
73 Cluain Ros Leamhan, Tulla Road, Ennis, Co. ClareV95NF8A
€345,000
3 Bed~3 Bath~114 m²~BER C1
What you'll like:
- Thoughtful home extension: The property has been carefully extended to deliver an exceptional, bright family and dining area that significantly enhances everyday living space.
- Turnkey interior condition: Finished to an outstanding standard with stylish timber flooring and quality tiling throughout, allowing you to move in with minimal immediate effort.
- Convenient shopping proximity: Situated right behind the Roslevan Shopping Complex, giving you effortless access to essential local retail and daily convenience amenities.
- Generous floor area: Offers a spacious 114 square metres of well-designed accommodation, ensuring comfortable room sizes for a growing family.
- Private rear garden: The landscaped outdoor space benefits from mature trees and drystone boundary walls, offering an excellent degree of privacy without being overlooked.
- Off-street parking: Features extensive brick-paved parking at the front of the house, providing convenient and secure vehicle storage right outside your door.
- Gated side access: Includes secure gated side access leading directly to the rear garden, making it easy to bring in bins, bikes, or garden equipment.
- Luxurious master suite: The impressive master bedroom includes a dedicated walk-in wardrobe and a sleek en-suite bathroom for added privacy and comfort.
- Modern kitchen design: Equipped with contemporary shaker wall and base units, contrasting worktops, an island with breakfast seating, and integrated appliances.
- Abundant natural light: The open-plan kitchen, dining, and family area is flooded with daylight through a striking feature corner window and French patio doors.
- Spacious double bedrooms: All three first-floor bedrooms are generous double rooms fitted with high-quality flooring and practical built-in storage solutions.
- Ample storage options: Includes built-in under-stairs storage, a hot press with shelving, and pull-down Stira access to additional attic storage space.
- Quality bathroom fittings: Features three well-appointed bathrooms including a ground floor WC, a main family bathroom, and a sleek master en-suite.
- Desirable development: Located within Cluain Ros Leamhan, widely regarded as one of Ennis's most sought-after and popular residential developments.
- Mains utilities connected: Benefits from reliable mains water, mains sewage, and mains gas connections for hassle-free modern living.
- Fibre broadband ready: The area supports high-speed fibre broadband connectivity, which is ideal for remote working or heavy household internet use.
- Outdoor entertainment space: Features an extensive paved patio area directly connected to the family room, creating a seamless indoor-outdoor flow for hosting guests.
- Quiet front reception: A separate private main reception room is positioned at the front of the home, offering a cozy retreat away from the main open-plan spaces.
- Established landscaping: Mature hedgerows along the side road and established garden trees create an established, green, and welcoming neighborhood aesthetic.
- Strong rental appeal: The combination of turnkey condition, modern extensions, and proximity to local shops makes this an attractive option for future buy-to-let investors.
But keep in mind:
- C1 energy rating: The C1 BER rating indicates moderate energy efficiency, so you should budget for potential future upgrades like insulation or solar panels.
- Heating efficiency check: Buyers should verify the age and operational efficiency of the gas central heating boiler to ensure it does not require an imminent replacement.
- Attic insulation verification: You should inspect the attic space via the Stira stairs to confirm the current insulation depth meets modern energy conservation standards.
- Extension compliance check: Ensure that all planning permissions, architectural certificates, and building regulations compliance records for the recent rear extension are fully verified.
- Window and door seals: Check the condition of the double-glazed windows and French doors, particularly around the large feature corner window, for any signs of seal failure.
- Boundary line confirmation: Buyers should have their legal representative thoroughly examine the title maps to confirm the exact boundaries of the front parking and rear garden.
- Management company fees: Investigate whether there are any estate management fees or residents' association charges applicable to the Cluain Ros Leamhan development.
- Traffic and parking congestion: Assess local traffic patterns around the nearby shopping complex during peak hours to ensure it does not cause daily inconvenience.
- Surface water drainage: Inspect the paved patio and garden areas during wet weather to ensure proper surface water drainage away from the property's foundations.
- Appliance lifespan check: Request a detailed inventory and operating status of all integrated kitchen appliances, as their remaining operational lifespan is uncertain.
- Ventilation in bathrooms: Check the extraction ventilation systems in the en-suite and main bathroom to ensure moisture is effectively managed to prevent dampness.
- Wardrobe wear and tear: Inspect the built-in slide robes and walk-in wardrobe fittings for any functional wear in the sliding mechanisms and shelving units.
- Flooring transition maintenance: Examine the walnut and oak-style timber flooring across different rooms to check for any potential gaps, warping, or heavy wear marks.
- Roof and gutter condition: Arrange for a professional survey to check the condition of the roof tiles, flashing, and rainwater gutters for any hidden damage.
- Electrical safety check: Verify the status of the electrical distribution board and test socket outlets throughout the house to ensure compliance with current safety codes.
- Water pressure verification: Test the hot and cold water pressure across the showers and taps to ensure the mains supply and immersion tank perform adequately.
- Radon gas mitigation: Given the regional geology of County Clare, buyers should check if radon testing has been previously conducted or if remediation is advised.
- Future local development: Investigate local authority zoning plans for surrounding vacant land near Tulla Road to anticipate any potential future construction projects.
- Sound insulation levels: Test the acoustic privacy between the adjoining rooms and consider potential noise transmission from nearby commercial shopping complex activities.
- Insurance premium quotes: Obtain preliminary home insurance quotes early in the buying process to ensure the property's location or history does not incur unexpected policy loadings.
Price positioning
?
- The asking price appears somewhat conservative relative to recent verified sales in the immediate locality, several of which indicate higher transacted values for comparable suburban residential houses in similar estates along the main Tulla Road corridor.
- Valuation signals such as high-end finishes, recent thoughtful extensions, a master suite with a walk-in wardrobe, and a private rear garden that is not overlooked provide strong justification that the property commands a premium.
- Factors that could support this price point include robust local demand for turnkey family residences close to retail amenities, whereas potential underperformance in its BER energy rating could slightly moderate aggressive buyer competition.
- Overall, considering the strong presentation, practical 114 square metre layout, and prevailing market transactions in the surrounding area, the guiding figure is reasonable and well-aligned with current housing market dynamics.
Build Analysis
What we know from similar construction types
- The property was built in 2008 and has been thoughtfully extended and modernized with high-end fixtures and fittings, including walnut and oak-style timber flooring and quality tiling.
- A buyer should verify that any structural alterations, such as the open-plan kitchen/living/dining extension featuring a corner window and French doors, comply with local planning permissions and building regulations.
- The presence of a Stira stairs leading to additional attic storage should be checked to ensure the attic space is adequately insulated and ventilated if used for storage.
- Buyers should investigate the property's boundary lines, particularly regarding the drystone boundary walls and mature trees in the private rear garden.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately €1,400 to €1,800 based on the 114 m² floor area and a C1 BER rating. This assumes standard usage of the mains gas central heating system, though actual costs will vary depending on individual lifestyle, fuel price fluctuations, and thermal performance.
Pollution Safe
9/10Environmental situation to investigate
- The residential area is situated in a suburban setting with no major heavy industrial plants or active municipal waste incinerators in immediate proximity.
- Any historical or legacy industrial pollution risks appear minimal, though standard environmental due diligence should be maintained regarding local ground conditions.
Flood Safe
8/10Water overflow reports to follow up
- The property is located in an established suburban housing development that is generally elevated away from major historical riverine flood plains in Ennis.
- Prospective buyers should consult local authority flood maps and environmental reports to verify localized surface water drainage during extreme weather events.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
3 ELM WOOD, TULLA ROAD, ENNIS
- Sale date
- Declared sale price
- €500,000.00
13 CLOVER HILL, TULLA RD, ENNIS
- Sale date
- Declared sale price
- €396,000.00
43 GORT LEAMHAN, TULLA RD, ENNIS
- Sale date
- Declared sale price
- €449,000.00
14 HILLCREST, TULLA RD, ENNIS
- Sale date
- Declared sale price
- €550,000.00
93 LIOS ARD, TULLA RD, ENNIS
- Sale date
- Declared sale price
- €335,000.00
Recent sales in the wider Ennis area
13 MILLSTREAM COURT, ENNIS, CO CLARE
- Sale date
- Declared sale price
- €206,000.00
6 LINNANES TERRACE, KILRUSH RD, ENNIS
- Sale date
- Declared sale price
- €215,000.00
5 SHOWGROUNDS VIEW, ENNIS, CO CLARE
- Sale date
- Declared sale price
- €415,000.00
21 BANNER COURT, LIMERICK RD, ENNIS
- Sale date
- Declared sale price
- €275,000.00
31 SYCAMORE DRIVE, LIMERICK ROAD, ENNIS
- Sale date
- Declared sale price
- €430,000.00
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 percent to 2 percent of the purchase price, amounting to roughly €3,450 to €6,900.
- Solicitor legal fees: estimated between €1,500 and €2,500 plus VAT and outlay.
- Land registration fees: approximately €175 to €700 depending on the application type and property value.
- Property valuation fees: roughly €150 to €300 for a mortgage or independent valuation.
- Surveyor fees: approximately €400 to €800 depending on the level of detail required for a structural survey.
- Annual home insurance: estimated between €400 and €800 per year depending on the level of buildings and contents cover chosen.
Forum Talk
What people are saying about this area
- Locals in Ennis frequently discuss the convenience of the Roslevan Shopping Complex area for daily groceries and local services.
- Residents in developments off the Tulla Road often highlight the strong community feel and family-oriented environment.
- Traffic flow along the main Tulla Road and access points to the outer relief road are common topics of discussion during peak commuting hours.
- Homeowners in the area appreciate the proximity to Ennis town centre while retaining a quieter residential setting.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
This property features three spacious double bedrooms and a secure, private rear garden with a paved patio that is not overlooked, making it a safe and functional environment for young families.
- Teenagers8/10
With three generous double bedrooms, a separate main reception room, and an open-plan family/dining area, there is plenty of space for teenagers to relax and enjoy personal privacy.
- Multi-generational Living6/10
The home offers a well-extended layout with three double bedrooms and multiple living areas, though the bedrooms are all located on the first floor which may present accessibility considerations.
- Single Buyers7/10
A turnkey property offering modern finishes and low-maintenance convenience, ideal for a single buyer looking for a spacious home in a desirable residential development.
- Couples9/10
The property provides an exceptional blend of modern style and practical living space, featuring an open-plan kitchen and dining area that is perfect for couples entertaining or relaxing.
- Empty Nesters8/10
Offering a manageable floor area of 114 m² with off-street parking and a private landscaped rear garden, this home provides a comfortable and manageable space for those downsizing.
- Retirees7/10
While the property is in a sought-after and convenient location with private parking and a low-maintenance garden, all three bedrooms are situated on the upper floor.
Work
3 areas- Remote Working9/10
Equipped with fibre broadband and multiple versatile spaces, including a spacious family room and bedrooms that can easily accommodate home office setups.
- Hybrid Commuting8/10
Conveniently located in Ennis with good transport links for commuters balancing remote work and office days.
- Retired7/10
A turnkey, low-maintenance home close to local amenities, though retirees should note the presence of stairs to all bedrooms.
Practical
8 areas- Ageing in Place5/10
While the ground floor offers excellent living spaces and a guest WC, all bedrooms and the main bathroom are located on the first floor.
- Low Maintenance8/10
Presented in turnkey condition with extensive brick-paved off-street parking, a paved patio, and modern fixtures minimizing immediate upkeep.
- Secure Gated Entry7/10
Features gated side access leading to a private, enclosed rear garden with drystone boundary walls.
- Minimalist Design7/10
Clean lines, stylish timber flooring, and quality tiling throughout provide a contemporary canvas suited to minimalist interiors.
- Flexible Floor Plans8/10
Thoughtfully extended layout featuring an open-plan kitchen, dining, and family area alongside a separate front reception room.
- Heritage Home2/10
This is a modern, extended property built in 2008 rather than a traditional heritage home.
- Ecological Setup6/10
Features a C1 BER rating with modern gas central heating and double glazing, with potential for further energy efficiency upgrades.
- Outdoor areas9/10
Boasts a private landscaped rear garden with a paved patio, mature trees, and no overlooking properties, complemented by extensive off-street parking at the front.
Interests
9 areas- Gardening7/10
The property features a private landscaped rear garden with mature trees, drystone boundary walls, and a paved patio area offering a pleasant space for gardening enthusiasts.
- Walking7/10
Located in an established residential area with footpaths and proximity to local conveniences, making it easy to take neighborhood walks.
- Gym6/10
While there is no home gym built-in, the spacious layout allows room for exercise equipment, and local fitness facilities in Ennis are within a convenient distance.
- Cycling6/10
The property includes gated side access and off-street parking for bicycle storage, with accessible local roads for cycling.
- Golf6/10
Ennis and the surrounding County Clare area offer good access to local golf courses, making this a suitable base for golfers.
- Fishing5/10
County Clare features various angling spots in the wider region, though access depends on traveling to nearby rivers and lakes.
- Horse Riding5/10
Equestrian facilities are generally available in the wider County Clare rural surroundings rather than directly adjacent to the property.
- Water Sports4/10
Inland location means water sports require traveling towards the coast or major lakes in the region.
- Entertaining9/10
An exceptional open-plan kitchen, dining, and family area connects seamlessly via French doors to an extensive paved patio and private rear garden, making it ideal for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Located in a highly sought-after residential development with a private rear garden that is not overlooked and mature boundary trees, offering a peaceful atmosphere.
- Rural Living3/10
This is a suburban residential development close to shopping complexes and local amenities rather than a rural setting.
- Village Living6/10
Positioned just behind a local shopping complex with convenient access to nearby community amenities, offering a pleasant neighborhood feel.
- Coastal Living2/10
The property is located inland in Ennis, Co. Clare, offering no direct proximity to coastal areas.
- Urban Living7/10
Situated in a popular residential development close to town amenities and conveniences, providing easy access to urban services.
Social
6 areas- Community Involvement7/10
Located in a well-established residential development where community ties are strong and local amenities are close by.
- Café Culture7/10
Proximity to local shopping complexes and Ennis town center provides good access to local cafes and social spots.
- Nightlife6/10
A short distance from Ennis town center where a variety of pubs, restaurants, and evening entertainment venues are located.
- Health/Wellness groups7/10
Good access to local wellness groups, sports clubs, and healthcare facilities within the Ennis area.
- Networking Opportunities6/10
Town-based location offers standard regional networking opportunities through local business and community groups.
- Tech-Hub Connectivity8/10
Fibre broadband availability supports high-speed connectivity for tech professionals working from home.
Listing information
- Agent
- DNG O'Sullivan Hurley
- Phone
- 065 684 0200
- Published on HouseDelve
- 26 September 2026
- Correction
- Report an issue
HD-8EDDEEHouseDelve · 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.