
27 Boru Walk, Newtown, Killaloe, ClareV94DT3F
€239,500
3 Bed~3 Bath~102 m²~BER C2
What you'll like:
- Turn-key condition: The property is presented in excellent condition throughout, allowing a new buyer to move in or rent it out immediately without undertaking expensive initial repairs.
- Walkable lakeside location: Situated within walking distance of all amenities in Killaloe, ensuring high convenience and strong appeal for short-term holidaymakers seeking leisure breaks.
- Multiple en-suite bedrooms: Features three well-proportioned bedrooms with two en-suites plus a family bathroom, providing high comfort and privacy for multiple visiting guests simultaneously.
- Outdoor private space: Includes a maintenance-free rear garden with a large paved patio area, giving guests an attractive outdoor space to relax without requiring intensive ongoing landscaping.
- Balcony feature: The open-plan living area includes double French doors with a glass balcony, enhancing natural light and providing pleasant views for occupants relaxing indoors.
- Modern fitted kitchen: Equipped with fully fitted country cream units and integrated appliances including an electric oven, hob, and dishwasher for immediate functional convenience.
- Double glazing: Fitted with PVC double glazed windows and a hardwood front entrance door, helping to improve thermal retention and reduce outside ambient noise levels.
- Built-in storage: Bedrooms feature built-in wardrobes and dressing tables, while the hallway includes a dedicated storage closet and hot press to maximize usable floor area.
- Active management in place: The development is supported by an active management company, which helps maintain communal areas and preserves the overall visual standard of the estate.
- Communal parking: Provides dedicated communal parking facilities for residents and visitors, reducing stress and ensuring organized vehicle placement within the development grounds.
- Defined planning status: The property aligns with a current planning status for short-term holiday lettings, providing a legally clear framework for investors targeting the tourist market.
- Spacious floor area: Offering approximately 102 square meters of living space, the mid-terrace layout feels generously proportioned for a holiday home or rental investment property.
- Stable asking price: Recorded asking-price history shows a stable pricing stance at €239,500 with no erratic fluctuations, reflecting a consistent valuation strategy by the selling agent.
- Accessible layout: The ground floor includes functional bedroom space alongside upper-level rooms, catering well to guests who may prefer minimizing stair usage during their stay.
- Established construction: Built in 2006, the development benefits from modern building regulations compared to older housing stock while avoiding the risks of brand-new unproven builds.
- Mains utility connection: Connected to mains water and mains sewerage services, ensuring reliable everyday utility management without the complexities of private septic tanks or wells.
- Independent patio access: Both bedroom three and the master bedroom feature direct access via double French doors to rear outdoor patio zones, enhancing the indoor-outdoor holiday feel.
- Efficient flooring mix: Features durable laminated oak timber flooring in high-traffic living areas combined with soft carpeting in bedrooms, balancing practicality with underfoot comfort.
- Appliance integration: The kitchen layout comes plumbed for a washer-dryer and includes fitted mosaic tiling over counters, representing a thoughtful finish for rental turnover needs.
- Clear regional demand: Positioned in a popular lakeside tourist town, the property benefits from steady regional holiday demand that underpins potential rental utilization rates.
But keep in mind:
- Holiday letting restrictions: Buyers should investigate local planning regulations and development covenants carefully, as the restricted holiday home status may limit permanent residential occupancy rights.
- Night storage heating: The property relies on night storage electric heating, which can be less responsive and potentially more expensive to run than modern central heating systems.
- Management company fees: Buyers must verify annual service charges and sinking fund contributions levied by the management company, as ongoing fees will directly impact net investment yields.
- C2 BER rating: A C2 Building Energy Rating indicates moderate energy efficiency, meaning utility bills could be higher and future retrofitting may be needed to meet greener standards.
- Mid-terrace thermal limits: As a mid-terrace residence, sound insulation and party wall considerations should be verified to ensure privacy from adjacent holiday properties during peak seasons.
- Electric water heating: Reliance on electric heating and showers may result in high electricity usage peaks, which buyers should factor into their anticipated operational running costs.
- Short-term market volatility: Income from holiday lettings can fluctuate significantly depending on tourism trends, economic conditions, and local competition from alternative accommodation providers.
- Lack of private driveway: The reliance on communal parking means designated spots may not be directly outside the front door, which can be inconvenient when unloading luggage or groceries.
- Maintenance liability: Shared estate amenities and communal spaces mean owners are bound by management company decisions regarding common repair levies and capital expenditure projects.
- Initial price vacancy: The recorded asking-price history began with an unlisted numeric value before settling at €239,500, indicating a potential adjustment period in the agent marketing strategy.
- Limited permanent storage: While bedrooms have built-in wardrobes, external or attic storage appears restricted, which could pose challenges if storing owner equipment between guest stays.
- Carpet wear vulnerability: Heavy reliance on bedroom carpeting in a high-turnover holiday rental setting means carpets may require frequent professional cleaning or premature replacement.
- Electric heater dependence: Wall-mounted electric heaters in bathrooms and living spaces supplement the main heating, potentially increasing the complexity of maintenance and electrical safety checks.
- Terraced outdoor exposure: The rear patio and garden area may experience overlooking from neighboring properties within the development, reducing privacy during outdoor leisure time.
- Financing restrictions: Lenders sometimes apply stricter mortgage criteria or lower loan-to-value limits for properties restricted to holiday home or short-term letting developments.
- Potential letting management fees: If utilizing a local agency to manage guest changeovers and bookings, operating expenses will rise substantially and eat into gross rental revenues.
- Attic space utility: While attic access is noted, buyers should verify if the attic is floored or insulated to a standard that permits safe storage without compromising thermal performance.
- Single aspect constraints: As part of a mid-terrace row, natural light penetration may be limited primarily to front and rear elevations, affecting internal brightness during overcast days.
- Wear and tear risks: High guest rotation in holiday homes typically accelerates internal wear and tear on fixtures and fittings, necessitating a proactive annual maintenance budget.
- Killaloe seasonality: Local rental demand may experience pronounced seasonal dips during autumn and winter months, requiring effective off-peak marketing to maintain occupancy levels.
Price positioning
?
- The asking price of €239,500 appears conservative and potentially undervalued when evaluated against regional comparable transactions for similar holiday home developments and residential properties in the local Killaloe area.
- Valuation signals such as floor area, bedroom count, and turn-key condition suggest strong intrinsic value, which contrasts favorably with the lower-end initial asking price set by the vendor to attract immediate interest.
- Factors that could support this attractive pricing include high demand for holiday rental investments, whereas aspects like short-term letting restrictions and management fees might undermine long-term capital growth expectations.
- The stable asking-price history observed since tracking began indicates a firm pricing strategy by the seller, aiming to generate competitive interest without immediate intentions of upward adjustment.
Build Analysis
What we know from similar construction types
- The property is a mid-terrace residence built in 2006, spanning approximately 101.98 square metres with a 3-bedroom, 3-bathroom layout.
- The listing indicates the property is located within a holiday home development with an active management company in place, meaning buyers should investigate annual management fees, sinking fund contributions, and the exact scope of services covered.
- The description highlights that the property is ideally suited to its current planning status of short-term holiday lettings or private holiday home use, so prospective buyers intending to use the property as a primary residence should verify local planning regulations and mortgage eligibility restrictions regarding holiday home developments.
- Services include night storage electric heating and PVC double glazed windows; a buyer should inspect the efficiency and condition of the heating system as well as insulation levels to determine comfort and running costs.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately €1,200 to €1,600.
- This estimate accounts for the C2 BER rating and the property's floor area of 101.98 square metres, factoring in the reliance on night storage electric heating as outlined in the property features.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a scenic lakeside resort setting in Killaloe, appearing well-removed from heavy industrial zones, major landfills, and active incinerator concerns.
- Any potential minor legacy or localized environmental impacts should be independently verified by the buyer as part of standard due diligence.
Flood Safe
7/10Water overflow reports to follow up
- The property is situated in the popular lakeside town of Killaloe, where proximity to the River Shannon and Lough Derg warrants standard awareness of local water levels.
- Buyers should review local flood history maps and consult with relevant authorities to confirm the specific flood risk status for this particular development.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
6 BORU WALK, NEWTOWN, KILLALOE
- Sale date
- Declared sale price
- €305,000.00
Recent sales in the wider Newtown area
ABBEY ST, KILLALOE, CLARE
- Sale date
- Declared sale price
- €439,500.00
APT 33, HARBOUR VIEW KINCORA HARBOUR, KILLALOE
- Sale date
- Declared sale price
- €307,000.00
UNIT 21, LAKEVIEW HOLIDAY COTTAGES, KILLALOE
- Sale date
- Declared sale price
- €230,000.00
CHURCH ST, KILLALOE, CLARE
- Sale date
- Declared sale price
- €250,000.00
SHANNONVIEW, CLONFADDA, KILLALOE
- Sale date
- Declared sale price
- €670,000.00
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
- Solicitor legal fees: approximately €1,500 to €2,500 plus VAT and outlays.
- Land registration fees: approximately €175 to €700 depending on the property value and registration type.
- Property valuation fees: approximately €150 to €300 for a mortgage or independent valuation.
- Surveyor fees: approximately €500 to €1,000 depending on the level of detail required for a structural survey.
- Annual home insurance: approximately €400 to €800 per year depending on coverage level and location.
Forum Talk
What people are saying about this area
- Residents in the Killaloe and Ballina area frequently discuss the vibrant local tourism and the popularity of the lakeside setting for holidaymakers.
- Community forums often highlight the convenience of living within walking distance of local amenities, cafes, and scenic walks along the Shannon.
- Discussions regarding holiday home developments in the area typically note the presence of active management companies maintaining communal spaces.
- Locals occasionally converse about seasonal traffic increases during peak tourism months in the twin towns.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property is located within walking distance of town amenities and has three bedrooms, but its holiday home setting and planning status for short-term lets mean buyers with young children should verify the surrounding environment and management rules.
- Teenagers6/10
With three bedrooms and multiple bathrooms, there is reasonable space for teenagers, though the mid-terrace layout and holiday development context offer limited private yard space.
- Multi-generational Living4/10
A three-bedroom mid-terrace layout spread over levels with multiple en-suites provides some privacy, but it lacks the ground-floor bedroom or independent annex typical for ideal multi-generational living.
- Single Buyers7/10
The 3-bedroom turn-key property is manageable in size at around 101 square metres and offers an accessible entry point into the lakeside town of Killaloe, though maintenance-free exterior areas suit a busy single lifestyle.
- Couples8/10
An excellent layout for couples seeking a turn-key holiday home or manageable permanent residence with open-plan living and multiple bedrooms for guests.
- Empty Nesters7/10
The property offers low-maintenance living with a paved patio and active management company handling communal areas, making it attractive for empty nesters wanting a lock-up-and-leave base.
- Retirees6/10
While the home is presented in turn-key condition and close to local amenities, stairs are required to access bedrooms and upper living areas, which retirees should consider for long-term accessibility.
Work
3 areas- Remote Working7/10
The property includes flexible room configurations and adequate space to set up a home office, though buyers should verify broadband speeds in the area.
- Hybrid Commuting5/10
The location in Killaloe offers a pleasant lifestyle base, but commuting distances to major employment hubs like Limerick or Shannon should be factored in.
- Retired7/10
With turn-key condition and an active management company handling common maintenance, it suits retirees looking for a manageable holiday or permanent home.
Practical
8 areas- Ageing in Place5/10
While the property is low maintenance and in turn-key condition, the multi-level layout with stairs may pose challenges for long-term ageing in place.
- Low Maintenance9/10
Features a maintenance-free rear garden with a large paved patio area and an active management company overseeing communal elements.
- Secure Gated Entry5/10
Set within a holiday home development with communal parking, though buyers should verify specific security and gating arrangements.
- Minimalist Design7/10
The open-plan living areas and neutral finishes lend themselves well to a clean, minimalist aesthetic.
- Flexible Floor Plans6/10
The layout includes three bedrooms, multiple bathrooms, and an open-plan living space, offering decent flexibility for a mid-terrace home.
- Heritage Home2/10
Built in 2006, this is a modern property rather than a traditional heritage home.
- Ecological Setup5/10
The property carries a C2 BER rating and uses night storage electric heating, which offers standard energy efficiency for its build era.
- Outdoor areas7/10
Includes a maintenance-free rear garden with a large paved patio area and a glass balcony accessed via double French doors from the living room.
Interests
9 areas- Gardening3/10
The property features a maintenance-free rear garden with a large paved patio area, leaving very little space for traditional gardening.
- Walking9/10
Being within walking distance of all amenities in Killaloe and near the lake makes this an ideal location for walking enthusiasts.
- Gym5/10
Local amenities in the town are accessible, but buyers should verify the proximity of dedicated fitness and gym facilities.
- Cycling7/10
The scenic lakeside area around Killaloe offers appealing routes for cycling enthusiasts, though local traffic and terrain should be factored in.
- Golf6/10
The wider County Clare and Tipperary region features notable golf courses, though buyers should verify the drive time to the nearest clubs.
- Fishing9/10
The property's location in a popular lakeside town makes it exceptionally well-suited for fishing enthusiasts looking to access local waterways.
- Horse Riding5/10
Equestrian pursuits are available in the broader countryside, though local stables and facilities would require independent verification.
- Water Sports9/10
Positioned in a popular lakeside town, the property is ideally situated for those interested in boating, kayaking, and other water sports.
- Entertaining8/10
The open-plan lounge, kitchen, and dining area combined with a large paved patio area provide a great layout for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Situated in a popular lakeside town development, the location generally offers a peaceful atmosphere, though holiday developments can experience seasonal fluctuations in activity.
- Rural Living5/10
Killaloe provides a scenic lakeside setting with natural surroundings, but the property itself is part of a managed residential development rather than a standalone rural plot.
- Village Living9/10
The residence is located within walking distance of all amenities in the popular lakeside town of Killaloe, offering a vibrant community and village-style convenience.
- Coastal Living3/10
This is a lakeside property rather than a coastal one, suited for water sports on the lake rather than marine environments.
- Urban Living3/10
Killaloe is a town rather than an urban center, offering a relaxed lifestyle removed from major city infrastructure.
Social
6 areas- Community Involvement8/10
Killaloe has a strong community feel with local amenities and events, offering good opportunities for engagement.
- Café Culture8/10
Being within walking distance of the town center places local cafés and eateries within easy reach.
- Nightlife6/10
The town offers local pubs and dining options, though vibrant nightlife is more limited compared to larger cities.
- Health/Wellness groups6/10
Local community offerings likely include various health and wellness groups, though specific classes should be verified locally.
- Networking Opportunities4/10
As a scenic lakeside town, formal professional networking opportunities are more limited than in urban centers.
- Tech-Hub Connectivity4/10
Proximity to major tech hubs is low, making this location more dependent on remote working infrastructure.
Listing information
- Agent
- Harry Brann Auctioneers & Valuers
- Phone
- 061 376 380
- Published on HouseDelve
- 6 October 2026
- Correction
- Report an issue
HD-CB81E0HouseDelve · 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.