513 Kilkee Bay Apartment, Kilrush Road, Kilkee, Co. Clare.V15RW08
€185,000
2 Bed~1 Bath~68 m²~BER C
What you'll like:
- Ground Floor Access: The property is situated on the ground floor, which provides convenient step-free entry and eliminates daily stair-climbing for residents and visitors.
- Turnkey Condition: The apartment is presented in move-in ready condition, allowing buyers to settle in quickly without undertaking immediate interior renovations or costly repairs.
- Beach Proximity: Located within walking distance of the beach, this property offers effortless coastal access for seaside walks and leisure activities during holidays.
- Efficient Floor Area: The 68 square metre layout is well-proportioned, offering comfortable living spaces that are easy to maintain and manage throughout the year.
- Open Plan Living: The combined living and dining area creates a spacious communal hub, making it ideal for relaxing and entertaining family and guests.
- Fitted Kitchen Units: The kitchen comes fully equipped with wall and base storage units, providing practical workspace and ample storage for culinary needs.
- Tiled Kitchen Splashback: Practical wall tiling in the kitchen area protects surfaces from moisture and simplifies daily cleaning after meal preparation.
- Bright Front Sitting Room: Positioned at the front of the apartment, the main reception room benefits from natural light and a pleasant outlook.
- Electric Fireplace Feature: The sitting room includes an electric fireplace, adding a cozy focal point and supplemental warmth without requiring chimney maintenance.
- Two Double Bedrooms: The accommodation features two proper double bedrooms, ensuring comfortable sleeping arrangements for residents or paying holiday guests.
- Rear Aspect Bedrooms: Both bedrooms face the rear of the building, offering a quieter sleeping environment away from any front-facing street activity.
- External Patio Area: An outdoor patio with seating provides a private spot to enjoy fresh air and outdoor dining during warmer weather.
- External Storage Container: An on-site storage container offers dedicated space for bulky items like beach gear, bicycles, or luggage outside the main living area.
- Walking Distance Amenities: The convenient location places local town amenities within comfortable walking distance, reducing reliance on a car for daily errands.
- Holiday Home Potential: Due to its size and coastal setting, the property represents an ideal lock-up-and-leave holiday retreat for weekend getaways.
- Rental Investment Opportunity: The layout and location make the property attractive for both long-term tenants and short-term holiday rentals seeking coastal accommodation.
- Established Development: Situated within an established residential development, buyers benefit from a known neighbourhood character and existing community infrastructure.
- Manageable Energy Rating: The C energy rating indicates moderate thermal efficiency, which helps keep heating requirements reasonable for an apartment of this size.
- Clear Floor Dimensions: Knowing the exact 68 square metre size helps buyers plan furniture placement and assess value compared to similar regional properties.
- Accessible Viewing Schedule: Scheduled open viewings provided clear opportunities for interested buyers to inspect the property condition firsthand before making an offer.
But keep in mind:
- Annual Management Fees: Buyers should verify the exact yearly management charge of circa 950 euros, as this recurring fee impacts overall ownership costs.
- Management Company Covenants: Owners in managed developments must adhere to estate rules regarding pets, sub-letting, and exterior modifications, which might restrict certain uses.
- Carpet Flooring Wear: The presence of carpet flooring in the living room and bedrooms may require professional cleaning or eventual replacement depending on prior wear.
- Electric Heating Reliance: The listing mentions an electric fireplace, so buyers should check the primary heating system type, efficiency, and associated electricity costs.
- Holiday Park Restrictions: If the development is managed primarily as a holiday complex, buyers should confirm whether year-round permanent residency is fully permitted.
- Short-Term Letting Rules: Local planning regulations and management company bylaws regarding short-term holiday lets should be investigated to ensure compliance for investors.
- Sinking Fund Contributions: Buyers need to check the financial health of the management company and whether any special levies are planned for major structural repairs.
- Ground Floor Security: Ground floor apartments may require extra attention to window locks and security measures when the property is left vacant for extended periods.
- External Storage Security: The shared or individual status of the external storage container should be verified to ensure personal belongings are securely protected.
- Patio Privacy Levels: Buyers should inspect the patio seating area to determine if boundary screening offers adequate privacy from neighbouring properties and walkways.
- Sound Insulation Quality: Apartment living can involve noise transfer from neighbours above or adjacent, so buyers should inquire about soundproofing standards in the building.
- Parking Allocation Clarity: The listing does not detail dedicated parking, so buyers must verify whether a designated space is included with the apartment.
- Waste Management Arrangements: Prospective owners should check how refuse collection is handled within the development and whether bin charges are extra.
- Insurance Requirements: Buildings insurance is typically covered by management fees, but buyers must ensure their contents policy covers holiday home vacancy periods.
- Ventilation and Dampness: Coastal properties can be prone to higher humidity levels, making it wise to inspect for signs of condensation or ventilation issues.
- Broadband Availability: Buyers relying on internet connectivity for remote work should verify the broadband speeds and provider options available at this address.
- C Rating Efficiency: While acceptable, a C energy rating leaves room for insulation or window upgrades to improve future thermal comfort and lower bills.
- Future Maintenance Costs: Buyers should review past minutes of management company meetings to anticipate upcoming maintenance expenses for roofs, painting, or grounds.
- Resale Market Liquidity: Holiday apartment markets can fluctuate based on tourism trends, so buyers should consider long-term resale demand in the local area.
- Exact Boundary Demarcation: Legal advisors should confirm the exact property boundaries and title details for the patio and external storage areas.
Price positioning
?
- The asking price appears somewhat overvalued because similar apartments within the exact same development have historically achieved lower price points, suggesting a premium is being sought for this specific unit's presentation.
- Valuation signals show a strong contrast between the property's modest interior space and the higher pricing trends observed in broader coastal locations, indicating localized market ceilings.
- Strong turnkey condition and desirable proximity to the beach could adequately support the asking price, though ongoing annual management fees might slightly undermine buyer enthusiasm over time.
- The seasonal nature of holiday home demand in this coastal region remains a relevant factor that could influence final bidding dynamics and overall market liquidity.
Build Analysis
What we know from similar construction types
- The property is a ground floor apartment with a floor area of 68 square meters, featuring an open-plan living and dining area, kitchen, store room, bathroom, and two double bedrooms.
- Externally, the property includes a patio with a seating area and an on-site external storage container.
- The listing notes an annual management fee of approximately 950 euros, which a buyer should verify with the management company to understand what services and maintenance are covered.
- Given its location in a coastal resort area, a buyer should investigate potential seasonal wear and tear, dampness, and management company sinking funds for future structural maintenance.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: Approximately €800 to €1,100.
- Explanation: Based on the 68 square meter floor area and a C BER rating, heating efficiency is moderate, and actual costs will vary depending on usage habits and local energy tariffs.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
14 KILKEE BAY APTS, KILRUSH RD, KILKEE
- Sale date
- Declared sale price
- €157,000.00
APT 1115 - KILKEE BAY, KILRUSH ROAD, KILKEE
- Sale date
- Declared sale price
- €265,000.00
DOUGH, KILRUSH RD, KILKEE
- Sale date
- Declared sale price
- €323,000.00
DOUGH, KILRUSH RD, KILKEE
- Sale date
- Declared sale price
- €280,000.00
42 KILKEE BAY APTS, KILRUSH RD, KILKEE
- Sale date
- Declared sale price
- €142,500.00
Recent sales in the wider Kilkee area
MOVEEN EAST, KILKEE, CLARE
- Sale date
- Declared sale price
- €330,000.00
GRATTAN ST, KILKEE, CLARE
- Sale date
- Declared sale price
- €435,000.00
2 THE COMPASS, GERALDINE PLACE, KILKEE
- Sale date
- Declared sale price
- €600,000.00
1 HICKEY TERRACE, KILKEE, CO CLARE
- Sale date
- Declared sale price
- €275,000.00
1 THE COMPASS, GERALDINE PLACE, KILKEE
- Sale date
- Declared sale price
- €595,000.00
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 €1,850 based on 1 percent of the asking price.
- Solicitor legal fees: Approximately €1,500 to €2,500 plus outlay.
- Land registration fees: Approximately €130 to €170 for property registration.
- Property valuation fees: Approximately €150 to €250 for mortgage purposes.
- Surveyor fees: Approximately €400 to €800 depending on the level of detail.
- Annual home insurance: Approximately €350 to €600 depending on the policy coverage.
Forum Talk
What people are saying about this area
- Locals and regular visitors often discuss Kilkee as a vibrant seaside resort town that gets very busy during the summer months.
- Community discussions frequently highlight the charm and convenience of the coastal walking routes and the Blue Flag beach.
- Property owners in holiday developments like Kilkee Bay discuss typical annual management fees and maintenance of communal areas.
- Residents on local forums note the strong potential for both short-term tourist rentals and quiet off-season living in the area.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The ground-floor location and proximity to the beach make it manageable for young families, though the 2-bedroom layout offers limited space for growing children.
- Teenagers5/10
With 68 square metres of floor area, space is at a premium, which might feel cramped for teenagers.
- Multi-generational Living3/10
A single bathroom and compact two-bedroom footprint are not suited for multi-generational living arrangements.
- Single Buyers8/10
An affordable asking price of €185,000 makes this a strong and accessible option for single buyers entering the market.
- Couples8/10
The turn-key condition and two double bedrooms provide a comfortable setting for couples looking for a coastal retreat.
- Empty Nesters8/10
Ground-floor access and manageable living space make this appealing for empty nesters seeking lower upkeep.
- Retirees8/10
Being a ground-floor apartment within walking distance of local amenities supports easier day-to-day mobility.
Work
3 areas- Remote Working6/10
The property provides space for a home office setup, but buyers should verify local broadband speeds.
- Hybrid Commuting3/10
The coastal location in Co. Clare makes regular commuting to major employment hubs like Limerick or Galway impractical for hybrid schedules.
- Retired9/10
An ideal setup for retirees looking for a manageable lock-up-and-leave holiday home or permanent coastal base.
Practical
8 areas- Ageing in Place8/10
Being a ground-floor apartment avoids stairs, though buyers should verify internal accessibility features.
- Low Maintenance9/10
At 68 sq.m. with an annual management fee covering communal upkeep, this is a very low-maintenance property.
- Secure Gated Entry4/10
The listing mentions an established residential development and an external storage container, but secure gated entry is not explicitly specified and should be verified.
- Minimalist Design7/10
The apartment footprint lends itself well to a streamlined, minimalist lifestyle.
- Flexible Floor Plans4/10
A standard 2-bedroom apartment layout offers limited scope for major layout changes.
- Heritage Home1/10
This is a modern apartment development rather than a period or heritage property.
- Ecological Setup5/10
Carries a C BER rating, meaning energy efficiency is average and could potentially be improved.
- Outdoor areas6/10
Features an external patio with a seating area and an on-site external storage container, though lacks a private garden.
Interests
9 areas- Gardening3/10
There is no private garden, only an external patio and seating area.
- Walking9/10
Great location for walking enthusiasts, with the beach and local amenities within walking distance.
- Gym4/10
Dedicated fitness facilities are limited locally, requiring buyers to verify nearby gym options.
- Cycling7/10
The coastal terrain around Kilkee offers pleasant cycling routes.
- Golf6/10
Kilkee has a local golf course, though buyers should verify membership details and exact proximity.
- Fishing8/10
Coastal location provides good opportunities for sea angling and fishing enthusiasts.
- Horse Riding5/10
Equestrian facilities are available in the wider County Clare area, though require transport to access.
- Water Sports9/10
Proximity to Kilkee beach makes this a convenient base for swimming, surfing, and other water activities.
- Entertaining6/10
The open plan living and dining area along with an external patio offer compact spaces for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Located in Kilkee within an established residential development, offering a generally peaceful environment outside of peak holiday seasons.
- Rural Living4/10
This is an apartment setting rather than a rural property, though it offers proximity to the scenic Clare countryside.
- Village Living9/10
Situated within walking distance of local town and coastal amenities in Kilkee.
- Coastal Living10/10
The property is explicitly described as being within walking distance of the beach in Kilkee, making it ideal for coastal enthusiasts.
- Urban Living3/10
Kilkee offers a small-town coastal atmosphere rather than an urban lifestyle.
Social
6 areas- Community Involvement6/10
An established residential development supports a community feel, particularly during seasonal peaks.
- Café Culture7/10
Local amenities within walking distance include seasonal and local cafes in Kilkee.
- Nightlife5/10
Nightlife is largely seasonal, revolving around local pubs and restaurants in the coastal town.
- Health/Wellness groups6/10
Local community offerings should be verified, though the beach environment supports general health and wellbeing.
- Networking Opportunities2/10
The location is primarily leisure-oriented rather than a business or networking hub.
- Tech-Hub Connectivity2/10
Not located near a major tech hub; buyers should verify internet infrastructure.
Listing information
- Agent
- Sherry FitzGerald McMahon
- Phone
- 065 686 7866
- Published on HouseDelve
- 26 September 2026
- Correction
- Report an issue
HD-108B44HouseDelve · 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.