
Keelderry, Bodyke, Co. ClareV94HNK0
€145,000
3 Bed~1 Bath~86 m²~BER G
What you'll like:
- Generous land holding: The property includes an impressive overall holding of approximately 3.8 acres, offering buyers substantial outdoor space and rural privacy.
- Split land layout: An additional 2.5 acres is contained in a field directly across from the dwelling, which is ideal for hobby farming or livestock.
- Affordable entry price: Listed at just €145,000, the property presents a low-cost acquisition entry for buyers willing to tackle a major renovation project.
- Traditional outbuildings: Includes a traditional stone-built outbuilding to the rear, adding wonderful rural character and convenient structure for future storage conversions.
- Existing haybarn: The inclusion of an onsite haybarn provides valuable functional space for agricultural equipment, machinery, or heavy-duty storage needs.
- Detached rural privacy: Operating as a detached countryside residence, buyers avoid shared walls and enjoy a peaceful, scenic rural lifestyle context.
- Renovation blank canvas: Being in need of extensive renovation throughout allows the purchaser to completely redesign and style the interior to their precise tastes.
- Character features: The interior retains charming elements such as exposed ceiling beams and traditional stone-surround open fireplaces adding authentic rustic appeal.
- Dual aspect rooms: Multiple rooms feature front and rear aspect windows, ensuring plentiful natural light flows through the home throughout different times of day.
- Manageable footprint: Providing an 86 square meter floor area, the home keeps structural footprint expansion and heating management reasonably straightforward and cost-effective.
- Strategic regional proximity: Located approximately 20 minutes from the M18 motorway, ensuring convenient commuter connectivity to major regional centers like Limerick and Galway.
- Closer town amenities: Situated just 10 minutes from Tulla and 15 minutes from Scariff, providing easy access to local schools, shops, and community services.
- Ennis accessibility: Being only 30 minutes from Ennis town centre grants straightforward access to larger supermarkets, hospitals, and comprehensive commercial amenities.
- Shannon airport access: The location offers comfortable driving reach to Shannon Airport, which is highly advantageous for frequent travelers or international connectivity.
- Private water supply: Equipped with a private well water system, potentially eliminating municipal water charges for the household occupants moving forward.
- Onsite septic tank: Features an established septic tank system, keeping wastewater management entirely localized to the property grounds.
- Established room layout: The ground floor successfully incorporates an entrance hall, sitting room, kitchen/dining room, and bathroom, offering a practical baseline configuration.
- Three bedroom capacity: The first floor contains three distinct bedrooms, accommodating small families or providing functional options for home office conversions.
- Vacant property potential: Having been vacant for over two years, the property may qualify the buyer to apply for government vacant property refurbishment grants.
- Private treaty sale: Offered via private treaty, giving prospective buyers structured negotiation flexibility compared to high-pressure public auction environments.
But keep in mind:
- Dismal BER rating: The property holds a G energy rating, indicating severe thermal inefficiency that will necessitate comprehensive insulation and heating overhauls.
- Extensive renovation required: Being in need of extensive renovation throughout means total capital expenditure will substantially exceed the initial purchase price tag.
- Long-term vacancy risks: Having stood vacant for over two years, hidden structural degradation, dampness, or pest damage could require intensive remedial treatment.
- Private well compliance: Buyers must thoroughly test the private well water quality and flow rate to ensure safety and potable adequacy.
- Septic tank verification: The condition and current environmental compliance of the onsite septic tank must be independently inspected to avoid costly replacement mandates.
- Heating system limitations: Current reliance on solid fuel open fireplaces suggests an absence of centralized central heating, requiring a completely new plumbing and heating installation.
- Single bathroom constraint: The property features only one bathroom located on the ground floor, which may feel inconvenient for a three-bedroom family layout.
- Substantial project management: Managing a derelict rural renovation requires significant time, patience, and oversight, posing stress for inexperienced owner-occupier buyers.
- Financing hurdles: Securing a standard residential mortgage on a G-rated home requiring gut renovation can be extremely difficult without specialist renovation loan products.
- Road separation risks: The division of the 3.8-acre holding by a road means the 2.5-acre opposite field is physically detached from the main house plot.
- Outbuilding condition: While stone-built outbuildings and haybarns add charm, their structural integrity should be verified by a surveyor for damp, roof rot, or stone decay.
- Agricultural boundary checks: Buyers must verify clear legal titles and exact boundary demarcations for both the immediate 1.2-acre plot and the separate 2.5-acre field.
- Local planning restrictions: Rural planning controls in County Clare can be strict regarding extensions or structural changes on older, non-compliant rural properties.
- Insulation deficiencies: Older stone and traditional construction styles likely lack modern cavity wall or roof insulation, driving up future heat retention expenses.
- Ventilation and damp: Properties vacant for extended periods frequently suffer from severe condensation and rising damp, requiring professional damp-proofing measures.
- Electrical system overhaul: Older rural houses often feature obsolete electrical wiring that must be completely replaced to meet current safety standards and building codes.
- Window performance: Traditional window setups indicated by multi-aspect frames will likely need complete double or triple-glazing upgrades to improve thermal retention.
- Roof structure inspection: The roof timbers and coverings should be professionally assessed to ensure there are no hidden leaks, sagging rafters, or slate failures.
- Emergency services access: Rural countryside positioning may result in longer emergency response times compared to dense urban residential locations.
- Future resale liquidity: Highly distressed rural renovation projects can sometimes experience slower market liquidity once upgraded, depending heavily on shifting local demand.
Price positioning
?
- Recent comparable transactions for rural detached properties in the Bodyke area demonstrate sales spanning a broad price range depending on land size, condition, and extensive upgrade requirements needed for older dwellings.
- The asking price of €145,000 factors in the substantial capital expenditure required to address the poor energy efficiency rating and extensive internal renovations across the 86 square metre floor area.
- The inclusion of approximately 3.8 acres of land total, featuring outbuildings and a haybarn, adds tangible agricultural and storage value that supports the overall quoting level relative to smaller rural sites.
- Prospective purchasers should independently verify the structural integrity of the traditional outbuildings, the condition of the private well and septic tank, and potential refurbishment grant availability.
Build Analysis
What we know from similar construction types
- The property is an older detached rural dwelling requiring extensive renovation throughout, meaning a buyer should carefully investigate structural integrity, dampness, roof condition, and the state of internal timber elements.
- The house features traditional stone flooring and exposed ceiling beams, indicating older vernacular construction methods that may lack modern damp-proofing or insulation layers.
- Services include a private well water supply and a septic tank; a buyer must verify the capacity, condition, and regulatory compliance of these private systems.
- The listing notes a recent history of vacancy (2+ years), which suggests potential eligibility for vacant property refurbishment grants, though structural and services updates will be substantial.
- Public planning records indicate recent local authority engagement regarding extensions or alterations (e.g., planning file references for retention), so a legal and planning compliance check is essential to verify that all past works have proper authorization.
Retrofit Cost*
Possible renovating / insulating expenditure
- Given the G BER rating, small floor area of approximately 86 square metres, and the need for extensive renovation, a comprehensive deep retrofit is required.
- Estimated deep retrofit costs range from €50,000 to €80,000+ to bring the property to a modern energy efficiency standard (such as a B2 BER), covering external wall insulation or internal drylining, upgraded heating systems (such as a heat pump or high-efficiency boiler), window and door replacements, and roof/floor insulation.
- Actual costs will depend heavily on the extent of structural repairs needed alongside energy upgrades, and potential SEAI grants could offset a portion of these expenses.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €2,500 to €3,500.
- Explanation: The property features a very poor BER rating of G and requires extensive renovation throughout. With an 86 m² floor area relying on solid fuel open fireplaces and lacking modern insulation, heating efficiency will be extremely low, resulting in high annual fuel consumption.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The general rural area in Bodyke sits inland within East Clare, typically presenting a low baseline risk of widespread coastal or major river flooding.
- Given the rural site layout and reliance on a private well and septic tank, surface water drainage and local winter waterlogging should be evaluated during a site survey.
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 Bodyke area
SILVERGROVE, BODYKE, CLARE
- Sale date
- Declared sale price
- €362,500.00
DROMMOD, BODYKE, COUNTY CLARE
- Sale date
- Declared sale price
- €160,000.00
CLONMOHER, BODYKE, CO. CLARE
- Sale date
- Declared sale price
- €75,000.00
9A EAST CLARE GOLF CLUB, BODYKE, CO CLARE
- Sale date
- Declared sale price
- €60,000.00
9D EAST CLARE GOLF CLUB, BODYKE, CLARE
- Sale date
- Declared sale price
- €60,000.00
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 €1,450, calculated at 1% of the asking price for residential property in Ireland.
- Solicitor legal fees: Generally ranging from €1,500 to €3,000 plus 23% VAT, depending on the complexity of the conveyancing process.
- Land registration fees: Around €600 to €800 payable to Tailte Éireann for property transfer registration based on the purchase price.
- Property valuation fee: Typically between €150 and €300 if required by a mortgage lender.
- Surveyor fees: Roughly €400 to €900 for a pre-purchase structural survey, which is strongly recommended given that the property is in need of extensive renovation.
- Annual home insurance: Estimated between €400 and €800 per year, though premiums may vary due to the rural location and vacant status.
Forum Talk
What people are saying about this area
- East Clare communities frequently discuss rural living benefits, noting a strong sense of history, local community engagement, and active sports scenes like GAA and rugby.
- Residents highlight ongoing and upcoming town regeneration projects and new working hubs in nearby areas like Scariff to improve local infrastructure.
- Local discussions often touch on the peaceful nature of the countryside combined with convenient access via regional roads toward Ennis, Limerick, and Galway.
- Community forums mention that rural areas in East Clare attract individuals looking for renovation projects, rural retreats, and properties with substantial land holdings.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children4/10
The property features spacious grounds spanning approximately 3.8 acres, providing plenty of outdoor space for children. However, the home requires extensive renovation throughout, which poses safety hazards for young children until completed.
- Teenagers4/10
Teens might appreciate the rural freedom and large outdoor area, but the remote location means limited access to independent public transport, entertainment, and social hubs, requiring frequent driving by parents.
- Multi-generational Living3/10
With only one bathroom, 86 square metres of floor space, and three bedrooms requiring heavy modernization, the current layout lacks the space and separation needed comfortably for multiple generations.
- Single Buyers5/10
At an asking price of €145,000, it offers an affordable entry point for single buyers willing to take on a significant renovation project, though living there during upgrades would be challenging.
- Couples6/10
An appealing project home for a couple looking to shape a rural residence to their tastes, provided they have the budget, time, and skills for extensive modernization.
- Empty Nesters5/10
The peaceful countryside setting is attractive for empty nesters seeking a quiet retreat, but the heavy maintenance of a property needing extensive renovation and large grounds may prove burdensome.
- Retirees4/10
While rural and quiet, the home's G energy rating, need for extensive renovation, and rural location far from major hospitals present obstacles for aging in place comfortably.
Work
3 areas- Remote Working5/10
The quiet rural environment is ideal for focusing on remote work, but the buyer should verify the local broadband speeds and infrastructure quality available in this remote area.
- Hybrid Commuting4/10
Located 20 minutes from the M18 motorway, commuting to Limerick, Galway, or Shannon is feasible on a hybrid schedule, though distances are significant.
- Retired6/10
Suits retirees looking for a peaceful country project, though the physical demands of managing a large plot and renovating a G-rated home should be carefully weighed.
Practical
8 areas- Ageing in Place3/10
The property features a ground-floor bathroom and bedroom potential, but the extensive renovations needed, lack of modern accessibility features, and isolated location make aging in place difficult without major modifications.
- Low Maintenance1/10
With a G BER rating, a property vacant for over 2 years, a private well, a septic tank, 3.8 acres of grounds, and outbuildings, maintenance requirements will be exceptionally high.
- Secure Gated Entry2/10
There is no mention of a secure gated entry system; boundaries will need to be secured by the buyer.
- Minimalist Design3/10
The home currently features traditional rustic elements like exposed ceiling beams, stone fireplaces, and thick stone flooring rather than clean minimalist architecture.
- Flexible Floor Plans5/10
Because the entire interior is in need of extensive renovation, a buyer has a blank canvas to completely redesign the floor plan to suit their needs.
- Heritage Home6/10
The property features a traditional stone-built outbuilding, haybarn, and interior character traits like exposed ceiling beams and stone fireplaces, giving it rustic heritage appeal.
- Ecological Setup4/10
The large plot of land and rural orientation offer great potential for ecological projects, but the current G energy rating indicates poor thermal performance requiring significant eco-retrofitting.
- Outdoor areas9/10
Outstanding outdoor footprint featuring an overall holding of approximately 3.8 acres, complete with a haybarn and a traditional stone outbuilding.
Interests
9 areas- Gardening9/10
With approximately 3.8 acres of overall land split between the dwelling plot and an opposing field, there is immense potential for extensive gardening or small-scale farming projects.
- Walking7/10
The quiet rural roads surrounding the property offer pleasant environments for walking, though dedicated walking trails may require a short drive.
- Gym2/10
There are no gyms within walking distance, requiring a drive to nearby towns for fitness facilities.
- Cycling6/10
The scenic countryside roads are popular for cycling enthusiasts, though narrow rural lanes require caution regarding traffic.
- Golf4/10
Being in Co. Clare, there are regional golf courses accessible within driving distance, but nothing immediately adjacent.
- Fishing6/10
East Clare is known for its lakes and waterways, offering good opportunities for fishing enthusiasts within a reasonable driving radius.
- Horse Riding8/10
The generous land holding of 3.8 acres, outbuildings, and rural setting make this a viable option for keeping horses, subject to setting up appropriate stables.
- Water Sports3/10
While Lough Derg is relatively nearby, water sports facilities are not directly on hand and require traveling to specific lake or coastal hubs.
- Entertaining5/10
The generous outdoor space and character features like stone fireplaces offer great potential for entertaining once the interior is fully renovated.
Lifestyle
5 areas- Quiet Living10/10
Located in a peaceful countryside setting in Keelderry, Bodyke, Co. Clare, the property offers supreme privacy and tranquility away from urban noise.
- Rural Living10/10
Set on an impressive holding of approximately 3.8 acres with a haybarn and traditional stone-built outbuilding, this is a quintessential rural property.
- Village Living5/10
The property is a short drive from nearby villages and towns like Tulla and Scariff, but it is not directly situated within a village community.
- Coastal Living1/10
Co. Clare has a coastline, but this inland rural location is far from coastal amenities and beaches.
- Urban Living1/10
The location is deeply rural, situated roughly 20 minutes from the M18 and 30 minutes from Ennis, offering zero urban conveniences on the doorstep.
Social
6 areas- Community Involvement6/10
Rural communities in East Clare typically have active local associations, GAA clubs, and community events, though integrating requires proactive effort.
- Café Culture2/10
There are no cafés within walking distance, meaning trips to nearby towns are necessary for social coffee outings.
- Nightlife1/10
Nightlife options are virtually non-existent in the immediate rural vicinity, requiring travel to Ennis, Limerick, or Galway.
- Health/Wellness groups3/10
Local wellness or pilates and stretching groups would be sparse locally and likely found in larger nearby settlement centers.
- Networking Opportunities2/10
The rural location offers very few local professional networking avenues.
- Tech-Hub Connectivity2/10
Far removed from urban tech hubs, relying completely on remote digital connections.
Listing information
- Agent
- DNG O'Sullivan Hurley
- Phone
- 065 684 0200
- Published on HouseDelve
- 4 September 2026
- Correction
- Report an issue
HD-C1D898HouseDelve · 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.