Inisbeo, 8 Elm Park, Ennis Road, LimerickV94X3WX
€315,000
3 Bed~1 Bath~BER D2
What you'll like:
- Prime Ennis Road Location: Situated in a quiet cul de sac adjacent to Limerick Lawn Tennis Club, offering immense long term value and lifestyle convenience for residents.
- Walkable Urban Access: Positioned just a short stroll from Limerick city centre, making daily commuting, dining, and shopping exceptionally easy without relying on a car.
- Proximity to Elite Schools: Located directly adjacent to Ard Scoil Ris and JFK National School, making this an ideal purchase for growing families seeking top educational access.
- Major Sports Venues Nearby: Walking distance to The Gaelic Grounds and Thomond Park, offering incredible convenience for rugby and hurling enthusiasts throughout the winter and summer seasons.
- Higher Education Proximity: Close to Technological University Shannon, ensuring robust potential rental demand if utilized as a buy to let investment property.
- Deceptively Spacious Layout: Features well proportioned rooms internally, providing comfortable family living space that feels significantly larger than standard traditional terraced houses in the area.
- Extended Living Space: Includes a valuable extended sitting room complete with a feature fireplace and solid fuel stove, creating a cozy and functional additional family area.
- Character Fireplaces Retained: Retains charming original features including cast iron fireplaces with tiled inserts and ornate surrounds in multiple rooms, adding distinct period character.
- Practical Kitchen Finish: Equipped with functional eye and floor level units alongside durable granite worktops and quarry tile flooring, offering a solid foundation for future culinary updates.
- Three Double Bedrooms: Features three generously sized bedrooms upstairs, providing flexible accommodation options for first time buyers, downsizers, or professional sharers alike.
- Stira Attic Access: Includes a convenient Stira staircase leading to the attic space, greatly simplifying seasonal storage access and potential future upgrade possibilities.
- West Facing Rear Garden: Benefits from a desirable west facing orientation in the back garden, maximizing afternoon and evening sunlight for outdoor entertaining and relaxation.
- Secure Rear Vehicular Access: Features valuable vehicular access to a rear lane, offering potential off street parking solutions or easy maintenance access for gardeners.
- Solid Block Shed: Includes a large block constructed garden shed in the rear, providing robust and secure outdoor storage for bicycles, tools, and equipment.
- Private Front Enclosure: Features a fully walled front garden with a pedestrian gate, enhanced by mature plants and shrubs that create a pleasant buffer from the street.
- Established Quiet Cul De Sac: Positioned within a peaceful cul de sac setting off a major arterial route, minimizing through traffic and enhancing overall residential tranquility.
- Stable Asking Price: Recorded at a steady three hundred fifteen thousand euros with no documented price reductions, indicating firm vendor confidence in the current market value.
- Versatile Target Market: Suited equally well for first time buyers entering the market, downsizers seeking convenience, or investors targeting strong rental yields in a prime location.
- Existing Gas Heating: Fitted with gas fired central heating already in place, providing reliable and controllable warmth throughout the winter months.
- Under Stairs Storage: Features practical under stairs storage space, maximizing every square foot of the interior footprint for efficient household organization.
But keep in mind:
- Mediocre BER Rating: Carries a D2 energy rating, which indicates poor thermal efficiency and signals that the buyer should budget for substantial insulation and heating upgrades.
- High Retrofitting Costs: Bringing the property up to a modern energy efficiency standard will require significant capital investment in wall insulation, double glazing, and heating controls.
- Single Bathroom Configuration: Features only one shower room for three bedrooms, which may create morning congestion for families or multiple occupants sharing the accommodation.
- Potential Lead Plumbing Risks: Older homes in this neighborhood should be thoroughly inspected by a surveyor for lead supply pipes or outdated electrical wiring systems.
- Limited Floor Area Transparency: The exact floor area in square meters is not provided in the listing details, requiring buyers to verify exact dimensions during physical inspections.
- Stove Compliance Verification: The solid fuel stove in the extended sitting room should be inspected to ensure it meets current building regulations and emission standards.
- Chimney Maintenance Needs: Multiple open and decorative fireplaces require professional chimney sweeps and structural integrity checks before active seasonal use commences.
- Attic Insulation Status: The unquantified attic insulation level should be verified during a structural survey to gauge potential heat loss through the roof structure.
- Rear Access Security: Vehicular lanes to the rear of terraced properties can occasionally present security vulnerabilities requiring upgraded gates and external lighting.
- Garden Boundary Maintenance: The buyer should verify the legal responsibility for maintaining the fully walled front and rear boundaries with neighboring properties.
- Parking Congestion Risks: Proximity to major sports stadiums like Thomond Park and the Gaelic Grounds may cause temporary match day traffic congestion and parking restrictions.
- Dated Interior Finishes: Certain decorative elements such as parquet flooring and older kitchen finishes may require cosmetic modernization to suit contemporary aesthetic preferences.
- Window Glazing Efficiency: The age and thermal performance of the existing windows should be checked by a surveyor to determine if immediate replacement is necessary.
- Drainage and Sewage Checks: Older drainage systems connected to the main municipal network should be CCTV surveyed to rule out root intrusion or structural pipe damage.
- Ventilation and Dampness: Older extensions and extended sitting rooms should be carefully inspected for adequate damp proofing and wall ventilation to prevent moisture issues.
- Hot Press Immersion System: The dual immersion hot press setup should be evaluated for energy efficiency and modern lagging jacket standards to minimize standby heat loss.
- Investment Yield Uncertainty: While the location is prime, the buyer should independently calculate potential net rental yields against local market rent caps and tax rules.
- Future Expansion Limits: The presence of an existing extension means future rear garden footprint expansion may be limited by planning regulations or space constraints.
- Cul De Sac Turning Space: Buyers with large vehicles should test the turning radius and ease of access within the residential cul de sac and rear lane.
- Solicitor Title Checks: Due to the maturity of the Ennis Road area, solicitors should carefully examine historical title deeds, right of way access, and any boundary covenants.
Price positioning
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- The asking price appears modestly undervalued when compared against historical transactions for similar three bedroom properties in the immediate vicinity, suggesting an attractive entry point designed to stimulate strong competitive interest among prospective buyers.
- Valuation signals point toward a competitive pricing strategy given the stable asking price history of three hundred fifteen thousand euros, which may encourage multiple offers despite potential modernization requirements suggested by the D2 energy rating.
- Factors that could support this asking price include the highly sought after Ennis Road location close to renowned schools and city amenities, while factors undermining it might involve upgrade costs needed to improve the overall energy efficiency.
- Additional market relevance stems from the flexible appeal to first time buyers, downsizers, and investors alike, supported by features such as an extended sitting room, a west facing rear garden, and practical rear vehicular access.
Build Analysis
What we know from similar construction types
- The property features an extended sitting room which adds valuable ground floor living space, though a buyer should verify that proper planning permission and building control compliance were obtained for the extension.
- Given the D2 BER rating and older construction characteristics implied by features like cast iron fireplaces and parquet flooring, a buyer should investigate the age and condition of the roof, windows, electrical wiring, and plumbing systems.
- The presence of a rear vehicular access lane and a block-built shed offers practical utility, but the boundary lines and right-of-way access should be confirmed by legal advisors.
- The solid fuel stove in the extended sitting room and gas-fired central heating system should be inspected for safety, ventilation, and current regulatory compliance.
Retrofit Cost*
Possible renovating / insulating expenditure
- Estimated deep-retrofit cost: €40,000 to €60,000.
- Reasoning: The property has a D2 BER rating, indicating poor energy efficiency and significant heat loss. Bringing the home up to a modern B2 or A rating would likely require external or internal wall insulation, attic insulation upgrades, window and door replacements, and potentially a heat pump or heating system upgrade.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,500 to €2,000.
- Explanation: The property has a D2 BER rating, indicating poor to moderate energy efficiency, which likely leads to higher heat loss and increased gas or solid fuel consumption during colder months.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The general locality is well-established, though buyers should consult local authority flood maps to confirm specific site vulnerabilities related to nearby river systems.
- The property itself is not reported to have an active flood history, but local drainage and flood-risk assessments are recommended for absolute certainty.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
3A ELM PARK, ENNIS ROAD, LIMERICK
- Sale date
- Declared sale price
- €346,000.00
32 ELM PARK, ENNIS RD, LIMERICK
- Sale date
- Declared sale price
- €360,000.00
22 ELM PARK, ENNIS RD, LIMERICK CITY
- Sale date
- Declared sale price
- €333,000.00
9A ELM PARK, ENNIS RD, ELM PARK
- Sale date
- Declared sale price
- €275,000.00
33 ELM PARK, ENNIS RD, LIMERICK
- Sale date
- Declared sale price
- €450,000.00
Recent sales in the wider local area
No verified results were found for this group in the previous five years.
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: €3,150 — 1% of €315,000.
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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 excluding outlay and VAT.
- Land registration fees: €400 to €800 depending on the property value and registration type.
- Property valuation fees: €150 to €300 for a standard mortgage valuation report.
- Surveyor fees: €300 to €600 depending on the level of detail in the structural survey.
- Annual home insurance: €400 to €800 depending on the policy coverage and provider.
Forum Talk
What people are saying about this area
- Locals on neighborhood forums frequently highlight the convenience of the Ennis Road location for walking to Limerick city centre and nearby sports grounds like Thomond Park and the Gaelic Grounds.
- Residents often discuss the strong community feel of established cul-de-sacs in the area, noting their popularity among both families and downsizers.
- Community groups frequently mention the proximity to reputable local schools and amenities such as the Limerick Lawn Tennis Club as major positives for the neighborhood.
- Traffic congestion during peak match days around the nearby sports stadiums is a commonly discussed topic among residents living near the Ennis Road corridor.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property features three double bedrooms and a fully walled rear garden, making it safe for young children to play. However, buyers should verify the safety and layout of the stairs and any potential childproofing needs.
- Teenagers6/10
With three double bedrooms, there is reasonable space for teenagers, and the proximity to local schools and amenities is a strong advantage. Storage might require some optimization depending on family size.
- Multi-generational Living4/10
As a mid-terrace three-bedroom home with a single bathroom, multi-generational living could feel cramped, though the extended sitting room offers some additional communal space.
- Single Buyers8/10
A well-located three-bedroom terraced home near the city center represents an excellent opportunity for single buyers looking to establish themselves or invest in a strong location.
- Couples8/10
Couples will appreciate the generous room sizes and the convenience of being within walking distance of Limerick city center, sports grounds, and local tennis clubs.
- Empty Nesters7/10
The property offers manageable spaces for those looking to downsize from larger family homes, though stairs and garden upkeep should be considered for long-term comfort.
- Retirees6/10
The cul-de-sac setting offers a quieter environment close to urban amenities, though buyers should evaluate the suitability of a single upstairs shower room for aging in place.
Work
3 areas- Remote Working7/10
Three bedrooms allow flexibility to set up a dedicated home office, though buyers should verify broadband speeds and connectivity.
- Hybrid Commuting8/10
The central Limerick location provides excellent access to local transport networks and short travel times for hybrid workers.
- Retired7/10
Convenient access to healthcare, social venues, and local amenities makes this a practical location for retirees.
Practical
8 areas- Ageing in Place5/10
While manageable for downsizers, the presence of stairs and a single upstairs shower room means modifications may be needed for long-term ageing in place.
- Low Maintenance7/10
Mid-terrace design and modest garden sizes keep upkeep relatively straightforward, though a D2 BER rating suggests energy efficiency upgrades could be investigated.
- Secure Gated Entry3/10
The property features standard walled boundaries and a vehicular lane to the rear rather than gated community entry.
- Minimalist Design5/10
Traditional layout featuring character elements like cast iron fireplaces and parquet flooring rather than stark minimalism.
- Flexible Floor Plans7/10
The extended sitting room and three double bedrooms offer good flexibility for changing family needs.
- Heritage Home6/10
Features traditional finishes such as cast iron fireplaces and parquet flooring, giving it a classic character feel.
- Ecological Setup4/10
With a D2 BER rating and gas-fired central heating, buyers may want to investigate energy retrofit options to improve ecological performance.
- Outdoor areas7/10
Includes a fully walled west-facing rear garden with a block-built shed and vehicular access, complemented by a walled front garden.
Interests
9 areas- Gardening6/10
Features both a walled front garden with mature plants and a west-facing rear garden mainly laid to lawn, offering decent scope for amateur gardeners.
- Walking9/10
Exceptional walkability to the city center, local sports grounds, schools, and recreational facilities without needing a car.
- Gym7/10
Urban location ensures easy access to various fitness centers and sports clubs in the surrounding Limerick area.
- Cycling7/10
Flat terrain and proximity to the city center make cycling a viable transport and fitness option, though local traffic conditions should be navigated with care.
- Golf5/10
While local golf courses require a short drive, the central base allows reasonable access to regional courses.
- Fishing4/10
Proximity to the River Shannon offers regional fishing opportunities, though transport is required to reach prime spots.
- Horse Riding3/10
Equestrian facilities are generally located further out in the county, requiring a drive from this urban neighborhood.
- Water Sports3/10
River-based activities exist in the wider region, but dedicated water sports centers are limited directly adjacent to the property.
- Entertaining8/10
The extended sitting room, kitchen with granite countertops, and west-facing rear garden provide a great layout for hosting guests indoors and outdoors.
Lifestyle
5 areas- Quiet Living7/10
Positioned in a quiet cul-de-sac off the main Ennis Road, the home generally benefits from reduced through traffic, though urban proximity brings typical ambient sounds.
- Rural Living1/10
This is an established urban residential setting directly adjacent to schools, sports stadiums, and the city center, offering zero rural characteristics.
- Village Living6/10
Proximity to local schools, tennis clubs, and neighborhood conveniences provides a community-focused village feel within an urban context.
- Coastal Living1/10
The location is inland in Limerick city, with no coastal access or maritime proximity.
- Urban Living9/10
Being a short walk from Limerick city center, TUS, Thomond Park, and the Gaelic Grounds makes this an ideal spot for vibrant urban living.
Social
6 areas- Nightlife8/10
Proximity to the city center ensures convenient access to pubs, entertainment venues, and nightlife.
- Community Involvement7/10
Established neighborhood close to schools, clubs, and community hubs fosters active local engagement.
- Café Culture8/10
Short walking distance to Limerick city center places numerous cafés, restaurants, and social spots within easy reach.
- Health/Wellness groups8/10
Proximity to Limerick Lawn Tennis Club and various local wellness providers supports active health routines.
- Networking Opportunities8/10
Urban setting close to educational institutions and business hubs offers strong networking potential.
- Tech-Hub Connectivity7/10
Good general connectivity in the Limerick urban area, though buyers should verify specific fibre broadband availability.
Listing information
- Agent
- Property Partners de Courcy O'Dwyer
- Phone
- 061 410 410
- Current status
- active
- Published on HouseDelve
- 19 October 2026
- Correction
- Report an issue
HD-364764HouseDelve · 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.