4 The Forts, Dooradoyle, LimerickV94D8XD
€425,000
4 Bed~4 Bath~116 m²~BER C
What you'll like:
- No onward chain: The property is offered with no upward chain, which can significantly reduce closing timelines and legal complications for prospective buyers.
- Westerly rear garden: Featuring a sunny westerly orientation, the low-maintenance back garden captures afternoon and evening sunlight effectively for outdoor relaxation.
- Ground floor bedroom: The fourth bedroom includes an ensuite and ground-floor access, making it exceptionally suitable for guests or multigenerational living arrangements.
- Dual living spaces: Offering both a main living room and an additional sitting room with a bay window, the layout provides flexible entertainment zones.
- Ample off-street parking: The front driveway provides convenient off-street parking space, reducing potential vehicle congestion in the quiet cul-de-sac setting.
- Prime suburban location: Situated within a popular development in Dooradoyle, residents benefit from close proximity to local shopping centres, schools, and major employers.
- Proximity to hospital: The residence is located within a short walk of University Hospital Limerick, offering strong convenience for healthcare professionals or medical staff.
- Strong rental potential: Given the flexible bedroom layout and proximity to employment hubs, a buyer might explore utilizing the rent-a-room scheme for tax-free income.
- Green space views: Facing directly onto an open green space with no opposing houses, the home enjoys enhanced privacy and a pleasant leafy outlook.
- Cul-de-sac tranquility: Positioned within a quiet cul-de-sac with limited through-traffic, the street provides a safer environment for children to play outdoors.
- Commuter accessibility: The property is located just a short distance from major regional routes including the M20 and M7 motorways for easy commuting.
- Public transport links: An excellent city bus service operates from a stop located just metres from the estate entrance, simplifying city-centre travel.
- Educational proximity: A selection of well-regarded local schools and childcare facilities, such as Crescent College Comprehensive, are within walking distance.
- Established neighbourhood: The mature, leafy walkways and tree-lined roads provide an established suburban atmosphere that appeals strongly to families and downsizers.
- Leisure amenities nearby: Local sporting facilities, gyms, and the Omniplex Cinema are conveniently close by, supporting an active and connected lifestyle.
- Convenient local retail: The presence of a brand-new Aldi supermarket on the Dooradoyle Road enhances daily shopping convenience for residents.
- Generous bathroom count: With four bathrooms in total, including two ensuites, a main family bathroom, and a guest WC, morning queues are minimized.
- Utility room inclusion: A dedicated utility room off the kitchen provides practical laundry separation and extra storage space for busy households.
- Stable asking price: The asking price has remained stable at €425,000 without recorded increases, suggesting a consistent seller pricing strategy.
- Versatile accommodation: The well-proportioned rooms offer multiple configurations to suit first-time buyers, growing families, or downsizers seeking low-maintenance living.
But keep in mind:
- Moderate BER rating: The C energy rating indicates that the home may require insulation or heating upgrades to improve thermal efficiency and lower energy bills.
- Compact floor area: Measuring 116 square metres across four bedrooms and four bathrooms, individual room sizes might feel somewhat restricted for larger families.
- Energy performance verification: Buyers should verify the exact details of the BER score of 174.44 kWh/y to understand potential retrofitting costs required.
- Ground floor ensuite privacy: The ground-floor bedroom ensuite configuration should be inspected to ensure it complies with local building regulations and proper ventilation.
- Garden maintenance status: Although described as low-maintenance, the rear garden's current paving or surfacing condition should be inspected for any required repairs.
- Parking capacity limits: While off-street parking is provided, buyers with multiple vehicles should verify how many cars can comfortably park on the driveway.
- Traffic calming reliance: Although situated in a cul-de-sac, buyers should assess local traffic patterns during peak school and hospital commuting hours.
- Potential modernization needs: Prospective buyers should budget for potential cosmetic redecoration or kitchen upgrades to match contemporary taste and lifestyle standards.
- Drainage and boundary checks: Due diligence should include checking boundary lines and shared side access pathways with legal representatives to prevent future disputes.
- Boiler and heating age: The operational status and age of the gas stove and central heating system should be professionally inspected prior to purchase.
- Window and door seals: The double-glazed windows and exterior doors should be checked for drafts, condensation, or failing seals typical of properties of this era.
- Attic insulation levels: Buyers should investigate the depth and condition of attic insulation to determine if additional upgrading is necessary to meet modern standards.
- Proximity to commercial hubs: While convenient for employment, proximity to busy business parks and hospitals may occasionally introduce local traffic congestion.
- Management company fees: Buyers should check if the development falls under a management company and inquire about any associated annual estate maintenance charges.
- Extension limitations: The semi-detached structure and plot layout may limit future side or rear extension possibilities without sacrificing the westerly garden.
- Storage constraints: Built-in storage options appear limited in some rooms, meaning buyers might need to invest in fitted wardrobes or additional furniture.
- Plumbing water pressure: The water pressure across all four bathrooms should be tested during a viewing to ensure adequate flow for simultaneous usage.
- Electrical compliance: A thorough electrical survey should be commissioned to confirm that the wiring and consumer unit meet current safety standards.
- Surface water drainage: Given the low-maintenance rear garden paving, buyers should verify that adequate surface water drainage is installed to prevent pooling.
- Price history context: The lack of asking price reductions since initial listing suggests the seller may currently hold firm expectations regarding market value.
Price positioning
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- The asking price of €425,000 appears broadly in line with recent verified sales in the immediate development, where similar multi-bedroom properties have achieved transacted values ranging from approximately €366,500 up to €465,000.
- Strong valuation signals include the spacious 116 square meter footprint, four bedrooms with dual ensuite facilities, a versatile ground floor room, and a desirable westerly rear garden situated within a highly sought after suburban enclave.
- Support for this price point is bolstered by excellent local amenities such as the Raheen Business Park and University Hospital Limerick within walking distance, while potential hesitation could stem from its C energy rating requiring future efficiency upgrades.
- The stable recorded asking-price history without any reductions indicates a confident initial pricing strategy by the agent, reflecting steady regional buyer demand and the lack of an onward chain for a quick transaction process.
Build Analysis
What we know from similar construction types
- The property is a four-bedroom semi-detached home spanning approximately 116 square meters, featuring a versatile layout with a ground-floor bedroom that includes an ensuite and separate access, making it suitable for guests, older children, or a home office.
- A buyer should verify the planning compliance and building regulations for the ground floor extension or conversion associated with the ground-floor bedroom and ensuite, ensuring all necessary permissions were obtained.
- The house includes a westerly-facing low-maintenance rear garden, off-street parking, and a gas stove fireplace, which should be inspected as part of standard pre-purchase structural and services checks.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately €1,200 to €1,600.
- Explanation: Given the C BER rating and a floor area of 116 m² with a gas stove feature in the living room, heating demands are moderate compared to lower-rated older properties.
Pollution Safe
9/10Environmental situation to investigate
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
3 THE FORTS, DOORADOYLE RD, DOORADOYLE
- Sale date
- Declared sale price
- €450,000.00
67 THE FORTS, DOORADOYLE, LIMERICK
- Sale date
- Declared sale price
- €366,500.00
11 THE FORTS, DOORADOYLE, LIMERICK
- Sale date
- Declared sale price
- €465,000.00
101 THE FORTS, DOORADOYLE, LIMERICK
- Sale date
- Declared sale price
- €391,000.00
20 THE FORTS, DOORADOYLE, LIMERICK
- Sale date
- Declared sale price
- €349,000.00
Recent sales in the wider Dooradoyle area
22 OAKFIELD, DOORADOYLE, LIMERICK
- Sale date
- Declared sale price
- €472,000.00
7 THE GREEN, HUNTSFIELD, DOORADOYLE
- Sale date
- Declared sale price
- €413,000.00
78 DOORADOYLE PARK, DOORADOYLE, LIMERICK
- Sale date
- Declared sale price
- €392,000.00
51 KILTERAGH, DOORADOYLE, LIMERICK
- Sale date
- Declared sale price
- €430,000.00
10 SILVER BIRCH GROVE, DOORADOYLE, LIMERICK
- Sale date
- Declared sale price
- €367,000.00
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: €4,250 — 1% of €425,000.
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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 to €3,000 plus VAT and outlays.
- Land registration fees: roughly €400 to €800 depending on the property value and registry type.
- Property valuation fees: approximately €150 to €300 for mortgage or insurance purposes.
- Surveyor fees: around €400 to €900 depending on the level of survey detail required for a 116 m² home.
- Annual home insurance: estimated between €350 and €700 per year depending on the policy coverage.
Forum Talk
What people are saying about this area
- Residents in Dooradoyle frequently highlight the area as a family-friendly suburb with great access to local amenities and schools.
- Discussions on local community forums often mention the convenience of walking to the Crescent Shopping Centre and Raheen Business Park.
- Traffic management and peak-hour congestion near the major arterial routes and local schools are common topics among local drivers.
- The ongoing development of new local retail facilities, such as supermarkets on Dooradoyle Road, is viewed positively by residents.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
The development features open green spaces, mature leafy walkways, and a tranquil cul-de-sac setting with limited traffic, making it very safe and appealing for young families.
- Teenagers8/10
With four bedrooms and proximity to local schools and sports facilities, the property provides ample space and independence for teenagers.
- Multi-generational Living8/10
The ground-floor fourth bedroom with an ensuite and separate side access is ideal for a dependent relative or older family member.
- Single Buyers7/10
While spacious, it offers a great opportunity for first-time buyers looking for a well-located home with potential rent-a-room income.
- Couples8/10
Provides plenty of versatile living space and is situated in a sought-after area close to employment hubs and amenities.
- Empty Nesters7/10
Offers manageable maintenance and the possibility of downsizing while retaining guest bedrooms for visiting family.
- Retirees7/10
The low-maintenance westerly garden and ground-floor bedroom option make it suitable for retirees wanting suburban convenience.
Work
3 areas- Remote Working8/10
The flexible fourth bedroom on the ground floor makes an ideal home office setup for remote workers.
- Hybrid Commuting9/10
Conveniently positioned near the M20 and M7 motorways and served by a regular bus service right outside the estate for easy commuting.
- Retired7/10
Well-suited for retirees due to the accessible ground-floor facilities and low-maintenance outdoor areas.
Practical
8 areas- Ageing in Place7/10
The inclusion of a ground-floor bedroom and ensuite allows for potential single-level living arrangements if mobility changes.
- Low Maintenance8/10
Features a low-maintenance rear garden and manageable semi-detached layout.
- Secure Gated Entry2/10
The property is in an open suburban cul-de-sac rather than a gated community.
- Minimalist Design5/10
Traditional semi-detached layout with distinct rooms rather than open-plan minimalist architecture.
- Flexible Floor Plans9/10
The fourth ground-floor bedroom easily doubles as a family room, home office, or independent suite.
- Heritage Home2/10
A modern residential development home rather than a period or heritage property.
- Ecological Setup5/10
Carries a standard C BER rating, suggesting buyers might want to investigate potential energy upgrades.
- Outdoor areas8/10
Benefits from a sunny westerly rear garden, side access, and views of an open green space to the front.
Interests
9 areas- Gardening6/10
Features a lovely, low-maintenance westerly rear garden with sunny afternoon orientation for outdoor planting.
- Walking9/10
Surrounded by open green spaces, mature leafy walkways, tree-lined roads, and easy walking access to local amenities.
- Gym8/10
Dooradoyle Gym and various sporting facilities are located within a short walk of the property.
- Cycling7/10
Flat suburban surroundings and proximity to local roads provide good cycling routes to nearby business parks and the city.
- Golf6/10
Reasonable access to local golf courses in the wider Limerick area.
- Fishing3/10
Not a primary feature of this suburban residential location, though regional rivers are accessible by car.
- Horse Riding3/10
Equestrian facilities would require travel further out into the surrounding countryside.
- Water Sports2/10
Inland location means water sports require travel to nearby lakes or the coast.
- Entertaining8/10
The open-plan kitchen/dining room, separate sitting room, and sunny westerly garden provide great spaces for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Situated in a tranquil cul-de-sac facing an open green space with no through roads, ensuring minimal passing traffic.
- Rural Living2/10
This is a distinctly suburban residential location close to the city and major commercial amenities rather than rural.
- Village Living6/10
The local development has a community-focused feel with nearby shops, schools, and green spaces within walking distance.
- Coastal Living1/10
The property is located inland in Limerick with no immediate coastal proximity.
- Urban Living7/10
Combines a leafy suburban enclave with close proximity to the city centre, shopping centres, and business parks.
Social
6 areas- Community Involvement7/10
A popular residential development with active local schools, sports clubs, and community amenities nearby.
- Café Culture7/10
Proximity to the Crescent Shopping Centre and local neighborhood spots provides good access to cafes and casual dining.
- Nightlife6/10
While the immediate area is largely residential, the nearby city centre offers a full range of nightlife options.
- Health/Wellness groups8/10
Close proximity to Dooradoyle Gym, local parks, and wellness facilities supports active lifestyles.
- Networking Opportunities6/10
Proximity to Raheen Business Park and major employment hubs offers good professional networking potential.
- Tech-Hub Connectivity6/10
Good general connectivity and access to regional business centers in Limerick.
Listing information
- Agent
- Sherry FitzGerald Limerick
- Phone
- 061 418 000
- Current status
- active
- Published on HouseDelve
- 20 October 2026
- Correction
- Report an issue
HD-F9E62FHouseDelve · 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.