3 Cluain Mochulla, Ennis Road, Tulla, Co. Clare
€480,000
4 Bed~3 Bath~155 m²~BER A2
What you'll like:
- Exceptional Energy Efficiency: Boasting an A2 building energy rating, this modern dwelling guarantees minimal heating expenses and superior thermal comfort year-round for occupants.
- Advanced Heating Technology: The property features an efficient air-to-water heat pump paired with ground floor underfloor heating for optimal temperature control.
- Spacious Detached Layout: Spanning approximately 155 square metres, this four-bedroom detached residence offers ample room for growing families and visiting guests.
- Exclusive Boutique Development: Set within a private enclave of just 35 energy-efficient homes, residents will enjoy a strong sense of community and reduced traffic.
- Personalisation Allowances: Buyers can select their preferred kitchen colours, countertops, handles, and tiling packages to tailor the interior aesthetic to their personal taste.
- Modern Construction Methods: Built using insulated concrete formwork, the structure promises enhanced sound insulation, airtightness, and overall structural durability.
- Generous Bathroom Provision: The layout includes three well-appointed bathrooms fitted with contemporary sanitary ware to accommodate busy morning routines easily.
- Desirable Village Location: Situated within walking distance of Tulla village, residents have effortless access to local shops, essential services, and daily conveniences.
- Educational Facilities Nearby: Both primary and secondary schools are located close by within the immediate community, making the daily school run exceptionally convenient.
- Abundant Local Amenities: The surrounding area boasts local GAA, soccer clubs, and an athletics track, supporting an active and healthy lifestyle.
- Scenic Outdoor Recreation: East Clare is renowned for its picturesque fishing lakes and scenic walking trails, offering fantastic weekend leisure opportunities for nature enthusiasts.
- Central Commuting Hub: Ennis is reachable in roughly twelve minutes, while Shannon, Limerick, and Galway are within comfortable driving distances for commuters.
- Private Parking Provision: Each home comes complete with a dedicated tarmac driveway providing off-street parking for multiple vehicles right at your front door.
- Enclosed Rear Gardens: The property includes private rear gardens laid to lawn, offering a secure outdoor space for children to play and adults to relax.
- Central Green Space: A large open green area forms the focal point of the development, providing a safe communal space for neighbourhood socialising.
- Quality Interior Finishes: The home comes fully painted both inside and out, featuring solid internal doors and fitted carpets on the stairs and landing.
- Help to Buy Eligibility: Qualifying purchasers may be able to leverage the government Help to Buy scheme up to thirty-five thousand euros to assist financing.
- Stable Asking Price: Recorded asking price history shows a steady price point of four hundred eighty thousand euros without inflated fluctuations.
- Professional Presentation: Marketed by a reputable local agency, providing buyers with structured communication channels and professional developer backing.
- Turnkey Readiness: As part of a newly built development, buyers avoid the immediate maintenance headaches often associated with older secondhand housing stock.
But keep in mind:
- Uninstalled Kitchen Appliances: The fitted kitchen package explicitly excludes electrical appliances, meaning buyers must budget extra funds for a cooker, fridge, and dishwasher.
- Illustrative Marketing Imagery: Photographs provided in the brochure are for illustrative purposes only, so buyers must verify the exact finishes included in their specific plot.
- Development Under Construction: Purchasing off-plan or within a new development carries potential risks of completion delays or minor snagging issues upon handover.
- Future Construction Disruption: Remaining phases of the thirty-five home development may cause ongoing construction noise, dust, and heavy machinery traffic nearby.
- Management Company Fees: Buyers should verify if a management company will oversee the central green areas and whether annual maintenance charges apply.
- Limited Public Transport: While driving times to major cities are reasonable, reliance on local public transport links should be independently verified for commuting feasibility.
- Flooring Completion Costs: While carpets and laminate timber are mentioned for selected areas, buyers should clarify exactly which rooms require independent flooring investments.
- Garden Landscaping Limits: Gardens are simply laid to lawn, requiring additional financial investment from the homeowner to build patios, plant borders, or erect fencing.
- Price Point Stability: Although the asking price has remained stable at four hundred eighty thousand euros, buyers should evaluate broader regional market values carefully.
- Snagging Inspection Necessity: A professional snag list will be essential prior to final closing to ensure all ICF construction and interior finishes meet high standards.
- Heat Pump Maintenance: Air-to-water systems require regular professional servicing to maintain peak operating efficiency and warranty validity over their lifespan.
- Underfloor Heating Inertia: Ground floor underfloor heating systems respond slowly to rapid temperature adjustments, requiring homeowners to program heating schedules thoughtfully.
- Development Density Oversight: Buyers should check local planning files to ensure no unexpected high-density housing or commercial extensions are approved nearby.
- Broadband Infrastructure Check: High-speed fiber broadband availability should be explicitly verified with telecommunication providers prior to completing the property purchase.
- Eircode Verification Needed: Purchasers must confirm the exact official postal address registration and boundary lines with their legal representative during conveyancing.
- Warranty Scheme Confirmation: Buyers should thoroughly examine the structural home warranty provider documents to ensure comprehensive long-term structural defect protection.
- Local Traffic Congestion: School run times in Tulla village might introduce localized traffic bottlenecks along access roads during peak morning and afternoon hours.
- Property Tax Assessment: Local property tax bandings for newly constructed homes in Co. Clare should be calculated in advance to avoid unexpected recurring expenses.
- Storage Limitations: Architectural plans should be reviewed to ensure adequate built-in wardrobe and attic storage spaces are included for family belongings.
- Potential Snag Delays: New-build completions often face minor utility connection delays from local authorities, which can occasionally push back scheduled moving dates.
Price positioning
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- The asking price appears positioned at a notable premium relative to older housing stock in the surrounding rural town context, primarily driven by its modern specification, substantial 155 square metre floor area, and brand new construction status within an exclusive development.
- Valuation signals supporting the higher price point include an exceptional A2 energy rating, advanced air-to-water underfloor heating, and high-end insulation afforded by ICF construction, which together significantly reduce future utility costs and appeal strongly to energy-conscious buyers.
- Such a confident pricing level could be supported by buyer eligibility for government assistance schemes like the Help to Buy initiative, while conversely being undermined by broader regional affordability limits and competition from established second-hand properties in Clare.
- Relevant market dynamics include the convenient commuting distance to major employment hubs such as Limerick and Ennis, though buyers must weigh the premium detached new-build cost against historical regional benchmarks recorded across smaller towns nearby.
Build Analysis
What we know from similar construction types
- The property is an exceptional four-bedroom detached home within an exclusive new development of 35 energy-efficient homes by Hannon Homes.
- Constructed using Insulated Concrete Formwork (ICF), the build is expected to offer superior thermal performance, airtightness, and sound insulation.
- Features an Air to Water Heat Pump System with underfloor heating on the ground floor, contributing to its A2 BER rating.
- As a new build in an ongoing development, the buyer should verify finish options, snag lists upon completion, adherence to planning permissions, and the status of common areas and the central green space.
- Qualifies for the Help to Buy Scheme up to €35,000, which is an advantage for qualifying first-time buyers.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 800 euro to 1,200 euro.
- Explanation: Given the A2 BER rating and modern air-to-water heat pump system with underfloor heating, the home is exceptionally energy-efficient and will require lower energy inputs compared to older properties.
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 situated within Tulla, generally elevated above major regional floodplains and low-lying river corridors.
- Official mapping indicates no immediate proximity to known flood risk zones, supporting a favorable overall profile.
- Modern construction standards and site development practices further reduce vulnerability to surface water pooling during heavy rainfall.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
ENNIS ROAD, TULLA, COUNTY CLARE
- Sale date
- Declared sale price
- €325,000.00
Recent sales in the wider Tulla area
1 POWERSCOURT, TULLA, CLARE
- Sale date
- Declared sale price
- €404,000.00
MAIN ST, TULLA, CLARE
- Sale date
- Declared sale price
- €300,000.00
CRAGROE, TULLA, CLARE
- Sale date
- Declared sale price
- €180,000.00
MILTOWN, TULLA, CO. CLARE
- Sale date
- Declared sale price
- €360,000.00
14 LOWER MAIN STREET, TULLA, CO CLARE
- Sale date
- Declared sale price
- €240,000.00
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: €4,800 — 1% of €480,000.
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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 1,500 euro to 3,000 euro plus VAT and outlays.
- Land registration fees: approximately 400 euro to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 euro to 300 euro for mortgage or insurance purposes.
- Surveyor fees: approximately 400 euro to 800 euro for a standard structural survey.
- Annual home insurance: approximately 400 euro to 700 euro depending on the level of cover chosen.
Forum Talk
What people are saying about this area
- Local community discussions highlight Tulla as an increasingly popular rural hub due to its strong commuter connectivity to Ennis, Shannon, and Limerick.
- Residents frequently praise the area's family-friendly environment, noting the close proximity of both primary and secondary schools within walking distance of residential developments.
- Community forums often highlight local sporting amenities, including GAA, soccer, and the athletics track, as key assets for families moving into the East Clare region.
- Discussions regarding the local housing market indicate steady demand for energy-efficient new builds that offer modern heating systems like air-to-water heat pumps.
- Prospective buyers in local threads often emphasize the appeal of rural village living combined with easy access to outdoor recreational spots such as fishing lakes and walking trails.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
This 4-bedroom detached home offers ample space and is located within walking distance of local primary schools and amenities in Tulla village, making it very suitable for young families.
- Teenagers8/10
Four bedrooms provide good personal space for teenagers, and the proximity to local secondary schools and sports facilities like GAA, soccer, and an athletics track is ideal.
- Multi-generational Living6/10
While the 155 m² detached layout offers good accommodation, buyers should verify if the ground floor layout supports accessible multi-generational arrangements.
- Single Buyers4/10
At €480,000 for a 4-bedroom family home, this property may exceed the budget and space requirements typical for most single buyers.
- Couples7/10
Great for couples planning for the future or needing dedicated home offices, though the size is larger than necessary for a couple without plans for a family.
- Empty Nesters6/10
A new build with an A2 BER and low maintenance appeals to empty nesters, though four bedrooms might be larger than needed.
- Retirees6/10
Modern insulation and energy efficiency mean low running costs, but retirees should confirm accessibility and future-proofing features for aging in place.
Work
3 areas- Remote Working8/10
With four bedrooms, there is ample flexibility to set up one or more dedicated home offices in a quiet village setting.
- Hybrid Commuting7/10
Ennis is approximately 12 minutes away, Shannon 20 minutes, and Limerick or Gort around 25 minutes, making hybrid commuting viable.
- Retired6/10
The modern A2-rated home requires minimal upkeep, though retirees should assess proximity to specialized healthcare services.
Practical
8 areas- Ageing in Place6/10
Features a ground floor with underfloor heating, but buyers should check for specific accessible ground-floor bathroom configurations.
- Low Maintenance9/10
As a brand-new ICF constructed home with an A2 BER rating and modern finishes, maintenance requirements will be minimal for years.
- Secure Gated Entry3/10
The listing features private driveways within a small open development, but does not specify a secure gated entry system.
- Minimalist Design7/10
New build construction allows for clean, contemporary interior styling and customizable finishes.
- Flexible Floor Plans7/10
The property offers finish options and a well-proportioned 155 m² footprint, providing flexibility in layout execution.
- Heritage Home1/10
This is a brand-new contemporary energy-efficient development, not a period or heritage property.
- Ecological Setup9/10
Features an A2 BER rating, Air to Water Heat Pump System, and ICF (Insulated Concrete Formwork) construction for high energy efficiency.
- Outdoor areas8/10
Includes gardens laid to lawn, a private driveway, and a large open green area in the center of the development.
Interests
9 areas- Gardening7/10
Gardens are laid to lawn with private rear garden spaces, offering a solid blank canvas for gardening enthusiasts to develop.
- Walking8/10
East Clare is famous for its walking trails, and the village location makes local walks very accessible.
- Gym5/10
Local sporting facilities are available in the immediate vicinity, though dedicated commercial gym facilities may require travel towards Ennis or larger towns.
- Cycling7/10
The surrounding countryside roads offer scenic routes for cycling enthusiasts, though local traffic and rural road conditions should be considered.
- Golf5/10
While the countryside location provides access to regional courses, buyers should verify the exact distance to the nearest golf club.
- Fishing9/10
East Clare is specifically noted for being famous for its fishing lakes, making this an exceptional location for anglers.
- Horse Riding6/10
The rural countryside setting is conducive to equestrian interests, subject to local stables and hacking route availability.
- Water Sports5/10
Proximity to Clare's lakes offers opportunities for certain water activities, though major water sports hubs require travel.
- Entertaining8/10
A spacious 4-bedroom detached layout with private rear gardens and open-plan finish options provides a great environment for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Situated in the heart of the East Clare countryside within a small exclusive development of just 35 homes, offering a tranquil environment.
- Rural Living7/10
Tulla is set in a picturesque countryside setting known for lakes and trails, though the property is part of a village development rather than isolated rural space.
- Village Living9/10
All amenities of Tulla village, including shops, schools, and services, are within comfortable walking distance.
- Coastal Living1/10
Co. Clare has a coastline, but Tulla is an inland countryside and village location far from coastal amenities.
- Urban Living3/10
Located in a rural village setting, requiring a commute of 25 minutes to Limerick or 45 minutes to Galway for major urban conveniences.
Social
6 areas- Community Involvement8/10
A tight-knit village environment with local schools, GAA, and community facilities fosters strong community involvement.
- Café Culture5/10
Basic local village amenities are present, but a vibrant café culture is more likely to be found in nearby Ennis or Limerick.
- Nightlife3/10
Tulla is a quiet rural village with limited nightlife options, which are primarily centered around local pubs rather than clubs or extensive bars.
- Health/Wellness groups6/10
Local sporting and athletics facilities support community health and wellness activities.
- Networking Opportunities4/10
Rural village living offers limited local professional networking compared to larger urban centers like Limerick or Galway.
- Tech-Hub Connectivity5/10
Buyers should verify local broadband speeds, as tech connectivity in rural developments can vary despite being within reach of regional hubs.
Listing information
- Agent
- DNG O'Sullivan Hurley
- Phone
- 065 684 0200
- Current status
- active
- Published on HouseDelve
- 10 November 2026
- Correction
- Report an issue
HD-AD3D0BHouseDelve · 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.