1 The Oaks, Manor Brook, Adare, County LimerickV944X89
€1,400,000
5 Bed~4 Bath~291 m²
What you'll like:
- Prime Adare Location: Situated within walking distance of the historic village center, offering buyers immediate access to premium boutiques, restaurants, and top local amenities.
- Spacious Generous Floorplan: Extending to approximately 291 square meters across five bedrooms and four bathrooms, providing exceptional family accommodation for modern lifestyles.
- Substantial Site Area: Each individual property sits on approximately 0.25 acres of land, granting a rare degree of private outdoor space in a desirable village setting.
- South Facing Garden: Features a highly coveted south-facing rear aspect, ensuring optimal natural sunlight throughout the day for outdoor living and interior brightness.
- Exclusive Cul de Sac: Positioned at the end of a quiet cul-de-sac with open green space, significantly reducing through traffic and enhancing overall residential tranquility.
- Adjacent Recreation Amenities: Located directly beside the Manor Fields development, giving families effortless access to Astro turf pitches, a sensory playground, and community walking paths.
- Proximity to Luxury Resort: Positioned parallel to the rear entrance of the world-renowned Adare Manor Hotel and Golf Resort, elevating the prestige and immediate neighborhood appeal.
- High Specification Build: Marketed as luxury contemporary homes constructed to a very high standard, promising modern energy efficiency and sophisticated architectural finishes throughout.
- Strong Regional Connectivity: Located just 15 kilometers from Limerick City with easy access to major national routes including the M7, M20, and N21 for commuters.
- Established Neighborhood Context: Sited within 100 meters of an existing residential development, ensuring the immediate community infrastructure and surrounding neighborhood feel are already well-established.
- Family Educational Access: Within convenient reach of excellent local schools, making daily morning school runs exceptionally straightforward for growing families living in the area.
- Investment Potential: Positioned within a region recognized as a top location in Western Europe to invest, offering strong long-term capital appreciation prospects for buyers.
- Generous Bathroom Provision: Includes four well-proportioned bathrooms to comfortably accommodate a five-bedroom family home during busy morning routines and guest visits.
- Modern Village Living: Successfully combines the historic charm and scenic beauty of rural village life with contemporary architectural style and high-end construction standards.
- Clear Development Scale: Part of an exclusive boutique collection of just five luxury detached homes, preserving a low-density neighborhood feel unlike massive suburban estates.
- Safe Play Environment: The peaceful cul-de-sac layout and low-traffic surroundings create a secure environment where children can play safely near open green spaces.
- Outdoor Lifestyle Appeal: Ample quarter-acre gardens and nearby parklands provide fantastic opportunities for gardening, entertaining, and active outdoor family recreation.
- Established Asking Price: Recorded price history shows the asking price holding firm at €1,400,000 without erratic fluctuations, reflecting confident pricing strategy by the vendor.
- Direct Agent Access: Local agent representation through an established firm provides buyers with straightforward channels for inquiring about detailed floor plans and elevations.
- Commuter Convenience: Excellent road access to major economic hubs like Limerick City allows professionals to enjoy peaceful village life without sacrificing career proximity.
But keep in mind:
- Missing BER Rating: The Building Energy Rating has not been provided in the listing details, requiring urgent independent verification of energy efficiency before purchasing.
- High Capital Investment: At an asking price of €1,400,000, this property represents a substantial financial commitment that demands rigorous independent financial due diligence.
- Untested Fixtures And Fittings: The agent expressly notes that no apparatus, fixtures, or services have been tested, meaning buyers must budget for potential professional inspection costs.
- Construction Status Ambiguity: The listing lacks explicit confirmation of whether the homes are fully complete or currently under construction, requiring verification of building timelines.
- Price Tracking History: Initial tracking records showed an unavailable numeric price before settling at €1,400,000, suggesting potential early-stage pricing adjustments or launch fine-tuning.
- Lack of Property Type Details: The official property type classification is omitted from listing data, meaning buyers should confirm legal title and structural categorizations.
- Potential Development Noise: Proximity to the Manor Fields and a luxury hotel resort could occasionally introduce localized traffic, event noise, or visitor congestion.
- Surface Water Management: Large quarter-acre green sites and south-facing gardens should be inspected for proper drainage performance during periods of heavy Irish rainfall.
- Management Company Fees: Buyers should investigate whether a communal management company exists for the cul-de-sac or green spaces, which could incur ongoing annual service charges.
- Boundary and Title Verification: The exact legal boundaries of each 0.25-acre plot must be carefully verified by your solicitor against Land Registry maps prior to closing.
- Future Local Development: Proximity to growing village infrastructure means buyers should check local planning registers for any future commercial or residential expansion nearby.
- Broadband and Utility Infrastructure: High-speed fiber broadband availability should be independently verified, as rural fringe locations can sometimes experience connectivity limitations.
- Potential Snagging Costs: Brand new luxury builds frequently require comprehensive snagging lists, and buyers should retain independent surveyors to identify incomplete finishing touches.
- Local Traffic Bottlenecks: Adare is renowned for busy tourist traffic, meaning daily commutes along the N21 corridor can experience seasonal congestion bottlenecks.
- Specification Verification Required: Marketing materials mention a very high specification, but buyers need detailed written schedules to confirm exact kitchen, bathroom, and flooring allowances.
- Insurance and Flood Risk: Although situated in a desirable enclave, buyers must confirm standard structural insurance availability and check local environmental flood history.
- Public Transport Limitations: While well-connected by major roads, reliance on private cars for daily errands should be factored in given the semi-rural village setting.
- Property Tax Evaluation: The local property tax band should be assessed based on the final purchase price to ensure ongoing annual holding costs are fully anticipated.
- Warranty Scheme Documentation: Buyers must ensure that a comprehensive structural guarantee, such as HomeBond or equivalent, is fully active for these newly built luxury homes.
- Unverified Floor Measurements: All floor areas and site measurements are described as approximate in the listing, so a professional surveyor should measure the exact internal square footage.
Price positioning
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- The asking price of €1,400,000 for a five-bedroom detached residence spanning 291 square metres appears notably overvalued when evaluated against broader regional housing benchmarks and typical high-end suburban norms.
- Valuation upward pressure is driven by the highly desirable Adare location, proximity to the world-renowned Adare Manor Hotel and Golf Resort, generous plot sizes of approximately 0.25 acres, and south-facing rear gardens.
- The premium pricing strategy could be supported by sustained high-net-worth demand for luxury new-build homes in historic villages, though it remains vulnerable to buyer pushback regarding the steep variance from typical local transactions.
- Market absorption could be challenged by the significant absolute price point, requiring affluent purchasers to place absolute confidence in the luxury specification, architectural finish, and long-term exclusivity of the development.
Build Analysis
What we know from similar construction types
- The property is part of a development of five luxury detached homes extending to approximately 291 square meters each on individual sites of around 0.25 acres.
- The listing indicates a contemporary home design with a very high specification, situated in a cul-de-sac with a south-facing rear garden aspect.
- As a new or recently constructed development, a buyer should verify compliance with current building regulations, planning permissions, and obtain structural warranty documentation.
- Potential advantages of this new build include modern energy efficiency standards, contemporary layouts suitable for family living, and reduced near-term maintenance requirements compared to older properties.
- A buyer should investigate connection statuses for local utilities and confirm the operational status of all services and fixtures prior to purchase.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 2000 to 3000 euro.
- Explanation: Given the large 291 m² floor area and the lack of a provided BER rating, heating costs can vary significantly, so the buyer should verify the energy efficiency and heating system type.
Pollution Safe
9/10Environmental situation to investigate
- The location appears to be situated in a predominantly residential and rural-suburban setting, well removed from heavy industrial zones, major waste incinerators, or known active landfills.
- Buyers should verify local environmental records for any legacy agricultural or localized waste concerns, though no immediate industrial pollution risks are apparent.
Flood Safe
8/10Water overflow reports to follow up
- The property is located in Adare, a region historically susceptible to river flooding from the nearby River Maigue during periods of prolonged or heavy rainfall.
- Official mapping shows no designated flood areas directly encompassing this specific development site off the N21, suggesting a generally favourable baseline position relative to known floodplains.
- Local topography and separation distance from the main river channel provide a degree of natural elevation, though localized surface water pooling during extreme weather events remains a general consideration for any low-lying terrain.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
APARTMENT 9, BLOCK 2, THE OAKS
- Sale date
- Declared sale price
- €500,000.00
4 THE OAKS, BLACKABBEY ROAD, ADARE
- Sale date
- Declared sale price
- €515,000.00
13 MANOR BROOK, ADARE, CO LIMERICK
- Sale date
- Declared sale price
- €615,000.00
10 MANOR BROOK, ADARE, CO LIMERICK
- Sale date
- Declared sale price
- €630,000.00
19 THE CEDAR, MANOR BROOK, ADARE
- Sale date
- Declared sale price
- €450,000.00
Recent sales in the wider Adare area
CURRAGHBEG, ADARE, LIMERICK
- Sale date
- Declared sale price
- €655,000.00
48 ABBEY VIEW, ADARE, LIMERICK
- Sale date
- Declared sale price
- €610,000.00
2 THE COTTAGES, ADARE, LIMERICK
- Sale date
- Declared sale price
- €290,000.00
10 ABBEYVILLE, ADARE, LIMERICK
- Sale date
- Declared sale price
- €360,000.00
KILMACANEARLA, KILFINNY, ADARE
- Sale date
- Declared sale price
- €200,000.00
Source: Property Services Regulatory Authority (PSRA), Residential Property Price Register (PPR). Matching uses address information published by the PPR rather than measured map distance. It may omit nearby properties on differently named streets.
Last Sale
A confidently matched previous PPR transaction for this property
No confidently matched previous sale was found in the Property Price Register.
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €18,000 — 1% of €1,000,000 + 2% of €400,000.
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Based on the asking price shown on this page, using standard residential stamp-duty rates. No adjustments are made for VAT, reliefs, mixed-use property or additional land. The final purchase price and your circumstances may change the amount payable.
- Solicitor legal fees: approximately 1500 to 3000 euro plus VAT and outlays.
- Land registration fees: approximately 400 to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 to 300 euro.
- Surveyor fees: approximately 500 to 1200 euro depending on the depth of the survey required for a 291 m² home.
- Annual home insurance: approximately 500 to 1000 euro depending on the level of coverage and property specifics.
Forum Talk
What people are saying about this area
- Residents frequently discuss the charm and historic appeal of living in Adare, noting its picturesque streetscape and strong community feel.
- Local forums often highlight the convenience of being within walking distance of the village centre, local schools, and the Manor Fields recreational amenities.
- Traffic management and connectivity towards Limerick City via the N21 are common topics of discussion among commuters in the area.
- Discussions regarding new residential developments like Manor Brook generally focus on high demand for luxury detached housing and family-oriented amenities in the locality.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
The property features five bedrooms, generous 291 m² floor areas, and proximity to a newly built playground and the Manor Fields sensory playground, making it exceptionally well-suited for young children.
- Teenagers8/10
With five bedrooms and ample indoor and outdoor space on 0.25-acre sites, there is plenty of room for teenagers, alongside local sports amenities at Manor Fields.
- Multi-generational Living8/10
The large detached layout spanning 291 m² offers substantial space, though buyers should verify specific floor plans for ground-floor bedroom arrangements.
- Single Buyers3/10
At an asking price of €1,400,000 for a five-bedroom luxury home, this property is primarily positioned for affluent families or established buyers rather than singles.
- Couples6/10
While spacious, the extensive five-bedroom scale may exceed the typical requirements of a couple unless planning for a growing family or frequent hosting.
- Empty Nesters7/10
Offers luxury detached village living with low maintenance gardens on 0.25 acres, though the five-bedroom size is large for empty nesters downsizing.
- Retirees7/10
The historic village setting near Adare Manor provides a serene retirement environment, though potential buyers should verify single-level accessibility features.
Work
3 areas- Remote Working9/10
The spacious five-bedroom layout easily accommodates dedicated home offices, though buyers should verify broadband speeds.
- Hybrid Commuting8/10
Well-connected to major routes including the M7, M20, M18, and N21, facilitating convenient hybrid commutes to regional employment hubs.
- Retired9/10
An idyllic setting in Adare with luxury finishes, peace, and security makes this a highly attractive retirement option.
Practical
8 areas- Ageing in Place7/10
Generous single-site living with potential for ground floor adaptation, though buyers should verify specific architectural layouts for lifetime accessibility.
- Low Maintenance8/10
Newly built contemporary luxury homes constructed to a very high specification require minimal initial upkeep compared to older properties.
- Secure Gated Entry4/10
The listing notes a cul-de-sac setting, but buyers should verify if gated entry security features are included in the development.
- Minimalist Design5/10
The properties offer contemporary luxury and elegance, though the traditional detached family home layout leans toward classic rather than minimalist architecture.
- Flexible Floor Plans8/10
Spanning 291 m² across five bedrooms, the large footprint offers versatile spaces that can be adapted to changing household needs.
- Heritage Home3/10
These are newly built luxury homes rather than protected heritage properties, though they are situated within a historic village context.
- Ecological Setup6/10
New build standards generally incorporate modern energy efficiency, though specific BER ratings and eco-features were not provided in the listing data.
- Outdoor areas9/10
Each property sits on approximately 0.25 acres with the distinct benefit of a south-facing rear garden aspect and open green spaces nearby.
Interests
9 areas- Gardening8/10
Each property extends to approximately 0.25 acres with a south-facing rear garden aspect, providing excellent outdoor space for keen gardeners.
- Walking9/10
The development is within walking distance of village attractions, local amenities, the Manor Fields, and the Adare Manor grounds.
- Gym6/10
Proximity to the Adare Manor Hotel & Golf Resort and local facilities offers fitness options, though buyers should verify private gym space in the 291 m² layout.
- Cycling7/10
The surrounding County Limerick road network and scenic local area offer good cycling opportunities, supported by nearby main road connectivity.
- Golf10/10
Located parallel to the rear entrance of the world-renowned Adare Manor Hotel & Golf Resort, making it an ideal location for golf enthusiasts.
- Fishing6/10
The regional area features local rivers and waterways typical of County Limerick, offering accessible fishing opportunities nearby.
- Horse Riding6/10
County Limerick features established equestrian traditions and rural backroads, though local livery facilities should be independently verified.
- Water Sports3/10
Being an inland location in Adare, water sports facilities are limited compared to coastal regions.
- Entertaining9/10
Featuring 291 m² of luxury living space, five bedrooms, four bathrooms, and south-facing gardens, the homes are exceptionally well-suited for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Situated in a cul-de-sac with open green space and an established peaceful village atmosphere, ensuring a quiet environment despite central proximity.
- Rural Living5/10
While located in scenic County Limerick with 0.25-acre sites, the setting is fundamentally a historic village development rather than an isolated rural retreat.
- Village Living10/10
Located within walking distance of Adare, one of Ireland's most idyllic historic villages, offering traditional village charm paired with modern luxury.
- Coastal Living1/10
County Limerick is an inland region with no immediate coastal proximity or marine lifestyle amenities.
- Urban Living5/10
Provides village convenience with local boutiques and restaurants, while being located 15km from Limerick City for broader urban access.
Social
6 areas- Community Involvement8/10
Positioned within a vibrant and historic village community close to local schools, playgrounds, and community developments like Manor Fields.
- Café Culture9/10
Walking distance to exclusive restaurants and premium boutiques within the heart of Adare.
- Nightlife6/10
Access to local hotel amenities and village pubs, though broader nightlife options require traveling 15km into Limerick City.
- Health/Wellness groups8/10
Proximity to luxury resort facilities, local parks, and active community groups supports health and wellness activities.
- Networking Opportunities6/10
Proximity to high-end hospitality at Adare Manor and regional links provides some networking potential, though primarily a residential village.
- Tech-Hub Connectivity5/10
Connectivity to tech hubs relies primarily on remote working infrastructure and transport links to Limerick City.
Listing information
- Agent
- O'Connor Murphy
- Phone
- 061 279 300
- Current status
- active
- Published on HouseDelve
- 4 September 2026
- Correction
- Report an issue
HD-09B4BCHouseDelve · Republic of IrelandReport checks
Sources used: Public marketplace, Property Price Register, and grounded web research where available.
Automated quality checks: Passed
* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.