5 Curate's Court, Roslevan, Ennis, Co. ClareV95X58R
€345,000
3 Bed~3 Bath~110 m²~BER A3
What you'll like:
- A3 energy rating: The modern energy performance rating indicates exceptional thermal efficiency, which should significantly reduce annual heating bills and ensure a comfortable indoor climate year-round.
- Air to water heating: This advanced eco-friendly heating system provides reliable and cost-effective domestic temperature control without reliance on traditional fossil fuel boilers.
- Recent build year: Constructed relatively recently in 2020, the property should require minimal immediate capital expenditure on major structural or mechanical repairs.
- Front row positioning: Situated on the front row of a popular development, residents enjoy uninterrupted views overlooking a vast and mature green area.
- Spacious floor area: Offering approximately 110 square meters of well proportioned living space, the layout easily accommodates modern family life and storage needs.
- Stunning media wall: The main reception room features a contemporary built-in media unit with an integrated electric fire, creating an immediate focal point for relaxation.
- Modern kitchen island: The kitchen is equipped with a functional centre floor island that provides additional work surfaces and base storage for culinary enthusiasts.
- Integrated appliances: The sale includes a comprehensive suite of modern fitted kitchen appliances, saving the buyer immediate setup costs upon moving in.
- Ground floor shower room: Having a fully tiled shower room on the ground floor adds significant convenience for guests and multi-generational living arrangements.
- Fully equipped utility: A dedicated utility room keeps laundry appliances separate from the main kitchen area, helping to maintain a tidy living space.
- Paved rear patio: The exterior boasts an extensive paved patio area directly accessible from the dining space, perfect for outdoor entertaining and dining.
- Private walled gardens: The rear garden is fully walled to ensure enhanced privacy and security for children or pets playing outdoors safely.
- Handy garden shed: An included garden shed provides practical external storage solutions for bicycles, tools, and seasonal outdoor equipment.
- Gated side access: Secure gated side access connects the front driveway directly to the rear garden without needing to pass through the home.
- Limed oak flooring: Consistent high-quality limed oak style timber flooring flows throughout many rooms, offering a stylish and durable surface finish.
- Fully tiled bathrooms: All bathrooms and shower rooms feature contemporary floor-to-ceiling tiling, ensuring easy maintenance and a sleek aesthetic.
- Fibre broadband availability: The location supports high-speed fibre broadband connectivity, which is essential for remote work, streaming, and modern digital households.
- Comprehensive security system: The property comes fully alarmed, providing immediate peace of mind regarding household security and asset protection.
- Ample understairs storage: Built-in understairs storage units and cloak cupboards maximize the interior space efficiency for everyday household items.
- Convenient local shopping: Positioned just a short stroll to the local shopping complex, residents can easily access daily convenience retail without driving.
But keep in mind:
- Configured bedroom count: Although listed with three bedrooms, two bedrooms are currently configured as a single open space, requiring partitioning work if a third separate bedroom is needed.
- Mains infrastructure capacity: Buyers should verify with local authorities whether the local mains water and sewage networks have sufficient long-term capacity for ongoing regional development.
- Management company fees: Purchasers must investigate whether the development has an active owners management company that levies annual service charges for communal green area maintenance.
- Traffic and parking congestion: Front row positioning near the entrance and green area may experience higher pedestrian traffic or visitor parking density during peak hours.
- Air to water servicing: The complex heating system requires specialist annual maintenance by qualified technicians, which could incur higher servicing costs than traditional boilers.
- Potential boundary disputes: Buyers should instruct their legal representative to closely examine the title maps to verify the exact extents of the walled rear garden boundaries.
- Lack of structural guarantees: Since the property was built in 2020, buyers should confirm whether any remaining structural defects insurance or builder warranties are transferable.
- Sound insulation levels: Semi-detached or terraced modern builds can sometimes suffer from acoustic transmission issues, making it wise to inspect party wall soundproofing.
- Proximity to M18 motorway: While offering great commuting access, closeness to major arterial roads could introduce background traffic noise depending on wind direction and exact positioning.
- Attic insulation standards: Although boasting an A3 rating, buyers should verify the exact depth and quality of attic insulation accessed via the stira stairs.
- Ventilation system check: Modern airtight homes rely heavily on proper mechanical or passive ventilation to prevent condensation, which should be inspected during survey.
- Eircode administrative accuracy: Buyers must ensure that utility providers and postal services correctly index the property using the provided Eircode to avoid delivery delays.
- Future development potential: Investigate local planning registers to ensure no nearby zoned land is slated for high-density construction that might obstruct views or light.
- Flooding risk assessment: A thorough environmental due diligence check should be performed to confirm the Roslevan area has no historical vulnerability to pluvial or fluvial flooding.
- Property tax banding: Purchasers should calculate the exact Local Property Tax band applicable to ensure the annual recurring tax aligns with their personal budget.
- Electric car charging: The listing does not mention an installed EV charger, meaning buyers with electric vehicles may need to incur retrofit costs for home charging.
- Appliance warranty status: While appliances are included, buyers should check if manufacturer warranties are still valid or if replacements might soon be necessary.
- Garden drainage evaluation: The private rear garden should be inspected during wet weather to ensure surface water drains adequately away from the paved patio and foundations.
- Window and door seals: Inspect all double-glazed window seals and multi-point locking mechanisms to ensure there are no draughts or premature hardware wear issues.
- Title covenants and restrictions: Legal counsel should review the title deeds for any restrictive covenants regarding structural alterations, pet ownership, or commercial use at home.
Price positioning
?
- The asking price appears moderately valued relative to regional transactional benchmarks, reflecting a balance between modern construction standards and prevailing secondary market trends for similarly sized suburban housing developments.
- Upward valuation signals stem from the property's modern energy efficiency rating, recent construction era, and high specification interior finishes featuring custom joinery and contemporary bathroom fittings.
- Potential factors that could undermine this price point include broader mortgage lending constraints, regional buyer affordability ceilings, or competing new developments offering similar square footage locally.
- Additional relevance is provided by the property's strategic commuter positioning near major transport links, highly sought after residential neighborhood, and comprehensive internal layout suited for modern family living.
Build Analysis
What we know from similar construction types
- The property was built in 2020 and features an A3 BER rating, indicating modern construction standards with high energy efficiency.
- Heating is provided by an air-to-water system, which is typical for energy-efficient modern builds; the buyer should verify the service history of this system.
- The first floor layout indicates that bedrooms two and three are currently configured as an open-plan master suite, meaning a buyer wishing to use the property as a true three-bedroom home should investigate the feasibility and cost of restoring the original partition wall.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €600 to €900. Explanation: Given the property features an A3 BER rating and an air-to-water heating system, the home is highly energy efficient, resulting in lower than average annual heating and energy consumption costs for its 110 m2 floor area.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a modern suburban residential setting in Ennis, showing no apparent proximity to heavy industrial facilities, incinerators, or known active landfills.
- Any historical or legacy industrial concerns in the wider Ennis area are generally localized, but buyers should verify local environmental reports for absolute certainty.
Flood Safe
8/10Water overflow reports to follow up
- The development is situated in an established residential area of Ennis with modern infrastructure designed to manage surface water effectively.
- While the region generally experiences low susceptibility to widespread flooding, prospective buyers are advised to check local flood history maps for the specific vicinity.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
No verified results were found for this group in the previous five years.
Recent sales in the wider Roslevan 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: approximately €3,450 based on 1% of the asking price for residential property under €1 million.
- Solicitor legal fees: roughly €1,500 to €2,500 excluding outlay and VAT.
- Land registration fees: approximately €170 to €600 depending on the application type and property value.
- Property valuation fees: around €150 to €300.
- Surveyor fees: approximately €400 to €800 depending on the level of survey detail.
- Annual home insurance: roughly €400 to €800 per year depending on the policy coverage.
Forum Talk
What people are saying about this area
- Residents in the Roslevan area of Ennis frequently discuss the convenience of local shopping amenities and ease of access to the M18 motorway.
- Community forums often highlight the desirability of modern developments like Curate's Court for commuters traveling to Shannon, Limerick, and Galway.
- Local discussions emphasize the growth of residential areas on the eastern side of Ennis and improvements to neighborhood green spaces.
- Traffic management and peak-hour commuting times near the main approach roads to Ennis remain common topics among local residents.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features fully walled private rear gardens and a safe patio area, making it ideal for young children. There are three bedrooms and close proximity to local amenities.
- Teenagers7/10
With three bedrooms and good interior space, teenagers will appreciate the modern amenities and media wall in the reception room, though overall space is standard for a 110 m² home.
- Multi-generational Living5/10
The home includes a convenient ground floor shower room and bedroom layouts, but the total floor area of 110 m² may feel slightly limited for true multi-generational privacy.
- Single Buyers8/10
A modern 2020-built home with an A3 BER rating and fiber broadband, offering manageable maintenance and great commuting potential for a single professional.
- Couples9/10
Excellent layout with open-plan kitchen/dining, master ensuite, and high energy efficiency, perfect for couples looking for a contemporary turn-key property.
- Empty Nesters8/10
Modern, energy-efficient A3 rating and low upkeep requirements make this a very comfortable option for those looking to downsize without sacrificing quality.
- Retirees7/10
Features a ground floor shower room and manageable garden size, though buyers should verify accessibility and future age-in-place modifications.
Work
3 areas- Remote Working9/10
Equipped with fiber broadband and well-proportioned rooms that easily accommodate home office setups.
- Hybrid Commuting8/10
Offers ease of access to the M18 motorway, facilitating convenient commutes to Shannon, Limerick, and Galway.
- Retired7/10
Low energy bills thanks to the A3 BER rating and modern build quality make it appealing for retirees, though stairs are present.
Practical
8 areas- Ageing in Place6/10
Includes a ground floor shower room and bedroom, though the primary bedrooms are located on the first floor.
- Low Maintenance9/10
Built in 2020 with an A3 BER rating, modern air-to-water heating, and contemporary fixtures ensuring minimal maintenance requirements.
- Secure Gated Entry4/10
Features fully walled private rear gardens and gated side access, but lacks a secure gated community entrance.
- Minimalist Design7/10
Clean modern lines, limed oak style timber flooring, and a contemporary media wall lend themselves well to a minimalist aesthetic.
- Flexible Floor Plans7/10
The first floor currently has bedroom three configured as open plan to the master bedroom, offering flexibility depending on buyer needs.
- Heritage Home1/10
This is a modern property built in 2020 rather than a traditional period or heritage home.
- Ecological Setup9/10
Benefits from an impressive A3 BER rating and an energy-efficient air-to-water heating system.
- Outdoor areas8/10
Comprises fully walled private rear gardens, an extensive paved patio, a garden shed, and front views overlooking a vast green area.
Interests
9 areas- Gardening6/10
Includes a fully walled private rear garden and a garden shed, providing a solid foundation for domestic gardening enthusiasts.
- Walking7/10
The location offers a short stroll to local shopping complexes and green areas, encouraging neighborhood walks.
- Gym5/10
No private home gym setup mentioned, though standard fitness facilities would be accessible via Ennis town.
- Cycling6/10
Good road connectivity and manageable distances to local amenities support cycling, subject to local traffic conditions.
- Golf5/10
Ennis and the surrounding County Clare region offer golf courses within reasonable driving distance.
- Fishing5/10
Proximity to the wider Clare countryside allows for access to regional angling spots by car.
- Horse Riding4/10
Standard suburban setting without immediate equestrian facilities on site.
- Water Sports3/10
Inland location means water sports require travel to nearby lakes, rivers, or the coast.
- Entertaining8/10
Features an open-plan kitchen/dining area with double French doors leading to an extensive rear paved patio, ideal for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Positioned on the front row fronting onto a vast and mature green area in a popular development, offering a generally peaceful residential setting.
- Rural Living4/10
Located in a suburban development close to Ennis town and shopping complexes rather than a strictly rural environment.
- Village Living7/10
Close to the Roslevan shopping complex and local amenities, providing a community-focused neighborhood feel.
- Coastal Living2/10
Inland location in Ennis, Co. Clare, offering no direct proximity to coastal amenities.
- Urban Living6/10
Provides convenient access to Ennis town amenities and local retail parks while maintaining a suburban residential atmosphere.
Social
6 areas- Community Involvement7/10
Located within a popular and established residential development with an active local community.
- Café Culture6/10
Proximity to local retail complexes and Ennis town provides access to local cafes and eateries.
- Nightlife5/10
Limited nightlife directly in the immediate residential vicinity, but Ennis town center is easily reachable.
- Health/Wellness groups6/10
Good access to local community amenities and wellness opportunities within the wider Ennis area.
- Networking Opportunities5/10
Primarily residential location, though strong transport links to major employment hubs like Limerick support professional networking.
- Tech-Hub Connectivity8/10
Fiber broadband is installed, supporting high-tech remote work and digital connectivity.
Listing information
- Agent
- DNG O'Sullivan Hurley
- Phone
- 065 684 0200
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-A1F605HouseDelve · Republic of Ireland* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.