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A three-bedroom, stone-built house at Firmount Lodge, Carrigahorig, Nenagh, Co. Tipperary. Constructed in the early 1990s and for some reason it has been modelled on the Arts and Crafts style boat house at Carton House in Co Kildare. It sits on roughly an acre of grounds with views over open countryside. Tell me more about the place: This is a property caught mid-renovation. Its current owner bought it as a holiday home some years ago and completed the ‘first fix’, so all structural and mechanical essentials are in place, including mains water, electricity, oil-fired central heating and a septic tank system. The accommodation includes an entrance hall, living/dining room, kitchen space, guest toilet, three bedrooms and a bathroom. A gravel driveway makes its way through the acre of grounds. The bad news? What’s missing here is everything that makes a house liveable, in other words, the ‘second fix’; kitchens, bathrooms, flooring, and interior finishes. Essentially a clean shell waiting for someone to bring it to life. Though it reports as being in structurally sound condition, a full engineer’s report is always essential before proceeding with any property purchase. The substantial timber deck outside is also reportedly structurally sound, though timber decking do have a certain lifespan and again checks should be required. And the good news? Planning permission was granted in April 2023 to extend the property, and this will remain valid until April 2028. So there’s a precedent for extension work here which can only add more value. The location is good, situated 2 km from the lakeside village of Terryglass, which is known for its water sports. It is also 8km from Portumna. The stone construction and boathouse-inspired design give it genuine character. How much to buy it? The agent seeks offers in the region of €225,000. And to fix it up? You would probably need to budget €60,000 to €100,000 to complete the second fix and make the house move-in ready, extension notwithstanding. This will cover kitchen and bathroom installations, all interior finishes, and essential garden maintenance. What will I end up with? A distinctive stone property with countryside views and roughly 1,260sq ft of living accommodation on an acre of land for a total outlay of around €285,000 to €325,000. You will get plenty of character in a peaceful rural location near Lough Derg, suitable either as a full-time home or a holiday retreat. Who should I talk to? Local estate agent William Talbot (067) 31496 will help you navigate through the waters of your cruise towards ownership of this modern boat house based retreat.
