25 Boheraroan, Newmarket On Fergus, Co. ClareV95HH31
€195,000
2 Bed~1 Bath~84 m²~BER B
What you'll like:
- Energy efficiency: The impressive B energy rating indicates a well-insulated home, which should significantly reduce monthly heating costs and keep utility bills manageable for a buyer.
- Spacious floor area: Offering eighty-four square metres, this apartment provides unusually generous room proportions for a two-bedroom property, ensuring comfortable day-to-day living.
- Open plan layout: The expansive L-shaped kitchen, living, and dining area features three front aspect windows, creating a bright and sociable space flooded with natural daylight.
- Good decorative order: Presented in very good decorative condition throughout, the property allows a new owner to move in immediately without needing to undertake costly immediate renovations.
- Solid timber flooring: The living and dining zone features durable solid oak timber flooring, adding a touch of quality craftsmanship and long-lasting aesthetic appeal.
- Integrated kitchen appliances: The kitchen comes equipped with built-in wall and floor units alongside an integrated electric hob, oven, and extractor fan for immediate convenience.
- Generous bedroom sizes: Both bedrooms are described as fantastic and large, measuring over five metres and four metres respectively, offering excellent accommodation flexibility.
- Modern bathroom setup: The fully tiled bathroom includes a contemporary bathtub with a side screen and a convenient overhead rainfall shower attachment for an upgraded daily experience.
- Attic storage access: The entrance hallway provides access to a large attic space, supplying valuable extra storage capacity that is rarely found in standard apartment living.
- Built-in hotpress: A dedicated hotpress storage closet located in the entrance hallway helps keep household linens and cleaning supplies organized and out of sight.
- Communal green areas: Residents enjoy access to a large communal green space within the development, providing pleasant outdoor relaxation spots right on the doorstep.
- Lough Gash views: The development overlooks the scenic Lough Gash area, offering tranquil views and a pleasant natural backdrop to the surrounding neighbourhood.
- Village convenience: Positioned within walking distance of all local services and amenities in the village, residents can easily access shops, schools, and social venues.
- Commuter friendly location: Easy access within minutes to the M18 motorway makes daily commuting straightforward for working professionals traveling to Ennis, Shannon, and Limerick.
- Assigned parking areas: The development features dedicated communal parking areas, ensuring residents and their visiting guests have designated spaces close to the building entrance.
- Fiber broadband connectivity: The availability of fiber broadband ensures high-speed internet access is ready for remote workers, streaming enthusiasts, and modern digital households.
- Mains utility connection: Reliable mains water and mains sewage connections are already established, avoiding the maintenance complexities associated with private wells or septic tanks.
- Top floor privacy: Being a top floor apartment means no overhead footsteps, offering a quieter living environment and enhanced privacy for the occupants.
- Investment potential: Given the strong rental demand in commuter towns, this property represents an attractive proposition for buy-to-let investors seeking steady rental yields.
- Competitive asking price: Priced at one hundred ninety-five thousand euros, the property offers an accessible entry point into the housing market for first-time buyers.
But keep in mind:
- Top floor accessibility: Being located on the top floor requires climbing multiple flights of stairs daily, which could pose a physical challenge or make moving heavy furniture difficult.
- Electric heating reliance: The property relies on electric heating rather than gas or heat pumps, which buyers should investigate as it can sometimes lead to higher electricity bills.
- Management company fees: Apartment living typically involves annual service charges and management fees, so buyers must verify the exact cost and what maintenance is covered.
- Sinking fund contributions: Prospective buyers should check the financial health of the owners management company to ensure adequate sinking fund reserves exist for future roof or structural repairs.
- Building insurance costs: Block insurance policies are managed communally, and buyers should confirm that these premiums are fully up to date and reasonable in price.
- Shared entrance hallways: The communal stairwells and hallways are shared with other residents, meaning buyers should inspect the overall cleanliness and maintenance standards of these areas.
- Parking space allocation: Since parking is communal rather than deeded to a specific unit, buyers should verify if parking availability becomes constrained during evening hours.
- Sound insulation checks: While top floor units avoid overhead noise, buyers should investigate party wall acoustic insulation to ensure privacy from adjacent neighbours.
- Attic space ownership: Buyers should verify through their legal representative whether the large attic space is officially demised to the property or controlled by the management company.
- Refuse collection arrangements: Prospective purchasers need to check how waste management and bin storage are organized for the block to ensure convenient and tidy disposal.
- Pet policy restrictions: Buyers with pets should review the development rules and management company covenants to confirm whether dogs or cats are permitted in the apartments.
- Subletting regulations: Investors must check if the owners management company enforces any restrictions, caps, or registration requirements on renting out the property.
- Lack of private garden: While there is a communal green, the property lacks a private balcony or private garden space for personal outdoor dining or gardening.
- External maintenance responsibility: Exterior painting, roof upkeep, and window cleaning of common areas are handled by the management company, meaning owners have less direct control over timelines.
- Fire safety compliance: Buyers should ensure that the apartment block meets all current fire safety regulations, including alarm systems in shared stairwells and fire doors.
- Bicycle storage limits: Cyclists should investigate whether there are secure, covered bicycle parking facilities within the development for safe storage of bikes.
- Future development proximity: Buyers should check local planning registers to see if nearby land surrounding Lough Gash or the village could face future construction impacts.
- Broadband provider choice: While fiber broadband is noted, buyers should verify which specific telecom operators currently service the building to ensure preferred provider availability.
- Ventilation and humidity: Top floor apartments under roof spaces should be checked for adequate bathroom and kitchen extraction to prevent potential condensation or mould issues.
- Lack of elevator: The absence of a lift in the building means grocery shopping, luggage, and accessibility aids must always be transported up the stairs manually.
Price positioning
?
- The asking price appears attractively positioned below broader local valuation patterns, largely because it represents an apartment format rather than the larger semi-detached or detached dwellings that dominate regional transactions.
- Valuation signals point toward strong affordability given the competitive entry point, contrasting against higher figures recorded for multi-room houses in the immediate neighbourhood over recent years.
- This pricing level could be supported by steady commuter demand and first-time buyer interest, though it might be undermined by potential management fees or building density factors typical of apartment living.
- Relevant considerations include the strong energy efficiency rating and generous floor area for a two-bedroom layout, which enhances long-term comfort and keeps utility costs manageable for prospective occupants.
Build Analysis
What we know from similar construction types
- The property is a top-floor apartment built around 2006, spanning approximately 84 square meters with two bedrooms and one bathroom.
- The accommodation features a large open-plan kitchen, living, and dining area, along with access to a large attic space which may offer additional storage or potential, subject to any necessary management company permissions or structural considerations.
- Heating is provided by an electric heating system, and the building utilizes mains water and mains sewage.
- As an apartment within a development, a buyer should investigate the management company structure, annual service charges, rules regarding common areas, parking, and sinking fund reserves.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 800 to 1,100 euro.
- This estimate is based on the property having a floor area of 84 square meters and a favorable B energy rating, though actual costs will vary depending on individual energy usage and utility price fluctuations.
Pollution Safe
9/10Environmental situation to investigate
- The development is located in a predominantly residential and suburban setting within Newmarket on Fergus, showing no apparent immediate proximity to heavy industrial plants or active major landfills.
- Any historical or legacy industrial concerns in the wider Clare region are generally distant, though buyers should verify local environmental reports for absolute certainty.
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
109 BOHERAROAN, NEWMARKET ON FERGUS, CO CLARE
- Sale date
- Declared sale price
- €280,000.00
57 BOHERAROAN, NEWMARKET ON FERGUS, CO CLARE
- Sale date
- Declared sale price
- €335,000.00
82 BOHERAROAN, NEWMARKET ON FERGUS, CLARE
- Sale date
- Declared sale price
- €322,000.00
20 BOHERAROAN, NEWMARKET ON FERGUS, CO CLARE
- Sale date
- Declared sale price
- €167,000.00
88 BOHERAROAN, NEWMARKET ON FERGUS, CO CLARE
- Sale date
- Declared sale price
- €220,000.00
Recent sales in the wider Newmarket On Fergus area
LOUGHASH RD, NEWMARKET ON FERGUS, CLARE
- Sale date
- Declared sale price
- €350,000.00
101 GLEANN CORA, NEWMARKET ON FERGUS, CLARE
- Sale date
- Declared sale price
- €275,000.00
8 ENNIS RD, NEWMARKET ON FERGUS, CO CLARE
- Sale date
- Declared sale price
- €295,000.00
KNOCKSAGGART, NEWMARKET ON FERGUS, CO CLARE
- Sale date
- Declared sale price
- €180,000.00
CARHUE, NEWMARKET ON FERGUS, CLARE
- Sale date
- Declared sale price
- €400,000.00
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 1 percent of the purchase price, amounting to 1,950 euro.
- Solicitor legal fees: approximately 1,500 to 2,500 euro plus outlay.
- Land registration fees: approximately 170 to 600 euro depending on the application type.
- Property valuation fees: approximately 150 to 300 euro.
- Surveyor fees: approximately 300 to 600 euro for a standard structural survey.
- Annual home insurance: approximately 350 to 600 euro depending on the policy and provider.
Forum Talk
What people are saying about this area
- Residents frequently highlight the convenience of living in Newmarket on Fergus for commuters, noting quick access to the M18 motorway toward Ennis, Shannon, and Limerick.
- Local discussions often praise the community atmosphere within developments like Boheraroan, emphasizing walking distance access to village shops, schools, and amenities.
- The proximity to natural amenities such as Lough Gash is commonly mentioned by locals as a picturesque feature of the immediate area.
- Prospective buyers in local forums frequently note the strong appeal of properties in this area for both first-time buyers and investors due to the demand for rental accommodation near Shannon and Ennis.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
Being a top floor apartment with two bedrooms, space is somewhat limited for growing families, though the communal green area provides some outdoor space to play.
- Teenagers5/10
Two bedrooms allow shared or individual rooms, but a top floor apartment layout offers limited privacy and separation for teenagers.
- Multi-generational Living2/10
With only 84 square metres and a single bathroom, this apartment is entirely unsuitable for multi-generational living setups.
- Single Buyers9/10
An affordable asking price of €195,000 combined with two bedrooms and low maintenance makes this an excellent starter home for a single buyer.
- Couples9/10
The spacious open plan kitchen, living and dining area along with two well-sized bedrooms makes this an ideal home for a couple starting out.
- Empty Nesters8/10
Low maintenance living on one level appeals to empty nesters, though being a top floor apartment means relying on stairs or access.
- Retirees6/10
While easy to maintain, buyers should verify if elevator access is available as this is a top floor apartment, which may impact long-term mobility.
Work
3 areas- Remote Working8/10
Equipped with fibre broadband, this apartment is well-suited for remote workers needing reliable internet connectivity.
- Hybrid Commuting9/10
Easy access within minutes' drive onto the M18 motorway makes commuting to Ennis, Shannon, and Limerick highly convenient.
- Retired7/10
A manageable property layout close to village amenities suits retirees, though stair access to the top floor should be considered.
Practical
8 areas- Ageing in Place4/10
Being a top floor apartment with stairs and no private garden creates accessibility challenges for long-term ageing in place.
- Low Maintenance9/10
Apartment living with communal maintenance taken care of makes this a very low-maintenance property option.
- Secure Gated Entry5/10
Buyers should verify the exact security features and entry systems installed for the communal development.
- Minimalist Design8/10
The apartment layout naturally lends itself to clean, modern, and minimalist interior styling.
- Flexible Floor Plans6/10
Features an open-plan kitchen/living/dining space alongside two bedrooms, offering standard apartment flexibility.
- Heritage Home1/10
Built in 2006, this is a modern apartment rather than a period or heritage property.
- Ecological Setup8/10
Achieves an impressive B BER rating, indicating good energy efficiency and lower heating costs.
- Outdoor areas5/10
While there is no private outdoor space, residents benefit from access to a large communal green area overlooking Lough Gash.
Interests
9 areas- Gardening2/10
As a top floor apartment with no private garden, opportunities for gardening are limited to communal green areas.
- Walking8/10
Being within walking distance of village amenities and scenic spots overlooking Lough Gash provides pleasant local walking opportunities.
- Gym5/10
Fitness facilities would rely on local amenities in nearby towns, as none are explicitly attached to the development.
- Cycling6/10
The village location offers manageable local cycling, though buyers should verify bike storage facilities within the apartment block.
- Golf6/10
The region features accessible golf courses in the wider Clare and Limerick areas, though none are directly adjacent.
- Fishing7/10
The property's proximity overlooking Lough Gash and the wider Shannon region offers good access to local angling opportunities.
- Horse Riding5/10
County Clare offers rural equestrian centres, though they will require a short drive from the village.
- Water Sports5/10
Proximity to the Shannon estuary and nearby lakes allows for water sports, though transport is required to reach specialized facilities.
- Entertaining7/10
The large open-plan kitchen, living, and dining area measuring 6.6m x 6.5m provides a wonderful social space for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Located in a popular development overlooking Lough Gash with a pleasant outlook, offering a generally peaceful residential setting.
- Rural Living4/10
While situated in a village setting close to natural features like Lough Gash, this is a suburban-style apartment development rather than rural.
- Village Living10/10
The property is within walking distance of all services and amenities in Newmarket on Fergus village, ensuring great convenience.
- Coastal Living2/10
The location is inland in County Clare, far from any coastal amenities or beaches.
- Urban Living5/10
It offers proximity to village conveniences and short drives to Ennis, Shannon, and Limerick, striking a balance between rural and town accessibility.
Social
6 areas- Community Involvement7/10
Village location and communal green areas encourage a sense of community engagement and local participation.
- Café Culture6/10
Basic local amenities are within walking distance in Newmarket on Fergus, with broader café options available a short drive away in Ennis or Shannon.
- Nightlife4/10
Newmarket on Fergus offers a quiet village atmosphere with limited nightlife, requiring travel to larger nearby towns for extensive options.
- Health/Wellness groups6/10
Local community spaces and nearby towns offer access to various wellness and fitness groups.
- Networking Opportunities5/10
Networking is primarily accessible by commuting to nearby employment hubs like Shannon and Limerick.
- Tech-Hub Connectivity7/10
Fibre broadband is installed, and the proximity to the Shannon tech and business corridor supports digital connectivity.
Listing information
- Agent
- DNG O'Sullivan Hurley
- Phone
- 065 684 0200
- Published on HouseDelve
- 26 September 2026
- Correction
- Report an issue
HD-929CDDHouseDelve · 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.