Photograph 1 of 26 of Caher, Ballinruan, Crusheen, Clare
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Caher, Ballinruan, Crusheen, ClareV95R296

€450,000

4 Bed~3 Bath~185 m²~BER C3

What you'll like:

  • Generous floor area: The property offers a spacious 185 square meters of living space, providing ample room for a growing family or hosting guests comfortably.
  • Expansive site: Set on approximately 1.3 acres of beautifully landscaped grounds, the property ensures complete privacy, mature greenery, and exceptional outdoor recreation potential.
  • Stunning countryside views: Enjoy breathtaking panoramic vistas across the rolling Clare landscape toward the Burren, enhancing the peaceful and idyllic rural atmosphere.
  • Strategic location: Situated just 10 minutes from Crusheen Village and the M18 motorway, providing convenient access to Ennis, Shannon, Limerick, and Galway.
  • Character craftsmanship: Features a classic country cottage aesthetic with a natural slate roof, double-glazed sash windows, traditional half doors, and exposed oak beams.
  • Impressive open-plan heart: The central kitchen, dining, and living room boasts a vaulted ceiling, Liscannor stone flooring, and a feature fireplace with a traditional crane.
  • Gourmet kitchen space: Equipped with bespoke solid pine kitchen units, a classic Belfast sink, and premium granite worktops for a functional and stylish cooking area.
  • Charming gallery landing: Overlooks the dramatic double-height living area below, creating an ideal versatile space for a reading nook, home office, or television lounge.
  • Private principal suite: The first-floor master retreat features vaulted ceilings, exposed oak beams, quality oak flooring, a dedicated dressing room, and a spacious en-suite bathroom.
  • Flexible bedroom layout: Comprises four bedrooms in total, with three situated on the ground floor to accommodate multi-generational living or guests needing easy access.
  • Multiple en-suite facilities: Includes multiple well-appointed bathrooms and en-suites with quality sanitary ware, reducing morning queues for busy family households.
  • Detached garage workshop: Features a large detached garage with a matching slate roof and electronic doors, providing excellent secure storage and DIY workspace potential.
  • Gardening infrastructure: Includes a dedicated polytunnel in the grounds, offering a fantastic head start for keen gardeners looking to grow their own produce.
  • Self-sufficiency appeal: The property is serviced by a private deep-bored well, enhancing rural independence and potentially lowering ongoing municipal water service costs.
  • Modern heating additions: Enhanced by practical amenities including a wood pellet stove, a solid fuel stove, and a solar tank fitted for improved energy efficiency.
  • Bright family bathroom: The main ground floor bathroom features a full-sized bathtub positioned beneath a sash window, filling the relaxing space with natural daylight.
  • Ample off-street parking: The approach via a quiet country road leads to generous on-site parking space surrounding the mature landscaped gardens.
  • Maintained traditional styling: Traditional finishes and quality fittings successfully complement the cottage-style character throughout every corner of the residence.
  • Tranquil rural lifestyle: Offers a quiet countryside retreat free from heavy urban noise, making it a peaceful sanctuary to unwind after busy workdays.
  • Versatile outbuilding storage: The combination of the large garage and expansive site footprint provides exceptional flexibility for hobbyists, storage needs, and outdoor equipment.

But keep in mind:

  • C3 Energy Rating: The C3 BER rating indicates that the property may require thermal upgrades and additional insulation to achieve modern energy efficiency standards.
  • Private well reliance: Relying on a deep-bored spring well means the buyer must independently test water quality, potability, and pump reliability regularly.
  • Septic tank maintenance: The wastewater treatment system and septic tank require professional inspection, desludging records, and compliance checks during conveyancing due diligence.
  • Remote rural location: The idyllic countryside setting means longer travel times for daily commuting, school runs, grocery shopping, and emergency services response.
  • Heating system complexity: Managing multiple heat sources such as a wood pellet stove, solid fuel stove, and solar tank requires understanding diverse maintenance routines.
  • Potential high heating costs: Vaulted ceilings and open-plan double-height living spaces can be challenging to heat efficiently, potentially driving up winter energy bills.
  • Private road maintenance: Access via a quiet country road means residents may share responsibility for surface upkeep, potholes, and winter clearance.
  • Unverified appliance performance: Sales particulars note that services, systems, and appliances have not been tested, meaning the buyer should budget for potential repairs.
  • Sash window upkeep: Traditional double-glazed sash windows require periodic maintenance, lubrication, and draught-proofing to prevent sticking or timber degradation.
  • Liscannor floor maintenance: Natural stone flooring like Liscannor flagstones can be cold in winter and requires specific sealing and cleaning products to prevent staining.
  • Septic tank regulatory compliance: Buyers must verify that the onsite wastewater treatment system meets current environmental protection agency standards to avoid costly upgrades.
  • Well pump electrical dependency: A private well relies entirely on electricity to supply water, meaning a power outage could temporarily disrupt the home water supply.
  • Exposed timber maintenance: Exposed oak beams and internal timber features require ongoing monitoring for seasonal movement, cracking, or wood-boring insect activity.
  • Limited public transport: The rural Crusheen area lacks frequent public transport options, making private vehicle ownership essential for every household member.
  • Potential damp risks: Traditional cottage features, mature surrounding trees, and stone elements mean the buyer should inspect carefully for rising or penetrating damp.
  • Roof slate maintenance: Natural slate roofs require periodic inspections by a professional roofer to replace cracked or slipped slates after severe winter storms.
  • Solar tank inspection: The fitted solar tank system should be professionally serviced to ensure optimal fluid levels, heat exchanger efficiency, and controller functionality.
  • Wood pellet supply logistics: Sourcing, transporting, and storing wood pellets for the specific stove system requires regular logistical planning and dry storage space.
  • Boundary verification needed: Given the expansive 1.3-acre rural plot, the buyer should commission a land survey to confirm exact boundary fencing and legal rights of way.
  • Limited local amenities: Day-to-day shopping and services will require trips to nearby towns, as immediate village amenities are limited compared to urban locations.

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 looks moderately overvalued compared with the available evidence.
  • The asking price appears somewhat elevated compared to local transaction benchmarks in the surrounding rural area, suggesting a premium is being sought for the property size, extensive private acreage, and the distinct cottage-style aesthetic finishes.
  • Signals pointing towards overvaluation include regional transaction comparables showing substantially lower average sale figures nearby, which indicates the target price sits comfortably above typical secondary market expectations for this rural pocket.
  • Factors that could potentially support this ambitious asking price include the generous 185 square meter floor area, high-end traditional craft features, expansive landscaped grounds, and a substantial detached garage offering exceptional functional utility.
  • Conversely, elements that could undermine this pricing position involve limited localized buyer depth in isolated countryside settings and a moderate C3 energy rating that might require future capital investment by prospective purchasers.

Build Analysis

What we know from similar construction types

  • The property is a detached cottage-style residence built circa 2000, featuring a natural slate roof, double-glazed sash windows, exposed oak beams, vaulted ceilings, and Liscannor stone flooring.
  • A buyer should verify the compliance, planning permissions, and structural integrity of the detached garage and wastewater treatment system / septic tank.
  • The home relies on a private deep-bored spring well, so a buyer should investigate water quality, flow rate, and filtration systems.
  • The property includes renewable and efficiency features such as a solar tank and a wood pellet stove, which should be inspected for operational condition and service history.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost: 2000 euro to 2600 euro.
  • Explanation: With a floor area of 185 square metres and a C3 BER rating, heating requirements for this detached home will be influenced by solid fuel and wood pellet stove usage alongside standard energy systems.

Pollution Safe

9/10

Environmental situation to investigate

  • The property is situated in an idyllic rural countryside setting in County Clare, well removed from major industrial zones, heavy manufacturing, and commercial waste facilities.
  • No apparent legacy industrial pollution or active landfill concerns are documented for the immediate rural townland of Ballinruan, though buyers should verify local agricultural runoff factors typical of rural locations.

Flood Safe

8/10

Water overflow reports to follow up

  • The property sits on an elevated site with panoramic views across the rolling Clare landscape, suggesting a lower topographical risk of pluvial or fluvial flooding.
  • As a rural property utilizing a private deep-bored well and on-site wastewater treatment, prospective buyers should verify local drainage conditions and check standard regional flood mapping as part of their pre-purchase surveys.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

  • CUAN, BALLINRUAN, CRUSHEEN

    Sale date
    Declared sale price
    €143,000.00

Recent sales in the wider Crusheen area

  • 57 RADHARC AN DUN, CRUSHEEN, CLARE

    Sale date
    Declared sale price
    €390,000.00
  • BALLINRUAN, CRUSHEEN, CLARE

    Sale date
    Declared sale price
    €223,000.00
  • CARROWKEELMORE, CRUSHEEN, CO. CLARE

    Sale date
    Declared sale price
    €90,000.00
  • PARK BALLINRUAN, CRUSHEEN, BALLINRUAN

    Sale date
    Declared sale price
    €218,000.00
  • 34 INCHICRONAN, CRUSHEEN, CLARE

    Sale date
    Declared sale price
    €345,000.00

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 4500 euro to 45000 euro depending on the applicable residential tier for a 450000 euro purchase.
  • Solicitor legal fees: approximately 1500 euro to 3000 euro plus outlay and VAT.
  • Land registration fees: approximately 600 euro to 800 euro for property registration and registry of deeds.
  • Property valuation fees: approximately 150 euro to 300 euro.
  • Surveyor fees: approximately 500 euro to 1200 euro depending on the type of structural survey.
  • Annual home insurance: approximately 500 euro to 900 euro for a detached rural property.

Forum Talk

What people are saying about this area

  • Local residents and community groups in Crusheen frequently discuss rural infrastructure improvements, including road maintenance and local traffic calming measures.
  • Community forums often highlight the scenic appeal and peaceful rural lifestyle of the Ballinruan and Crusheen areas, noting its proximity to the Burren landscape.
  • Discussions in regional groups often touch upon the convenience of the M18 motorway for commuters travelling towards Ennis, Shannon, Limerick, and Galway.
  • Local interest groups frequently share news regarding rural water schemes, private well maintenance, and sustainable living initiatives in County Clare.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The property provides 1.3 acres of private landscaped grounds, offering a secure and expansive natural environment for young children to play safely.

    8/10
  • Teenagers

    Four bedrooms and a gallery landing provide good separation of space, though the rural location means teenagers will rely entirely on parents for transport to social activities.

    7/10
  • Multi-generational Living

    A well-laid-out ground floor with multiple bedrooms and en-suite facilities makes this home highly suitable for accommodating extended family members.

    8/10
  • Single Buyers

    A 185 square meter four-bedroom detached home on 1.3 acres requires significant maintenance and financial investment that may exceed a single buyer's needs.

    4/10
  • Couples

    Offers generous living space and a peaceful retreat for couples looking to enjoy country living with ample room for home working or hosting visitors.

    7/10
  • Empty Nesters

    Provides single-level ground floor bedroom options alongside a private first-floor principal suite, making it practical for ageing in place.

    8/10
  • Retirees

    The peaceful countryside setting and ground floor bedrooms support retirement living, although upkeep of the 1.3-acre site should be considered.

    7/10

Work

3 areas
  • Remote Working

    Features a charming gallery landing ideal for a home office setup, combined with a peaceful rural environment suited to focused work.

    8/10
  • Hybrid Commuting

    Conveniently located just 10 minutes from the M18 motorway, facilitating access to Ennis, Shannon, Limerick, and Galway for hybrid workers.

    6/10
  • Retired

    An exceptional layout for retirees seeking a private, characterful country home with ground-floor accommodation options.

    9/10

Practical

8 areas
  • Ageing in Place

    Ground floor features three bedrooms and a family bathroom, making single-level living entirely feasible.

    8/10
  • Low Maintenance

    Maintaining 1.3 acres of landscaped grounds, a detached garage, and a traditional cottage-style home requires ongoing effort and property upkeep.

    4/10
  • Secure Gated Entry

    The property offers complete privacy along a quiet country road, though gated security features are not explicitly detailed.

    3/10
  • Minimalist Design

    The home features rich traditional character, including exposed oak beams, vaulted ceilings, Liscannor stone floors, and a natural slate roof.

    2/10
  • Flexible Floor Plans

    Thoughtfully laid out accommodation with ground-floor bedrooms, an en-suite guest room, and a versatile first-floor principal suite and gallery.

    8/10
  • Heritage Home

    While built circa 2000, the property meticulously blends traditional craftsmanship with classic country cottage aesthetics.

    7/10
  • Ecological Setup

    Benefits from a private deep-bored well, solar tank fitted, wood pellet stove, and a wastewater treatment system for the septic tank.

    8/10
  • Outdoor areas

    Set on 1.3 acres of mature gardens with a large detached garage and a polytunnel, offering exceptional outdoor space.

    10/10

Interests

9 areas
  • Gardening

    Features 1.3 acres of beautifully landscaped grounds, established shrubbery, mature trees, and an included polytunnel for gardening enthusiasts.

    10/10
  • Walking

    Positioned along a quiet country road with breathtaking panoramic views and scenic proximity to the Burren landscape.

    9/10
  • Gym

    There are no dedicated fitness facilities on site, and commercial gyms would require a drive toward larger nearby towns.

    3/10
  • Cycling

    Quiet country roads surrounding the property offer scenic cycling routes, though caution is required on rural lanes.

    7/10
  • Golf

    While the rural setting is peaceful, local golf courses will require a short drive to reach regional hubs.

    5/10
  • Fishing

    The rural County Clare location offers proximity to various inland lakes and waterways suitable for fishing.

    6/10
  • Horse Riding

    The extensive 1.3-acre plot and rural surroundings lend themselves well to equestrian interests, subject to verifying local stabling options.

    7/10
  • Water Sports

    Inland rural setting does not offer immediate access to water sports facilities.

    3/10
  • Entertaining

    The stunning open-plan kitchen, dining, and living room with vaulted ceilings and Liscannor stone flooring provides an exceptional space for hosting guests.

    9/10

Lifestyle

5 areas
  • Quiet Living

    Nestled in an idyllic countryside setting with complete privacy, mature gardens, and stunning panoramic views of the rolling landscape.

    10/10
  • Rural Living

    Set on approximately 1.3 acres with a private deep-bored well, surrounded by nature and approached via a quiet country road.

    10/10
  • Village Living

    Located just 10 minutes from Crusheen Village, balancing rural seclusion with reasonable proximity to local community amenities.

    6/10
  • Coastal Living

    Situated inland in County Clare with views of the rural landscape and the Burren rather than coastal access.

    3/10
  • Urban Living

    This is a deeply rural property, though it provides reasonable driving access to Ennis, Shannon, Limerick, and Galway via the nearby M18.

    2/10

Social

6 areas
  • Community Involvement

    Proximity to Crusheen Village encourages participation in local community life and events.

    7/10
  • Café Culture

    Cafés are sparse in the immediate rural vicinity and will typically require a drive into nearby towns.

    4/10
  • Nightlife

    The property offers deep rural tranquillity with virtually no nightlife options directly nearby.

    2/10
  • Health/Wellness groups

    Local wellness and fitness groups can be accessed via nearby towns accessible through the M18 corridor.

    5/10
  • Networking Opportunities

    Networking is limited by the rural location, though regional employment centres remain reachable by car.

    3/10
  • Tech-Hub Connectivity

    Buyers should verify broadband speeds and connectivity standards, as remote rural locations can occasionally experience variable service.

    3/10

Listing information

Agent
Quinn Property Management
Phone
065 682 4343
Published on HouseDelve
20 September 2026
Correction
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Property reference: HD-78083AHouseDelve · 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.