Donoughboy, Kilkee, Co. ClareV15AY67
€299,000
2 Bed~2 Bath~107 m²~BER F
What you'll like:
- Traditional stone character: The property retains appealing original features including rough plaster finishes, sash-style windows, and exposed timber beams, which deliver significant aesthetic charm for buyers.
- Generous floor area: Spanning approximately 107 square meters, the residence offers surprisingly spacious two-bedroom accommodation that easily outpaces many standard rural cottages.
- Dual en-suite bedrooms: Both double bedrooms feature private en-suite facilities, ensuring excellent privacy and convenience for visiting guests or occupants alike.
- Proximity to coast: Situated approximately three kilometres from Kilkee, residents enjoy convenient access to a famous horseshoe-shaped beach and scenic seaside cliff walks.
- Outdoor space included: The substantial plot provides ample breathing room, featuring manicured front lawns and mature plants that enhance the rural countryside atmosphere.
- Versatile outbuildings: A range of traditional stone-built outbuildings measuring roughly twenty by four meters offers exceptional storage or workshop potential for hobbyists.
- Adjoining paddock space: The property includes a separate gated paddock area, providing useful utility for keeping small animals or gardening pursuits.
- Potential development scope: The adjoining paddock and yard may offer future site or development potential, subject to obtaining the necessary local authority planning permissions.
- Charming entrance porch: A bright front porch with wrap-around windows on three sides creates a welcoming transition space into the main reception room.
- Solid fuel stove: The main reception room features a raised solid fuel stove set on a liscannor flag, providing a cozy focal point for cooler evenings.
- High structural ceilings: The main living spaces benefit from elevated ceilings with exposed timber beams, creating an airy volumetric feel throughout the ground floor.
- Low maintenance yard: The expansive rear pea gravel yard minimizes ongoing garden upkeep while offering generous outdoor parking or circulation space.
- Private septic tank: The private septic tank is housed conveniently within the property's own gated side paddock, ensuring straightforward access for maintenance.
- Established services: The home is connected to mains water supply and features an oil-fired central heating system for reliable year-round comfort.
- Peaceful countryside setting: Located on a quiet secondary road just off the cliff walk route, the setting guarantees minimal passing traffic and tranquil surroundings.
- Regional accessibility: The coastal villages of Carrigaholt and Doonbeg are within easy reach, expanding the range of local dining and recreational options available.
- Well-proportioned kitchen: The spacious kitchen and dining area features dual rear windows and ample built-in cabinetry to support modern family catering needs.
- Standalone bathtub: The primary en-suite bathroom includes a luxurious standalone bath unit in addition to a separate corner shower installation.
- Secure boundary treatments: The site is well-defined by a stone front wall with pedestrian and vehicular access, alongside post and rail fencing and block walls.
- Turnkey renovation history: Having been previously extended and modernised, the dwelling combines historical stone cottage appeal with contemporary living standards.
But keep in mind:
- Poor energy rating: The dwelling holds a disappointing BER rating of F, indicating severe energy inefficiency and high heating costs for prospective occupants.
- High carbon footprint: An energy performance indicator of 322 points to significant thermal loss, requiring substantial insulation upgrades to modern standards.
- Septic tank compliance: Buyers must commission a thorough inspection of the private septic tank to ensure it complies with current environmental and local authority regulations.
- Future planning uncertainty: Any aspirations for development on the paddock land remain purely speculative and subject to strict local planning policy restrictions.
- Aged heating system: The oil-fired central heating boiler should be professionally evaluated, as older systems in rural properties frequently demand expensive replacement.
- Historic building maintenance: The 1890 construction date means buyers should budget for ongoing specialist maintenance relating to traditional stone walls and damp mitigation.
- Attic insulation limits: Access to attic storage implies potential loft spaces that require careful verification regarding adequate insulation depth and ventilation.
- Rural water dependence: While connected to mains water, buyers should verify continuity of supply pressure and pipework integrity across the rural secondary road network.
- Outbuilding condition: The extensive stone outbuildings should be inspected for structural roof integrity, dampness, and general weathering before undertaking any restoration.
- Remote location logistics: Situated three kilometres outside Kilkee on a secondary road, daily reliance on private transport is absolute for groceries and services.
- Window thermal performance: Traditional sash-style windows, while aesthetically pleasing, may contribute to draughts and thermal bridging without secondary glazing upgrades.
- Roof structure review: Prospective buyers should instruct a surveyor to thoroughly check the timber beams and roof timbers for any signs of historic beetle or rot.
- Electrical system age: The presence of electric showers and shaver points necessitates a comprehensive electrical safety certification to confirm modern wiring standards.
- Boundary demarcation check: Buyers must verify that all stated garden areas, outbuildings, and the paddock align precisely with the legal folio land registry boundaries.
- Surface water drainage: The large pea gravel yard and surrounding soil should be assessed for proper surface water drainage during heavy West Clare winter rainfall.
- Ventilation in en-suites: Several bathrooms rely on internal layouts or specific windows, meaning buyers should check mechanical extraction to prevent trapped moisture.
- Chimney and flue safety: The raised solid fuel stove requires professional chimney sweeping and flue integrity testing prior to regular seasonal usage.
- Appliance lifespan check: Integrated kitchen appliances and sanitary ware included in the sale should be checked for working order during the pre-purchase survey.
- Local traffic restrictions: The property sits near a popular cliff walk route, which could introduce seasonal visitor congestion or parking spillover on local lanes.
- Resale liquidity risks: Rural properties of this specific traditional type often have niche appeal, potentially resulting in longer selling timelines in future markets.
Price positioning
?
- The asking price appears reasonably positioned because it aligns closely with recent coastal regional transactions for traditional dwellings of similar scale, balancing rural tranquility against proximity to popular seaside amenities.
- Upward valuation signals stem from the inclusion of traditional stone outbuildings, an adjoining paddock with potential site options, and comprehensive interior modernisation blending historic character with contemporary comforts.
- Potential factors that could undermine this pricing include a weak energy efficiency rating which demands future capital investment, whereas robust demand for coastal lifestyle properties strongly supports the current valuation.
- Additional considerations encompass the tranquil countryside setting along a scenic secondary route, offering attractive seclusion while remaining easily accessible to everyday services and recreational destinations.
Build Analysis
What we know from similar construction types
- The property is a traditional stone-built cottage originally constructed around 1890 that has been renovated, extended, and modernised over the years.
- Buyers should investigate the structural condition of both the original stone walls and the newer extension, checking for any signs of dampness, cracking, or settlement.
- The presence of a septic tank on-site requires a buyer to verify its compliance with current environmental regulations and assess its operational condition.
- The property includes a range of traditional outbuildings and an adjoining paddock which the listing notes may offer future development potential subject to planning permission, something a buyer should independently verify with the local authority.
- Given the 1890 construction date, a thorough inspection regarding insulation, roof condition, wiring, and plumbing standards in the older section of the house is recommended.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has an F BER rating, indicating poor energy efficiency which necessitates a comprehensive deep retrofit to bring it to a modern standard.
- A deep retrofit for a 107 square metre traditional stone cottage typically involves external or internal wall insulation, roof insulation, window and door upgrades, and the replacement of the oil-fired heating system with a renewable alternative such as a heat pump.
- Estimated costs for a comprehensive retrofit on a property of this size and vintage generally range from €40,000 to €65,000, depending on the extent of works required and potential grant availability through SEAI schemes.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately €2,200 to €2,800
- The property has a poor BER rating of F, indicating low energy efficiency, which combined with an oil-fired central heating system and a floor area of 107 square meters will result in relatively high heating demands.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
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 Kilkee area
MOVEEN EAST, KILKEE, CLARE
- Sale date
- Declared sale price
- €330,000.00
GRATTAN ST, KILKEE, CLARE
- Sale date
- Declared sale price
- €435,000.00
2 THE COMPASS, GERALDINE PLACE, KILKEE
- Sale date
- Declared sale price
- €600,000.00
1 HICKEY TERRACE, KILKEE, CO CLARE
- Sale date
- Declared sale price
- €275,000.00
1 THE COMPASS, GERALDINE PLACE, KILKEE
- Sale date
- Declared sale price
- €595,000.00
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 1% to 2% of the purchase price (€2,990 to €5,980)
- Solicitor legal fees: Generally ranging from €1,500 to €3,000 plus outlays
- Land registration fees: Around €175 to €700 depending on the property value and registration type
- Property valuation fees: Typically €150 to €300
- Surveyor fees: Generally €500 to €1,200 depending on the depth of the survey
- Annual home insurance: Estimated at €400 to €800 per year
Forum Talk
What people are saying about this area
- Locals in West Clare frequently discuss the charm and appeal of traditional stone-built cottages along the Loop Head Peninsula.
- Residents highlight the Kilkee Cliff Walk route as a major local amenity known for scenic views and coastal walks.
- Community forums often note the strong demand for properties near Kilkee's horseshoe-shaped beach for holiday homes and permanent residences alike.
- Discussions regarding rural properties in the Donoughboy area often touch upon the maintenance of secondary roads and local septic tank regulations.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The property features two bedrooms and an adjoining paddock, offering safe outdoor space for young children, though it is located in a rural countryside setting away from immediate urban amenities.
- Teenagers4/10
With only two bedrooms, space may feel limited for teenagers, and the remote countryside location means they would rely on transport for social activities.
- Multi-generational Living3/10
The layout is a traditional two-bedroom cottage footprint which lacks the separate annexes or expansive space typically needed for multi-generational living.
- Single Buyers6/10
A charming character home with outbuildings and a manageable footprint, though the asking price and rural setting may require specific lifestyle preferences.
- Couples8/10
Ideal for couples seeking a peaceful rural retreat near the coast with two bedrooms and plenty of character features.
- Empty Nesters7/10
Single-level traditional cottage living with manageable grounds, perfect for empty nesters wanting a scenic, quiet location.
- Retirees7/10
Offers peaceful countryside and coastal proximity with ground-floor accommodation, though the BER rating of F suggests potential heating upgrades should be investigated.
Work
3 areas- Remote Working6/10
Quiet rural setting is ideal for focus, but buyers should investigate local broadband speeds for reliability.
- Hybrid Commuting3/10
Located in West Clare, making regular hybrid commutes to major employment hubs like Limerick or Galway impractical.
- Retired8/10
An appealing layout for retirees looking to enjoy a slower pace of life near the coast.
Practical
8 areas- Ageing in Place7/10
Single-level cottage living is convenient, though some doorways and bathroom layouts should be checked for future accessibility.
- Low Maintenance6/10
The rear yard features low-maintenance pea gravel, but traditional stone-built heritage homes generally require ongoing cyclical maintenance.
- Secure Gated Entry4/10
Features boundary walls and a stone entrance with pedestrian and vehicle access, but lacks automated security gates.
- Minimalist Design4/10
The property is characterized by traditional features like exposed timber beams, rough plaster finishes, and sash-style windows rather than minimalist design.
- Flexible Floor Plans5/10
Extended and modernized with a clear two-bedroom layout, plus traditional outbuildings offering future potential subject to planning.
- Heritage Home9/10
Built in 1890, this traditional stone-built cottage retains wonderful period character including high ceilings and exposed beams.
- Ecological Setup4/10
Relies on an oil-fired central heating system and a septic tank, and carries a low BER rating of F which indicates energy efficiency improvements are needed.
- Outdoor areas8/10
Generous outside space including manicured lawns, a large pea gravel rear yard, traditional outbuildings, and an adjoining paddock.
Interests
9 areas- Gardening7/10
Features manicured lawns, mature plants, and an adjoining paddock offering good potential for gardening enthusiasts.
- Walking9/10
Located right near the Kilkee Cliff Walk route, making it an exceptional location for walking and hiking.
- Gym2/10
There are no commercial gyms nearby, requiring a drive into larger towns for fitness facilities.
- Cycling7/10
Quiet secondary roads and scenic coastal routes make for pleasant cycling, though rural road conditions should be checked.
- Golf7/10
Proximity to the wider Loop Head Peninsula and famous courses like Doonbeg places golf within reasonable driving distance.
- Fishing8/10
The coastal location near Kilkee and the Shannon estuary region offers great opportunities for sea and local fishing.
- Horse Riding6/10
The rural setting and paddock provide potential infrastructure, though local equestrian facilities should be verified.
- Water Sports8/10
Kilkee is renowned for its aquatic activities, swimming, and water sports along its horseshoe-shaped beach.
- Entertaining6/10
Features a large kitchen dining room and pea gravel rear yard, though the interior space is cozy rather than expansive for large gatherings.
Lifestyle
5 areas- Quiet Living9/10
Situated in a tranquil townland setting on a secondary road, providing a very quiet living environment.
- Rural Living9/10
Located in Donoughboy with an adjoining paddock and countryside surroundings, embodying classic rural West Clare living.
- Village Living6/10
While not directly in a village, it is approximately 3km from Kilkee and close to coastal communities like Carrigaholt and Doonbeg.
- Coastal Living8/10
Positioned just off the Kilkee Cliff Walk route and close to the popular seaside resort town of Kilkee and its famous horseshoe beach.
- Urban Living2/10
This is distinctly a countryside property far removed from urban centers and city conveniences.
Social
6 areas- Community Involvement6/10
Proximity to Kilkee allows participation in local community groups and events.
- Café Culture5/10
Seasonal café options are available in nearby Kilkee, though choices are limited compared to urban areas.
- Nightlife3/10
Limited nightlife outside of local pubs in Kilkee, particularly during off-peak seasons.
- Health/Wellness groups5/10
Access depends on community offerings in Kilkee and surrounding coastal villages.
- Networking Opportunities2/10
The rural location offers very few professional networking opportunities locally.
- Tech-Hub Connectivity2/10
Remote from any established tech hubs, relying entirely on home internet connections.
Listing information
- Agent
- DNG O'Sullivan Hurley
- Phone
- 065 684 0200
- Published on HouseDelve
- 21 September 2026
- Correction
- Report an issue
HD-BECB06HouseDelve · 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.