11 Powerscourt, Tulla, Co. ClareV95DK60
€320,000
3 Bed~3 Bath~116 m²~BER C
What you'll like:
- Detached family home: The property is a detached three-bedroom house providing extra privacy and independence compared to semi-detached or terraced alternatives in the same development.
- Excellent decorative condition: The residence is presented in turnkey condition throughout, allowing new occupants to move in without requiring immediate costly interior refurbishment.
- Spacious floor area: Offering approximately 116 square meters of living space, the layout provides comfortable accommodation suitable for growing families.
- Walk-in main wardrobe: The primary bedroom features a dedicated walk-in wardrobe, offering ample storage space and helping to keep the bedroom clutter-free.
- En-suite primary bathroom: The main bedroom includes a private en-suite bathroom, adding convenience and privacy for the homeowners.
- Three double bedrooms: All three bedrooms are sized as doubles, ensuring there are no cramped single rooms and accommodating various living arrangements.
- Generous living room: The large front-aspect reception room features a bay window and an open fireplace, creating a bright and cozy gathering space.
- Open-plan kitchen: The kitchen, living, and dining area flows openly and connects directly to the rear garden via sliding patio doors for easy entertaining.
- Dedicated utility room: A separate utility room provides practical space for laundry appliances and helps keep household chores out of the main kitchen.
- Ground floor guest WC: The downstairs guest bathroom offers added convenience for visitors and reduces traffic on the first-floor facilities.
- Private rear garden: The fully enclosed rear garden features mature trees and planting, creating a private outdoor retreat that is not overlooked from behind.
- Off-street parking: The tarmacadam driveway at the front offers convenient private parking spaces directly outside the main entrance.
- Walking distance to village: Situated within walking distance of Tulla village, residents have easy access to local primary schools, secondary schools, and shops.
- Commuter accessibility: Ennis Town Centre and the M18 motorway can be reached within a twelve-minute drive, facilitating smooth travel to Limerick and Galway.
- Fibre broadband availability: The area benefits from high-speed fibre broadband access, which is essential for remote workers and modern digital households.
- Standard utility connections: The home is connected to mains water and mains sewage networks, minimizing ongoing private wastewater maintenance concerns.
- Built-in wardrobe storage: Bedrooms two and three come equipped with built-in four-door wardrobes, maximizing floor space and providing immediate storage options.
- Jacuzzi family bathroom: The main upstairs bathroom includes a Jacuzzi bath with an overhead shower attachment, providing a luxurious touch for family use.
- Stable asking price: The asking price has remained stable at 320,000 euros since tracking began, suggesting the vendor has a clear pricing expectation.
- Family-friendly development: The property is located in the established Powerscourt development, known for its pleasant residential atmosphere and community feel.
But keep in mind:
- C energy rating: The property holds a C energy rating, which means a buyer should investigate potential insulation upgrades to improve future heating efficiency.
- Oil central heating system: The home relies on an oil-fired central heating system, requiring regular fuel deliveries and maintenance compared to natural gas alternatives.
- Solid timber bathroom flooring: The bathrooms feature solid timber flooring, which requires careful monitoring and maintenance to prevent water damage from splashes.
- Attic insulation verification: A buyer should verify the depth and quality of attic insulation to ensure it meets modern standards and minimizes heat loss.
- Window glazing inspection: Double-glazed windows and doors are installed, but a pre-purchase survey should check their seals and overall operational longevity.
- Fireplace safety check: The open fireplace in the living room should be inspected by a certified chimney sweep to ensure safe usage and proper flue operation.
- Electrical system check: Buyers should arrange for an electrician to inspect the consumer unit and wiring to ensure compliance with current electrical safety standards.
- Plumbing system review: The oil boiler and internal plumbing should be professionally checked to assess their working condition and remaining lifespan.
- Shed condition check: The timber storage shed in the rear garden should be inspected for rot and structural integrity during the buyer pre-purchase survey.
- Boundary fence verification: A solicitor should review the legal title maps to confirm that all garden boundaries and fencing align accurately with official folios.
- Development management fees: Buyers should verify whether there are any active residents associations or annual management fees applicable to the estate common areas.
- Local traffic patterns: A prospective buyer should visit the location during peak commuting times to assess local traffic flow towards the nearby motorway access.
- Surface water drainage: The exterior paved areas and garden drainage should be reviewed to ensure adequate runoff during heavy winter rainfall events.
- Appliance working order: Integrated kitchen appliances included in the sale should be tested to confirm whether repairs or replacements will be needed shortly.
- Television and phone connectivity: Buyers should confirm the physical routing and provider options for television and phone signals within the specific rooms.
- Ventilation and airflow: The property should be checked for adequate background ventilation in wet areas like the bathrooms and utility room to prevent condensation.
- Roof tile inspection: A surveyor should check the roof tiles and flashing for any signs of storm damage, wear, or slipped tiles given the age of the structure.
- External paint maintenance: The exterior render and woodwork should be inspected to determine if repainting or weatherproofing maintenance is required in the near future.
- Attic storage suitability: While there is attic access, buyers should verify if the space is floored or suitable for safe storage without compromising roof insulation.
- Future expansion potential: The enclosed rear garden and detached layout offer space, but buyers should consult local planners regarding the feasibility of any future extensions.
Price positioning
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- The asking price appears somewhat undervalued relative to recent comparable transactions on the same estate, which have achieved higher figures recently, suggesting a competitive entry point designed to generate immediate buyer interest and multiple offers.
- Signals pointing towards undervaluation include neighboring recent sales reaching significantly higher price levels for similar properties, indicating that the current listing figure may be conservatively set to stimulate strong market engagement.
- Factors that could support such an asking price include strong localized buyer demand and speedy sales momentum, whereas factors that might undermine it include potential competitive bidding driving the final transaction price well above the initial guide figure.
- Additional relevant observations indicate that stable pricing history combined with active suburban commuter appeal creates a favorable environment for prospective purchasers seeking well-connected family homes within County Clare.
Build Analysis
What we know from similar construction types
- The property was built in 2002 and is a detached three-bedroom home extending to approximately 116 square metres.
- Heating is provided by an oil central heating system alongside a solid fuel open fireplace in the living room; a buyer should verify the efficiency and service history of the boiler.
- The house features double-glazed windows and doors, and a buyer's surveyor should inspect window seals and overall thermal performance.
- Mains water and mains sewage connections are in place, which should be checked for proper flow and compliance during structural surveys.
- Attic access is available from the landing, and insulation levels in the attic should be verified to ensure they meet current standards.
Heating cost*
Estimated expense to heat this property every year
- 1,400 euro to 1,800 euro per year.
- Given the 116 square metre floor area and a C BER rating, the property utilizes an oil central heating system which typically incurs moderate to high annual energy consumption compared to higher-rated modern homes.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a predominantly rural and residential suburban area of County Clare, well removed from major heavy industrial zones.
- There are no apparent nearby legacy landfills or major industrial pollution concerns documented, though standard local environmental checks are always recommended.
Flood Safe
9/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
1 POWERSCOURT, TULLA, CLARE
- Sale date
- Declared sale price
- €404,000.00
15 POWERSCOURT, TULLA, CLARE
- Sale date
- Declared sale price
- €370,000.00
22 POWERSCOURT, TULLA, CLARE
- Sale date
- Declared sale price
- €299,500.00
19 POWERSCOURT, TULLA, CO CLARE
- Sale date
- Declared sale price
- €295,000.00
13 POWERSCOURT, TULLA, CLARE
- Sale date
- Declared sale price
- €212,500.00
Recent sales in the wider Tulla area
MAIN ST, TULLA, CLARE
- Sale date
- Declared sale price
- €300,000.00
CRAGROE, TULLA, CLARE
- Sale date
- Declared sale price
- €180,000.00
MILTOWN, TULLA, CO. CLARE
- Sale date
- Declared sale price
- €360,000.00
14 LOWER MAIN STREET, TULLA, CO CLARE
- Sale date
- Declared sale price
- €240,000.00
8 POWERSCOURT NEWLINE, TULLA, CLARE
- Sale date
- Declared sale price
- €295,000.00
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: €3,200 — 1% of €320,000.
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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: 1,500 euro to 2,500 euro plus VAT and outlays.
- Land registration fees: 600 euro to 800 euro depending on the property value and registration type.
- Property valuation fees: 150 euro to 250 euro for a standard mortgage valuation.
- Surveyor fees: 400 euro to 800 euro depending on the depth of the structural survey.
- Annual home insurance: 350 euro to 600 euro depending on the level of buildings and contents coverage.
Forum Talk
What people are saying about this area
- Locals in Tulla frequently highlight the village's strong sense of community and family-friendly atmosphere.
- Residents often discuss the convenience of being within walking distance of local primary and secondary schools as a major plus for families.
- Commuters in community forums frequently mention the ease of access to the M18 motorway, connecting them efficiently to Ennis, Limerick, and Galway.
- Discussion around housing developments like Powerscourt generally focuses on their quiet, settled nature and proximity to village amenities.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
The property features three bedrooms, enclosed lawned gardens, and is located within walking distance of local primary and secondary schools in Tulla Village, making it highly suitable for young families.
- Teenagers8/10
With three double bedrooms, good square footage of 116 m², and close proximity to secondary education and sports facilities, the home offers adequate space for growing teenagers.
- Multi-generational Living5/10
A standard three-bedroom detached layout lacks independent annexe spaces, which could limit comfort for multi-generational living arrangements.
- Single Buyers6/10
Priced at €320,000, this detached home offers plenty of space, though it may exceed the space and budget requirements of a typical single first-time buyer.
- Couples8/10
Offers generous space for couples planning for the future or needing dedicated home-working areas, complemented by a private garden and open-plan living.
- Empty Nesters7/10
Provides single-level ground floor amenities like a guest WC and manageable garden space, though stairs to all three bedrooms should be considered for long-term ease.
- Retirees6/10
While located in a manageable village setting close to amenities, the two-story layout with all bedrooms upstairs may require future adaptation for retiring occupants.
Work
3 areas- Remote Working9/10
Equipped with fibre broadband availability and multiple double bedrooms that can easily serve as home offices.
- Hybrid Commuting8/10
Seamless access to the M18 motorway connects Limerick, Galway, and Shannon, with Ennis just a 12-minute drive away, suiting hybrid commuters well.
- Retired6/10
Village location and proximity to essential services suit retirement, though property maintenance and stairs are factors to consider.
Practical
8 areas- Flexible Floor Plans7/10
Open-plan kitchen/living/dining space combined with a separate large reception room provides good layout flexibility.
- Ageing in Place5/10
Features a ground floor guest WC and utility space, but all bedrooms and the main bathroom are located on the first floor, posing accessibility challenges later in life.
- Low Maintenance7/10
Built in 2002 with double glazed windows, mains water, and mains sewage, presenting a relatively modern and straightforward maintenance profile.
- Secure Gated Entry3/10
The property has an open tarmacadam driveway and front lawn without a secure gated entryway.
- Minimalist Design5/10
Traditional layout featuring distinct rooms, an open fireplace, and pitched roof structure rather than sharp minimalist architecture.
- Heritage Home2/10
Built in 2002, this is a modern development home rather than a period or heritage property.
- Ecological Setup4/10
Features a C BER energy rating and relies on an oil central heating system rather than modern eco-friendly heat pumps or solar arrays.
- Outdoor areas8/10
Includes a front tarmacadam driveway with off-street parking and a fully enclosed private rear garden with a mature tree backdrop.
Interests
9 areas- Gardening7/10
Features front lawned gardens and a fully enclosed private rear garden with a mature tree backdrop and timber storage shed, ideal for keen gardeners.
- Walking8/10
The village location allows for convenient walking access to local amenities, schools, and sports facilities.
- Gym5/10
Local sports facilities are nearby in the village, though dedicated commercial gym facilities would likely require a drive toward Ennis.
- Cycling6/10
The village setting offers manageable local roads for cycling, though connectivity to major dedicated cycle tracks is limited.
- Golf5/10
General regional access is decent, but golfers would need to travel to nearby towns for course access.
- Fishing6/10
County Clare offers various inland angling opportunities nearby, though not directly on the doorstep.
- Horse Riding5/10
Rural County Clare has equestrian options available regionally, though buyers should verify local stables.
- Water Sports2/10
Inland location lacks immediate access to lakes suitable for major water sports or coastal activities.
- Entertaining8/10
The open-plan kitchen/living/dining area, separate large living room with open fireplace, and enclosed private rear garden provide great spaces for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Situated in a popular residential development with a private rear garden and a mature tree backdrop ensuring it is not overlooked, offering a peaceful environment.
- Rural Living6/10
Located in County Clare close to countryside surroundings, yet directly positioned within a residential development close to village amenities.
- Village Living10/10
Positioned within walking distance of Tulla Village shops, schools, and essential services, offering quintessential village convenience.
- Coastal Living2/10
The inland location in Co. Clare offers no proximity to coastal amenities or beaches.
- Urban Living4/10
Tulla is a small village rather than an urban center, though Ennis Town Centre is reachable in just over a 10-minute drive.
Social
6 areas- Community Involvement8/10
Living within a known residential development in a tight-knit village naturally encourages strong community engagement.
- Café Culture5/10
Basic local amenities are present in Tulla, but a richer café culture requires a short trip into Ennis.
- Nightlife4/10
Village pubs are available locally, but extensive nightlife and entertainment options are minimal outside of nearby Ennis.
- Health/Wellness groups6/10
Local sports and community facilities support wellness activities within the village ecosystem.
- Networking Opportunities4/10
Rural and village settings offer limited professional networking opportunities compared to major urban hubs.
- Tech-Hub Connectivity7/10
Fibre broadband availability supports tech-based remote roles, despite the rural-adjacent location.
Listing information
- Agent
- DNG O'Sullivan Hurley
- Phone
- 065 684 0200
- Current status
- active
- Published on HouseDelve
- 14 October 2026
- Correction
- Report an issue
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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.