63-66 Arda na Deirge, Killaloe, Clare
€499,500
3 Bed~3 Bath~122 m²~BER A2
What you'll like:
- A2 Energy Rating: This exceptional efficiency rating ensures minimal annual utility bills and maximizes indoor comfort by retaining heat effectively throughout the changing seasons.
- Air-To-Water Heating: Modern renewable heating technology provides reliable and cost-effective climate control, featuring underfloor warmth downstairs and conventional radiators upstairs for balanced living.
- Panoramic Lake Views: The property offers stunning, uninterrupted vistas of Lough Derg and The Tipperary Hills directly from the private rear balcony, enhancing daily life.
- Generous Floor Area: Spanning approximately 122 square meters, the layout provides ample room for comfortable modern living without feeling cramped or restricted.
- Walking Distance Amenities: Situated within easy reach of local shops, schools, and eateries in picturesque Killaloe, reducing reliance on cars for daily errands.
- New Development Status: Being newly released by the developer means modern construction standards, fresh finishes, and a pristine living environment free from immediate maintenance burdens.
- Three Well-Sized Bedrooms: Accommodates families or visiting guests comfortably on the upper floor, providing flexible personal spaces for various lifestyle needs.
- Three Bathrooms: Includes a convenient guest WC on the ground floor, a family bathroom, and a private en-suite, preventing morning congestion.
- Dedicated Utility Room: Offers practical separation for laundry appliances and household storage, keeping the main kitchen area tidy and organized.
- Home Bond Guarantee: Provides peace of mind through structural warranty protection against potential latent defects inherent in newly constructed residential properties.
- University Proximity: Located just a thirty-minute drive from the University of Limerick, making it a viable commuter base for academic staff or students.
- Major Road Access: Reaching the J27 M7 motorway takes only fifteen minutes, facilitating straightforward travel to larger urban centers like Limerick and Dublin.
- Lakeside Lifestyle: Positioned right on the shores of Lower Lough Derg, offering abundant opportunities for water sports, scenic walks, and leisure activities.
- Starter Home Potential: Priced and proportioned appropriately to welcome first-time buyers looking to enter the property market with a high-specification home.
- Downsizer Appeal: Offers a manageable footprint and modern conveniences that attract older buyers seeking to trade down from larger, high-maintenance family properties.
- Holiday Home Viability: Acts as an ideal lock-up-and-leave retreat for buyers desiring a scenic weekend base in a highly sought-after tourist location.
- Established Community Setting: Integrates into the popular existing Arda na Deirge development, offering a settled neighborhood feel alongside new luxury builds.
- Stable Asking Price: The tracked pricing history shows no erratic fluctuations, suggesting a confident and fixed developer strategy for this new phase.
- Bright Open Living: The ground floor lounge and kitchen dining area are designed for contemporary lifestyles, maximizing natural light penetration throughout.
- Efficient Hot Water: The advanced heating system ensures a constant supply of domestic hot water without excessive energy consumption or long recovery times.
But keep in mind:
- Asking Price Level: At 499,500 euros, buyers must carefully evaluate whether local market values genuinely support this figure for a semi-detached configuration.
- Limited Price History: Recorded tracking shows only a single static price point, preventing buyers from assessing whether early market interest has prompted any seller flexibility.
- Finishing Snags: As a newly constructed home, buyers should budget for minor cosmetic snags and defects that typically emerge during the initial habitation period.
- Management Company Fees: Prospective buyers must investigate whether communal areas incur annual management fees or maintenance charges for the wider estate.
- Commuting Distance: While within reach of major centers, daily commuting to Shannon or Limerick involves significant driving time that adds up over the working week.
- Traffic Congestion: Local access roads through Killaloe can experience seasonal or peak-time traffic bottlenecks, impacting travel times to regional employment hubs.
- Balcony Maintenance: The rear balcony providing scenic views will require regular weatherproofing and structural upkeep to prevent moisture ingress into the upper floor.
- Upper Floor Radiators: Unlike the ground floor underfloor heating, upper-floor radiators may offer less uniform heat distribution unless properly balanced by engineers.
- Property Type Clarity: Official listing details omit the exact freehold or leasehold legal classification, requiring your solicitor to confirm title specifics immediately.
- Staging and Measurements: Marketing visuals and stated square footage should be independently verified by your surveyor to ensure actual room dimensions match expectations.
- Construction Completion: Buyers should verify the exact construction status and expected completion dates to avoid unexpected delays in moving into the property.
- Garden Landscaping: New build gardens often require significant personal investment in topsoil, lawn seeding, and boundary fencing to become fully usable outdoor spaces.
- Storage Limitations: While offering a utility room, buyers should check if built-in wardrobe allocations are sufficient or if additional bedroom storage is required.
- Broadband Infrastructure: High-speed fiber internet availability should be verified with service providers to ensure remote working capabilities are fully supported on-site.
- Future Development Disruption: Subsequent phases or nearby construction works within the broader development could generate noise and dust for early residents.
- Energy System Servicing: Specialized air-to-water heat pumps require periodic professional servicing to maintain optimal efficiency and prevent costly mechanical breakdowns.
- Parking Allocation: Buyers must confirm the exact number of designated off-street parking spaces included with the property title to avoid future neighbor disputes.
- Insurance Premiums: Proximity to Lough Derg means buyers should check flood insurance availability and policy premiums before finalizing mortgage arrangements.
- Resale Liquidity: Premium pricing in a regional town location may influence future resale timelines compared to larger metropolitan housing markets.
- Developer Contingencies: Relying on a new development means purchasers must ensure all snagging lists are fully resolved by the builder before final sale closing.
Price positioning
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- The asking price of €499,500 for a newly built 122 square metre semi-detached home appears somewhat elevated compared to broader regional benchmarks, reflecting a premium for its modern construction standards and lakeside setting.
- Valuation signals show strong upward pressure from the top-tier A2 energy rating and air-to-water heating system, alongside desirable features like panoramic views over Lough Derg, which significantly enhance market appeal for buyers seeking efficiency.
- Supporting factors include steady regional demand and modern luxury specifications, whereas potential risks involve high initial capital outlay and sensitivity to broader economic shifts affecting discretionary purchasing power in secondary lakeside locations.
- The stable asking-price history without recorded reductions indicates a confident initial pricing strategy by the vendor, suggesting limited immediate willingness to negotiate below current expectations despite competitive broader market dynamics.
Build Analysis
What we know from similar construction types
- The property is a newly constructed semi-detached home measuring approximately 122 square metres, offering modern building standards and potential advantages such as higher energy efficiency, lower maintenance costs, and contemporary layouts.
- It features an A2 energy rating, supported by an air-to-water heating system with underfloor heating on the ground floor and radiators on the upper floors.
- The home benefits from a Home Bond guarantee scheme, providing structural defect insurance protection typical of new developments.
- Buyers should verify the completion status, snag list items, and ensure all relevant planning permissions, compliance certificates, and utility connections are fully finalized by the developer.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: Approximately 800 to 1,100 euro.
- Explanation: The property benefits from an A2 energy rating and an Air-To-Water heating system with underfloor heating on the ground floor, which provides high energy efficiency and helps lower overall running costs compared to older standard builds.
Environmental checks
Area-level evidence and things to investigate
Air quality
Nearby sites
Landfills
None foundWaste facilities
None foundIndustrial facilities
None foundNearby infrastructure
Mobile phone masts
None foundOverhead electricity lines
None foundUnderground electricity cables
None foundFlood Safe
8/10Water overflow reports to follow up
- The property is located in the lakeside town of Killaloe near Lough Derg, positioning it within a broader river and lake catchment area.
- Official mapping indicates that the nearest identified flood hazard zone is situated at a reasonable separation distance from the property boundary.
- The inclusion of a rear balcony and elevated views of the landscape suggests the dwelling benefits from an elevated position relative to immediate low-lying water bodies.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
5 ARDA NA DEIRGE, KILLALOE, CLARE
- Sale date
- Declared sale price
- €360,000.00
Recent sales in the wider Killaloe area
ABBEY ST, KILLALOE, CLARE
- Sale date
- Declared sale price
- €439,500.00
APT 33, HARBOUR VIEW KINCORA HARBOUR, KILLALOE
- Sale date
- Declared sale price
- €307,000.00
UNIT 21, LAKEVIEW HOLIDAY COTTAGES, KILLALOE
- Sale date
- Declared sale price
- €230,000.00
CHURCH ST, KILLALOE, CLARE
- Sale date
- Declared sale price
- €250,000.00
SHANNONVIEW, CLONFADDA, KILLALOE
- Sale date
- Declared sale price
- €670,000.00
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: €4,995 — 1% of €499,500.
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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: Approximately 1,500 to 3,000 euro plus VAT and outlays.
- Land registration fees: Approximately 400 to 800 euro depending on property value and registration type.
- Property valuation fees: Approximately 150 to 300 euro for a standard mortgage valuation.
- Surveyor fees: Approximately 400 to 800 euro depending on the level of detail required for a pre-purchase structural survey.
- Annual home insurance: Approximately 350 to 700 euro per year depending on coverage and the A2 energy rating.
Forum Talk
What people are saying about this area
- Local discussions highlight Killaloe as a highly desirable lakeside destination with strong community appeal for families and retirees alike.
- Residents frequently mention the convenience of walking to local amenities, shops, and schools from developments near the town center.
- Commuter forums note that while the location offers a scenic lifestyle, driving times to major employment hubs like the University of Limerick and Shannon require adequate planning.
- Property watchers in regional forums often discuss the growing popularity of energy-efficient new developments featuring modern heating systems in East Clare.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property is located within walking distance of local amenities and close to a crèche in Killaloe, making it suitable for young families, though buyers should verify specific local primary school capacities.
- Teenagers6/10
With three bedrooms and a floor area of 122 square metres, there is adequate space for teenagers, but the town setting offers limited large-scale indoor entertainment venues.
- Multi-generational Living4/10
A three-bedroom semi-detached layout with standard configurations provides limited scope for independent multi-generational living without structural adaptation.
- Single Buyers6/10
The asking price of €499,500 and A2 energy rating make it an appealing modern purchase, though single buyers may find the space and cost relatively high for a single occupant.
- Couples8/10
This new luxury semi-detached home offers an ideal starter or lifestyle property for couples looking to settle in a popular lakeside town.
- Empty Nesters8/10
Highlighted as an ideal downsizer option, the low-maintenance A2-rated build and scenic views of Lough Derg strongly suit empty nesters.
- Retirees8/10
Proximity to town amenities combined with an efficient air-to-water heating system and scenic lakeside environment makes this an attractive retirement option.
Work
3 areas- Remote Working8/10
The modern A2-rated build with a spacious 122 square metre layout provides a comfortable environment for remote working, though buyers should verify broadband speeds.
- Hybrid Commuting7/10
Located 30 minutes from the University of Limerick and 42 minutes from Shannon, the property accommodates hybrid commuters reasonably well.
- Retired9/10
The low-maintenance nature of a new-build home combined with the scenic lakeside setting makes it exceptionally well-suited for retirees.
Practical
8 areas- Ageing in Place7/10
The property features modern comforts like under-floor heating on the ground floor, though buyers should verify if bathroom and bedroom configurations easily support long-term accessibility needs.
- Low Maintenance9/10
As a newly released luxury home with an A2 BER rating and Home Bond coverage, maintenance requirements are expected to be minimal.
- Secure Gated Entry3/10
The development details do not indicate a secure gated entry system, so buyers should verify security features.
- Minimalist Design7/10
The contemporary layout and new-build finish lend themselves well to a clean, minimalist interior design approach.
- Flexible Floor Plans6/10
The standard three-bedroom, three-bathroom semi-detached layout offers functional living spaces with limited structural flexibility.
- Heritage Home1/10
This is a newly constructed modern development rather than a period or heritage property.
- Ecological Setup9/10
The A2 energy rating and air-to-water heating system provide a high-efficiency ecological setup with modern environmental standards.
- Outdoor areas8/10
Features a rear balcony boasting panoramic views of Lough Derg and the Tipperary Hills, offering appealing outdoor vantage points.
Interests
9 areas- Gardening5/10
- Walking9/10
- Gym5/10
- Cycling7/10
- Golf6/10
- Fishing9/10
- Horse Riding5/10
- Water Sports9/10
- Entertaining8/10
Lifestyle
5 areas- Quiet Living7/10
Situated in the popular lakeside town of Killaloe with panoramic views, the development offers a peaceful environment while remaining close to community facilities.
- Rural Living5/10
While located near Lough Derg and the Tipperary Hills, the property sits within an established town development rather than a remote rural setting.
- Village Living9/10
The homes are located within walking distance of all amenities in the popular lakeside town of Killaloe, providing a strong village living experience.
- Coastal Living2/10
The property is situated by a freshwater lake rather than the coast, offering lakeside rather than marine activities.
- Urban Living3/10
Killaloe offers a small-town atmosphere rather than urban living, though regional employment hubs like Limerick and Shannon are accessible by drive.
Social
6 areas- Community Involvement8/10
Killaloe is a popular lakeside community with active local amenities and groups, encouraging strong community involvement.
- Café Culture8/10
The lakeside town setting features local amenities and spots suited to a relaxed café culture.
- Nightlife4/10
Nightlife options are limited to local pubs and restaurants within the town rather than a vibrant city-style club scene.
- Health/Wellness groups6/10
Buyers should investigate local wellness groups in the Killaloe and Ballina area, though the scenic outdoor environment naturally supports active living.
- Networking Opportunities4/10
Networking opportunities are largely locally focused due to the town's size, though proximity to larger hubs helps.
- Tech-Hub Connectivity5/10
While remote working is well-supported by the modern home design, buyers should verify local high-speed fiber broadband infrastructure.
Listing information
- Agent
- Harry Brann Auctioneers & Valuers
- Phone
- 061 376 380
- Current status
- active
- Published on HouseDelve
- 9 November 2026
- Correction
- Report an issue
HD-A677BFHouseDelve · 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.