37 Cluan Droichead, Sixmilebridge, County Clare, ClareV95A279
€349,000
4 Bed~3 Bath~146 m²~BER C1
What you'll like:
- Generous Floor Area: The property provides approximately 145.8 square metres of living space, giving growing families plenty of room to spread out comfortably across multiple reception rooms.
- Desirable Corner Site: Occupying a prominent corner plot, the house benefits from extra outdoor space and a greater sense of privacy compared to standard mid-terrace or semi-detached units.
- South Facing Garden: The fully enclosed rear garden enjoys a sunny south-facing aspect, maximizing natural sunlight for outdoor dining, entertaining, and general relaxation throughout the day.
- Overlooking Green Areas: Positioned to overlook two large green spaces to the front and side, residents enjoy a pleasant, open outlook with minimal direct obstruction from neighboring houses.
- Quiet Cul De Sac: Situated within a peaceful cul-de-sac setting, the location experiences lower through-traffic volumes, making it exceptionally safe and quiet for families with young children.
- Ample Off Street Parking: The wide tarmac driveway easily accommodates three to four vehicles, eliminating any potential street parking hassles for multi-car households or visiting guests.
- Flexible Accommodation Layout: Featuring up to five bedrooms or an optional home office, the flexible layout easily adapts to remote working needs, a playroom, or a ground-floor guest room.
- Open Plan Kitchen: The spacious kitchen and dining area features a central island and sliding doors opening onto the patio, creating a wonderful hub for modern family interaction.
- Dual Reception Rooms: Having two separate reception rooms allows families to create distinct zones, such as a formal sitting room and a relaxed television or children play area.
- Convenient Village Location: The house sits within easy walking distance of the local village, offering quick access to everyday amenities, shops, and essential services without needing a car.
- Local Rail Connectivity: The nearby railway station provides convenient commuter links to major employment hubs, making travel remarkably straightforward for daily commuters or occasional rail users.
- Strong Commuter Accessibility: Being only a short drive from major regional employment centres ensures that professionals have manageable travel times to nearby cities and commercial hubs.
- Proximity To Shannon Airport: Located just ten minutes away from major industrial zones and the airport, the property offers fantastic convenience for frequent flyers or aerospace industry employees.
- Established Residential Development: Built in 2006, the development is mature and well-established, meaning buyers will not have to endure the ongoing construction noise typical of newer housing phases.
- Master Bedroom Ensuite: The primary bedroom includes a private ensuite bathroom equipped with an electric shower, providing a welcome personal sanctuary away from the main family bathroom.
- Outdoor Entertaining Ready: The rear patio features a fitted pergola and a timber garden shed, providing an attractive ready-made setup for outdoor barbecues and secure garden storage.
- Stable Asking Price: Recorded tracking shows the asking price has remained stable at three hundred forty-nine thousand euros, suggesting a confident vendor with no immediate pressure to drop prices.
- Useful Utility Room: A generously sized separate utility room keeps laundry appliances out of the main kitchen, helping to maintain a tidy and organized family living environment.
- Double Glazed Windows: Fitted with double glazing throughout, the home helps retain indoor heat effectively while reducing external neighborhood noise for a more peaceful interior atmosphere.
- Educational Facilities: The proximity to a state-of-the-art local primary school provides fantastic convenience for families with young children, cutting down daily school run travel times significantly.
But keep in mind:
- C1 Energy Rating: The C1 BER rating indicates that energy efficiency is only average, meaning the buyer should budget for potential upgrades like insulation or heat pumps to lower bills.
- Unverified Services: The selling agent explicitly states that fixtures, fittings, and services have not been tested, so buyers must commission independent surveys to verify heating and plumbing functionality.
- Potential Open Plan Drafts: The large open-plan kitchen and dining area connecting directly via sliding doors could result in higher heating costs or temperature fluctuations during winter months.
- Ensuite Dimensions: The master ensuite measures a compact two feet eleven inches by eight feet five inches, which may feel rather narrow for daily use by adults getting ready.
- Main Bathroom Flooring: The main family bathroom features solid timber flooring, which requires diligent maintenance and careful waterproofing to prevent water damage from regular bath and shower splashes.
- Potential Traffic Noise: Properties overlooking large open green spaces can occasionally experience higher ambient noise levels from children playing or passing pedestrians during peak evening hours.
- Corner Plot Maintenance: Large corner gardens typically involve significantly more boundary hedging, fencing, and lawn upkeep compared to standard rectangular plots with minimal side gardens.
- Price History Context: The flat asking price trajectory offers zero direct evidence of motivated discounting, meaning buyers should carefully evaluate comparable local values before making their initial offer.
- Potential Drainage Checks: Buyers should instruct their surveyor to thoroughly inspect the south-facing garden and patio drainage, ensuring heavy seasonal rainfall runs off properly away from foundations.
- Future Extension Limits: Being a semi-detached property on a corner plot, any future side extensions or structural alterations will require careful planning permission checks and party wall considerations.
- Boundaries Verification: The exact legal boundaries along the generous corner site should be closely examined by the buyer solicitor to ensure there are no historical encroachment or title discrepancies.
- Boiler Age Unknown: Because the gas-fired central heating system dates back to the mid-2000s installation era, the buyer should budget for potential boiler replacement or comprehensive servicing soon.
- Storage Shed Condition: The timber garden shed included in the sale should be inspected for wood rot, damp penetration, or structural integrity issues before storing valuable equipment inside.
- Commuter Traffic Bottlenecks: While proximity to major towns is good, peak-hour congestion on regional access routes towards nearby cities should be factored into daily morning commute times.
- Open Plan Acoustics: The expansive hard-surface flooring in the kitchen and living areas may create echoey acoustics, requiring rugs or soft furnishings to dampen sound in busy households.
- Upstairs Office Size: The smaller upstairs office or fifth bedroom is quite compact, meaning it may only function comfortably as a single bedroom or a dedicated compact home workspace.
- Potential Insulation Gaps: Given the construction date, current roof and wall insulation levels should be professionally tested during a structural survey to identify any potential thermal bridging issues.
- Parking Maneuverability: Although the tarmac driveway holds up to four cars, parking multiple vehicles tightly may require careful coordination for morning departures when blocking one another in.
- Local Amenity Dependence: Residents rely heavily on village amenities for daily needs, meaning any temporary closures of local medical facilities or shops could necessitate travel further afield.
- BER Improvement Costs: Moving the energy rating from C1 up to modern nearly-zero energy standards will likely require substantial capital expenditure on windows, heating controls, and renewable technology.
Price positioning
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- The asking price appears somewhat ambitious relative to historical transaction data within the same development, where previous sales recorded lower figures, suggesting the listing sets an optimistic benchmark for this specific residential estate location.
- Valuation signals show positive support from generous floor space, a corner site layout, a C1 energy rating, and a south-facing garden, though these features must be carefully weighed against recent comparable local sales.
- Market support for this pricing level relies heavily on sustained buyer demand for well-maintained commuter-friendly family homes, while potential overpricing risks could undermine strong competitive interest if buyers hesitate.
- The stable asking price history without recorded reductions indicates a firm vendor stance, which might encourage initial negotiations or require patience depending on prevailing buyer sensitivity in the regional housing market.
Build Analysis
What we know from similar construction types
- The property was built in 2006, placing it in an era of construction that typically features cavity wall insulation and double-glazed windows, as reflected by the C1 BER rating.
- The layout offers significant flexibility with a downstairs office or potential fifth bedroom alongside two reception rooms, which is advantageous for modern family living.
- Occupying a corner site with a south-facing rear garden, the building benefits from a desirable orientation, though buyers should verify boundary definitions and any planning compliance relating to the patio pergola.
- As with any property from the mid-2000s, a structural survey should investigate timber integrity, attic insulation levels, and the operational condition of the gas-fired central heating system.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 1,600 to 2,000 euro.
- This estimate reflects the property size of 145.8 square metres and its C1 BER rating, combined with gas-fired central heating under average usage conditions.
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 in Sixmilebridge, County Clare, in a residential development setting that generally benefits from separation from major regional river floodplains.
- Available map evidence does not indicate that this specific residential plot falls within a mapped flood zone.
- While regional drainage channels or heavy rainfall events can occasionally cause localized surface water accumulation in low-lying parts of the broader area, the immediate neighborhood features standard residential site grading.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estateExtra effort was used to find nearby sales here
45 CLUAIN DROICHEAD, SIXMILEBRIDGE, CO CLARE
- Sale date
- Declared sale price
- €280,000.00
34 CLUAIN DROICHEAD, SIXMILEBRIDGE, CLARE
- Sale date
- Declared sale price
- €292,000.00
15 CLUAIN DROICHEAD, SIXMILEBRIDGE, CLARE
- Sale date
- Declared sale price
- €235,000.00
Recent sales in the wider Sixmilebridge area
CAPPAGHLODGE, SIXMILEBRIDGE, CLARE
- Sale date
- Declared sale price
- €505,000.00
CAPPA CASTLE, SIXMILEBRIDGE, CLARE
- Sale date
- Declared sale price
- €270,000.00
25 GORT NA NULL, SIXMILEBRIDGE, CLARE
- Sale date
- Declared sale price
- €302,000.00
5 OAKWOOD, SIXMILEBRIDGE, CLARE
- Sale date
- Declared sale price
- €356,000.00
23 ASHVIEW DRIVE, SIXMILEBRIDGE, CLARE
- Sale date
- Declared sale price
- €390,000.00
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 to 2,500 euro plus outlay
- Land registration fees: 400 to 800 euro depending on property value and registry type
- Property valuation fees: 150 to 300 euro for a mortgage valuation report
- Surveyor fees: 400 to 800 euro for a structural pre-purchase survey
- Annual home insurance: 400 to 700 euro depending on the level of contents and building cover
Forum Talk
What people are saying about this area
- Local residents in Sixmilebridge frequently highlight the village's strong appeal for commuters due to its direct rail link and convenient access to Limerick, Ennis, and Shannon.
- Community discussions often praise the area for its family-friendly atmosphere, noting the high demand for local amenities such as the state-of-the-art primary school and various sports clubs.
- Property searchers in Clare community forums often look toward developments near the village centre for a balance of quiet cul-de-sac living and walkability to local shops and services.
- Discussions regarding the local housing market frequently mention that well-maintained semi-detached properties with larger corner sites and south-facing gardens generate strong local interest.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
The property features four to five bedrooms, a spacious open-plan layout, and a secure south-facing rear garden with a lawn and patio area, making it exceptionally well-suited for young families. It is also located within walking distance of local primary schooling and green recreational areas.
- Teenagers8/10
With up to five bedrooms including a flexible downstairs office/bedroom space, growing teenagers will appreciate the generous floor area of approximately 145.8 square metres and independent living flexibility.
- Multi-generational Living7/10
The inclusion of a downstairs office or bedroom alongside a guest WC provides good versatility for multi-generational arrangements, though the home remains a standard semi-detached layout rather than a purpose-built dual-occupancy setup.
- Single Buyers6/10
At an asking price of €349,000 for a large 145.8 sq m home, it offers substantial space which may exceed the immediate requirements and maintenance capacity of a single buyer unless planning for future expansion.
- Couples8/10
Couples looking to upsize or establish a long-term home will find the layout, multiple reception rooms, and home office capabilities very attractive, providing ample room for guests and remote working.
- Empty Nesters6/10
While the home is manageable and located in a quiet cul-de-sac, the four to five-bedroom layout and maintenance associated with a large corner site might be larger than what empty nesters typically require.
- Retirees6/10
The property offers single-level potential with a downstairs bedroom and bathroom facilities nearby, but the two-story layout and garden maintenance require consideration for long-term retirement living.
Work
3 areas- Remote Working9/10
The dedicated downstairs office or fifth bedroom, combined with generous overall living space, makes this home highly adaptable for full-time remote working setups.
- Hybrid Commuting8/10
The property is conveniently situated within walking distance of the local train station and approximately a 20-minute drive to Limerick City and Ennis, supporting flexible hybrid commuting.
- Retired6/10
The ground-floor bedroom and accessible village amenities suit retirement needs well, though the overall property size is more geared toward families.
Practical
8 areas- Ageing in Place7/10
The availability of a ground-floor bedroom and bathroom aids accessibility, though modifications may be needed over time for complete long-term mobility.
- Low Maintenance7/10
Built in 2006 with double-glazed windows and gas-fired central heating, the home is modern and well-maintained, though the generous corner garden requires routine upkeep.
- Secure Gated Entry4/10
The property features an open tarmac driveway with off-street parking for multiple cars rather than a secure gated entryway.
- Minimalist Design5/10
The layout follows a traditional and spacious family home configuration with defined rooms rather than ultra-minimalist open-plan architecture.
- Flexible Floor Plans9/10
Offering four to five bedrooms, two reception rooms, and a versatile downstairs office/bedroom space that easily adapts to changing household requirements.
- Heritage Home2/10
Constructed in 2006, this is a modern suburban property rather than a traditional heritage or period home.
- Ecological Setup6/10
The property holds a respectable C1 BER rating, standard gas heating, and double glazing, though buyers looking for advanced eco-features may wish to upgrade insulation or renewable systems.
- Outdoor areas9/10
Features a large corner site with a private, fully enclosed south-facing rear garden, mature landscaping, timber garden shed, and a paved patio area with a pergola.
Interests
9 areas- Gardening8/10
The property occupies a generous corner site featuring a private south-facing rear garden with mature trees, shrubbery, and established outdoor spaces ideal for keen gardeners.
- Walking8/10
Proximity to the scenic village amenities, local green areas, and surrounding Clare countryside provides pleasant walking opportunities directly from the doorstep.
- Gym5/10
While the spacious utility and extra rooms could accommodate home fitness equipment, dedicated commercial gym facilities would likely require travel toward larger nearby towns or cities.
- Cycling7/10
The quiet cul-de-sac setting and surrounding regional roads offer good cycling routes, though buyers should verify local dedicated cycle infrastructure.
- Golf6/10
The central Mid-West location provides reasonable driving access to several regional golf courses in County Clare and Limerick.
- Fishing7/10
County Clare is renowned for its rich angling opportunities, and proximity to local waterways makes this a practical location for fishing enthusiasts.
- Horse Riding6/10
The semi-rural aspects of County Clare support equestrian interests with various riding stables located within the broader region.
- Water Sports5/10
While the Shannon region offers access to water activities, coastal or specialized water sports require travel to designated river estuaries or coastal areas.
- Entertaining9/10
An exceptional layout for hosting, featuring an open-plan kitchen and dining area, two reception rooms, and an enclosed south-facing rear garden complete with a patio and pergola.
Lifestyle
5 areas- Quiet Living8/10
Positioned in a quiet cul-de-sac within a popular residential development and overlooking two large green areas, the home provides a peaceful and low-disturbance environment.
- Rural Living4/10
Located within a residential development close to the village, it offers suburban convenience rather than a secluded rural setting, though County Clare countryside is easily accessible.
- Village Living9/10
Situated just a stone's throw from Sixmilebridge village, residents have effortless access to local amenities including a train station, supermarkets, pharmacy, and schools.
- Coastal Living2/10
The inland location in County Clare means coastal amenities and beaches are not within immediate proximity.
- Urban Living5/10
While local village amenities are close by, true urban convenience requires a commute of approximately 20 minutes to Limerick City or Ennis.
Social
6 areas- Community Involvement8/10
Sixmilebridge is a thriving village with an active community, local sports clubs, and active associations offering strong avenues for social engagement.
- Café Culture6/10
The village provides local conveniences and eateries, though a more vibrant café culture is accessible within a short drive to nearby towns and Limerick City.
- Nightlife5/10
Local pubs offer traditional village social venues, while extensive nightlife, dining, and entertainment options are best sought in nearby Limerick or Bunratty.
- Health/Wellness groups7/10
Local community facilities, sports clubs, and medical centre support health and wellness activities within the village.
- Networking Opportunities5/10
Professional networking is relatively limited locally, though excellent transport links to Limerick and Shannon facilitate business connectivity.
- Tech-Hub Connectivity6/10
Proximity to the Shannon employment and tech corridor provides good regional connectivity, though buyers should verify broadband speeds locally.
Listing information
- Agent
- REA Dooley Group
- Phone
- 061 385 852
- Current status
- active
- Published on HouseDelve
- 9 November 2026
- Correction
- Report an issue
HD-AA906BHouseDelve · 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.