
Ballard, Kilnaboy, Ennis, County ClareV95Y72X
€165,000
3 Bed~1 Bath
What you'll like:
- Attractive Asking Price: The property is offered at €165,000, representing an affordable entry point for buyers looking for a detached home in County Clare.
- Detached Bungalow Layout: Single-level living in a detached structure provides great long-term accessibility and privacy compared to semi-detached or terraced options.
- Mature Landscaped Gardens: The outside grounds feature established plantings and raised vegetable plots, offering an immediate head start for gardening enthusiasts.
- Double Glazed Windows: Woodgrain uPVC double-glazed windows and doors are already installed, helping with external insulation and reducing outside road noise.
- Dual Heating System: The home is equipped with a solid fuel stove and electric heaters, allowing for flexible heating options during colder months.
- Fireplace Focal Point: The sitting room features a solid fuel stove with a brick-built fireplace and Liscannor stone hearth, adding character and warmth.
- Proximity to Corofin: Situated approximately six kilometers from Corofin village, providing convenient access to local shops, schools, and medical services.
- Commuter Friendly Location: Ennis is roughly a twenty-minute drive away, making it practical for daily commuting or accessing larger urban shopping amenities.
- Airport Accessibility: Shannon Airport can be reached in about thirty-five minutes, which is highly convenient for frequent flyers or international visitors.
- Gateway to the Burren: Located near the southern edge of the Burren, offering immediate access to unique limestone landscapes, walking trails, and rich heritage.
- Angler Paradise Proximity: Close proximity to Lough Inchiquin makes the area exceptionally appealing for fishing enthusiasts and lovers of peaceful countryside.
- Coastal Access: Lahinch seaside resort and its famous two-kilometer sandy surfing beach are located just twenty-seven kilometers away for weekend leisure.
- Market Town Proximity: Ennistymon market town is approximately twenty-three kilometers away, providing additional local markets, artisan cafes, and cultural experiences.
- Natural Light Opportunities: The kitchen benefits from a double aspect layout with northwest and northeast facing windows, capturing varied daylight throughout the day.
- South East Sitting Room: The main sitting room features south-east facing windows, allowing for pleasant morning sunlight to brighten the primary living space.
- Tiled Bathroom Finish: The bathroom is tiled from floor to ceiling and includes an electric shower, making it easy to clean and maintain.
- Built-In Storage: Features fitted storage cupboards and a hot press area within the kitchen space, assisting with household organization and linen storage.
- Quiet Rural Setting: Set in the scenic countryside of Ballard, Kilnaboy, the property delivers a peaceful atmosphere away from heavy urban congestion.
- Historical Village Appeal: Corofin is famous for traditional Irish music, hospitality, and the Clare Heritage and Genealogical Centre for ancestry tracing.
- Outdoor Potential: The generous plot size gives buyers plenty of scope to enhance the outdoor living space or expand the existing footprint subject to planning.
But keep in mind:
- Missing BER Rating: A Building Energy Efficiency rating is not provided, meaning buyers must investigate the thermal performance and potential retrofit costs independently.
- Unknown Floor Area: The exact square footage is not specified in the listing details, requiring buyers to verify room dimensions and total size on site.
- Off-Site Septic Tank: The sanitation septic tank is located outside the property boundary, which requires careful legal inspection of the associated right of way.
- Right of Way Dependency: Accessing the septic tank relies on a right of way over third-party lands, posing potential long-term maintenance and legal complications.
- Water Collection Tank: The property relies on a water collection tank rather than a standard mains connection, meaning water supply reliability should be thoroughly checked.
- Untested Services: The selling agent notes that appliances, fixtures, and services have not been tested, requiring professional inspection before finalizing the purchase.
- Compact Bedroom Sizes: Several bedrooms are quite small, such as Bedroom 3 measuring only 1.75m by 2.8m, which may limit furniture placement and comfort.
- Aged Construction Era: Originally built in the 1950s, the dwelling likely requires substantial modernization, electrical upgrades, and insulation improvements to meet modern standards.
- Vinyl Flooring Prevalence: Much of the home features basic vinyl flooring, indicating that a buyer may need to budget for immediate cosmetic floor replacements.
- Electric Heating Reliance: Part of the heating relies on electric heaters, which can result in high utility bills during winter without a centralized wet radiator system.
- Narrow Bedroom Widths: Bedroom 2 is only 1.9m wide, making it difficult to fit a standard double bed and restricting its use primarily to a single room or office.
- Limited Bathroom Space: The bathroom measures 2.85m by 1.8m and includes a water heater and shower, which might feel constrained for a busy family household.
- Lack of Central Gas: There is no natural gas connection available, limiting heating choices primarily to solid fuel burning and electricity.
- Potential Insulation Deficits: Being a 1950s build without a stated BER, the cavity walls and attic spaces may lack adequate insulation, risking heat loss and dampness.
- Roof and Timber Inspection: Older rural cottages require careful surveying for potential timber pests, dry rot, or roof structural wear typical of mid-century homes.
- Window Thermal Performance: Although the windows are uPVC double-glazed, their exact age and seal integrity are unknown and should be checked for drafts.
- Boundary Clarity Needed: Buyers must verify exact property boundary lines against land registry maps to ensure the mature gardens match legal title deeds.
- Surface Water Management: Given the rural location and garden plots, buyers should inspect how surface water drains around the dwelling during heavy rainfall.
- Chimney and Stove Condition: The solid fuel stoves and brick fireplaces should be professionally inspected for flue integrity and fire safety compliance prior to use.
- Limited Local Amenities Directly: While Corofin is 6km away, there are no immediate shops or services within immediate walking distance, requiring complete reliance on vehicle transport.
Price positioning
?
Not enough reliable market evidence is available to position this asking price.
Build Analysis
What we know from similar construction types
- The property is a detached bungalow originally built in the 1950s, meaning it predates modern Irish building regulations and likely lacks adequate insulation in the walls, floors, and attic.
- Heating relies on solid fuel stoves and electric heaters, which indicates an absence of a central heating system and points to a potentially poor energy performance rating.
- The property features a water collection tank and a septic tank located outside the boundary with a right of way, which a buyer should investigate for compliance, condition, and legal clarity regarding maintenance rights.
- Woodgrain uPVC double-glazed windows are fitted, but their age and thermal efficiency should be inspected.
- Given the 1950s construction era, a buyer should investigate potential issues related to damp, ventilation, electrical wiring capacity, and the presence of older building materials.
Retrofit Cost*
Possible renovating / insulating expenditure
- The BER rating is not provided in the listing details, but properties originally built in the 1950s typically achieve a poor D to G rating.
- Assuming a poor energy rating requiring a comprehensive deep retrofit to bring the property to a modern standard (including external wall insulation, upgraded roof insulation, new heating system such as a heat pump, window upgrades, and airtightness measures), costs could easily range from €35,000 to €55,000 or more depending on the exact floor area and current fabric condition.
- A formal BER assessment should be carried out prior to purchase to establish the exact energy baseline and potential SEAI grant eligibility.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,500 to €2,200.
- Explanation: The property relies on a solid fuel stove and electric heaters for warmth, and given that the house was originally built in the 1950s without a provided BER rating, energy efficiency may be lower, leading to higher reliance on electricity and solid fuel during colder months.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
7/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
COAD, KILNABOY, ENNIS
- Sale date
- Declared sale price
- €300,000.00
RINNAMONA, KILNABOY, ENNIS
- Sale date
- Declared sale price
- €195,000.00
RINNAMONA, KILNABOY, ENNIS
- Sale date
- Declared sale price
- €175,000.00
Recent sales in the wider Ennis area
13 MILLSTREAM COURT, ENNIS, CO CLARE
- Sale date
- Declared sale price
- €206,000.00
6 LINNANES TERRACE, KILRUSH RD, ENNIS
- Sale date
- Declared sale price
- €215,000.00
5 SHOWGROUNDS VIEW, ENNIS, CO CLARE
- Sale date
- Declared sale price
- €415,000.00
21 BANNER COURT, LIMERICK RD, ENNIS
- Sale date
- Declared sale price
- €275,000.00
31 SYCAMORE DRIVE, LIMERICK ROAD, ENNIS
- Sale date
- Declared sale price
- €430,000.00
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 1 percent of the purchase price, amounting to €1,650 for a property priced at €165,000.
- Solicitor legal fees: roughly €1,500 to €2,500 plus VAT and outlay expenses.
- Land registration fees: approximately €175 to €400 depending on the registration type and method.
- Property valuation fees: typically between €150 and €300.
- Surveyor fees: generally ranging from €400 to €800 depending on the depth of the survey required.
- Annual home insurance: estimated between €350 and €700 per year depending on the policy coverage and location.
Forum Talk
What people are saying about this area
- Locals in the Corofin and Kilnaboy areas frequently discuss the peaceful rural atmosphere and the proximity to the Burren National Park.
- Community forums often highlight the scenic appeal of nearby Lough Inchiquin and its popularity among anglers and walkers.
- Residents note that commuting to Ennis takes roughly 20 minutes, making the location practical for those working in the town.
- Property discussions in rural County Clare often touch upon the charm of older 1950s cottages and the typical requirements for upgrading septic tanks and insulation.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property features 3 bedrooms and a mature garden with raised vegetable plots, offering plenty of outdoor space for young children. However, buyers should verify the safety and fencing of the garden, as well as the proximity to local schools and amenities.
- Teenagers5/10
With three bedrooms, there is moderate space for teenagers, though the layout is compact. The rural location means teenagers may have limited independence regarding public transport, requiring reliance on parents for travel to larger towns.
- Multi-generational Living4/10
The home is a detached bungalow built in the 1950s with a single bathroom and a relatively modest footprint, which may feel constrained for multi-generational living without significant extension or remodeling.
- Single Buyers7/10
At an asking price of €165,000, this detached bungalow offers an affordable entry point for single buyers looking for their own property with rural charm and land, provided they are prepared to handle maintenance.
- Couples8/10
Ideal for couples seeking a countryside retreat, the 3-bedroom property provides comfortable living space, a sitting room with a solid fuel stove, and a scenic location near the Burren.
- Empty Nesters8/10
As a single-story detached bungalow, it offers single-level living which is highly appealing for empty nesters looking to downsize to a manageable property with garden space.
- Retirees8/10
The detached bungalow layout avoids stairs, making it well-suited for retirement. Buyers should verify local healthcare access and winter heating efficiency given the reliance on solid fuel and electric heaters.
Work
3 areas- Remote Working6/10
The peaceful rural setting is conducive to remote working, but buyers should investigate and verify the availability and speed of broadband connectivity at this specific rural address.
- Hybrid Commuting5/10
Ennis is approximately a 20-minute drive and Shannon Airport is about 35 minutes away, making hybrid commuting manageable for those working in those hubs.
- Retired9/10
The single-level bungalow design and tranquil rural environment make this property an excellent option for retirees looking to enjoy a slower pace of life.
Practical
8 areas- Ageing in Place8/10
Being a detached bungalow with single-level accommodation, the home is structurally well-suited for ageing in place, though any necessary accessibility modifications should be evaluated.
- Low Maintenance5/10
Originally built in the 1950s, the property may require ongoing maintenance and modernization. Additionally, buyers should verify the status of the septic tank located outside the boundary with a right of way.
- Secure Gated Entry3/10
There is no mention of a secure gated entry system in the property details, so buyers would need to install security measures if desired.
- Minimalist Design4/10
The home features traditional 1950s architectural elements, fitted units, and a brick-built fireplace rather than a contemporary minimalist aesthetic.
- Flexible Floor Plans5/10
The layout includes a hallway, sitting room, kitchen/dining area, back hallway, three bedrooms, and a bathroom, offering standard room divisions with limited structural flexibility without renovation.
- Heritage Home7/10
Originally constructed in the 1950s, the property holds mid-century character situated in a region rich in archaeological heritage and near the Clare Heritage and Genealogical Centre.
- Ecological Setup7/10
The property features raised vegetable plots and a solid fuel stove, offering elements of self-sufficiency, though reliance on electric heaters and a septic tank should be reviewed.
- Outdoor areas8/10
Set on a mature landscaped garden with raised vegetable plots and ample green space, the outdoor area is a strong feature of the property.
Interests
9 areas- Gardening9/10
The property features a mature landscaped garden complete with raised vegetable plots, offering an exceptional setup for avid gardeners.
- Walking9/10
Positioned as the Gateway to the Burren, the area is renowned for its scenic walking trails, Burren National Park, and proximity to Lough Inchiquin.
- Gym3/10
There are no dedicated commercial gym facilities directly on-site or within immediate walking distance, requiring travel into nearby towns for fitness centers.
- Cycling7/10
The surrounding scenic countryside and regional routes offer pleasant cycling opportunities, though buyers should account for rural road conditions and traffic.
- Golf6/10
While local courses are limited, the wider County Clare region features notable golf courses, including those near coastal areas like Lahinch.
- Fishing9/10
Corofin is widely celebrated as an anglers paradise, with close proximity to Lough Inchiquin and local rivers providing excellent fishing opportunities.
- Horse Riding6/10
The rural environment provides a pleasant backdrop for equestrian interests, though buyers should verify local stables and riding infrastructure.
- Water Sports5/10
While local lakes offer some aquatic activities, major water sports such as surfing are accessible primarily by traveling to the coast at Lahinch (27 km away).
- Entertaining7/10
The kitchen/dining area and sitting room with a solid fuel stove provide a cozy indoor hosting space, complemented by outdoor garden areas for warmer months.
Lifestyle
5 areas- Quiet Living9/10
Located in a peaceful rural setting in County Clare near Corofin and the Burren, the property offers a very quiet lifestyle away from urban congestion.
- Rural Living10/10
Situated in the countryside on the R476 with mature landscaped gardens, raised vegetable plots, and close proximity to the Burren National Park, this is a quintessential rural property.
- Village Living7/10
The property is located approximately 6km from Corofin village, which provides local shops, pubs, a primary school, and medical facilities, offering convenient access to village life.
- Coastal Living6/10
While not directly on the coast, the property is within driving distance of Lahinch seaside resort (27 km) and Ennistymon, offering good access to the West Clare coastline for weekend trips.
- Urban Living3/10
The location is distinctly rural and remote from major urban centers, though Ennis is reachable in about a 20-minute drive for more extensive amenities.
Social
6 areas- Community Involvement8/10
Corofin is a friendly village known for its strong community spirit, traditional Irish music, culture, and local events.
- Café Culture6/10
Corofin village offers local pubs, restaurants, and amenities, though extensive cafe culture is more readily found in larger nearby towns.
- Nightlife4/10
Nightlife is largely restricted to traditional local public houses in the village, with vibrant nightlife requiring travel to Ennis or coastal tourist towns.
- Health/Wellness groups5/10
Local wellness opportunities exist within the community, though specialized groups may require traveling to Ennis.
- Networking Opportunities3/10
Professional networking opportunities in the immediate rural vicinity are sparse, requiring connections in Ennis or remote digital channels.
- Tech-Hub Connectivity3/10
The property is located in a rural area far from major tech hubs, making local tech networking nearly nonexistent.
Listing information
- Agent
- Farrell Auctioneers & Estate Agents LTD
- Phone
- 091 632 688 / 086 245 5925 / colm@colmfarrell.com
- Published on HouseDelve
- 4 September 2026
- Correction
- Report an issue
HD-5AE769HouseDelve · 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.