Ballyveskill, Tiermaclane, Ennis, County ClareV95WK72
€125,000
3 Bed~1 Bath~90 m²
What you'll like:
- Traditional stone character: The property features original stone construction offering distinctive historic charm and traditional proportions that provide a genuine blank canvas for a unique countryside home restoration project.
- Proximity to Ennis: Situated just 8km from Ennis town centre, the location provides convenient access to everyday urban conveniences while maintaining a peaceful rural countryside setting.
- Close to local school: Ballyea National School and Tiermaclane Village are approximately 1km away, making daily school runs exceptionally short and convenient for families with young children.
- Commuter accessibility: Convenient access to the Ennis bypass ensures straightforward commuting routes toward major employment hubs like Shannon, Limerick, and Galway for working professionals.
- Desirable site size: The property occupies a manageable site of approximately 0.182 acres, providing a manageable outdoor space with mature boundaries and established rural vegetation.
- Useful outbuildings included: A selection of outbuildings comprising two block-built sheds and a lean-to adds valuable storage space and extra potential for the renovation project.
- Renovation grant potential: Subject to meeting qualifying criteria, buyers may have potential to access the lucrative Vacant Property Refurbishment Grant to help offset heavy upgrade costs.
- SEAI grant eligibility: The property may potentially benefit from applicable Sustainable Energy Authority of Ireland grants to support energy efficiency upgrades during the overall refurbishment.
- Mains electricity connected: The presence of existing mains electricity supply simplifies the initial setup phase for contractors undertaking the comprehensive electrical rewiring work required.
- Group water scheme: Connection to a Group Water Scheme is already in place, providing a fundamental utility baseline for the upcoming reconstruction and modern plumbing installations.
- Three double bedrooms: The upper floor layout comprises three double bedrooms, offering surprisingly generous family accommodation proportions once fully modernized and properly insulated.
- Established rural setting: Mature boundaries and established greenery give the property an immediate sense of maturity and privacy that new build developments often lack.
- Blank canvas potential: Being in derelict condition allows the buyer to completely configure the internal layout, finishes, and extensions to their exact modern lifestyle preferences.
- Structural addition scope: The generous plot and layout offer clear potential to extend or reimagine the footprint, subject to obtaining the necessary local planning permissions.
- Attractively priced entry: With an asking price of 125000 euros, the property presents an accessible financial entry point for DIY enthusiasts or investors targeting rural fixer-uppers.
- High local demand: Rural properties near Ennis typically attract strong interest from buyers seeking character homes, helping support future value retention after successful renovation.
- Clear folio boundaries: The property is registered under Folio CE24064, providing a defined legal land parcel for your solicitor to review during the initial conveyancing process.
- Independent expert scope: Buyers are actively encouraged to bring an engineer on viewings, ensuring you can thoroughly assess structural integrity before committing to purchase.
- Versatile outbuilding uses: The included block-built sheds can be repurposed as a secure workshop, tool storage for builders, or future hobby spaces during construction.
- Scenic countryside surroundings: The peaceful rural environs offer an appealing lifestyle upgrade for buyers looking to escape suburban density for a tranquil County Clare setting.
But keep in mind:
- Derelict condition status: The property is currently described as being in derelict condition, meaning it requires substantial total renovation and refurbishment throughout before it is habitable.
- Missing BER rating: A Building Energy Rating certificate was not provided, so buyers must investigate thermal performance and factor in heavy insulation costs for modern standards.
- Planning permission uncertainty: Any plans to extend, alter, or significantly redevelop the structure remain subject to securing necessary local authority planning permission approvals.
- Grant qualification risks: Eligibility for the Vacant Property Refurbishment Grant is not guaranteed and depends entirely on meeting strict qualifying criteria verified post-purchase.
- Untested services warning: Agents note that all services and fixtures are untested, meaning buyers must budget for complete plumbing, electrical, and heating system overhauls.
- Single-glazed windows present: Windows comprise a mixture of old single-glazed timber units alongside double-glazed PVC, requiring total window replacement to achieve proper heat retention.
- Solid fuel heating dependency: Existing heating relies solely on an open fire, indicating a total absence of central heating radiators or boilers throughout the dwelling.
- As-is sale terms: The property is sold strictly on an as-is basis, shifting all financial and logistical risks of unforeseen structural defects entirely onto the purchaser.
- Substantial capital requirement: Beyond the purchase price, buyers must have significant additional capital available to fund extensive structural repairs and modern building regulations compliance.
- Contractor availability hurdles: Securing reliable builders, plumbers, and electricians for comprehensive rural renovations in County Clare can involve lengthy wait times and scheduling challenges.
- Hidden structural defects: Traditional stone walls and timber trusses may conceal hidden dampness, rot, or structural settling that requires professional engineering investigation.
- Wastewater treatment unknown: Details regarding the existing septic tank or wastewater treatment facilities are unverified, potentially requiring a brand new compliant sewage system installation.
- Roof timber inspection needed: The slate roof on timber trusses requires careful professional inspection by your surveyor to check for sagging, woodworm, or slate degradation.
- Concrete floor condition: Existing ground floors are concrete, but their damp-proofing status is unknown and may require breaking out and repouring with modern insulation.
- Narrow rural approach roads: Local country lanes leading to the property may be narrow, requiring careful navigation for large construction vehicles and heavy delivery trucks.
- Boundary fence verification: Buyers should have their solicitor carefully verify the exact boundaries listed in Folio CE24064 against physical markers on the ground.
- Construction debris clearance: The presence of derelict structures and outbuildings means buyers will face significant initial costs for site clearance and waste removal.
- Temporary alternative housing: Because the dwelling is completely uninhabitable, buyers must factor in rental costs or alternative living arrangements during the extended renovation period.
- Inflationary construction costs: Rising prices for building materials and skilled labor could cause the ultimate renovation budget to exceed initial financial projections significantly.
- Time-consuming project management: Managing a derelict property overhaul demands substantial personal time, patience, and oversight unless you hire a dedicated project manager.
Price positioning
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- Selected recent transacted market evidence informs this asking-price comparison.
- Selected sale: BALLYVESKILL, TIERMACLANE, ENNIS — 2024-08-01 — €142,000.00.
- The asking price of €125,000 for a traditional stone-built farmhouse requiring complete renovation reflects its derelict condition.
- The property includes three bedrooms, outbuildings, and potential for grants, positioning it reasonably for buyers seeking a project.
Build Analysis
What we know from similar construction types
- The property is a traditional detached stone-built farmhouse extending to approximately 96, square feet, currently in derelict condition and requiring complete renovation and refurbishment throughout.
- Construction includes a mixture of traditional stone and block walls with a dashed plaster finish, a slate roof on timber trusses, concrete ground floors, and timber joists at first-floor level.
- Windows comprise a mixture of single-glazed timber and double-glazed PVC units, which will likely need total replacement.
- The house features outbuildings including two block-built sheds and a lean-to, offering additional space or redevelopment potential subject to planning permission.
- Services are basic, featuring mains electricity, a Group Water Scheme, and open fires for heating, meaning a complete overhaul of plumbing, electrical, and heating systems is necessary.
- A buyer should investigate structural integrity, damp issues typical of older stone properties, roof condition, and verify compliance and exact boundaries for the 0.182-acre site.
- Potential eligibility for the Vacant Property Refurbishment Grant and SEAI energy-upgrade grants should be independently verified by the buyer alongside professional engineering advice.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property is described as being in derelict condition with no BER rating provided, indicating it would fall into a G rating category requiring a comprehensive deep retrofit.
- A full deep retrofit and complete renovation to bring a 90 square meter derelict property up to a modern energy efficiency standard would likely cost between €50,000 and €100,000 or more, depending on the extent of structural repairs, insulation installation, heating system replacement, and window upgrades needed.
Heating cost*
Estimated expense to heat this property every year
- Annual heating cost: difficult to estimate accurately as the property is currently in a derelict condition with only an open fire and no functional central heating system.
- Once fully renovated and insulated, a property of 90 square metres might incur heating costs ranging from €1,200 to €2,000 per year depending on the chosen heating system and energy efficiency rating.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a quiet rural countryside setting near Tiermaclane, appearing well-removed from major industrial zones, heavy manufacturing, or commercial incinerators.
- Any potential minor local environmental concerns or legacy agricultural impacts should be verified independently as part of a standard pre-purchase survey.
Flood Safe
8/10Water overflow reports to follow up
- The site is situated in an established rural inland area of County Clare, generally indicating a low apparent risk of widespread coastal or major river flooding.
- Buyers should consult local flood maps and bring an engineer to verify surface water drainage and local site conditions, given the rural topography.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
BALLYVESKILL, TIERMACLANE, ENNIS
- Sale date
- Declared sale price
- €142,000.00
BUNCRAGGY, TIERMACLANE, ENNIS
- Sale date
- Declared sale price
- €180,000.00
BALLYVESKIL, TIERMACLANE, ENNIS
- Sale date
- Declared sale price
- €510,000.00
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
BALLYVESKILL, TIERMACLANE, ENNIS
- Sale date
- Declared sale price
- €142,000.00
Buyer fees*
Associated expenses guide
- Stamp duty: approximately 1 percent of the purchase price, amounting to €1,250.
- Solicitor legal fees: estimated between €1,500 and €3,000 plus VAT and outlays.
- Land registration fees: approximately €175 to €700 depending on the application type.
- Property valuation fees: estimated between €150 and €300.
- Surveyor or engineer fees: estimated between €500 and €1,200 depending on the depth of inspection required.
- Annual home insurance: estimated between €400 and €800, though this may vary significantly due to the current condition of the property and should be verified.
Forum Talk
What people are saying about this area
- Local community discussions around Ennis and Tiermaclane frequently highlight the appeal of rural countryside living combined with close proximity to the Ennis bypass for commuters.
- Residents often discuss the high demand for traditional renovation projects in County Clare, particularly properties eligible for the Vacant Property Refurbishment Grant.
- Local forums note that areas surrounding Ennis benefit from active community groups and proximity to local schools like Ballyea National School.
- Property buyers in the wider Clare region frequently share advice on sourcing local tradespeople and navigating rural group water schemes during home refurbishments.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children2/10
The property is currently in derelict condition and requires comprehensive renovation, making it unsafe and unsuitable for young children until extensive works are completed.
- Teenagers2/10
Due to the derelict state of the house and lack of habitable space, it is not suitable for teenagers currently, though the rural site offers future potential after major rebuilding.
- Multi-generational Living3/10
With 90 square meters and a need for full refurbishment, the current layout cannot support multi-generational living without major structural extensions and planning permissions.
- Single Buyers5/10
An appealing project for a single buyer with a vision for renovation and a budget for major construction work, located near Ennis.
- Couples5/10
Provides an exciting blank canvas for a couple willing to take on a significant restoration project in a desirable rural setting.
- Empty Nesters4/10
While offering a peaceful countryside lifestyle after renovation, the heavy physical and financial burden of a complete rebuild may not suit all empty nesters.
- Retirees3/10
The requirement for extensive refurbishment and lack of modern accessibility features mean retirees should carefully consider the scale of works involved.
Work
3 areas- Remote Working6/10
A quiet rural environment well-suited for a home office once renovated, though broadband availability and speeds should be verified by the buyer.
- Hybrid Commuting7/10
Convenient access to the Ennis bypass provides good connectivity for commuting towards Shannon, Limerick, or Galway.
- Retired5/10
Peaceful location for retirement living, provided the buyer is prepared to manage or oversee a substantial renovation project.
Practical
8 areas- Ageing in Place2/10
The current multi-story derelict layout without modern accessibility features makes ageing in place unviable without major redesign and adaptation.
- Low Maintenance1/10
The property requires complete renovation and refurbishment, and outbuildings need attention, representing high initial maintenance.
- Secure Gated Entry2/10
Boundaries consist of mature vegetation rather than formal secure gated entries.
- Minimalist Design3/10
Traditional stone-built farmhouse structure with historic proportions, contrasting with contemporary minimalist aesthetics unless extensively altered.
- Flexible Floor Plans5/10
Being a derelict shell/renovation project, a buyer has the opportunity to reconfigure the layout subject to planning permission.
- Heritage Home8/10
Features traditional stone-built construction and historic character typical of rural Irish farmhouses.
- Ecological Setup4/10
Potential exists to incorporate modern energy upgrades utilizing SEAI grants, though the current building has a low energy efficiency baseline.
- Outdoor areas7/10
Includes a 0.182-acre site with outbuildings, including two block-built sheds and a lean-to, providing ample functional outdoor space.
Interests
9 areas- Gardening7/10
The property occupies a site of approximately 0.182 acres with mature boundaries, offering a good-sized plot for landscaping and gardening projects.
- Walking6/10
The rural surroundings provide quiet local roads for walking, though pedestrian infrastructure is typical of rural country lanes.
- Gym3/10
There are no gyms within immediate walking distance, requiring a trip into Ennis for fitness facilities.
- Cycling5/10
Quiet rural roads offer cycling opportunities, but motorists should be mindful of rural traffic speeds and narrow routes.
- Golf4/10
Requires travel to the nearest golf courses in the wider Ennis or County Clare area.
- Fishing4/10
Proximity to local rivers and lakes in County Clare may offer fishing opportunities, subject to local permits and access.
- Horse Riding5/10
The rural countryside setting is generally conducive to equestrian interests, though local stables and facilities must be verified.
- Water Sports2/10
Inland rural location with no direct access to water sports facilities locally.
- Entertaining3/10
Currently impossible due to the derelict condition of the house, though potential exists post-renovation.
Lifestyle
5 areas- Quiet Living9/10
Set in a peaceful countryside location in County Clare with mature boundaries, offering a high degree of tranquility.
- Rural Living10/10
Located in an established rural setting approximately 8km from Ennis, surrounded by agricultural land and countryside charm.
- Village Living7/10
Tiermaclane Village and local amenities are approximately 1km away, providing a close-knit community feel nearby.
- Coastal Living1/10
The location is inland in County Clare and has no proximity to the coast.
- Urban Living3/10
Situated in a rural area, though Ennis is within a reasonable driving distance for broader urban conveniences.
Social
6 areas- Community Involvement6/10
Proximity to Tiermaclane Village and Ballyea National School fosters a local community atmosphere.
- Café Culture3/10
Limited immediate options for cafe culture outside of heading into nearby Ennis.
- Nightlife2/10
Rural location lacking local nightlife, which is instead found in Ennis town centre.
- Health/Wellness groups3/10
Most organized health and wellness groups will require traveling into Ennis.
- Networking Opportunities2/10
Very limited networking opportunities directly in this rural townland.
- Tech-Hub Connectivity2/10
The immediate area is a traditional rural setting rather than a technology hub.
Listing information
- Agent
- Location Location Ltd
- Phone
- 065 6729 999
- Published on HouseDelve
- 23 September 2026
- Correction
- Report an issue
HD-5E1F51HouseDelve · 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.