Property Overview:

• For Sale by Private Treaty

Property Description:

It is with pride that Clare Tipp Properties (www.claretipp.ie) welcome this superb executive property to the open market for sale by Private Treaty. With a location of note and stunning breathtaking views of Lough Derg and the far reaching countryside, this quality home fits snugly into the tranquil Tipperary hillside. With the layout strategically positioned to maximise light and quality of pictorial representation this home will bring both privacy and comfort to any
family. Within short driving distance of the historic villages of Ballina/Killaloe, there is a fine Country Primary school in nearby Ballina, a good choice of Crèche facilities, shops, supermarkets, famous pubs, renowned restaurants, chic bistros, boutiques, Churches (including the historic Killaloe Cathedral), a large Secondary School and an abundance of sporting delights both on land and on our famous lake-Lough Derg. Surrounded by fertile Tipperary hinterland and enjoying astonishing backdrops of the scenic Clare Hills and Lough Derg this property is one well worth a long and leisurely viewing. The private grounds, extending to half an acre, have been landscaped throughout and with the added seclusion of remote controlled electronic gates, this property positively exudes solitude. There is plenty of space for barbecues or al fresco dining to one side of the fine decking area. Separately there is a large entrance gateway and plenty of space to construct a garage if required (s.t.p.).
Accommodation Comprises;
Entrance Foyer; (15' x 17' 2") (4.89m x 5.22m)
A white uPVC door with stained glass inserts allows access to this fine home. There is quality flooring in the form of a matt porcelain tile which has a complete smooth flow through to the wonderful open plan living area at the rear. There is an string staircase with oak threads, stainless steel hand rail and extra strength glass side inserts leading to the first floor. Chrome powerpoints and solid oak skirting boards are noticed throughout. A fine entrance to a vibrant and superbly designed interior which will continue to enthral and delight as guest and family roam.
Reception 1; (16' 3" x 17' 2") (4.96m x 5.22m) This is the more formal reception/living room and is located snugly to the front of the property. Two front and one side aspect windows allow plenty of light to permeate every corner and there again is the high quality chrome light fittings and switches. Rich carpet underfoot gives a snug warm feeling to this lovely room and there is the option of installing either a fireplace or stove which would complete the cosy atmosphere if desired. This room is separately accessed from the main foyer and the main living quarters have an open plan design to the rear overlooking Lough Derg.
Guest Cloak Room; (4' x 5' 2") (1.20m x 1.57m)
A good sized room great for storing household equipment or guests coats. Guest Bedroom1; (16' 4" x 11' 3") (4.97m x 3.43m)
Two front aspect windows again allows plenty of light into this fine sized bedroom. Plenty of chrome powerpoints, t.v points and fittings again add to the quality of this fine room which is perfectly positioned to act as a separate private guest bedroom with own ensuite and dressing room.
Ensuite; (5' 5" x 6' 10") (1.65m x 2.09m)
Fully tiled wall and floor with porcelain tiling. Contemporary bespoke designed wash hand basin and w.c., "Mira" sport corner shower unit and chromed recessed lighting also. Side aspect window. Dressing Room; (5' 5" x 6' 10") (1.65m x 2.09m)
Fine sized area with plenty of room for shelving or long coat or dress hanging.
Kitchen and Family Dining Area; (26' 3" x 26' 11") (8.3m x 8.21m)
This superb open plan design is sure to delight and the views will impress even the more cynical among us. Excellent use of light with windows and sliding doors leading to the large bedecked balcony and wonderful majestic direct views. One can see nearly as far as Ardnacrusha to one side with the rolling Clare hills forming a majestic backdrop and to the other, look directly over to Tinnerana and beyond. A truly wonderful panorama unrolls as one walks through the family quarters. Temperature controls located here. Situated to the Tipperary side of this beautiful room is the fully fitted kitchen. Naturally the kitchen boasts custom designed walnut base and eye-level units of the highest quality and all blending with solid granite worktops aplenty. A truly magnificent kitchen with everything from pull out chrome vegetable trays to integrated American style Whirlpool fridgfreezer. Integrated dishwasher, microwave, coffee maker and double oven are chosen with attention to detail and quality and are as much a part of the luxury of this fine kitchen as necessity in such an Executive style home. Strategically placed in the middle, is an island and breakfast bar with plenty more undercounter units for storage and enjoying bar style chrome stools. To the centre of this open plan area, and directly opposite one of the Patio doors leading out to the balcony is the dining section. This area takes maximum advantage of Lough Derg and is perfect for wining and dining with the beautiful backdrop on your horizon. To the other side of the open plan area is the family living area with plenty of chrome powerpoints and fittings for large flat screen t.v. Two lake aspect windows and patio doors and also one side aspect door leading directly to the car parking area. Also, four large radiators. The overall ambiance is one of sheer and utter comfort and luxury amidst a wonderful private setting.
Guest W.C. (7' x 4' 4") (2.16m x 1.33m)
To one side with matt porcelain tiling continuing a seamless flow. There is also porcelain wall tiles and this fine room is complete with w.c. and w.h.b.

Downstairs Hall; (16' 5" x 12' 7") (5m x 3.84m)
The stairs leading down enjoys toughened industrial glass with stainless steel balustrades.
Bedroom2; (24' 2" x 17' 6") (7.36m x 5.34m)
To the immediate right this is a truly an incredible room and could well act as the master bedroom if desired. Totally private with astonishing uninterrupted views of Lough Derg and the luscious countryside, valleys and green hills. The room is complete with an abundance of chrome powerpoints. There is a patio door leading directly out to ones own private exterior reading or dining area. Carpet underfoot with under floor heating.
Ensuite; (10' 4" x 12') (3.15m x 3.69m)
Very large ensuite with bath and also a shower and wet room to one side. The wet room and shower area has a body shower with three body shower sprays and overhead shower unit. There is porcelain flooring throughout with recessed lighting. Tub Bath, bidet, w.c. and w.h.b. all add to this master ensuite. Study/Office; (6' x 12') (1.9m x 3.7m)
Family study or office room. Plenty of powerpoints again and numerous space for computers or general study. Also a side room which is plumbed and has recessed lighting. Also, patio door leading to outside. Control Room; (8' 9" x 6' 8") (2.66m x 2.03m)
The plant and laundry room is located downstairs to one corner. Plumbed for washing machine and dryer. Also houses the controls for the under floor heating, the tank and pressure tank.
First Floor; Landing; (7' 7" x 12' 7") (2.3m x 3.83m)
This floor is carpeted throughout. Also is radiator here, powerpoints and a lovely large overhead velux window allowing plenty of light to permeate down through all floors.
Bedroom 3; (20' 11" x 17' 4") (6.38m x 5.27m)
This lovely large room with two velux windows overlooking the wonderful views has radiators underneath. Plenty of chrome powerpoints throughout and also the high positioned power and t.v point for the added convenience and luxury of a flat screen t.v.
Dressing room1 & 2; (7' 5" x 6' 2") (2.25m x 1.88m)
Recessed lighting and plenty of space for storage. Added advantage of two for both his and her's. Ensuite; (5' 3" x 11' 11") (1.59m x 3.62m)
Complete with porcelain tiling with main high pressure corner shower unit. Fine sized ensuite with recessed lighting and w.c. and w.h.b.
Bedroom 4; (19' 8" x 17' 4") (5.99m x 5.27m)
Similar room to bedroom3. A very fine large room with velux windows, carpet flooring and plenty of chrome powerpoints. Solid oak doors throughout. Dressing room 1& 2; (7' 5" x 6' 2") (2.25m x 1.88m) Similar his and hers dressing rooms with plenty of space.
Ensuite; (5' 3" x 11' 11") (1.59m x 3.62m)Fitted out similar to Bedroom 3.
General;
If you are looking for a property that is "in your face" this is not the one. This superbly designed house is deceptive outwardly in as much as one could be forgiven for thinking that it is a "regular" bungalow. It is anything but that. It is only upon being welcomed within that
the "wow" factor commences and the interior is sure to astonish and delight. The tone of the property begins with electronic gates, landscaped gardens and cobbled paths, a high class interior and an exterior of nature in excellent form. Nature's best appears once one delves further into the property and if that isn't enough to amaze and delight the true wonders and standard of internal finish is sure to please and offer a welcome fit for any successful couple.
There is also a separate gate entrance with area perfect for garage(s.t.p.) to one side. The large wide decking encircles the Lough Derg side of the property and brings one to the separate barbeque area perfect for entertaining and relaxing.

Balcony Area which runs the entire length of the property overlooking the Lake.
This is a superbly strong large balcony complete with decking. The balustrade is constructed of electro polished stainless steel and will not tarnish or rust. Patio doors lead out from the main living area. Backdrop of nature at her very best vying for attention with the boating lure of Lough Derg.

All rooms enjoy both t.v. and telephone points.
Property Size; Approx. 3,500sq.ft.
Site size; Approx 1/2 acre of landscaped gardens.
Under floor heating on the lower level.
The property was built in 2007.
Services ; Well water, Oil Heating, Esb, Own Private Sewage
Uninterrupted panoramic views of Lough Derg and the Clare and Tipperary mountains


DIRECTIONS:From the bridge/roundabout in Ballina take the portroe road. Take your first right and drive up Grange Road past the local primary school on your right. Continue for approximately two miles to first turn on left(is a builders sign at the cross). Take this turn and continue for less then one mile. The house is on a boreen on your left that goes down a gentle slope in the direction you are coming from. The house has black electronis gates and there is only two houses down this boreen.