28 Clonile, Old Cratloe Road, LimerickV94YCF3
€380,000
3 Bath~130 m²~BER C2
What you'll like:
- Spacious corner site: The property occupies an advantageous corner plot offering expansive outdoor space, which provides superior privacy and excellent potential for future property extensions subject to planning permission.
- Dual reception rooms: Featuring both a main living room with a bay window and a second flexible reception room, this layout easily accommodates remote working or dedicated children's play areas.
- Four well-proportioned bedrooms: Offering three double bedrooms and a single bedroom, the accommodation provides ample room for a growing family or accommodating overnight guests without feeling cramped.
- En-suite principal bedroom: The main bedroom includes a private en-suite bathroom, adding a touch of daily convenience and privacy for the heads of the household away from the main family bathroom.
- Practical utility room: A dedicated utility space plumbed for laundry appliances keeps noisy machinery out of the main kitchen area and improves overall household organization.
- Guest ground-floor WC: Having a convenient downstairs toilet prevents guests from having to go upstairs, which is particularly useful during parties and everyday family routines.
- Generous floor area: Spanning approximately 130 square meters, the home offers a substantial footprint that delivers comfortable room proportions throughout both levels of the dwelling.
- Green area views: Positioned directly opposite a large open green area, the house enjoys an attractive open outlook and a safer visual buffer from neighboring properties.
- Established residential setting: Located in a quiet and well-established neighborhood on the outskirts of the city, buyers benefit from a stable community atmosphere with proven long-term appeal.
- Proximity to TUS: Situated within easy reach of the Technological University of the Shannon, the location offers strong convenience for staff, students, or potential future rental demand.
- Access to Thomond Park: Sports enthusiasts will appreciate being extremely close to the iconic stadium, allowing for effortless attendance at major rugby matches and local events.
- Convenient city access: Limerick city centre is only a short distance away, ensuring that employment hubs, dining, and cultural amenities are reachable within minutes.
- Excellent road connectivity: The nearby road network provides swift access to major arterial routes connecting to Shannon Airport, Castletroy, Annacotty, and Raheen industrial estates.
- Sliding door garden access: The kitchen and dining area features sliding glass doors that open directly onto the back garden, seamlessly blending indoor and outdoor living during warmer months.
- Bay window brightness: The front living room incorporates a prominent bay window that maximizes natural daylight penetration and enhances the room's overall aesthetic appeal.
- Open fireplace focal point: The main sitting room features a traditional open fireplace, providing a cozy atmosphere and a natural gathering point during colder winter evenings.
- Off-street parking space: The front lawned garden includes a designated driveway area for off-street parking, keeping vehicles secure and eliminating on-street congestion worries.
- Private rear garden: The enclosed back and side gardens offer a secure, private environment for children to play safely or for adults to enjoy outdoor entertaining in peace.
- Stable asking price: The recorded asking price history shows a stable listing at 380000 euros without erratic fluctuations, suggesting a straightforward and realistic vendor pricing strategy.
- Ready for first-time buyers: The combination of bedroom count, manageable layout, and desirable suburban location makes this an ideal target property for first-time buyers seeking long-term stability.
But keep in mind:
- C2 energy rating: The current C2 BER rating indicates that the property may require thermal upgrades, insulation improvements, or heating system modernizations to achieve optimal energy efficiency.
- Potential retrofit costs: Achieving better energy performance to lower utility bills could require significant capital investment in double glazing, wall insulation, or renewable heating technologies.
- Open fireplace emissions: While traditional open fireplaces are charming, they are less energy efficient than closed stoves and can contribute to heat loss when not in active use.
- Corner site maintenance: The generous corner plot implies a larger exterior boundary and garden area, which will require considerably more time and effort to maintain properly.
- Extension planning uncertainty: Although the corner site offers potential for future expansion, buyers must investigate local planning policies and potential restrictions before relying on this feature.
- Busy road proximity concerns: Being situated just off the Old Cratloe Road might expose the immediate area to higher traffic volumes and associated noise during peak commuting hours.
- Event day traffic congestion: Proximity to Thomond Park means the neighborhood could experience heavy vehicular traffic and parking congestion on major match days and large event evenings.
- Built-in wardrobe age: Three bedrooms feature built-in wardrobes, but buyers should inspect their internal condition and layout to determine if they need replacement to suit modern storage needs.
- Single bedroom size: The fourth bedroom is a single room, which may offer restricted floor space and limit its usefulness as a permanent double bedroom or full office.
- Single bathroom bottleneck: With only one main family bathroom serving three secondary bedrooms, busy morning routines could create household bottlenecks that require careful scheduling.
- Utility room ventilation: Buyers should verify that the utility room is adequately ventilated to prevent moisture buildup and mold growth from washer and dryer use.
- Flooring and decor condition: Untrusted listing descriptions do not detail interior wear and tear, meaning buyers should budget for potential redecorating, new carpets, or flooring updates.
- Kitchen appliance status: It is unclear whether integrated kitchen appliances are included in the sale or if they are near the end of their functional lifespan.
- Roof and attic inspection: The large 130 square meter roof space should be thoroughly surveyed for adequate insulation thickness, timber integrity, and any signs of past water ingress.
- Window and door seals: Older window and door units should be carefully checked for failing seals, drafts, or operational stiffness that could compromise home security and warmth.
- Heating system efficiency: Buyers should commission a qualified heating engineer to inspect the boiler's age, service history, and overall efficiency to avoid unexpected replacement costs.
- Boundary fence ownership: Given the prominent corner positioning, the legal responsibilities and physical condition of boundary walls and fencing require careful solicitor verification.
- Parking capacity limits: While off-street parking is available, the driveway may accommodate only a limited number of vehicles, which could challenge multi-car households.
- High demand competition: Quality family homes in established Limerick locations typically attract strong market interest, meaning buyers may face swift competitive pressure during negotiations.
- Initial price discovery phase: The asking price history records a very recent price introduction, meaning the true flexibility of the seller in negotiations remains largely untested.
Price positioning
?
- The asking price appears somewhat elevated relative to past transactions on the same street, as a comparable property sold for significantly less in late 2025, though a direct match also achieved this exact figure during that same period.
- Valuation signals are mixed when examining the estate context, where historical sales show a wide price dispersion ranging from lower figures up to this matching peak, reflecting differing property conditions and ongoing market appreciation.
- Strong supporting factors for the price include the generous four-bedroom layout, 130 square meters of floor area, and a desirable corner site offering potential for future extensions, while a C2 BER rating could potentially limit upside due to anticipated energy upgrade costs.
- Additional market relevance comes from the stable pricing history since listing, suggesting a firm vendor stance that aligns closely with recent local comparable benchmarks rather than engaging in underquoting strategies.
Build Analysis
What we know from similar construction types
- The property is a four-bedroom semi-detached home extending to approximately 130 sq. m., featuring a flexible second reception room on the ground floor, a utility room, a guest W.C., an en-suite principal bedroom, and a main family bathroom.
- It occupies a generous corner site overlooking a large green area, which offers potential for future extension subject to obtaining the necessary planning permissions.
- A buyer should investigate the condition of the open fireplace in the living room, check window and door seals for energy efficiency, and inspect the boundaries and title deeds related to the corner site.
- Given the BER rating of C2, a buyer may want to examine the existing insulation levels and heating system efficiency to identify potential upgrades.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1,600 euro to 2,000 euro.
- Explanation: Based on the 130 square metre floor area and the C2 BER rating, moderate energy efficiency means standard heating demands for the property size.
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
49 CLONILE, OLD CRATLOE RD, LIMERICK
- Sale date
- Declared sale price
- €307,000.00
17 CLONILE, OLD CRATLOE RD, LIMERICK
- Sale date
- Declared sale price
- €380,000.00
6 CLONILE, OLD CRATLOE RD, LIMERICK
- Sale date
- Declared sale price
- €200,000.00
5 CLONILE, OLD CRATLOE ROAD, LIMERICK CITY
- Sale date
- Declared sale price
- €310,000.00
24 CLONILE, OLD CRATLOE RD, LIMERICK.
- Sale date
- Declared sale price
- €215,000.00
Recent sales in the wider local area
AGHLACCA, LIMERICK, LIMERICK
- Sale date
- Declared sale price
- €380,000.00
50 LOWER CAREYS RD, LIMERICK, LIMERICK
- Sale date
- Declared sale price
- €240,000.00
65 MAYORSTONE DR, LIMERICK, LIMERICK
- Sale date
- Declared sale price
- €426,921.77
21 OCURRY PLACE, LIMERICK, LIMERICK
- Sale date
- Declared sale price
- €210,000.00
16 SEAN HEUSTON PLACE, LIMERICK, LIMERICK
- Sale date
- Declared sale price
- €225,000.00
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 euro to 2,500 euro plus outlay and VAT.
- Land registration fees: approximately 700 euro to 800 euro depending on property value and registration type.
- Property valuation fees: approximately 150 euro to 250 euro.
- Surveyor fees: approximately 400 euro to 800 euro depending on the level of survey detail.
- Annual home insurance: approximately 400 euro to 700 euro depending on policy coverage and the property's replacement cost.
Forum Talk
What people are saying about this area
- Residents on and around the Old Cratloe Road frequently highlight the convenience of the location, noting its proximity to TUS and Thomond Park.
- Local community discussions often mention the strong appeal of established residential pockets near the edge of Limerick City for growing families.
- Commuters in the wider area often discuss ease of access to major road networks connecting toward Shannon Airport and the industrial estates.
- Neighborhood groups occasionally share tips on local schools, sporting amenities, and shopping options within the immediate district.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
This four-bedroom semi-detached home offers generous indoor space and a secure, spacious corner site with lawned gardens, making it ideal for young families.
- Teenagers8/10
With four bedrooms and an additional reception room that can serve as a playroom or study space, growing teenagers will have plenty of room.
- Multi-generational Living6/10
The flexible ground floor layout and potential for extension on the large corner site offer possibilities for multi-generational living, though bathroom facilities are currently standard.
- Single Buyers5/10
At an asking price of 380,000 euros, this spacious home might exceed the immediate budget or space requirements typical for single first-time buyers.
- Couples7/10
An appealing choice for couples planning for the future, providing extensive room to grow into over time in an established residential setting.
- Empty Nesters5/10
Four bedrooms and a larger garden may require more maintenance than typical empty nesters desire, though the single-level flexibility on the ground floor helps.
- Retirees5/10
While located in a quiet and well-established neighbourhood, the stairs and general upkeep of a four-bedroom house may be less suitable for long-term retirement.
Work
3 areas- Remote Working8/10
The inclusion of a second reception room on the ground floor offers exceptional flexibility for a dedicated home office.
- Hybrid Commuting8/10
Excellent road connectivity provides easy access to the motorway network, linking to Shannon Airport, Castletroy, Annacotty, Raheen, and Limerick City Centre.
- Retired5/10
The home is spacious and well-located for retirees wanting accessibility, though upkeep of four bedrooms may be a consideration.
Practical
8 areas- Ageing in Place5/10
Features a ground floor room that could potentially serve as a bedroom, but overall multi-level living requires evaluation for long-term mobility needs.
- Low Maintenance6/10
A standard semi-detached home with a C2 BER rating, requiring typical domestic upkeep alongside garden maintenance for the large corner site.
- Secure Gated Entry3/10
The property features an open front lawn and off-street parking rather than a secure gated entry system.
- Minimalist Design5/10
Traditional four-bedroom semi-detached layout featuring a bay window, open fireplace, and separate utility spaces rather than stark minimalism.
- Flexible Floor Plans8/10
The ground floor includes a second reception room offering excellent flexibility as a family room, playroom, home office, or ground floor bedroom.
- Heritage Home3/10
This is a modern suburban family home rather than a period or heritage property.
- Ecological Setup5/10
The property holds a C2 BER energy rating with an energy performance indicator of 179.92 kWh/m2/yr, leaving room for potential energy upgrades.
- Outdoor areas9/10
A standout feature is the generous corner site providing spacious, private rear and side gardens with excellent potential for future extension subject to planning.
Interests
9 areas- Gardening8/10
The property features a generous corner site with spacious private rear and side gardens that appeal directly to gardening enthusiasts.
- Walking7/10
Overlooking a large green area and located within easy reach of local amenities and schools, supporting convenient neighbourhood walks.
- Gym6/10
Proximity to Limerick City and surrounding areas provides reasonable access to local fitness centres and health clubs.
- Cycling6/10
Road connectivity is good, and the short distance to the city centre allows for accessible cycling routes.
- Golf5/10
General regional access is good via nearby road networks, though specific golf courses require a short drive.
- Fishing4/10
While Limerick features the River Shannon nearby, the property itself is situated in a standard suburban residential estate.
- Horse Riding3/10
Equestrian facilities are not immediately adjacent to this suburban location.
- Water Sports3/10
Limited direct access to water sports facilities from this inland suburban property.
- Entertaining8/10
The kitchen and dining room feature sliding door access to the rear garden, perfectly designed for hosting family events and social gatherings.
Lifestyle
5 areas- Quiet Living7/10
Situated on the outskirts of Limerick City in a well-established residential location overlooking a large green area, offering a generally peaceful environment.
- Rural Living3/10
This is a suburban residential setting close to city amenities rather than a rural location.
- Village Living6/10
The property provides a community-focused feel typical of suburban outskirt developments with local shops and schools nearby.
- Coastal Living1/10
The location is landlocked in Limerick City with no proximity to the coast.
- Urban Living7/10
Limerick City Centre is only a short distance away, ensuring easy access to urban amenities, TUS, and Thomond Park.
Social
6 areas- Community Involvement7/10
Located in a well-established residential area with local schools, shops, and community facilities close by.
- Café Culture6/10
Limerick City Centre is a short distance away, offering a wide range of cafes and dining options.
- Nightlife6/10
Proximity to the city centre ensures good access to pubs, restaurants, and entertainment venues.
- Health/Wellness groups6/10
Good access to local amenities and community spaces that typically host wellness activities in the wider area.
- Networking Opportunities7/10
Strong connectivity to commercial hubs like Castletroy, Raheen, and the city centre supports professional networking.
- Tech-Hub Connectivity7/10
Easy access via the motorway network to major employment and tech centers such as Castletroy and Raheen.
Listing information
- Agent
- Sherry FitzGerald Limerick
- Phone
- 061 418 000
- Published on HouseDelve
- 6 October 2026
- Correction
- Report an issue
HD-EC8A1AHouseDelve · 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.