2 Manor Brook, Adare, Co. LimerickV9435W6
€595,000
4 Bed~3 Bath~190 m²~BER B
What you'll like:
- Prime Village Location: Situated in the highly regarded village of Adare, providing convenient access to local shops, cafés, and restaurants for everyday lifestyle ease.
- Generous Floor Area: Extends to approximately 190 square metres, offering substantially more space than typical semi-detached dwellings to accommodate growing family needs comfortably.
- Four Spacious Bedrooms: Features four well-proportioned bedrooms upstairs, ensuring adequate private accommodation for larger households or visiting guests without compromising on room sizes.
- Principal En-Suite Bathroom: Includes a private en-suite bathroom attached to the primary bedroom, adding a touch of daily convenience and modern comfort for homeowners.
- Dedicated Home Study: Incorporates a separate ground-floor study room, providing an ideal dedicated workspace for remote professionals or a quiet homework area for children.
- Modern Energy Rating: Achieves an impressive B energy rating, which indicates superior thermal performance and lower overall utility bills for the conscientious buyer.
- Air-to-Water Heating: Equipped with an advanced air-to-water heating system, offering sustainable and energy-efficient climate control throughout the entire residential property.
- Flexible Ground Floor: Features a practical layout comprising an entrance hallway, living room, kitchen, dining area, utility room, and guest WC for seamless daily routines.
- Family Bathroom Upstairs: Includes a well-sized main family bathroom on the upper level, conveniently positioned to serve the remaining three bedrooms efficiently.
- Desirable Community Appeal: Located in one of Limerick's most sought-after residential addresses, renowned for its attractive streetscape and welcoming community atmosphere.
- Commuter Accessibility: Benefits from excellent regional connectivity to Limerick City and surrounding employment hubs, making daily commutes manageable for working professionals.
- Established Residential Setting: Positioned within an established neighborhood enclave, reducing the uncertainties often associated with newly developing or unproven housing sites.
- Strong Local Amenities: Surrounded by reputable schools, leisure facilities, and recreational options, ensuring long-term convenience and high desirability for families.
- Stable Asking Price: Maintained a steady asking price of five hundred ninety-five thousand euros without recent reductions, suggesting confident positioning by the vendor.
- Modern Construction Standards: Demonstrates contemporary building specifications inherent in higher BER properties, minimising immediate maintenance worries for the incoming purchaser.
- Utility Room Convenience: Provides a separate utility space off the main kitchen area, keeping laundry appliances hidden and preserving living area tidiness.
- Guest Cloakroom Provision: Features a convenient ground-floor guest WC, enhancing hospitality and practicality when entertaining visitors within the primary living zones.
- Bright Living Spaces: Designed with well-proportioned rooms that benefit from natural light penetration, creating an inviting and airy ambiance throughout the day.
- Investment Retention Potential: Adare's enduring popularity and limited housing supply help safeguard long-term property value, making it a sound asset for future resale.
- Ready for Immediate Occupation: Offers a functional layout and modern services that allow new owners to move in without undertaking extensive initial renovations.
But keep in mind:
- High Entry Cost: Priced at five hundred ninety-five thousand euros, which represents a substantial financial commitment and requires careful evaluation against local market values.
- Semi-Detached Privacy: Shares a party wall with a neighboring dwelling, potentially allowing sound transfer and lesser privacy compared to a detached alternative.
- Limited Price Movement: The asking price has remained completely static since initial tracking, suggesting the seller may be firm and inflexible during negotiations.
- Unverified Management Fees: Buyers should investigate whether any estate or management fees apply to common areas within the development to avoid unexpected annual costs.
- Potential Future Retrofitting: Although currently rated B, buyers must verify exact insulation standards to ensure long-term efficiency as energy regulations continue to evolve.
- Heating System Maintenance: Air-to-water systems require specialised servicing, and buyers should budget for periodic professional maintenance to keep the technology operating efficiently.
- Traffic Congestion Risks: Adare experiences notable tourist and commuter traffic flows, which could impact local journey times during peak tourism and rush hours.
- Unknown Garden Orientation: The listing omits details regarding the rear garden aspect, so buyers must inspect to confirm whether outdoor spaces receive adequate sunlight.
- Parking Limitations: Driveway dimensions are not specified, requiring buyers to verify if off-street parking can comfortably accommodate multiple modern family vehicles.
- Boundary Clarification Needed: Purchasers should have their legal representative carefully examine the title maps to confirm exact garden boundaries and shared access points.
- Extension Constraints: Being a semi-detached property, any future structural extensions will require careful planning consideration to avoid impacting neighboring light and privacy.
- Lack of Property Type Details: Official listing data omitted the exact structural category beyond semi-detached, making a thorough physical survey crucial prior to contract signing.
- BER Verification Due: Buyers should independently inspect the detailed BER advisory report to identify any recommended energy upgrades highlighted by the assessor.
- Local Development Plans: Purchasers must check local authority planning registers to ensure no nearby zoned land could lead to disruptive future construction projects.
- Broadband Infrastructure: Buyers working from home should verify local fibre broadband availability and actual connection speeds prior to finalising the purchase.
- Surface Water Drainage: It is advisable to inspect surface water drainage systems around the property to ensure effective runoff management during heavy rainfall events.
- Interior Finish Inspection: While presented as spacious, buyers should check the quality of internal fixtures, fittings, and flooring to budget for potential cosmetic updates.
- Appliance Warranty Status: Inclusion of kitchen and utility appliances in the sale price should be explicitly confirmed to avoid misunderstandings upon key handover.
- Stamp Duty Implications: At this purchase price tier, buyers must calculate exact stamp duty liabilities to ensure adequate cash reserves are available on closing.
- Home Insurance Quotes: Given the specific heating technology and location profile, prospective buyers should obtain preliminary insurance quotes to check for any unusual premium loadings.
Price positioning
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- The asking price appears slightly undervalued when contrasted with recent verified sales inside the same residential development, where comparable properties achieved noticeably higher figures between six hundred and fifteen thousand and six hundred and thirty thousand euros.
- Valuation signals are reinforced by the considerable floor area of approximately one hundred and ninety square meters, a modern B energy rating, and an efficient air-to-water heating system that collectively enhance market appeal.
- Factors that could support this competitive pricing strategy include an intention to generate brisk early interest or competitive bidding, whereas potential buyers might scrutinize the specific orientation, garden size, or internal finish quality.
- The stable asking-price history without recorded reductions indicates a confident initial launch strategy by the vendor, aligning well with broader regional demand trends for energy-efficient family homes in this desirable village location.
Build Analysis
What we know from similar construction types
- The property is a spacious four-bedroom semi-detached residence extending to approximately 190 square metres, featuring a dedicated study that offers good flexibility for home working.
- It holds a strong B-rated BER and benefits from an air-to-water heating system, which generally indicates good energy efficiency and lower running costs.
- A buyer should investigate the exact standard of insulation, double or triple glazing, and verify the maintenance history and operational efficiency of the air-to-water heat pump system.
- Given that it is a semi-detached property, a surveyor should check for any soundproofing measures between the adjoining walls and general construction quality.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 1100 to 1400 euro.
- This estimate reflects the 190 square meter floor area and the property's efficient B energy rating featuring an air-to-water heating system.
Pollution Safe
9/10Environmental situation to investigate
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
13 MANOR BROOK, ADARE, CO LIMERICK
- Sale date
- Declared sale price
- €615,000.00
10 MANOR BROOK, ADARE, CO LIMERICK
- Sale date
- Declared sale price
- €630,000.00
19 THE CEDAR, MANOR BROOK, ADARE
- Sale date
- Declared sale price
- €450,000.00
Recent sales in the wider Adare area
CURRAGHBEG, ADARE, LIMERICK
- Sale date
- Declared sale price
- €655,000.00
48 ABBEY VIEW, ADARE, LIMERICK
- Sale date
- Declared sale price
- €610,000.00
2 THE COTTAGES, ADARE, LIMERICK
- Sale date
- Declared sale price
- €290,000.00
10 ABBEYVILLE, ADARE, LIMERICK
- Sale date
- Declared sale price
- €360,000.00
KILMACANEARLA, KILFINNY, ADARE
- Sale date
- Declared sale price
- €200,000.00
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: €5,950 — 1% of €595,000.
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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 1500 to 2500 euro plus outlay and VAT.
- Land registration fees: approximately 600 to 800 euro depending on property value and registration type.
- Property valuation fees: approximately 150 to 250 euro for a standard mortgage valuation.
- Surveyor fees: approximately 400 to 800 euro depending on the depth of the structural survey.
- Annual home insurance: approximately 400 to 700 euro depending on the level of contents and buildings cover.
Forum Talk
What people are saying about this area
- Residents in Adare frequently discuss the charm and appeal of living in the historic village, noting its strong community atmosphere and picturesque surroundings.
- Local forums often highlight the convenience of Adare's location, particularly its accessibility to Limerick City for commuters and employment.
- Traffic management and infrastructure updates related to local bypass developments are common topics of conversation among villagers.
- The availability and quality of local amenities, including schools, cafes, and recreational facilities, receive positive engagement from families in the area.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property offers a spacious four-bedroom layout and a desirable village location in Adare, making it a great environment for young children with nearby schools and amenities.
- Teenagers8/10
With four bedrooms and 190 square metres of floor area, there is plenty of space for teenagers, plus a dedicated study for school work or hobbies.
- Multi-generational Living6/10
While the 190 square metre footprint is generous, the semi-detached layout provides standard family accommodation rather than independent multi-generational annexes.
- Single Buyers5/10
At an asking price of €595,000 for a four-bedroom home, this property is primarily aimed at families or higher-budget buyers rather than single purchasers.
- Couples7/10
Couples looking to upsize or settle down in a prime village location will find the four bedrooms and modern air-to-water heating system very appealing.
- Empty Nesters6/10
The home offers great comfort and a B-rated BER, though four bedrooms might be larger than what empty nesters typically require for long-term low maintenance.
- Retirees6/10
Adare provides a welcoming community and excellent local amenities, though retirees should verify if a two-storey, four-bedroom house suits their long-term accessibility needs.
Work
3 areas- Remote Working9/10
The inclusion of a dedicated study is a particularly attractive feature, providing valuable flexibility for those working from home.
- Hybrid Commuting8/10
Adare benefits from good accessibility to Limerick City and the wider region, making hybrid commuting practical.
- Retired6/10
Well-suited for active retirees wanting village amenities, though maintenance of a four-bedroom home should be considered.
Practical
8 areas- Ageing in Place6/10
The two-storey layout requires stair climbing, but the ground floor offers flexible rooms that could potentially be adapted if necessary.
- Low Maintenance8/10
A modern B-rated BER and an air-to-water heating system indicate a contemporary, energy-efficient build with minimal immediate upkeep required.
- Secure Gated Entry3/10
Standard residential estate setting without private gated entry, though buyers should verify estate security measures.
- Minimalist Design5/10
The property follows a traditional semi-detached family home layout rather than an open-plan minimalist architectural style.
- Flexible Floor Plans8/10
Extending to 190 sq.m., the inclusion of a separate study, utility room, and four bedrooms provides excellent layout flexibility.
- Heritage Home2/10
This is a modern residential home rather than a period or heritage property, though located in a historic village.
- Ecological Setup8/10
Featuring an impressive B-rated BER and an air-to-water heating system, the home offers efficient energy performance and reduced consumption potential.
- Outdoor areas7/10
Provides a private rear garden and a pleasant residential setting, typical of a spacious semi-detached property in this location.
Interests
9 areas- Gardening6/10
Semi-detached properties in residential developments typically feature manageable garden spaces, ideal for casual gardeners.
- Walking8/10
Adare's attractive streetscape, local parks, and village environment make it exceptionally well-suited for daily walks and strolls.
- Gym5/10
Local leisure facilities are available in the wider area, though buyers should verify the exact distance to dedicated commercial gym facilities.
- Cycling6/10
The village setting offers pleasant local cycling routes, though regional commuting roads should be navigated with care.
- Golf9/10
Adare is internationally renowned for its world-class golf facilities, making this an exceptional location for golf enthusiasts.
- Fishing7/10
The surrounding County Limerick region features notable rivers, offering good local angling opportunities nearby.
- Horse Riding6/10
The broader countryside setting of County Limerick provides access to equestrian centres and riding opportunities.
- Water Sports3/10
As an inland village, water sports are limited locally, requiring travel towards coastal areas or major lakes.
- Entertaining8/10
A spacious kitchen/dining room, separate living room, and a generous 190 sq.m. floor area provide a wonderful setup for hosting guests and family.
Lifestyle
5 areas- Quiet Living7/10
Situated in a residential development within the picturesque village of Adare, offering a relatively peaceful setting away from major city congestion.
- Rural Living4/10
This is a village residential setting rather than a rural countryside location, though surrounded by the scenic County Limerick landscape.
- Village Living10/10
Ideally situated in the highly regarded village of Adare, offering fantastic local shops, cafés, restaurants, and a strong sense of community character.
- Coastal Living1/10
Adare is an inland heritage village in County Limerick with no direct proximity to the coast.
- Urban Living4/10
While local amenities are plentiful, the setting is a charming village rather than an urban centre, though accessibility to Limerick City is a plus.
Social
6 areas- Community Involvement9/10
Adare is celebrated for its strong local community, welcoming atmosphere, and active village life.
- Café Culture8/10
The village boasts a superb range of local cafés, restaurants, and social spots within easy reach.
- Nightlife4/10
Nightlife is largely centred around traditional local pubs and hotel venues rather than an extensive urban club scene.
- Health/Wellness groups7/10
Local community facilities support various health, wellness, and pilates & stretching groups in the area.
- Networking Opportunities5/10
Professional networking is more prevalent in nearby Limerick City, though the village attracts a thriving local business community.
- Tech-Hub Connectivity6/10
Buyers should verify broadband speeds locally, though remote workers are well accommodated by the dedicated study space.
Listing information
- Agent
- DNG Declan Woulfe
- Phone
- 068 32 141
- Current status
- active
- Published on HouseDelve
- 1 November 2026
- Correction
- Report an issue
HD-BB9AD5HouseDelve · 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.