Ballyellery, Liscannor Road, Lahinch, Co. ClareV95R301
€800,000
3 Bed~2 Bath~100 m²~BER D1
What you'll like:
- Elevated coastal setting: The property occupies an exceptional elevated position offering uninterrupted panoramic views over Liscannor Bay, providing a stunning daily backdrop that significantly enhances long-term lifestyle appeal.
- Golf course proximity: Overlooking the 12th hole of the renowned Lahinch Championship Golf Course, this location is a dream for golf enthusiasts seeking immediate access to world-class sporting facilities.
- Pedestrian beach access: Situated less than two hundred metres from the shoreline, residents can easily enjoy coastal walks and surfing without needing to rely on vehicular transport.
- Development potential: The inclusion of full planning permission for an extensive extension and redevelopment under Clare County Council offers buyers a clear roadmap to substantially increase accommodation size.
- South-facing orientation: The property benefits from an advantageous sunny south-facing aspect, maximizing natural light throughout the main living areas and the front garden throughout the day.
- Outdoor entertainment space: A charming Liscannor flag-paved patio and private front lawn create an ideal outdoor setting for social gatherings while taking full advantage of the scenic coastal views.
- Gated driveway privacy: Approached via a private gated driveway with natural stone wall boundaries, the property ensures a secure and secluded environment away from the main public road.
- Ample parking availability: The extensive tarmac driveway extends to the rear and provides generous on-site parking capacity for up to four vehicles, accommodating family and visiting guests with ease.
- Dual storage sheds: Two separate detached storage buildings on site offer versatile extra space for equipment, hobbies, or general storage needs, adding significant practical utility to the grounds.
- Solid fuel stove: The main reception room features a cozy timber-surround fireplace with a solid fuel stove inset, delivering efficient background warmth and a focal point for cooler evenings.
- Master en-suite bathroom: The spacious primary bedroom includes a private en-suite facility finished with full tiling and a modern corner shower unit, adding convenience and luxury for residents.
- Quality flooring finishes: Interior spaces showcase durable and attractive tile flooring in the main living zones alongside high-end Junkers oak flooring in the primary bedroom suite.
- Double-glazed windows: Fitted with double-glazed windows throughout, the dwelling helps maintain interior comfort and provides a barrier against coastal winds and ambient external noise.
- Convenient location: Positioned just two kilometres from both Lahinch and Liscannor, the home balances a tranquil rural coastal lifestyle with easy access to local amenities and social venues.
- Thriving local amenities: Lahinch offers a vibrant selection of cafes, restaurants, pubs, and shops, ensuring residents have vibrant dining and leisure options within minutes of their doorstep.
- Proportionate layout: The single-level layout features an efficient separation between the main reception rooms and sleeping quarters, creating a functional flow suitable for everyday living.
- Integrated kitchen appliances: The kitchen comes fully equipped with fitted wall and base units alongside integrated appliances including a ceramic hob, oven, dishwasher, and fridge-freezer.
- Clear auction timeline: The scheduled online auction date provides interested buyers with a definite deadline for acquisition, helping structure their bidding strategy and financial preparations.
- Established utility connections: The residence is already connected to mains water and features an established gas-fired central heating system alongside wired electricity in the primary shed.
- Desirable regional hub: Proximity to major regional attractions such as the Cliffs of Moher and Doolin ensures enduring property desirability and strong long-term lifestyle value for the owner.
But keep in mind:
- Moderate energy rating: The property holds a D1 BER rating, indicating that energy efficiency is relatively poor and likely requires substantial insulation upgrades to reduce heating costs.
- Septic tank system: Wastewater management relies on an on-site septic tank rather than a mains sewer connection, requiring the buyer to inspect its current condition and compliance status.
- Compact existing footprint: With a total floor area of approximately one hundred square metres, the current accommodation is relatively modest and may feel cramped until the approved extension is built.
- Auction purchase risk: Buying via an online auction format typically requires an unconditional exchange of contracts upon winning, meaning buyers must complete their due diligence thoroughly beforehand.
- Potential renovation costs: Executing the full planning permission for the substantial redevelopment will require significant capital investment beyond the initial purchase price of the property.
- Coastal exposure weathering: Being situated in an exposed elevated coastal environment means the exterior finishes may experience accelerated weathering, requiring more frequent maintenance and painting.
- Single bathroom constraint: Servicing three bedrooms with only one main bathroom plus an en-suite may create morning bottlenecks for larger families or when hosting overnight guests.
- Planning compliance check: Buyers should verify the exact expiration date and specific conditions attached to the current planning permission to ensure it remains fully valid upon purchase.
- Boundary verification needed: The buyer should instruct their legal representative to carefully inspect the title maps to confirm the exact boundaries, rights of way, and beach access pathways.
- Storage shed condition: While two detached sheds are present, the buyer should inspect their structural integrity and damp-proofing quality since they are used for laundry and general storage.
- Traffic proximity considerations: Located directly on the main Lahinch to Liscannor road, the property may experience noticeable vehicular traffic noise during peak summer tourist seasons.
- Heating system age: Given that the building dates back to the 1960s, the gas-fired central heating infrastructure should be professionally evaluated to determine its remaining operational lifespan.
- Window seal inspection: The double-glazed windows should be checked for signs of seal failure or fogging, which is common in older coastal properties exposed to driving salt spray.
- Roof structure review: Prospective buyers should commission a thorough structural survey to assess the condition of the roof timbers and insulation given the age of the original construction.
- Electrical system compliance: The wiring and distribution board should be inspected by a qualified electrician to ensure they meet current safety standards and can handle modern loads.
- Water pressure verification: The buyer should test the mains water flow rate and pressure at the property to ensure adequate performance across all fixtures simultaneously.
- Septic tank registration: It is important to verify that the septic tank is properly registered with the relevant national authority and complies with environmental protection standards.
- Fixed asking price history: The recorded asking price has remained stable at eight hundred thousand euros without reductions, suggesting the seller or auctioneer holds a firm valuation stance.
- Local holiday home density: High demand for holiday retreats in North Clare can drive up local property values, meaning buyers should carefully weigh the investment against local market trends.
- Restricted expansion flexibility: While planning permission is granted, any future design changes outside the approved scope would require submitting a fresh application to the local authority.
Price positioning
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- The asking price appears slightly below full market value given the prime coastal location, panoramic bay views, and proximity to the renowned local golf course.
- Valuation signals are driven by the rare combination of an elevated south-facing site, direct pedestrian beach access, and lucrative potential for extensive redevelopment.
- Factors supporting this price level include strong demand for premier holiday retreats and existing planning permission, while potential underperformance stems from the current D1 energy rating and compact floor area.
- Relevant market dynamics indicate that online auction formats often set competitive guide pricing strategies designed to stimulate active bidding engagement from interested buyers.
Build Analysis
What we know from similar construction types
- The property is a detached house originally built in the 1960s, featuring double-glazed windows and gas-fired central heating.
- A buyer should investigate the condition and compliance of the private septic tank system, as well as the functionality of the two separate detached storage sheds.
- The listing notes that full planning permission is in place for an extensive redevelopment and extension under Clare County Council Planning Ref. 2360161, which a buyer's solicitor should carefully verify along with any associated conditions or expiry dates.
- Given the coastal, elevated setting overlooking Liscannor Bay, a structural survey should assess potential exposure to wind-driven rain, dampness, and coastal weathering.
Retrofit Cost*
Possible renovating / insulating expenditure
- Estimated deep-retrofit cost: €50,000 to €80,000.
- Reasoning: The property has a D1 BER rating, indicating poor thermal efficiency from its 1960s construction era. Bringing the building up to a modern A-rating standard would likely require substantial external wall insulation, upgraded roof and floor insulation, replacement of older windows and doors with high-performance units, and potentially upgrading the heating system to a renewable energy source like a heat pump.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,800 to €2,400.
- Explanation: Given the D1 BER rating and a floor area of approximately 100 square metres with gas-fired central heating and a solid fuel stove, energy efficiency is moderate and heating demands will be higher during colder winter months.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a predominantly rural and coastal setting, appearing largely free from major industrial pollution sources or heavy manufacturing concerns.
- There are no prominent large-scale landfills or waste incinerators immediately adjacent to the site, though standard rural environmental checks remain advisable.
Flood Safe
7/10Water overflow reports to follow up
- The listing highlights an elevated position overlooking Liscannor Bay, which generally reduces direct surface flood risk for the main living areas compared to low-lying coastal spots.
- Given its proximity to the coastline and beach access within 200 metres, prospective buyers should verify local coastal erosion patterns and site-specific drainage details.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
2A LISCANNOR ROAD, LAHINCH, CO CLARE
- Sale date
- Declared sale price
- €845,000.00
RAHEEN, LISCANNOR RD, LAHINCH
- Sale date
- Declared sale price
- €682,000.00
HOUSHEEN, LISCANNOR RD, LAHINCH
- Sale date
- Declared sale price
- €720,000.00
13 BALLYELLERY, LISCANNOR RD, LAHINCH
- Sale date
- Declared sale price
- €65,000.00
13 BALLYELLERY, LISCANNOR RD, LAHINCH
- Sale date
- Declared sale price
- €120,000.00
Recent sales in the wider Lahinch area
ARDNACULLIA SOUTH, LAHINCH, CLARE
- Sale date
- Declared sale price
- €475,000.00
AILLBRACK COTTAGE, AILLBRACK, LAHINCH
- Sale date
- Declared sale price
- €200,000.00
THE COSY COTTAGE, MAIN ST, LAHINCH
- Sale date
- Declared sale price
- €290,000.00
4 DOUG BEAG, BACK LANE, LAHINCH
- Sale date
- Declared sale price
- €170,000.00
16 AN CREAG, LAHINCH, CLARE
- Sale date
- Declared sale price
- €550,000.00
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
- Estimated stamp duty: €8,000 — 1% of €800,000.
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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: approximately €1,500 to €3,000 plus VAT and outlays.
- Land registration fees: approximately €400 to €800 depending on the property value and registration type.
- Property valuation fee: approximately €150 to €300.
- Surveyor fees: approximately €500 to €1,200 depending on the level of detail required for the property and potential extension plans.
- Annual home insurance: approximately €400 to €800 depending on the level of coverage and coastal location.
Forum Talk
What people are saying about this area
- Locals and regular visitors often discuss the high demand for coastal properties along the Lahinch and Liscannor road, noting limited turnover in this specific elevated stretch.
- Community forums frequently highlight the scenic appeal and popularity of the Lahinch Championship Golf Course area for holiday homes and permanent residences alike.
- Discussions regarding the local infrastructure often touch upon the scenic amenities, proximity to the beach, and the bustling nature of Lahinch during peak tourist seasons.
- Residents in rural pockets near Liscannor occasionally share insights on managing private services such as septic tanks and local water supply considerations.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property offers outdoor lawn space and proximity to the beach, making it pleasant for young children, though the coastal and elevated setting requires active supervision.
- Teenagers7/10
Being close to Lahinch provides great access to surfing, beaches, and local amenities that teenagers will appreciate, while the rural separation offers privacy.
- Multi-generational Living7/10
The property includes full planning permission for substantial redevelopment and extension, which could provide ideal scope for multi-generational living arrangements.
- Single Buyers4/10
With an asking price of €800,000 and a detached rural coastal footprint, it represents a significant investment and scale for a single buyer unless seeking a major renovation project.
- Couples8/10
An exceptional coastal retreat with panoramic sea views and proximity to golf and dining, perfectly suited for couples wanting a scenic lifestyle property.
- Empty Nesters8/10
Single-level accommodation with manageable grounds and beautiful views makes this an attractive option for empty nesters looking to downsize or relocate to the coast.
- Retirees7/10
The property offers single-level living and a peaceful environment, though buyers should verify if the existing layout and future maintenance suit long-term retirement needs.
Work
3 areas- Remote Working6/10
Provides a quiet environment well-suited for a home office, though buyers should verify local broadband speeds and connectivity.
- Hybrid Commuting4/10
The rural Co. Clare location is distant from major employment hubs, making regular hybrid commutes challenging.
- Retired9/10
An ideal setup for retirees seeking a tranquil seaside setting with golf and natural amenities close at hand.
Practical
8 areas- Ageing in Place7/10
Single-level interior layout facilitates easier mobility, though buyers should inspect accessibility features and bathroom layouts for long-term suitability.
- Low Maintenance5/10
While the footprint is compact, the property features older construction elements (1960s build, D1 BER) and two detached sheds that may require ongoing upkeep.
- Secure Gated Entry7/10
Approached by a gated driveway with natural and cut stone wall boundaries offering good privacy and security.
- Minimalist Design5/10
Traditional layout with a solid fuel stove and conventional room divisions rather than ultra-minimalist open-plan architecture.
- Flexible Floor Plans6/10
Current layout is functional for a 3-bed home, while the existing full planning permission offers substantial scope to reconfigure and extend.
- Heritage Home3/10
Built in the 1960s, it represents mid-century suburban/rural building rather than a traditional historic heritage home.
- Ecological Setup4/10
Relies on a septic tank and a D1 energy rating, meaning buyers may wish to invest in energy efficiency and eco-upgrades, supported by the active planning permission.
- Outdoor areas9/10
Excellent outdoor provisions including a south-facing flag-paved patio, front lawn, ample parking, and two detached storage sheds.
Interests
9 areas- Gardening6/10
Features a front lawn and mature shrubbery with natural stone boundaries, offering a solid canvas for keen gardeners.
- Walking9/10
Outstanding location for walking enthusiasts with pedestrian beach access nearby and scenic routes along the North Clare coast.
- Gym3/10
There is no dedicated fitness facility on site, and buyers would need to travel into nearby towns for formal gym access.
- Cycling8/10
The scenic regional road network offers fantastic cycling opportunities along the coast, though traffic on main routes should be considered.
- Golf10/10
Directly overlooking the 12th hole of the renowned Lahinch Championship Golf Course, making this an absolute paradise for golfers.
- Fishing8/10
Proximity to the coast and local bays provides excellent opportunities for sea angling and fishing enthusiasts.
- Horse Riding6/10
Rural Clare offers various equestrian trails and stables nearby, though buyers should verify local livery options.
- Water Sports10/10
Lahinch is internationally famous for surfing and water sports, located just a short distance from the property.
- Entertaining8/10
Features a south-facing Liscannor flag-paved patio, main reception with stove, and ample parking space ideal for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Occupying an elevated site set back from the main road with natural boundaries, the home offers a high degree of peace and privacy.
- Rural Living8/10
Located between Lahinch and Liscannor with countryside and coastal surroundings, providing an authentic rural atmosphere.
- Village Living6/10
Situated about 2km from both Lahinch and Liscannor, offering convenient access to local village amenities and communities.
- Coastal Living10/10
Exceptional coastal setting featuring panoramic views over Liscannor Bay and pedestrian beach access less than 200 metres away.
- Urban Living2/10
Located in a distinctively rural and coastal area far removed from city or major urban environments.
Social
6 areas- Community Involvement6/10
Proximity to Lahinch and Liscannor allows for good integration into local community groups, clubs, and coastal activities.
- Café Culture8/10
Lahinch and surrounding villages boast a vibrant selection of popular local cafés, restaurants, and social spots.
- Nightlife7/10
Lahinch offers a lively traditional pub and entertainment scene, particularly during the tourist seasons.
- Health/Wellness groups6/10
Access to local wellness activities, swimming, and outdoor groups is supported by the active coastal community.
- Networking Opportunities3/10
Networking for professional careers is limited given the rural and holiday-oriented nature of the immediate area.
- Tech-Hub Connectivity2/10
The location lacks proximity to major technology hubs, relying entirely on remote connectivity.
Listing information
- Agent
- DNG O'Sullivan Hurley
- Phone
- 065 684 0200
- Current status
- active
- Published on HouseDelve
- 11 October 2026
- Correction
- Report an issue
HD-64A758HouseDelve · 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.