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Bealaha, Doonbeg, Kilkee, Co. ClareV15PD86

€225,000

3 Bed~2 Bath~118 m²

What you'll like:

  • Prime coastal location: Positioned directly along the scenic Wild Atlantic Way, this property offers buyers easy access to rugged cliffs and breathtaking ocean views.
  • Proximity to Doonbeg: Located approximately 4.5 kilometres from Doonbeg village, residents enjoy convenient access to local shops, traditional pubs, and community amenities.
  • Near Kilkee resort: The vibrant seaside resort of Kilkee is just 6 kilometres away, providing excellent swimming beaches, dining options, and coastal walking trails.
  • Spacious detached bungalow: Providing a generous 118 square metres of single-level living space, this home avoids interior stairs which enhances long-term accessibility.
  • Three well-proportioned bedrooms: The layout includes three comfortable bedrooms, offering ample accommodation space for families, visiting guests, or a dedicated home office setup.
  • En-suite master bedroom: The third bedroom features a private en-suite bathroom, adding a touch of daily convenience and luxury for the primary occupants.
  • Distant ocean views: The main reception room benefits from rear aspect windows capturing distant sea vistas, creating a relaxing and scenic living environment.
  • Dual access cobblelock driveway: The front boundary features a neat cobblelock finish with two separate vehicle entrances, ensuring effortless parking and turnaround space.
  • Adjoining garage structure: A convenient attached garage provides secure internal storage, housing space for vehicles, outdoor gear, or potential workspace hobbies.
  • Established garden grounds: The property sits on a defined plot featuring mature hedging, shrubbery, and a private rear lawn ideal for outdoor relaxation.
  • Oil-fired central heating: Equipped with an oil heating system and an external boiler housing, the home offers reliable warmth throughout the cooler winter months.
  • Mains water connection: Connected directly to a public mains water supply, the household benefits from a reliable and continuous daily water source.
  • Generous room dimensions: Principal rooms such as the main reception and bedrooms offer comfortable square footage for flexible furniture placement and everyday living.
  • Dual aspect reception access: The main living room features both rear windows and double glass doors leading directly onto the back garden for seamless indoor-outdoor flow.
  • Functional kitchen-dining layout: The kitchen provides ample built-in cabinetry and workspace, making it practical for family meal preparation and casual dining.
  • Separate bath and shower: The main bathroom includes both a corner-fitted bathtub and a separate shower enclosure, accommodating varied preferences for daily routines.
  • Solid construction era: Originally built in 1964, the bungalow reflects a traditional structural build with block wall boundaries defining the secure front perimeter.
  • Holiday home potential: Given its strategic positioning between two popular destinations, the property represents an attractive investment opportunity for holiday rental income.
  • First-time buyer appeal: Offering manageable scale and reasonable asking parameters, this detached home suits buyers looking to step onto the rural property ladder.
  • Outdoor enthusiast haven: The surrounding region is renowned for local golf courses, diving, cycling, and water sports, making it perfect for active lifestyles.

But keep in mind:

  • Unfavourable energy rating: Buyers should carefully review the official Building Energy Certificate, as properties from this vintage often require significant insulation upgrades.
  • Septic tank maintenance: The property relies on an onsite septic tank, requiring buyers to commission a professional inspection to verify compliance and operational condition.
  • Age-related structural wear: Built in 1964, the dwelling may require deferred maintenance updates including modernized electrical wiring, plumbing checks, and window replacements.
  • Exposed coastal climate: The Atlantic coastal positioning exposes the exterior structure to high winds and salt air, potentially accelerating weathering on paint and masonry.
  • Rural commuting reliance: Living in this townland requires heavy reliance on private vehicle transport for daily errands, school runs, and access to major employment hubs.
  • Potential retrofit costs: Achieving modern energy efficiency standards could necessitate substantial financial investment in heat pumps, solar panels, or external wall insulation.
  • Onsite wastewater verification: Buyers must verify that the registration and percolation area of the septic tank meet current environmental standards to avoid costly remediation.
  • Single-glazed or older joinery: Depending on past renovations, existing window frames may require upgrading to double or triple glazing to prevent heat loss.
  • Oil tank location: The oil storage tank is situated within the adjoining garage, which requires careful safety assessment regarding domestic insurance policy requirements.
  • Local traffic proximity: Situated directly on the main regional road between Kilkee and Doonbeg, front rooms may experience occasional passing vehicular traffic noise.
  • Limited public transport: The immediate rural area lacks frequent public transport links, making a car essential for all daily commuting and social activities.
  • Surface water drainage: Prospective purchasers should inspect the garden grading and perimeter drainage to ensure heavy regional rainfall does not cause pooling.
  • Boundary fence verification: Buyers must cross-reference the title deeds with physical boundaries to confirm that all garden hedges and walls match official records.
  • Roof space insulation: The attic void should be inspected by a surveyor to ensure adequate depth of thermal insulation and check for any timber dampness.
  • Plumbing system check: The existing copper piping and pump shower installations should be tested by a plumber to ensure optimal water pressure throughout.
  • Electrical safety audit: An independent electrical survey is strongly advised to confirm that the fuse board and circuit breakers meet contemporary safety standards.
  • Chimney and fireplace check: The living room features a raised electric fireplace, but buyers should verify if a functional chimney exists for solid fuel heating options.
  • Potential damp issues: Due to the high moisture levels common in coastal environments, thorough checks for penetrating or rising damp are essential during surveys.
  • Broadband availability: High-speed internet connectivity should be independently verified by the buyer to ensure remote working capabilities are fully supported.
  • Local planning restrictions: Future extensions or structural alterations will be subject to local county council planning guidelines regarding rural housing and coastal protection.

Price positioning

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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 appears broadly in line, with a slight undervaluation signal.
  • The asking price of 225,000 euros for a detached bungalow of nearly 118 square meters near popular coastal amenities initially signals a reasonable valuation aligned with regional averages for similar rural coastal housing stock.
  • Valuation signals are supported by a functional three-bedroom layout with an en-suite, an adjoining garage, and an enviable Wild Atlantic Way location, though the absence of a visible BER rating could introduce cautious bidding from prospective buyers.
  • Such a price point could be strongly supported by sustained demand for holiday homes and permanent residences in scenic Clare locations, while potential isolation or required energy efficiency upgrades might undermine competitive buyer interest over time.
  • Overall, the property appears reasonably positioned relative to typical market norms for the area, balancing generous square footage and coastal proximity against standard rural infrastructure requirements like a septic tank and oil heating.

Build Analysis

What we know from similar construction types

  • The property is a detached bungalow built in 1964, providing a floor area of approximately 118 square metres with three bedrooms and two bathrooms.
  • The listing notes an adjoining garage that houses the oil tank and oil burner, which is convenient for maintenance but should be inspected for general condition.
  • Services include mains water and a septic tank; a buyer should verify the registration, capacity, and overall compliance of the septic tank system with current environmental standards.
  • Given the 1964 construction date, a thorough structural survey is recommended to check for potential issues related to insulation, dampness, and outdated electrical or plumbing systems.
  • The property lacks an initial BER rating in the primary description text, though a BER number is referenced; a full energy assessment is advised to determine the exact thermal performance.

Retrofit Cost*

Possible renovating / insulating expenditure

  • Because the exact BER rating is not explicitly detailed in the main description, assuming a potential lower energy rating typical of a 1964-built bungalow, a comprehensive deep retrofit could cost between 30,000 and 50,000 euros.
  • This estimated range would cover upgrading attic and wall insulation, replacing older windows and external doors, and potentially upgrading the oil-fired heating system or installing renewable alternatives such as a heat pump.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost: 1,800 euro to 2,400 euro.
  • Explanation: Given the 118 square meter floor area and the reliance on oil-fired central heating for a property built in 1964, energy consumption is likely to be higher due to older construction standards, though actual costs will vary depending on fuel price fluctuations and individual usage habits.

Pollution Safe

9/10

Environmental situation to investigate

  • The property is located in a rural coastal setting in County Clare, appearing well away from heavy industrial zones, major manufacturing plants, and large-scale waste incinerators.
  • Any minor local emissions are typical of a rural and agricultural environment, though buyers should independently verify the exact history of the immediate land use and the local private septic tank registration.

Flood Safe

8/10

Water overflow reports to follow up

  • The dwelling is situated in an elevated coastal region along the main Kilkee to Doonbeg road, benefiting from a generally sloping topography towards the coast that minimizes severe pooling risks.
  • While distant ocean views indicate proximity to the sea, the specific flood risk at this elevation appears low, though buyers should review local OPW flood maps and investigate coastal weather exposure during severe winter storms.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

  • APARTMENT 33, DOONBEG, CO CLARE

    Sale date
    Declared sale price
    €750,000.00
  • DOONBEG, CLARE

    Sale date
    Declared sale price
    €75,000.00

Recent sales in the wider Kilkee area

  • 19A MOORE BAY, KILKEE, CLARE

    Sale date
    Declared sale price
    €190,000.00
  • 2 WELLFIELD, WEST END, KILKEE

    Sale date
    Declared sale price
    €310,000.00
  • 7A MOOREBAY HOLIDAY HOMES, KILKEE, CO. CLARE

    Sale date
    Declared sale price
    €215,000.00
  • 3 ATLANTIC VIEW, KILKEE, CLARE

    Sale date
    Declared sale price
    €550,000.00
  • ROSE COTTAGE, CIRCULAR ROAD, KILKEE

    Sale date
    Declared sale price
    €235,000.00

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

  • Solicitor legal fees: approximately 1,500 euro to 3,000 euro plus outlay and VAT.
  • Stamp duty: 1 percent of the purchase price up to 1 million euro, which is 2,250 euro for a 225,000 euro property.
  • Land registration fees: approximately 150 euro to 700 euro depending on the registration type and mortgage involvement.
  • Property valuation fees: approximately 150 euro to 300 euro.
  • Surveyor fees: approximately 500 euro to 1,200 euro depending on the depth of the survey.
  • Annual home insurance: approximately 400 euro to 800 euro depending on the coverage and building type.

Forum Talk

What people are saying about this area

  • Locals in the Bealaha, Doonbeg, and Kilkee areas frequently discuss the scenic appeal of living along the Wild Atlantic Way and the balance between rural tranquility and proximity to coastal amenities.
  • Community discussions often highlight seasonal tourism traffic during the summer months, noting the influx of visitors heading towards Kilkee and Doonbeg beaches.
  • Residents frequently share updates regarding local infrastructure, community events, and road maintenance along the main regional routes connecting Kilkee and Doonbeg.
  • Property owners in rural coastal townlands like Bealaha occasionally exchange practical advice on managing private septic systems and sourcing reliable local oil-fired heating services.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The property features a safe rear lawn area and three well-sized bedrooms, making it practical for young children, though buyers should verify the proximity of local schools and childcare facilities.

    7/10
  • Teenagers

    With three bedrooms and an adjoining garage for storage, there is decent space for growing teenagers, but the rural location means they will rely heavily on transport for social activities.

    6/10
  • Multi-generational Living

    The single-level bungalow layout is accessible, but the 118 square meter floor area may feel somewhat compact for extended multi-generational living without reconfiguration.

    5/10
  • Single Buyers

    At the asking price of 225000 euros, this detached home offers plenty of space for single buyers looking to establish a coastal lifestyle with room for guests or a home office.

    8/10
  • Couples

    An ideal setup for couples seeking a peaceful retreat along the Wild Atlantic Way with ample room for visitors and hobbies.

    9/10
  • Empty Nesters

    Single-level bungalow living removes the hassle of stairs, making it well-suited for empty nesters transitioning to a more manageable home.

    8/10
  • Retirees

    The absence of stairs and the manageable plot size cater well to retirees, provided they are comfortable with a rural driving lifestyle for daily errands.

    8/10

Work

3 areas
  • Remote Working

    The three-bedroom layout allows for a dedicated home office space, though buyers should verify the local broadband speeds available.

    7/10
  • Hybrid Commuting

    The rural Co. Clare location involves significant travel times to major employment hubs, making frequent commuting challenging.

    4/10
  • Retired

    An excellent match for retirees seeking a slower-paced coastal environment to enjoy their retirement years.

    9/10

Practical

8 areas
  • Ageing in Place

    The single-level bungalow design makes it highly suitable for ageing in place without the obstacle of stairs.

    9/10
  • Low Maintenance

    Features a cobblelock driveway and low-maintenance gravel areas, though the 1964 build date means buyers should inspect the property thoroughly for maintenance needs.

    7/10
  • Secure Gated Entry

    The property has dual driveway entrances and block wall boundaries, but lacks automated secure gated entry.

    4/10
  • Minimalist Design

    The layout reflects a traditional 1960s bungalow style rather than open-plan minimalist architecture.

    5/10
  • Flexible Floor Plans

    The rooms are well-defined, offering standard versatility for bedroom or home office use.

    6/10
  • Heritage Home

    Built in 1964, it represents a mid-century vernacular build rather than a protected period heritage home.

    3/10
  • Ecological Setup

    The home relies on oil-fired central heating and a septic tank, which are standard for rural properties of this vintage rather than modern eco-features.

    4/10
  • Outdoor areas

    Benefits from a front cobblelock driveway, an adjoining garage, and a private rear lawn with mature hedging and shrubs.

    8/10

Interests

9 areas
  • Gardening

    The property includes a front gravel area and a rear lawn with mature shrubs and hedging, offering a solid foundation for keen gardeners.

    7/10
  • Walking

    The surrounding coastline offers excellent opportunities for cliff walks and scenic seaside strolls.

    8/10
  • Gym

    Dedicated fitness centres and gyms will require travel into the nearest larger towns as they are not immediately on the doorstep.

    3/10
  • Cycling

    The scenic coastal roads along the Wild Atlantic Way provide fantastic cycling routes for enthusiasts.

    8/10
  • Golf

    The region is renowned for its world-class golfing opportunities, making this an exceptional spot for golf lovers.

    9/10
  • Fishing

    The coastal location and proximity to the Atlantic and local waters provide great potential for fishing enthusiasts.

    8/10
  • Horse Riding

    Rural Clare offers various equestrian trails and local stables, suiting those interested in horse riding.

    7/10
  • Water Sports

    With Kilkee and local beaches nearby, the area is a haven for diving, surfing, and a variety of water sports.

    9/10
  • Entertaining

    The kitchen-dining room and rear garden provide a good space for hosting guests, though the rural location means visitors will need to travel.

    7/10

Lifestyle

5 areas
  • Quiet Living

    Situated in the tranquil townland of Bealaha, the property offers a peaceful countryside atmosphere away from major urban congestion.

    9/10
  • Rural Living

    Located along the main Kilkee to Doonbeg road surrounded by coastal countryside, this is a true rural setting.

    9/10
  • Village Living

    Doonbeg village is approximately 4.5 kilometers away, offering convenient access to local community amenities and services.

    7/10
  • Coastal Living

    Superbly positioned along the Wild Atlantic Way with distant ocean views from the reception room and nearby beaches like White Strand and Kilkee.

    10/10
  • Urban Living

    The location is decidedly rural and coastal, offering very little in terms of city or large-town urban conveniences.

    2/10

Social

6 areas
  • Community Involvement

    Nearby Doonbeg and Kilkee foster active local communities with various clubs, societies, and local events.

    7/10
  • Café Culture

    While local seaside resorts offer seasonal spots for coffee, a wider selection of cafe culture requires a short drive to nearby towns.

    6/10
  • Nightlife

    Nightlife is largely limited to local traditional pubs in the nearby villages rather than extensive clubbing or entertainment venues.

    4/10
  • Health/Wellness groups

    Local wellness and fitness groups may exist in the wider community, but buyers should investigate specific classes nearby.

    5/10
  • Networking Opportunities

    Professional networking is sparse in this rural coastal setting, which is better suited to lifestyle buyers than career networkers.

    3/10
  • Tech-Hub Connectivity

    There are no local tech hubs nearby, meaning remote tech workers will rely entirely on home internet connections.

    2/10

Listing information

Agent
DNG O'Sullivan Hurley
Phone
065 684 0200
Published on HouseDelve
5 October 2026
Correction
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Property reference: HD-21C4CCHouseDelve · 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.