45 Woodfield Crescent, Kilrush, Co. Clare

€265,000

4 Bed~3 Bath~123 m²~BER C3

What you'll like:

Ground Floor Bedroom: Features a convenient downstairs double bedroom which provides exceptional versatility for multi-generational living or working from home. This room easily adapts into a playroom or home office.
Open Plan Kitchen: The contemporary kitchen and dining area features sliding patio doors directly accessing the rear garden. This creates a seamless indoor-outdoor flow ideal for family gatherings and summer entertaining.
Generous Floor Area: Spanning approximately 123 square meters, the well-proportioned layout offers substantial family accommodation. Buyers will appreciate the ample space and logical room configurations suited to modern lifestyles.
Multiple Bathrooms: Equipped with three well-appointed bathrooms including a ground-floor shower room, an ensuite, and a main family bathroom. This setup eliminates morning queues and enhances daily household convenience.
Private Rear Aspect: The property enjoys the distinct advantage of not being overlooked to the rear, ensuring a greater degree of privacy in your private garden space.

Green Space Views: Situated within an established residential development and positioned directly opposite a pleasant green area. This enhances the immediate outlook and provides a safe buffer from passing traffic.
Dedicated Utility Room: Includes a fully plumbed utility room with additional storage units and rear access, keeping laundry appliances tucked away from the main kitchen and dining areas.
Attractive Reception Room: The front-facing sitting room boasts timber flooring, a distinctive bay-style window, and a solid fuel fireplace with a timber surround, creating a cozy focal point.
Solid Block Construction: Built using traditional block construction methods, offering robust structural integrity and superior sound insulation between neighboring properties compared to modern timber-frame alternatives.
Coastal Proximity: Located in a popular coastal town just a short distance from the famous Kilkee Beach. This makes the property an enticing option for holidaymakers or lifestyle buyers.
Town Centre Access: Enjoy a highly convenient location within easy walking distance of the town centre and local amenities, reducing reliance on cars for daily errands.
Off-Street Parking: Features a tarmac driveway providing ample off-street parking space directly in front of the house for residents and visiting guests.
Ensuite Master Bedroom: Bedroom four benefits from a bright, private ensuite bathroom, offering a comfortable retreat for the primary occupant with modern sanitary ware.
Main Bathroom Tub: The main family bathroom includes a fitted bath alongside a WC and WHB, accommodating families with young children who require bathtub facilities.
Established Neighborhood: Located within a settled residential setting known for family living, offering a stable community environment for new homeowners moving into the area.
Asking Price Stability: The asking price has remained steady at €265,000 without recorded increases, suggesting a motivated vendor potentially open to reasonable offers from serious buyers.
Outdoor Patio Area: The rear garden includes an external patio accessed via the dining area sliding doors, providing a ready-made surface for outdoor dining and seating furniture.
Attic Access Point: The upper landing features convenient access to the attic space, offering potential for additional storage or future organization of household items.
Ample Storage Solutions: Features built-in wall and base storage units in the kitchen alongside a designated hot press on the landing for linen storage.
Broad Appeal Potential: The combination of bedroom count, location, and layout makes this an ideal starter home, holiday retreat, or long-term family residence.

But keep in mind:

C3 Energy Rating: The property holds a C3 BER rating, which indicates that energy efficiency is average and heating bills may be higher during winter months compared to modern A-rated builds.
Energy Performance Level: The energy performance indicator sits at 212.48 kWh/m2/yr, meaning buyers should budget for potential future upgrades such as insulation or window improvements.
Oil-Fired Heating: Relies on oil-fired central heating rather than a modern heat pump system, requiring regular fuel tank management and ongoing oil delivery costs.
Potential Insulation Costs: Achieving a higher BER rating to reduce long-term utility expenses will likely require targeted capital investment in attic or wall insulation upgrades.
Fixed Asking Price: The asking price has remained completely static since initial tracking, which may indicate limited immediate flexibility from the seller during initial negotiations.

Garden Maintenance Required: The listing notes lawned gardens which will require regular maintenance, mowing, and landscaping effort from the incoming purchaser throughout the growing seasons.
Shared Boundary Implications: As a semi-detached property, buyers should investigate party wall arrangements and potential sound transmission levels with the adjacent neighboring home.
Open Fireplace Efficiency: The solid fuel fireplace in the sitting room, while charming, can be a source of heat loss and drafts when not in active use.
Staircase Dependency: Three of the four bedrooms and the main bathroom are located on the upper floor, which could present accessibility challenges for individuals with limited mobility.
Traffic and Parking Limits: While a tarmac driveway provides off-street parking, visitors may need to rely on communal street parking if multiple vehicles require space.
Potential Cosmetic Updates: Depending on personal taste, buyers may wish to redecorate or update carpet and wall finishes throughout to match contemporary design preferences.
Hot Press Storage Limits: The hot press houses the water cylinder on the landing, which may limit general linen storage capacity if bulky winter bedding is stored there.
Bathroom Ventilation Check: Buyers should verify that all three tiled bathrooms feature adequate mechanical extraction fans to prevent moisture buildup and potential mold growth.
Boundary Line Verification: Purchasers should commission their legal representative to thoroughly verify the exact legal boundaries and garden plot dimensions outlined in the title deeds.
Drainage and Servicing: Due diligence should include checking the condition of surface water drainage and wastewater connections to ensure municipal systems operate without restriction.
Appliance Longevity: The included kitchen appliances and utility hardware should be thoroughly checked during a pre-purchase survey to assess their remaining operational lifespan.
Attic Insulation Depth: The buyer should inspect the attic insulation depth during a structural survey to confirm it meets current thermal retention standards.
Window Seal Integrity: The bay-style window and rear sliding doors should be inspected for seal failure, drafts, or condensation between double-glazed panes.
Roof Structure Inspection: A professional surveyor should examine the timber roof trusses and roof tiles for any signs of wear, dampness, or structural movement.
Local Market Comparables: Buyers should analyze recent nearby property transactions in the local area to ensure the €265,000 asking price aligns accurately with current market valuations.

Price positioning

This comparison depends on limited public and listing evidence, which may be incomplete, outdated or not directly comparable. The score is not a percentage, professional valuation or guaranteed estimate. Ask an independent qualified valuer before relying on a property value.

UnderpricedOverpriced

The asking price looks slightly overvalued compared with the available evidence.

The asking price of €265,000 appears slightly elevated relative to local historical transaction averages within the same development, where recent similar semi-detached houses have changed hands at lower price points.
Valuation signals show a potential premium is being sought for the property's generous 123 square metre floor area, four-bedroom layout, and its very good condition including a C3 energy rating.
Strong support for this asking price could come from high buyer demand for versatile family homes featuring a convenient ground-floor bedroom and en-suite facilities, though limited local wage growth might undermine aggressive pricing.
The stable recorded asking-price history without reductions indicates firm seller confidence, suggesting that prospective buyers may need to negotiate carefully against established comparative sales in the immediate locality.

Build Analysis

What we know from similar construction types

The property is block-built and features a four-bedroom semi-detached layout spanning approximately 123 square meters, including a convenient ground-floor bedroom and shower room.
A solid fuel fireplace is installed in the front sitting room, which should be inspected for proper flue operation and compliance with current safety standards.
Buyers should investigate the state of the oil-fired central heating system (OFCHI) and check the attic insulation levels given the C3 BER rating.
Verify the property boundaries, off-street parking arrangements, and the management status of the surrounding residential development.

Heating cost^*

Estimated expense to heat this property every year

Estimated annual heating cost is approximately 1,400 to 1,800 euro.
This estimate is based on the 123 square meter floor area and the C3 BER energy rating, reflecting typical oil-fired central heating usage for a property of this size.

Pollution Safe

9/10

Environmental situation to investigate

The property is located in an established residential setting within a predominantly rural and coastal county, showing no apparent proximity to major heavy industrial plants or active large-scale landfills.
Any historical or localized waste management sites in the broader region are generally distant, though buyers should verify local environmental records if specific concerns exist.

Flood Safe

8/10

Water overflow reports to follow up

The immediate residential development appears elevated relative to major regional watercourses, suggesting a generally low apparent likelihood of flooding based on topographical context.
As a standard precaution for coastal and regional properties in Clare, buyers are advised to consult local flood maps or carry out environmental checks to confirm specific site resilience.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

39 WOODFIELD, BALLYNOTE, KILRUSH
Sale date
17/08/2026
Declared sale price
€210,000.00
38 WOODFIELD, BALLYNOTE, KILRUSH
Sale date
02/12/2024
Declared sale price
€240,000.00
32 WOODFIELD, BALLYNOTE, KILRUSH
Sale date
19/09/2024
Declared sale price
€250,000.00
48 WOODFIELD BALLYNOTE, KILRUSH, CLARE
Sale date
14/08/2024
Declared sale price
€211,000.00
29 WOODFIELD, BALLYNOTE, KILRUSH
Sale date
16/10/2023
Declared sale price
€263,000.00

Recent sales in the wider Kilrush area

23 BEAL AN INBHIR, SHANAKYLE, KILRUSH
Sale date
17/09/2026
Declared sale price
€280,000.00
G04 QUAY MILLS, KILRUSH, CO CLARE
Sale date
16/09/2026
Declared sale price
€250,000.00
BURRANE, KILLIMER, KILRUSH
Sale date
03/09/2026
Declared sale price
€401,400.00
JOHN ST, KILRUSH, CLARE
Sale date
28/08/2026
Declared sale price
€170,000.00
MOUNT RIVERS, DOONBEG, KILRUSH
Sale date
24/08/2026
Declared sale price
€550,000.00

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: €2,650 — 1% of €265,000.
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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 are estimated between 1,500 and 2,500 euro plus outlay and VAT.
Land registration fees typically range from 400 to 800 euro depending on the property value and registration type.
Property valuation fees generally cost between 150 and 250 euro.
Surveyor fees for a standard structural survey are estimated between 300 and 600 euro.
Annual home insurance is estimated between 350 and 650 euro depending on the level of cover chosen.

Forum Talk

What people are saying about this area

Local residents frequently highlight Kilrush as a welcoming market town with a strong sense of community and convenient access to local amenities.
Discussions on regional forums often point to the popularity of nearby coastal spots like Kilkee Beach for seasonal activities and family days out.
Community groups note that residential developments within walking distance of the town centre remain in steady demand for both families and first-time buyers.
Local commentary occasionally touches on infrastructural maintenance and community-led tidy town initiatives in the wider West Clare area.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas

Young Children
The property features four bedrooms and a safe residential development setting overlooking a green area, making it very suitable for young families.
8/10
Teenagers
Four well-proportioned bedrooms provide adequate space for growing children and teenagers within a manageable semi-detached layout.
7/10
Multi-generational Living
A ground-floor bedroom and shower room offer good accessibility options, though overall square footage is standard for a semi-detached home.
6/10
Single Buyers
With an asking price of 265,000 euros and four bedrooms, it represents a spacious starting option for single buyers wanting extra space.
8/10
Couples
Offers generous living space, a contemporary open-plan kitchen and dining area, and a convenient location close to town amenities.
8/10
Empty Nesters
The ground-floor bedroom and bathroom facilitate single-level living potential, though a four-bedroom home may exceed daily maintenance needs.
7/10
Retirees
Benefiting from a ground-floor bedroom and accessible bathroom, retirees will also appreciate the proximity to local town amenities.
7/10

Work

3 areas

Remote Working
The ground-floor bedroom can easily double as a dedicated home office, supporting remote work arrangements.
7/10
Hybrid Commuting
Kilrush is relatively remote from major employment hubs like Limerick or Ennis, making frequent hybrid commuting demanding.
5/10
Retired
Well-suited for retirees seeking a coastal home with ground-floor living amenities and a manageable garden.
8/10

Practical

8 areas

Ageing in Place
The presence of a ground-floor bedroom and a ground-floor shower room significantly enhances long-term accessibility.
8/10
Low Maintenance
Semi-detached layout with a tarmac driveway and manageable lawned gardens keeps ongoing maintenance straightforward.
7/10
Secure Gated Entry
The property features an open tarmac driveway and standard suburban layout without gated community security.
2/10
Minimalist Design
Traditional semi-detached layout with defined rooms rather than ultra-minimalist open-plan architectural spaces.
5/10
Flexible Floor Plans
The ground-floor bedroom offers versatile usage options as a playroom, home office, or guest suite.
7/10
Heritage Home
This is a modern residential development property rather than a period or heritage home.
2/10
Ecological Setup
Features oil-fired central heating and a C3 BER rating, suggesting room for energy-efficiency upgrades.
5/10
Outdoor areas
Includes lawned gardens, a tarmac driveway with off-street parking, and an external patio area accessed from the dining room.
7/10

Interests

9 areas

Gardening
Includes lawned gardens at the rear, providing a manageable green space for hobbyist gardeners.
6/10
Walking
Being within walking distance of the town centre and near coastal attractions makes it ideal for walking enthusiasts.
8/10
Gym
Proximity to local commercial gym facilities depends on the town's small-scale infrastructure, requiring buyers to verify local options.
4/10
Cycling
The surrounding coastal area of County Clare offers pleasant local routes for recreational cycling.
6/10
Golf
Buyers should verify the proximity of nearby golf courses in the wider West Clare region.
5/10
Fishing
Given its location in a coastal town near the Shannon estuary and Atlantic coast, fishing opportunities are readily accessible.
7/10
Horse Riding
Equestrian facilities are typical of rural and semi-rural County Clare, though buyers should verify local stables.
5/10
Water Sports
Proximity to Kilkee Beach and coastal waters makes this an attractive location for water sports enthusiasts.
8/10
Entertaining
Features an open-plan kitchen and dining area with sliding doors leading to an external patio area, well-suited for hosting guests.
7/10

Lifestyle

5 areas

Coastal Living
Located a short distance from the beautiful Kilkee Beach and within a popular coastal town in County Clare.
8/10
Urban Living
Kilrush is a small town rather than an urban center, offering a quiet local lifestyle rather than city conveniences.
3/10
Quiet Living
Situated in an established residential development overlooking a green area, offering a generally peaceful suburban environment.
7/10
Rural Living
Located within a residential estate and walking distance to the town centre, rather than a remote rural setting.
4/10
Village Living
Positioned within walking distance of Kilrush town centre and its local amenities, offering a strong community atmosphere.
8/10

6 areas

Community Involvement
An established residential development close to the town centre fosters a strong sense of local community engagement.
7/10
Café Culture
Proximity to the town centre provides access to local cafes and traditional town amenities.
6/10
Nightlife
Kilrush offers local pubs rather than extensive metropolitan nightlife options.
4/10
Health/Wellness groups
Local wellness classes, pilates & stretching groups, or community sports depend on town-level facilities.
5/10
Networking Opportunities
Professional networking opportunities are limited in this smaller town setting, skewing toward remote workers.
3/10
Tech-Hub Connectivity
Buyers should verify local broadband speeds and fiber availability for high-tech professional requirements.
4/10

Listing information

Agent: Sherry FitzGerald McMahon
Phone: 065 686 7866
Current status: active
Published on HouseDelve: 14 October 2026
Correction: Report an issue

Property reference: HD-7974D2HouseDelve · Republic of Ireland

Report 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.