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Ardbawn, Thurles, Co. Tipperary

Detached House




372 sq.m.

BER No: 102535127
EPI: 63.37 kWh/m2/yr


“Unique” is a word overused in Property pages, but in the context of this particular house is
completely apt.
Architect designed, and built some 20 years ago, the property is on a magnificent elevated site,
looking out across rolling Tipperary hills, a mile from the centre of Thurles. Links to the M8 and
national railway system are no more than a 5 minute drive.
With gorgeous sunshine streaming through its generous sized windows, filling the kitchen, dining area and lounge as the day progresses, the use of light and the integration of the house with its simple but
elegant garden and patio areas, deliver an ambience of calm and wellness.
Sitting easily within a range of native deciduous semi-mature trees on it’s 0.75 acre site, it’s external
character, being of under-stated excellence, belies the surprises that await on entering.
A large vestibule on the northern corner of the front elevation leads through hand-made teak
double doors to a wonderful double-volume space, filled with light and extraordinary spaciousness.
The entire property has been appointed and maintained to the highest standards- truly, ready to
walk into.
A flying bridge (where a large pool table sits, with additional views onto the Racecourse!) links one
of the 5 bedrooms back to the rest of the house and beneath this bridge is a 500sq. ft dining area ,
with it’s own bar counter and dedicated sitting area, leading through one of 4 sets of French doors
to the large, south-facing patio. Off this space too, on one side, is the lounge with ample space (having further access to the patio), linked through 8 ft wide sliding doors, allowing easy flow of guests through the linked spaces. Again, large curving windows allow the garden and sunshine come through to this beautiful room.
On the other side of this central space are a further set of double doors, to the spacious kitchen.
This house is really made for entertaining – inside or outdoors!
Each side of the angled kitchen is served by 2 further sets of French doors to the fabulous , sundrenched patio. Breakfast in the morning sun, lunch on the main patio in full sun and then watch
the sun set over Tipperary from the linked patio at the front of the residence.
Boasting 5 sizeable bedrooms (one on ground-floor for ease of access), all en-suite and with full
power showers, accommodating your guests is not a challenge!
Additional spaces are a smaller but oh, so cosy TV room, near the kitchen; a very roomy Utility/ food
prep area with an integrated garage linking to this last area. Two guest bathrooms are located
on the ground-floor.
While much thought went to the design and specification of the living spaces, it is on the energy use
and control aspect that this house really comes into it’s own- especially when there is such a need
now to balance comfort with cost.
The entire property enjoys underfloor heating. It is powered by a geothermal heat pump and has a
back-up of a condensing oil boiler. The hot water is delivered by a second heat-pump which re-uses
the heat already inside the utility room, either from solar gain through the windows or from the
underfloor heating. Those heat pumps are 400% efficient so for every unit of power paid for, they
give a further 3 units, effectively free, when compared to a standard boiler running at 90%
Then the house is governed by a digital energy management system , with all 16 rooms and spaces
having it’s own settings. So, for empty rooms, run them at 16C and the occupied areas at 20c. Each
area can also be set to auto-adjust to the season; the day; the time of day….
It can be controlled by an phone App.
The electric supply switches to night-rate at night to maximise savings. Immersions are not used;
solar panels are no longer used. Full Gigabit Fibre Broadband is available throughout.
For a house with an area in excess of 4,000sq. feet, this allows it operate in the cheapest and most
efficient manner possible. And it’s green – no fumes or smoke!
This really is an opportunity to acquire a house that is Unique… in the best sense of the word.

Groundfloor: Entrance porch, open plan dining/living area, Kitchen/Diningroom, T.V. Room/Playroom,
Loungeroom, Bedroom Ensuite, Designated Office, Utility, 2 x W.C. and Garage.

1st Floor: 4 Bedrooms all ensuite. Ample Storage throughout this substantial property.

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