8 Orchard Lane, Hermitage, Ennis, Co. ClareV95E2RD
€260,000
3 Bed~2 Bath~115 m²~BER C
What you'll like:
- Town center proximity: Situated just a short 750-meter walk from Ennis Town Centre, this location provides exceptional daily convenience for walking to local shops, schools, and essential amenities without relying heavily on a car.
- Commuter accessibility: The property benefits from very straightforward connectivity to the M18 motorway and inner relief road, ensuring smooth regional commuting routes for professionals working outside the immediate town area.
- Golf club proximity: Living right beside Ennis Golf Club offers fantastic recreational opportunities for local sports enthusiasts who want premier green spaces and social club facilities literally on their doorstep.
- Quiet cul de sac: Positioned within a small and peaceful residential cul-de-sac setting, the home experiences minimal through traffic, which significantly enhances residential privacy and general roadside safety.
- Immaculate presentation: The dwelling is described as wonderfully presented and immaculately maintained throughout, potentially reducing immediate repair costs and allowing a new buyer to move straight in with minimal hassle.
- Solid fuel stove: The main reception room features an integrated solid fuel Stanley stove with an attractive surround, adding a cozy focal point and supplemental heating capability during colder winter months.
- Generous reception room: Measuring a spacious 4.44m by 4.40m, the main living area easily accommodates family seating arrangements and provides a comfortable, well-proportioned environment for everyday relaxation and entertaining guests.
- Open plan kitchen: The combined kitchen and dining layout spans over seven meters in length, creating a sociable, free-flowing space that modern buyers frequently demand for family meals and casual gatherings.
- Direct garden access: Sliding patio doors from the dining area seamlessly connect interior living spaces to the rear patio and garden, facilitating easy outdoor dining and summer weather hosting.
- Ground floor convenience: Having a dedicated downstairs WC with modern vanity storage is a practical luxury that adds daily functional utility and prevents guests from needing to go upstairs.
- Three well-proportioned bedrooms: Upstairs features two spacious double rooms alongside a functional single bedroom, accommodating a growing family or providing useful home office spaces for remote working professionals.
- Built-in bedroom storage: All three bedrooms come fully equipped with built-in wardrobes, offering excellent hanging rails and overhead compartments that maximize floor space and reduce freestanding furniture costs.
- Upstairs bathroom luxury: The main family bathroom is fully tiled and includes both a corner jacuzzi bath and a separate pump-in shower unit, providing versatile options for busy mornings or relaxing evenings.
- Low maintenance grounds: Both the front and rear gardens are fully enclosed and designed for minimal upkeep, making this an ideal property for busy professionals, downsizers, or low-time investors.
- Attic storage access: A fitted stira stairs leads up to additional attic storage space, giving the household a convenient way to stow seasonal items safely out of sight.
- Stable asking price: The recorded asking price history shows absolute stability at €260,000 without erratic fluctuations, indicating a straightforward pricing strategy from the vendor at the current market entry point.
- Attractive price point: At €260,000 for a three-bedroom detached-style or semi-detached home near town, the property offers a compelling entry-level opportunity for first-time buyers aiming to break into the regional market.
- Versatile appeal: The layout and location make this property equally suited as an easily managed family home, a reliable long-term investment property, or a secure starter home for new market entrants.
- Dedicated boiler room: A separate exterior boiler room houses utility infrastructure neatly away from main living spaces, protecting interior acoustic comfort and simplifying routine maintenance access for service engineers.
- Manageable floor area: Providing approximately 103 square meters of functional living space, the dwelling strikes a practical balance between spacious family accommodation and manageable utility and heating overheads.
But keep in mind:
- C energy rating: A BER rating of C indicates that the home's energy efficiency falls behind modern building standards, meaning a buyer should budget for future insulation or heating upgrades to reduce bills.
- Construction year vintage: Built in 1983, the property is over forty years old, meaning prospective buyers should commission a thorough structural survey to check for aging electrical wiring, plumbing, or roof conditions.
- Oil fired heating: The reliance on an oil-fired central heating system requires manual fuel deliveries and tank monitoring, which can be less convenient and potentially more costly than modern gas or heat pump alternatives.
- Compact single bedroom: The third bedroom is relatively modest in size, which may feel cramped if utilized as a permanent double bedroom rather than a child's room or dedicated home office.
- Single bathroom bottleneck: With only one shared upstairs bathroom supplementing the ground floor WC, busy households during morning routines may experience queuing and bathroom congestion.
- No ensuite facility: Despite having three bedrooms, none feature a private ensuite bathroom, meaning all occupants share the primary family bathroom on the first floor.
- Parking details unclear: The listing and available facts do not explicitly detail dedicated off-street parking bays or driveway dimensions, so buyers must verify where vehicles can be securely parked.
- Proximity constraints: While being close to town is convenient, homes near town centers and golf clubs can occasionally experience higher pedestrian footfall, event traffic, or associated urban noise.
- Garden size limitations: The emphasis on low-maintenance front and rear gardens suggests outdoor spaces may be paved or graveled rather than featuring expansive lawns, which might not suit enthusiastic gardeners.
- Stove maintenance requirements: The integrated solid fuel Stanley stove requires regular chimney sweeping, ash disposal, and fuel sourcing, adding to routine home maintenance chores during the heating season.
- Potential retrofit costs: Bringing a 1980s property up to modern BER standards could require substantial capital investment in external wall insulation, double glazing upgrades, or renewable energy system installations.
- Limited ground floor rooms: The open-plan layout combines kitchen and dining into one elongated zone, meaning less acoustic separation between cooking activities and dining or garden-access areas.
- Stira access reliance: Using pull-down stira stairs for attic access is practical for storage, but heavy or bulky items remain cumbersome to maneuver up and down without permanent staircase access.
- Plumbing age considerations: Although functional, the sanitary ware and shower pumps dating from older installations should be checked by a qualified plumber to ensure long-term reliability without leaks.
- Electrical safety check: Given the 1983 build date, buyers must verify whether the fuse board and electrical circuits have been modernized to current safety standards to handle modern high-draw appliances.
- Surface water drainage: Low-maintenance paved or hardscaped gardens should be inspected to ensure proper surface water runoff gradients prevent pooling near the building foundations during heavy rainfall.
- Boundary fence verification: Buyers should thoroughly review the legal title maps with their solicitor to confirm the exact boundaries of the fully enclosed front and rear gardens match the register.
- Eircode verification recommended: The listing provides an Eircode, but buyers should independently verify utility routing and postal delivery accuracy associated with the specific address details.
- Market comparison need: At €260,000, buyers should analyze recent comparable sales in the immediate neighborhood to ensure the local valuation accurately reflects current localized supply and demand trends.
- Future proofing limitations: As families grow or working-from-home needs evolve, the 103 square meter footprint offers limited physical expansion potential without pursuing costly rear extensions or attic conversions.
Price positioning
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- The asking price of two hundred sixty thousand euros appears slightly above typical baseline value expectations for a three-bedroom semi-detached residence of this specific floor area, primarily reflecting the strong post-pandemic appreciation trend across the local residential market.
- The valuation signals highlight competitive local demand for well-maintained properties situated within walking distance of the town center, though the mid-tier C energy rating suggests prospective buyers may factor in future upgrade costs.
- Strong supporting factors include the quiet cul-de-sac setting, immaculate presentation, and immediate proximity to transport links, whereas potential overpricing risks could be exposed if competitive bidding fails to materialize during the initial marketing phase.
- Relevant market dynamics indicate stable pricing strategies among local sellers, with the static tracking history suggesting a firm vendor stance that leaves limited room for immediate downward negotiation without prolonged market exposure.
Build Analysis
What we know from similar construction types
- The property was built in 1983 as a semi-detached home, meaning a buyer should investigate the condition of the original services such as plumbing, electrical wiring, and the oil-fired central heating system.
- The integration of a solid fuel Stanley stove in the main reception room should be checked for compliance with current building regulations and proper ventilation.
- The presence of a stira stairs leading to additional attic storage suggests the attic space may be utilized, so a buyer should verify if proper insulation, flooring, and any necessary structural modifications comply with building standards.
- The inclusion of a separate boiler room and external access points should be inspected for weatherproofing and general maintenance of the heating infrastructure.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 1,200 to 1,600 euro.
- Explanation: This semi-detached house has a floor area of approximately 103 to 115 square meters and a BER rating of C, combined with an oil-fired central heating system and a solid fuel stove. Heating costs will vary depending on individual energy usage habits, fuel price fluctuations, and the efficiency of the oil boiler.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a well-established residential suburb with no apparent major industrial facilities, incinerators, or active large-scale landfills in immediate proximity.
- Any historical or legacy land uses in the broader Ennis urban area appear typical of a county town, though buyers should verify local environmental records if specific concerns exist.
Flood Safe
8/10Water overflow reports to follow up
- The dwelling is located in a residential cul-de-sac setting within Ennis, generally removed from major coastal flood zones, though regional river levels should be kept in mind during exceptional weather events.
- Prospective buyers are advised to consult local authority flood maps and carry out standard environmental due diligence to confirm local drainage conditions.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
18 ORCHARD LANE, ENNIS, CO CLARE
- Sale date
- Declared sale price
- €160,000.00
Recent sales in the wider Hermitage 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
8 ORCHARD LANE, ENNIS, CLARE
- Sale date
- Declared sale price
- €83,500.00
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €2,600 — 1% of €260,000.
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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: 1,500 to 2,500 euro plus VAT and outlay.
- Land registration fees: 400 to 800 euro depending on property value and registration type.
- Property valuation fees: 150 to 300 euro.
- Surveyor fees: 400 to 800 euro for a standard structural survey.
- Annual home insurance: 350 to 650 euro depending on the level of cover.
Forum Talk
What people are saying about this area
- Local residents frequently highlight Hermitage as a quiet, mature, and highly convenient residential enclave within walking distance of Ennis town centre.
- Community discussions often note the excellent accessibility to the M18 motorway, making it a popular location for commuters working in Shannon, Limerick, or Galway.
- Proximity to local amenities such as Ennis Golf Club and schools is regularly praised by families living in the surrounding neighbourhood.
- Some general local discussions in Ennis touch upon periodic traffic congestion around arterial routes during peak morning and evening commuting hours.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property features three bedrooms and enclosed gardens, offering a secure environment for young children while being located in a quiet cul-de-sac.
- Teenagers6/10
With three bedrooms and proximity to Ennis Town Centre, teenagers have access to local amenities and independent mobility, though living space is standard for a 102 square metre semi-detached home.
- Multi-generational Living4/10
The three-bedroom layout and single main bathroom provide limited scope for multi-generational living without significant spatial constraints.
- Single Buyers8/10
Priced at €260,000, this immaculate semi-detached home represents an accessible entry point for single buyers looking for proximity to town amenities.
- Couples8/10
The well-maintained interior, open-plan kitchen/dining area, and three bedrooms suit couples planning for the future or needing a home office setup.
- Empty Nesters7/10
Low-maintenance gardens and close proximity to Ennis town centre make this an appealing downsized option for empty nesters.
- Retirees6/10
Proximity to town amenities is ideal, though buyers should note the split-level staircase and first-floor bathroom when considering long-term mobility.
Work
3 areas- Remote Working7/10
With three bedrooms available, one can easily be adapted as a dedicated home office, supported by standard residential connectivity.
- Hybrid Commuting8/10
The property offers great ease of access to the M18 motorway and inner relief road for commuters traveling regionally.
- Retired7/10
The manageable property size and proximity to town amenities suit retirees looking for convenience and lower upkeep.
Practical
8 areas- Ageing in Place5/10
While the low-maintenance gardens are a positive, the split-level staircase and upstairs bathroom present potential challenges for long-term ageing in place without modification.
- Low Maintenance8/10
The listing explicitly highlights fully enclosed, low-maintenance front and rear gardens designed for easy upkeep.
- Secure Gated Entry3/10
The property is located in an open cul-de-sac setting rather than a secure gated community.
- Minimalist Design6/10
Standard semi-detached layout with functional rooms, lending itself well to clean and straightforward interior styling.
- Flexible Floor Plans6/10
The three-bedroom configuration provides standard flexibility for guest rooms or home offices.
- Heritage Home2/10
Built in 1983, this is a modern suburban home rather than a period or heritage property.
- Ecological Setup5/10
Features standard oil-fired central heating and a C energy rating, leaving room for potential green upgrades.
- Outdoor areas7/10
Includes enclosed front and rear garden spaces with patio access directly from the dining area.
Interests
9 areas- Gardening6/10
The property features fully enclosed front and rear gardens, though they are specifically noted as low-maintenance spaces.
- Walking9/10
Located just 750 metres from Ennis Town Centre, walking to local shops, services, and recreational spots is highly convenient.
- Gym7/10
The proximity to Ennis town ensures reasonable access to local fitness facilities and wellness centers.
- Cycling7/10
The relatively flat suburban location and access to the inner relief road provide decent conditions for local cycling.
- Golf8/10
The property boasts easy access to Ennis Golf Club, making it a prime location for golf enthusiasts.
- Fishing5/10
While the River Fergus runs through Ennis, anglers would need to travel slightly beyond the immediate urban center for prime fishing spots.
- Horse Riding4/10
Equestrian facilities are generally located further out in the surrounding Clare countryside rather than the immediate town area.
- Water Sports2/10
Inland Ennis offers very limited direct access to water sports facilities without traveling towards the coast or lakes.
- Entertaining7/10
An open-plan kitchen/dining area and a patio leading from the dining space provide a functional environment for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Situated in a small and quiet cul-de-sac off Orchard Lane, the property offers a peaceful residential setting away from heavy traffic.
- Rural Living3/10
This is a suburban town setting within walking distance of Ennis rather than a rural environment.
- Village Living5/10
The location combines suburban cul-de-sac living with easy reach of local town services.
- Coastal Living1/10
Ennis is an inland location with no immediate coastal proximity.
- Urban Living7/10
Being just a short stroll from Ennis Town Centre provides great access to urban conveniences and services.
Social
6 areas- Community Involvement7/10
Established suburban cul-de-sac living encourages a strong sense of local neighborhood community.
- Café Culture8/10
Being a short stroll from Ennis Town Centre puts numerous local cafes and eateries within easy reach.
- Nightlife7/10
Ennis offers a vibrant traditional music scene and various pubs easily accessible from this location.
- Health/Wellness groups7/10
Proximity to Ennis town grants good access to local health clubs, pilates & stretching classes, and wellness groups.
- Networking Opportunities6/10
Local community and business networks are accessible within the town, though major corporate networking hubs require travel to larger cities.
- Tech-Hub Connectivity5/10
While suitable for standard remote work, high-end tech hub connectivity relies primarily on home broadband capabilities to regional centers.
Listing information
- Agent
- DNG O'Sullivan Hurley
- Phone
- 065 684 0200
- Current status
- active
- Published on HouseDelve
- 26 October 2026
- Correction
- Report an issue
HD-58B81EHouseDelve · 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.