Rook House, Gortnahoe

• Superb 4-Bed Detached Residence
• Approx. 2,213 Sq.Ft. / 205.6 Sq.M.
• Large c. 1.2 Acre Mature Site
• Impressive B3 BER Rating
• Attached & Detached Garages
• Walking Distance to Gortnahoe Village

VIRTUAL TOUR AVAILABLE BY REQUEST

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Sherry FitzGerald Gleeson are delighted to present Rook House, Gortnahoe, Thurles, Co. Tipperary (E41 C658) to the market, comprising a substantial 4-Bed detached residence, set on a magnificent mature site extending to c. 1.2 acres, in a private setting on the immediate outskirts of Gortnahoe Village.

Constructed c. 2000, Rook House extends to approx. 2,213 Sq.Ft. / 205.6 Sq.M. and offers particularly generous and versatile accommodation throughout, complemented by extensive mature gardens, an attached Garage and a further large detached Garage to the rear.

The property is approached via a spacious driveway with ample parking, surrounded by established lawns, mature trees, hedging and planting. The gardens provide an excellent degree of privacy and create an attractive, mature setting around the residence, while the overall site extends considerably beyond the immediate gardens to include a large open green area to the rear.

Internally, the generous proportions of the house are immediately apparent. Accommodation at Ground Floor level includes Entrance Porch, spacious Entrance Hall, Guest W.C., an impressive Sitting Room extending to over 28ft in length, adjoining Office / Study, large Kitchen / Dining Room and a particularly spacious Utility Room.

The Office / Study provides valuable additional accommodation and is readily adaptable to a variety of uses depending on individual requirements, whether as a dedicated home office, playroom or additional living space.

Upstairs contains a generous Landing, 4 no. Bedrooms including the Master Bedroom with En-Suite, together with the main Family Bathroom.

Total Floor Area: approx. 2,213 Sq.Ft. / 205.6 Sq.M.

A further notable feature is the attached Garage, extending to approx. 225 Sq.Ft. and positioned directly adjoining the residence. In addition to its existing garage / storage use, this space offers excellent potential for conversion and incorporation into the main house if desired, subject to any necessary planning permission and building regulations.

To the rear is a substantial detached Garage extending to approx. 422 Sq.Ft. / 39.2 Sq.M., providing excellent additional storage, workshop or hobby space.

Central heating is provided by an oil-fired system, assisted by a gas fire to the Sitting Room, there are uPVC double-glazed windows throughout and services include a private water supply and septic tank.

The property also benefits from an impressive B3 BER, a particularly strong energy rating for a detached residence of this scale. BER No. 119099547.

LOCATION

One of the key attractions of Rook House is its excellent setting. While enjoying the space, privacy and mature surroundings associated with a countryside property, it is positioned on the immediate outskirts of Gortnahoe and within easy walking distance of the village.

Gortnahoe offers a range of local amenities including a convenience store, Primary School, Church and sporting facilities, making this an especially convenient location for family living.

The neighbouring town of Urlingford is also within a short drive, providing further shops and services together with convenient access to the M8 Dublin / Cork Motorway.

Thurles is approximately 16km away and provides an extensive range of shopping, schools, sporting and recreational facilities, together with Thurles Train Station and third-level education at Mary Immaculate College (MIC) and TUS University.

Kilkenny City is also readily accessible, placing Rook House in an excellent position for access throughout the wider Tipperary / Kilkenny region.

Rook House represents a rare opportunity to acquire a substantial family residence on c. 1.2 acres, combining generous internal accommodation with extensive mature grounds, excellent privacy, two Garages and a strong B3 energy rating.

The extensive gardens and open green area provide excellent outdoor space for children, recreation and gardening, while the attached and detached Garages add considerably to the flexibility of the property. Internally, the generous room proportions and additional Office / Study provide ample space for a growing family and those requiring dedicated work-from-home accommodation.

All of this is offered in a highly convenient location within walking distance of Gortnahoe Village, while remaining easily accessible to Urlingford, the M8 Motorway, Thurles and Kilkenny.
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A virtual tour link can be supplied on request with in-person viewings strictly by appointment. Further enquiries can be made through the Sole Selling Agents, Sherry FitzGerald Gleeson in Thurles – (0504) 22997.
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These particulars are issued by Sherry FitzGerald Gleeson on the strict understanding that they do not form part of any contract and are provided for guidance purposes only. While every effort has been made to ensure accuracy, no liability is accepted for any errors or omissions. Interested parties should satisfy themselves as to the correctness of the information provided, through inspection or other means. The vendor does not make or give, and neither Sherry FitzGerald Gleeson nor any of its employees has authority to make or give, any representation or warranty in respect of this property. Sherry FitzGerald Gleeson is marketing this property on the basis that all relevant title and certification documents are in place or will be provided by the vendor prior to sale.
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Entrance Hall 2.59m x1.22m. With tiled flooring.

Hallway 2.44m x 1.22m

Kitchen / Dining Room 3.93m x 5.97m. Spacious Kitchen / Dining Room with modern fitted Kitchen, tiled flooring and access to Garden.

Utility Room 5.22m x 2.53m. With fitted storage, tiled flooring, plumbed for washing machine / dryer and rear access to Garden.

WC 1.20m x 2.53m. With W.C amd W.H.B.

Living Room 3.94m x 8.59m. Large Living Room with sliding doors to rear Garden.

Office 3.59m x 2.49m. Bright Office with fitted storage.

Garage 3.65m x 8.59m. Ideal for storage.

First Floor

Landing 2.34m x 5.79m. With access to attic and hotpress.

Master Bedroom 3.92m x 4.12m. Large Master Bedroom with fitted wardrobes and En-Suite.

En-Suite 2.62m x 1.57m. With W.C, W.H.B, shower and tiled flooring.

Bedroom 2 3.92m x 2.64m. Rear-facing Bedroom.

Bathroom 2.32m x 2.64m. With W.C, W.H.B, shower, bath and tiled flooring.

Bedroom 3 4.04m x 4.54m. Large rear-facing Bedroom.

Bedroom 4 4.03m x 3.93m. Spacious, front-facing Bedroom.

Outside

Garage 6.10m x 6.42m. Ideal for storage.

BER Details

BER Rating: B3

BER No.: 119099547

Energy Performance Indicator: 147.24 kWh/m²/yr