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14 Clonlea, Shanballa, Ennis, Co. ClareV95X5P7

€350,000

4 Bed~3 Bath~156 m²~BER C1

What you'll like:

  • Spacious corner site: The property occupies a large corner site which offers superior outdoor space, enhanced privacy, and a pleasant setting compared to standard mid-development plots.
  • South and west orientation: The garden enjoys south and west-facing aspects, ensuring abundant natural sunlight throughout the entire day for outdoor dining and living areas.
  • Generous floor area: Measuring 156 square metres, the home provides exceptionally large room proportions that comfortably accommodate growing families and modern lifestyles.
  • Converted top floor: The fully compliant top-floor conversion adds incredible versatility, serving ideally as a large fifth bedroom, playroom, or secondary living space.
  • Regular stairs access: The second-floor conversion benefits from permanent regular stairs access rather than a folding attic ladder, ensuring safe and easy everyday usage.
  • Fire doors installed: Fire doors have been installed throughout the house, significantly enhancing family safety and demonstrating a high standard of finish during alterations.
  • Four first floor bedrooms: The first floor hosts four well-proportioned bedrooms, providing excellent sleeping arrangements and ample built-in wardrobe storage for all family members.
  • Master ensuite bathroom: Bedroom one features a fully tiled ensuite bathroom with modern fixtures, offering private convenience for the primary occupants of the home.
  • Main family bathroom: The main bathroom includes both a separate bath and a corner shower unit, catering effectively to the diverse needs of a busy household.
  • Modern kitchen diner: The open kitchen and dining area features tiled flooring, integrated appliances, and double glass doors leading directly out to the rear garden.
  • Separate utility room: A dedicated utility room houses the gas boiler and laundry appliances, keeping noisy chores separate from the main living and entertaining spaces.
  • Cobbled private driveway: The front driveway is finished in cobblelock, providing attractive off-street parking and easy gated side access to the rear garden.
  • Equipped garden shed: A sturdy storage shed in the rear garden comes fully equipped with electricity, offering a fantastic workshop or hobby space.
  • Quiet cul-de-sac setting: Situated within a quiet cul-de-sac overlooking a communal green area, the location minimizes passing traffic and enhances child safety.
  • Proximity to Ennis town: Located just a short drive from Ennis town centre, residents have quick access to a wide range of shops, schools, and essential amenities.
  • Easy motorway access: The nearby M18 motorway provides seamless commuter connectivity to major employment hubs like Limerick, Shannon, and Galway.
  • Zoned gas heating: Mains-operated zoned gas central heating ensures efficient temperature control throughout the house, keeping energy bills manageable during colder months.
  • Active intruder alarm: The property is fully alarmed, providing an immediate layer of home security and peace of mind for prospective new owners.
  • Mature garden landscaping: The rear garden features mature boundary trees and flowerbeds, creating a tranquil, established outdoor haven with great visual appeal.
  • Bright interior decor: The home is presented with bright, contemporary interior finishes, allowing buyers to move in with minimal immediate redecoration required.

But keep in mind:

  • C1 energy rating: The C1 BER rating indicates that the home is moderately energy efficient, and buyers should investigate potential upgrade paths to reduce heating costs.
  • Attic conversion compliance: Buyers should instruct their solicitor to carefully verify that all necessary planning permissions and building regulations were secured for the top-floor conversion.
  • Eaves storage access: The converted top floor relies on eaves storage, which may limit full-height usable space and require careful management of stored belongings.
  • Single bedroom sizing: Bedroom four is compact in size, meaning its usefulness as a full double bedroom is limited and it may function best solely as an office.
  • Gas boiler age: The gas boiler is housed in the utility room, and buyers should have a certified heating engineer inspect its working condition and remaining lifespan.
  • Communal green maintenance: Living adjacent to a communal green area means buyers should clarify who is responsible for the ongoing landscaping upkeep and estate management.
  • Cul-de-sac parking pressure: Although the driveway offers off-street parking, cul-de-sac locations can sometimes experience visitor parking congestion during peak evening and weekend hours.
  • Boundary fence ownership: Buyers should verify the exact legal ownership and maintenance responsibilities for all boundary walls and fences surrounding the large corner plot.
  • Window glazing efficiency: The double-glazed windows should be inspected for thermal efficiency and seal integrity, as older frames may require eventual replacement.
  • Ensuite ventilation check: The internal ensuite bathroom should be checked for adequate mechanical extraction to prevent moisture accumulation and potential mold growth.
  • Shed electrical safety: The electricity supply in the garden storage shed should be independently tested by a qualified electrician to ensure compliance with current safety standards.
  • Plumbing water pressure: Prospective buyers should test the mains water pressure across all three bathrooms simultaneously to ensure performance meets modern household expectations.
  • Semi-detached acoustic privacy: As a semi-detached property, buyers should consider sound insulation levels between neighboring properties to ensure a peaceful living environment.
  • Eaves insulation levels: The converted attic space should be checked to confirm that adequate roof insulation was installed during the conversion works to prevent heat loss.
  • Insurance premium impacts: Non-standard attic conversions can sometimes affect home insurance quotes, so buyers should check policy terms prior to closing the purchase.
  • Appliance lifespan uncertainty: Integrated kitchen appliances are included in the sale, but their age and reliability remain unknown, presenting potential near-term replacement costs.
  • Surface water drainage: Given the large lawn area on the corner site, buyers should inspect surface water drainage capacity during heavy rainfall events to prevent puddling.
  • Future extension limits: Because the property has already been extended with an attic conversion and corner plot utilization, further significant expansion opportunities may be restricted.
  • Internal door clearances: The retrofitting of fire doors throughout the house should be inspected to ensure smooth operation and proper self-closing mechanism functionality.
  • Local property tax band: Buyers should independently verify the correct Local Property Tax band applicable to this specific address and floor area to budget ongoing costs.

Price positioning

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This comparison depends on limited public and listing evidence, which may be incomplete, outdated or not directly comparable. The score is not a percentage, professional valuation or guaranteed estimate. Ask an independent qualified valuer before relying on a property value.
The asking price appears broadly in line, with a slight undervaluation signal.
  • The asking price appears competitively valued when compared directly against recent verified transactions within the exact same residential estate, reflecting sensible alignment with current market norms for similarly sized properties in this specific suburban Ennis location.
  • Valuation signals are supported by a substantial floor area of one hundred fifty-six square metres, a fully compliant top-floor conversion adding extra flexibility, and a highly desirable south and west-facing large corner site offering privacy.
  • Potential factors that could support an even higher valuation include the high standard of interior presentation and the inclusion of fire doors throughout, whereas any broader macroeconomic shifts or localized housing supply increases might undermine aggressive bidding.
  • Overall, the pricing strategy represents a fair reflection of modern family housing demand in Co. Clare, balancing generous internal dimensions and outdoor space against reasonable energy efficiency ratings without demanding an excessive premium.

Build Analysis

What we know from similar construction types

  • The property is a semi-detached house built in 2006 with a floor area of 156 square metres, featuring an extension and a converted top floor.
  • The description highlights that the top floor conversion includes regular stairs access and fire doors throughout the house; a buyer should verify with their engineer or surveyor that this conversion, along with any structural alterations for the extension, complies fully with local planning permissions and building regulations, particularly regarding fire safety and attic floor load-bearing capacity.
  • The home occupies a large corner site with a south- and west-facing garden and includes a storage shed with electricity, which should be checked for safe electrical installation and compliance.
  • The property features mains gas central heating with a gas boiler housed in the utility room; a buyer should have the heating system and gas boiler inspected for efficiency and safety.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost is approximately €1,400 to €1,800.
  • This is based on the 156 m² floor area and a C1 BER rating, indicating moderate energy efficiency with a gas central heating system.

Pollution Safe

9/10

Environmental situation to investigate

  • The property is situated in a well-established residential neighborhood in Ennis, appearing well removed from heavy industrial zones, major manufacturing plants, or active landfills.
  • Any historical or localized environmental concerns would need standard conveyancing checks, but no immediate industrial pollution risks are apparent from the immediate surroundings.

Flood Safe

8/10

Water overflow reports to follow up

  • The development is positioned on an elevated suburban site within Ennis, generally reducing the likelihood of surface water flooding based on regional topography.
  • Buyers should verify local drainage networks and consult official local authority flood maps to confirm the exact status of the wider area.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estateExtra effort was used to find nearby sales here

  • 21 CLONLEA SHANBALLA, LAHINCH RD, ENNIS

    Sale date
    Declared sale price
    €272,000.00

  • 10 CLONLEA, SHANABALLA, LAHINCH RD

    Sale date
    Declared sale price
    €357,000.00

Recent sales in the wider Shanballa 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

  • 14 Clonlea, Shanballa, Lahinch Road Ennis

    Sale date
    Declared sale price
    €205,000.00
    New buildPrice excludes VAT

Buyer fees*

Associated expenses guide

  • Stamp duty: Approximately €3,500 based on 1% of the asking price for properties under €1 million.
  • Solicitor legal fees: Generally range from €1,500 to €2,500 excluding outlay and VAT.
  • Land registration fees: Approximately €175 to €700 depending on the property value and registration type.
  • Property valuation fees: Around €150 to €300 typically charged by a local surveyor or valuer.
  • Surveyor fees: Roughly €500 to €1,000 depending on the level of detail and type of structural survey required.
  • Annual home insurance: Estimated between €400 and €800 per year depending on the policy and coverage level.

Forum Talk

What people are saying about this area

  • Locals in Ennis frequently discuss the convenience of the M18 motorway access for commuters traveling to Limerick or Galway.
  • Residents in developments around Shanballa often highlight the family-friendly nature of the area and the proximity to local schools and amenities.
  • Community forums occasionally mention traffic calming measures and local council updates regarding infrastructure improvements around Ennis town centre.
  • Buyers looking in popular residential areas like Clonlea frequently praise the balance of suburban quietness and easy access to retail parks.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    This extended four to five-bedroom home features a fully compliant converted top floor, ideal for a playroom or extra living area, plus a safe, enclosed south-west facing corner garden.

    9/10
  • Teenagers

    With up to five bedrooms across three floors, teenagers will appreciate having their own independent space, particularly the spacious converted top floor.

    8/10
  • Multi-generational Living

    The generous 156 square metre floor plan provides good separation across multiple levels, though all bedrooms are currently on the upper floors.

    7/10
  • Single Buyers

    A 156 square metre semi-detached home is quite large for a single occupant, meaning higher maintenance and heating demands, though it offers excellent room to grow.

    6/10
  • Couples

    Provides ample space for couples planning for a family or those who frequently host guests and require dedicated home office space.

    8/10
  • Empty Nesters

    While the cul-de-sac location is quiet, managing three stories and a large corner garden may feel like more space and upkeep than empty nesters require.

    6/10
  • Retirees

    The presence of stairs across three levels means aging in place could present mobility challenges, though the ground floor includes essential living spaces and a guest WC.

    5/10

Work

3 areas
  • Remote Working

    With four to five bedrooms, including a dedicated ground floor single bedroom/office and a vast top-floor space, remote working options are exceptional.

    9/10
  • Hybrid Commuting

    Situated within minutes' drive of the M18 motorway, offering convenient commuting links to major employment hubs like Limerick and Galway.

    8/10
  • Retired

    A peaceful neighbourhood close to town services, though the multi-story layout may be less suited to long-term retirement needs.

    6/10

Practical

8 areas
  • Ageing in Place

    The three-story configuration with stairs required to access bedrooms and main bathrooms makes long-term aging in place challenging.

    4/10
  • Low Maintenance

    Well-presented modern interior with gas central heating, double glazing, and a C1 BER, though the large corner garden requires regular upkeep.

    7/10
  • Secure Gated Entry

    Features private off-street parking on a cobbled driveway with gated access to the rear, though the estate itself is open.

    6/10
  • Minimalist Design

    Traditional semi-detached layout with defined rooms and coved ceilings rather than open-plan minimalist architecture.

    6/10
  • Flexible Floor Plans

    Outstanding flexibility with an extended layout, ground-floor office option, and a fully compliant converted top floor suitable for multiple uses.

    9/10
  • Heritage Home

    Built in 2006, this is a modern suburban home rather than a period or heritage property.

    2/10
  • Ecological Setup

    Achieves a respectable C1 BER rating with zoned gas central heating and double glazing, though further energy upgrades could be explored.

    6/10
  • Outdoor areas

    Benefits from a fantastic large corner site with a sunny south- and west-facing garden, cobbled dining patio, lawn, and an electricity-equipped storage shed.

    9/10

Interests

9 areas
  • Gardening

    The property occupies a fantastic large corner site with mature flowerbeds, established trees, and a spacious lawn area for keen gardeners.

    8/10
  • Walking

    Located in a residential cul-de-sac with nearby green areas, and a short drive or manageable distance into Ennis for local walks.

    7/10
  • Gym

    Fitness facilities in Ennis town centre are a short drive away, and the flexible top-floor space easily accommodates a home gym setup.

    6/10
  • Cycling

    Cycling into Ennis town centre is achievable, though buyers should verify local cycle lane connectivity from the suburban development.

    6/10
  • Golf

    Ennis Golf Club is accessible within a short drive, making it a convenient location for golf enthusiasts.

    7/10
  • Fishing

    Proximity to the River Fergus and surrounding Clare waterways provides reasonable access for local fishing enthusiasts.

    6/10
  • Horse Riding

    Equestrian facilities are typically found in the surrounding rural County Clare countryside rather than immediately nearby.

    5/10
  • Water Sports

    Inland location means water sports require travelling further towards the coast or major lakes.

    4/10
  • Entertaining

    Features an open-plan kitchen and dining area, a large main living room with double glass doors, and a south-west facing cobbled outdoor dining space.

    9/10

Lifestyle

5 areas
  • Quiet Living

    Situated in a popular residential development within a quiet cul-de-sac overlooking a communal green area, ensuring minimal through traffic.

    9/10
  • Rural Living

    This is an established suburban housing development on the edge of Ennis rather than a rural setting.

    4/10
  • Village Living

    Offers a suburban neighbourhood feel while remaining close to the local amenities and community of Ennis town centre.

    6/10
  • Coastal Living

    Located inland in County Clare, far away from any immediate coastal amenities.

    2/10
  • Urban Living

    Conveniently located within a short drive of Ennis town centre, providing easy access to shops, services, and urban conveniences.

    7/10

Social

6 areas
  • Community Involvement

    Located in an established residential development with an active local community and regular neighborhood interactions.

    7/10
  • Café Culture

    A short drive to Ennis town centre provides access to a variety of local cafés, restaurants, and social spots.

    7/10
  • Nightlife

    Ennis offers traditional pubs and evening entertainment, though the immediate residential area remains quiet and peaceful.

    6/10
  • Health/Wellness groups

    Proximity to Ennis town ensures good access to local health clubs, fitness classes, and wellness groups.

    7/10
  • Networking Opportunities

    Mainly a residential suburb, requiring travel into Ennis or regional employment hubs for professional networking.

    6/10
  • Tech-Hub Connectivity

    Good residential infrastructure for remote tech workers, though buyers should verify local broadband speeds and fiber availability.

    6/10

Listing information

Agent
DNG O'Sullivan Hurley
Phone
065 684 0200
Published on HouseDelve
25 September 2026
Correction
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Property reference: HD-069CC6HouseDelve · Republic of Ireland

Report 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.