71 Woodhaven, Kilrush Road, Ennis, County ClareV95RRF8
€365,000
5 Bed~3 Bath~131 m²~BER C
What you'll like:
- Spacious family layout: Offering five bedrooms and three bathrooms across 131 square metres, the home easily accommodates large or growing families without feeling cramped.
- Turnkey presentation: The property is presented in exceptional condition throughout, allowing buyers to move in immediately without undertaking costly or time-consuming renovations.
- Ground floor bedroom: Featuring a downstairs double bedroom with an en-suite, the property provides outstanding flexibility for guests, multi-generational living, or accessible accommodation.
- Dual en-suites: Having two en-suite shower rooms in addition to the main family bathroom significantly reduces morning congestion in a busy household.
- Versatile dressing room: The oversized fifth bedroom includes an adjoining walk-in dressing room, creating an ideal setup for a private home office, study, or extensive storage.
- Private rear orientation: The westerly-facing rear garden enjoys excellent privacy and is not overlooked, providing a wonderful sun trap for afternoon and evening outdoor relaxation.
- Quality outdoor space: The garden is fully finished with a paved patio, raised planting beds, mature trees, shrubs, and solid block-built boundary walls for security.
- Practical utility room: A separate utility room with built-in storage and direct garden access keeps laundry and noisy appliances neatly isolated from the main living areas.
- Open plan living: The kitchen and dining area flows seamlessly together, featuring French doors that connect directly to the rear patio for effortless indoor-outdoor entertaining.
- Cosy front lounge: The separate front-aspect living room features attractive timber flooring and an open fireplace, creating a warm and traditional gathering space.
- Quiet cul-de-sac: Positioned within a quiet cul-de-sac setting, the property benefits from reduced passing traffic and enhanced safety for children playing outdoors.
- Proximity to town: Located just 1.2 kilometres from Ennis town centre, residents can easily access a wide array of shops, restaurants, cafés, and local services.
- Educational access: The home is within convenient reach of Ennis National School and St. Flannan`s College, offering practical pedestrian and cycling routes for students.
- Commuter connectivity: Situated approximately 600 metres from the inner relief road, the property provides rapid access to the M18 motorway linking Shannon, Limerick, and Galway.
- Off-street parking: A spacious tarmacadam driveway at the front offers ample parking space for multiple vehicles off the main thoroughfare.
- Secure side access: A secure gated side entrance connects the front and back of the property cleanly, making it easy to move bins or bicycles without entering the house.
- External storage shed: A sturdy timber garden shed built on a concrete base is included, providing convenient ready-made storage for tools and outdoor equipment.
- Attic storage potential: Fitted with Stira folding stairs, the attic provides easily accessible extra storage space for bulky seasonal items.
- Stable asking price: The recorded asking price has remained firm at €365,000 without erratic reductions, which may suggest a realistic initial valuation by the vendor.
- Established development: Woodhaven is a popular and well-established residential enclave, historically supporting steady neighborhood desirability and community appeal.
But keep in mind:
- C energy rating: The BER rating sits at C, which means energy efficiency is only moderate and new owners may want to budget for future insulation or heating upgrades.
- Untested services: Fixtures, fittings, and internal appliances have not been tested by agents, so buyers should commission independent checks on plumbing and electrical systems.
- Open fireplace emissions: While traditional, the open fireplace in the living room is less energy efficient than a closed-stove system and can contribute to heat loss.
- Potential retrofit costs: Bringing a C-rated 2002-built home up to modern nearly-zero energy standards could require significant capital investment in heat pumps or solar panels.
- Traffic noise exposure: Being relatively close to the relief road access point may introduce localized traffic hum during peak morning and evening commuting hours.
- Staircase configuration: The single internal staircase serves all four upstairs bedrooms, which might create a bottleneck during busy household routines despite the ground-floor suite.
- Compact main bathroom: The main family bathroom measures under two square meters, offering limited floor space around the bath and sanitary ware.
- Single-car width driveway: While accommodating multiple cars in tandem or side-by-side, the parking layout should be checked for tight turning circles with larger vehicles.
- Shed maintenance needs: The timber garden shed will require periodic staining, painting, and roof felt monitoring to prevent weather-related wood rot over time.
- Boundary wall responsibility: Buyers should verify legal ownership and maintenance obligations for the block-built boundary walls shared with adjacent properties.
- Extension limitations: Being a semi-detached home on a settled estate, any future ground-floor or attic extensions will be constrained by site boundaries and planning rules.
- High market competition: Popular five-bedroom family homes in established Ennis locations often attract intense buyer interest, potentially leading to competitive bidding situations.
- Lack of historical sales context: Without verified nearby transaction records in the immediate data feed, buyers must conduct independent price comparisons in the local micro-market.
- Flooring wear and tear: While timber flooring throughout adds aesthetic appeal, any existing scuffs or scratches under heavy traffic areas may eventually require sanding or replacement.
- En-suite ventilation reliance: The internal en-suite shower rooms rely entirely on mechanical ventilation, which must be inspected to ensure dampness does not accumulate.
- Window glazing efficiency: Buyers should verify the age and U-values of the double glazing installed during construction to rule out drafts or seal failures.
- Heating system age: Having been built in 2002, the central heating boiler may be approaching the end of its optimal operational lifespan and could require replacement.
- Storage constraints upstairs: Aside from the main dressing room and fitted wardrobes, standard bedroom storage is basic, meaning freestanding furniture might be needed.
- Garden slope drainage: While the rear garden is beautifully maintained, buyers should check surface water drainage during heavy winter rains to ensure the patio stays dry.
- Local school capacity: Given the popularity of nearby schools like Ennis National School, buyers should independently verify current enrollment capacity and admission policies.
Price positioning
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- The asking price of 365000 euro appears reasonably aligned or slightly ambitious given the generous five-bedroom layout, but is supported by recent local sales data for similar properties within the same residential development.
- Valuation signals are strengthened by the turnkey condition, westerly-facing private garden, and versatile ground-floor bedroom with en-suite, contrasting against a moderate C energy rating that might require future efficiency upgrades.
- Such a price level is heavily supported by strong family demand in Ennis and excellent proximity to schools and transport routes, though broader macroeconomic lending restrictions could potentially undermine competitive bidding momentum.
- Relevant market dynamics include stable pricing persistence since initial listing and a lack of recorded price reductions, indicating the seller is confident in capturing the upper tier of local buyer budgets.
Build Analysis
What we know from similar construction types
- The property is a five-bedroom semi-detached family home built around 2002, extending to approximately 131.03 sq.m. (1,410 sq.ft.).
- It features a practical layout with a ground-floor double bedroom and en-suite, offering flexibility for multi-generational living or a home office.
- An exceptionally spacious fifth bedroom upstairs includes a separate adjoining walk-in dressing room, which buyers should verify complies with original planning permissions and building regulations, particularly regarding window egress and fire safety.
- Buyers should investigate the operational status of all heating, plumbing, and electrical services, as none have been tested by the selling agent.
- The attic is accessed via a Stira folding stairs; buyers should check insulation levels and whether any conversion works in the upper floor spaces meet current standards.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 1,200 to 1,600 euro based on a floor area of 131.03 square metres and a C energy rating.
Pollution Safe
8/10Environmental situation to investigate
- The property is situated within a well-established residential neighborhood, appearing largely free from major industrial pollution sources or heavy manufacturing concerns.
- As standard practice, prospective buyers should verify local records regarding any historical landfill sites or legacy industrial activities in the wider Ennis municipal area.
Flood Safe
8/10Water overflow reports to follow up
- The immediate residential cul-de-sac setting elevates position relative to major river basin flood plains, though local surface water accumulation during intense rainfall events should be verified.
- Buyers are advised to consult official local authority flood risk mapping and conduct standard environmental due diligence to confirm long-term flood safety.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
57 WOODHAVEN, KILRUSH RD, ENNIS
- Sale date
- Declared sale price
- €370,000.00
5 WOODHAVEN, KILRUSH RD, ENNIS
- Sale date
- Declared sale price
- €230,000.00
95 WOODHAVEN, KILRUSH RD, ENNIS
- Sale date
- Declared sale price
- €360,000.00
3 WOODHAVEN, KILRUSH RD, ENNIS
- Sale date
- Declared sale price
- €255,000.00
82 WOODHAVEN, KILRUSH RD, ENNIS
- Sale date
- Declared sale price
- €260,000.00
Recent sales in the wider Ennis area
21 AISLING PARK, SHANAWAY ROAD, ENNIS
- Sale date
- Declared sale price
- €229,000.00
30 BISHOP'S COURT, ENNIS, CO CLARE
- Sale date
- Declared sale price
- €285,000.00
19 AISLING, ENNIS, CO CLARE
- Sale date
- Declared sale price
- €173,000.00
22 THE MAPLES, TULLA RD, ENNIS
- Sale date
- Declared sale price
- €415,000.00
12 IVY HILL, GORT RD, ENNIS
- Sale date
- Declared sale price
- €375,000.00
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: €3,650 — 1% of €365,000.
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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 generally range from 1,500 to 3,000 euro plus outlay and VAT.
- Land registration fees typically cost between 400 and 800 euro depending on the property value and registration type.
- Property valuation fees usually range from 150 to 300 euro.
- Surveyor fees for a structural inspection generally range from 300 to 600 euro.
- Annual home insurance typically costs between 350 and 700 euro depending on the level of cover chosen.
Forum Talk
What people are saying about this area
- Residents in Ennis frequently discuss local infrastructure improvements, traffic management around the inner relief road, and community events on regional forums and social media groups.
- Housing developments along the Kilrush Road area are generally noted for their convenient proximity to schools like St. Flannan's College and Ennis National School.
- Local discussions often highlight the strong community appeal of established cul-de-sac estates which offer a balance of quiet suburban living and short commuting distances to the town centre.
- Commuters in the wider Ennis area frequently share updates regarding M18 motorway connectivity and travel times towards Shannon, Limerick, and Galway.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property is located within easy reach of Ennis National School with pedestrian and cycling access, making it very suitable for families with young children.
- Teenagers8/10
With five bedrooms, including an exceptionally spacious fifth bedroom with an adjoining dressing room, there is plenty of independent space for teenagers.
- Multi-generational Living7/10
The inclusion of a ground-floor double bedroom with an en-suite shower room provides excellent flexibility for extended family or older relatives.
- Single Buyers5/10
While spacious and well-presented, a five-bedroom semi-detached home may exceed the space and budget requirements for a typical single buyer.
- Couples7/10
Couples looking to grow a family will find the five-bedroom layout offers ample long-term potential and room to expand.
- Empty Nesters6/10
The home offers generous living spaces and a low-maintenance garden, though five bedrooms might be larger than what empty nesters require.
- Retirees6/10
The ground-floor bedroom and en-suite facilitate single-level living options, though general maintenance of a five-bedroom property should be considered.
Work
3 areas- Remote Working8/10
The fifth bedroom with an adjoining dressing room and the ground-floor bedroom both offer ideal dedicated spaces for a home office.
- Hybrid Commuting8/10
Located approximately 600 metres from the Ennis inner relief road, offering excellent connectivity to the M18 motorway for commuting to Shannon, Limerick, and Galway.
- Retired6/10
The ground-floor bedroom and en-suite support retirement living, though the overall property size is substantial.
Practical
8 areas- Ageing in Place7/10
The inclusion of a ground-floor bedroom and en-suite shower room significantly enhances the potential for ageing in place.
- Low Maintenance7/10
Presented in turnkey condition with a manageable rear garden featuring a paved patio and a timber shed on a concrete base.
- Secure Gated Entry4/10
The property features secure gated side access, though the development itself is not a gated community.
- Minimalist Design5/10
The home features a traditional family layout with distinct rooms and conventional finishes rather than an ultra-minimalist aesthetic.
- Flexible Floor Plans8/10
With five bedrooms, including a ground-floor en-suite room and a large fifth bedroom with a dressing room, the floor plan is highly adaptable.
- Heritage Home2/10
Built in 2002, this is a modern suburban family home rather than a period or heritage property.
- Ecological Setup5/10
The property holds a C BER rating, indicating standard energy efficiency with potential for future upgrades.
- Outdoor areas8/10
Features a private, westerly-facing rear garden that is not overlooked, complete with a paved patio, raised planting beds, and mature shrubs.
Interests
9 areas- Gardening7/10
The private westerly-facing rear garden features raised planting beds, mature trees and shrubs, and a paved patio area.
- Walking7/10
The location is within convenient walking distance of Ennis town centre and local schools.
- Gym6/10
Proximity to Ennis town centre ensures reasonable access to local fitness facilities and amenities.
- Cycling7/10
Convenient pedestrian and cycling access to local educational facilities and town amenities is noted.
- Golf6/10
Ennis and the surrounding County Clare region offer access to local golf courses within a reasonable driving distance.
- Fishing5/10
County Clare offers various regional fishing spots, though none are directly adjacent to the suburban development.
- Horse Riding4/10
Equestrian facilities would typically require travel further into the surrounding countryside.
- Water Sports3/10
Inland Ennis does not offer direct access to major water sports facilities without traveling toward the coast or major lakes.
- Entertaining8/10
The open-plan kitchen and dining room with French doors opening onto a private westerly-facing patio makes entertaining straightforward.
Lifestyle
5 areas- Quiet Living8/10
Positioned in a quiet cul-de-sac within an established residential development, the property offers a peaceful living environment.
- Rural Living3/10
This is a suburban residential development close to town rather than a rural setting.
- Village Living5/10
Situated in a suburban area just 1.2km from Ennis town centre, offering proximity to local services rather than a traditional village atmosphere.
- Coastal Living2/10
Ennis is an inland town with no immediate coastal proximity.
- Urban Living7/10
The property is located just 1.2km from Ennis town centre, providing easy access to urban shops, restaurants, and amenities.
Social
6 areas- Community Involvement7/10
An established residential development close to schools and local amenities fosters strong community ties.
- Café Culture7/10
Ennis town centre, located 1.2km away, offers a good selection of local cafés and restaurants.
- Nightlife6/10
Pubs and evening entertainment options are readily available in nearby Ennis town centre.
- Health/Wellness groups6/10
Local wellness groups, medical services, and community activities are accessible within the town.
- Networking Opportunities6/10
Proximity to Ennis and transport links to regional hubs like Limerick and Galway supports professional networking.
- Tech-Hub Connectivity6/10
Good road and motorway connectivity to regional employment centers, combined with home office potential, supports flexible tech working.
Listing information
- Agent
- Location Location Ltd
- Phone
- 065 6729 999
- Current status
- active
- Published on HouseDelve
- 18 October 2026
- Correction
- Report an issue
HD-5A8D79HouseDelve · 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.