57 Cluain Droichead, Sixmilebridge, ClareV95TC96
€375,000
4 Bed~3 Bath~142 m²~BER B
What you'll like:
- Energy efficient rating: The property boasts a strong B energy rating, which should ensure lower utility bills and better thermal comfort for your family throughout the year.
- Generous floor space: Offering approximately 142 square metres of living area, this home provides ample room for an expanding family to grow comfortably over the coming years.
- Flexible ground floor room: The dedicated downstairs office or fifth bedroom provides fantastic versatility for remote workers, guests, or an accessible sleeping arrangement on the main level.
- Private corner site: Situated on a large corner plot that is not overlooked, the home enjoys an enhanced sense of privacy compared to standard estate housing developments.
- Turnkey interior condition: Finished to a very high standard throughout, the property allows buyers to move in immediately without undertaking costly or stressful renovation works.
- Cozy living room stove: The main living room features a fitted stove, creating a warm and inviting focal point for winter evenings while potentially reducing heating costs.
- Practical separate utility: A dedicated utility room equipped with fitted units and laundry appliances helps keep household chores organized and separate from the main kitchen area.
- Outdoor pergola feature: The rear garden includes a stylish pergola accessed via French doors from the dining space, creating an attractive outdoor zone for warm-weather relaxation.
- Low maintenance grounds: The large garden has been designed for low maintenance upkeep, freeing up your weekends from heavy landscaping tasks so you can enjoy leisure time.
- Master bedroom ensuite: The primary bedroom benefits from a private ensuite bathroom, providing a convenient and luxurious retreat away from the main family bathroom facilities.
- Ample parking provision: The property offers plenty of off-street parking space on site, accommodating multiple vehicles easily for visiting guests and growing family members alike.
- Quiet cul de sac: Positioned next to a large green area in a quiet cul de sac, children can play safely nearby with minimal passing traffic disruption.
- Convenient transport links: Located just a short drive from the M18 motorway, the address offers effortless commuting access to Limerick, Shannon, Galway, and surrounding regional hubs.
- Quality local amenities: The picturesque village of Sixmilebridge provides local shops and services, while being close to popular heritage spots like Bunratty Castle for weekend outings.
- Reliable security system: An integrated alarm system is installed at the premises, providing immediate peace of mind regarding household security and asset protection from day one.
- Upgraded heating boiler: The main gas central heating system features an upgraded combi boiler, ensuring modern reliability and efficient hot water delivery on demand for the household.
- Handy attic access: A fitted Stira stairs provides safe and easy access to the attic space, making seasonal storage organization straightforward and practical for residents.
- Dedicated water filtration: The inclusion of a home water filter system ensures cleaner water is readily available directly from the taps for drinking and daily cooking needs.
- Stable asking price: The recorded asking price history shows absolute stability at €375,000 without erratic fluctuations, indicating a straightforward and determined vendor pricing strategy.
- Strong local schooling: The area benefits from superb public transport connections servicing secondary schools across Limerick, Ennis, Shannon, and Tulla for growing educational needs.
But keep in mind:
- Compact main bathroom: The primary family bathroom measures a relatively compact 1.89 metres by 1.98 metres, which might feel slightly tight for larger family morning routines.
- Compact fourth bedroom: Bedroom four measures approximately 3.19 metres by 2.56 metres, meaning furniture layout options could be somewhat restricted compared to the larger rooms.
- Surface water drainage: Buyers should verify adequate surface water drainage across the large corner plot to prevent any potential pooling issues during heavy winter rainfall events.
- Boundary fence responsibilities: Purchasers must inspect legal title documents to confirm exact boundary maintenance responsibilities for the perimeter fencing surrounding the expansive corner site.
- Pergola structural checks: Buyers should arrange for a survey of the outdoor pergola structure to verify weatherproofing, timber integrity, and proper installation standards by previous occupants.
- Attic insulation levels: Although the property has a B BER, buyers should independently verify that the attic insulation thickness meets modern optimal standards for maximum energy retention.
- Boiler service history: A thorough inspection of the upgraded combi boiler service records should be requested to ensure it has been maintained properly since installation.
- Management company fees: Buyers should check whether the residential development has an active residents association or management company levy covering green area upkeep and estate maintenance.
- Broadband speed availability: High-speed fiber broadband availability should be verified with local telecommunication providers to ensure remote working capabilities meet modern household professional demands.
- Ventilation in utility: The enclosed utility room should be checked for adequate mechanical ventilation or extraction systems to prevent moisture buildup from the washing machine and dryer.
- Stove compliance certification: Purchasers must confirm that the living room stove installation complies with current local building regulations and fire safety certification standards.
- Window seal integrity: All double-glazed windows and French doors should be inspected for any signs of failed seals, condensation buildup, or draft penetration during a professional survey.
- Plumbing water pressure: It is advisable to test the mains water pressure across multiple simultaneous outlets to ensure the filter system does not negatively impact flow rates.
- Local traffic patterns: While the cul de sac is quiet, buyers should visit during peak morning and evening commuting hours to assess local traffic flow exiting the development.
- Future extension constraints: Due to the specific configuration of the corner site and existing garden pergola, any future structural extensions might require careful planning permission navigation.
- Appliance age verification: The lifespan and working condition of included kitchen appliances and laundry units should be checked personally during the pre-purchase structural survey walkthrough.
- Roof tile condition: A detailed examination of the roof tiles and flashing should be conducted to ensure no hidden storm damage or loose capping exists on the property.
- Sound insulation levels: As a semidetached home, buyers should consider acoustic testing or inquiries regarding party wall sound insulation to minimize potential noise transfer from neighbors.
- Public lighting maintenance: Enquire with local authorities or estate representatives regarding the ongoing maintenance schedule for public lighting and footpaths within the immediate cul de sac.
- Future development proximity: Investigate local county development plans to ensure no unforeseen large-scale commercial or residential projects are scheduled for adjacent agricultural lands nearby.
Price positioning
?
- The asking price appears somewhat overvalued because the listed figure of €375,000 exceeds historical transactions within the same residential estate, even after accounting for typical capital appreciation and general market growth over recent years.
- Upward valuation signals include a strong B energy rating, a generous floor area of 142 square meters, a versatile layout providing four or five bedrooms, and an advantageous corner site that avoids being directly overlooked.
- This ambitious pricing could be supported by turn-key presentation and strong commuter appeal to nearby employment hubs like Limerick and Shannon, though it might be undermined if prospective buyers balk at the premium over estate norms.
- Relevant market dynamics show stable listing histories without price reductions, suggesting firm seller confidence, while broader regional figures indicate that larger family homes in the wider locality can command competitive prices under current conditions.
Build Analysis
What we know from similar construction types
- The property is a spacious four to five-bedroom semi-detached home measuring approximately 142 m² (1,528 sq ft) situated on a large corner site.
- Key features include main gas central heating with an upgraded combi boiler, a living room stove, a fitted kitchen, a utility room, a guest WC, an en-suite master bedroom, and a home office or fifth bedroom on the ground floor.
- The exterior includes a low-maintenance garden with a pergola and a location next to a large green area, noting that it is not overlooked.
- A buyer should investigate the compliance and planning permission of the ground floor office or fifth bedroom conversion, as well as the Stira stairs access to the attic space for potential storage usage limitations.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,100 to €1,400.
- Explanation: Given the B energy rating, main gas central heating, and an upgraded combi boiler for a 142 square metre home, the property should benefit from good thermal efficiency, keeping annual heating and hot water expenses moderate compared to lower-rated homes.
Pollution Safe
9/10Environmental situation to investigate
- The location is set within a residential development in a predominantly rural and suburban village context, appearing well removed from major heavy industrial zones, large-scale incinerators, or active industrial pollution sources.
- Any historical or localized legacy land uses should be independently verified by the buyer through standard environmental searches, though no immediate concerns are apparent.
Flood Safe
8/10Water overflow reports to follow up
- The property is situated within a well-established residential area in Sixmilebridge, generally appearing at a remove from major coastal flood zones, though local surface water drainage should be verified.
- Prospective buyers are advised to consult detailed local authority flood maps and environmental reports to confirm the specific flood risk profile of the broader site.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
45 CLUAIN DROICHEAD, SIXMILEBRIDGE, CO CLARE
- Sale date
- Declared sale price
- €280,000.00
34 CLUAIN DROICHEAD, SIXMILEBRIDGE, CLARE
- Sale date
- Declared sale price
- €292,000.00
15 CLUAIN DROICHEAD, SIXMILEBRIDGE, CLARE
- Sale date
- Declared sale price
- €235,000.00
Recent sales in the wider Sixmilebridge area
CAPPAGHLODGE, SIXMILEBRIDGE, CLARE
- Sale date
- Declared sale price
- €505,000.00
CAPPA CASTLE, SIXMILEBRIDGE, CLARE
- Sale date
- Declared sale price
- €270,000.00
25 GORT NA NULL, SIXMILEBRIDGE, CLARE
- Sale date
- Declared sale price
- €302,000.00
5 OAKWOOD, SIXMILEBRIDGE, CLARE
- Sale date
- Declared sale price
- €356,000.00
23 ASHVIEW DRIVE, SIXMILEBRIDGE, CLARE
- Sale date
- Declared sale price
- €390,000.00
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: €3,750 — 1% of €375,000.
?
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: €1,500 to €3,000 excluding outlay and VAT.
- Land registration fees: €400 to €800 depending on property value and registration type.
- Property valuation fees: €150 to €300 for a mortgage valuation report.
- Surveyor fees: €500 to €1,000 depending on the depth of the structural survey.
- Annual home insurance: €400 to €800 depending on the level of contents and building cover.
Forum Talk
What people are saying about this area
- Residents in Sixmilebridge frequently praise the village for its convenient commuter access to Limerick city, Shannon Town, and Ennis via the nearby M18.
- Local community discussions often highlight the area as a peaceful and family-friendly setting with good local amenities and active sports clubs.
- Public transport links, including services connecting to secondary schools in surrounding towns, are a frequent topic of discussion among families living in the area.
- Neighbourhood forums commonly note the picturesque village atmosphere and proximity to attractions like Bunratty Castle and folk park.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features four to five bedrooms and is located in a popular residential development with large green areas, making it a safe and appealing environment for young families.
- Teenagers8/10
With four or five bedrooms and a flexible downstairs office or fifth bedroom, there is plenty of personal space for teenagers as they grow.
- Multi-generational Living7/10
The downstairs office or fifth bedroom offers potential ground-floor accommodation flexibility, though layout configurations should be inspected to confirm suitability for multi-generational living.
- Single Buyers6/10
A four to five bedroom semidetached home might offer more space than a single buyer typically needs, but it provides a great long-term investment or room for guests.
- Couples8/10
This turnkey home provides ample space for couples planning to expand their household or work from home.
- Empty Nesters7/10
The low-maintenance garden with a pergola and overall good condition make it easy to manage, though the four-bedroom layout could feel larger than necessary.
- Retirees7/10
The property offers a quiet cul-de-sac location and a low-maintenance garden, though buyers should verify accessibility and layout practicalities for later life.
Work
3 areas- Remote Working9/10
The inclusion of a dedicated downstairs office or fifth bedroom makes working from home exceptionally convenient.
- Hybrid Commuting8/10
Conveniently situated just off the M18 with easy access to Limerick, Shannon, Ennis, and Galway, supporting flexible hybrid commutes.
- Retired7/10
A quiet cul-de-sac setting and turnkey condition suit retirees looking for a manageable village home.
Practical
8 areas- Ageing in Place7/10
The presence of a downstairs room offers single-level living potential, though accessibility features should be verified.
- Low Maintenance8/10
Presented in turnkey condition with a low-maintenance garden layout and modern upgrades like a combi boiler.
- Secure Gated Entry4/10
Features an alarm system and plenty of parking, though it is not a gated development.
- Minimalist Design6/10
A standard semidetached family home layout rather than a minimalist architectural build.
- Flexible Floor Plans8/10
The four to five bedroom configuration, including a versatile downstairs office or fifth bedroom, offers excellent layout flexibility.
- Heritage Home2/10
This is a modern residential development home rather than a period or heritage property.
- Ecological Setup7/10
Benefits from an upgraded main gas combi boiler and a B BER rating, indicating good energy efficiency.
- Outdoor areas9/10
Occupies a large corner site that is not overlooked, complemented by a lovely large garden and a pergola.
Interests
9 areas- Gardening7/10
Features a lovely large corner site with a low-maintenance garden and a pergola, ideal for pottering or relaxing outdoors.
- Walking8/10
The village setting and nearby large green areas offer pleasant local walking opportunities.
- Gym5/10
Local fitness facilities would depend on nearby town amenities, as none are explicitly highlighted on the immediate site.
- Cycling6/10
The village layout and surrounding country roads offer cycling potential, though specific cycle lane infrastructure should be verified.
- Golf6/10
Proximity to major towns suggests regional golf courses are within reasonable driving distance.
- Fishing6/10
The regional geography offers general access to inland waterways and fishing spots typical of Clare and Limerick.
- Horse Riding6/10
Rural and semi-rural surroundings provide a traditional countryside setting that is often conducive to equestrian pursuits.
- Water Sports4/10
Inland village location means water sports require travel toward coastal areas or regional lakes.
- Entertaining8/10
A spacious kitchen-dining room opening via French doors to a pergola and a large corner site make this home well-suited for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Situated in a quiet cul-de-sac and positioned next to a large green area without being overlooked, the location offers a peaceful atmosphere.
- Rural Living6/10
Located in the picturesque village of Sixmilebridge, the property provides a scenic setting within easy reach of larger urban centres.
- Village Living9/10
Positioned right in the picturesque village of Sixmilebridge, offering convenient access to local amenities and a strong community feel.
- Coastal Living3/10
While the small coastal town of Lahinch is about a 40-minute drive away, this is an inland village location rather than a coastal one.
- Urban Living5/10
The property is located in a village setting, though it benefits from being a short drive from Limerick city, Shannon, and Ennis.
Social
6 areas- Community Involvement8/10
Village living in Sixmilebridge naturally fosters local community engagement and participation in neighborhood groups.
- Café Culture6/10
Local village amenities and nearby Bunratty provide accessible café and dining options.
- Nightlife5/10
While the village and nearby Bunratty offer local pubs and restaurants, extensive nightlife requires travel into Limerick city.
- Health/Wellness groups6/10
Local community offerings and regional hubs provide access to standard health and wellness activities.
- Networking Opportunities5/10
Primarily a residential village setting, meaning professional networking will lean towards nearby Limerick or Shannon.
- Tech-Hub Connectivity6/10
Proximity to Shannon and Limerick supports regional employment links, though broadband speeds should be verified by the buyer.
Listing information
- Agent
- Rooney Auctioneers
- Phone
- 061 413 511
- Current status
- active
- Published on HouseDelve
- 19 October 2026
- Correction
- Report an issue
HD-B28232HouseDelve · 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.