Killaghintober, Ballycumber, Grogan, Co. Offaly, R35EC97

Joe Naughton Auctioneers are delighted to present to the market, by private treaty, this exceptional contemporary residence set in a private rural setting within the picturesque and idyllic countryside of Ballycumber. Extending to an impressive c. 3,078 sq. ft., on Circa 1 acre of a site, this architecturally designed home has been finished to a high specification throughout, offering a rare opportunity to acquire a property that seamlessly blends modern design with countryside tranquillity. From the moment one approaches, the sense of quality and thoughtful design is immediately apparent. Upon entering through a striking glass front door, you are welcomed into a magnificent entrance hall featuring a soaring ceiling and an abundance of natural light. A full-height picture window draws the eye outward, perfectly framing the stunning rear water feature against the backdrop of the Slieve Bloom mountains. This central space sets the tone for the elegance that continues throughout the home and provides effortless access to all ground floor accommodation. To the right, the open-plan kitchen and dining area forms the heart of the home — a bright, expansive space ideal for both everyday living and entertaining. The modern kitchen is beautifully appointed with high-quality finishes, offering generous storage and thoughtfully positioned appliances, including eye-level oven and dishwasher for ease of use. A stylish breakfast bar, complete with an integrated wine rack, provides an inviting informal dining space. The adjoining dining area is enhanced by a vaulted ceiling with exposed timber beams, adding warmth and character. Double doors open directly onto a sun-drenched patio, perfectly suited for al fresco dining. The south-facing orientation ensures this entire space is bathed in natural light throughout the day. Flowing seamlessly from the kitchen/dining area is the living room, which continues the theme of natural light and architectural detail. Featuring ceiling-height windows and exposed beams, this room enjoys direct access to the patio and is centred around a solid fuel stove set within an attractive brick surround — creating a cosy yet refined atmosphere for the colder months. Practicality has been carefully considered, with a well-appointed boot room located off the kitchen, providing access to a second patio area — ideal for year-round use. A pantry, utility room (plumbed for washing machine and dryer), and ample storage complete this section of the home. To the left of the entrance hall, the ground floor sleeping accommodation comprises three generously sized bedrooms, one of which is en-suite, along with a beautifully finished main family bathroom. A striking hardwood staircase with glass balustrade leads to the first floor, where a bright and airy landing opens onto a snug area, and gallery overlooking the entrance hall and living space below. The Snug and Gallery areas provide ideal spaces for a home-office, if needed. Also off the landing is a walk-in attic with 18m2 of fully accessible storage space. The master bedroom is a true sanctuary, featuring exposed beams, a spacious walk-in wardrobe, and an elegant en-suite with a large walk-in shower. A standout feature is the private balcony, offering serene views over the rear garden — the perfect setting to enjoy a morning coffee in peace. Externally, the property is equally impressive. A substantial limestone paved patio wraps around the entire home, providing multiple areas for relaxation and entertaining. To the rear, the patio overlooks a beautifully designed water feature, with steps leading down to a mature, landscaped garden that enhances the sense of privacy and natural beauty. To the front, a sweeping tarmac driveway offers ample parking and is complemented by a large double-door garage. The garage also contains the boiler room and an outdoor toilet. This home is further enhanced by modern efficiencies, including a geothermal heating system and fibre broadband connectivity. The property enjoys a rural setting while remaining highly convenient to a range of nearby towns and amenities. The towns of Moate, Ferbane, and Clara are all within a short 10-minute drive. With Athlone and Tullamore also just 20 mins away, this home is well situated to easily access a variety of shops, cafés, schools, and services. Technological University of the Shannon (TUS) Midlands is 20 mins drive. The M6 Dublin to Galway motorway is also just 10 minutes away, ensuring excellent connectivity for commuters. Public transport is readily accessible - Clara Train Station is just over 8km away, providing regular rail (13 trains daily) links to Dublin and beyond. The local primary school is less than 500m away and all secondary schools are located within easy reach, on designated school transport routes, making this an ideal family home. Bus services to local secondary schools in Moate and Ferbane pass by the entrance gates, with buses to Killina and Clara collecting in nearby Ballycumber village. For those with an active lifestyle, the area is well-served by local GAA and sports clubs, fostering a strong sense of community and offering excellent recreational opportunities. This is truly a rare and remarkable property that combines contemporary luxury with the charm of countryside living — a home of distinction that must be viewed to be fully appreciated.