Annalore, 15 New Westfields, North Circular Road, LimerickV94CPA9
€399,000
3 Bed~1 Bath~143 m²~BER D1
What you'll like:
- Premier residential address: Situated on one of Limerick's most sought-after residential roads, ensuring strong long-term property value and desirability.
- Walking distance to schools: Positioned near exceptional local educational institutions including Villiers and Ard Scoil Rís for ultimate family convenience.
- Excellent commuter connectivity: Provides rapid access to the M7 road network, Limerick Tunnel, and Shannon Airport for effortless regional and national travel.
- Proximity to city centre: Allows residents to easily walk into central Limerick for shopping, dining, entertainment, and professional services.
- Generous floor area: Offers an expansive 143 square metres of living space, providing plenty of room for growing families.
- Private south-facing garden: Features a mature and secluded rear outdoor space that captures maximum sunlight throughout the entire day.
- Renovation grant potential: May qualify for the Vacant Property Refurbishment Grant, offering valuable financial support for modernization and upgrading works.
- Blank canvas opportunity: Provides buyers with a complete freedom of creativity to remodel and tailor the interior style to personal tastes.
- Bright interior spaces: Benefits from abundant natural light flowing through well-proportioned rooms and an extended kitchen skylight.
- Flexible ground layout: Contains two adjoining reception rooms that can be opened up or utilized separately depending on family lifestyle needs.
- Internal garage space: Includes an integrated garage providing secure parking or an exceptional footprint for future living area expansion.
- Converted attic rooms: Features two additional attic spaces designated for storage, maximizing the home's overall organization capacity.
- Extended rear kitchen: Offers a practical extended kitchen layout enhanced by an overhead skylight to brighten everyday cooking routines.
- Off-street parking: Provides a private front driveway with parking capacity for up to two vehicles alongside a neat front lawn.
- Mature front boundary: Bordered by established trees and greenery that enhance street appeal and maintain residential privacy from the road.
- Natural gas heating: Equipped with a gas-fired central heating system which provides reliable and responsive home warmth during winter months.
- Established neighbourhood maturity: Benefits from a quiet, established community setting characterized by established homes and leafy suburban surroundings.
- Shed storage capacity: Includes outdoor storage sheds that help keep garden equipment and household gear neatly organized away from living areas.
- Solid three-bedroom layout: Features three well-sized bedrooms on the first floor suitable for family accommodation or a dedicated home office.
- Strong enhancement upside: Represents an outstanding property-flipping or long-term investment project with clear potential to significantly boost market value.
But keep in mind:
- Poor energy rating: Carries a D1 BER rating, indicating inefficient thermal performance that will lead to high heating bills until upgraded.
- Extensive modernization required: Demands a comprehensive renovation program across all rooms to bring the fabric up to modern living standards.
- Grant eligibility uncertainty: Buyers must independently verify if they meet all strict criteria required to secure the Vacant Property Refurbishment Grant.
- Single bathroom constraint: Features only one bathroom serving three bedrooms, which may create morning congestion for a busy household.
- Attic storage limitation: The two converted attic rooms are legally designated for storage only and cannot be officially classified as habitable bedrooms.
- Garage conversion costs: Converting the internal garage requires navigating planning permissions and building regulations, adding substantial unexpected project expenses.
- Outdated kitchen setup: The existing kitchen and rear areas require capital investment to replace worn fittings and establish a contemporary cooking space.
- Single-glazed or older windows: The D1 energy score strongly suggests older window and door joinery that will require replacement to eliminate drafts.
- Potential hidden defects: Older properties often conceal outdated electrical wiring, plumbing issues, or dampness that will only surface during strip-out.
- Roof insulation upgrade needs: The attic conversion and overall roof space will likely require significant insulation enhancements to meet current building codes.
- Heating system overhaul: The existing gas-fired central heating boiler may be near the end of its useful lifespan and require immediate replacement.
- Asbestos presence check: Older homes of this era necessitate professional surveys to rule out hazardous materials like asbestos in ceilings or tiles.
- Ventilation improvements needed: Upgrading insulation will require installing modern ventilation systems to prevent condensation and indoor moisture retention.
- Garden landscaping effort: The mature rear garden, while private, will likely require considerable clearing and professional landscaping to achieve modern usability.
- Ongoing renovation disruption: Buyers must budget for temporary alternative accommodation while major structural and cosmetic renovation works are carried out.
- Strict planning restrictions: Located in a premier residential area where exterior modifications may be subject to stricter local authority planning scrutiny.
- High contingency budget required: Unforeseen structural surprises during refurbishment could quickly inflate the initial construction budget beyond expectations.
- Plumbing system evaluation: Existing galvanized or older copper pipework should be thoroughly pressure-tested by a plumber prior to final purchase commitments.
- Electrical compliance check: The fuse board and wiring circuits must be professionally inspected to ensure compliance with current safety regulations.
- Surface water drainage review: Buyers should check the perimeter drainage and guttering systems to ensure rainwater is adequately managed away from foundations.
Price positioning
?
- The asking price appears somewhat elevated relative to baseline expectations because the property currently possesses a D1 energy rating and requires extensive modernisation to reach contemporary standards of comfort and efficiency for family buyers.
- Upward valuation signals stem from the generous one hundred and forty-three square metre floor area, a prime residential address close to city amenities, and a private south-facing rear garden which significantly enhances overall market appeal.
- Potential support for this financial figure could arise from eligibility for the vacant property refurbishment grant, whereas significant renovation outlays and the presence of only a single bathroom might undermine buyer enthusiasm.
- Relevant contextual factors include the potential to integrate the internal garage or utilise the converted attic spaces, which offer substantial scope for future expansion provided additional capital investment is successfully secured.
Build Analysis
What we know from similar construction types
- The property features an internal garage that offers potential for incorporation into the main living accommodation, though a buyer should investigate whether any necessary planning consents or structural modifications are required.
- The attic has been converted into two rooms for storage purposes, and a buyer should verify compliance with building regulations and fire safety standards for these spaces.
- The kitchen is noted as having been extended, and a buyer should ensure that proper planning permission and building control certification were obtained for the extension.
- Given the D1 BER rating and the mention of the property being a blank canvas requiring modernisation, a buyer should investigate the overall condition of the roof, windows, insulation, and the gas-fired central heating system.
Retrofit Cost*
Possible renovating / insulating expenditure
- A deep retrofit for a 143 square metre home with a D1 BER rating typically ranges from 50,000 to 90,000 euros, depending on the extent of works required to achieve an A-rating.
- Costs would likely include upgrading wall and attic insulation, replacing older windows and external doors, installing a renewable heating system such as a heat pump, and addressing airtightness and ventilation.
- Some of these costs could potentially be offset by availing of SEAI grants and the Vacant Property Refurbishment Grant, subject to meeting the relevant criteria.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,800 to €2,300.
- Explanation: With a floor area of 143 square metres and a BER rating of D1, the energy efficiency is moderate to low, meaning higher energy consumption will be required to maintain comfortable indoor temperatures compared to more modern, higher-rated homes.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in an established residential suburb with no apparent immediate proximity to heavy industrial facilities, incinerators, or active major landfills.
- Any historical industrial uses or legacy concerns in the broader urban area should be independently verified by the buyer through local environmental searches.
Flood Safe
8/10Water overflow reports to follow up
- Broad-level geographical indicators suggest the property is located in an established residential area well away from major coastal flood zones, though local surface water drainage should be verified.
- Buyers are advised to consult detailed local authority flood maps and environmental reports to confirm the specific risk profile of the site.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
No verified results were found for this group in the previous five years.
Recent sales in the wider local area
No verified results were found for this group in the previous five years.
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 of the purchase price, amounting to €3,990 for a property priced at €399,000.
- Solicitor legal fees: generally range from €1,500 to €3,000 excluding VAT and outlays.
- Land registration fees: typically around €175 to €700 depending on the value of the property and registration type.
- Property valuation fees: usually between €150 and €300.
- Surveyor fees: expect to pay between €500 and €1,200 depending on the level of detail required for a structural survey.
- Annual home insurance: estimated between €400 and €800 per year depending on the policy and cover chosen.
Forum Talk
What people are saying about this area
- Residents frequently discuss the desirability of the North Circular Road in Limerick as a premier, mature residential location close to the city centre.
- Local community forums often highlight the convenience of proximity to well-regarded schools such as Villiers and Ard Scoil Rís.
- Discussions in local groups occasionally touch upon traffic management and commuter flow along the North Circular Road during peak hours.
- Homeowners in the area often share renovation ideas, noting the potential for modernising older properties while retaining their character.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features a private south-facing rear garden and is situated within walking distance of excellent primary schools on a premier residential road.
- Teenagers8/10
Proximity to reputable secondary schools like Villiers and Ard Scoil Rís makes this an exceptionally convenient location for families with teenagers.
- Multi-generational Living6/10
With 143 m² of floor area, three bedrooms, and an internal garage with potential for conversion, there is good space, though reconfiguration may be required.
- Single Buyers5/10
The home requires modernization and renovation work, which might be a significant undertaking for a single buyer without prior project management experience.
- Couples7/10
A blank canvas offering generous space and potential for personalization, ideal for couples looking to put their own stamp on a property.
- Empty Nesters6/10
The location offers great convenience to the city centre, though the house and garden maintenance associated with a 143 m² property should be considered.
- Retirees6/10
Close to urban amenities and medical services in Limerick, but the D1 BER rating and refurbishment needs mean buyers should investigate upgrade costs.
Work
3 areas- Remote Working7/10
Flexible accommodation including converted attic rooms provides dedicated spaces that could be utilized for home offices.
- Hybrid Commuting8/10
Exceptional connectivity with the M7 road network, Limerick Tunnel, and Shannon Airport all within easy reach.
- Retired7/10
Convenient access to city amenities makes day-to-day life straightforward, provided the buyer is comfortable managing a renovation.
Practical
8 areas- Ageing in Place5/10
A multi-story home with stairs to bedrooms and converted attic spaces; modifications would likely be needed for long-term ageing in place.
- Low Maintenance4/10
The property requires modernization, renovation, and potential energy upgrades given its D1 BER rating.
- Secure Gated Entry2/10
Features off-street parking for two cars and a front lawn, but lacks a secure gated entry system.
- Minimalist Design4/10
Currently a traditional layout with separate reception rooms, though it offers a blank canvas to implement minimalist designs.
- Flexible Floor Plans8/10
Offers bright and flexible accommodation with an internal garage and extended kitchen that present clear opportunities for reconfiguration.
- Heritage Home5/10
Located on a premier established road with traditional character, though not explicitly classified as a protected heritage structure.
- Ecological Setup3/10
Currently holds a D1 BER rating, indicating that energy efficiency improvements should be investigated by the buyer.
- Outdoor areas8/10
Benefits from a private south-facing rear garden with high maturity and privacy, plus off-street parking to the front.
Interests
9 areas- Gardening7/10
Features a private south-facing rear garden with maturity and a front lawn bordered by shrubs, offering a great space for keen gardeners.
- Walking8/10
The property's location allows for easy walking access to the city centre and local schools.
- Gym6/10
Proximity to the city centre ensures commercial fitness facilities are accessible, though none are specifically highlighted on the immediate doorstep.
- Cycling6/10
The central location provides relatively straightforward cycling routes into Limerick city and surrounding areas.
- Golf5/10
Standard regional golf amenities are accessible via the nearby road network, though not immediately adjacent.
- Fishing4/10
While Limerick features the River Shannon, fishing opportunities require travel beyond the immediate residential neighborhood.
- Horse Riding3/10
Equestrian facilities are generally located further out in the surrounding countryside rather than near the North Circular Road.
- Water Sports3/10
Water sports are not a primary feature of this urban residential location.
- Entertaining7/10
Two adjoining reception rooms and a south-facing rear garden provide a solid foundation for hosting guests once modernized.
Lifestyle
5 areas- Quiet Living7/10
Located on a premier residential road with mature trees and a private rear garden, offering a peaceful environment despite its central location.
- Rural Living2/10
This is an urban residential setting within walking distance of Limerick city centre, far removed from rural isolation.
- Village Living5/10
While close to local amenities, the property sits on a major road network rather than a traditional village square.
- Coastal Living1/10
Limerick is an inland city with no coastal proximity at this specific location.
- Urban Living9/10
Superb urban positioning with the city centre, schools, and major road networks all within very easy reach.
Social
6 areas- Community Involvement7/10
Situated in a well-established, sought-after residential road with strong community ties and proximity to schools.
- Café Culture8/10
Being within walking distance of Limerick city centre grants easy access to local cafés, dining, and social spots.
- Nightlife7/10
City centre pubs, restaurants, and entertainment venues are reachable on foot or via a short trip.
- Health/Wellness groups6/10
Proximity to urban infrastructure ensures wellness classes and medical centers are within a reasonable distance.
- Networking Opportunities7/10
Urban positioning facilitates professional networking and business connectivity within Limerick.
- Tech-Hub Connectivity7/10
Good transport links and proximity to the city support access to regional employment and tech hubs.
Listing information
- Agent
- Sherry FitzGerald Limerick
- Phone
- 061 418 000
- Published on HouseDelve
- 10 September 2026
- Correction
- Report an issue
HD-D59F20HouseDelve · Republic of Ireland* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.