Clooneen, Westport, Co. MayoF28X281
€1,200,000
6 Bed~7 Bath~317 m²~BER B2
What you'll like:
- Coastal Proximity Advantage: Situated just 100 metres from the Clew Bay shoreline, this property offers incredible access to coastal walks and maritime scenery that will deeply appeal to nature lovers.
- Walkway Connectivity: A dedicated 1.8 km coastal pedestrian pathway links the residence directly to Westport Quay, providing safe and scenic walking routes to local amenities.
- Efficient B2 Rating: The impressive B2 energy rating confirms robust thermal efficiency, which helps maintain comfortable indoor temperatures and can potentially qualify buyers for green mortgage rates.
- Renewable Solar Installation: Fourteen solar panels installed in 2024 generate electricity and heat water, significantly reducing daily utility overheads and lowering the household carbon footprint.
- Modernized Heating System: A newly installed Grant oil condensing boiler paired with ground floor underfloor heating ensures modern, reliable warmth throughout the primary living spaces.
- Spacious Accommodation: Featuring six generously proportioned bedrooms and seven bathrooms, this expansive home easily accommodates large families or frequent visiting guests without feeling overcrowded.
- Ground Floor Suites: Four large double en-suite bedrooms on the ground floor provide excellent single-level living convenience for residents or guests with reduced mobility.
- Flexible Upper Layout: The first floor includes a large partially finished room offering fantastic potential to customize an extra living space, home office, or secondary lounge.
- Landscaped Grounds: Set on 0.62 acres of meticulously landscaped gardens, the property boasts Liscannor stone terracing, manicured lawns, and mature plantings that create a private sanctuary.
- Outdoor Dining Space: A substantial raised south-west facing non-slip porcelain terrace captures afternoon and evening sun, creating an ideal setting for summer entertaining and al fresco meals.
- Robust Extension Foundations: The engineered base of the rear terrace provides structural foundations ready to support a potential two-storey extension if future expansion is desired.
- Charming Water Feature: A custom-built stone canal housing a meandering small stream with a stone archway adds a unique, tranquil aesthetic to the delightful garden landscape.
- Secure Gated Entrance: The property is fronted by an electric gate and surrounded by hand-built local stone walls, ensuring privacy, safety, and a strong sense of arrival.
- Detached Garage Storage: A practical detached garage equipped with electricity and a roller door offers secure vehicle parking, additional storage, or a handy workshop area.
- Dedicated Wellness Amenity: A Canadian cedar sauna installed in 2024 with wifi connectivity provides a luxurious wellness feature right at home for ultimate relaxation.
- Entertainment Flow: Interconnecting living and dining rooms with high ceilings and decorative cornicing create a grand, open-plan atmosphere that is exceptionally well-suited for hosting gatherings.
- Gourmet Kitchen Space: The bright kitchen features granite countertops, an island breakfast bar, and a triple aspect seating area that connects seamlessly to the sunny rear terrace.
- Integrated Conveniences: Built-in features like a central vacuum hoover system and dedicated utility room enhance daily housekeeping efficiency and overall home convenience.
- Scenic Glimpses: Woodland gaps offer picturesque glimpses of both the sea and the iconic Croagh Patrick mountain, blending natural beauty into the everyday residential experience.
- Desirable Location: Positioned in one of Westport's most sought-after residential areas, the home promises enduring lifestyle appeal and strong long-term capital preservation.
But keep in mind:
- Substantial Asking Price: The high asking price of €1,200,000 requires buyers to undertake rigorous financial planning and ensure local market values support this investment level.
- Unfinished Space Inspection: The large partially finished room on the first floor requires careful structural and cost evaluation to determine the true expense of completing the space.
- Extension Foundation Verification: Buyers planning to utilize the engineered terrace base for a future two-storey extension should have structural engineers verify load-bearing capabilities and planning compliance.
- Coastal Moisture Exposure: Being only 100 metres from the shoreline exposes exterior materials, paintwork, and metal fittings to higher levels of salt spray, requiring increased maintenance.
- On-Site Wastewater Checks: Buyers should independently verify whether the property relies on a septic tank or mains sewage, and inspect the system's current compliance and capacity.
- Water Source Confirmation: It is important to confirm whether the property's water supply is connected to the mains network or a private well, checking quality and flow consistency.
- Plumbing System Longevity: With seven bathrooms and underfloor heating manifolds, a thorough plumbing survey is recommended to check for hidden leaks or scale buildup.
- Roof and Attic Inspection: The presence of multiple Velux windows and converted roof spaces means buyers should check attic insulation continuity and window seals for potential drafts.
- Solar Panel Warranty Transfer: Buyers must verify that the 14 solar panels installed in 2024 come with transferable manufacturer warranties and fully documented micro-generation grid connections.
- Boiler Maintenance History: While the oil condensing boiler is new, purchasers should request formal commissioning certificates and service records to ensure warranty validity.
- Electrical System Capacity: Given the integration of heavy-load amenities like a sauna, multiple en-suites, and electric gates, an electrical load test should be performed by a certified electrician.
- Boundary Line Verification: The extensive landscaped grounds and stone walls should be checked against official land registry maps to confirm exact property boundaries and prevent disputes.
- Planning Permission Compliance: Buyers need to ensure all historical additions, including the detached garage and garden structures, possess proper local authority planning permissions.
- Flood Risk Assessment: Given the close proximity to the sea and a meandering stream on the grounds, a formal flood risk assessment is recommended to evaluate long-term vulnerability.
- Radon Gas Testing: As with many properties in the region, conducting a radon gas test during the due diligence period is advisable to ensure indoor air safety.
- Property Tax Evaluation: The Local Property Tax band associated with this high-value asking price should be calculated precisely to factor into ongoing yearly ownership costs.
- Vegetation and Root Management: Mature woodlands surrounding the property require inspection to ensure nearby tree roots do not threaten underground drainage or boundary walls.
- Pond and Drainage Maintenance: The decorative pond and fountain feature require evaluation to ensure proper filtration systems are in place and surface water drainage functions correctly.
- Access and Right of Way: Buyers should confirm that the approach roadways and entrance arrangements are fully taken in charge by the local council or subject to clear maintenance agreements.
- Future Local Development: Investigating nearby zoning or development plans around Westport Quay will help ensure that surrounding neighborhood character and scenic views remain protected.
Price positioning
?
- The asking price reflects a premium valuation tier, driven by exceptional coastal proximity and expansive high-specification square footage that significantly exceeds standard regional transactions.
- Upward pricing signals are supported by extensive recent energy efficiency upgrades, including a strong B2 rating, solar installations, and high-end interior features like a dedicated sauna and multiple en-suites.
- Potential downward pressure or valuation risks could stem from the limited pool of buyers capable of servicing a million-euro-plus mortgage in this specific regional coastal micro-market.
- Relevant market comparisons indicate that while typical regional properties trade at substantially lower figures, prime coastal locations command significant premiums that justify the higher asking bracket.
Build Analysis
What we know from similar construction types
- The property was constructed in 2004 as an architecturally designed residence featuring high ceilings, cornicing, and oak internal finishes, presenting an overall standard of build that appears to be well-maintained.
- Buyers should investigate the structural engineering of the rear terrace, which the listing notes has been engineered to provide foundations for a future two-storey extension, ensuring compliance and correct load-bearing capabilities if any future expansion is considered.
- The house features a B2 energy rating, bolstered by recent 2024 upgrades including 14 solar panels for electricity and hot water generation, a new Grant oil condensing boiler, and ground-floor underfloor heating, which buyers should verify via the BER cert.
- A large partially finished room on the first floor offers potential for multiple uses; buyers should verify if planning permission or building control compliance was originally secured or is required for its intended final layout.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is between €2,200 and €3,000.
- Despite having a relatively efficient B2 BER rating, modern oil condensing boiler, and underfloor heating, the large floor area of approximately 317 square meters across six bedrooms and multiple reception rooms will result in significant energy consumption during colder months.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a scenic coastal residential area with no apparent proximity to heavy industrial plants, major landfills, or waste incinerators.
- Any historical or localized environmental risks are minimal, though standard routine checks for local agricultural runoff or private septic infrastructure can be conducted by the buyer.
Flood Safe
7/10Water overflow reports to follow up
- The residence is situated approximately 100 metres from the shoreline of Clew Bay, meaning low-lying coastal sections nearby should be evaluated for potential tidal or extreme weather flood risks.
- While elevated features on the site provide a buffer, buyers are advised to review official local authority flood maps and verify insurance availability for coastal proximity.
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 Westport area
CARNACLAY, WESTPORT, MAYO
- Sale date
- Declared sale price
- €525,000.00
4 CLEW BAY CLOSE, QUAY RD, WESTPORT
- Sale date
- Declared sale price
- €400,000.00
CLUAIN ARD, WESTPORT, MAYO
- Sale date
- Declared sale price
- €455,000.00
KNOCKMUINARD, CLOGHER, WESTPORT
- Sale date
- Declared sale price
- €70,000.00
13 UPPER QUAY, WESTPORT, MAYO
- Sale date
- Declared sale price
- €420,000.00
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 €120,000 calculated at 10% for residential property value above €1,000,000.
- Solicitor legal fees: roughly €3,000 to €6,000 excluding outlays and VAT.
- Land registration fees: around €600 to €800 depending on the property value and digital mapping requirements.
- Property valuation fees: approximately €150 to €300 for a standard mortgage valuation report.
- Surveyor fees: roughly €1,000 to €2,000 for a detailed structural survey on a larger home.
- Annual home insurance: estimated between €1,000 and €1,800 depending on the level of coverage and location.
Forum Talk
What people are saying about this area
- Locals frequently highlight Clooneen and the Westport Quay area as a highly desirable, peaceful residential setting close to Clew Bay.
- Residents often discuss the convenience of the 1.8 km coastal pedestrian pathway leading directly from the local area to Westport Quay amenities and the Sheebeen Restaurant.
- Community forums regularly praise the natural beauty of the surroundings, noting proximity to local walking trails, sea swimming spots, and Croagh Patrick views.
- Traffic and pedestrian safety along the coastal approach into Westport Quay are occasionally mentioned during peak tourist season.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property offers ample space with six bedrooms, secure gated entry, and generous gardens for young children to play safely.
- Teenagers8/10
Six double bedrooms and multiple living spaces provide plenty of privacy and independence for growing teenagers.
- Multi-generational Living8/10
The large footprint, ground floor bedrooms with en-suites, and flexible layout make this very suitable for extended family arrangements.
- Single Buyers3/10
A six-bedroom home of this scale and price point is typically far too large and high-maintenance for a single buyer.
- Couples6/10
Wonderful for couples who love to entertain or desire extensive home office spaces, though the size is larger than necessary for just two people.
- Empty Nesters7/10
Features ground floor bedroom suites that support future planning, though the overall property and extensive gardens require upkeep.
- Retirees7/10
Ground floor accessibility including multiple en-suite bedrooms and a sauna support long-term living, though garden maintenance is substantial.
Work
3 areas- Remote Working10/10
Includes dedicated office spaces on both floors, high energy efficiency, solar panels, and a peaceful environment ideal for home-based professionals.
- Hybrid Commuting6/10
Good local road links to Westport, though longer commutes to major cities would be challenging.
- Retired8/10
Single-level ground floor bedrooms, a sauna, and tranquil surroundings cater excellently to a comfortable retirement.
Practical
8 areas- Ageing in Place8/10
Four large ground floor en-suite bedrooms and accessible main living spaces facilitate comfortable long-term living.
- Low Maintenance5/10
A large 317 m² home with extensive landscaped gardens and stone features requires regular upkeep.
- Secure Gated Entry10/10
Fronted by an electric gate with security alarms and cameras for enhanced privacy and security.
- Minimalist Design4/10
Features traditional high ceilings, detailed cornicing, oak joinery, and rich character rather than stark minimalism.
- Flexible Floor Plans9/10
Includes a large unfinished first-floor space with multiple potential uses, plus a ground floor layout adaptable for office or guest needs.
- Heritage Home3/10
Built in 2004 as an architecturally designed modern residence rather than a traditional heritage property.
- Ecological Setup9/10
Features a strong B2 BER rating, 14 recently installed solar panels, a new oil condensing boiler, and underfloor heating.
- Outdoor areas10/10
Exceptional outdoor space featuring Liscannor stone terraces, a raised porcelain patio engineered for a future extension, and a pond.
Interests
9 areas- Gardening10/10
A true gardener's dream with a landscaped 0.62-acre site, mature plantings, a vegetable garden, and a stone-built canal with a stream.
- Walking10/10
Features a 1.8 km coastal pedestrian pathway right from the property leading past popular local spots toward Westport Quay.
- Gym6/10
Includes an in-house Canadian cedar sauna, but a dedicated home gym would need to be set up in one of the many spare rooms.
- Cycling8/10
Located in scenic County Mayo with great local routes and proximity to the coast and Westport town.
- Golf7/10
Westport offers great local golfing amenities within easy driving distance of this coastal location.
- Fishing9/10
Superb proximity to Clew Bay and local marine environments makes this an exceptional spot for fishing enthusiasts.
- Horse Riding6/10
Rural and coastal surroundings offer good local potential for equestrian activities, though there are no dedicated equine facilities on-site.
- Water Sports9/10
Being 100 metres from Clew Bay with nearby piers and beaches makes it ideal for sea swimming, kayaking, and water sports.
- Entertaining10/10
Interconnecting living and dining rooms, an expansive kitchen with an island, and a massive south-west facing terrace designed for al fresco dining.
Lifestyle
5 areas- Quiet Living9/10
Set on a secluded, beautifully landscaped 0.62-acre site near the coastline away from heavy urban hustle.
- Rural Living6/10
While located in a scenic coastal area near Westport, it sits on the outskirts of town rather than a remote rural farm setting.
- Village Living7/10
Close proximity to Westport Quay and local amenities provides a friendly, community-oriented village feel.
- Coastal Living10/10
Located just 100 metres from the shoreline of Clew Bay with sea glimpses, pebble beaches, and piers nearby.
- Urban Living4/10
Situated a few kilometres outside Westport town centre, offering a peaceful sanctuary rather than downtown urban convenience.
Social
6 areas- Community Involvement7/10
Proximity to Westport Quay and active local amenities encourages engagement with the welcoming local community.
- Café Culture7/10
Easy access to Westport Quay and the vibrant town centre provides plenty of local cafes and dining spots.
- Nightlife6/10
Local bars like the Sheebeen are nearby, with a wider selection of pubs and entertainment a short drive away in Westport.
- Health/Wellness groups7/10
Includes an on-site cedar sauna and wellness-friendly coastal environment, with local groups accessible in town.
- Networking Opportunities5/10
Primarily a residential and coastal retreat, requiring travel to larger business hubs for extensive professional networking.
- Tech-Hub Connectivity6/10
Excellent home office infrastructure, though physical proximity to major tech hubs is limited.
Listing information
- Agent
- Sherry Fitzgerald Crowley
- Phone
- 098 29009
- Published on HouseDelve
- 21 September 2026
- Correction
- Report an issue
HD-B83369HouseDelve · 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.