12 Ballard Road, Miltown Malbay, Co. Clare, Miltown Malbay, ClareV95W7P4
€220,000
3 Bed~2 Bath~87 m²~BER F
What you'll like:
- Independent rear maisonette: The property includes a detached self-contained one-bedroom maisonette at the rear with independent access, which offers exceptional versatility for extended family use or as a private home office.
- Proximity to town centre: Situated just a short distance from Miltown Malbay town centre, the location ensures convenient daily access to a wide range of local amenities, shops, and services.
- Cultural heritage location: The property is positioned in a vibrant market town famous for its traditional music and the annual Willie Clancy Summer School, providing a lively cultural atmosphere for residents.
- Access to coastal amenities: Several popular beaches including Spanish Point, Dough More, and Lahinch are within a short drive, offering fantastic recreational options for coastal walks and surfing enthusiasts.
- Established residential setting: Located within a friendly, mature, and peaceful development, buyers can benefit from a settled community vibe that is well-suited for both families and retirees.
- Spacious main accommodation: The main dwelling features bright and versatile living accommodation spread across two levels, providing comfortable proportions for everyday family life and formal dining arrangements.
- Dual heating options: The home is equipped with oil-fired central heating alongside an open fireplace with a marble surround, ensuring flexible and cozy heating choices during cooler winter months.
- Meticulous interior presentation: The listing notes that the property is presented in meticulous order, which could potentially reduce immediate move-in preparation costs and renovation stress for the successful purchaser.
- Convenient ground floor bathroom: Having a very spacious fully tiled main bathroom on the ground floor enhances accessibility and convenience for residents and guests utilizing the primary living spaces.
- Ample under-stair storage: The hallway incorporates practical under-stair storage space, helping to keep household items organized and maintaining a clutter-free environment in the main living corridors.
- Open plan kitchen area: The open-plan kitchen and dining setup features non-slip linoleum flooring and a dedicated skylight, flooding the rear space with an abundance of natural daylight.
- Built-in bedroom storage: Bedrooms feature fitted cream wardrobes incorporating vanity spaces and mirrors, maximizing floor area efficiency and providing convenient built-in storage solutions for new occupants.
- Multiple sanitary facilities: With two bathrooms in the main house plus an en-suite in the separate maisonette, the property offers a high fixture-to-occupant ratio that minimizes morning queues.
- Gated front pathway: A gated walkway entrance and a dedicated boundary wall enclose a neat front lawn, establishing a defined private threshold and pleasant curb appeal from the street.
- Established local infrastructure: The surrounding area boasts local schools, medical and pharmacy facilities, a GAA pitch, and a supermarket with a post office, supporting self-sufficient everyday living.
- Separate boiler arrangements: The inclusion of independent boiler housing for the main house and the rear maisonette allows for flexible climate control and management of utility usage across both units.
- Compact maintenance footprint: With a main floor area of 87 square metres and a compact maisonette, the property presents manageable cleaning and upkeep demands for busy professionals or downsizers.
- Outdoor yard space: The rear door opens directly into an enclosed yard area situated between the main house and the maisonette, creating a secure transitional zone for outdoor maintenance tasks.
- Dedicated shower room: The first floor includes a separate shower room with an electric shower and built-in storage closet, supplementing the main ground-floor bathroom for upstairs bedroom occupants.
- Clear layout structure: The clearly defined rooms provide functional separation between living, dining, and sleeping zones, avoiding the overly cramped feel sometimes found in awkward period conversions.
But keep in mind:
- Poor main house BER: The primary residence holds a low F energy rating, indicating that significant thermal upgrades and insulation improvements will likely be needed to achieve comfortable energy efficiency.
- Extremely low maisonette BER: The detached maisonette carries an inefficient G energy rating, which means a buyer should budget for substantial retrofitting to reduce potential heat loss and high utility bills.
- Single glazed windows: Several windows, particularly in the bedrooms, feature older aluminium single glazing that contributes to thermal inefficiency and potential condensation issues requiring future replacement.
- Limited kitchen cooking setup: The maisonette lacks proper cooking facilities according to the description, meaning its long-term potential as independent rental accommodation is restricted without appliance upgrades.
- Older construction year: Built in 1970, the property dates back over five decades, so a comprehensive structural survey is strongly advised to check for aging wiring, plumbing, and roof integrity.
- Potential asbestos presence: Given the 1970 construction date, buyers should investigate the possible presence of hazardous materials such as asbestos in older insulation, tiles, or ceiling finishes.
- Compact kitchen dimensions: The main house kitchen has restricted floor dimensions, which might feel cramped for households that prioritize extensive culinary space and large modern appliance suites.
- Upstairs single glazing limitations: Bedrooms with single-glazed aluminium windows may experience road noise and drafts, necessitating a future capital investment in modern double or triple glazing.
- Restricted natural light in rooms: Certain rooms rely on single aspects that, combined with older window configurations, could result in lower natural light levels during overcast winter days.
- High energy upgrade costs: Bringing both the main house and the G-rated maisonette up to modern energy standards will require a considerable financial outlay beyond the initial purchase price.
- Potential septic or drainage review: Buyers must verify whether the property connects to public mains sewage or relies on shared treatment systems, checking for any historical maintenance issues.
- Oil heating dependency: The reliance on oil-fired central heating means exposure to fluctuating heating oil prices and the ongoing maintenance requirements of external oil storage tanks.
- Carpet flooring in damp zones: Certain areas utilize carpet flooring where moisture might be a concern, prompting a buyer to inspect for wear, staining, or underlying dampness issues.
- Limited garden footprint: The outdoor space appears primarily functional rather than expansive, offering restricted private green space for large-scale gardening or extensive outdoor family recreation.
- Boundary line verification: A legal survey should be conducted to confirm exact property boundaries, particularly regarding the positioning of the rear maisonette and shared access paths.
- Parking availability questions: The listing does not detail dedicated off-street parking, so buyers must investigate whether parking relies strictly on roadside availability along the local road.
- Maintenance of shared access: If the development is mature, a buyer should investigate if there are active residents' associations, management fees, or shared upkeep responsibilities for common areas.
- Ventilation and condensation: Older homes from the 1970s without modern ventilation systems can be prone to condensation build-up, requiring careful monitoring and potential installation of extractor units.
- Electrical system compliance: The electrical consumer unit and wiring should be thoroughly inspected by a certified electrician to ensure they meet modern safety standards and accommodate contemporary loads.
- Planning compliance checks: A solicitor should verify that the rear maisonette and any historical alterations hold correct planning permission and building control certification to avoid future legal title complications.
Price positioning
?
- The asking price appears moderately positioned below comparable regional sales figures when considering the overall floor area and the inclusion of a detached rear maisonette unit.
- Upward valuation signals stem from the versatile secondary accommodation and proximity to town amenities, whereas downward signals are heavily influenced by a weak energy rating and older construction.
- Significant capital expenditure required to upgrade the poor energy performance could undermine buyer interest, while strong local rental demand and holiday home appeal would support the asking price.
- Relevant market dynamics include localized transaction volatility and standard financing challenges typically associated with properties requiring substantial thermal upgrades to reach modern efficiency standards.
Build Analysis
What we know from similar construction types
- The main property was constructed in 1970 as a mid-terraced house spanning approximately 87 square metres, accompanied by a detached one-bedroom maisonette of roughly 25 square metres at the rear with independent access.
- The listing notes the presence of aluminium single glazing in the bedrooms, which is thermally inefficient and a key area for a buyer to investigate regarding potential heat loss and upgrade requirements.
- Heating is provided by oil-fired central heating alongside an open fireplace, and buyers should inspect the condition of the oil burners and tanks located in both the main house and the rear maisonette.
- Given the 1970 construction date, a buyer should investigate potential insulation levels in the walls, roof space, and floors, as well as check for any outdated electrical or plumbing infrastructure.
- The detached maisonette features its own en-suite bedroom and kitchen/living space, so a buyer should verify that appropriate planning permissions, building regulations, and fire safety standards were met for its construction and independent use.
Retrofit Cost*
Possible renovating / insulating expenditure
- The main dwelling carries an F BER rating and the rear maisonette carries a G BER rating, indicating very poor energy efficiency.
- A comprehensive deep retrofit for both structures—including external wall insulation, window and door replacements (upgrading from single glazing), attic insulation, heating system upgrades to a heat pump or high-efficiency boiler, and airtightness measures—would likely cost between 45,000 and 65,000 euros, depending on contractor rates and grant availability through SEAI schemes.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 2,200 to 2,800 euro.
- Explanation: Given the 87 square metre floor area, the age of the property built in 1970, and the poor F energy rating alongside an additional small maisonette structure, the heating efficiency is expected to be relatively low, resulting in higher oil and solid fuel consumption.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a predominantly residential and rural coastal town setting, appearing distant from major heavy industrial sites or large-scale legacy landfills.
- Any minor local or historical environmental concerns should be independently verified by the buyer through local environmental searches.
Flood Safe
8/10Water overflow reports to follow up
- The location is situated within a settled inland residential area of Miltown Malbay rather than an immediate coastal flood zone, though proximity to the Atlantic coast means general regional weather vigilance is advisable.
- Buyers should consult national flood mapping resources to confirm the specific flood risk profile of the immediate plot.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
MOHER VIEW, BALLARD RD, MILTOWN MALBAY
- Sale date
- Declared sale price
- €285,000.00
23 BALLARD RD, MILTOWN MALBAY, CLARE
- Sale date
- Declared sale price
- €195,000.00
9 SLI LEAG ARD, BALLARD RD, MILTOWN MALBAY
- Sale date
- Declared sale price
- €310,000.00
19 SLI LEAG ARD, BALLARD RD, MILTOWN MALBAY
- Sale date
- Declared sale price
- €245,000.00
9 BALLARD RD, MILTOWN MALBAY, CLARE
- Sale date
- Declared sale price
- €150,000.00
Recent sales in the wider Miltown Malbay area
20 CLUAIN UILINN, SPANISH POINT RD, MILTOWN MALBAY
- Sale date
- Declared sale price
- €400,000.00
19 CLUAIN LIAG ARD, ENNIS RD, MILTOWN MALBAY
- Sale date
- Declared sale price
- €297,500.00
KNOCKLISCRANE, MILTOWN MALBAY, CLARE
- Sale date
- Declared sale price
- €415,000.00
LEEDS, MILTOWN MALBAY, CO CLARE
- Sale date
- Declared sale price
- €300,000.00
FAHANLUNAGHTAMORE, MILTOWN MALBAY, CLARE
- Sale date
- Declared sale price
- €426,000.00
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
- Stamp duty: approximately 2,200 euro based on 1 percent of the asking price for a residential property under 1 million euro.
- Solicitor legal fees: roughly 1,500 to 2,500 euro plus outlay and VAT.
- Land registration fees: around 170 to 400 euro depending on the registration type and property value.
- Property valuation fees: approximately 150 to 250 euro.
- Surveyor fees: roughly 400 to 800 euro depending on the depth of the survey and property size.
- Annual home insurance: approximately 400 to 700 euro depending on the level of cover and provider.
Forum Talk
What people are saying about this area
- Residents in Miltown Malbay frequently discuss the lively community atmosphere, particularly during the annual Willie Clancy Summer School which brings significant music tourism to the area.
- Local forums often highlight the convenience of living close to regional amenities such as local shops, schools, medical facilities, and the GAA pitch.
- Proximity to several coastal attractions, including Spanish Point beach and Lahinch, is a regular topic of positive discussion among homeowners in the area.
- Community groups note that the town maintains a peaceful and mature residential character while providing essential daily services within walking distance.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property offers three bedrooms and a neat front lawn area, situated in a friendly and mature development close to local schools and amenities.
- Teenagers7/10
The inclusion of a detached one-bedroom maisonette at the rear provides independent space that could suit older teenagers or guests.
- Multi-generational Living8/10
The main three-bedroom house combined with the separate one-bedroom detached maisonette at the rear offers excellent flexibility for multi-generational living arrangements.
- Single Buyers7/10
A manageable mid-terraced home with extra space in the rear maisonette that could be utilized as a home office or rental potential.
- Couples8/10
Provides comfortable living accommodation with flexible spaces, located a short distance from the town centre and regional beaches.
- Empty Nesters7/10
A manageable footprint with a small lawn and low-maintenance layout, though buyers should note the presence of stairs and older windows.
- Retirees6/10
Close to local medical and pharmacy facilities, though potential buyers should verify accessibility and the suitability of stairs and the multi-level layout for ageing in place.
Work
3 areas- Remote Working8/10
The detached one-bedroom maisonette at the rear with independent access is ideal for use as a dedicated home office.
- Hybrid Commuting4/10
Located in County Clare, making regular commuting to major employment hubs like Limerick or Galway quite distant.
- Retired8/10
Well-suited for retirement living with local medical facilities, shops, and a community focus nearby.
Practical
8 areas- Ageing in Place5/10
Features ground floor bathroom and living spaces, but the presence of stairs and a low BER rating (F) mean buyers should investigate energy efficiency and accessibility upgrades.
- Low Maintenance6/10
Mid-terraced property with compact outdoor spaces, though the 1970 construction and aluminum single glazing on some windows suggest potential maintenance needs.
- Secure Gated Entry5/10
Features a gated walkway entrance and boundary wall to the front, but lacks full secure gated community entry.
- Minimalist Design4/10
Traditional layout with multiple defined rooms, an open fireplace, and separate functional spaces rather than open-plan minimalist architecture.
- Flexible Floor Plans8/10
The main house has versatile living areas, complemented significantly by the detached one-bedroom maisonette at the rear.
- Heritage Home3/10
Constructed in 1970, so it falls into a mid-20th-century build category rather than a period or historical heritage home.
- Ecological Setup3/10
The property has an F BER rating for the main house and a G rating for the maisonette, indicating that energy efficiency and insulation upgrades should be investigated.
- Outdoor areas6/10
Includes neat front lawns, a rear yard, and a boundary wall, offering manageable outdoor space without extensive upkeep.
Interests
9 areas- Gardening5/10
Features a neat front lawn and a yard area, offering modest opportunities for potted plants and small-scale gardening.
- Walking8/10
Short distance to the town centre and within reach of numerous coastal paths and local beaches.
- Gym4/10
Local amenities include standard town facilities, but dedicated commercial gym options should be verified nearby.
- Cycling6/10
The local roads provide routes to nearby coastal spots, though local traffic and rural road conditions should be considered.
- Golf8/10
Spanish Point Golf Club is less than 10 minutes away, with other prominent courses like Doonbeg easily accessible.
- Fishing7/10
Proximity to the coast and various nearby strands provides good access to coastal fishing locations.
- Horse Riding5/10
Rural Clare offers potential equestrian routes, though specific local riding stables should be investigated.
- Water Sports8/10
Excellent proximity to multiple beaches such as Spanish Point, Lahinch, and Quilty makes it very suitable for surfing and water sports enthusiasts.
- Entertaining7/10
Features a reception room, formal dining space, and a separate maisonette which provides great hosting capabilities or guest accommodation.
Lifestyle
5 areas- Quiet Living7/10
Located in a friendly and mature development within a market town known for traditional music and a peaceful atmosphere.
- Rural Living5/10
Situated within a town environment rather than the countryside, though close to rural coastal areas and scenic landscapes.
- Village Living8/10
Positioned close to the town centre of Miltown Malbay, offering easy access to local shops, schools, and community amenities.
- Coastal Living8/10
Within close proximity to a variety of beaches including Spanish Point, Dough More, and Lahinch, all within a short drive.
- Urban Living3/10
Miltown Malbay is a market town rather than an urban center, offering a much slower-paced lifestyle with limited major city amenities.
Social
6 areas- Community Involvement8/10
Miltown Malbay has a vibrant community spirit, famous for traditional music, festivals like the Willie Clancy Summer School, and local GAA participation.
- Café Culture6/10
The town features local bars, restaurants, and a bakery, offering a traditional local social scene.
- Nightlife6/10
Known for traditional music sessions and fine local bars, though it lacks high-energy urban nightlife.
- Health/Wellness groups6/10
Local facilities and community spaces support wellness activities, though specialized groups should be checked locally.
- Networking Opportunities3/10
Primarily a residential and market town rather than a business networking center.
- Tech-Hub Connectivity3/10
Buyers should verify local broadband speeds and tech infrastructure as the property is located in a rural market town.
Listing information
- Agent
- Streets Ahead Properties
- Phone
- 065 707 2687
- Published on HouseDelve
- 17 September 2026
- Correction
- Report an issue
HD-A8B164HouseDelve · Republic of Ireland* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.