8 Kincora Park, Ennis, ClareV95RK6X
€225,000
3 Bed~1 Bath~115 m²~BER F
What you'll like:
- Town centre proximity: The property is situated just a short walk from Ennis town centre, providing convenient access to shops, cafes, and restaurants for everyday lifestyle needs.
- Established mature neighbourhood: Located in a settled residential area, the home offers a stable community feel surrounded by long-established properties and neighbourhood character.
- Comprehensive educational options: A wide selection of local schools are located nearby, including C.B.S. Primary School, Rice College, and Gaelscoil Mhíchíl Cíosóg, benefiting families.
- Recreational amenity access: The dwelling is ideally situated for easy access to Tim Smyth Park and Cusack Park, offering great outdoor and sporting facilities nearby.
- Exceptional commuter connectivity: The location provides readily accessible links to the M18 motorway, offering convenient driving routes to Shannon, Limerick, and Galway cities.
- Public transport availability: Ennis railway and bus services are within reach, providing reliable alternative public transport connections for daily commuters and regular travellers.
- Generous floor area: Spanning approximately 115 square metres, the residence provides spacious accommodation proportions compared to smaller standard three-bedroom homes.
- Dual reception rooms: Featuring both a sitting room and a separate family or dining room, the layout offers flexible living spaces for growing households.
- Private paved driveway: A dedicated driveway at the front offers convenient off-street parking, enhancing security and everyday ease of access.
- West facing garden: The mature rear garden benefits from a west-facing orientation, capturing afternoon and evening sunlight for outdoor relaxation.
- Enclosed private boundaries: The back garden is fully enclosed by solid block walls to the side and rear, ensuring privacy and security for children or pets.
- External boiler house: A separate boiler house structure keeps noisy heating equipment outside the main living quarters and provides extra utility storage.
- Understairs storage utility: The entrance hall includes built-in understairs storage and a cloakroom closet, helping to keep hallway clutter neatly hidden away.
- Built in bedroom storage: Multiple bedrooms feature integrated wardrobes, reducing the immediate need to purchase bulky freestanding furniture upon moving in.
- Modernisation upside potential: The home presents an exciting opportunity for buyers to renovate and stamp their own design preferences throughout the interior.
- Stable asking price history: The recorded asking price has remained stable at €225,000, indicating a transparent and consistent pricing strategy by the vendor.
- Faithful construction era: Built in 1965, the property represents a traditional mid-century build style known for solid room dimensions and practical layouts.
- Essential local worship: St. Joseph’s Church is located within close proximity, adding to the convenience of the immediate surrounding neighbourhood amenities.
- Professional services nearby: Ennis town offers a broad range of professional services close at hand, reducing travel times for routine administrative errands.
- Manageable entry price point: At an asking price of €225,000 for a 115 square metre footprint, the property offers an affordable acquisition cost for value-seeking buyers.
But keep in mind:
- Poor energy rating: The property holds a low BER rating of F, indicating severe energy inefficiency and high potential heating costs for future occupants.
- Extensive upgrade required: Achieving modern comfort standards will likely require a comprehensive and costly retrofit covering insulation, windows, and heating systems.
- Single bathroom facility: With only one shower room serving three good-sized bedrooms, morning queues and household congestion are likely during peak hours.
- Dated interior finishes: The carpets, vinyl, and overall decor appear dated, meaning a buyer must budget for immediate cosmetic redecoration before moving in.
- Single glazing risk: Older homes from this era often retain original single-glazed windows, which buyers should inspect and plan to replace for thermal performance.
- Outdated heating system: The presence of an external boiler house and older radiators suggests the central heating technology may need total replacement.
- Limited electrical capacity: Houses built in 1965 may feature original wiring boards that require a thorough electrical safety check and potential rewiring.
- Asbestos material presence: Older residential builds frequently contain asbestos in textured ceilings, floor tiles, or roof panels, requiring careful professional testing.
- Plumbing infrastructure age: Original piping and bathroom fixtures could be nearing the end of their functional lifespan, increasing the risk of unexpected leaks.
- Ventilation and damp: Older structures without modern trickle vents or cavity insulation can be prone to condensation and dampness, which require diligent inspection.
- Roof condition uncertainty: The age of the roof timbers, felt, and slates should be professionally evaluated to ensure no hidden structural timber decay exists.
- Surface water drainage: Buyers should verify the adequacy of surface water drainage around the west-facing garden to prevent pooling during heavy rainfall.
- Boundary fence verification: The exact legal boundaries defined by the block walls should be checked against the official title map by your solicitor.
- Attic insulation levels: The roof space likely lacks modern high-spec attic insulation depth, contributing to the poor overall energy performance rating.
- Traffic and parking congestion: Being located within a mature residential estate close to schools may lead to peak-time traffic congestion on local access roads.
- Garage utility constraints: The listed garage area appears quite compact, meaning it may only suit minor storage rather than secure parking for a modern car.
- Kitchen layout efficiency: The kitchen features older fitted units and a compact layout, meaning a full kitchen replacement will likely be required soon.
- Ventilation in wet rooms: The shower room relies on standard fixtures that should be inspected for adequate mechanical extraction to prevent mould buildup.
- Missing structural details: The exact property type is unspecified in basic records, requiring your surveyor to carefully confirm construction materials and cavity types.
- Renovation contingency budget: Due to the F energy rating and 1965 build date, buyers must hold a substantial financial contingency fund for unforeseen renovation hurdles.
Price positioning
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- The asking price of €225,000 for this 115 square metre semi-detached home initially appears slightly high when accounting for the poor BER rating of F, which indicates that significant capital expenditure will be immediately required to improve energy efficiency and overall living standards.
- Valuation signals are mixed because while the floor area offers generous proportions and a mature west-facing garden in a central location, the outdated interior finishes and necessary retrofit works introduce notable hidden costs for prospective buyers.
- Factors that could support this asking price include strong demand for well-located properties near Ennis town centre with convenient access to schools and the M18 motorway, whereas the low energy rating and required modernisation could heavily undermine buyer enthusiasm.
- Relevant market dynamics indicate that stable pricing with no recorded reductions points to a confident seller strategy, although secondary buyers in this mature neighbourhood will likely factor in substantial upgrade costs during negotiations.
Build Analysis
What we know from similar construction types
- The property is a three-bedroom semi-detached home built in 1965, located in a mature and established residential area of Ennis.
- With a floor area of approximately 115 square metres, the layout includes an entrance hall, two reception rooms, a kitchen, a garage, three bedrooms, and a shower room.
- Given the 1965 construction date, a buyer should investigate potential issues typical of houses of this era, including the presence of outdated electrical wiring, single-glazed windows or older double glazing, and the adequacy of plumbing and insulation.
- The BER rating of F indicates very poor energy efficiency, suggesting that the property will require substantial thermal upgrades such as wall insulation, roof insulation, and window replacements.
- A buyer should also verify the structural condition of the roof, external walls, and the boiler house, as well as checking for any signs of dampness or inadequate ventilation.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a poor BER rating of F, which indicates that it requires a comprehensive deep retrofit to bring it to a modern energy efficiency standard (typically targetting a BER of B2 or better).
- A deep retrofit for a 115 m² home of this age typically involves external or internal wall insulation, attic insulation, window and door replacements, upgrading the heating system to a heat pump or modern condensing boiler, and installing ventilation controls.
- Estimated costs for a comprehensive retrofit of a property with an F rating of this size generally range between €40,000 and €70,000 or more, depending on the extent of works required and potential grants available through the Sustainable Energy Authority of Ireland (SEAI).
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 2,200 to 2,800 euro.
- Explanation: Given the 115 square metre floor area and a low BER rating of F, the property is likely to have high thermal heat loss, resulting in significantly higher than average annual heating and energy expenses until energy efficiency upgrades are completed.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in an established residential suburb with no apparent immediate proximity to major heavy industrial plants, active landfills, or waste incinerators.
- Any historical or localized environmental factors should be independently verified by the prospective buyer during standard conveyancing and structural surveys.
Flood Safe
7/10Water overflow reports to follow up
- Deterministic map evidence indicates that mapped flood areas associated with local river models are located within a short distance of the property.
- The property is situated within a mature and established residential area of Ennis, which generally provides favourable separation from immediate river channels despite nearby low-lying zones.
- While the home is not directly intersected by high-probability flood extents, proximity to modelled zones suggests that surface water management during extreme weather events is a relevant consideration for buyers.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
CORNILLON, 13 KINCORA PARK, ENNIS
- Sale date
- Declared sale price
- €162,500.00
50 KINCORA PARK, ENNIS, CO CLARE
- Sale date
- Declared sale price
- €510,000.00
9 KINCORA PARK, LIFFORD RD, ENNIS
- Sale date
- Declared sale price
- €227,000.00
28 KINCORA PARK, LIFFORD, ENNIS
- Sale date
- Declared sale price
- €190,000.00
16 KINCORA PARK, LIFFORD, ENNIS
- Sale date
- Declared sale price
- €53,333.32
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: €2,250 — 1% of €225,000.
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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: approximately 1,500 to 3,000 euro plus outlay and VAT.
- 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 depth of the structural survey.
- Annual home insurance: approximately 350 to 700 euro depending on the level of cover and property specifics.
Forum Talk
What people are saying about this area
- Local residents frequently highlight Kincora Park as a mature, settled, and quiet neighborhood within comfortable walking distance of Ennis town center.
- Community discussions often emphasize the area's excellent convenience for families, noting proximity to schools like Rice College and Gaelscoil Mhíchíl Cíosóg.
- Traffic management and parking during school drop-off and pick-up times near Lifford Road are occasional topics of discussion among locals.
- Property owners in the vicinity often note the strong potential for renovation and energy efficiency upgrades in homes built in the mid-1960s.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property is located within a mature residential area close to several local primary schools such as C.B.S. Primary School and Gaelscoil Mhíchíl Cíosóg, making the location convenient for families with young children, though modernisation of the home is needed.
- Teenagers7/10
Proximity to secondary schools including Rice College and easy reach of Ennis town centre amenities make this a suitable location for families with teenagers.
- Multi-generational Living4/10
The three-bedroom semi-detached layout with one bathroom offers limited space for multi-generational living without substantial reconfiguration and extension.
- Single Buyers6/10
With an asking price of €225,000, this property provides a spacious footprint of 115 m² for single buyers willing to undertake modernisation work.
- Couples7/10
The generous accommodation and potential to modernise offer a great opportunity for couples looking to establish a long-term home close to town.
- Empty Nesters6/10
The single-bathroom layout and mature west-facing garden suit empty nesters seeking a settled neighbourhood, though maintenance of a 1965 build should be anticipated.
- Retirees6/10
Proximity to Ennis town centre and local services is appealing for retirees, though the F-rated BER indicates that energy upgrades should be investigated.
Work
3 areas- Remote Working6/10
The three-bedroom layout allows space to set up a home office, though buyers should verify local broadband speeds.
- Hybrid Commuting8/10
Well connected with the M18 motorway easily accessible for links to Limerick, Galway, and Shannon, alongside Ennis railway and bus services.
- Retired7/10
Close proximity to local healthcare, church, and town amenities supports a comfortable retirement lifestyle.
Practical
8 areas- Ageing in Place5/10
The property features a ground-floor layout with a shower room on the first floor, meaning modifications would be needed to fully support long-term ageing in place.
- Low Maintenance4/10
Built in 1965 with an F BER rating, the property requires modernisation and energy upgrades, indicating ongoing maintenance responsibilities.
- Secure Gated Entry3/10
Features a private paved driveway and enclosed rear garden with block walls, but lacks gated community entry.
- Minimalist Design4/10
The conventional 1960s semi-detached layout features separate rooms rather than open-plan minimalist spaces.
- Flexible Floor Plans6/10
Offers good proportions across two reception rooms and three bedrooms with potential for reconfiguration to suit modern preferences.
- Heritage Home3/10
Dates to 1965, representing a mature mid-century suburban home rather than a protected historical heritage property.
- Ecological Setup2/10
With a BER rating of F, the property currently lacks modern ecological and energy-efficient systems, requiring significant investment to improve.
- Outdoor areas7/10
Benefits from a private paved driveway at the front and a mature west-facing rear garden enclosed by block walls.
Interests
9 areas- Gardening7/10
Features a mature west-facing rear garden bordered by established flower and shrub beds, offering a pleasant space for gardening enthusiasts.
- Walking8/10
Excellent walkability to Ennis town centre, local shops, churches, and nearby green spaces such as Tim Smyth Park.
- Gym6/10
Conveniently close to Ennis town amenities where fitness facilities and local clubs are accessible.
- Cycling6/10
The town-edge location allows for straightforward cycling access into Ennis and surrounding flat terrain.
- Golf5/10
Regional golf facilities can be reached via short drives, though not directly adjacent to the property.
- Fishing5/10
Access to local rivers and angling spots in the wider Clare region requires transport from this residential base.
- Horse Riding4/10
Equestrian facilities are located in the broader rural surrounds rather than immediately nearby.
- Water Sports3/10
Inland location means water sports require travel to coastal areas or major lakes.
- Entertaining6/10
The property includes two reception rooms and a west-facing rear garden, providing functional spaces for entertaining once modernised.
Lifestyle
5 areas- Quiet Living7/10
Situated in a mature and well-established residential area off the Lifford Road, offering a generally settled neighbourhood atmosphere.
- Rural Living2/10
This is a town-adjacent residential setting rather than a rural location.
- Village Living5/10
The setting combines suburban neighbourhood character with close proximity to town amenities.
- Coastal Living1/10
The property is located inland in Ennis, Co. Clare, far from coastal areas.
- Urban Living7/10
Within a short walk of Ennis town centre, providing ready access to shops, cafés, restaurants, and transport services.
Social
6 areas- Community Involvement7/10
Located in a mature, established neighbourhood with active local community structures and schools.
- Café Culture7/10
A short walk to Ennis town centre provides a good selection of local cafés and restaurants.
- Nightlife6/10
Ennis town centre offers a variety of pubs and entertainment venues within convenient reach.
- Health/Wellness groups6/10
Proximity to town facilities allows easy access to local wellness groups, classes, and sports clubs.
- Networking Opportunities5/10
Regional networking is supported by good transport links to larger employment hubs like Limerick and Galway via the M18.
- Tech-Hub Connectivity5/10
Commuting access to Galway and Limerick tech sectors is practical, though local tech hub infrastructure should be verified.
Listing information
- Agent
- Costelloe Estate Agents
- Phone
- 065 682 1299
- Current status
- active
- Published on HouseDelve
- 4 November 2026
- Correction
- Report an issue
HD-EA899FHouseDelve · 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.