Clouna South Ennistymon, Ennistymon, Clare

€40,000

BER B3

What you'll like:

Attractive entry price: The asking price of forty thousand euros provides an affordable entry point for buyers looking to construct a custom home in a scenic location.
Generous plot dimensions: Spanning approximately zero point five two acres, the land parcel offers ample space for a substantial dwelling, gardens, and external outbuildings.
Defined land folio: The property is clearly registered under folio CE60204F, which provides a straightforward legal starting point for your conveyancing solicitor to review.
Proximity to Ennistymon: Located just a short drive from the vibrant market town, future occupants will enjoy easy access to local shops, cafes, and restaurants.
Educational infrastructure: The nearby town features local schools, making this rural setting surprisingly practical for families with children of various educational ages.

Closeness to Lahinch: Being situated roughly ten minutes from Lahinch allows residents convenient access to famous sandy beaches, promenades, and outdoor recreational opportunities.
Championship golf access: The renowned eighteen-hole championship golf course in Lahinch is easily reachable, offering fantastic sporting facilities close to your potential new doorstep.
Leisure centre nearby: The newly refurbished local leisure centre featuring a state-of-the-art gym and swimming pool enhances the lifestyle appeal for active future residents.
Scenic coastal region: Positioned within the spectacular west Clare coastline region, the location provides breathtaking natural scenery and endless opportunities for weekend exploring.
Peaceful countryside setting: The quiet rural environment offers a serene escape from urban hustle and bustle while still maintaining practical connectivity to essential nearby hubs.
Fantastic local views: The elevated rural surroundings suggest potential for sweeping countryside vistas from the windows of your newly designed custom residential property.
Established pricing history: The asking price has remained stable at forty thousand euros since initial observation, indicating a consistent seller expectation without erratic price fluctuations.
Direct regional access: Situated approximately two point six kilometers from the N85, commuters and travelers can easily connect to major surrounding routes and regional centers.
Directional reference available: The listing provides a nearby Eircode for directional purposes, making it straightforward for you to physically locate and inspect the land parcel.
Development potential: Offering a blank canvas for a bespoke build, you can design an energy-efficient home tailored precisely to your personal architectural and lifestyle preferences.
Local community vibrancy: Ennistymon boasts a strong and active local community spirit, ensuring new residents will find a welcoming atmosphere upon establishing their permanent home.
Tourism and amenities: Proximity to famous regional attractions like the Cliffs of Moher adds long-term leisure value and regional prestige to the surrounding property location.
Manageable site scale: A half-acre plot is large enough for privacy yet small enough to maintain landscaping without requiring excessive ongoing groundskeeping or agricultural maintenance effort.
Clear sale conditions: Being offered to the market via an established local agency provides a structured professional pathway for making enquiries and submitting formal offers.
Customizable energy rating: Building a brand new property allows you to target a top-tier energy efficiency standard, potentially bypassing the costly retrofitting burdens of older houses.

But keep in mind:

Subject to planning: The purchase is contingent upon securing planning permission, meaning your capital could be tied up while facing strict local housing need criteria.
Local housing restrictions: County Clare planning guidelines often enforce strict local needs clauses, which might prevent non-locals from successfully obtaining permission to build.
Uncertainty of approval: There is no guarantee that local planning authorities will approve a residential dwelling on this specific rural site, representing a significant risk.
Lack of utilities clarity: The listing does not confirm the proximity or availability of mains water, electricity, or sewage connections, potentially leading to high connection costs.
Potential percolation issues: Without a documented percolation test, you must verify whether the soil conditions can successfully support a private effluent treatment system.

Hidden development costs: Building a bespoke home from scratch involves substantial financial exposure beyond the initial land purchase, including architects, engineering, and levies.
Folio verification needed: Your legal representative must carefully examine folio CE60204F to identify any hidden rights of way, burdens, or boundary discrepancies before committing.
Rural road access: The property sits on a rural road that may be narrow or poorly lit, requiring you to assess potential winter maintenance and road safety.
Lack of detailed floor area: Since no structural dimensions are provided, all planning scopes must be determined entirely from scratch based on local zoning regulations.
Absence of existing structures: Buying vacant land means you face the prolonged timeline and stress of obtaining permits, hiring contractors, and managing construction phases.
Potential site preparation expenses: Clearing the land, excavating foundations, and managing drainage could add unexpected expenses to your initial site development budget.
Reliance on private transport: The rural location lacks immediate public transit, meaning future occupants will be entirely dependent on cars for daily errands and commuting.
Stationary asking price: The lack of price movement might reflect an inflexible seller or a lack of competing market interest, though it offers little room for perceived discounts.
Boundary fence checks: You should commission a land survey to ensure all physical boundary markers precisely match the official legal mapping contained within the folio records.
Surface water management: Rural Clare properties often face heavy rainfall, making adequate on-site storm water drainage design a critical factor to prevent future flooding issues.
Broadband infrastructure gaps: High-speed fiber internet availability should be thoroughly investigated, as remote working from some rural Clare pockets can experience connectivity limitations.
Future development surround: While currently peaceful, investigate neighboring agricultural lands for any potential future zoning changes or intensive farming activities nearby.
Construction inflation risks: Delays in securing planning permission could expose your project to rising building material costs and fluctuating contractor availability over time.
Agent detail omissions: Key specifications such as exact zoning classifications and site boundaries are sparse in the listing, placing a heavy burden on buyer due diligence.
Complete financial risk: If planning permission is ultimately refused after purchase, you may be left owning a restricted agricultural plot with severely limited alternative uses.

Price positioning

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.

UnderpricedOverpriced

The asking price looks slightly undervalued compared with the available evidence.

The asking price appears attractively valued because it is set at a modest level for a rural site, which typically attracts strong interest from local buyers seeking to build their own homes in the countryside.
The primary under-valuation signal stems from the conditional nature of the sale being subject to planning permission, meaning a purchaser assumes significant regulatory risk and potential development delays before construction can actually begin.
Factors that could support this asking price include the manageable acreage, proximity to local amenities, and appealing scenic views, while strict local housing planning restrictions could undermine the overall viability of purchasing the land.
Additional relevance comes from observing how rural land pricing strategies often utilize a low entry figure to stimulate competitive bidding and gauge genuine buyer commitment prior to formal negotiations and planning submissions.

Build Analysis

What we know from similar construction types

The offering is for a rural site of approximately 0.52 acres being sold subject to planning permission, meaning no physical structure currently exists.
A buyer must investigate local planning policies, local housing need requirements, and potential restrictions in this rural area of County Clare.
Site suitability assessments, including percolation tests for wastewater treatment and soil conditions for foundations, will need to be conducted.
Access to local utility connections such as electricity and water should be verified prior to purchase.

Heating cost^*

Estimated expense to heat this property every year

Heating cost estimate is not applicable at this stage as the listing is for a vacant site subject to planning permission rather than a completed structure.

Pollution Safe

9/10

Environmental situation to investigate

The site is situated in a tranquil rural setting in Clouna South, well away from major industrial zones, heavy manufacturing, or large-scale waste facilities.
Any potential risks associated with legacy industrial pollution or active landfills appear minimal, though standard environmental due diligence regarding local agricultural runoff or septic tank suitability should be verified.

Flood Safe

8/10

Water overflow reports to follow up

The property is located in an elevated rural countryside setting in Co. Clare, generally reducing the likelihood of widespread river or coastal flooding.
Localised surface water accumulation during heavy rainfall events should be checked as part of site-specific pre-purchase investigations, particularly given the rural topography.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

CLOUNA, ENNISTYMON, CO CLARE
Sale date
27/03/2024
Declared sale price
€100,000.00
CLOUNA SOUTH, ENNISTYMON, CO CLARE
Sale date
31/01/2024
Declared sale price
€102,250.00

Recent sales in the wider Ennistymon area

39 ARDNACULLA, ENNISTYMON, CO CLARE
Sale date
24/09/2026
Declared sale price
€200,000.00
2 Bogbere Avenue, Arndaculla, Ennistymon
Sale date
09/09/2026
Declared sale price
€130,000.00
ARDRUSH, ENNISTYMON, CO CLARE
Sale date
08/09/2026
Declared sale price
€210,000.00
DRUMMAGRANN, ENNISTYMON, CO CLARE
Sale date
03/09/2026
Declared sale price
€485,000.00
EUGENE'S, MAIN STREET, ENNISTYMON
Sale date
23/07/2026
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: €400 — 1% of €40,000.
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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 to 3,000 euro plus VAT and outlays for conveyancing and planning-related legal work.
Land registration fees: 400 to 800 euro for land registry mapping and folio registration.
Property valuation fees: 150 to 300 euro for a mortgage or independent valuation report.
Surveyor fees: 500 to 1,200 euro for pre-purchase structural surveys or site boundary mapping.
Annual home insurance: 300 to 700 euro depending on the eventual build size and replacement value once constructed.

Forum Talk

What people are saying about this area

Locals in the Ennistymon and Lahinch areas frequently discuss rural housing development and the local planning application process on community forums.
Residents often highlight the vibrancy of Ennistymon as a market town with strong community engagement, excellent schools, and active local businesses.
Proximity to coastal amenities such as Lahinch beach and the championship golf course is regularly noted as a major lifestyle draw for newcomers.
Traffic management and rural road maintenance around the N85 approaches and surrounding townlands are occasional topics of local discussion.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas

Young Children
The peaceful countryside setting offers a safe, natural environment for young children, though buyers will need to secure planning permission and build a property first.
6/10
Teenagers
A rural location provides plenty of outdoor space, but teenagers may find the distance from town amenities and entertainment somewhat isolating without transport.
5/10
Multi-generational Living
The 0.52-acre site provides ample space to design and build a bespoke home with a layout tailored for multi-generational living, subject to planning permission.
6/10
Single Buyers
With an asking price of €40,000 for the land, the upfront cost is low, but single buyers must factor in the significant capital and time required to build a house from scratch.
3/10
Couples
An ideal project for couples looking to design and build their dream home together in a scenic and popular area close to Ennistymon and Lahinch.
7/10
Empty Nesters
The location offers a tranquil countryside lifestyle close to town amenities, though managing a self-build project and maintaining a 0.52-acre plot might be demanding.
6/10
Retirees
The peaceful rural setting is attractive for retirement, but buyers should consider proximity to healthcare services and the effort involved in constructing a new property.
6/10

Work

3 areas

Remote Working
Remote working is feasible depending on local broadband infrastructure availability, which buyers should verify before purchasing.
6/10
Hybrid Commuting
The rural Clare location makes regular commuting to major employment hubs impractical, though hybrid working with limited office days is possible.
4/10
Retired
An excellent option for retirees looking to build a customized, energy-efficient home in a peaceful and scenic community.
8/10

Practical

8 areas

Ageing in Place
While a self-build allows for single-storey, accessible design, the rural location means reliance on a car for services and healthcare as one ages.
5/10
Low Maintenance
Maintenance will depend entirely on the construction materials and garden landscaping chosen for the new build on the 0.52-acre plot.
5/10
Secure Gated Entry
Buyers have the opportunity to install private gates and security measures as part of their house design and planning application.
5/10
Minimalist Design
A vacant site offers complete architectural freedom to execute a clean, minimalist contemporary home design, subject to planning approval.
7/10
Flexible Floor Plans
Building from scratch on a blank site gives the buyer total flexibility to create a floor plan tailored to their exact spatial needs.
8/10
Heritage Home
This is a bare residential site with no existing historical or heritage structures present.
1/10
Ecological Setup
A new build offers the opportunity to incorporate high-efficiency modern insulation, renewable energy systems, and eco-friendly landscaping.
7/10
Outdoor areas
The circa 0.52-acre site provides generous outdoor space and fantastic views of the surrounding countryside.
9/10

Interests

9 areas

Gardening
The circa 0.52-acre site provides a blank canvas for keen gardeners to landscape and cultivate extensive outdoor grounds.
8/10
Walking
Set in beautiful countryside with proximity to the Lahinch promenade and the wider west Clare walking routes.
8/10
Gym
A newly refurbished leisure centre with a state-of-the-art gym and swimming pool is available in nearby Lahinch.
6/10
Cycling
The surrounding rural roads offer scenic cycling routes, though narrow country lanes require caution regarding traffic.
7/10
Golf
The property is pivotal to the famous Lahinch 18-hole championship golf club, which hosted the Irish Open in 2019.
9/10
Fishing
Proximity to the west Clare coastline and local inland waters provides good opportunities for fishing enthusiasts.
7/10
Horse Riding
The rural setting and local country roads are well-suited for equestrian pursuits, pending local livery availability.
7/10
Water Sports
Lahinch is renowned for its sandy beach and water sports, located just a short 10-minute drive away.
8/10
Entertaining
Entertaining would depend entirely on the design of the future house built on the site, which offers ample outdoor space for hosting.
6/10

Lifestyle

5 areas

Quiet Living
Situated in a peaceful countryside setting in Clouna South, the site offers a quiet and tranquil environment away from urban congestion.
9/10
Rural Living
This is a quintessential rural opportunity on a country road approximately 2.6km from the N85, surrounded by open countryside.
9/10
Village Living
While rural, the property is within easy reach of Ennistymon, a popular and vibrant market town offering local shops, cafés, and restaurants.
7/10
Coastal Living
The west Clare coastline and Lahinch beach are easily accessible in around 10 minutes, making it a great location for coastal enthusiasts.
8/10
Urban Living
The location offers virtually no urban conveniences on the doorstep, relying entirely on nearby Ennistymon for essential services.
2/10

6 areas

Community Involvement
Ennistymon is noted for having a strong local community and vibrant market town atmosphere.
7/10
Café Culture
Ennistymon offers a good range of local cafés, restaurants, and shops within a short drive.
7/10
Nightlife
Rural living offers limited nightlife directly on-site, requiring travel into Ennistymon or Lahinch for evening entertainment.
4/10
Health/Wellness groups
Access to health and wellness facilities is supported by the newly refurbished leisure centre and pool in Lahinch.
6/10
Networking Opportunities
Networking opportunities in this rural setting are sparse, making it more suited to private life or remote professionals.
3/10
Tech-Hub Connectivity
There are no major tech hubs in the immediate vicinity, making reliance on remote connectivity essential.
2/10

Listing information

Agent: Streets Ahead Properties
Phone: 065 707 2687
Current status: active
Published on HouseDelve: 12 October 2026
Correction: Report an issue

Property reference: HD-95716AHouseDelve · 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.