
6 Church Field, Doonbeg, Kilrush, Co. ClareV15KR66
€245,000
3 Bed~2 Bath~114 m²~BER C3
What you'll like:
- Village Centre Location: Situated right in the heart of Doonbeg village, this home offers immediate pedestrian access to local everyday amenities and services for convenience.
- Generous Floor Area: Extending to approximately 114 square metres, the property provides comfortable proportions across both living levels for a growing household.
- South Facing Garden: The fully enclosed rear outdoor space benefits from a desirable southern orientation, maximizing natural sunlight throughout the daylight hours for outdoor relaxation.
- Corner Plot Position: Occupying a prominent corner position on the front row of the development, the house enjoys a slightly more secluded and visible setting.
- Off Street Parking: The front exterior features an open tarmac driveway, providing convenient and secure off-street parking directly outside your front door.
- Gated Side Access: A secure gated side passageway allows easy movement of garden waste and bicycles between the front driveway and the rear garden area.
- Low Maintenance Exterior: The rear garden features a cut stone paved area and enclosed block walls, minimizing the time and effort required for ongoing upkeep.
- Dual Aspect Kitchen: The spacious kitchen and dining room benefits from dual aspect windows to the front and rear, ensuring plenty of natural light fills the space.
- Generous Reception Room: Measuring over six metres in length, the main reception room features timber flooring, a fireplace feature, and sliding patio doors to the garden.
- Dedicated Utility Room: A separate utility room provides practical housing and plumbing for laundry appliances, keeping household chores separate from the main kitchen area.
- Built In Wardrobes: All three bedrooms come equipped with built-in wardrobe storage, offering convenient hanging and shelving solutions for incoming occupants without extra expense.
- En Suite Facility: The second bedroom includes a private fully tiled en-suite bathroom with a pumped shower, adding daily convenience and privacy for family members.
- Main Family Bathroom: A fully tiled main bathroom on the upper level includes a corner fitted bath with an overhead shower attachment to suit various bathing preferences.
- Modern Construction Era: Built in 2001, the property benefits from contemporary construction standards compared to much older rural housing stock in the surrounding region.
- Mains Services Connected: The home is connected to reliable mains water and mains sewage infrastructure, avoiding the maintenance complexities associated with private wells and septic tanks.
- Coastal Proximity: Positioned within a short five-minute drive of White Strand and ten minutes from Doughmore and Kilkee beaches, outdoor coastal recreation is easily accessible.
- Investment Potential: Given its village centre setting and proximity to regional amenities and local golf attractions, the property serves as a viable rental or holiday investment.
- First Time Buyer Appeal: With three bedrooms, off-street parking, and an accessible asking price of 245000 euros, the home presents an attractive entry point for new buyers.
- Under Stairs Storage: The main reception room includes access to a practical under-stairs storage cupboard, helping to keep everyday household clutter neatly tucked away.
- Immersive Hotpress Storage: The first-floor landing features a built-in hotpress housing an immersion tank and additional storage space for linen and household items.
But keep in mind:
- Electric Heating System: The property relies on electric heating rather than a central wet radiator system fueled by gas or oil, which may result in higher operational energy costs.
- C3 Energy Rating: A BER rating of C3 indicates moderate energy efficiency, and prospective buyers should review the advisory report to identify potential insulation upgrades.
- Energy Performance Figure: The energy performance indicator sits at 206.83 kWh per square metre annually, suggesting that heating bills could be significant during colder winter months.
- Immersion Water Heating: Domestic hot water relies on an immersion tank setup, requiring careful management of heating schedules to ensure a reliable supply for a family.
- Single Under Counter Fridge: The kitchen layout only provides space for an under-counter refrigerator rather than a full-height fridge freezer, limiting food storage capacity.
- Compact En Suite: The en-suite bathroom measures just 2.7 by 1.2 metres, offering a relatively tight footprint around the shower tray and sanitaryware.
- Exposed Corner Plot: The corner position on the front row may experience higher visibility and potential pedestrian traffic passing right by the front and side boundaries.
- Lack of Natural Gas: Doonbeg typically lacks a natural gas network, restricting heating fuel choices primarily to electricity or alternative solid fuels.
- Local Rental Demand: Buyers purchasing for investment should carefully investigate current rental caps and local tenant demand within this specific rural West Clare pocket.
- Coastal Weather Exposure: Being located close to the West Clare coastline means the exterior building fabric may be subject to driving wind-driven rain and salt air corrosion.
- Parking Space Limitations: The front tarmac drive accommodates a limited number of vehicles, which might pose challenges for larger households or visiting guests.
- Boundary Maintenance Verification: Buyers should verify the exact legal ownership and ongoing maintenance responsibilities for the block walls enclosing the south-facing rear garden.
- Appliance Inclusion Check: The listing indicates spaces for appliances rather than confirmed inclusion, meaning purchasers may need to budget for purchasing a cooker, fridge, and dishwasher.
- Potential Traffic Noise: Front-row positioning in a village centre development could expose front-facing rooms to passing vehicular and pedestrian traffic noise.
- Compact Third Bedroom: Measuring 2.9 by 2.75 metres, the third bedroom is quite compact and is best suited as a single bedroom, home office, or nursery space.
- Surface Water Drainage: Given the regional climate, buyers should ensure that the low-maintenance paved rear garden features adequate drainage to prevent pooling during heavy rainfall.
- Roof Space Insulation: Prospective purchasers should commission a thorough structural survey to verify the depth and condition of attic insulation above the first-floor ceiling.
- Window Glazing Efficiency: While double glazing is standard for a 2001 build, buyers should inspect the condition of window seals and hinges for any drafts or operational wear.
- Future Expansion Limits: Due to the semi-detached layout and corner plot constraints, any future plans for major architectural extensions would require careful planning permission review.
- Radon Gas Mitigation: Buyers should verify whether radon preventative measures were installed during the 2001 construction phase, as parts of County Clare can experience elevated radon levels.
Price positioning
?
- The asking price appears attractively positioned relative to verified transactions for similar properties in the immediate vicinity, suggesting strong initial value for potential buyers seeking an established coastal village residence with good overall space.
- Signals supporting this lower valuation include older transaction benchmarks on the same street, though more recent comparative evidence demonstrates a notable upward trend in local achieved sales prices over recent years.
- Key factors that could support or justify this price point include the property's advantageous corner position, south-facing rear garden orientation, and proximity to local coastal amenities, while electric heating may represent a slight drawback.
- Additional market relevance stems from regional demand patterns in coastal County Clare, where well-sized residential properties often attract competitive interest from both permanent occupiers and holiday home purchasers.
Build Analysis
What we know from similar construction types
- The property is a three-bedroom semi-detached home built in 2001, extending to approximately 114.4 square metres and occupying a corner position.
- The heating system relies on electric heating, which a prospective buyer should inspect for efficiency and operating costs, alongside investigating the potential for upgrading to a more modern heat pump system if desired.
- Buyers should verify the insulation standards and double-glazing specifications to ensure they align with the C3 BER rating and to identify any potential areas for thermal improvement.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is between 1,600 euro and 2,000 euro.
- The property has a C3 BER rating and relies on electric heating, which typically incurs higher running costs compared to natural gas or modern heat pumps.
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
19 CHURCH FIELD, DOONBEG, CO CLARE
- Sale date
- Declared sale price
- €305,000.00
31 CHURCH FIELD, DOONBEG, CO CLARE
- Sale date
- Declared sale price
- €300,000.00
4 CHURCH FIELD, DOONBEG, CO CLARE
- Sale date
- Declared sale price
- €215,000.00
12 CHURCH FIELD, DOONBEG, CO CLARE
- Sale date
- Declared sale price
- €157,000.00
Recent sales in the wider Doonbeg area
BAUNMORE, KILRUSH, CLARE
- Sale date
- Declared sale price
- €190,000.00
3 JOHNS COURT, JOHN ST, KILRUSH
- Sale date
- Declared sale price
- €176,000.00
39 WOODFIELD, BALLYNOTE, KILRUSH
- Sale date
- Declared sale price
- €210,000.00
BALLINAGUN, CREE, KILRUSH
- Sale date
- Declared sale price
- €325,000.00
46 WOODFIELD, KILRUSH, CO. CLARE
- Sale date
- Declared sale price
- €166,000.00
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
6 CHURCHFIELD, DOONBEG, CO CLARE
- Sale date
- Declared sale price
- €110,000.00
Buyer fees*
Associated expenses guide
- Stamp duty: approximately 1 percent of the purchase price, equating to 2,450 euro.
- Solicitor legal fees: estimated between 1,500 euro and 2,500 euro plus outlay and VAT.
- Land registration fees: approximately 600 euro to 800 euro for property registration and deeds mapping.
- Property valuation fees: roughly 150 euro to 250 euro for a standard mortgage valuation report.
- Surveyor fees: estimated between 500 euro and 1,000 euro depending on the depth of the structural survey.
- Annual home insurance: approximately 400 euro to 700 euro per year depending on the policy and coverage level.
Forum Talk
What people are saying about this area
- Locals in Doonbeg frequently discuss community events and amenities within the village centre.
- Residents often highlight the proximity to scenic coastal spots like White Strand and Doughmore beach.
- Housing developments in Doonbeg occasionally see discussions regarding local infrastructure and services.
- Community forums often note the area's popularity as a holiday destination and residential location.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features three bedrooms and a fully enclosed, south-facing rear garden, making it a safe and functional space for young children.
- Teenagers7/10
With three well-sized bedrooms and a village-centre location, teenagers have decent personal space and independence to walk to local amenities.
- Multi-generational Living5/10
A semi-detached layout with 114 square metres provides moderate space, but lacks the expansive footprint or separate living areas typically ideal for true multi-generational living.
- Single Buyers9/10
At this asking price for a three-bedroom home, it represents an accessible entry point for single buyers looking to establish a permanent residence.
- Couples9/10
Offering three bedrooms, a spacious main reception, and a utility room, this home provides plenty of room for couples starting out or working from home.
- Empty Nesters7/10
The manageable property size and low-maintenance enclosed garden suit empty nesters, though stairs are required to access all bedrooms.
- Retirees6/10
The village-centre location is convenient for amenities, but the two-story layout with stairs to all bedrooms may present accessibility challenges over time.
Work
3 areas- Remote Working7/10
The three-bedroom layout allows for a dedicated home office space, though broadband connectivity speed should be verified by the buyer.
- Hybrid Commuting4/10
The rural West Clare location involves significant travel times to major employment hubs like Limerick or Galway.
- Retired8/10
The peaceful village setting and proximity to local conveniences make it well-suited for retirement living.
Practical
8 areas- Ageing in Place5/10
While village amenities are nearby, the two-story configuration with stairs to all bedrooms may limit long-term ageing in place without modification.
- Low Maintenance8/10
Built in 2001 with a paved, low-maintenance rear garden and modern conveniences, upkeep should be relatively straightforward.
- Secure Gated Entry5/10
Features gated side access to the rear garden, but lacks a fully gated front entrance or secure community gate.
- Minimalist Design6/10
The conventional semi-detached layout features standard rooms rather than open-plan minimalist architecture.
- Flexible Floor Plans6/10
Standard three-bedroom layout with separate reception, kitchen, and utility spaces offering moderate functional flexibility.
- Heritage Home1/10
Built in 2001, this is a modern development property rather than a traditional heritage home.
- Ecological Setup4/10
The property holds a C3 BER rating and relies on electric heating, suggesting room for energy-efficiency upgrades.
- Outdoor areas8/10
Benefits from off-street parking at the front and a fully enclosed, south-facing rear garden with cut stone paving and mature plantings.
Interests
9 areas- Gardening6/10
Includes a fully enclosed south-facing rear garden with mature trees, shrubs, and raised beds at the front, offering a manageable space for keen gardeners.
- Walking8/10
The village setting and proximity to coastal paths and local beaches provide ample opportunities for scenic walks.
- Gym3/10
Dedicated fitness and gym facilities are likely limited in a rural village setting, requiring travel to larger neighboring towns.
- Cycling7/10
The surrounding coastal roads and rural landscape offer scenic routes for cyclists, though local traffic conditions should be verified.
- Golf8/10
The renowned golf links at Doughmore are within a short drive, making this an excellent location for golf enthusiasts.
- Fishing7/10
Proximity to the West Clare coast and local waterways provides good access to coastal and local fishing opportunities.
- Horse Riding6/10
Rural and coastal settings in Clare often support equestrian activities, though local stables should be investigated.
- Water Sports7/10
Close proximity to local beaches such as White Strand and Doughmore makes it convenient for those interested in surfing and water sports.
- Entertaining7/10
Features a spacious kitchen/dining room, a large main reception with sliding patio doors, and a south-facing rear garden suitable for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Located in a village development setting, it offers a generally peaceful environment away from major urban noise.
- Rural Living6/10
Situated in Doonbeg, residents enjoy a close-knit rural and coastal community atmosphere rather than an isolated countryside outpost.
- Village Living10/10
Positioned right in the heart of Doonbeg village, all local amenities are within easy walking distance.
- Coastal Living8/10
The property is well-positioned for enjoying the West Clare coastline, with White Strand and Doughmore beaches just a short drive away.
- Urban Living2/10
This is a rural village location with limited access to major urban centers or city-scale infrastructure.
Social
6 areas- Community Involvement8/10
Living in the heart of a vibrant village like Doonbeg naturally fosters strong community engagement and local participation.
- Café Culture5/10
While there are local village amenities, extensive cafe culture is limited compared to larger towns or cities.
- Nightlife4/10
Nightlife options are generally restricted to local village pubs rather than diverse entertainment districts.
- Health/Wellness groups5/10
Local wellness or fitness groups may operate out of community spaces, but options are more constrained than in urban areas.
- Networking Opportunities3/10
Professional networking opportunities are sparse in a rural village setting.
- Tech-Hub Connectivity2/10
The location lacks proximity to major tech hubs, relying entirely on remote connectivity.
Listing information
- Agent
- DNG O'Sullivan Hurley
- Phone
- 065 684 0200
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-A9311EHouseDelve · 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.