
4 Primrose Gardens, Clarecastle, Ennis, County ClareV95K4PW
€455,000
5 Bed~2 Bath~172 m²~BER D
What you'll like:
- Generous Five Bedroom Layout: The property offers five versatile bedrooms providing ample space for large families, home offices, or guest accommodations.
- Stunning Family Room Extension: A superb rear extension features a double-height timber-clad ceiling, exposed beams, and extensive glazing overlooking the garden.
- Private South Facing Garden: The beautifully landscaped south-facing rear garden is entirely not overlooked, offering a quiet sanctuary with mature planting and paved patios.
- Quiet Cul-de-Sac Setting: Positioned within a peaceful cul-de-sac in a mature residential development, ensuring minimal passing traffic and a safe environment.
- Dual Reception Rooms: Two spacious reception rooms give families flexible living options, including a cozy front sitting room with a gas fire and a dramatic rear family room.
- Convenient Village Location: Located within comfortable walking distance of Clarecastle village, offering easy access to everyday local amenities and shops.
- Excellent Commuter Access: Short driving distance to Ennis town and fast access to the Ennis Bypass and M18 motorway towards Shannon and Limerick.
- Substantial Floor Area: Spanning approximately 172 square meters, the home provides well-proportioned accommodation across both ground and upper levels.
- Dedicated Utility Room: A practical separate utility room with built-in storage and sink provisions helps keep laundry and household chores organized.
- Contemporary Main Bathroom: Features a modern suite with stylish wall and floor tiling, a chrome heated towel rail, and an electric shower over the bath.
- Primary Suite Dressing Area: Bedroom five benefits from an adjoining walk-in dressing area complete with a unique porthole window and skylight.
- Modern En Suite Shower Room: A contemporary first-floor en suite features floor-to-ceiling tiling, a glazed shower enclosure, and a bright skylight.
- Ample Off Street Parking: A spacious driveway at the front of the house accommodates multiple vehicles securely off the main road.
- Outdoor Storage Solutions: Includes a convenient garden shed in the rear yard for storing bicycles, tools, and outdoor maintenance equipment.
- Exterior Water and Lighting: Practical outside taps and fitted outdoor lighting enhance the usability of the patio and garden areas after dark.
- Natural Light Features: Numerous skylights throughout the upper floor and landing areas flood the home with cheerful, abundant natural daylight.
- Solid Fuel Stove Focal Point: The extended family room includes a cozy solid-fuel stove, adding warmth and a traditional focal point during colder months.
- Front Bay Window: The primary front reception room features an attractive bay window that enhances the room's natural light and proportions.
- Established Mature Development: Primrose Gardens is a well-regarded, mature neighborhood characterized by established landscaping and a settled community feel.
- Solid Storage Provision: Good overall storage capacity throughout the house, including built-in bedroom wardrobes and a hot press with shelving.
But keep in mind:
- Suboptimal Energy Rating: The property carries a D Building Energy Rating, indicating that energy efficiency is relatively poor and heating costs may be elevated.
- Future Insulation Upgrades: Achieving a higher energy efficiency rating will likely require substantial financial investment in wall insulation, windows, or heating upgrades.
- Untested Fixtures And Fittings: The selling agent explicitly notes that no services, appliances, or fixtures have been tested, requiring thorough buyer diligence.
- Electric Shower Setup: The bathrooms utilize electric showers, which some buyers may wish to upgrade to more powerful thermostatic pumped shower systems.
- Extension Roof Maintenance: The striking double-height timber-clad extension ceiling and extensive glazing may require specialized maintenance and gutter cleaning access.
- Boundary Verification Needed: Buyers should verify the exact property boundaries and title maps against the physical block-built walls and hedging.
- Septic Or Mains Check: Verification is recommended regarding whether the estate operates on a public mains sewerage system or local treatment facilities.
- Skylight Leak Potential: The numerous skylights on the upper floor should be professionally inspected for any signs of past water ingress or worn seals.
- Timber Beam Upkeep: The exposed timber beams in the main extension will require periodic visual checks and occasional refinishing to prevent drying or cracking.
- Attic Insulation Levels: Buyers should inspect the attic space to confirm current insulation thickness meets modern standards for heat retention.
- Heating System Age: The exact age and efficiency of the primary central heating boiler should be professionally inspected before finalizing a purchase.
- Window Glazing Seals: The extensive glazing in the rear extension should be checked for compromised double-glazing seals leading to internal condensation.
- Plumbing System Review: A professional plumbing survey is advisable to ensure the existing pipework and water pressure meet modern household demands.
- Electrical Safety Inspection: Given the age of the mature development, an electrical survey should be conducted to verify compliance with current safety standards.
- Surface Water Drainage: Buyers should inspect the paved patio and garden layout to ensure adequate surface water drainage away from the property foundations.
- Driveway Surface Wear: The tarmac driveway should be assessed for any potential subsidence, cracking, or the need for resurfacing over coming years.
- Garden Maintenance Demands: The extensive mature planting, trees, and lawns will require ongoing gardening effort and time to maintain their pristine appearance.
- Local Traffic Patterns: While set in a cul-de-sac, buyers should check peak traffic conditions on surrounding approach roads during typical commuting hours.
- Storage Shed Condition: The existing timber garden shed should be examined for structural soundness, rot, and dampness protection.
- Future Extension Limits: Any plans for further alterations should consider planning regulations and how they might impact the existing south-facing garden space.
Price positioning
?
- The asking price appears somewhat conservative relative to recent local transactions, particularly considering a very close comparable on the same estate achieved a notably higher figure in late two thousand and twenty-four.
- Valuation signals are heavily supported by the substantial five-bedroom layout, extensive floor area, impressive double-height rear extension, and a highly private south-facing garden located within a mature residential cul-de-sac setting.
- Potential factors that could undermine this valuation include the property's D energy rating, which might require future capital investment to improve efficiency, whereas robust buyer demand for large family homes strongly supports the current price level.
- Overall, the asking price reflects fair market positioning for a well-proportioned detached residence in this established suburban location, balancing its generous accommodation and attractive outdoor space against energy efficiency considerations.
Build Analysis
What we know from similar construction types
- The property is an extended detached home with a floor area of 172 square metres, featuring a substantial rear extension with a double-height timber-clad ceiling, exposed beams, and extensive glazing.
- A buyer should investigate the planning permission and building compliance documentation for the large rear extension and any alterations to the original layout to ensure they meet current building regulations.
- Given that the home has been significantly extended, a thorough structural survey should be conducted to assess the junction between the original structure and the new extension, as well as the condition of the roof and insulation.
- The BER rating of D indicates potential energy efficiency shortcomings; a buyer should examine the heating systems, windows, and insulation levels throughout the property.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a BER rating of D, which falls into the D to G bracket requiring a deep-retrofit estimate.
- A comprehensive deep retrofit for a 172 square metre detached home of this age and energy rating typically costs between 40,000 and 70,000 euros, depending on the extent of external wall insulation, upgraded heating systems like heat pumps, and window replacements required to achieve a BER rating of B or A.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €2,200 to €2,800.
- Explanation: The property has a BER rating of D and a floor area of 172 square metres, indicating higher energy consumption compared to more modern, highly insulated homes. Heating costs will be influenced by usage of the solid-fuel stove and gas fire alongside the primary heating system.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a mature residential suburban setting within Clarecastle, well away from heavy industrial zones or major incinerator facilities.
- No major legacy industrial pollution concerns or hazardous landfill sites are prominently associated with the immediate residential vicinity, though standard local environmental checks are recommended.
Flood Safe
8/10Water overflow reports to follow up
- The immediate Primrose Gardens development is generally elevated within a residential cul-de-sac layout, though parts of Clarecastle near watercourses have historical flood cautions.
- Buyers are advised to review local OPW mapping and verify specific site flood history during their standard legal and structural survey process.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
6 PRIMROSE GARDENS, CLARECASTLE, CLARE
- Sale date
- Declared sale price
- €480,000.00
34 PRIMROSE GARDENS, CLARECASTLE, CO CLARE
- Sale date
- Declared sale price
- €310,000.00
29 PRIMROSE GARDENS, CLARECASTLE, CO CLARE
- Sale date
- Declared sale price
- €285,000.00
26 PRIMROSE GARDENS, CLARECASTLE, CLARE
- Sale date
- Declared sale price
- €274,000.00
17 PRIMROSE GARDENS, CLARECASTLE, CLARE
- Sale date
- Declared sale price
- €304,000.00
Recent sales in the wider Clarecastle area
13 MILLSTREAM COURT, ENNIS, CO CLARE
- Sale date
- Declared sale price
- €206,000.00
6 LINNANES TERRACE, KILRUSH RD, ENNIS
- Sale date
- Declared sale price
- €215,000.00
5 SHOWGROUNDS VIEW, ENNIS, CO CLARE
- Sale date
- Declared sale price
- €415,000.00
21 BANNER COURT, LIMERICK RD, ENNIS
- Sale date
- Declared sale price
- €275,000.00
31 SYCAMORE DRIVE, LIMERICK ROAD, ENNIS
- Sale date
- Declared sale price
- €430,000.00
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: €45,500 based on 10 percent for residential properties over €1,000,000 or 1 percent up to €1,000,000 resulting in €4,550 for a €455,000 property.
- Solicitor legal fees: €1,500 to €3,000 excluding outlays and VAT.
- Land registration fees: €175 to €700 depending on the property value and registration type.
- Property valuation fees: €150 to €300 for mortgage purposes.
- Surveyor fees: €500 to €1,200 depending on the level of detailed structural survey required.
- Annual home insurance: €400 to €800 depending on the level of contents and buildings cover.
Forum Talk
What people are saying about this area
- Locals in Clarecastle frequently discuss the convenience of the village amenities and proximity to Ennis while maintaining a quieter residential feel.
- Residents highlight the good connectivity provided by the nearby Ennis Bypass and M18 motorway towards Shannon, Limerick, and Galway.
- Housing developments like Primrose Gardens are generally noted for being mature, quiet, and family-friendly cul-de-sac settings.
- Traffic flow around peak commuting times towards the Ennis road network is a common topic of local interest for commuters.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property offers five generous bedrooms and a safe, enclosed south-facing rear garden, making it very suitable for young children, though buyers should verify safety features around any patio steps.
- Teenagers9/10
With five bedrooms and two spacious reception rooms, including a striking double-height extension, teenagers will appreciate the ample space and privacy within a quiet cul-de-sac setting.
- Multi-generational Living8/10
The substantial floor area of 172 square metres and versatile layout with ground-floor bedroom options lend themselves well to multi-generational living configurations.
- Single Buyers4/10
At an asking price of 455,000 euros for a large five-bedroom home with a D BER rating, this property may exceed space and maintenance requirements for single buyers.
- Couples6/10
Couples looking for extensive space or planning a growing family will find plenty of room, though the scale of a five-bedroom detached house might feel oversized initially.
- Empty Nesters7/10
The property provides comfortable single-level living potential with ground-floor bedrooms, though maintenance of the large mature garden and five-bedroom footprint should be considered.
- Retirees6/10
While located in a quiet cul-de-sac close to village amenities, the five-bedroom layout and D energy rating mean retirees might want to evaluate future heating costs and upkeep.
Work
3 areas- Remote Working9/10
Multiple reception rooms and versatile bedrooms, including a dedicated office space, make remote working highly viable, though broadband speeds should be verified.
- Hybrid Commuting8/10
Convenient access to the Ennis Bypass and M18 motorway facilitates commuting links towards Shannon, Limerick, and Galway.
- Retired7/10
A peaceful cul-de-sac setting close to local village amenities suits retirement living well, provided stairs and garden maintenance are manageable.
Practical
8 areas- Ageing in Place7/10
Features ground-floor bedroom and bathroom options, though stairs to upper bedrooms mean some adaptation may be needed for long-term ageing in place.
- Low Maintenance5/10
The large 172 sqm floor area, extensive landscaped gardens, and a D BER rating indicate that ongoing maintenance and energy efficiency improvements should be factored in.
- Secure Gated Entry3/10
The property features an open spacious driveway rather than a secure gated entry system.
- Minimalist Design4/10
The home features traditional extended architecture, exposed timber beams, and mature cottage-style gardens rather than minimalist design.
- Flexible Floor Plans9/10
Highly versatile layout with five bedrooms, two generous reception rooms, a utility room, and multi-purpose rooms adaptable to changing lifestyle needs.
- Heritage Home3/10
Located in a mature modern residential development rather than a period or heritage architectural setting.
- Ecological Setup5/10
The property has a D BER energy rating, suggesting scope for future ecological upgrades like solar panels or insulation enhancement.
- Outdoor areas10/10
Magnificent south-facing rear garden that is completely non-overlooked, featuring paved patio areas, mature planting, and a garden shed.
Interests
9 areas- Gardening9/10
Features an exceptional, beautifully landscaped south-facing rear garden with mature shrubs, specimen planting, trees, and seasonal flowers.
- Walking8/10
Being within walking distance of Clarecastle village and local pathways makes it convenient for daily walking routines.
- Gym7/10
The versatile dual-aspect room can easily be adapted as a dedicated home gym space to complement local fitness facilities.
- Cycling7/10
The quiet cul-de-sac location and access to nearby regional roads offer good opportunities for cycling enthusiasts.
- Golf6/10
Ennis and the surrounding County Clare area offer good access to regional golf courses, requiring a short drive.
- Fishing6/10
Proximity to local waterways and the River Fergus basin provides good potential access for fishing hobbyists to investigate.
- Horse Riding5/10
Rural areas surrounding Ennis offer equestrian facilities, though buyers should verify the closest stables and transport logistics.
- Water Sports4/10
An inland location means water sports require travel towards the Shannon estuary or coastal Clare locations.
- Entertaining10/10
Outstanding entertaining credentials thanks to the massive double-height reception extension, open-plan kitchen-dining area, and private south-facing patio spaces.
Lifestyle
5 areas- Quiet Living9/10
Situated in a mature and highly regarded residential development within a quiet cul-de-sac setting, offering a peaceful and private environment.
- Rural Living5/10
Located in a suburban development close to Clarecastle village, blending suburban convenience with proximity to the wider County Clare countryside.
- Village Living9/10
Positioned within walking distance of Clarecastle village and its everyday local amenities, ensuring a strong sense of community village living.
- Coastal Living3/10
Inland location in Clarecastle near Ennis, far from coastal areas, though water sports enthusiasts can explore the wider Shannon region.
- Urban Living6/10
Close proximity to Ennis and easy access to the M18 providing links to larger urban centres like Limerick and Galway balances suburban calm with connectivity.
Social
6 areas- Community Involvement8/10
Set within a mature residential development close to Clarecastle village, offering strong opportunities for local community engagement.
- Café Culture7/10
Clarecastle village amenities and nearby Ennis town centre provide a good selection of local cafes and social spots.
- Nightlife6/10
While quiet locally, nearby Ennis offers a vibrant selection of pubs, live music venues, and restaurants.
- Health/Wellness groups7/10
Proximity to Ennis ensures good access to local pilates and stretching classes, fitness clubs, and wellness groups.
- Networking Opportunities6/10
Commuter access to Ennis and Limerick provides reasonable regional business networking opportunities.
- Tech-Hub Connectivity6/10
Regional connectivity via the M18 links to larger employment hubs, though buyers should verify local fibre broadband availability.
Listing information
- Agent
- Location Location Ltd
- Phone
- 065 6729 999
- Published on HouseDelve
- 30 September 2026
- Correction
- Report an issue
HD-A3963CHouseDelve · 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.