Castleroberts, Adare, County LimerickV94DYR2
€575,000
4 Bed~1 Bath~BER C
What you'll like:
- Prestigious village proximity: Situated just moments from Adare, providing convenient access to renowned restaurants, boutique shops, and local primary schools.
- Ryder Cup proximity: Located right beside the world-famous Adare Manor Golf Club, which is set to host the prestigious 2027 Ryder Cup event.
- Generous site size: Occupies an appealing and well-proportioned 0.51-acre plot offering ample outdoor space for families and gardening enthusiasts.
- Private south-west gardens: Features a beautifully maintained rear garden surrounded by mature hedging and established trees that enjoy wonderful afternoon sunlight.
- Upgraded septic system: Includes a private wastewater treatment setup that was reportedly upgraded approximately two years ago, reducing immediate replacement needs.
- Detached garage structure: Benefits from a large detached garage complete with an adjoining shed and a W.C., offering excellent auxiliary storage or workshop potential.
- Ample parking space: Features a generous tarmac driveway with dedicated set-down and circulation areas capable of accommodating multiple vehicles comfortably.
- Substantial family accommodation: Provides four well-proportioned bedrooms alongside an additional office or flexible fifth bedroom space to suit growing families.
- Bright living configuration: Includes an open-plan kitchen, living, and dining room measuring over seven meters with direct patio door access to the rear.
- Convenient utility room: Offers a fully plumbed separate utility space measuring nearly three meters, keeping laundry separate from the main kitchen areas.
- Built-in wardrobe storage: Every bedroom comes equipped with integrated wardrobes, maximizing usable floor space and reducing immediate furniture investment needs.
- Additional attic storage: Includes a floored attic space that provides significant extra storage capacity for seasonal items and household goods.
- Energy-efficient glazing: Fitted throughout with double-glazed UPVC windows that help maintain interior warmth and reduce external noise transmission.
- Walkable hotel amenity: Located a mere five-minute walk from the local hotel and leisure complex, offering easy access to swimming and fitness facilities.
- Solid construction era: Built in 1992, combining the spacious room proportions of modern construction with a mature, established residential neighbourhood setting.
- Resale value retention: Properties in this premier geographical location historically hold their market value well due to exceptional lifestyle demand.
- Outdoor entertainment readiness: The expansive lawn areas and patio doors create an ideal environment for outdoor dining and family gatherings.
- Quiet residential atmosphere: Positioned within a peaceful setting that avoids heavy passing traffic while remaining exceptionally close to village amenities.
- Development potential: The generous plot size and structure offer great future potential to extend the footprint if required by a buyer.
- Clear BER rating: Achieves a respectable C energy rating, indicating reasonable baseline efficiency while leaving room for future green upgrades.
But keep in mind:
- Moderate energy rating: A BER rating of C means the home will likely require insulation or heating upgrades to achieve optimal modern energy efficiency.
- Single family bathroom: Despite offering four or five bedrooms, the house features only one main bathroom and one ensuite, which may create morning queues.
- Septic tank due diligence: Buyers must independently verify that the recently upgraded septic tank fully complies with current environmental and local authority standards.
- Utested mechanical services: The selling agent explicitly notes that heating, plumbing, and electrical fixtures have not been tested and require professional inspection.
- Missing floor area data: The total square footage is not provided in the listing, requiring buyers to verify exact dimensions during a physical viewing.
- Private drainage maintenance: Relying on a septic tank rather than public mains sewerage involves ongoing maintenance responsibilities and periodic sludge emptying costs.
- Potential modernization needs: While well-maintained, elements of the 1992 interior finishes may require cosmetic updating to match contemporary design preferences.
- Proximity tourist traffic: The extreme popularity of the nearby village and golf resort can result in significant seasonal tourist congestion on local roads.
- Unverified boundary lines: Buyers should have their legal representative carefully examine the 0.51-acre site maps to confirm exact title boundaries and access rights.
- Floored attic limitations: A floored attic is not automatically certified for habitable use, so buyers should check planning permissions if considering conversion.
- Garage compliance checks: Buyers must ensure that the detached garage and its internal W.C. fully comply with original planning permissions and building regulations.
- Water supply verification: The listing does not specify whether the property uses a private well or public mains water, requiring formal investigation.
- Oil or gas reliance: Heating fuel specifics are not fully detailed, meaning buyers should inspect the boiler age, efficiency, and fuel storage type.
- Future development disruption: Ongoing local infrastructure work related to major golf tournaments could cause temporary traffic disruption in the surrounding area.
- High market entry price: An asking price of €575,000 places high expectations on the property condition and necessitates thorough structural surveying.
- Roof space insulation: Given the 1992 build date, buyers should inspect attic insulation depths to ensure they meet current recommendations for heat retention.
- Surface water drainage: The large tarmac driveway and patio areas require proper runoff management to prevent any potential pooling near the foundations.
- Window seal longevity: Double-glazed UPVC windows from older installation periods should be checked for compromised seals or condensation between the panes.
- Boundary hedging upkeep: Mature trees and hedging surrounding the 0.51-acre plot will require ongoing seasonal maintenance to prevent encroachment.
- Electrical system age: The electrical consumer unit and wiring should be professionally evaluated to ensure they meet current safety standards for modern family use.
Price positioning
?
- The asking price appears somewhat elevated compared to broader regional transaction benchmarks, reflecting a significant premium for the immediate lifestyle proximity to a globally renowned golf resort and highly desirable village amenities.
- Upward pricing signals are driven by the generous site size, extensive outbuildings, and overall private residential setting, though wider market sales data in the vicinity generally reflects lower median figures for established properties.
- Strong local demand and limited supply in this specific destination tier could potentially support such a valuation, whereas broader economic headwinds or potential modernization costs might challenge the sustainability of this premium.
- Buyers will need to weigh the exceptional location advantages against the requirement for any structural or energy efficiency upgrades implied by the current building energy rating when determining their final offer strategy.
Build Analysis
What we know from similar construction types
- The property is a detached bungalow constructed in 1992, offering single-story living with four bedrooms and a floored attic providing additional storage.
- A septic tank is present on site and was reportedly upgraded approximately two years ago; a buyer should verify compliance and maintenance records for this system.
- The house features double-glazed uPVC windows and a detached garage with an adjoining shed and W.C., which adds useful utility space.
- Given the 1992 build date, a buyer should investigate the existing insulation levels and heating systems to determine if future upgrades are desirable.
- The generous circa 0.51-acre site and structure offer potential to develop and extend, subject to obtaining the necessary planning permissions.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: Approximately €1,800 to €2,400.
- Explanation: Given the C BER rating and a detached bungalow layout without a clearly specified floor area, energy consumption for heating will be moderate to high, influenced by the detached nature of the property and prevailing energy prices.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a predominantly rural residential setting, appearing well removed from heavy industrial sites, major incinerators, or active large-scale landfills.
- Any potential local concerns regarding private wastewater treatment systems, such as septic tanks, should be verified via standard environmental and structural surveys.
Flood Safe
8/10Water overflow reports to follow up
- The general Adare area includes stretches near the River Maigue that have historically experienced localized flooding warnings during extreme weather events.
- Buyers should check specific local flood maps and undertake standard environmental due diligence to confirm the precise flood risk profile of the exact site.
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
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
ARDNAPREAGHAUN, ADARE, CO LIMERICK
- Sale date
- Declared sale price
- €200,000.00
LISSAMOTA, ADARE, LIMERICK
- 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 €57,500 based on the 10 percent rate for non-residential or higher-tier residential transactions, or €5,750 to €17,250 depending on standard residential property tax brackets.
- Solicitor legal fees: Generally ranging from €1,500 to €3,000 plus VAT and outlays.
- Land registration fees: Around €600 to €800 for property registration and mapping.
- Property valuation fee: Typically between €150 and €300 for mortgage purposes.
- Surveyor fees: Estimated between €500 and €1,200 depending on the level of detail required for a structural survey.
- Annual home insurance: Roughly €400 to €800 per year depending on the policy coverage and location.
Forum Talk
What people are saying about this area
- Locals and community groups frequently discuss the ongoing preparations and local infrastructure updates surrounding Adare in anticipation of the upcoming Ryder Cup at Adare Manor.
- Residents on regional forums often highlight the charm and strong community spirit of Adare, noting its boutique shops, schools, and popular walking amenities near local hotels.
- Traffic management and local road improvements are common discussion points among residents, particularly regarding peak times near the main street and approach routes.
- Property owners in the rural outskirts often share advice on private services such as septic tank maintenance and upgrading home energy efficiency.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
The property features a generous 0.51-acre site with safe, private lawn spaces for children to play, and is located just a short distance from excellent primary schools in Adare.
- Teenagers8/10
With four spacious bedrooms plus an office or additional bedroom space, there is ample room for growing teenagers, though public transport options should be verified.
- Multi-generational Living7/10
The single-level bungalow layout is accessible and avoids stairs, making it suitable for multi-generational living, though interior adaptations might be considered.
- Single Buyers6/10
A four-bedroom detached home on half an acre is quite large for a single occupant, potentially involving higher ongoing maintenance.
- Couples9/10
Offers generous living spaces and a peaceful setting near Adare village, ideal for couples looking for space to entertain or work from home.
- Empty Nesters8/10
Single-level bungalow living is very practical for empty nesters looking to avoid stairs, though the 0.51-acre garden requires upkeep.
- Retirees8/10
The single-story layout supports ageing in place well, and the peaceful location near Adare village amenities appeals to retirees.
Work
3 areas- Remote Working8/10
Features a dedicated office or fifth bedroom space with patio doors to the rear, ideal for remote work, though broadband speeds should be verified.
- Hybrid Commuting7/10
Convenient location for accessing Limerick and main regional road networks, making hybrid commuting viable.
- Retired9/10
The single-level bungalow and peaceful community make it a very suitable home for those who are retired.
Practical
8 areas- Ageing in Place9/10
A detached bungalow layout with no internal stairs makes this property exceptionally well-suited for ageing in place.
- Low Maintenance6/10
While the interior is well-maintained, the 0.51-acre grounds and detached garage require regular upkeep.
- Secure Gated Entry4/10
Features a generous tarmac driveway and set down area, though gated entry is not explicitly mentioned and would need to be installed if desired.
- Minimalist Design5/10
Traditional 1992 bungalow layout with separate rooms rather than open-plan ultra-minimalist architecture.
- Flexible Floor Plans8/10
Includes four bedrooms plus an office or fifth bedroom, along with a floored attic and potential to extend if required.
- Heritage Home3/10
Constructed in 1992, this is a modern bungalow rather than a period or heritage home, though located in a historic area.
- Ecological Setup6/10
Includes a C BER rating and a septic tank upgraded approximately two years ago; further energy upgrades could enhance its ecological profile.
- Outdoor areas10/10
Boasts a beautiful south-west facing rear garden with mature hedging, trees, lawns, plus a detached garage with an adjoining shed.
Interests
9 areas- Gardening10/10
Features a beautifully maintained circa 0.51-acre site with established trees, lawns, and colourful planting, ideal for gardening enthusiasts.
- Walking8/10
Close proximity to Adare village and local amenities like the Woodlands Hotel and Leisure Complex supports daily walking.
- Gym6/10
The Woodlands Hotel and Leisure Complex is just a 5-minute walk away, offering local leisure and fitness facilities.
- Cycling7/10
The surrounding country roads offer pleasant cycling routes towards Adare and the wider Limerick countryside.
- Golf10/10
Located right on the doorstep of the iconic Adare Manor Golf Club, set to host the Ryder Cup in 2027.
- Fishing7/10
County Limerick offers various angling opportunities nearby, though buyers should verify local river access and permits.
- Horse Riding6/10
The semi-rural setting provides a good base for equestrian interests, with potential livery options to be investigated locally.
- Water Sports2/10
The inland location does not offer immediate access to water sports facilities.
- Entertaining9/10
Spacious open living areas and a magnificent south-west facing rear garden provide an excellent environment for hosting guests.
Lifestyle
5 areas- Quiet Living9/10
Set in a quiet and private residential setting in Castleroberts, offering a peaceful atmosphere away from heavy urban noise.
- Rural Living7/10
Situated on a generous site surrounded by mature hedging and trees, providing a semi-rural feel while remaining close to the village.
- Village Living9/10
Located just a short distance from the world-renowned village of Adare, with its picturesque main street, coffee houses, and boutiques.
- Coastal Living1/10
The property is located inland in County Limerick and is not near the coast.
- Urban Living3/10
This is a quiet residential and semi-rural location rather than an urban center, though Limerick city is accessible by car.
Social
6 areas- Community Involvement8/10
Proximity to Adare village encourages participation in local community events, clubs, and heritage groups.
- Café Culture8/10
Adare main street features renowned restaurants, chic coffee houses, and boutique shops within easy reach.
- Nightlife5/10
Local amenities include welcoming hosteleries in the village, though extensive nightlife requires travel into Limerick City.
- Health/Wellness groups7/10
The nearby Woodlands Hotel and Leisure Complex offers wellness and health facilities.
- Networking Opportunities5/10
Primarily a residential and tourist village; professional networking is more accessible by commuting to Limerick.
- Tech-Hub Connectivity4/10
Buyers should verify local broadband capabilities to ensure high-speed tech connectivity for remote professional roles.
Listing information
- Agent
- GVM Auctioneers - Limerick
- Phone
- 061 413 522
- Published on HouseDelve
- 11 September 2026
- Correction
- Report an issue
HD-D43E36HouseDelve · 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.