Photograph 1 of 26 of Doughmore, Doonbeg, Kilrush, Co. Clare
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Doughmore, Doonbeg, Kilrush, Co. ClareV15CX29

€345,000

3 Bed~3 Bath~BER B1

What you'll like:

  • Spacious detached layout: The property offers a generous floor area of approximately 195.74 square metres, providing ample living space for families or guests seeking comfortable accommodation in a coastal setting.
  • Strong energy efficiency: Achieving an impressive B1 energy rating indicates good thermal performance and lower heating costs, which is advantageous for long-term comfort and utility management.
  • Modern construction year: Built in 2006, the dwelling avoids many of the common structural and electrical issues typically associated with much older rural houses in the region.
  • Proximity to coastline: Situated just 300 metres from Doughmore Beach, residents can easily enjoy coastal walks and seaside activities right on their doorstep.
  • Adjacent golf amenity: The property is located approximately 300 metres from the renowned Trump International Golf Links and Hotel, offering exceptional convenience for golf enthusiasts.
  • Convenient village access: Doonbeg village is only 2.7 kilometres away, ensuring essential day-to-day services, local shops, and community amenities remain within quick and easy reach.
  • Detached outbuilding potential: A substantial detached building on site features a glass sliding door and a separate WC, presenting fantastic functional space for remote working or fitness activities.
  • Pre-approved expansion scope: The inclusion of full planning permission to extend the dwelling into a five-bedroom home gives future buyers a clear pathway to scale up the living accommodation.
  • Secure gated entrance: Electric wrought iron gates paired with attractive cut-stone pillars enhance immediate curb appeal while providing a secure and private entry point.
  • Generous site size: Set on approximately 0.26 hectares of private land, the property affords substantial outdoor lawn space and natural boundaries without feeling overlooked.
  • Abundant parking capacity: A wraparound gravel driveway provides extensive off-street parking capability, comfortably accommodating multiple vehicles for family members and visiting guests.
  • Flexible ground floor living: Featuring a large ground-floor bedroom and adjacent bathroom, the layout suits multi-generational living or individuals seeking single-level accessibility.
  • Dual en-suite bedrooms upstairs: Both first-floor bedrooms benefit from private en-suite facilities, ensuring high levels of privacy and convenience for household occupants.
  • Included white goods: The sale includes key utility items such as the washing machine, dryer, and an extra fridge, reducing initial moving expenses for the incoming buyer.
  • Solid internal finishes: The interior showcases attractive features like decorative ceiling coving, timber style flooring, and a solid fuel insert stove that creates a cosy focal point.
  • Functional utility room: A dedicated utility space measuring over 3.5 metres in length provides practical laundry management and direct rear garden access.
  • Outdoor storage solutions: The detached outbuilding includes a fully floored overhead storage area accessed via a pull-down stira stairs, maximizing usable space for belongings.
  • Established services in place: The property connects to mains water and features an oil-fired central heating system alongside a modern bio-cycle treatment installation.
  • Holiday home potential: Given its close proximity to famous golf links and scenic coastal routes, the property serves as an attractive candidate for a high-end holiday retreat or rental investment.
  • Scenic tourist location: Positioned just 200 metres off the Wild Atlantic Way, owners benefit from immediate access to one of Ireland's most celebrated driving and touring routes.

But keep in mind:

  • Private wastewater treatment: The reliance on an on-site bio-cycle treatment system requires buyers to independently verify its current operational compliance, servicing history, and long-term maintenance costs.
  • Rural coastal exposure: Being located so close to the Atlantic coastline means the exterior fabric of the house may experience accelerated weathering from salt air, increasing future maintenance demands.
  • Private water dependency: While connected to mains water, buyers should investigate local supply reliability and water pressure consistency during peak tourism seasons in West Clare.
  • Planning compliance verification: Buyers must thoroughly inspect the exact planning permissions and conditions attached to the detached outbuilding to ensure its intended use matches local regulations.
  • Extension timeline limits: Because the property holds full planning permission to extend to a five-bedroom home, purchasers should check the expiration dates of these permissions to avoid losing the right to build.
  • Septic and drainage checks: A professional pre-purchase survey should specifically test the bio-cycle treatment system and percolation area to rule out any costly hidden failure issues.
  • Higher winter heating costs: Although the B1 rating is excellent, heating a detached property of nearly 200 square metres with oil can still incur significant fuel expenses during colder winter months.
  • Potential commuting distances: While close to local amenities in Doonbeg, reaching major employment hubs or larger regional towns requires substantial driving time on rural roads.
  • Isolation risks off-season: The immediate coastal neighbourhood may experience a significant drop in activity and occupancy during the off-season, which could impact security and local atmosphere.
  • Window and seal maintenance: The extensive use of Velux windows and glass sliding doors across the dwelling necessitates careful inspection for potential seal degradation and condensation risks.
  • Chimney and stove inspection: The solid fuel insert stove and associated flue must be professionally inspected by a certified chimney sweep to ensure safe operation prior to use.
  • Boundary fence verification: Buyers should review the folio maps carefully with their legal representative to confirm that the natural boundaries accurately reflect the stated 0.26-hectare site extent.
  • Local traffic during events: Proximity to a major international golf resort could occasionally introduce localized traffic congestion or tourism-related disruptions during high-profile tournaments.
  • Surface water drainage: The wraparound gravel driveway and extensive lawn areas should be inspected for proper surface water drainage to prevent pooling or dampness near the foundations.
  • Outbuilding insulation check: The detached home office outbuilding should be evaluated for thermal efficiency and damp-proofing, particularly if intended for year-round professional workspace use.
  • Electrical system testing: Given the property was built in 2006, an independent electrical safety audit is recommended to ensure all wiring and consumer units meet current standards.
  • Boiler servicing records: Prospective purchasers should request comprehensive service records for the oil-fired central heating boiler to gauge its remaining operational lifespan.
  • Roof space and eaves storage: The presence of storage areas built into the eaves on the first floor warrants careful checks for proper roof ventilation and potential heat loss points.
  • Local septic tank registration: Buyers must ensure that the bio-cycle treatment plant is properly registered with local authorities and complies with current environmental legislation.
  • Access road conditions: The local approach roads leading from the main regional routes to the property should be inspected for maintenance quality and winter gritting schedules.

Price positioning

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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.
The asking price looks slightly undervalued compared with the available evidence.
  • The asking price appears attractively positioned relative to verified market transactions in the surrounding area, considering the generous square footage and high-grade energy efficiency rating of the detached property.
  • Valuation signals are strengthened by the considerable internal floor area, the inclusion of a detached multi-purpose outbuilding with a restroom, and a private site offering great future potential.
  • Potential factors supporting this price point include strong local demand for coastal homes near prominent golf links, while market volatility or rural location factors could occasionally pose resistance.
  • Additional relevant considerations involve the presence of full planning permission for further expansion, which offers added value for buyers seeking long-term accommodation flexibility in County Clare.

Build Analysis

What we know from similar construction types

  • The property is a detached house built in 2006, extending to approximately 195.74 sq. m. and positioned on a 0.26-hectare site.
  • It features a strong B1 energy rating, which indicates good thermal efficiency for a mid-2000s build.
  • Services include mains water, oil-fired central heating, and a private bio-cycle treatment system, which a buyer should inspect and verify for compliance and ongoing maintenance status.
  • A detached building to the rear includes planning permission for a gym and home office; a buyer's legal representative should verify that the current structure fully complies with this permission.
  • The property also holds full planning permission to extend to a five-bedroom home, offering future potential that should be checked against current planning validity.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost: €1,200 to €1,600
  • Explanation: The property features an efficient B1 BER rating and oil-fired central heating, but due to its substantial floor area of approximately 195.74 sq. m., energy consumption will remain moderate to high depending on usage.

Pollution Safe

9/10

Environmental situation to investigate

  • The property is located in a predominantly rural coastal setting in West Clare, well removed from major heavy industrial zones, large incinerators, or active commercial landfills.
  • Any legacy industrial concerns or localized agricultural runoff are minimal, though buyers should verify local water and soil conditions during standard pre-purchase surveys.

Flood Safe

8/10

Water overflow reports to follow up

  • The house is situated on an elevated site of approximately 0.26 hectares set back from the immediate coastline, reducing direct coastal inundation risks.
  • While coastal West Clare can experience severe weather and winter storms along the Wild Atlantic Way, prospective buyers should consult official OPW flood maps to verify localized flood risks for the specific townland.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

  • MOUNT RIVERS, DOONBEG, KILRUSH

    Sale date
    Declared sale price
    €550,000.00
  • CLIFDEN, DOONBEG, KILRUSH

    Sale date
    Declared sale price
    €270,000.00
  • DOONMORE, DOONBEG, KILRUSH

    Sale date
    Declared sale price
    €130,000.00
  • GLASCLOUNE, DOONBEG, KILRUSH

    Sale date
    Declared sale price
    €190,000.00
  • APARTMENT 33, DOONBEG, CO CLARE

    Sale date
    Declared sale price
    €750,000.00

Recent sales in the wider Kilrush area

  • 23 BEAL AN INBHIR, SHANAKYLE, KILRUSH

    Sale date
    Declared sale price
    €280,000.00
  • G04 QUAY MILLS, KILRUSH, CO CLARE

    Sale date
    Declared sale price
    €250,000.00
  • BURRANE, KILLIMER, KILRUSH

    Sale date
    Declared sale price
    €401,400.00
  • JOHN ST, KILRUSH, CLARE

    Sale date
    Declared sale price
    €170,000.00
  • BAUNMORE, KILRUSH, CLARE

    Sale date
    Declared sale price
    €190,000.00

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 €3,450 based on 1% of the asking price
  • Solicitor legal fees: €1,500 to €3,000 excluding outlays
  • Land registration fees: €175 to €700 depending on the application type
  • Property valuation fee: €150 to €300
  • Surveyor fees: €500 to €1,200 depending on the level of detail
  • Annual home insurance: €400 to €800

Forum Talk

What people are saying about this area

  • Locals and visitors frequently discuss the scenic coastal amenities around Doughmore, particularly the proximity to Doughmore Beach and the Trump International Golf Links & Hotel.
  • Residents highlight the peaceful rural charm of the Doonbeg area, noting it is a popular location for both permanent residences and holiday homes along the Wild Atlantic Way.
  • Community discussions often touch upon the balance of rural coastal living with the convenience of being just a short drive from Doonbeg village for day-to-day services.
  • Property owners in the broader West Clare region occasionally share tips on maintaining private wastewater treatment systems, such as bio-cycle units common in rural settings.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The property provides ample space internally at approximately 195.74 sq. m. and sits on a private 0.26 hectare site with secure electric gates and lawned areas, making it safe for children to play outdoors.

    7/10
  • Teenagers

    With three spacious bedrooms, including two large upstairs en-suite rooms and a detached home office with potential uses, there is plenty of independent space for teenagers.

    8/10
  • Multi-generational Living

    Featuring a ground-floor bedroom and bathroom alongside expansive living areas, the layout offers good potential for multi-generational living arrangements, though buyers should verify internal accessibility.

    7/10
  • Single Buyers

    Priced at €345,000 for a large detached home in a rural coastal setting, maintenance and location may be better suited to larger households or those seeking a lifestyle change rather than typical single first-time buyers.

    5/10
  • Couples

    An appealing option for couples looking for a spacious permanent or holiday home close to the coast, with a B1 BER energy rating and generous reception areas.

    8/10
  • Empty Nesters

    The ground-floor bedroom and bathroom facilitate single-level living options, though the extensive gardens and private site require ongoing maintenance.

    7/10
  • Retirees

    A peaceful coastal setting with a ground-floor bedroom and bathroom suite, though the rural location 2.7km from Doonbeg village means reliance on a car for daily amenities.

    7/10

Work

3 areas
  • Remote Working

    The detached building to the rear includes a home office with separate sections and full wiring, providing an exceptional remote working environment.

    10/10
  • Hybrid Commuting

    The rural West Clare location involves significant travel times to major employment hubs, making hybrid commuting challenging.

    3/10
  • Retired

    An ideal setup for retirees seeking a spacious, high-efficiency B1-rated home in a quiet coastal setting with ground-floor bedroom facilities.

    9/10

Practical

8 areas
  • Ageing in Place

    Features a ground-floor bedroom and a fully tiled ground-floor bathroom with a separate corner shower and bath, supporting future single-level living.

    8/10
  • Low Maintenance

    Built in 2006 with a modern B1 energy rating, oil-fired central heating, and a bio-cycle treatment system, though the large site requires ongoing garden upkeep.

    7/10
  • Secure Gated Entry

    Accessed via electric wrought iron gates with cut-stone pillars providing secure and private entry.

    9/10
  • Minimalist Design

    The home features traditional countryside finishes, decorative ceiling coving, and classic styling rather than stark minimalist design.

    4/10
  • Flexible Floor Plans

    Offers generous square footage with a ground-floor bedroom, open-plan living, and full planning permission to extend further to a five-bedroom home if desired.

    8/10
  • Heritage Home

    Built in 2006, this is a modern contemporary residence rather than a period or heritage property.

    1/10
  • Ecological Setup

    Benefits from an efficient B1 BER rating, mains water, and a private bio-cycle treatment system.

    8/10
  • Outdoor areas

    Occupies a private 0.26 hectare site with lawned areas, natural boundaries, wraparound gravel driveway, and a versatile detached outbuilding.

    9/10

Interests

9 areas
  • Gardening

    Set on a 0.26 hectare site with wraparound gravel driveway, lawned areas, and natural boundaries, providing wonderful potential for keen gardeners.

    9/10
  • Walking

    Proximity to Doughmore Beach and the Wild Atlantic Way route offers fantastic opportunities for scenic coastal walks right on the doorstep.

    10/10
  • Gym

    The detached building to the rear includes planning permission and space for a home gym setup, complementing an active lifestyle.

    8/10
  • Cycling

    The scenic local coastal roads along the Wild Atlantic Way provide excellent routes for cycling enthusiasts.

    8/10
  • Golf

    Located approximately 300 metres from the renowned Trump International Golf Links & Hotel, making it an absolute dream for golfers.

    10/10
  • Fishing

    The coastal location in West Clare provides great proximity to local fishing spots along the Atlantic coast and nearby estuaries.

    8/10
  • Horse Riding

    The rural and coastal surroundings offer suitable terrain and local access for horse riding enthusiasts.

    7/10
  • Water Sports

    Being approximately 300 metres from Doughmore Beach, known for surfing, makes this an ideal location for water sports enthusiasts.

    9/10
  • Entertaining

    Features an open-plan kitchen and dining area, a large main reception room, and extensive outdoor lawn areas ideal for hosting guests.

    9/10

Lifestyle

5 areas
  • Quiet Living

    Set on a private 0.26 hectare site in Doughmore, Doonbeg, the property offers a peaceful environment surrounded by natural boundaries and rural tranquility.

    9/10
  • Rural Living

    Located in a scenic West Clare coastal setting, just 200 metres off the Wild Atlantic Way and 2.7km from Doonbeg village.

    9/10
  • Village Living

    Doonbeg village is approximately 2.7km away, providing essential local services while keeping the home in a more secluded rural environment.

    6/10
  • Coastal Living

    Ideally positioned approximately 300 metres from Doughmore Beach and the Wild Atlantic Way, offering exceptional access to coastal amenities.

    10/10
  • Urban Living

    The property is situated in a distinctly rural and coastal location far removed from urban centers and city conveniences.

    1/10

Social

6 areas
  • Community Involvement

    Proximity to Doonbeg village encourages participation in local rural community life and events.

    6/10
  • Café Culture

    Local amenities in Doonbeg village provide basic social spots, while wider café culture requires travel to nearby towns.

    5/10
  • Nightlife

    The rural coastal location offers very limited local nightlife outside of hotel and village venues.

    3/10
  • Health/Wellness groups

    Local wellness activities can be pursued in the village or utilizing the home's dedicated gym space and surrounding walking routes.

    5/10
  • Networking Opportunities

    The rural setting offers minimal local professional networking opportunities compared to urban business hubs.

    2/10
  • Tech-Hub Connectivity

    Located in a rural coastal area without proximity to major technology hubs.

    2/10

Listing information

Agent
DNG O'Sullivan Hurley
Phone
065 684 0200
Published on HouseDelve
3 October 2026
Correction
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Property reference: HD-D3B076HouseDelve · 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.