11 and 12 Lenabeg, Ennis, Co. ClareV95N8P6
€160,000
BER C2
What you'll like:
- Attractive Gross Yield: The asking price of one hundred sixty thousand euros combined with a yearly rental income of nineteen thousand eight hundred twenty-four euros delivers an impressive gross yield of approximately twelve point thirty-nine percent, offering strong immediate cash flow for investors.
- Dual Property Portfolio: Acquiring two semi-detached three-bedroom houses simultaneously allows a buyer to scale their residential portfolio efficiently in a single transaction without searching for separate investments.
- Established Tenancies: Both homes are currently subject to existing tenancies, meaning the buyer will generate rental revenue from day one without incurring initial vacancy periods or marketing costs.
- Desirable Town Proximity: Situated close to all local amenities in Ennis town centre, the properties offer convenient access for tenants relying on shops, schools, and public transport links.
- Practical Accommodation Size: Each residence extends to approximately ninety-six square meters or one thousand forty-four square feet, providing spacious three-bedroom layouts that appeal strongly to family renters.
- Off-Street Parking: Both houses feature dedicated off-street parking facilities, addressing a major priority for modern tenants and enhancing the overall long-term rental appeal.
- Private Rear Gardens: Each property benefits from an enclosed garden to the rear, a highly sought-after feature for families and pet owners in suburban rental markets.
- Favorable Energy Rating: The recorded BER ratings sitting at C2 indicate that the houses possess decent thermal efficiency, potentially reducing heating costs and tenant turnover.
- Stable Asking Price: The recorded asking price has remained stable at one hundred sixty thousand euros with no upward adjustments, suggesting a transparent pricing strategy from the seller.
- Established Residential Setting: Located within an established residential enclave in Ennis, the neighborhood provides a familiar suburban environment that traditionally maintains steady tenant demand.
- Efficient Building Layout: The properties are arranged over a ground floor and one upper floor beneath a pitched roof, offering a standard and easily maintainable construction format.
- Clear Investment Scale: Purchasing two units under one lot minimizes administrative overhead compared to buying individual scattered properties across different locations.
- Rental Income Support: The combined annual rental income provides a robust buffer against local market fluctuations and helps offset financing costs for leveraged buyers.
- Strong Tenant Pool: Three-bedroom semi-detached houses typically attract reliable long-term family tenants, which can contribute to lower vacancy rates and reduced tenant churn.
- Straightforward Portfolio Addition: This offering provides an accessible entry or expansion point for private landlords seeking multi-unit residential assets outside major urban cores.
- Convenient Transport Links: Ennis town centre offers reliable rail and road connectivity, ensuring that future tenants can commute easily to larger employment hubs like Limerick or Galway.
- Manageable Capital Outlay: At an asking price of one hundred sixty thousand euros for two houses, the low absolute entry cost reduces systemic financial exposure for individual investors.
- Standard Residential Design: The conventional semi-detached configuration ensures that future maintenance and repair works can be handled by standard local contractors without specialist skills.
- Clear Asset Boundaries: The inclusion of gardens and parking spaces clearly delineates the demise of each property, minimizing potential boundary disputes with neighbors.
- Transparent Listing Details: The explicit disclosure of current rental income allows investors to run accurate financial models prior to submitting bids.
But keep in mind:
- Tenancy Verification Needed: Buyers must thoroughly inspect the legal documents to verify the exact terms, deposit protections, and current rent compliance of the two existing tenancies.
- Potential Rent Arrears: Investors should request historical rent payment records for both units to ensure the reported annual income of nineteen thousand eight hundred twenty-four euros has been consistently collected.
- Lease Agreement Security: The buyer needs to confirm whether the tenancies are fixed-term or periodic, as this affects immediate possession rights and rent review flexibility under local housing regulations.
- Interior Condition Unknown: The listing data provides no interior photographs or condition reports, meaning buyers must budget for potential hidden maintenance issues or wear and tear.
- Compliance with Rent Pressure Zones: The investor should investigate whether the properties are located within a designated Rent Pressure Zone, which would legally restrict future rent increase percentages.
- Outdated BER Verification: The C2 energy rating should be independently verified to ensure no structural or insulation changes have affected the rating since the assessment was conducted.
- Potential Deferred Maintenance: Given that both houses are sold with tenants in place, the buyer should commission a structural survey to identify any deferred landlord maintenance items.
- Unclear Fixtures and Fittings: Buyers must clarify which appliances and fittings belong to the landlord versus the current tenants to avoid post-closing disputes over inventory.
- Auction Purchase Risks: The property is listed for sale via an online auction platform, requiring binding commitments and non-refundable deposits upon the fall of the virtual hammer.
- Financing Contingency Absence: Auction purchases typically do not allow for mortgage contingencies, meaning buyers must have fully approved financing in place before bidding.
- Legal Title Due Diligence: A solicitor must meticulously review all conveyance documents regarding rights of way, shared boundaries, and planning permissions for both semi-detached dwellings.
- Local Market Liquidity: Relying on Ennis as a secondary rental market carries localized economic risks that could impact long-term capital appreciation compared to primary urban centers.
- Tenant Eviction Complexities: Should the buyer wish to vacant either property for personal use or renovation, local tenancy laws impose strict notice periods and legal procedures.
- Property Management Overhead: Managing two distinct tenancies simultaneously requires either personal oversight or professional agency fees, which will reduce the net operating yield.
- Lack of Floor Plan Details: The exact internal room dimensions and layouts are not fully detailed in the listing, necessitating careful review of the legal packet blueprints.
- Potential Tax Implications: Multi-unit acquisitions can attract specific stamp duty rates or commercial tax treatments depending on the corporate or personal structure of the purchasing entity.
- Insurance Cost Variations: Insuring a multi-unit residential portfolio held under a single transaction may involve specialized landlord policies and higher premiums.
- Utility Meter Separation: The buyer should verify that gas, electricity, and water utilities are independently metered for each house to prevent landlord liability for tenant usage.
- Waste Management Arrangements: Confirm how refuse collection and local council charges are handled for both properties under the current lease structures.
- Future Capital Expenditure: Investors must set aside adequate capital reserves for upcoming roof, window, or heating system replacements across the two aging structures.
Price positioning
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- The asking price of one hundred sixty thousand euros appears notably undervalued relative to regional benchmarks because it represents a remarkably low entry point for a multi-unit residential investment comprising two semi-detached three-bedroom houses in a sought-after location.
- Strong under-valuation signals are highlighted by an exceptionally high gross rental yield of over twelve percent generated from combined tenancies producing nineteen thousand eight hundred twenty-four euros annually, alongside an unchanging price history suggesting strategic low-reserve auction positioning to stimulate competitive bidding.
- Such a low guide price could be supported by underlying tenancy complications, lease restrictions, or substantial maintenance requirements for the structures, whereas it might be undermined by intense investor interest driving final auction bids significantly higher than the initial listing figure.
- Relevant considerations include the C2 energy rating which indicates acceptable structural efficiency, the inclusion of off-street parking and gardens enhancing long-term tenant appeal, and the broader regional market context reflecting considerably higher standalone residential values across comparable suburban housing developments.
Build Analysis
What we know from similar construction types
- The property comprises two semi-detached three-bedroom houses, each extending to approximately 96 sq. m (1,044 sq. ft) arranged over ground and one upper floor beneath a pitched roof.
- Both properties feature off-street parking and rear gardens.
- As the properties are sold subject to existing tenancies, a buyer should investigate the terms of the current leases, tenant compliance, and any potential maintenance liabilities.
- A structural survey is recommended to assess the overall condition of the pitched roof, walls, and internal finishes across both units.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1,200 to 1,800 euro per unit.
- Explanation: Based on a C2 BER rating and an approximate floor area of 96 square meters per house, energy consumption will be moderate, though actual costs will vary depending on occupancy patterns and fuel type used.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
7/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estateExtra effort was used to find nearby sales here
24 LENABEAG, CLAUREEN, ENNIS
- Sale date
- Declared sale price
- €292,000.00
25 LENABEG, CLAUREEN, ENNIS
- Sale date
- Declared sale price
- €237,000.00
46 LENABEG, CLAUREEN, LAHINCH RD
- Sale date
- Declared sale price
- €277,500.00
43 LENABEAG, CLAUREEN, ENNIS
- Sale date
- Declared sale price
- €285,000.00
29 LENABEG, ENNIS, CO CLARE
- Sale date
- Declared sale price
- €196,286.00
Recent sales in the wider Ennis area
21 AISLING PARK, SHANAWAY ROAD, ENNIS
- Sale date
- Declared sale price
- €229,000.00
30 BISHOP'S COURT, ENNIS, CO CLARE
- Sale date
- Declared sale price
- €285,000.00
19 AISLING, ENNIS, CO CLARE
- Sale date
- Declared sale price
- €173,000.00
22 THE MAPLES, TULLA RD, ENNIS
- Sale date
- Declared sale price
- €415,000.00
12 IVY HILL, GORT RD, ENNIS
- Sale date
- Declared sale price
- €375,000.00
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: €1,600 — 1% of €160,000.
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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 1,500 to 3,000 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 for a standard mortgage or independent valuation.
- Surveyor fees: approximately 500 to 1,200 euro depending on the depth of the structural survey required.
- Annual home insurance: approximately 350 to 700 euro depending on the level of coverage and property specifics.
Forum Talk
What people are saying about this area
- Locals in Ennis frequently discuss the convenience and strong rental demand in residential areas close to the town centre.
- Community forums often highlight traffic flow and parking considerations around established housing developments.
- Residents value proximity to local amenities, schools, and transport links connecting Ennis to larger urban hubs.
- Discussions among landlords and investors in Clare regularly focus on rental yields and the steady demand for multi-unit properties.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
Each of the two semi-detached houses comprises three bedrooms and rear gardens, offering functional space for young families, though the current multi-unit tenancy means vacant possession for owner-occupation should be verified.
- Teenagers6/10
Three bedrooms per unit provide adequate room for growing teenagers, and the proximity to Ennis town centre amenities ensures convenient access to local schooling and transport links.
- Multi-generational Living5/10
Comprising two separate semi-detached houses sold as a single portfolio, this layout offers potential for multi-generational living across distinct dwellings, subject to tenancy arrangements.
- Single Buyers3/10
As the asset is offered as a multi-unit residential investment comprising two properties subject to tenancies, it is less suited for an individual first-time homebuyer seeking immediate occupation.
- Couples4/10
The offering is primarily structured as an investment portfolio of two rented three-bedroom homes, making it more aligned with residential landlords than couples seeking a direct home purchase.
- Empty Nesters4/10
While three-bedroom layouts provide manageable spaces, the investment nature of the two-unit portfolio means it is tailored toward yield-focused buyers rather than downsizers.
- Retirees4/10
Proximity to Ennis town centre amenities is advantageous for retirees, but the dual-tenancy investment structure requires consideration regarding long-term management.
Work
3 areas- Remote Working6/10
Three-bedroom layouts provide dedicated space that can easily function as a home office for remote professionals.
- Hybrid Commuting6/10
Ennis offers transport links for hybrid workers needing occasional access to regional employment hubs.
- Retired5/10
While the location offers good access to local town amenities, the property package is currently structured as a tenanted investment.
Practical
8 areas- Ageing in Place5/10
Standard semi-detached two-storey layouts may require adaptation for long-term accessibility, though town-centre proximity is beneficial.
- Low Maintenance5/10
Standard pitched-roof semi-detached houses with gardens require typical ongoing residential maintenance.
- Secure Gated Entry2/10
The listing data indicates standard off-street parking rather than a secure gated community setup.
- Minimalist Design4/10
Traditional three-bedroom semi-detached layouts offer conventional family accommodation rather than minimalist architecture.
- Flexible Floor Plans5/10
Standard three-bedroom, one-upper-floor configurations offer conventional room divisions with moderate flexibility.
- Heritage Home3/10
The properties are standard semi-detached houses rather than period or designated heritage structures.
- Ecological Setup5/10
The properties hold a C2 BER rating, indicating standard energy efficiency performance for the building type.
- Outdoor areas6/10
Each property benefits from off-street parking and gardens to the rear, providing practical private outdoor space.
Interests
9 areas- Gardening6/10
Both properties benefit from gardens to the rear, offering outdoor green space for recreational gardening.
- Walking7/10
The location within close proximity to Ennis town centre facilitates convenient walking access to local shops, services, and community pathways.
- Gym6/10
Proximity to Ennis town centre provides reasonable access to local fitness facilities and commercial amenities.
- Cycling6/10
Town-adjacent positioning makes cycling a viable option for local commutes and errands within Ennis.
- Golf5/10
Ennis and the surrounding County Clare region offer access to regional golf courses, reachable with a short drive from the town centre.
- Fishing5/10
County Clare features inland waterways and angling opportunities accessible from the broader Ennis area.
- Horse Riding4/10
Equestrian facilities are typically found in the wider rural surrounds of County Clare rather than directly within the town centre.
- Water Sports3/10
Inland Ennis offers limited direct access to water sports compared to coastal locations in the county.
- Entertaining6/10
Each property features three bedrooms and rear gardens, providing functional indoor and outdoor spaces for hosting guests.
Lifestyle
5 areas- Quiet Living6/10
Located in Ennis, Co. Clare, the properties benefit from gardens to the rear and off-street parking, though being in a sought-after location near the town centre brings standard urban activity.
- Rural Living3/10
Situated within close proximity to all amenities in Ennis town centre, this is an urban residential setting rather than a rural environment.
- Village Living5/10
The location combines residential neighborhood characteristics with close proximity to town-level conveniences.
- Coastal Living2/10
Ennis is an inland town in Co. Clare, offering limited direct proximity to coastal amenities.
- Urban Living7/10
Positioned within close proximity to all amenities in Ennis town centre, residents enjoy strong access to local urban conveniences, retail, and services.
Social
6 areas- Community Involvement6/10
Proximity to Ennis town centre places residents within reach of local community groups, clubs, and civic activities.
- Café Culture7/10
Being close to Ennis town centre provides ready access to local cafés, restaurants, and social spots.
- Nightlife6/10
Town centre proximity ensures convenient access to local pubs, entertainment venues, and evening social options.
- Health/Wellness groups6/10
Access to local healthcare providers, wellness classes, and community health groups is supported by the Ennis location.
- Networking Opportunities5/10
Regional networking and business associations are accessible within Ennis and nearby commercial centers.
- Tech-Hub Connectivity5/10
While suitable for general remote work, dedicated high-tech business hubs are primarily concentrated in larger regional cities.
Listing information
- Agent
- BidX1 Ireland Ltd
- Phone
- 01 6673388
- Current status
- active
- Published on HouseDelve
- 11 October 2026
- Correction
- Report an issue
HD-58C341HouseDelve · 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.