Photograph 1 of 33 of Harbour House View, Doonmore, Doonbeg, Kilrush, Co. Clare
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Harbour House View, Doonmore, Doonbeg, Kilrush, Co. ClareV15CK24

€395,000

5 Bed~2 Bath~BER B2

What you'll like:

  • Energy efficiency: The residence achieves an impressive B2 energy rating with an indicator of 107.22 kWh/m2/yr, which ensures lower heating bills and enhanced living comfort for future occupants.
  • Spacious interior: Offering a generous floor area of approximately 238 square meters, the layout easily accommodates large families or provides ample room for guests during holiday periods.
  • Abundant bedrooms: Featuring five well proportioned bedrooms, the property offers fantastic flexibility for home offices, hobby rooms, or accommodating a growing family without feeling cramped.
  • Ensuite convenience: Three of the five bedrooms include private ensuite facilities, reducing morning queues and offering high levels of privacy for family members or visiting guests.
  • Water views: Situated on an elevated 0.37 acre site, the property enjoys lovely, picturesque views over the local water and nearby strand that enhance its overall appeal.
  • Walking distance location: The home is ideally positioned within comfortable walking distance of the local strand and all essential village amenities, making daily errands exceptionally convenient.
  • Open plan layout: The contemporary kitchen, living, and dining area creates a wonderful communal hub for modern family life and entertaining guests seamlessly.
  • Solid fuel stove: A feature elevated solid fuel stove in the main living space provides a cozy focal point and efficient supplemental heating during colder winter months.
  • Sun room addition: A bright sun room featuring a vaulted timber ceiling and tiled flooring provides an inviting secondary living space that opens directly to a private rear patio.
  • Dedicated utility room: A separate utility room comes fully plumbed with built-in storage units, keeping laundry and household maintenance organized away from the main living spaces.
  • Ample storage: Built-in wardrobes are included across multiple bedrooms, while integrated hallway storage and a dedicated hot press maximize practical space throughout the home.
  • Natural light: Large picture windows in the living areas and multiple Velux windows upstairs flood the interior with abundant natural daylight, creating a bright and airy atmosphere.
  • Private rear garden: The enclosed rear garden is not overlooked, offering a secure and private outdoor environment for children, pets, and outdoor dining.
  • Workshop potential: A huge double-height detached workshop is located to the rear, providing ideal storage for boats or equipment and potential for future conversion subject to planning permission.
  • Additional storage shed: A spacious steel tech shed is already in place on the grounds, offering immediate supplementary storage for garden tools and recreational gear.
  • Secure boundaries: The property is neatly bound by block walls and mature hedging, which enhances privacy, wind protection, and overall security around the site.
  • Excellent presentation: The residence comes to the market in turnkey, excellent condition throughout, allowing new owners to move in immediately without undertaking urgent renovations.
  • Flexible layout: Dual aspect master and guest bedrooms on the upper level maximize the stunning water views and provide comfortable, airy retreats.
  • Jack and Jill bathroom: A luxurious, fully tiled shared bathroom provides direct access to bedroom one while remaining easily accessible for household guests.
  • Holiday retreat potential: Due to its generous size, scenic location near the coast, and proximity to local attractions, the property serves as an ideal holiday home investment.

But keep in mind:

  • Planning check: Buyers should verify that all past structural additions, including the sun room and workshop, possess the necessary local planning permissions and compliance certifications.
  • Workshop conversion limits: While the large double-height workshop offers conversion potential, buyers must investigate local planning policies regarding residential extensions or commercial use.
  • Wastewater verification: Buyers should thoroughly inspect the private wastewater treatment system or septic tank to ensure it meets current environmental standards and operates efficiently.
  • Water supply checks: The reliability and quality of the local water supply should be independently tested during the due diligence process, especially for rural coastal properties.
  • Coastal weather exposure: Being located near the coast on an elevated site means the exterior fabric may experience harsher weather conditions, requiring more frequent maintenance and painting.
  • Insulation compliance: Although the B2 rating is strong, buyers should review the specific BER assessor recommendations to identify any minor thermal bridging or ventilation improvements needed.
  • Boundary confirmation: Buyers must inspect the legal title maps with a surveyor to ensure the 0.37 acre site boundaries match the physical block walls and hedging accurately.
  • Right of way checks: Local title searches should confirm whether any public or private rights of way cross the elevated property or adjacent access lanes.
  • Heating system age: A thorough inspection of the central heating boiler and solid fuel stove should be conducted to ensure longevity and compliance with current safety regulations.
  • Roof space inspection: The expansive roof structure, especially around Velux window flashings, should be professionally inspected for any signs of historic moisture ingress or inadequate loft insulation.
  • Drainage evaluation: Surface water drainage on the elevated site should be checked to ensure heavy rainfall runoff is properly managed away from the foundations and patio.
  • Electrical system test: Buyers should commission a certified electrician to test the complete electrical wiring installation, breaker panels, and recessed spotlight fittings.
  • Plumbing condition: Hidden plumbing pipes beneath tiled floors in the bathrooms and utility room should be pressure-tested to rule out potential leaks.
  • Window seals: The numerous large picture windows, sliding doors, and French doors should be inspected for failed double-glazing seals or draft infiltration.
  • Shed foundations: The structural integrity and foundation stability of both the large workshop and the steel tech shed should be verified during the survey.
  • Radon remediation: Given the regional geology of County Clare, buyers should request a radon gas test or verify whether adequate preventative barriers were installed.
  • Broadband availability: High-speed internet connectivity should be verified with local telecommunication providers to ensure remote working capabilities are fully supported.
  • Property tax assessment: Buyers should confirm the correct Local Property Tax band and ensure that previous payments are fully up to date prior to closing.
  • Future development: Local county development plans should be reviewed to check for any potential zoning changes or nearby developments that could alter the scenic water views.
  • Access road maintenance: The legal status and maintenance responsibilities for the approach road leading to Harbour House View should be clarified by the legal representative.

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 moderately overvalued compared with the available evidence.
  • The asking price appears somewhat elevated relative to wider regional transaction benchmarks because the stated figure exceeds recent settled values recorded across the broader local district by a significant margin.
  • Upward valuation signals stem from the substantial floor area, high energy efficiency rating, multiple ensuite bedrooms, and elevated coastal positioning offering notable water views that command a premium.
  • Such a price could be supported by strong demand for quality family homes or coastal holiday retreats in scenic areas, though it might be undermined by the rural location and limited immediate comparable activity.
  • Overall price positioning leans towards the upper tier of the local market, reflecting the specialized appeal of a well-presented modern property featuring extensive auxiliary workshop spaces and landscaped grounds.

Build Analysis

What we know from similar construction types

  • The property is a detached 5-bedroom residence spanning approximately 238 sqm on an elevated 0.37-acre site.
  • Features an open-plan kitchen/living/dining area, sun room with a vaulted timber-finished ceiling, utility room, main bathroom, and five bedrooms (three ensuite).
  • Includes a large double-height detached workshop at the rear, which the listing notes may be suitable for conversion subject to the necessary planning permission, and a steel tech shed.
  • The buyer should verify planning compliance and building regulations for the workshop conversion potential and any alterations made to the main dwelling.
  • The property benefits from an efficient B2 BER rating, indicating good thermal performance.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost: approximately 1,200 to 1,600 euro.
  • Explanation: Given the 238 sqm floor area and an efficient B2 energy rating, heating demands are relatively well-contained compared to older homes, though costs will vary based on lifestyle and the use of the solid fuel stove.

Pollution Safe

9/10

Environmental situation to investigate

  • The property is located in a rural coastal setting in County Clare, well removed from heavy industrial zones and large-scale waste facilities.
  • There are no apparent legacy industrial pollution concerns or major landfill sites in the immediate vicinity, though standard rural environmental checks are recommended.

Flood Safe

8/10

Water overflow reports to follow up

  • The residence occupies an elevated site above the strand, which generally reduces direct surface flood risk, though coastal locations warrant standard environmental due diligence.
  • Buyers should verify local drainage and regional flood risk assessments given the proximity to the coastline and water views.

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 Doonmore area

  • BAUNMORE, KILRUSH, CLARE

    Sale date
    Declared sale price
    €190,000.00
  • 3 JOHNS COURT, JOHN ST, KILRUSH

    Sale date
    Declared sale price
    €176,000.00
  • 39 WOODFIELD, BALLYNOTE, KILRUSH

    Sale date
    Declared sale price
    €210,000.00
  • BALLINAGUN, CREE, KILRUSH

    Sale date
    Declared sale price
    €325,000.00
  • 46 WOODFIELD, KILRUSH, CO. CLARE

    Sale date
    Declared sale price
    €166,000.00

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 percent of the purchase price for properties valued up to 1 million euro, equating to roughly 3,950 euro.
  • Solicitor legal fees: generally range between 1,500 and 3,000 euro plus outlay and VAT.
  • Land registration fees: approximately 600 to 800 euro depending on the registry and mapping requirements.
  • Property valuation fees: typically around 150 to 300 euro for mortgage or insurance purposes.
  • Surveyor fees: roughly 500 to 1,000 euro depending on the depth of the structural survey.
  • Annual home insurance: estimated between 400 and 800 euro per year depending on the policy coverage.

Forum Talk

What people are saying about this area

  • Local residents in Doonbeg frequently discuss community events and tourism initiatives related to the nearby golf resort and coastal amenities.
  • Community groups on social media often share updates regarding local infrastructure improvements, water quality management, and coastal path maintenance.
  • Property owners in the Doonmore area value the tranquil coastal setting, proximity to local beaches, and community safety.
  • Seasonal updates regarding local weather conditions, high tides, and coastal erosion are occasionally discussed by residents on community forums.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The property offers five bedrooms and 238 sqm of space, making it exceptionally well-suited for growing families, along with an enclosed private rear garden for play.

    8/10
  • Teenagers

    With five spacious bedrooms and generous living areas, including a sun room and ample outdoor space, teenagers will appreciate the room to spread out.

    8/10
  • Multi-generational Living

    The five-bedroom layout with three ensuites provides good privacy for different generations, though buyers should verify the internal configuration to ensure suitability for full multi-generational living.

    7/10
  • Single Buyers

    A 238 sqm five-bedroom detached residence is likely too large and costly to maintain for a single buyer unless they specifically require extensive space or home office options.

    3/10
  • Couples

    While spacious and offering lovely water views and a holiday retreat feel, the five bedrooms may be excessive for a couple unless they frequently host guests.

    5/10
  • Empty Nesters

    The property offers a scenic and peaceful location with ground-floor bedroom options, though the extensive five-bedroom layout and 0.37-acre site require ongoing upkeep.

    6/10
  • Retirees

    Features like ground-floor bedrooms and a private setting appeal to retirees, though the overall size and maintenance of a 238 sqm home should be considered.

    6/10

Work

3 areas
  • Remote Working

    The generous landing area makes a lovely home office or library with natural light and water views, though buyers should verify broadband speeds for remote work.

    7/10
  • Hybrid Commuting

    Located in West Co. Clare, the property is quite remote from major employment hubs like Limerick, making regular hybrid commuting challenging.

    3/10
  • Retired

    The scenic, peaceful environment, ground-floor bedrooms, and village proximity make it a comfortable option for retirees.

    8/10

Practical

8 areas
  • Ageing in Place

    Features ground-floor bedrooms and a Jack & Jill bathroom which facilitate single-level living, though buyers should verify overall accessibility.

    7/10
  • Low Maintenance

    The property boasts an efficient B2 BER rating and modern finishes, though the 0.37-acre site and large workshop require ongoing exterior upkeep.

    6/10
  • Secure Gated Entry

    The property is bound by block walls and mature hedging for privacy, but a formal secure gated entry is not explicitly detailed.

    4/10
  • Minimalist Design

    The open-plan kitchen and contemporary layout offer clean lines, though the overall property is a traditional detached family home rather than minimalist architecture.

    5/10
  • Flexible Floor Plans

    With 238 sqm, five bedrooms (three ensuite), a sun room with multiple potential uses, and a large landing area, the layout offers excellent flexibility.

    8/10
  • Heritage Home

    This is a modern, well-presented residence rather than a traditional period or heritage home.

    2/10
  • Ecological Setup

    Achieves an impressive B2 BER rating with an energy performance indicator of 107.22 kWh/m2/yr, indicating a highly efficient home.

    8/10
  • Outdoor areas

    Features an elevated 0.37-acre site, private patio, enclosed rear garden, massive double-height workshop, and a steel tech shed.

    9/10

Interests

9 areas
  • Gardening

    The property sits on an elevated 0.37-acre site with mature hedging and private gardens, offering plenty of potential for keen gardeners.

    7/10
  • Walking

    Being within walking distance of the strand and local amenities provides excellent opportunities for scenic coastal walks.

    8/10
  • Gym

    There is no dedicated home gym facility mentioned, though the large workshop or landing space could potentially be adapted for fitness equipment.

    3/10
  • Cycling

    The scenic Co. Clare coastal roads offer pleasant cycling routes, though local transport links are primarily car-dependent.

    6/10
  • Golf

    Doonbeg is world-renowned for its championship golf links, making this location exceptionally attractive for golf enthusiasts.

    9/10
  • Fishing

    The coastal and estuarine setting near Doonbeg provides great local opportunities for sea and shore fishing.

    8/10
  • Horse Riding

    Rural Co. Clare offers a scenic backdrop for equestrian activities, though buyers should verify local stables and riding trails.

    6/10
  • Water Sports

    Proximity to the strand and the double-height workshop—ideal for storing boats—make this a fantastic base for water sports enthusiasts.

    8/10
  • Entertaining

    A contemporary open-plan kitchen/living/dining area, sun room, private patio, and outdoor areas provide wonderful spaces for hosting guests.

    8/10

Lifestyle

5 areas
  • Quiet Living

    Set on an elevated site in Doonmore with lovely water views and mature hedging, the home offers a peaceful environment away from urban congestion.

    8/10
  • Rural Living

    Located in Co. Clare near Doonbeg, the property provides a scenic rural and coastal atmosphere while remaining within walking distance of local amenities.

    7/10
  • Village Living

    The home is within walking distance of the strand and local village amenities, combining convenience with coastal serenity.

    8/10
  • Coastal Living

    Featuring an elevated site with fabulous water views over the strand and proximity to the coast, this is an ideal spot for coastal living enthusiasts.

    9/10
  • Urban Living

    The location is decidedly rural and coastal rather than urban, offering very limited access to city amenities or metropolitan infrastructure.

    2/10

Social

6 areas
  • Community Involvement

    Being within walking distance of local amenities in a tight-knit coastal village encourages active participation in local community life.

    7/10
  • Café Culture

    While local amenities are within walking distance, extensive cafe culture is limited compared to larger towns or cities.

    5/10
  • Nightlife

    The rural and coastal setting offers a quiet lifestyle with minimal nightlife options outside of local traditional pubs.

    3/10
  • Health/Wellness groups

    Local wellness activities are typically community-led or require travel to nearby larger towns for specialized classes.

    5/10
  • Networking Opportunities

    The remote coastal location offers very limited local professional networking opportunities.

    2/10
  • Tech-Hub Connectivity

    The area lacks proximity to major tech hubs, though home-based digital connectivity can be investigated by the buyer.

    2/10

Listing information

Agent
Sherry FitzGerald McMahon
Phone
065 686 7866
Published on HouseDelve
13 September 2026
Correction
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Property reference: HD-4EB81AHouseDelve · Republic of Ireland

Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.