- Village Living5/10
The property is situated outside the town rather than directly in a village community, requiring a short drive to reach local amenities.
- Coastal Living1/10
The location in County Offaly is completely landlocked with no proximity to the coast.
- Urban Living3/10
Positioned 5km from Tullamore town, this is decidedly a countryside property rather than an urban dwelling.
Social
6 areas- Community Involvement6/10
Being 5km outside Tullamore places you within reach of community groups, though rural isolation requires proactive engagement.
- Café Culture4/10
Café culture is minimal directly around the property, requiring a trip into Tullamore town for local coffee shops.
- Nightlife3/10
The rural setting offers no immediate nightlife, which is instead concentrated in Tullamore town center.
- Health/Wellness groups5/10
Wellness groups and pilates & stretching classes would typically be accessed in nearby Tullamore rather than immediately on-site.
- Networking Opportunities4/10
Professional networking opportunities locally are sparse given the countryside location, though Tullamore offers basic commercial links.
- Tech-Hub Connectivity3/10
Buyers should verify local broadband speeds, as true tech-hub connectivity is generally centered around major urban areas.
Listing information
- Agent
- Heffernan Auctioneers
- Phone
- 057 932 4622
- Current status
- active
- Published on HouseDelve
- 14 October 2026
- Correction
- Report an issue
HD-918AFCHouseDelve · 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.