Clouna South, Ennistymon, Clare
€70,000
BER B3
What you'll like:
- Affordable asking price: The property is offered at an accessible entry price of seventy thousand euros, which helps minimize initial capital outlay for self-builders.
- Active planning permission: The site benefits from full planning permission granted under reference P22524, significantly reducing initial development hurdles and administrative delays.
- Generous plot size: Spanning approximately zero point five one acres, the plot provides ample space for a substantial family dwelling and outdoor amenities.
- Established folio registration: The land is clearly identified within folio CE46932F, providing straightforward legal boundaries for your conveyancing solicitor to review.
- Proximity to Ennistymon: Located just a short drive from the vibrant market town, ensuring convenient access to local shops, cafes, schools, and essential services.
- Coastal access nearby: Lahinch and its famous championship golf course and sandy beach are reachable in approximately ten minutes, enhancing recreational lifestyle appeal.
- Scenic countryside setting: The rural location offers peaceful surroundings and attractive local views, ideal for those seeking a tranquil and picturesque home environment.
- Stable asking price: Historical tracking shows zero price movement from the earliest recorded snapshot, indicating a consistent pricing strategy from the seller.
- Potential expansion option: An adjacent site is also available for purchase, offering a prospective buyer the unique opportunity to acquire additional land.
- Tourist region proximity: Situated close to the Cliffs of Moher and the wider west Clare coastline, supporting strong long-term regional desirability and lifestyle value.
- Modern leisure facilities: The nearby Lahinch Leisure Centre features a newly refurbished swimming pool and gym, adding great community convenience for families.
- Established local community: Ennistymon provides a strong and active community atmosphere, making it a welcoming place to integrate and build a permanent residence.
- Directional clarity: The listing provides a specific nearby reference Eircode to help prospective purchasers easily locate the rural site during initial viewings.
- Reduced pre-construction risk: Having planning already approved in September 2022 means architectural design and layout approvals are largely validated for the buyer.
- Favorable regional demand: West Clare rural plots with active permissions typically attract steady interest from owner-occupiers looking to construct bespoke homes.
- Flexible development timeline: Owning the site outright allows the purchaser to manage their build schedule according to personal financial readiness and contractor availability.
- Direct agent representation: Viewings are managed directly by an appointed sole agent, ensuring structured access and clear communication channels for interested parties.
- Potential investment upside: Constructing a bespoke home on a permitted site often yields strong equity growth compared to purchasing standard secondhand housing stock.
- Outdoor lifestyle appeal: The location serves as an excellent base for walking enthusiasts, golfers, and water sports participants due to its scenic positioning.
- Manageable site maintenance: A half-acre plot is large enough for privacy and gardens yet small enough to keep ongoing grounds upkeep reasonably straightforward.
But keep in mind:
- Planning expiration risk: Since planning permission was granted in September 2022, the buyer must verify whether construction has commenced to avoid the expiration of the permission.
- Unverified connection costs: Prospective buyers should investigate the proximity and availability of local electricity, water, and wastewater infrastructure to budget for hook-up expenses.
- Rural tie restrictions: The buyer needs to verify if local housing need rules or specific planning conditions apply to who is eligible to construct a dwelling on this rural site.
- Private wastewater requirement: As a rural property, an individual septic tank or proprietary treatment system will likely be required, adding significant installation costs.
- Unknown ground conditions: Site-specific soil testing and percolation tests should be independently commissioned to confirm the ground is suitable for a standard effluent treatment system.
- Absence of floor area data: The listing does not specify the maximum permitted floor area under the planning grant, requiring careful review of the original planning files.
- Undefined property type: The lack of a defined property type in listing data means purchasers must rely entirely on their own architect to design within planning constraints.
- Single-track road access: Rural roads in the Ennistymon hinterland can be narrow, so buyers should check if local road improvements are needed for heavy construction traffic.
- Adjacent site uncertainty: While an adjacent site is mentioned as available, negotiations or purchase terms for acquiring both together remain unconfirmed and require clarification.
- Strict viewing protocols: Viewings are strictly by advance appointment only, which may require coordinated scheduling with the sole selling agent before visiting.
- Limited public transport: The rural setting is heavily car-dependent, meaning future residents will likely rely entirely on private vehicles for daily commuting and errands.
- Potential development levies: The purchaser must check if Clare County Council development contributions remain unpaid or must be settled prior to commencing construction works.
- Fencing and boundary verification: Buyers should commission a land survey to confirm that physical boundaries match the exact mapped dimensions of folio CE46932F.
- Weather exposure factors: West Clare coastal proximity can bring high winds and heavy rainfall, requiring durable exterior building specifications and robust structural engineering.
- Construction cost inflation: Building a bespoke home independently exposes the buyer to fluctuating material and labor costs within the current Irish construction market.
- Surface water drainage: Rural plots can occasionally suffer from surface water pooling, making proper civil engineering and drainage design essential before building.
- Missing utility easements: Conveyancing solicitors must carefully check for any registered rights of way or utility easements crossing the half-acre plot boundary.
- Local occupancy clauses: Many rural planning permissions in County Clare stipulate that the applicant must occupy the home as a primary residence for a set period.
- Limited immediate amenities: While Ennistymon is a short drive away, there are no commercial amenities within immediate walking distance of this specific rural road.
- Resale liquidity risks: Bespoke self-build homes in rural settings can sometimes take longer to sell compared to standard suburban housing developments if market conditions shift.
Price positioning
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- The asking price appears attractively positioned because it is set at seventy thousand euros for a rural site carrying active planning permission, which significantly reduces upfront regulatory uncertainty and development delay risks for prospective buyers.
- Valuation signals are favorable given that the property includes full planning permission already granted in late twenty twenty-two, saving considerable time and expense compared to purchasing raw land subject to restrictive local planning constraints.
- Factors that could support such a price include strong regional demand for coastal proximity near Lahinch and Ennistymon, while potential risks that might undermine value involve rising construction inflation and the expiration limits of existing planning grants.
- Additional relevant considerations include the stable asking price history tracked at seventy thousand euros without downward adjustments, suggesting firm vendor expectations and sustained interest in serviced rural residential development opportunities in County Clare.
Build Analysis
What we know from similar construction types
- The property is offered as a site circa 0.51 acres with full planning permission (Planning reference P22524, granted September 2022).
- A buyer should verify the specific conditions, duration, and expiration date attached to the existing planning permission to ensure it remains valid for development.
- As a vacant site, a buyer must investigate the availability, proximity, and connection costs for essential services such as electricity, water, and wastewater treatment systems.
- Site suitability tests, such as a percolation test for a proprietary effluent treatment system, should be independently verified prior to purchase.
Heating cost*
Estimated expense to heat this property every year
- Heating cost estimate: Not applicable as this listing is for a vacant site with planning permission rather than a completed residential structure.
Pollution Safe
9/10Environmental situation to investigate
- The site is located in a tranquil rural countryside setting in County Clare, well away from heavy industrial zones, major waste facilities, or active landfills.
- Any minor localized agricultural runoff or septic tank considerations standard to rural building sites should be verified during standard pre-construction site assessments.
Flood Safe
8/10Water overflow reports to follow up
- The property is situated in an elevated rural setting near Ennistymon, generally indicating a lower risk of coastal or riverine flooding.
- Buyers should consult local flood maps and carry out standard site-specific drainage assessments to ensure surface water management is properly addressed during construction.
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 Ennistymon area
39 ARDNACULLA, ENNISTYMON, CO CLARE
- Sale date
- Declared sale price
- €200,000.00
2 Bogbere Avenue, Arndaculla, Ennistymon
- Sale date
- Declared sale price
- €130,000.00
ARDRUSH, ENNISTYMON, CO CLARE
- Sale date
- Declared sale price
- €210,000.00
DRUMMAGRANN, ENNISTYMON, CO CLARE
- Sale date
- Declared sale price
- €485,000.00
EUGENE'S, MAIN STREET, ENNISTYMON
- Sale date
- Declared sale price
- €80,000.00
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: €700 — 1% of €70,000.
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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: 1,500 euro to 3,000 euro plus VAT and outlays for conveyancing.
- Land registration fees: 400 euro to 800 euro depending on the value of the property and mapping requirements.
- Property valuation fees: 150 euro to 300 euro for a standard mortgage valuation report.
- Surveyor fees: 500 euro to 1,200 euro depending on the scope of the pre-purchase inspection.
- Annual home insurance: 300 euro to 700 euro per year depending on the rebuilding cost and selected coverage.
Forum Talk
What people are saying about this area
- Locals in the Ennistymon area frequently discuss the strong community spirit and vibrant local market town atmosphere.
- Residents often highlight the convenience of being just a short drive from Lahinch beach and its associated amenities.
- Community forums occasionally mention traffic and infrastructure updates around the N85 and surrounding rural roads.
- Property buyers in rural Clare frequently discuss the value of securing sites with full planning permission already in place.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The peaceful rural setting offers a safe, natural environment for young children, though buyers should verify local school capacities and childcare options in Ennistymon.
- Teenagers6/10
The location provides ample outdoor space, but teenagers will likely require transport due to the rural setting away from urban entertainment hubs.
- Multi-generational Living7/10
With full planning permission for a custom-built home, families have the flexibility to design a layout suitable for multi-generational living needs.
- Single Buyers5/10
Building a bespoke home from scratch requires significant project management and financial investment, which may be challenging for single buyers.
- Couples8/10
An exceptional opportunity for couples looking to design and build their dream home in a scenic and tranquil part of County Clare.
- Empty Nesters7/10
A manageable 0.51-acre site offering a peaceful countryside lifestyle close to Ennistymon and Lahinch amenities, well-suited for a custom downsizer build.
- Retirees7/10
The rural environment provides tranquility and scenic views, though proximity to medical facilities and future accessibility should be verified.
Work
3 areas- Remote Working7/10
Building a new home allows for a dedicated home office, but buyers should verify local broadband and fiber internet availability.
- Hybrid Commuting5/10
The rural County Clare location means longer commutes to major employment hubs, though it is reasonably accessible from the N85.
- Retired8/10
Ideal for retirees looking to construct a bespoke, energy-efficient home in a peaceful and scenic environment.
Practical
8 areas- Heritage Home1/10
This is a modern site with planning permission for a new build rather than a period or heritage property.
- Ageing in Place6/10
A self-build project can be designed with accessibility in mind, though its rural location requires driving for daily services.
- Low Maintenance5/10
A newly built home on a 0.51-acre plot will initially require managing landscaping and property establishment.
- Secure Gated Entry5/10
Buyers can incorporate private gates and security systems into their bespoke planning design.
- Minimalist Design8/10
Full planning permission offers a blank canvas to execute a modern, minimalist architectural style.
- Flexible Floor Plans10/10
Purchasing a site with planning permission gives the buyer complete freedom over the interior layout and floor plan.
- Ecological Setup8/10
With a B3 BER rating target implied by modern building regulations, buyers can easily integrate high eco-standards and renewables.
- Outdoor areas9/10
The circa 0.51-acre site provides generous outdoor space for gardens, patios, and outbuildings.
Interests
9 areas- Gardening9/10
A circa 0.51-acre site provides ample outdoor space for extensive landscaping and gardening projects.
- Walking8/10
Surrounded by scenic countryside roads and close to the west Clare coast and Lahinch promenade walks.
- Gym7/10
A newly refurbished leisure centre in Lahinch includes a state-of-the-art gym and swimming pool a short drive away.
- Cycling8/10
The quiet rural roads surrounding Ennistymon offer great routes for cycling enthusiasts.
- Golf9/10
Exceptionally close to Lahinch, home to the famous 18-hole championship golf course.
- Fishing7/10
Proximity to the west Clare coastline and local inland waters provides good opportunities for fishing enthusiasts.
- Horse Riding7/10
The rural setting and local country lanes offer a suitable environment for equestrian pursuits.
- Water Sports8/10
Lahinch beach is renowned for surfing and water sports, located just a short 10-minute drive away.
- Entertaining7/10
Designing a custom home allows for tailored entertainment spaces, though guests will need to travel via car.
Lifestyle
5 areas- Quiet Living10/10
Located in a peaceful countryside setting in Clouna South with fantastic views and minimal surrounding disruption.
- Rural Living10/10
Set on a rural road approximately 2.6km from the N85, offering a true countryside living experience.
- Village Living8/10
Ennistymon is a popular and vibrant market town within a short drive, providing local shops, cafés, and restaurants.
- Coastal Living8/10
The property is pivotal to the west Clare coastline, with Lahinch beach and promenade accessible in about 10 minutes.
- Urban Living2/10
The location is distinctly rural and non-urban, relying on nearby market towns rather than city centers.
Social
6 areas- Community Involvement8/10
Ennistymon is noted for having a strong, vibrant local community and active market town atmosphere.
- Café Culture7/10
Ennistymon offers an excellent range of local cafés and restaurants within easy reach.
- Nightlife4/10
Nightlife options are limited outside of local pubs in Ennistymon and seasonal venues in Lahinch.
- Health/Wellness groups6/10
Access to local wellness groups and the Lahinch leisure centre provides good baseline options.
- Networking Opportunities3/10
Professional networking is minimal in this rural setting, requiring travel to larger urban centers.
- Tech-Hub Connectivity2/10
There are no major tech hubs nearby, making this location dependent entirely on remote connectivity.
Listing information
- Agent
- Streets Ahead Properties
- Phone
- 065 707 2687
- Current status
- active
- Published on HouseDelve
- 12 October 2026
- Correction
- Report an issue
HD-CB78C4HouseDelve · 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.