Craggaknock, Mullagh, ClareV95F4E4
€390,000
4 Bed~2 Bath~95 m²~BER C
What you'll like:
- Scenic coastal setting: The property sits along the picturesque west coast of County Clare between Doonbeg and Quilty, offering buyers a stunning environment close to the Atlantic coastline.
- Close to beaches: Being just a short drive from a selection of beautiful sandy beaches means residents can easily enjoy coastal walks and swimming during the warmer summer months.
- Thoughtfully renovated structure: The home combines traditional cottage charm with a modern extension, giving buyers the best of both historical character and contemporary living space standards.
- Builder finish flexibility: Delivered at a builder finish, the house allows the new owner complete freedom to personalise the interior finishes to their own specific tastes.
- Optional finish package: Remaining interior works can optionally be completed at an additional cost, providing fantastic flexibility for buyers who want to avoid managing tradespeople directly.
- Four bedroom layout: Providing four bedrooms spread across two floors, the accommodation offers ample space for family living, hosting guests, or setting up dedicated hobby rooms.
- Two shower rooms: With a shower room positioned on both the ground and first floors, morning routines and guest accommodations are made significantly more convenient and practical.
- Open plan living: The ground floor features a spacious open-plan kitchen, dining, and living area, creating a highly sociable hub that suits modern family lifestyles and entertaining.
- First floor sea views: An upstairs bedroom enjoys excellent sea views, adding a wonderful daily coastal aspect and enhancing the overall emotional appeal of the property.
- Converted home office: A separate detached outbuilding has been transformed into a delightful home office, providing a quiet, dedicated workspace away from the main living areas.
- Home office planning: The converted outbuilding benefits from established planning permission, giving remote workers and business owners complete peace of mind regarding compliance.
- Stable asking price: Historical tracking shows the asking price has remained stable at 390000 euros without erratic fluctuations, suggesting a confident and measured seller pricing strategy.
- Manageable floor area: The 95 square metre layout provides an easily maintainable footprint, which helps keep ongoing utility costs and routine cleaning chores comfortably manageable.
- C energy rating: Achieving a C BER rating indicates decent energy efficiency for a renovated older structure, helping to moderate heating bills compared to uninsulated period cottages.
- Permanent residence potential: The flexible layout, modern extension, and functional workspace make this an appealing candidate for buyers seeking a permanent home along the Clare coast.
- Holiday home appeal: Its coastal location near renowned spots like Spanish Point and Lahinch positions the property as an exceptionally attractive holiday home or weekend retreat.
- Proportionate land footprint: The plot allows for outdoor enjoyment without imposing excessive landscaping demands, making it ideal for buyers seeking a low-maintenance rural property.
- Local village access: Situated within a short drive of both Doonbeg and Quilty, residents have convenient access to local shops, pubs, and community services.
- Regional tourist hub: Proximity to famous West Clare destinations ensures strong long-term lifestyle appeal and enduring desirability for properties situated along this scenic coastline.
- Independent workspace: The detached office outbuilding offers great separation between professional life and domestic routines, which is a massive asset for remote workers.
But keep in mind:
- Incomplete interior finishes: Because the property is sold at a builder finish, buyers must budget additional time and capital to complete kitchens, flooring, and final fixtures.
- Builder finish budgeting: Buyers should independently verify the exact scope of works included in the builder finish to avoid unexpected expenses during final interior fit-out.
- Uncertain completion costs: Opting to have the seller finish the remaining works incurs an additional unspecified cost that must be carefully evaluated against independent contractor quotes.
- Moderate floor size: At 95 square metres, the home is relatively compact for a four-bedroom configuration, meaning individual bedrooms may have limited floor space and storage.
- Limited bathroom count: Having only two shower rooms for a potential four-bedroom household could create morning bottlenecks during peak family usage times.
- C energy rating limitations: While respectable, a C rating still leaves room for thermal improvement, and buyers should inspect insulation levels in the older cottage portion.
- Rural septic requirements: Buyers must investigate the status, capacity, and percolation quality of any private wastewater treatment system serving this rural Clare location.
- Private water source: Due to the rural setting, purchasers need to verify whether the property relies on a private well and test its water quality and flow rates.
- Exposed coastal climate: Being situated directly on the windy west coast means exterior finishes, windows, and roofs may experience accelerated weathering requiring higher maintenance.
- Outbuilding planning compliance: Although mentioned in the description, the buyer's solicitor must formally inspect the planning file to ensure the home office permission is fully compliant.
- Lack of property type: Official listing details do not specify the exact legal property type, which should be clarified regarding freehold boundaries and title peculiarities.
- Unsold listing duration: The stable asking price history without recent reductions suggests the property may have been on the market for a sustained period.
- Negotiation headroom unclear: The lack of asking price movement provides little initial signal regarding the seller's motivation or flexibility during potential price negotiations.
- Strictly rural location: Daily life will heavily depend on private car transport, as local public transport options in Craggaknock are likely to be extremely limited.
- Visitor parking practicalities: Buyers should check the driveway capacity and turning space around the converted outbuilding to ensure adequate parking for multiple vehicles.
- Heating system efficiency: The buyer's surveyor should thoroughly test the heating installation to ensure it adequately warms both the historic core and the modern extension.
- Ventilation in older walls: Renovated traditional cottages can occasionally suffer from trapped moisture, making a pre-purchase damp and ventilation survey essential.
- Boundary fence clarity: Buyers should review the Ordnance Survey maps with their legal representative to confirm exact land boundaries and prevent future neighbor disputes.
- Broadband availability: High-speed internet is crucial for the home office, so buyers must verify whether reliable fiber broadband is currently connected to the outbuilding.
- Future extension limits: Given the mix of original cottage and modern extension, buyers should check planning restrictions regarding any future structural additions to the plot.
Price positioning
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- The asking price of €390,000 appears relatively ambitious for a compact 95 square meter floor area in West Clare, reflecting a strong premium attributed to the extensive renovation work and the highly desirable scenic coastal location near the Atlantic.
- Valuation signals are mixed because while the property offers four bedrooms and a converted home office with planning permission, it is sold at a builder's finish which requires the new owner to invest additional capital into personalising the interior spaces.
- The asking price could be supported by strong demand for coastal holiday homes and permanent residences with sea views, though it might be undermined by higher local regional transaction values and the extra fit-out costs required before moving in.
- The static recorded asking-price history indicates a firm initial pricing strategy by the vendor, suggesting limited immediate pressure to drop the price, while broader market comparisons in the surrounding district help justify the upper-mid range positioning.
Build Analysis
What we know from similar construction types
- The property is a charming old cottage that has been recently renovated and extended, combining traditional features with a modern layout.
- The interior is completed to a builder's finish, meaning a buyer will need to budget for and arrange final cosmetic or fitting works such as flooring, kitchens, and sanitary ware, though the listing notes remaining works can be completed at an additional cost.
- The floor area is relatively compact at 95 square metres given it accommodates four bedrooms and two bathrooms across two storeys.
- A separate detached outbuilding has been converted into a home office and is noted as having planning permission, which a buyer should verify alongside compliance for the main cottage extension.
- The property enjoys coastal views from a first-floor bedroom, but given its exposed west-coast location, a buyer should investigate potential weather exposure and damp proofing.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1,200 to 1,800 euro.
- Explanation: With a floor area of 95 square metres and a BER rating of C, energy efficiency is moderate, meaning heating and energy demands will be typical for a modernised rural cottage of this size in a coastal climate.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a predominantly rural coastal setting with no major heavy industrial facilities or waste incinerators nearby.
- Any historical land use in the wider Mullagh and West Clare area is typical of agricultural and rural dwellings, presenting very low legacy industrial pollution risk.
Flood Safe
6/10Water overflow reports to follow up
- The property is situated in a scenic coastal setting along the west coast of County Clare, meaning exposure to coastal weather and marine conditions warrants consideration.
- Available map evidence does not indicate that the specific location falls within a mapped flood area, though absence of mapping is not a definitive guarantee of safety.
- The home features a traditional cottage style with ground-floor living spaces that should be evaluated for local surface water management during heavy rainfall events.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
ANNAGERAGH, CRAGGAKNOCK, MULLAGH
- Sale date
- Declared sale price
- €220,000.00
MANDALAY, CRAGGAKNOCK, MULLAGH
- Sale date
- Declared sale price
- €50,000.00
Recent sales in the wider Mullagh area
42 COORE EAST, MULLAGH, CLARE
- Sale date
- Declared sale price
- €327,000.00
PAROCHIAL HOUSE, SHANDRUM, MULLAGH
- Sale date
- Declared sale price
- €472,500.00
MOUNT SCOTT, MULLAGH, CLARE
- Sale date
- Declared sale price
- €285,000.00
CLONADRUM, MULLAGH, CLARE
- Sale date
- Declared sale price
- €327,000.00
CARRIG RUA, DRUMMIN, MULLAGH
- Sale date
- Declared sale price
- €350,000.00
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: €3,900 — 1% of €390,000.
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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: approximately 1,500 to 3,000 euro plus VAT and outlays.
- Land registration fees: approximately 400 to 800 euro depending on property value and registration type.
- Property valuation fees: approximately 150 to 300 euro for a mortgage or market valuation.
- Surveyor fees: approximately 500 to 1,200 euro depending on the depth of the structural survey.
- Annual home insurance: approximately 400 to 800 euro depending on cover level and coastal location factors.
Forum Talk
What people are saying about this area
- Locals in West Clare frequently discuss the balance between rural charm and the practicalities of relying on cars for daily commuting and amenities.
- Community forums often highlight the desirability of coastal locations between Doonbeg and Quilty for holiday homes and permanent residences alike.
- Residents in rural Mullagh areas share positive feedback regarding the community atmosphere and proximity to scenic sandy beaches.
- Discussions in regional groups often note the value and potential of renovating traditional cottages in the scenic west coast region.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property offers a good outdoor setting near the coast which children would enjoy, though the builder's finish means buyers should verify that internal safety and flooring works are completed before moving in with toddlers.
- Teenagers5/10
Four bedrooms provide space for growing teenagers, but the rural County Clare location offers limited local entertainment and public transport options for adolescents.
- Multi-generational Living4/10
With a floor area of 95 square metres and two shower rooms spread across two floors, the layout may feel somewhat compact for multi-generational households, though the detached home office adds flexible ancillary space.
- Single Buyers7/10
At an asking price of €390,000, this renovated cottage presents an appealing coastal retreat for single buyers looking for a project or a peaceful permanent home.
- Couples8/10
The property is ideal for couples seeking a scenic coastal lifestyle with flexible living arrangements and stunning sea views from the upper floor.
- Empty Nesters7/10
The combination of traditional charm and modern extension makes it attractive for empty nesters wanting a manageable rural footprint close to sandy beaches.
- Retirees6/10
While the coastal setting and single-floor bedroom options support retirement living, buyers should consider that some daily amenities and healthcare services will require a drive into nearby villages.
Work
3 areas- Remote Working10/10
The property includes a separate outbuilding that has been converted into a delightful home office with planning permission, providing an ideal dedicated workspace.
- Hybrid Commuting4/10
The rural Clare location means hybrid commuting to major employment hubs like Limerick or Galway would involve significant driving times.
- Retired8/10
The tranquil coastal setting and single-level accommodation options on the ground floor suit retirement lifestyles well.
Practical
8 areas- Ageing in Place6/10
The ground floor includes two bedrooms and a shower room which supports single-level living, though rural isolation in later years should be considered.
- Low Maintenance7/10
The cottage has been recently renovated and extended, though finishing works and builder's finish elements require initial attention.
- Secure Gated Entry3/10
The property does not feature a formal gated entry system, operating as a standard rural cottage setup.
- Minimalist Design6/10
The interior features a clean open-plan layout, offering a blank canvas for buyers wanting to implement a minimalist aesthetic.
- Flexible Floor Plans7/10
Arranged over two floors with four bedrooms and a separate converted home office, the layout offers flexible options for living and working.
- Heritage Home8/10
The property successfully blends traditional cottage charm with modern extensions, retaining historic character.
- Ecological Setup6/10
The home achieves a C BER rating, reflecting modern insulation standards from its recent renovation while leaving room for further energy upgrades.
- Outdoor areas8/10
Features a separate converted outbuilding and a scenic setting near the coast, offering strong outdoor utility and wonderful views.
Interests
9 areas- Gardening6/10
The site provides outdoor space around the renovated cottage, offering potential for landscaping and gardening tailored to the owner's preferences.
- Walking9/10
Proximity to the scenic west coast and a selection of beautiful sandy beaches makes this an exceptional location for coastal walks and outdoor strolls.
- Gym2/10
Dedicated fitness facilities are not immediately nearby, requiring travel to larger surrounding towns for commercial gym access.
- Cycling7/10
The quiet coastal and rural roads offer scenic routes for cycling enthusiasts, though local traffic on regional routes should be navigated with care.
- Golf8/10
The region is renowned for its coastal links courses, placing the property within convenient reach of notable golfing destinations in West Clare.
- Fishing9/10
The coastal positioning near Doonbeg and Quilty provides fantastic opportunities for sea fishing and coastal angling.
- Horse Riding7/10
The rural environment and open coastal terrain provide a suitable backdrop for equestrian activities and local riding paths.
- Water Sports8/10
Being just five minutes from sandy beaches and near the Atlantic coast makes this location ideal for water sports such as surfing, swimming, and paddleboarding.
- Entertaining7/10
The open-plan kitchen, dining, and living area provides a welcoming social space, complemented by coastal views for guests.
Lifestyle
5 areas- Quiet Living9/10
Situated along the scenic west coast between Doonbeg and Quilty, the location provides a remarkably peaceful and tranquil environment away from urban congestion.
- Rural Living9/10
Set amidst the open landscapes of County Clare with a detached outbuilding and rural surroundings, it fully delivers a traditional country living experience.
- Village Living6/10
The cottage is positioned a short drive from local village amenities in Doonbeg and Quilty, balancing rural seclusion with nearby community access.
- Coastal Living10/10
Featuring stunning sea views, a location just five minutes from sandy beaches, and proximity to the Atlantic coastline, this is a prime coastal property.
- Urban Living1/10
The rural coastal setting lacks the density, public transport networks, and urban conveniences associated with city living.
Social
6 areas- Community Involvement6/10
Engagement relies on participating in local community life within the nearby rural villages of Doonbeg and Quilty.
- Café Culture5/10
Local café options are limited to nearby village spots, offering a relaxed pace rather than a bustling café scene.
- Nightlife2/10
Nightlife is quiet and restricted to local rural pubs, with broader entertainment requiring travel to larger towns.
- Health/Wellness groups4/10
Structured wellness classes and groups are sparse locally, typically requiring a trip to surrounding population centres.
- Networking Opportunities2/10
Professional networking is minimal in this rural coastal setting, though the home office supports independent remote networking.
- Tech-Hub Connectivity3/10
Physical proximity to tech hubs is low, meaning remote tech workers will rely heavily on broadband speeds, which buyers should verify.
Listing information
- Agent
- Pat Considine Auctioneers
- Phone
- 065 905 1102
- Current status
- active
- Published on HouseDelve
- 4 November 2026
- Correction
- Report an issue
HD-426BA0HouseDelve · 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.