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Barnalick, Adare, LimerickV94HY6K

€180,000

3 Bed~1 Bath~BER G

What you'll like:

  • Desirable Adare Location: Situated approximately four kilometres from the picturesque village of Adare, this property provides convenient access to local shops, cafes, restaurants, and everyday amenities.
  • Generous Half Acre Site: Occupying an expansive site of about 0.5 acres extending to the rear, the property offers vast outdoor space ideal for gardening, recreation, or future expansion.
  • Attractive Asking Price: Listed at one hundred eighty thousand euros, the property presents an accessible entry-level price point for buyers looking to secure a detached or semi-detached cottage footprint.
  • Countryside Setting Appeal: The peaceful rural location offers a tranquil lifestyle while remaining within easy reach of urban conveniences, combining countryside charm with practical accessibility.
  • Renovation and Customisation Potential: The cottage presents a wonderful opportunity for purchasers to put their own stamp on the interior and create a personalised home tailored to their style.
  • Functional Three Bedroom Layout: The accommodation includes three bedrooms, providing flexible living arrangements for families, guests, or a dedicated home office space.
  • Ground Floor Bedroom: Featuring a convenient ground-floor bedroom measuring over fifteen square metres, the layout supports accessible single-level living options if required.
  • Spacious Sitting Room: The generously proportioned sitting room measures nearly twenty-three square metres and features an inviting open fireplace as a traditional focal point.
  • Kitchen Fitted Stove: The kitchen includes a fitted stove which can offer efficient supplemental heating and a cosy cottage atmosphere during colder winter months.
  • Substantial Floor Area: Room dimensions across the sitting room, kitchen, bathroom, and three bedrooms indicate a relatively spacious interior footprint for a traditional cottage structure.
  • Ground Floor Bathroom: The inclusion of a ground-floor bathroom enhances practical everyday convenience and avoids the need to navigate stairs for basic sanitary facilities.
  • Scope for Extension: The generous plot size offers substantial physical land area to the rear, which could potentially accommodate a kitchen or living room extension subject to planning.
  • Stable Asking Price: Recorded asking price tracking shows a steady holding at one hundred eighty thousand euros, indicating a consistent pricing strategy without volatile fluctuations.
  • Local Tourism Hub Proximity: Being near Adare places the home close to a renowned heritage village known for its historic thatched cottages, golf resorts, and strong community vibrancy.
  • Commuting Accessibility: The location allows reasonable driving access to Limerick city and major regional transport routes while retaining a quiet rural residential setting.
  • Private Outdoor Sanctuary: The extensive rear garden area provides privacy and a secure outdoor environment for children, pets, or outdoor dining and entertaining.
  • Independent Property Identity: Unlike typical urban apartments or dense housing estates, this rural cottage offers individual character and privacy without management company fees.
  • Investment Upside Potential: Due to the affordable initial price and desirable location near a premier village, successful modernization could yield significant long-term capital appreciation.
  • Outdoor Storage Potential: The large plot provides ample physical space to construct a detached shed, workshop, or hobby studio to support rural living needs.
  • Direct Agent Representation: Clear contact details for the handling agency allow prospective buyers to arrange viewings and obtain additional documentation promptly.

But keep in mind:

  • Extremely Poor Energy Rating: The property carries a G energy rating, which is the lowest possible tier on the scale and indicates severe thermal inefficiency and high heat loss.
  • Substantial Retrofitting Costs Required: Bringing the building energy performance up to modern comfort standards will likely require major capital investments in insulation, heating, and glazing.
  • Potential Structural Challenges: Older rural cottages often hide structural issues such as dampness, rising moisture, inadequate foundations, or outdated timber framing that require thorough inspection.
  • Outdated Plumbing and Electrical: Buyers should budget for complete electrical rewiring and modern plumbing overhauls, as older cottages frequently retain obsolete wiring systems.
  • Heating System Limitations: Relying on an open fireplace and a single kitchen stove suggests the central heating infrastructure may be missing, inadequate, or entirely non-functional.
  • Wastewater Treatment Verification: Buyers must rigorously investigate the existing septic tank or private sewerage system to ensure compliance with current environmental and regulatory standards.
  • Water Supply Integrity: The private or public water supply connection should be professionally tested for pressure, quality, and continuity, especially in rural countryside locations.
  • Roof and Chimney Condition: The age and condition of the roof structure, slates, and chimney flues require expert surveying to check for leaks, sagging timbers, or fire safety risks.
  • Planning Permission Restrictions: Any future plans to extend the cottage or build outbuildings on the half-acre site will be subject to strict local planning authority guidelines.
  • Boundary Line Verification: Legal advisors must meticulously check the exact boundaries of the 0.5-acre site to ensure there are no historical disputes or unregistered encroachments.
  • Right of Way Checks: Buyers should confirm whether any neighboring properties hold rights of way or access easements across the laneway or the expansive rear site.
  • Ventilation and Damp Risk: Traditional stone or masonry cottages frequently suffer from poor damp-proof courses, leading to condensation and mold unless properly ventilated and tanked.
  • Unconfirmed Floor Area: Total floor area is not formally stated in the listing details, requiring buyers to verify exact square meterage independently during a physical survey.
  • Property Type Ambiguity: The listing notes a semi-detached cottage, but buyers must verify party wall arrangements, shared structural elements, and boundary maintenance responsibilities.
  • High Renovation Oversight: Managing extensive modernization works requires time, project management expertise, and contingency funds to handle unforeseen construction surprises.
  • Access and Road Safety: Rural approach roads may be narrow or lack footpaths, meaning buyers should evaluate traffic speeds, winter gritting schedules, and visibility constraints.
  • Broadband and Connectivity: High-speed fiber broadband availability should be explicitly verified, as remote rural pockets can occasionally suffer from restricted internet speeds.
  • Limited Built-In Storage: Traditional cottage layouts often lack integrated wardrobes, hot presses, or utility rooms, necessitating creative storage solutions or fitted furniture.
  • Insurance Availability: Insuring a G-rated property with an older construction profile can sometimes incur higher premiums or require specialized underwriting clauses.
  • Resale Liquidity Considerations: While Adare is desirable, heavily outdated properties requiring total reconstruction appeal to a narrower pool of cash buyers or experienced developers.

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.
The asking price looks somewhat undervalued compared with the available evidence.
  • The asking price appears attractively valued given the exceptionally low entry point of one hundred eighty thousand euros for a detached cottage situated within close proximity to the highly desirable village of Adare.
  • Valuation signals are heavily influenced by the very poor energy rating of G and the considerable capital expenditure required to modernize the structure and upgrade insulation to modern habitation standards.
  • This price point could be supported by the generous half-acre site offering substantial expansion potential, while extensive renovation costs and energy inefficiencies could significantly undermine overall buyer demand.
  • Relevant market dynamics include strong regional demand for rural properties near key amenities, balanced against the considerable financial commitment needed to bring a substandard energy-rated dwelling up to date.

Build Analysis

What we know from similar construction types

  • The property is a three-bedroom semi-detached traditional cottage offering approximately 94 square meters of total floor area based on the room dimensions provided.
  • Given the G BER rating and cottage style, the property is likely of older solid-wall or uninsulated traditional construction, requiring a thorough structural survey to check for dampness, timber rot, and roof integrity.
  • The heating relies on an open fireplace and a stove, indicating a lack of a central heating system, which a buyer should investigate and budget to install.
  • The generous 0.5-acre site offers substantial scope for extension or modernization, though a buyer should verify planning permissions and local zoning restrictions for any future works.

Retrofit Cost*

Possible renovating / insulating expenditure

  • Estimated deep-retrofit cost: €50,000 - €70,000.
  • Reasoning: The property has a G BER rating, indicating minimal or no insulation, single glazing or poor double glazing, and an absence of a modern heating system.
  • Achieving a high BER rating (such as B2 or A) will require comprehensive external wall insulation or internal dry-lining, roof insulation, window and door replacements, installation of a modern renewable heating system (such as a heat pump), and airtightness improvements.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost is high, ranging from 2500 euro to 3500 euro.
  • Given the G energy rating, combined with an open fireplace and a stove, the property likely suffers from poor thermal efficiency, leading to significantly higher heating demands during colder months.

Pollution Safe

9/10

Environmental situation to investigate

  • The property is located in a peaceful countryside setting in Barnalick, appearing well-removed from major industrial zones, heavy manufacturing, or large-scale waste facilities.
  • Any minor localized agricultural or domestic waste management considerations should be verified independently during routine pre-purchase surveys.

Flood Safe

8/10

Water overflow reports to follow up

  • The general region around Adare features varying proximity to local river networks, making it advisable to check specific topographical maps for the exact site elevation.
  • Buyers should review official flood risk mapping and consult a qualified surveyor to confirm the precise vulnerability of the 0.5-acre plot and surrounding grounds.

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 Adare area

  • CURRAGHBEG, ADARE, LIMERICK

    Sale date
    Declared sale price
    €655,000.00

  • 48 ABBEY VIEW, ADARE, LIMERICK

    Sale date
    Declared sale price
    €610,000.00

  • 2 THE COTTAGES, ADARE, LIMERICK

    Sale date
    Declared sale price
    €290,000.00

  • 10 ABBEYVILLE, ADARE, LIMERICK

    Sale date
    Declared sale price
    €360,000.00

  • KILMACANEARLA, KILFINNY, ADARE

    Sale date
    Declared sale price
    €200,000.00

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: €1,800 — 1% of €180,000.
    ?
    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 are estimated between 1500 euro and 3000 euro plus VAT and outlays.
  • Land registration fees typically range from 400 euro to 800 euro depending on the property value and mapping requirements.
  • Property valuation fees generally range from 150 euro to 250 euro.
  • Surveyor fees for a structural survey are estimated between 500 euro and 1000 euro.
  • Annual home insurance is estimated between 350 euro and 700 euro depending on the level of coverage and property location.

Forum Talk

What people are saying about this area

  • Residents in the wider Adare area frequently discuss local traffic management and the ongoing bypass developments on community forums.
  • Property renovation projects and rural cottage updates are common topics among local homeowners sharing tips on retrofitting and BER upgrades.
  • Local community groups often highlight the appeal of countryside living combined with proximity to Adare village amenities.
  • Discussions on rural housing often touch upon the potential of older properties requiring significant energy efficiency improvements.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The property sits on a generous 0.5-acre site providing plenty of outdoor space for young children to play, though buyers should verify fencing and safety boundaries.

    6/10
  • Teenagers

    With three bedrooms and a semi-detached layout, space is somewhat compact for growing teenagers, but the large garden offers breakout potential.

    5/10
  • Multi-generational Living

    A single bathroom and standard semi-detached cottage footprint limit privacy and independent space for multiple generations.

    3/10
  • Single Buyers

    At an asking price of €180,000, this fixer-upper cottage presents an affordable entry point for single buyers willing to take on renovation projects.

    7/10
  • Couples

    An ideal project for couples looking to put their own stamp on a countryside home with a ground-floor bedroom and good outdoor scope.

    8/10
  • Empty Nesters

    Features a ground-floor bedroom which aids single-level living, though maintenance of the 0.5-acre site and the G BER rating require careful consideration.

    7/10
  • Retirees

    The peaceful countryside setting near Adare appeals to retirees, but the poor BER rating and potential modernization needs should be thoroughly investigated.

    6/10

Work

3 areas
  • Remote Working

    Quiet surroundings suit remote work well, but buyers should investigate local broadband speeds and connectivity options.

    6/10
  • Hybrid Commuting

    Proximity to Adare provides regional access, but commuting to Limerick city or further afield requires reliable transport links.

    5/10
  • Retired

    Well-suited for retirees seeking a manageable cottage footprint with manageable outdoor space once modernized.

    8/10

Practical

8 areas
  • Ageing in Place

    Features a convenient ground-floor bedroom, though the overall property requires extensive renovation and adaptation to fully support long-term aging in place.

    6/10
  • Low Maintenance

    With a G BER rating and a 0.5-acre plot, ongoing maintenance and energy upgrade works will be significant for the new owner.

    3/10
  • Secure Gated Entry

    The listing does not indicate secure gated entry or specialized perimeter security features.

    2/10
  • Minimalist Design

    Traditional cottage layout with an open fireplace and stove offers rustic charm rather than sleek minimalist architecture.

    4/10
  • Flexible Floor Plans

    Offers potential to reconfigure spaces during renovations, but current room layouts are traditional and fixed.

    5/10
  • Heritage Home

    A traditional semi-detached cottage offering classic rural character and an opportunity to restore historic appeal.

    7/10
  • Ecological Setup

    The poor G BER rating indicates low energy efficiency, meaning substantial retrofitting is required to achieve modern ecological standards.

    3/10
  • Outdoor areas

    A substantial 0.5-acre site extending to the rear provides fantastic scope for outdoor living, gardening, and potential extensions.

    8/10

Interests

9 areas
  • Gardening

    The approximately 0.5-acre site extending to the rear provides an exceptional canvas for passionate gardeners and outdoor landscaping.

    9/10
  • Walking

    Surrounded by rural country roads, offering pleasant walking routes, though pedestrian infrastructure along local roads should be checked.

    7/10
  • Gym

    Rural location means dedicated gym facilities will require travel toward Adare or larger nearby towns.

    2/10
  • Cycling

    Quiet country roads can be appealing for cycling enthusiasts, though varying road widths and speeds require caution.

    6/10
  • Golf

    Adare is globally renowned for its world-class golf facilities and championship courses, located just a short drive away.

    8/10
  • Fishing

    Proximity to the River Maigue and local waterways in the Adare area offers good opportunities for fishing enthusiasts.

    6/10
  • Horse Riding

    The rural setting and 0.5-acre plot offer a good base for equestrian pursuits, with various riding stables located in the wider Limerick region.

    7/10
  • Water Sports

    Inland rural location offers minimal immediate access to major water sports facilities.

    2/10
  • Entertaining

    The large garden and open fireplace provide a cosy indoor and outdoor setting for gatherings, though the interior living space is compact.

    6/10

Lifestyle

5 areas
  • Quiet Living

    Located in Barnalick, about 4km from Adare, the property offers a classic rural and tranquil environment away from heavy urban noise.

    9/10
  • Rural Living

    Set amidst open countryside with a 0.5-acre plot, buyers get a genuine taste of rural life while remaining close to a major village.

    8/10
  • Village Living

    Situated roughly 4km from the picturesque village of Adare, providing convenient access to local shops, cafés, and restaurants.

    7/10
  • Coastal Living

    The location is inland in County Limerick with no proximity to the coast.

    1/10
  • Urban Living

    This is a rural cottage setting rather than an urban environment, requiring a car for most daily conveniences.

    2/10

Social

6 areas
  • Community Involvement

    Proximity to Adare allows residents to plug into a vibrant local community, village events, and active local associations.

    7/10
  • Café Culture

    Adare village offers charming local cafés and restaurants, accessible within a short drive from the property.

    6/10
  • Nightlife

    Rural setting offers limited immediate nightlife beyond local village pubs and traditional venues in Adare.

    3/10
  • Health/Wellness groups

    Local wellness classes and community groups can be found in nearby Adare and surrounding areas.

    5/10
  • Networking Opportunities

    Rural location provides fewer spontaneous professional networking opportunities compared to urban centres.

    3/10
  • Tech-Hub Connectivity

    The property is located in a rural countryside zone rather than a tech-hub connected area.

    2/10

Listing information

Agent
Adare Properties
Phone
061 605046
Current status
active
Published on HouseDelve
19 October 2026
Correction
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Property reference: HD-BBF646HouseDelve · 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.