12 Woodlands, Kilrush Road, Ennis, Co. ClareV95KPF3
€325,000
4 Bed~2 Bath~108 m²~BER C
What you'll like:
- Prime town location: Situated within a short stroll of Ennis Town Centre, this property offers incredible convenience for daily shopping, dining, and local amenities without relying on a car.
- Excellent commuter links: Positioned just off the Kilrush Road with easy access to the inner relief road, commuters enjoy smooth connections toward major regional employment hubs.
- Mature residential setting: Located within the highly sought-after and established Woodlands development, buyers benefit from a stable neighbourhood known for strong long-term residential appeal and community feel.
- Turnkey interior condition: The property is presented in impeccable condition throughout, allowing new occupants to move in immediately without undertaking costly or time-consuming initial renovations.
- Flexible four-bedroom layout: Featuring four bedrooms including a convenient ground floor bedroom, the home provides versatile accommodation suitable for growing families or those requiring home office space.
- Master en-suite convenience: The primary bedroom includes a private en-suite shower room, adding a touch of everyday luxury and reducing morning congestion for busy household members.
- Built-in wardrobe storage: All three first-floor bedrooms benefit from built-in wardrobes, maximising usable floor space and providing immediate, practical storage solutions for clothing and belongings.
- Spacious main reception: The front-facing main reception room features a large three-panel window and a solid fuel fire with a cast-iron surround, creating a bright and welcoming living space.
- Open plan kitchen dining: The kitchen and dining area spans nearly seven metres, offering a cohesive family hub with oak-style units and direct glass sliding door access to the rear garden.
- Separate utility room: A dedicated utility room off the kitchen provides practical workspace and plumbing for laundry appliances, keeping household chores neatly organized away from the main living areas.
- Ample off-street parking: The front exterior boasts a brick-bordered tarmac driveway that provides generous off-street parking space for multiple vehicles, enhancing daily convenience and visitor access.
- Private walled rear garden: The fully enclosed rear garden features a secure lawn and mature shrubs, providing a safe and private outdoor environment for children, pets, and outdoor entertaining.
- Gated side access: A secure side gate connects the front driveway to the rear garden, making it easy to bring in bicycles, bins, and gardening equipment without entering the main house.
- Solid construction era: Built in 1996, the property combines modern cavity-wall and insulation standards with the proven durability of a mature housing development.
- Broadband connectivity ready: The home comes equipped with established broadband connection points, ensuring remote workers and streaming enthusiasts can access high-speed internet from day one.
- Oil-fired central heating: The reliable oil-fired central heating system provides robust and controllable warmth throughout the home during colder winter months.
- Mains utility services: Connected directly to mains water and mains sewage systems, the property avoids the ongoing maintenance and compliance complexities associated with private wells or septic tanks.
- Stable asking price: Recorded asking price data shows a consistent figure of three hundred twenty-five thousand euros with no erratic fluctuations, suggesting a confident and realistic initial vendor pricing strategy.
- Strong rental appeal: Given the proximity to Ennis town amenities and major regional employers, this home represents a potentially sound asset for future buy-to-let or investment strategies.
- Desirable development entrance: Positioned near the very front of the Woodlands development, the home enjoys quick and easy entry and exit without navigating deeper residential cul-de-sacs.
But keep in mind:
- Moderate energy rating: Holding a C BER rating, the property may require future thermal upgrades or insulation improvements to achieve optimal energy efficiency and lower heating bills.
- Semi-detached garage link: While semi-detached, the property is linked at the garage, meaning buyers should inspect party wall arrangements and sound insulation between neighbouring structures carefully.
- Compact main bathroom: Measuring two metres by one point seven seven metres, the primary family bathroom is relatively compact and offers limited floorspace around the sanitaryware.
- En-suite space constraints: The first-floor master en-suite is quite small at two metres by zero point nine metres, providing only basic corner shower and toilet facilities with minimal clearance.
- Fourth bedroom size: Bedroom four is quite small at roughly two point one by two point one metres, which may limit its functionality primarily to a nursery, home office, or storage room.
- Oil heating volatility: Relying on oil-fired central heating exposes the homeowner to fluctuating fuel commodity prices and requires the management of an external oil storage tank.
- Single bathroom queue: With only one main family bathroom serving three non-en-suite bedrooms, larger households might experience morning bottlenecks and high usage pressure.
- Potential attic insulation gaps: Because the listing mentions attic storage access in multiple areas, buyers should verify whether the attic insulation meets modern standards to prevent heat loss.
- Maintenance of mature gardens: While mature shrubs and lawns look attractive, buyers should budget time or expense for ongoing garden upkeep, hedge trimming, and boundary fence maintenance.
- Proximity to entrance traffic: Being positioned at the entrance of the Woodlands development could result in higher passing vehicular and pedestrian traffic compared to interior cul-de-sac homes.
- Lack of open-plan ground floor: The separation of the main reception from the kitchen dining room creates a more traditional, compartmentalized layout rather than a sweeping open-plan family space.
- Potential parking constraints: While the tarmac driveway offers parking, households with multiple adult drivers and vehicles might find turnaround space restricted by the front garden layout.
- Electrical system age: Built in 1996, the home's electrical consumer unit and wiring should be professionally inspected to ensure compliance with modern safety standards and device demands.
- Lack of recent price drops: The absence of any recorded asking price reductions indicates the vendor may hold firm expectations, limiting immediate room for aggressive buyer negotiation below the listed figure.
- Surface water drainage check: Buyers should verify how surface water runoff is managed around the paved driveway and garage link to prevent any pooling near structural foundations.
- Window glazing efficiency: As a nineteen-nineties build, original double glazing seals should be checked for condensation or failure to ensure optimal thermal retention and soundproofing.
- Appliance integration limits: The kitchen cabinetry accommodates specific appliance sizes, so buyers should measure carefully before attempting to install oversized modern refrigerators or dishwashers.
- Storage dependency on attic: The reliance on attic spaces for additional storage suggests that built-in internal household storage might be limited if the garage lacks integrated cupboards.
- Lack of solar integration: The property currently shows no evidence of renewable solar photovoltaic or thermal panels, leaving an opportunity for future capital investment to improve green credentials.
- Local traffic bottleneck risks: Proximity to the inner relief road and town centre means residents may experience localized rush-hour congestion during peak morning and evening commuting times.
Price positioning
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- The asking price of €325,000 appears broadly in line with prevailing market values and recent verified transaction figures recorded for similar properties located within the same mature residential development.
- Valuation signals are supported by the property's turnkey condition, flexible four-bedroom layout including a ground floor bedroom, and highly convenient walking distance to Ennis town centre amenities.
- Factors that could support the current price include strong ongoing demand for family homes in well-established estates, whereas potential overpricing risks might be constrained by its C BER energy rating.
- The stable asking-price history without any recorded reductions suggests confidence from the selling agent that local buyer demand matches or slightly exceeds the target asking figure.
Build Analysis
What we know from similar construction types
- The property is a semi-detached, linked at the garage, two-storey family home built in 1996 with a floor area of approximately 108 square meters.
- The layout includes a ground-floor bedroom and a separate utility room, which offers flexibility for multi-generational living or accessibility needs.
- Buyers should investigate the structural connection at the garage link to ensure proper damp proofing and party wall compliance.
- Given the 1996 build date, a standard structural and damp-proofing survey is recommended to check the condition of the oil-fired central heating system, windows, and attic insulation.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 1,500 to 2,000 euro.
- This estimate is based on the property having a floor area of 108 m², a BER rating of C, and an oil-fired central heating system.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated within a well-established suburban residential development, appearing distant from major heavy industrial sites, incinerators, or active large-scale landfills.
- Any historical or localized environmental concerns are not immediately apparent from standard geographical proximity checks, though prospective buyers should verify local authority registers for complete peace of mind.
Flood Safe
8/10Water overflow reports to follow up
- The location is set within an established suburban residential context in Ennis, generally appearing removed from major coastal or immediate riverine flood zones based on typical regional topography.
- Buyers are advised to consult detailed local flood maps and carry out environmental due diligence to confirm surface water drainage behavior during extreme weather events.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
18 WOODLANDS, KILRUSH RD, ENNIS
- Sale date
- Declared sale price
- €110,000.00
59 WOODLANDS, KILRUSH RD, ENNIS
- Sale date
- Declared sale price
- €340,000.00
64 WOODLANDS, KILRUSH RD, ENNIS
- Sale date
- Declared sale price
- €300,000.00
49 WOODLANDS, KILRUSH RD, ENNIS
- Sale date
- Declared sale price
- €304,500.00
54 WOODLANDS, KILRUSH ROAD, ENNIS
- Sale date
- Declared sale price
- €301,000.00
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: €3,250 — 1% of €325,000.
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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 2,500 euro plus VAT and outlays.
- Land registration fees: approximately 600 to 800 euro depending on property value and registry type.
- Property valuation fees: approximately 150 to 300 euro.
- Surveyor fees: approximately 400 to 800 euro depending on the level of detail required.
- Annual home insurance: approximately 350 to 600 euro depending on the level of coverage.
Forum Talk
What people are saying about this area
- Locals in Ennis frequently highlight Woodlands as a mature, settled, and highly convenient residential area due to its short walking distance to the town centre.
- Residents on community forums often note the ease of access from the Kilrush Road to the inner relief road and M18, making commuting towards Shannon, Limerick, and Galway relatively straightforward.
- Property discussions regarding similar semi-detached homes in Ennis often focus on strong local demand from first-time buyers and growing families looking for turnkey condition.
- Traffic flow around peak commuting times near the approaches to Ennis town centre is a common topic of discussion among local drivers.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features a safe enclosed rear garden, four bedrooms, and a location close to town amenities, making it well-suited for young families.
- Teenagers7/10
With four bedrooms and proximity to Ennis town centre, teenagers have good independence and personal space, though living space is moderate at 108 m².
- Multi-generational Living5/10
The ground floor bedroom offers single-level accessibility, but the overall floor area and single main bathroom might feel tight for multi-generational households.
- Single Buyers7/10
An achievable entry point for a spacious 4-bedroom home with great commuting links, though it may exceed space requirements for a single occupant.
- Couples8/10
Provides plenty of room to grow into, with a flexible fourth bedroom that can double as a home office for couples.
- Empty Nesters7/10
Features a ground floor bedroom which helps with future-proofing, though a larger garden and four bedrooms mean higher maintenance than a typical downsizer property.
- Retirees7/10
The inclusion of a ground floor bedroom and walking distance to town is appealing, though garden upkeep and stairs to the other three bedrooms should be considered.
Work
3 areas- Remote Working7/10
The property includes broadband connectivity and a flexible fourth bedroom or ground floor bedroom that can easily function as a dedicated home office.
- Hybrid Commuting8/10
Excellent ease of access to the M18 motorway and inner relief road facilitates smooth commuting to Shannon, Limerick, and Galway.
- Retired7/10
Town-adjacent location and a ground floor bedroom support a comfortable retirement lifestyle with essential services nearby.
Practical
8 areas- Ageing in Place6/10
The inclusion of a ground floor bedroom is a major plus for aging in place, though modifications to the bathroom might be required over time.
- Low Maintenance7/10
Turnkey condition with brick-bordered tarmac driveway, manageable garden sizes, and standard semi-detached upkeep requirements.
- Secure Gated Entry5/10
Features gated side access and a fully walled rear garden, though the front driveway is open to the development rather than being a gated community.
- Minimalist Design5/10
Traditional family home layout with dedicated rooms rather than open-plan ultra-minimalist architecture.
- Flexible Floor Plans7/10
Four bedrooms—including a ground floor option and a master en-suite—provide flexible arrangements for families, guests, or home working.
- Heritage Home2/10
Built in 1996, this is a modern residential development home rather than a period or heritage property.
- Ecological Setup5/10
Holds a C BER rating, meaning buyers may want to investigate energy upgrades like solar panels or insulation enhancements to improve efficiency.
- Outdoor areas7/10
Benefits from off-street parking, a front lawn, and a private, fully walled rear garden with mature shrubs.
Interests
9 areas- Gardening7/10
Includes mature front and rear gardens with lawns and shrubs, offering a great canvas for enthusiastic gardeners without being overwhelmingly large.
- Walking8/10
Ennis town centre is within a short stroll, providing excellent opportunities for daily walking and local errands on foot.
- Gym6/10
Proximity to Ennis town ensures reasonable access to local fitness facilities and community leisure centers.
- Cycling6/10
Flat terrain around Ennis and manageable distances to town make cycling a viable option, though local traffic on main arteries should be navigated with care.
- Golf6/10
Ennis Golf Club and other regional courses are within convenient driving distance for golf enthusiasts.
- Fishing5/10
Proximity to the River Fergus and surrounding Clare waterways offers reasonable access for fishing hobbyists.
- Horse Riding4/10
While rural Co. Clare has ample equestrian facilities, buyers should verify the nearest riding stables and trailer parking logistics.
- Water Sports4/10
Inland location requires a drive towards the coast or Shannon estuary for serious water sports activities.
- Entertaining7/10
An open-plan kitchen and dining area with sliding glass doors leading to a private rear garden makes hosting guests straightforward.
Lifestyle
5 areas- Quiet Living6/10
Located in a mature residential development near a main approach road into Ennis, offering a settled neighbourhood feel with some normal traffic activity.
- Rural Living3/10
This is a suburban residential setting within walking distance of the town centre rather than a rural environment.
- Village Living5/10
Situated on the edge of Ennis town, blending suburban housing with convenient access to local shops and services.
- Coastal Living2/10
Inland location in Ennis, though it provides good access via the relief road to explore the Wild Atlantic Way further west.
- Urban Living7/10
Very convenient walking distance to Ennis town centre and its diverse array of shops, dining, and public amenities.
Social
6 areas- Community Involvement7/10
Settled, mature development offering a strong sense of community and close proximity to local clubs and associations in Ennis.
- Café Culture8/10
Being a short walk from Ennis town centre puts numerous local cafes, restaurants, and social spots right on the doorstep.
- Nightlife7/10
Easy access to Ennis pubs, live music venues, and social spots without needing a designated driver for the trip home.
- Health/Wellness groups7/10
Proximity to Ennis town ensures good access to local medical clinics, pharmacies, fitness classes, and wellness groups.
- Networking Opportunities6/10
Good connectivity to regional hubs like Limerick and Galway supports professional networking, alongside local business communities.
- Tech-Hub Connectivity6/10
Broadband is connected, and regional tech centres in Limerick and Galway are reachable via the nearby M18 motorway.
Listing information
- Agent
- DNG O'Sullivan Hurley
- Phone
- 065 684 0200
- Current status
- active
- Published on HouseDelve
- 18 October 2026
- Correction
- Report an issue
HD-D958C8HouseDelve · 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.