Ardnaculla North, Ennistymon, Clare

€48,000

BER B3

What you'll like:

Attractive asking price: At just forty-eight thousand euros, this parcel offers an exceptionally low entry barrier for land investment or potential self-build projects in County Clare.
Generous land size: Encompassing approximately 2.28 acres, the holding provides ample space for a substantial residential plot, landscaping, and potentially outbuildings or localized hobby farming.
Potential site opportunity: The listing highlights a prospective residential site subject to obtaining the necessary planning permission from the local local authority.
Desirable rural setting: The land enjoys a peaceful countryside environment while remaining closely connected to regional natural beauty and local community amenities.
Proximity to Ennistymon: The property is conveniently close to the historic market town of Ennistymon, ensuring easy access to daily shops, schools, and professional services.

Short drive to Lahinch: Famous coastal amenities, sandy beaches, and championship golf facilities are accessible within a ten-minute drive, enhancing future lifestyle appeal.
Recreational variety: Residents can easily enjoy the newly refurbished leisure centre, swimming pool, and scenic promenade walks located nearby in the coastal area.
Accessible regional routes: Situated just five hundred meters from the N85 national route, providing convenient vehicular connectivity across the wider county.
Manageable commute to Ennis: The larger commercial town of Ennis is reachable within approximately thirty to thirty-five minutes by car for extensive retail options.
Airport proximity: Shannon International Airport is reachable within a forty-five to fifty-minute drive, making international travel relatively straightforward for regular flyers.
Registered land folio: The property is clearly identified under Folio CE19943F, giving a defined legal boundary framework for your solicitor to inspect.
Coastal tourist region: Being positioned within West Clare places the land near globally recognized attractions such as the Cliffs of Moher and the Wild Atlantic Way.
Investment diversification: Purchasing raw land offers an alternative asset class compared to standard urban housing, appealing to portfolio builders and speculators.
Custom home potential: Buyers with patience and vision can design a bespoke residence tailored precisely to their architectural and energy efficiency preferences.
Favorable regional energy rating context: The strong B3 baseline mentioned in the general regional context suggests modern builds in the area can achieve high efficiency standards easily.
Established local agent: Represented by a known regional agency, providing structured booking channels for site viewings and initial inquiries.
Directional ease: The reference to a neighboring Eircode helps prospective buyers locate the exact rural stretch without excessive navigation difficulties.
Quiet country road frontage: Positioned on a rural road, which typically experiences lower vehicular traffic volumes compared to primary national thoroughfares.
Local employment hubs: Reasonable driving distances to major towns ensure access to local employment opportunities and regional administrative centres.
Future capital appreciation: Land parcels with development potential can appreciate significantly if local housing demand rises or planning policies shift favorably.

But keep in mind:

Planning permission uncertainty: The potential for a residential site is strictly subject to planning permission, meaning approval from the local council is far from guaranteed.
Local housing needs restrictions: Clare County Council often enforces strict local housing need criteria for rural planning applicants, which could block non-locals from building.
Lack of existing services: There is no mention of on-site water, electricity, or telecommunications infrastructure, potentially leading to high connection costs.
Wastewater treatment requirements: A new build would likely require a proprietary septic tank or wastewater treatment system, subject to rigorous percolation tests.
Percolation test dependency: Soil drainage suitability is unverified and failure of standard percolation tests could completely prevent septic tank installation.

Exact boundaries unverified: The physical boundaries on the ground must be meticulously checked against Folio CE19943F mapping by your legal representative.
Agricultural access rights: Potential buyers should investigate whether neighboring landowners hold any historical rights of way or grazing agreements across the plot.
Zoning designation risks: The land may be zoned for agricultural use rather than residential development, creating a significant hurdle during planning applications.
Road frontage safety: Access onto the local rural road must meet strict county council sightline and setback requirements, which might consume usable land area.
No current income generation: The 2.28 acres may not produce immediate rental or agricultural income, leaving the holding as a holding cost until developed.
Future development levies: Successful planning permission typically incurs substantial local authority development contributions and connection fees upon commencement.
Environmental designations: Buyers should check if the land is affected by any local conservation orders, special protection areas, or high landscape value designations.
Flooding susceptibility: Surface water drainage should be inspected professionally, as low-lying rural pockets in Clare can occasionally experience seasonal pooling.
Fencing and boundary upkeep: The buyer will likely be responsible for erecting and maintaining secure boundary fences to prevent livestock intrusion from neighbors.
Lack of footpaths: The rural road location lacks pedestrian footpaths or street lighting, making vehicular transport essential for all daily trips.
Restrictive covenants: Title deeds must be examined for any restrictive covenants that could limit building size, height, or design styles.
Site clearance costs: Overgrown vegetation, trees, or uneven terrain could require significant clearing and grading before any construction work can commence.
Professional fees required: Developing a raw site incurs heavy upfront expenditure on architects, engineers, environmental consultants, and legal advisors.
Long project timelines: Navigating the planning application process and subsequent construction can take several years, tying up capital with no immediate return.
Resale liquidity limits: Raw land parcels can take longer to sell on the open market compared to turnkey residential properties if market conditions soften.

Price positioning

This comparison depends on limited public and listing evidence, which may be incomplete, outdated or not directly comparable. The score is not a percentage, professional valuation or guaranteed estimate. Ask an independent qualified valuer before relying on a property value.

UnderpricedOverpriced

The asking price looks mildly undervalued compared with the available evidence.

The asking price appears heavily undervalued at first glance because it offers over two acres of rural land with potential development opportunities for a remarkably modest entry cost in County Clare.
The primary valuation signal is the speculative nature of the property, as acquiring agricultural or rural land without guaranteed planning permission introduces substantial risk and lowers the immediate market value significantly.
Securing favorable local planning permission for a residential dwelling would drastically support and enhance the asset value, whereas strict rural housing guidelines and local zoning restrictions could severely undermine the investment.
Additional relevant factors include the convenient proximity to Ennistymon town amenities and Lahinch coastline, which makes this acreage particularly attractive for prospective buyers seeking a long-term countryside residential project.

Build Analysis

What we know from similar construction types

The offering is for land and a potential site measuring approximately 2.28 acres contained within folio CE19943F, rather than an established residential structure.
Any development of a residential dwelling on the land is subject to acquiring the necessary planning permission from the local authority.
A prospective buyer should investigate local planning policies, connection feasibility for essential utilities such as water, electricity, and wastewater treatment, and any local housing need requirements that may apply in rural County Clare.

Heating cost^*

Estimated expense to heat this property every year

Not applicable
This listing is for land and a potential site only with no residential structure, therefore there are no heating costs.

Pollution Safe

9/10

Environmental situation to investigate

The property is situated in a peaceful rural setting with no apparent major industrial facilities, landfills, or incinerators nearby.
Any potential legacy agricultural or local environmental factors should be verified during standard conveyancing checks.

Flood Safe

8/10

Water overflow reports to follow up

The land occupies an elevated rural inland position in County Clare, generally presenting a low apparent likelihood of widespread river or coastal flooding.
Buyers should review local topographical data and relevant flood maps to confirm surface water drainage characteristics across the 2.28 acres.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

21 CUIRT MERRIMAN, ARDNACULLA, ENNISTYMON
Sale date
25/11/2025
Declared sale price
€365,000.00
26 CUIRT MERRIMAN, ARDNACULLA, ENNISTYMON
Sale date
10/02/2025
Declared sale price
€305,000.00
ARDNACULLA, ENNISTYMON, CO CLARE
Sale date
01/07/2024
Declared sale price
€215,000.00
6 MERRIMAN COURT, ARDNACULLA, ENNISTYMON
Sale date
11/01/2024
Declared sale price
€265,000.00
22 CUIRT MERRIMAN, ARDNACULLA, ENNISTYMON
Sale date
21/09/2023
Declared sale price
€255,000.00

Recent sales in the wider Ennistymon area

EUGENE'S, MAIN STREET, ENNISTYMON
Sale date
23/07/2026
Declared sale price
€80,000.00
1 DEERPARK RISE, BOGBERRY, ENNISTYMON
Sale date
21/07/2026
Declared sale price
€400,000.00
DEERPARK WEST, ENNISTYMON, CO. CLARE
Sale date
09/06/2026
Declared sale price
€70,000.00
10 CIRCULAR RD, ENNISTYMON, CO CLARE
Sale date
05/06/2026
Declared sale price
€189,000.00
12 NEW ROAD, ENNISTYMON, CO. CLARE
Sale date
05/06/2026
Declared sale price
€185,000.00

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: €480, calculated at 1 percent for non-residential land valued up to €48,000
Solicitor legal fees: Approximately €1,500 to €3,000 plus VAT and outlays for land conveyancing
Land registration fees: Approximately €175 to €400 depending on the registration type and mapping requirements
Property valuation fees: Approximately €150 to €300 for a standard land or site valuation
Surveyor fees: Approximately €500 to €1,000 for boundary mapping and site assessment
Annual home insurance: Not applicable as this is a land sale without a habitable structure

Forum Talk

What people are saying about this area

Locals in Ennistymon frequently discuss the scenic appeal and rural character of the surrounding countryside near Ardnaculla North.
Discussions on community pages often highlight the convenience of being within a short drive to Lahinch beach and local amenities.
Residents note that proximity to the N85 provides good connectivity towards Ennis and Shannon Airport.
Community forums regularly mention rural planning considerations and the process of securing permission for one-off housing in County Clare.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas

Young Children
The property consists of land rather than an existing house, meaning any family home would need to be built from scratch subject to planning permission.
4/10
Teenagers
A rural land parcel offers plenty of outdoor space if a home is eventually built, but teenagers might find the location distant from town-based social activities.
4/10
Multi-generational Living
With 2.28 acres of land, there is ample physical space for a large custom build, though multi-generational living would depend heavily on securing favorable planning permission.
5/10
Single Buyers
Purchasing raw land and navigating the planning permission process is typically a complex and capital-intensive project for a single buyer.
3/10
Couples
An appealing opportunity for couples looking to design and build their own custom home in a scenic rural setting near Ennistymon.
5/10
Empty Nesters
Building a bespoke home for retirement is possible here, though managing a self-build project can be demanding for empty nesters.
4/10
Retirees
The peaceful countryside setting suits retirement, but the requirement to build a property from the ground up may not appeal to all retirees.
4/10

Work

3 areas

Remote Working
A quiet rural setting is ideal for home working environments, though buyers should verify local broadband infrastructure availability.
5/10
Hybrid Commuting
Ennis is approximately 30 to 35 minutes away and Shannon Airport is around 45 to 50 minutes by car, making hybrid commuting feasible.
5/10
Retired
Suitable for retirees wishing to build a bespoke home, provided they are prepared for a self-build project.
6/10

Practical

8 areas

Ageing in Place
Building a new home allows for accessible design from scratch, but the rural location lacks immediate healthcare and support infrastructure.
3/10
Low Maintenance
Managing 2.28 acres of rural land requires ongoing maintenance and groundskeeping.
3/10
Secure Gated Entry
As an open plot of land, any security measures such as gates or fencing would need to be installed by the buyer.
3/10
Minimalist Design
The blank canvas of a site allows a buyer to design a minimalist home, subject to planning approval.
5/10
Flexible Floor Plans
Buying land gives the ultimate flexibility to design a custom floor plan tailored entirely to personal needs.
10/10
Heritage Home
This is a vacant land parcel with no existing structures or historical buildings.
1/10
Ecological Setup
The 2.28-acre rural plot offers significant potential for eco-friendly building designs, renewable energy integration, and sustainable land use.
8/10
Outdoor areas
The property comprises 2.28 acres of open land in a scenic countryside setting.
10/10

Interests

9 areas

Gardening
With 2.28 acres of land, there is vast potential for extensive landscaping, horticulture, and gardening projects.
9/10
Walking
The surrounding countryside and proximity to the West Clare coastline and Lahinch promenade offer good walking opportunities.
7/10
Gym
While there are no facilities directly on site, a newly refurbished leisure centre with a gym and swimming pool is accessible in Lahinch.
5/10
Cycling
Rural roads provide routes for cycling enthusiasts, though traffic on regional connectors should be considered.
6/10
Golf
Lahinch features a famous 18-hole championship golf course just a short drive away.
8/10
Fishing
Proximity to the West Clare coastline and local rivers provides access to regional fishing opportunities.
6/10
Horse Riding
The rural setting and generous land size could potentially accommodate equestrian interests subject to development.
7/10
Water Sports
Lahinch and the wider West Clare coastline are well known for water sports and surfing.
7/10
Entertaining
Currently undeveloped land, though a future custom-built home could be designed with entertaining spaces in mind.
4/10

Lifestyle

5 areas

Quiet Living
Located in an attractive, peaceful rural setting in Ardnaculla North with minimal surrounding disruption.
9/10
Rural Living
This is entirely a rural land holding of approximately 2.28 acres situated along a country road.
10/10
Village Living
Ennistymon town and its local amenities are conveniently close by, offering a blend of rural privacy and nearby community services.
6/10
Coastal Living
The West Clare coastline, including Lahinch, is within easy reach, offering proximity to coastal amenities and beaches.
7/10
Urban Living
The location is decidedly rural, with Ennis a 30 to 35 minute drive away and major urban centers much further.
2/10

6 areas

Community Involvement
Proximity to Ennistymon allows for integration into the local town and community activities.
6/10
Café Culture
Ennistymon and nearby Lahinch offer local cafés and dining options within a short drive.
6/10
Nightlife
Rural location means nightlife is limited primarily to what is available in nearby towns like Ennistymon and Lahinch.
4/10
Health/Wellness groups
Access to wellness activities is supported by the newly refurbished leisure centre and facilities in Lahinch.
5/10
Networking Opportunities
Being a purely rural land parcel, professional networking options in the immediate vicinity are minimal.
3/10
Tech-Hub Connectivity
There are no local tech hubs nearby, requiring reliance on remote connectivity.
2/10

Listing information

Agent: Streets Ahead Properties
Phone: 065 707 2687
Published on HouseDelve: 30 September 2026
Correction: Report an issue

Property reference: HD-CF4FB2HouseDelve · Republic of Ireland

Report 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.