Coldwell Banker Global Luxury, assisted by Casey Kennedy Estate Agents, are delighted to bring Larch Vale House to market. This property has been impeccably updated to modern standards while retaining the original facade, the high ceilings and the beautifully proportioned rooms from the Georgian period.Viewing is strictly by appointment with the agent. Please ring 0872799131, text, or email to schedule an exact viewing time.Larch Vale House was originally built in the 1820s. It was the home of Rev. William Reynell Gresson the rector of the nearby Church at Borrisnafarney serving the Loughton House Estate, the town of Moneygall and the surrounding area. It is perched on the side of Loyer Hill, with expansive views over the countryside.It is just 400 metres (1/4 mile) from the village of Moneygall along a wide road with a hard shoulder and a grass verge. In the village there is a highly regarded Primary School, a playground, GAA club, Football club, athletics club, basketball court, 5-a-side soccer pitch, gym, community-based cafe, Garda station, two pubs and a Catholic church. There is also a community garden marking the start point for a cycle route and a hill walking route. On the opposite side of the village, The Barack Obama Plaza has a range of food options, a convenience store, and meeting rooms.In recent times Larch Vale House was stripped back to the bare walls and fully renovated, including underpinning of all walls, new insulated floors, new wall insulation, new roofs, new staircase, new plumbing and new wiring. The current owners added the sunroom, two wood burning stoves, solar panels, and a new high efficiency condensing boiler, They also renovated and re-roofed the outbuildings in the courtyard, underpinning the walls and rewiring some of them, to include an electric car charger. It now has a C1 BER rating – which is impressive for a property of this age. It is not a protected structure, making internal adaptation of the house or converting the outbuildings for extra accommodation or business use, much more straightforward.The main house consists of formal sitting and dining rooms either side of a central entrance hall, with a home office / ground floor bedroom behind the staircase. It was extended to the rear in the early 1900's with a spacious kitchen/breakfast room, large utility room/pantry, downstairs shower room/guest WC, and walk-in hot press. Off the kitchen there is a spacious sunroom built in 2010, with original stone walls along two sides and south and west facing Munster Joinery double glazing on the others. French doors from here open to the back garden / orchard area.The original coach house has been converted into a delightful 'long room' ideal for entertaining, with French doors fitted into the original arched carriage doorway, a lofted wood ceiling, and a high efficiency wood burning stove at one end.The ground floor level has 9ft / 2.74m ceilings with coving and centre rose plasterwork, attractive chandelier light fittings, solid wood flooring and high skirting.Upstairs there are two very large ensuite bedrooms off the spacious first floor landing. On the second floor are two more very large bedrooms, a family bathroom and an eaves storage room / home office with two skylights.Outside, to the left of the carriage doors, through an opening in the corner of the courtyard, is a delightful secret garden catching the afternoon and evening sun – providing additional entertainment space in the summer months.The 300m long tree-lined driveway leads to an arched gateway opening to a spacious courtyard and stable yard surrounded by an additional 307sq.m. of outbuildings- giving enormous extra space for various business uses and/or additional accommodation (S.P.P.).The property sits on 3.6 acres of land, including a 1/2 acre back lawn / orchard / kitchen garden – still with the original stone wall along the eastern side. Most of the rest of the land is in lawn and gardens to the front and side of the house, and either side of the driveway – giving plenty of space for play, entertainment and home-grown produce. This should be sufficient pasture for one or two horses if needed. More land should be available to rent or buy from neighbouring landowners if required.Larch Vale House is situated 400 metres (1/4 mile) from the village of Moneygall which sits just off the M7 on the border between counties Tipperary and Offaly. The village, and specifically Ollie Hayes's Bar, was made famous by the visit of Barack Obama in 2011. It is less than an hour's drive from Shannon Airport and 90 minutes from Dublin Airport. It is served by bus 854 which runs 3 times daily to the train station in Roscrea. Other local market towns include Nenagh, Birr famous for its Castle/Observatory, and Thurles with its GAA Museum. Limerick City is just a 40-minute drive. There are highly regarded secondary schools at Cistercian College Mount St. Joseph's in Roscrea, Ursuline Secondary School in Thurles and St. Mary's and CBS in Nenagh – all served by school busses from the village.For outdoor pursuits there is a marked walking trail ‘The Loop of Loyer' on Loyer Hill and, for the more adventurous, there are extensive walks and cycle routes in the nearby Slieve Bloom Mountains. Equestrian facilities abound in this area, with a racecourse at Thurles and a local North Tipperary hunt.At just one mile from the much-frequented Barack Obama Plaza on the M7, this location would be ideal for a family home or a destination venue.