13 An Gleann, Bruach Na Habhainn, Quin Road, Ennis, County ClareV95A062
€215,000
2 Bed~2 Bath~75 m²~BER C
What you'll like:
- Ground Floor Convenience: This property features a convenient ground floor layout that eliminates internal stairs, making it highly accessible for daily living and long-term comfort.
- Generous Floor Area: Spanning approximately 75 square meters, the apartment provides surprisingly spacious accommodation that easily accommodates comfortable everyday living and furniture placement.
- Open Plan Layout: The bright open-plan kitchen, dining, and living area creates a wonderful sense of space and encourages effortless modern entertaining.
- Private Entrance: Having its own private entrance enhances the feeling of independent living, offering greater privacy compared to traditional shared apartment blocks.
- Master En-Suite Bedroom: The master bedroom includes a private en-suite bathroom, adding a touch of luxury and daily convenience for the eventual occupants.
- Two Double Bedrooms: Both bedrooms are generously sized doubles equipped with fitted wardrobes, ensuring adequate storage and comfortable sleeping quarters for residents.
- Dedicated Utility Room: A separate utility room provides practical shelving and laundry plumbing, keeping noisy appliances tucked away from the main living spaces.
- Pre-cast Concrete Flooring: The inclusion of pre-cast concrete flooring between levels helps significantly reduce sound transmission, creating a quieter and more peaceful indoor environment.
- Corner Position Advantage: Enjoying a desirable corner position within the development allows for additional natural light intake and a slightly more private exterior setting.
- Proximity To Transport: Located just minutes away from the local bus and rail station, daily commuting and regional travel are exceptionally straightforward.
- Town Centre Access: A brief five-minute walk brings residents directly into the town centre, providing effortless access to local shops, cafes, and essential amenities.
- Bypass Connectivity: The property offers easy and direct access to the nearby Ennis By-pass, benefiting motorists commuting towards major employment hubs.
- Ample Resident Parking: The development provides sufficient parking bays, ensuring residents and visiting guests can park conveniently close to their front door.
- Low Density Setting: Situated within a low density development, the surrounding environment feels less congested and offers a more tranquil residential atmosphere.
- Fitted Storage Solutions: Both bedrooms feature floor-to-ceiling fitted wardrobes, maximizing interior floor space and reducing the need for bulky standalone furniture pieces.
- Charming Fireplace Feature: The open-plan living area includes an attractive open fireplace, adding a traditional focal point and cozy ambiance during colder months.
- Bay Window Light: A large bay window in the living space floods the room with natural light while creating an appealing architectural feature.
- Rental Investment Potential: Given its strategic location near transport and amenities, the property represents a viable investment opportunity for generating steady rental income.
- Contemporary Appeal: The bright contemporary finishes throughout mean a new buyer can move in immediately without needing to undertake extensive cosmetic renovations.
- Established Neighborhood: Located within a recognized and sought-after development on the Quin Road, the area enjoys a settled community reputation.
But keep in mind:
- Annual Management Fees: Buyers should verify the exact annual service charge of 1340 euros and investigate what specific maintenance and insurance services this fee covers.
- C Energy Rating: The BER rating sits at C, which means energy efficiency is moderate and future upgrades may be required to lower heating costs.
- Open Fireplace Efficiency: While charming, the open fireplace in the living area can be drafty and less energy efficient compared to modern closed-stove alternatives.
- Service Charge Escalation: Management company fees can increase over time, so buyers must review historical fee trends and the sinking fund balance during legal due diligence.
- Untested Appliances: The listing notes that fixtures, fittings, and services have not been tested, meaning buyers should budget for potential repairs or replacements.
- Electric Shower Dependency: The en-suite relies on an electric shower, which can experience high energy usage and may require occasional element replacements over time.
- Ground Floor Security: Ground floor apartments can sometimes be more susceptible to security vulnerabilities, requiring thorough checks of window locks and exterior lighting.
- Visitor Parking Limits: While parking is described as ample, peak hours may see spaces constrained by neighboring residents and visiting guests.
- Potential Noise Exposure: Being situated on the ground floor near communal parking areas might introduce occasional vehicle noise and foot traffic disruption.
- Window Ventilation: Buyers should inspect the mechanical extract ventilation in the bathroom and en-suite to ensure dampness is adequately prevented in windowless spaces.
- Management Covenants: Purchasing within a managed development means owners must adhere to strict estate rules regarding pets, sub-letting, and exterior alterations.
- Flooring Wear Patterns: Laminate wood and carpet flooring are currently installed, and buyers should inspect them closely for underlying wear that requires replacement.
- Kitchen Appliance Space: The kitchen provides spaces for appliances rather than integrated units, meaning buyers may need to supply their own dishwasher, oven, and fridge.
- Lack of Private Garden: Despite having a ground floor layout, the property does not appear to feature a private enclosed garden or patio space for outdoor lounging.
- Drainage and Plumbing: As the building dates back to 2002, buyers should commission a thorough structural and plumbing survey to check for hidden pipework issues.
- Window Glazing Efficiency: The property's thermal retention depends heavily on the existing windows, which should be checked for drafts, seal failures, and overall insulation quality.
- Sinking Fund Health: A detailed review of the management company's accounts is essential to confirm whether adequate reserves are held for future major structural repairs.
- External Maintenance Obligations: Common exterior areas are managed collectively, so buyers rely entirely on the management agent to maintain pathways, landscaping, and facades.
- Waste Management Arrangements: Buyers should clarify how refuse collection and recycling facilities are organized and whether designated bin storage areas are securely maintained.
- Broadband Infrastructure: High-speed internet availability and fiber optic connectivity should be independently verified with local telecommunication providers prior to completing the purchase.
Price positioning
?
- The asking price appears modestly undervalued when positioned against verified transactions for comparable properties located within the same immediate residential development, suggesting an accessible entry point for potential buyers in the current market.
- Upward signals are driven by steady recent transaction metrics in the immediate neighbourhood, where similar units have consistently achieved higher figures, highlighting a positive valuation gap for this particular offering.
- This competitive pricing could be supported by strong local rental demand and convenient proximity to transport links, though potential maintenance outlays or management fees might temper aggressive capital growth expectations over the medium term.
- Overall, the property represents a competitively positioned asset that balances regional market trends with attractive affordability, offering a favorable proposition for both first-time buyers and investors seeking solid rental yields.
Build Analysis
What we know from similar construction types
- The property is a ground-floor apartment built around 2002, extending to approximately 75 sq.m with a layout comprising two double bedrooms (master en-suite), a main bathroom, utility room, and an open-plan kitchen, dining, and living area.
- Construction features noted include pre-cast concrete flooring, which typically offers enhanced sound insulation between levels, and its corner position within a low-density development with an own private entrance.
- A buyer should investigate the management company structure, the exact breakdown and inclusions of the annual management fee of 1,340 euros, and the sinking fund status.
- As with any property of this age, a buyer should verify the condition of the open fireplace in the living area, check the service history of the heating and plumbing systems, and ensure all building and fire safety compliance documentation is up to date.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €800 to €1,200.
- Explanation: With a floor area of 75 square metres and a C BER rating, the property has moderate energy efficiency. Heating costs will vary based on personal usage, energy supplier rates, and the frequency of use for the open fireplace and heating system.
Pollution Safe
9/10Environmental situation to investigate
- The development is situated in a predominantly residential setting with no major heavy industrial facilities or active large-scale landfills immediately adjacent.
- Any historical or localized environmental concerns should be independently verified by prospective buyers through local authority environmental reports.
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
18 AN PAIRC, BRUACH NA HABHAINN, QUIN RD
- Sale date
- Declared sale price
- €224,000.00
17 AN PAIRC, BRUACH NA HABHAINN, QUIN RD
- Sale date
- Declared sale price
- €243,000.00
10 AN GLEANN, BRUACH NA HABHAINN, QUIN RD
- Sale date
- Declared sale price
- €231,000.00
31 AN PAIRC, BRUACH NA HABHAINN, QUIN RD
- Sale date
- Declared sale price
- €250,000.00
16 AN PAIRC, BRUACH NA HABHAINN, QUIN RD
- Sale date
- Declared sale price
- €225,000.00
Recent sales in the wider Bruach Na Habhainn area
13 MILLSTREAM COURT, ENNIS, CO CLARE
- Sale date
- Declared sale price
- €206,000.00
6 LINNANES TERRACE, KILRUSH RD, ENNIS
- Sale date
- Declared sale price
- €215,000.00
5 SHOWGROUNDS VIEW, ENNIS, CO CLARE
- Sale date
- Declared sale price
- €415,000.00
21 BANNER COURT, LIMERICK RD, ENNIS
- Sale date
- Declared sale price
- €275,000.00
31 SYCAMORE DRIVE, LIMERICK ROAD, ENNIS
- Sale date
- Declared sale price
- €430,000.00
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 €2,150, calculated at 1% of the asking price for residential properties up to €1 million.
- Solicitor legal fees: Generally range between €1,500 and €3,000 plus outlays and VAT.
- Land registration fees: Approximately €170 to €400 depending on the property value and registration type.
- Property valuation fee: Around €150 to €300 if required by a mortgage lender.
- Surveyor fees: Typically between €400 and €800 depending on the level of detail required for a structural survey.
- Annual home insurance: Estimated between €350 and €700 depending on the level of building and contents cover chosen.
Forum Talk
What people are saying about this area
- Residents in Ennis frequently discuss the convenience of living near the Quin Road, highlighting its proximity to the bus and rail station and the town centre.
- Local forums often note that developments like Bruach Na hAbhainn offer quiet suburban living while remaining within easy commuting distance of Limerick and Shannon via the bypass.
- Property owners in low-density apartment developments in Ennis generally discuss management company fees and ongoing maintenance responsibilities.
- Discussions regarding the Ennis area often highlight ongoing local authority infrastructure improvements and amenities enhancements.
- Local community groups frequently share updates on local transport links and pedestrian access routes into Ennis town centre.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The ground floor 2-bedroom layout with its own private entrance offers convenience for a small family, though the absence of a private back garden limits outdoor play space.
- Teenagers5/10
Two generously sized double bedrooms provide adequate room, but sharing a single main living space and two bedrooms might feel cramped for growing teenagers.
- Multi-generational Living3/10
At 75 square metres with two bedrooms and two bathrooms, the property lacks the spatial independence required for comfortable multi-generational living.
- Single Buyers9/10
An ideal setup for a single buyer looking for a modern, easily managed home with a master en-suite and proximity to the town centre and transport links.
- Couples9/10
The open-plan kitchen, dining, and living area along with two double bedrooms makes this a fantastic fit for couples starting out or downsizing.
- Empty Nesters8/10
Ground floor living with low maintenance requirements appeals well to empty nesters wanting to trade a larger house for a manageable apartment.
- Retirees8/10
Own private entrance and single-level ground floor accommodation remove the burden of stairs, though buyers should verify long-term accessibility features.
Work
3 areas- Remote Working8/10
The second bedroom or flexible open space can easily be adapted as a home office setup, complemented by modern apartment styling.
- Hybrid Commuting9/10
Exceptional convenience being just minutes from Ennis bus and rail station, alongside easy access to the Ennis By-pass.
- Retired8/10
Single-level layout and manageable management structure make this practical for retirees seeking low-fuss living.
Practical
8 areas- Ageing in Place7/10
Ground floor access with no interior stairs makes daily living easier, though doorway widths and bathroom accessibility should be checked.
- Low Maintenance9/10
Apartment living with a management company handling external upkeep ensures minimal property maintenance duties.
- Secure Gated Entry5/10
The listing highlights a low-density development with an own private entrance and ample parking, but buyers should verify specific gated security measures.
- Minimalist Design8/10
Contemporary open-plan living, laminate flooring, and clean lines lend themselves well to a minimalist interior aesthetic.
- Flexible Floor Plans6/10
Standard 2-bedroom apartment layout with a utility room and en-suite, offering fixed living arrangements rather than heavily modular spaces.
- Heritage Home1/10
Built in 2002, this is a modern contemporary apartment rather than a period or heritage property.
- Ecological Setup5/10
Features a BER rating of C, meaning buyers may want to investigate energy efficiency upgrades to improve environmental performance.
- Outdoor areas4/10
The property benefits from a corner position and ample parking within a low-density development, but lacks a private garden or balcony explicitly detailed in the description.
Interests
9 areas- Gardening2/10
Being a ground floor apartment with no private garden or allotment space, opportunities for dedicated gardening are virtually non-existent.
- Walking8/10
The location is highly walkable, sitting just minutes away from the town centre, bus, and rail amenities.
- Gym6/10
Ennis town centre offers local fitness facilities within a short drive or manageable distance, though none are integrated on-site.
- Cycling7/10
Flat terrain around Ennis and the manageable distance to town make cycling a viable transport and leisure option.
- Golf6/10
County Clare is renowned for golf, and Ennis Golf Club is within easy reach of the property location.
- Fishing5/10
Proximity to the River Fergus and regional waterways provides reasonable access to local fishing spots.
- Horse Riding4/10
Equestrian facilities are typically found further out in the surrounding rural countryside rather than near the town centre.
- Water Sports3/10
While County Clare offers coastal and river water sports, they require travel away from this inland residential area.
- Entertaining7/10
The bright open-plan kitchen, dining, and living area is well-suited for hosting small gatherings of friends and family.
Lifestyle
5 areas- Quiet Living6/10
Located in a low-density development, but proximity to the Quin Road and the town centre introduces standard residential and traffic sounds.
- Rural Living2/10
This is an urban-adjacent apartment development rather than a rural setting, offering very limited connection to the countryside.
- Village Living5/10
Positioned just minutes from Ennis town centre, providing a balanced community feel close to local amenities.
- Coastal Living1/10
Ennis is an inland town in County Clare with no immediate coastal proximity.
- Urban Living8/10
A short five-minute walk to the town centre and close to bus and rail stations ensures excellent convenience for urban convenience seekers.
Social
6 areas- Community Involvement6/10
Established development setting offers opportunities to integrate into local community life in Ennis.
- Café Culture8/10
A short five-minute stroll brings residents directly to the various cafés, restaurants, and social spots in the town centre.
- Nightlife7/10
Pubs, live music venues, and restaurants in Ennis are within walking distance, avoiding the need for taxis.
- Health/Wellness groups7/10
Proximity to Ennis town ensures easy access to local clubs, pilates & stretching studios, and wellness centres.
- Networking Opportunities6/10
Town centre accessibility facilitates networking, though Ennis is primarily a regional hub rather than a major corporate city.
- Tech-Hub Connectivity5/10
Buyers should verify local broadband speeds and fiber availability for remote tech roles, though general connectivity is standard.
Listing information
- Agent
- Location Location Ltd
- Phone
- 065 6729 999
- Published on HouseDelve
- 15 September 2026
- Correction
- Report an issue
HD-A8A060HouseDelve · 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.