11 Sunnyside Heights, Miltown Road, Kilkee, Co. ClareV15RY91
€420,000
3 Bed~1 Bath~125 m²~BER C
What you'll like:
- Prime coastal location: Situated within walking distance of the beach and local amenities, making it exceptionally appealing for holidaymakers or retirees.
- Exclusive private enclave: Set within a small development of just only twelve homes, offering privacy and a strong sense of community that rarely trades.
- Deceptively spacious interior: Spanning approximately 125 square meters, the property offers surprisingly generous living proportions well suited to modern comfort.
- Distant water views: Multiple rooms, including bedrooms and the living areas, benefit from pleasant distant sea views that enhance the coastal atmosphere.
- Extended open-plan living: The later addition of a vaulted-ceiling living and dining room creates a wonderful contemporary social space overlooking the garden.
- Cosy front sitting room: Features a large bay window and a feature stone fireplace with a solid fuel stove for comfortable winter evenings.
- Generous rear garden: Complete with a dedicated patio, seating area, and cobble-lock paving, providing a fantastic low-maintenance outdoor entertainment zone.
- Built-in storage provisions: All three bedrooms feature integrated wardrobes, maximizing floor space and providing immediate convenience for new occupants.
- Zero management fees: The absence of annual management charges keeps ongoing ownership costs refreshingly low for the residents of this enclave.
- All mains services connected: The property benefits from standard municipal utility connections, ensuring straightforward everyday living without septic tank concerns.
- Solid energy rating: The C energy rating indicates a reasonable baseline of thermal efficiency while still leaving room for future green upgrades.
- Ground-floor accessibility: As a semi-detached bungalow, it lacks internal stairs, making it an ideal long-term retirement property for accessibility.
- Established residential appeal: Located on the Miltown Road, the property sits in a highly sought-after neighbourhood known for strong desirability.
- Bright entrance hallway: Complete with carpet flooring and a recessed storage closet, welcoming guests into a tidy and functional entryway.
- Dual heating options: Equipped with both oil-fired central heating and a solid fuel stove, offering flexible climate control during colder months.
- Functional kitchen layout: Fully fitted with wall and base storage units, tiled splashbacks, and direct visual connection to the rear garden views.
- Convenient guest WC: The inclusion of a separate fully tiled toilet alongside the main bathroom adds practical convenience for visiting guests.
- Sturdy construction type: Built as a single-level semi-detached home, ensuring robust structural separation and shared-wall management typical of bungalows.
- Stable asking price: The recorded asking price has remained stable at 420000 euros without erratic fluctuations, suggesting a confident seller strategy.
- Attic access included: The entrance hallway provides direct access to the attic space, offering valuable additional storage potential for belongings.
But keep in mind:
- Moderate energy rating: A C rating may result in higher heating bills during winter, requiring potential investments in insulation upgrades.
- Single bathroom constraint: Having only one main bathroom plus a guest WC might create morning congestion for families or visiting guests.
- Lino kitchen flooring: The kitchen is fitted with lino flooring rather than modern tile or timber, which some buyers may wish to replace.
- Undated extension work: The extension date is unrecorded in the listing details, meaning buyers should professionally inspect its structural integrity.
- Oil heating dependency: Relying on oil-fired central heating exposes the homeowner to volatile fossil fuel pricing and ongoing tank maintenance.
- Limited resident parking: Small enclaves of just twelve homes often feature constrained communal or driveway parking for multiple vehicles.
- Holiday home concentration: Areas heavily geared toward holiday homes can experience seasonal quietness and fluctuating neighborhood occupancy levels.
- Carpet flooring wear: Extensive carpet flooring in the bedrooms and sitting room may require deep cleaning or replacement by new owners.
- Proximity to coastal winds: Being close to the coast means exterior finishes and windows may face accelerated weathering from salt air.
- Potential drainage inspection: Buyers should verify the condition of surface water drainage around the cobble-lock patio and garden areas.
- Attic insulation verification: The energy performance indicator of 153 kilowatt-hours per square meter suggests verifying current attic insulation depths.
- Shared boundary upkeep: Semi-detached living requires ongoing coordination with neighbors regarding the maintenance of shared party walls and fences.
- Window glazing age: Buyers should check the age and thermal performance of the windows, particularly the large bay and full-length glass.
- Stove clearance checks: The solid fuel stove in the sitting room should be professionally inspected to ensure compliance with current safety regulations.
- Limited expansion potential: The generous extension leaves a relatively small remaining rear garden space for any future structural additions.
- Surface water management: The extensive paving in the rear garden should be checked to ensure proper runoff away from the property's foundations.
- Appliance condition unknown: The operational status of integrated kitchen and heating appliances is unverified and should be tested prior to closing.
- Exterior paint maintenance: Painted render finishes exposed to coastal elements will require periodic repainting to prevent dampness ingress.
- Title boundary checks: Buyers must instruct their legal representative to confirm exact garden and driveway boundaries within the twelve-home enclave.
- Local market liquidity: Exclusive enclaves in coastal towns can sometimes experience longer selling timelines due to niche buyer demographics.
Price positioning
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- The asking price of €420,000 appears notably above the typical transactional evidence for the immediate estate, where a comparable property at number 4 changed hands for €355,000 in mid-2024, signaling an aggressive initial valuation strategy by the vendor.
- Under-valuation signals are entirely absent from the listing metrics, whereas strong over-valuation signals emerge when contrasting the asking figure against historical estate sales such as number 5 achieving €305,000 in late 2022.
- Support for this elevated price tag could stem from the property having been extended to 125 square metres and featuring a C energy rating alongside distant sea views, though these attributes may struggle to fully bridge the substantial gap to recent estate benchmarks.
- Relevant contextual factors include the small, exclusive nature of the twelve-unit development and its proximity to the beach, which naturally attracts holiday home demand, yet prospective buyers might still negotiate downward given the lack of recent local sales justifying such a high threshold.
Build Analysis
What we know from similar construction types
- The property is a semi-detached bungalow extending to approximately 125 sq. m. within an established and small development of just 12 homes.
- The listing indicates that the property was extended in an unspecified year (noted as year 0000), meaning a buyer should verify planning compliance, building regulations, and structural integrity of the extension.
- Heating is provided by oil-fired central heating (OFCH) alongside a solid fuel stove in the sitting room, which should be inspected for proper certification and ventilation.
- Access to the attic area is available via the entrance hall, and a buyer should check the level of attic insulation and overall roof space condition.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1,400 to 1,800 euro.
- Explanation: Given the C energy rating and a floor area of 125 square metres utilizing oil-fired central heating supplemented by a solid fuel stove, energy consumption will vary depending on usage patterns and local weather conditions.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in an established residential coastal town area with no apparent heavy industrial pollution concerns in the immediate vicinity.
- Buyers should verify local environmental records regarding any historical waste sites, though no major legacy contamination issues are locally prominent.
Flood Safe
8/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
4 SUNNYSIDE HEIGHTS, KILKEE, CLARE
- Sale date
- Declared sale price
- €355,000.00
5 SUNNYSIDE HEIGHTS, KILKEE, CLARE
- Sale date
- Declared sale price
- €305,000.00
MILTOWN RD, KILKEE, CLARE
- Sale date
- Declared sale price
- €240,000.00
MILTOWN RD, KILKEE, CLARE
- Sale date
- Declared sale price
- €95,000.00
ROSE LODGE, MILTOWN ROAD, KILKEE
- Sale date
- Declared sale price
- €315,000.00
Recent sales in the wider Kilkee area
19A MOORE BAY, KILKEE, CLARE
- Sale date
- Declared sale price
- €190,000.00
2 WELLFIELD, WEST END, KILKEE
- Sale date
- Declared sale price
- €310,000.00
7A MOOREBAY HOLIDAY HOMES, KILKEE, CO. CLARE
- Sale date
- Declared sale price
- €215,000.00
3 ATLANTIC VIEW, KILKEE, CLARE
- Sale date
- Declared sale price
- €550,000.00
ROSE COTTAGE, CIRCULAR ROAD, KILKEE
- Sale date
- Declared sale price
- €235,000.00
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: €4,200 — 1% of €420,000.
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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 outlay and VAT.
- Land registration fees: approximately 400 to 800 euro depending on property value and registration type.
- Property valuation fees: approximately 150 to 300 euro.
- Surveyor fees: approximately 500 to 1,200 euro depending on the level of detail required for the 125 square metre bungalow.
- Annual home insurance: approximately 400 to 700 euro for a property of this size and location.
Forum Talk
What people are saying about this area
- Local discussions highlight Kilkee as a highly sought-after coastal destination in County Clare, particularly popular for holiday homes and retirement properties.
- Residents frequently note the strong community feel and the advantage of being within easy walking distance of the beach and local town amenities.
- Property availability in small, established developments like Sunnyside Heights is described as rare, drawing consistent interest when homes come to market.
- Community forums often mention the scenic coastal walks, water views, and the general appeal of the West Clare coastline for buyers seeking a quieter pace of life.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property features three bedrooms and a generous rear garden with a patio and seating area, which is suitable for young families, though buyers should verify the safety of any layout features given the bungalow style.
- Teenagers6/10
With three bedrooms and an open-plan living and dining extension, there is reasonable communal space, but a single bathroom may create bottlenecks for teenagers.
- Multi-generational Living5/10
Being a 3-bedroom bungalow with a single bathroom and one main living area, multi-generational living might feel somewhat confined, though single-level living offers accessibility benefits.
- Single Buyers7/10
A manageable 125 sq. m. bungalow with a private enclave of just 12 homes offers security and manageable upkeep, though the asking price of €420,000 should be weighed against individual financial capacity.
- Couples8/10
An ideal setup for couples looking for extra space, a home office setup, or a coastal retreat within walking distance of the beach and local amenities.
- Empty Nesters9/10
Single-level bungalow accommodation paired with a manageable garden makes this an excellent option for empty nesters seeking to downsize without sacrificing space or location.
- Retirees9/10
The listing explicitly highlights the property as an ideal retirement residence due to its single-level bungalow layout, proximity to amenities, and peaceful setting within a small development of 12 homes.
Work
3 areas- Remote Working7/10
The 125 sq. m. layout with multiple rooms provides flexibility for a home office, though buyers should verify broadband connectivity speeds in the area.
- Hybrid Commuting3/10
Located in Kilkee, Co. Clare, long-distance commutes to major employment hubs like Limerick or Galway would make regular hybrid working challenging.
- Retired9/10
Single-level bungalow living, a quiet enclave of 12 homes, and proximity to the beach and town amenities make this exceptionally well-suited for retirees.
Practical
8 areas- Ageing in Place9/10
As a single-level bungalow within walking distance of amenities, the property is highly practical for ageing in place, though buyers should verify internal accessibility features.
- Low Maintenance8/10
With only 12 units in the development, no annual management fees mentioned, and a manageable garden with patio and cobble-lock paving, upkeep is relatively straightforward.
- Secure Gated Entry3/10
The description highlights an established and private enclave of just 12 homes, but does not explicitly mention a secure gated entry.
- Minimalist Design4/10
The property features traditional elements such as a feature stone fireplace, wood panel details, and standard room configurations rather than stark minimalism.
- Flexible Floor Plans7/10
Extended to 125 sq. m. with a later open-plan living and dining area, the layout offers good flexibility for modern living.
- Heritage Home3/10
While part of an established development, the property is a semi-detached bungalow rather than a protected historic heritage home.
- Ecological Setup5/10
The property has a C BER rating and features an oil-fired central heating system alongside a solid fuel stove; buyers looking for high energy efficiency might consider upgrades.
- Outdoor areas8/10
Includes a generous rear garden complete with a patio, seating area, cobble-lock paving, and lovely distant sea views.
Interests
9 areas- Gardening7/10
The property benefits from a generous rear garden complete with a patio and seating area, offering a solid canvas for gardening enthusiasts.
- Walking9/10
The location offers easy walking distance to the beach and local amenities in Kilkee, making it fantastic for daily walks.
- Gym3/10
Dedicated fitness facilities are likely limited in this small coastal location, requiring buyers to verify local gym access.
- Cycling7/10
The coastal surroundings and local roads around Kilkee offer pleasant cycling routes for enthusiasts.
- Golf6/10
Buyers should investigate nearby golf course availability in Co. Clare, though the broader region is well-known for golf.
- Fishing8/10
Given the coastal location in Kilkee, fishing opportunities nearby are strong and accessible.
- Horse Riding5/10
Equestrian facilities would need to be verified in the surrounding rural Co. Clare area.
- Water Sports8/10
Proximity to the beach in Kilkee makes this a great spot for various coastal water sports.
- Entertaining8/10
The open-plan living and dining extension, combined with a rear garden featuring a patio, cobble-lock paving, and distant sea views, provides a great space for hosting.
Lifestyle
5 areas- Quiet Living8/10
Located in an established and private enclave of just 12 homes in Kilkee, providing a quiet residential atmosphere.
- Rural Living5/10
While situated in Co. Clare near the coast, the property is within a residential development and walking distance to town amenities, offering a suburban-to-village feel rather than isolated rural living.
- Village Living9/10
Positioned in Kilkee with easy walking distance to the beach and local amenities, perfectly suited for village or small-town coastal living.
- Coastal Living9/10
Features distant water views from several rooms and the rear garden, and is located within easy walking distance of the beach in Kilkee.
- Urban Living2/10
Kilkee is a small coastal town rather than an urban center, offering very limited urban amenities or high-density city convenience.
Social
6 areas- Community Involvement8/10
Being part of a tight-knit enclave of only 12 homes and within the Kilkee community fosters strong local engagement opportunities.
- Café Culture7/10
Kilkee offers local seasonal and year-round amenities, supporting a pleasant local café culture during peak and shoulder seasons.
- Nightlife4/10
Nightlife options are generally seasonal and limited in a small coastal town like Kilkee compared to larger urban centers.
- Health/Wellness groups6/10
Local wellness activities may be available through community groups or seasonal events, which buyers should verify.
- Networking Opportunities2/10
Professional networking opportunities are minimal in this remote coastal setting.
- Tech-Hub Connectivity2/10
Kilkee is not a tech hub, meaning buyers reliant on local tech ecosystems will need to depend entirely on remote arrangements and reliable internet.
Listing information
- Agent
- Sherry FitzGerald McMahon
- Phone
- 065 686 7866
- Current status
- active
- Published on HouseDelve
- 14 October 2026
- Correction
- Report an issue
HD-600BE1HouseDelve · 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.