Apt 18 Lakes Village, Killaloe, ClareV94DRP0
€229,500
2 Bed~1 Bath~64 m²~BER D1
What you'll like:
- Ground Floor Access: The apartment is situated on the ground floor, which provides convenient step-free entry that is especially advantageous for downsizers and mobility-impaired residents.
- Lakeside Village Setting: Located within easy walking distance of local amenities in Killaloe, offering a vibrant lakeside lifestyle with shops, cafes, and scenic walks nearby.
- Upgraded Kitchen Units: Features recently installed universal fully fitted kitchen units with integrated appliances and a stylish glass splashback, reducing immediate modernization costs for the buyer.
- Dual Patio Access: Both bedrooms feature PVC French doors opening directly onto a private rear cobblelock patio area, enhancing natural light and outdoor living potential.
- Open Plan Living: The spacious open-plan lounge, kitchen, and dining area measures nearly six by four meters, creating a flexible and modern social hub for occupants.
- Dedicated Storage Space: Includes a separate walk-in hot press and storage room plumbed for a washing machine, keeping laundry appliances hidden and organized away from living areas.
- Double Glazed Windows: Fitted with PVC double glazed windows throughout, helping to improve interior acoustic insulation and thermal retention against outside weather conditions.
- Upgraded Front Door: Features a modern composite front entrance door that enhances home security and provides a better weather seal than older timber alternatives.
- Communal Parking Provision: On-site communal parking areas are available for residents and visitors, addressing vehicle storage needs within the development effectively.
- Established Management Structure: An active management company is already in place to handle shared upkeep, ensuring the communal grounds and building exteriors remain maintained.
- Ideal Target Market: Positioned perfectly as a starter home, retirement down-sizer property, or a ready-to-go rental investment for prospective purchasers entering the market.
- Compact Floor Area: The sixty-four square meter layout offers manageable upkeep requirements, resulting in lower routine cleaning and maintenance effort for the occupant.
- Recessed Ceiling Lighting: The main living space incorporates modern recessed ceiling lighting, creating a contemporary ambiance and eliminating the need for bulky hanging light fixtures.
- Built-In Wardrobes: Bedroom one includes a two-door built-in wardrobe and matching dressing table, providing ready-made storage solutions that maximize the usable bedroom floor space.
- Laminated Oak Flooring: Durable laminated oak timber flooring is installed in the main living zones, offering a clean aesthetic that withstands everyday foot traffic well.
- Wet Area Bathroom: The family bathroom includes a mains-fed shower within a dedicated wet area configuration, facilitating easy access and simplified daily cleaning routines.
- Built in 2007: Constructed in two thousand and seven, the building benefits from relatively modern construction standards compared to much older housing stock in the area.
- Mains Utility Services: Connected directly to established mains water and sewerage networks, ensuring reliable municipal service delivery without private septic tank upkeep.
- Scenic Twin Bedrooms: Two well-proportioned carpeted bedrooms provide flexible sleeping quarters or a convenient home office setup for remote working professionals.
- Active Local Agent: Listed through an established local auctioneer with regional expertise, facilitating straightforward communication and viewing arrangements for interested buyers.
But keep in mind:
- D1 Energy Rating: The property carries a relatively poor D1 Building Energy Rating, indicating that future thermal upgrades will be necessary to reduce heating bills.
- High Annual Fees: The annual management company fee of one thousand three hundred and eighty euros represents a notable ongoing overhead for apartment owners.
- Night Storage Heating: Relies primarily on night storage electric heating, which can be less responsive and potentially more expensive than modern gas or heat pump systems.
- Compact Size Limitations: With a total floor area of sixty-four square meters, storage options are limited, and long-term expansion is impossible for growing families.
- Communal Parking Limits: Assigned parking is not guaranteed in communal lots, which could lead to availability issues during peak evening hours or weekends.
- Management Reserve Fund: Buyers should investigate whether the management company holds adequate sinking funds for major future capital expenditures like roof repairs.
- Ground Floor Security: Ground floor apartments can be more vulnerable to break-ins, requiring careful checking of window locks and patio security mechanisms.
- Electric Insert Fire: The living area features an electric insert fire rather than a traditional solid fuel stove, offering limited heating efficiency during power outages.
- Single Bathroom Facility: The property contains only one family bathroom shared between both bedrooms, which may cause morning congestion for multiple occupants.
- No Private Garden: Outdoor space is restricted to a paved patio rather than a private lawn, offering limited green space for gardening enthusiasts or pets.
- Higher Energy Bills: The measured energy performance indicator of over two hundred kilowatt-hours per square meter suggests higher-than-average seasonal electricity costs.
- Service Charge Escalation: Management fees are subject to future increases dictated by inflation and maintenance costs, requiring scrutiny of past financial accounts.
- Internal Hot Press Humidity: Housing the washing machine inside the internal storage room can elevate indoor humidity levels if proper ventilation is not maintained.
- Sound Transmission Risks: Being part of a multi-unit development, buyers should verify the level of acoustic insulation between adjoining apartments and floors.
- Electric Wall Heater: The bathroom relies on an auxiliary electric wall heater, which can be costly to run if used as the primary heat source.
- Carpeted Bedroom Wear: Both bedrooms feature fitted carpeting that may require professional cleaning or eventual replacement depending on previous tenant usage history.
- Leasehold Covenants: Ownership involves adherence to multi-unit development rules regarding pet ownership, noise levels, and structural alterations to the apartment.
- Exterior Maintenance Control: Owners have no direct control over the timing or execution of external repairs, relying entirely on the management company's schedule.
- Resale Market Liquidity: Apartment properties in smaller lakeside towns may experience different market demand cycles compared to detached suburban family housing stock.
- Draft Potential: Buyers should inspect the sealing around the newly fitted composite door and older PVC frames to ensure no cold drafts enter living spaces.
Price positioning
?
- The asking price appears moderately valued relative to regional transaction benchmarks, reflecting its compact floor area and ground-floor layout within a popular lakeside development, though balanced against necessary future energy efficiency upgrades.
- Under-valuation signals stem from the relatively modest square meterage and a suboptimal D1 energy rating, while over-valuation risks are mitigated by well-maintained interior finishes and direct outdoor patio access suitable for downsizers.
- Potential support for this financial figure could be driven by strong local demand for low-maintenance retirement properties and investment opportunities, whereas higher recurring management fees might undermine buyer enthusiasm.
- Relevant market dynamics include competitive regional pricing trends for similar residential configurations, alongside ongoing interest in scenic village locations that offer convenient walking access to local amenities and recreational facilities.
Build Analysis
What we know from similar construction types
- The property is a ground floor apartment built in 2007 with a floor area of 64 square meters, featuring an open-plan lounge, kitchen, and dining area, two bedrooms, a family bathroom, and a hot press/storage room.
- Heating is provided by night storage electric heating, and the unit includes PVC double glazed windows and an upgraded composite front entrance door.
- There is an active management company in place with an annual management fee of 1,380 euros, which a buyer should investigate regarding sinking funds, upcoming maintenance, and apartment complex rules.
- A buyer should verify the soundproofing between floors, fire safety compliance for the multi-unit development, and the exact boundaries and maintenance responsibilities for the rear cobblelock patio area and communal parking.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a D1 BER rating, indicating that the energy performance is relatively poor and a deep retrofit would be beneficial to improve efficiency and comfort.
- A comprehensive deep retrofit to bring this 64 square meter apartment to a B2 rating or higher—potentially including upgrading the night storage heating to a modern heat pump or high-efficiency electric alternatives, internal or external wall insulation if permitted by the management company, and upgrading ventilation—is estimated to cost between 15,000 and 25,000 euros, depending on what works are allowed under apartment block guidelines.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,200 to €1,600.
- Explanation: The property features night storage electric heating and a D1 BER rating, indicating moderate energy efficiency. Heating costs will vary depending on individual usage habits and electricity tariff rates.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
7/10Water overflow reports to follow up
- The property is situated in a popular lakeside town environment near the River Shannon, which warrants a standard check on local flood history.
- Buyers should review regional flood maps and consult with local authorities or insurers regarding any potential flood risks associated with proximity to water bodies.
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 Killaloe area
APT 33, HARBOUR VIEW KINCORA HARBOUR, KILLALOE
- Sale date
- Declared sale price
- €307,000.00
CHURCH ST, KILLALOE, CLARE
- Sale date
- Declared sale price
- €250,000.00
SHANNONVIEW, CLONFADDA, KILLALOE
- Sale date
- Declared sale price
- €670,000.00
29 HARBOUR VIEW, KILLALOE, CLARE
- Sale date
- Declared sale price
- €280,000.00
The Drapers, Church street, Killaloe
- Sale date
- Declared sale price
- €275,000.00
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 €2,295 to €4,590 depending on the applicable residential rate for the purchase price.
- Solicitor legal fees: roughly €1,500 to €3,000 plus outlay and VAT.
- Land registration fees: around €175 to €700 depending on the registration type and property value.
- Property valuation fees: approximately €150 to €300.
- Surveyor fees: roughly €400 to €800 depending on the level of detail required.
- Annual home insurance: estimated between €300 and €600 per year.
Forum Talk
What people are saying about this area
- Residents in the Killaloe area frequently discuss the vibrant local community and the convenience of walking to nearby amenities and lakeside attractions.
- Local forums often highlight traffic and parking considerations around the twin towns of Killaloe and Ballina, particularly during peak tourist seasons.
- Discussions among homeowners in managed developments like Lakes Village often touch upon active management company operations and annual service fees.
- Community groups note the ongoing popularity of the area for first-time buyers, downsizers, and holiday home investments due to its scenic setting.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children4/10
With two bedrooms and 64 square metres of floor area, space is quite limited for growing children, though the ground floor layout and rear patio provide some convenience.
- Teenagers3/10
Two bedrooms and a single bathroom mean teenagers would likely find the living quarters cramped with very little personal privacy.
- Multi-generational Living1/10
The compact 64 m² footprint and single bathroom make multi-generational living practically unfeasible.
- Single Buyers9/10
This ground floor apartment is an excellent size for a single buyer looking for a manageable, well-located home within easy walking distance of local amenities.
- Couples8/10
The property offers a comfortable layout for couples starting out or downsizing, featuring an open-plan living area and two bedrooms.
- Empty Nesters9/10
As a ground floor apartment with easy access, low maintenance requirements, and a location close to town amenities, it suits empty nesters looking to simplify.
- Retirees8/10
Ground floor positioning avoids stairs, and the active management company handles communal upkeep, making it very appealing for retirees, though the D1 BER rating should be checked for heating efficiency.
Work
3 areas- Remote Working7/10
The second bedroom or open-plan area can be adapted for a home office setup, though broadband speeds should be verified by the buyer.
- Hybrid Commuting5/10
Commuting options depend on proximity to major employment hubs, making regular travel times a factor to consider.
- Retired9/10
The property is exceptionally well-suited for retirement due to its ground floor layout, manageable size, and low-maintenance management structure.
Practical
8 areas- Heritage Home1/10
Built in 2007, this is a modern development property rather than a historic heritage home.
- Ageing in Place9/10
Being a ground floor apartment with step-free access and a wet area shower makes this home highly practical for ageing in place.
- Low Maintenance9/10
An active management company handles communal areas and external upkeep, complemented by a compact 64 m² floor area and a small patio.
- Secure Gated Entry4/10
Communal parking and village setting are present, but specific secure gated entry features are not explicitly detailed in the listing data.
- Minimalist Design8/10
The apartment's open-plan layout and manageable square footage lend themselves naturally to a minimalist lifestyle.
- Flexible Floor Plans5/10
With a fixed 2-bedroom, 1-bathroom apartment layout, structural flexibility is quite limited.
- Ecological Setup4/10
The property relies on night storage electric heating and holds a D1 BER rating, meaning energy efficiency could benefit from future upgrades.
- Outdoor areas5/10
Features a private cobblelock patio area to the rear accessed via bedroom French doors, alongside communal parking.
Interests
9 areas- Gardening3/10
The outdoor space is restricted to a rear cobblelock patio area with no traditional garden beds for extensive planting.
- Walking9/10
The lakeside location and proximity to town amenities provide wonderful opportunities for scenic walks right from the doorstep.
- Gym5/10
Fitness facilities depend on local commercial offerings in the wider Killaloe area rather than dedicated amenities on site.
- Cycling7/10
The surrounding lakeside region offers scenic routes for cycling enthusiasts, though local traffic and infrastructure should be verified.
- Golf5/10
Proximity to regional golf courses is reasonable, but players will need to travel outside the immediate village center.
- Fishing9/10
Being located in a popular lakeside town provides fantastic local access to fishing opportunities on the water.
- Horse Riding4/10
Equestrian facilities are not directly on site, requiring travel to nearby rural stables.
- Water Sports9/10
The lakeside setting of Killaloe is exceptionally well-suited for water sports enthusiasts and boating activities.
- Entertaining5/10
The open-plan lounge, kitchen, and dining area accommodates small gatherings, but the overall 64 m² size limits large-scale entertaining.
Lifestyle
5 areas- Quiet Living7/10
Located in a popular lakeside town development, the setting is generally peaceful, though being in a communal village environment brings some everyday neighborhood activity.
- Rural Living3/10
This is a village apartment setting rather than a countryside location, offering proximity to neighbors rather than rural seclusion.
- Village Living10/10
Situated within easy walking distance of all amenities in the popular lakeside town of Killaloe, offering quintessential village convenience.
- Coastal Living2/10
While located by the scenic lakeside of Killaloe, this is an inland freshwater location rather than a coastal setting.
- Urban Living2/10
Killaloe is a small lakeside town rather than a bustling urban center, offering a much slower-paced lifestyle.
Social
6 areas- Community Involvement8/10
Small town living in Killaloe naturally fosters strong community ties and local engagement.
- Café Culture8/10
Being within easy walking distance of local amenities puts nearby cafes and social spots within effortless reach.
- Nightlife4/10
Nightlife options are limited to local town pubs and eateries rather than a vibrant city-style nightlife scene.
- Health/Wellness groups6/10
Local community centers and the surrounding area typically host various wellness and fitness groups.
- Networking Opportunities3/10
Professional networking infrastructure is minimal in a small lakeside town setting.
- Tech-Hub Connectivity3/10
The location is far from major urban tech hubs, making local physical tech networking virtually nonexistent.
Listing information
- Agent
- Harry Brann Auctioneers & Valuers
- Phone
- 061 376 380
- Published on HouseDelve
- 16 September 2026
- Correction
- Report an issue
HD-989779HouseDelve · 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.