21 Sycamore Drive, Kilmallock, LimerickV35X789
€349,000
4 Bed~4 Bath~135 m²~BER C
What you'll like:
- Generous Corner Plot: The property occupies a large corner site providing enhanced privacy, outdoor space, and a greater sense of openness, which is ideal for family living.
- Substantial Floor Area: Extending to approximately 135 square meters, the residence offers well-proportioned rooms that easily accommodate growing family needs and furniture layouts.
- Detached Family Layout: Being a detached home, it reduces shared party wall noise and offers independent access around the perimeter of the structure.
- Dual Ensuite Bedrooms: Having two bedrooms with private ensuite facilities significantly enhances household convenience and morning routine efficiency for occupants or guests.
- Attached Garage Space: The inclusion of an attached garage provides secure vehicle parking or valuable additional storage for household equipment and outdoor gear.
- Additional Garden Shed: A dedicated steel tech shed on site offers extra functional space for hobby work, gardening tools, or general domestic storage.
- Extensive Parking Area: A large tarmac driveway accommodates multiple vehicles off-street, preventing parking congestion and ensuring convenient guest arrivals.
- Walkable Town Access: Situated within easy walking distance of Kilmallock town centre, residents can readily access local shops, services, and community events without driving.
- Nearby Educational Facilities: Proximity to local primary and secondary schools reduces daily school run travel times and benefits families with children.
- Established Residential Setting: Located within a regarded and sought-after development, the property benefits from a settled neighbourhood feel and community stability.
- Bright Sitting Room: The main sitting room features a desirable bay window and a feature fireplace, creating a welcoming focal point for relaxation.
- Dedicated Utility Room: A separate utility room equipped with laundry plumbing helps keep household chores organized and separate from kitchen spaces.
- Guest Cloakroom Facilities: The inclusion of a ground floor guest WC adds practical convenience for visitors and reduces traffic upstairs during gatherings.
- Open Dining Connection: The kitchen and dining room connect smoothly, featuring patio doors that offer direct access to the rear garden for outdoor dining.
- Built-In Storage Solutions: Multiple bedrooms feature built-in wardrobes, reducing the immediate need for buyers to purchase freestanding bedroom furniture upon moving in.
- Double Glazed Joinery: Fitted uPVC double-glazed windows and doors help improve thermal insulation and reduce external street noise intrusion.
- Private Rear Patio: The enclosed rear garden includes a patio area, providing a low-maintenance space for outdoor seating and weekend entertaining.
- Stable Asking Price: Recorded tracking shows the asking price has remained stable at 349,000 euros, indicating consistent vendor expectations without sudden erratic shifts.
- Pedestrian Access Routes: Dedicated pedestrian access options to the town enhance safety and walkability for residents choosing not to use cars.
- Comprehensive Local Amenities: The immediate area is well-serviced by crche facilities, churches, and public transport services, supporting daily lifestyle convenience.
But keep in mind:
- Mid-Range BER Rating: The home holds a C energy rating, which means a buyer should investigate potential insulation or heating upgrades to improve future efficiency.
- Oil Fired Heating: The property relies on oil-fired central heating, requiring buyers to budget for oil tank management and potential future heating system conversions.
- Untested Appliances: The selling agents note that appliances and fixtures have not been tested, meaning buyers must budget for possible repair or replacement costs.
- Compact Fourth Bedroom: The fourth bedroom is a single room measuring eight by eight feet, which may limit its utility to a nursery or home office.
- Potential Garage Conversion: Buyers wishing to expand habitable space might consider converting the attached garage, which would incur additional planning and construction expenses.
- Surface Water Drainage: Due to the large corner site and patio areas, buyers should verify proper surface water drainage to prevent any pooling during heavy rain.
- Boundary Maintenance Costs: Owning a large corner site often entails greater boundary fencing or hedging maintenance responsibilities for the homeowner.
- Upstairs Bathroom Size: The main family bathroom measures under seven by six feet, which could feel compact for a busy household sharing the facility.
- Lack of Property Type Data: Official listing data leaves the specific structural build type unspecified, requiring buyers to verify construction materials with a surveyor.
- Potential Insulation Retrofits: Given the C energy rating, buyers should verify attic and wall insulation depths to identify areas for thermal performance enhancement.
- Boiler Age and Condition: The listing does not specify the age or service history of the oil boiler, necessitating an independent heating inspection.
- Traffic and Corner Exposure: Corner properties can occasionally experience headlights sweeping across windows from turning vehicles or higher local pedestrian visibility.
- Window Seal Integrity: Buyers should check all uPVC double-glazed window seals for signs of condensation failure or drafts typical of mature installations.
- Roof and Gutter Check: The extensive roof area and attached structures require a thorough surveyor inspection to confirm gutter and flashing integrity.
- Electrical System Capacity: Buyers should inspect the main fuse board and circuit capacity to ensure it safely supports modern electronic and appliance loads.
- Plumbing Pipework Inspection: As fittings are untested, a thorough check of water pressure and pipework condition is essential to prevent unexpected leaks.
- Garden Soil and Drainage: Buyers planning landscaping or extensions should verify soil conditions and drainage capacity across the expansive outdoor plot.
- Future Expansion Limits: Any plans to extend the property further should be checked against local planning regulations regarding corner site building lines.
- Local Market Comparables: Buyers should independently analyze recent nearby sales to confirm that the asking price aligns accurately with current market conditions.
- Closing Cost Proportions: Additional expenses such as stamp duty, legal fees, and surveyor costs should be factored into the total purchase budget.
Price positioning
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- The asking price appears somewhat overvalued relative to historical transactions within the same development, positioning this detached four-bedroom property at a notable premium compared to prior recorded sales in the immediate residential area.
- Upward valuation signals include the generous floor area of approximately 135 square meters, a large corner site, an attached garage, and two ensuite bedrooms, which collectively offer enhanced living space and practical amenities.
- Factors that could support such a price include strong demand for well-maintained family homes within walking distance of local town amenities, whereas potential underperformance might stem from buyer resistance to prices exceeding historical estate norms.
- Relevant market context indicates that while broader regional transactions show varying price points for detached and rural properties, buyers will carefully weigh the C energy rating against the initial capital outlay required for potential efficiency upgrades.
Build Analysis
What we know from similar construction types
- The property is a detached four-bedroom residence extending to approximately 135 sq. m. featuring uPVC double-glazed windows and doors and oil-fired central heating.
- The inclusion of an attached garage and an additional Steel Tech shed offers substantial extra storage space, which a buyer should verify complies with local planning exemptions.
- The house occupies a generously proportioned corner site, providing a large tarmac driveway and a private rear garden with a patio area, though a buyer should check boundary definitions.
- Given the presence of multiple bathrooms including two ensuites and a guest WC, a buyer should inspect plumbing fixtures and seals for potential maintenance issues.
- As the heating relies on oil, a buyer may wish to investigate future upgrade options to heat pump systems to improve energy efficiency.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 1,800 euro to 2,400 euro.
- Explanation: Based on a floor area of approximately 135 square meters and a BER rating of C, combined with the oil fired central heating system described in the property details, annual energy consumption will reflect typical usage patterns for a detached residence of this size.
Environmental checks
Area-level evidence and things to investigate
Air quality
Nearby sites
Landfills
None foundWaste facilities
None foundIndustrial facilities
None foundNearby infrastructure
Mobile phone masts
None foundOverhead electricity lines
None foundUnderground electricity cables
None foundFlood Safe
8/10Water overflow reports to follow up
- The property is located within an established residential development in Kilmallock with a reasonable separation distance from nearby mapped flood zones.
- Standard drainage and local surface water management should be considered during periods of exceptionally heavy rainfall, as is typical for suburban settings.
- Official flood studies indicate that the immediate building footprint is outside the primary modeled river flood extents.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
4 SYCAMORE DR, KILMALLOCK, LIMERICK
- Sale date
- Declared sale price
- €260,000.00
4 SYCAMORE DR, KILMALLOCK, LIMERICK
- Sale date
- Declared sale price
- €195,000.00
Recent sales in the wider Kilmallock area
BOHERYGEELA LODGE, MEANUS, KILMALLOCK
- Sale date
- Declared sale price
- €300,000.00
SARSFIELD STREET, KILMALLOCK, CO. LIMERICK
- Sale date
- Declared sale price
- €140,000.00
BRESHEEN NORTH, KILMALLOCK, CO LIMERICK
- Sale date
- Declared sale price
- €370,000.00
RAWLEYSTOWN, LOUTH GUR, KILMALLOCK
- Sale date
- Declared sale price
- €250,000.00
5 EDWARD COURT, LORD EDWARD ST, KILMALLOCK
- Sale date
- Declared sale price
- €150,000.00
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: €3,490 — 1% of €349,000.
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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: 1,500 euro to 3,000 euro plus VAT and outlays.
- Land registration fees: 400 euro to 800 euro depending on property value and registration type.
- Property valuation fees: 150 euro to 250 euro for a standard mortgage valuation.
- Surveyor fees: 500 euro to 1,200 euro depending on the depth of the structural survey for a 135 square meter detached home.
- Annual home insurance: 400 euro to 800 euro depending on the level of buildings and contents cover selected.
Forum Talk
What people are saying about this area
- Local community discussions highlight Kilmallock as a family-friendly heritage town with strong demand for detached homes within walking distance of schools and amenities.
- Residents on local forums frequently note the convenience of Sycamore Drive due to its proximity to the town centre and pedestrian accessibility.
- Property discussions in the wider Limerick region indicate continued interest in well-established residential developments featuring larger corner sites and attached garages.
- Local groups often recommend verifying the capacity and connectivity of local broadband infrastructure when purchasing properties in the area.
- Community commentary suggests that demand for four-bedroom homes with multiple ensuites remains steady among growing families looking to relocate to established estates.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
This detached four-bedroom home on a large corner site offers ample indoor space and a private rear garden, making it an excellent environment for young families.
- Teenagers8/10
With four bedrooms, including two ensuites, teenagers will appreciate having their own space. The property is also within walking distance of local secondary schools.
- Multi-generational Living6/10
While the four bedrooms provide good accommodation, the layout is standard two-storey detached rather than specifically designed for multi-generational independence.
- Single Buyers5/10
A four-bedroom detached property might be larger and more expensive than what a typical single buyer needs, though it offers room to grow.
- Couples7/10
Couples planning for the future or desiring home office space will find the generous floor area and layout appealing.
- Empty Nesters6/10
The home offers single-level living potential on the ground floor, but maintaining four bedrooms and a large garden may feel excessive once children leave.
- Retirees6/10
Walking distance to town amenities is a major plus, though stairs and garden maintenance should be considered for long-term retirement living.
Work
3 areas- Remote Working8/10
With four bedrooms available, at least one can easily be adapted as a dedicated home office for remote working.
- Hybrid Commuting7/10
Public transport services are mentioned nearby, making hybrid commuting viable, though buyers should check specific transit timetables and routes.
- Retired7/10
The proximity to local amenities and healthcare services supports a comfortable retirement lifestyle, subject to managing the property upkeep.
Practical
8 areas- Ageing in Place6/10
Features a ground floor guest WC and good accessibility, though all four bedrooms and main bathrooms are located upstairs.
- Low Maintenance7/10
The property features uPVC double-glazed joinery and brick/dash finishes, though the large corner site requires ongoing garden care.
- Secure Gated Entry3/10
The property features an open tarmac driveway rather than a secure gated entryway.
- Minimalist Design4/10
Traditional layout with separate rooms rather than open-plan minimalist architecture.
- Flexible Floor Plans7/10
Four bedrooms, an attached garage, and a utility room offer good flexibility for changing household needs.
- Heritage Home3/10
This is a modern suburban residence within a development rather than a period or heritage property.
- Ecological Setup4/10
Standard oil-fired central heating and a C BER rating indicate standard energy efficiency without advanced eco-features.
- Outdoor areas9/10
Benefits from a large corner site, a private rear garden with a patio, an attached garage, a steel tech shed, and extensive parking.
Interests
9 areas- Gardening8/10
The large corner site and private rear garden offer plenty of scope for keen gardeners to develop outdoor planting.
- Walking9/10
Being within walking distance of local amenities and Kilmallock town centre makes it very convenient for daily walks.
- Gym5/10
There is no dedicated home gym, though the attached garage or steel tech shed could potentially be converted for fitness use.
- Cycling6/10
The surrounding local roads offer decent cycling opportunities, though buyers should verify local cycle lane infrastructure.
- Golf5/10
Proximity to local golf facilities should be verified, as specific course details are not provided in the listing.
- Fishing5/10
Buyers interested in fishing should investigate local river and angling opportunities in the surrounding Limerick region.
- Horse Riding5/10
Rural County Limerick generally offers equestrian potential, though local stables and riding facilities would need to be verified independently.
- Water Sports2/10
Inland location means water sports facilities are limited and require travel to suitable lakes or coastal areas.
- Entertaining8/10
Featuring a spacious kitchen/dining room, a sitting room, a patio area, and extensive parking, the property is well-suited for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Situated in a sought-after residential development, the area generally offers a peaceful suburban atmosphere.
- Rural Living4/10
Located in an established housing development within walking distance of town, rather than a rural countryside setting.
- Village Living9/10
Positioned within easy walking distance of Kilmallock town centre, providing strong local community and village-style convenience.
- Coastal Living1/10
The property is located inland in County Limerick, far from any coastal amenities.
- Urban Living5/10
Provides access to town amenities, but Kilmallock is a historic town rather than an urban centre.
Social
6 areas- Community Involvement8/10
An established residential development close to town encourages active participation in local community groups and activities.
- Café Culture6/10
Kilmallock town offers local spots, though major café culture is more prominent in larger nearby urban hubs.
- Nightlife4/10
Nightlife options are limited in the immediate town, likely requiring trips to larger towns or cities for extensive entertainment.
- Health/Wellness groups6/10
Local facilities and community spaces can support wellness groups, though specific local club offerings should be verified.
- Networking Opportunities4/10
As a residential town setting, formal professional networking opportunities are relatively sparse locally.
- Tech-Hub Connectivity5/10
Broadband speeds and digital connectivity should be verified by the buyer to ensure they meet remote tech requirements.
Listing information
- Agent
- REA Dooley Group
- Phone
- 061 385 852
- Current status
- active
- Published on HouseDelve
- 9 November 2026
- Correction
- Report an issue
HD-FFEF2AHouseDelve · 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.