Kilcullane, Bruff, LimerickV35YK73
€200,000
3 Bed~1 Bath~BER F
What you'll like:
- Scenic rural views: Enjoy picturesque countryside vistas surrounding the property every day, providing a peaceful and visually appealing environment that enhances your overall quality of life.
- Generous site size: The half-acre plot offers substantial outdoor space for gardening, recreation, or potential future extensions, giving you plenty of room to enjoy rural living.
- Proximity to historic lake: Being a short drive from Lough Gur allows you to easily access scenic walking trails and rich local heritage whenever you desire weekend leisure.
- Mature natural landscaping: Established trees on the grounds create an immediate sense of privacy and established character, saving you years of waiting for newly planted saplings to grow.
- Multiple outdoor sheds: Four separate storage outbuildings provide ample practical space for securing garden equipment, tools, bicycles, or pursuing hobbies without cluttering the main dwelling.
- Quiet secluded setting: Tucked well off the main public road, the house offers minimal passing traffic noise and enhanced personal privacy for a tranquil living experience.
- Affordable entry price: At an asking price of two hundred thousand euros, this home represents an accessible purchase option for buyers looking to enter the rural Limerick property market.
- Flexible accommodation potential: The layout includes multiple reception spaces that could easily be adapted to create a fourth bedroom if your family needs grow over time.
- Existing oil heating: The installed oil-fired central heating system provides a functional baseline for warmth, allowing you to move in and plan modern efficiency upgrades at your own pace.
- Traditional bungalow design: Single-level living offers convenient step-free accessibility across all rooms, making it an ideal long-term home choice for buyers of various mobility levels.
- Private countryside location: Experience the genuine peace of rural isolation while remaining within a manageable driving distance to nearby towns for daily shopping and essential services.
- Customization opportunity: The property's current condition gives you a blank canvas to redesign and modernize interior finishes to match your personal taste and lifestyle requirements.
- Outdoor lifestyle potential: The expansive garden area is perfect for keeping pets, setting up play equipment, or creating a productive home vegetable patch for sustainable living.
- Independent water and waste: Having your own on-site services means you avoid municipal water metering fees, though you should verify the exact condition of the private systems.
- Established residential pocket: The surrounding area features a stable rural community atmosphere, offering friendly neighbors and a safe environment away from busy urban centers.
- Compact maintenance footprint: A traditional three-bedroom footprint ensures cleaning and general upkeep remain manageable for individuals or couples who do not want an oversized house.
- Direct road access: Despite its quiet lane positioning, the property maintains straightforward vehicular connection to regional routes for commuting toward Limerick city or local employment hubs.
- Natural light opportunities: Detached bungalow positioning ensures windows on all sides can capture sunlight throughout the day, brightening the kitchen, sitting room, and living spaces.
- Storage flexibility: The inclusion of a dedicated hot press and multiple outbuildings means you will never run out of practical spots for linens, luggage, and seasonal gear.
- Growth investment upside: Purchasing a home with a low BER rating at a moderate price allows you to add significant value through targeted energy retrofitting and cosmetic updates.
But keep in mind:
- Poor energy rating: A weak BER rating of F indicates severe thermal inefficiency, meaning you should budget immediately for substantial insulation and heating system upgrades to reduce utility costs.
- Unknown floor area: The listing fails to state the exact square footage, so you must arrange for a professional surveyor to measure the property before making any binding financial commitments.
- Unclear property type: The listing omits formal structural classification details, requiring your legal advisor to inspect title deeds and confirm the exact legal boundaries and zoning status.
- Required modernization investment: Given the dated features implied by the description, buyers must factor in significant capital expenditure to bring the kitchen, bathroom, and finishes up to modern standards.
- Septic tank verification needed: You must commission a thorough inspection of the private wastewater treatment system to ensure it meets current environmental standards and avoids costly replacement expenses.
- Source water quality check: Since municipal water is not explicitly guaranteed, you need to test the private supply well for purity, flow rate, and potability before finalizing your purchase.
- Outbuilding structural condition: The garden shed and three small outbuildings may show signs of weathering, so you should inspect their roofs and timber frames for rot or dampness.
- Upgrading heating system: The existing oil-fired central heating may be outdated or inefficient, requiring potential replacement with a modern heat pump or upgraded boiler to improve comfort.
- Roof and attic inspection: Older rural bungalows frequently suffer from inadequate attic insulation and aging roof timbers, necessitating a detailed professional assessment to prevent unexpected repair bills.
- Window and door efficiency: Single or older double-glazed windows likely contribute to heat loss, meaning you should budget for full window replacements to improve the home's thermal performance.
- Ventilation and damp risks: Properties in damp rural settings often experience condensation issues, so check all exterior walls and corners for signs of mold or rising dampness during viewings.
- Electrical compliance check: The wiring system may not meet modern safety standards, requiring a comprehensive electrical survey by a certified technician to verify safety and fuse board capacity.
- Boundary fence verification: Rural properties often have ambiguous or disputed boundaries, so your solicitor must carefully cross-reference the folio map with the physical hedges and fences on-site.
- Access road maintenance: Being located in off the road implies a private or shared laneway, so you must clarify who holds legal responsibility for surfacing and ongoing maintenance upkeep.
- Limited local public transport: The rural setting lacks nearby train stations or frequent bus routes, making private car ownership an absolute necessity for daily errands and commuting.
- Future extension planning: Adding a fourth bedroom or expanding the footprint will require local authority planning permission, which is subject to strict rural housing and environmental guidelines.
- Chimney and fireplace safety: Open fires or stoves should be professionally swept and inspected for structural cracks or flue blockages before you attempt to light any solid fuel fires.
- Surface water drainage: The half-acre site should be checked for proper drainage slopes to ensure heavy winter rains do not pool around the foundation walls or outbuildings.
- High retrofit costs: Bringing an F-rated bungalow up to a modern BER standard can involve high labor and material costs, potentially straining initial post-purchase renovation budgets.
- Lack of agent details: With no agent name or phone number provided in the listing data, coordinating viewings and obtaining urgent documentation may involve extra administrative delays.
Price positioning
?
- The asking price appears attractively positioned because it sits well below typical regional transaction benchmarks found across surrounding country locations, reflecting its need for modernization.
- Signals of potential under-valuation stem from the extensive half-acre site and scenic surroundings, though these advantages are tempered by a very weak energy rating and dated accommodation.
- Such a price level could be strongly supported by high demand for rural housing, while costly energy upgrades and extensive structural renovations could quickly undermine initial financial savings.
- Additional relevance comes from the flexible layout potential and quiet countryside setting, which heavily appeal to buyers seeking project properties outside major urban centers.
Build Analysis
What we know from similar construction types
- The property is a 3-bed bungalow situated on a 0.5-acre site with mature trees and multiple outbuildings including a garden shed and three smaller sheds.
- The listing mentions the possibility of using the layout as a four-bed if needed, which a buyer should verify against current structural and planning compliance standards.
- The house relies on Oil Fired Central Heating (OFCH) and features a hot press.
- Given the rural location near Lough Gur, a buyer should investigate the private water and waste disposal arrangements (such as septic tank and well) for compliance and condition.
- A comprehensive structural survey is recommended to assess the condition of the roof, walls, and any dampness issues typical of older rural bungalows.
Retrofit Cost*
Possible renovating / insulating expenditure
- The BER rating is F, indicating a poor energy performance that requires significant upgrading to achieve modern efficiency standards.
- A deep retrofit to bring this property up to a modern B2 BER rating is estimated to cost between €50,000 and €70,000.
- This estimated cost would cover external wall insulation, upgrading windows and doors, attic insulation, modernizing the heating system away from oil, and installing renewable energy sources such as a heat pump or solar panels, potentially offset by SEAI grants.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €2,500 to €3,500.
- Short explanation: Given the poor BER rating of F for this 3-bedroom bungalow and its reliance on oil-fired central heating, energy efficiency is likely low, resulting in higher-than-average heating expenses.
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 Bruff area
36 BRACKVAON, BRUFF, CO LIMERICK
- Sale date
- Declared sale price
- €392,000.00
BAGGOTSTOWN, BRUFF, LIMERICK
- Sale date
- Declared sale price
- €270,076.00
MAIN ST, BRUFF, LIMERICK
- Sale date
- Declared sale price
- €115,000.00
BALLYNANTY, BRUFF, LIMERICK
- Sale date
- Declared sale price
- €70,000.00
ARDNAREAGH, BRUFF, CO. LIMERICK
- Sale date
- Declared sale price
- €344,000.00
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 €2,000 based on 1 percent of the €200,000 asking price for residential property.
- Solicitor legal fees: Estimated between €1,500 and €3,000 plus VAT and outlays.
- Land registration fees: Around €175 to €700 depending on the application type and registration method.
- Property valuation fees: Roughly €150 to €300 typically required for mortgage approval.
- Surveyor fees: Estimated between €500 and €1,000 depending on the level of detailed inspection.
- Annual home insurance: Approximately €400 to €800 depending on the level of coverage and property specifics.
Forum Talk
What people are saying about this area
- Locals in the Bruff and Lough Gur areas often discuss the peaceful, rural atmosphere and the scenic beauty of the surrounding countryside.
- Community discussions frequently highlight the importance of local heritage sites, such as Lough Gur, as a central focal point for residents and visitors.
- Road maintenance and rural traffic speeds are occasionally raised as topics of interest among community members living along rural approach roads.
- Residents value the privacy and quiet location offered by countryside properties situated off main thoroughfares in the Kilcullane area.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The 0.5 acre site offers plenty of outdoor space for young children to play safely in a quiet rural setting, though buyers should verify safety fencing and proximity to local schools.
- Teenagers4/10
The rural location away from urban centers and public transport links means teenagers may find it socially isolating and dependent on parents for travel.
- Multi-generational Living5/10
With three bedrooms and potential to reconfigure into four, there is some flexibility, but the single bathroom and lack of reported floor area suggest space could be tight for multiple generations.
- Single Buyers5/10
Affordability at an asking price of €200,000 is appealing, though the rural location and need for potential modernization might not suit all single lifestyles.
- Couples7/10
A detached bungalow on a mature site with scenic views provides a peaceful retreat for couples looking to escape city life.
- Empty Nesters7/10
Single-level bungalow living is ideal for empty nesters seeking a manageable home without stairs, combined with a scenic and private location.
- Retirees7/10
The absence of stairs in this bungalow makes it great for retirement, though access to healthcare and amenities will require driving.
Work
3 areas- Remote Working5/10
Peaceful rural surroundings are great for a home office environment, but broadband speeds should be independently verified by the buyer.
- Hybrid Commuting4/10
The rural location means longer commutes to major employment hubs, making hybrid working less convenient.
- Retired8/10
An ideal home setup for retirees looking for a quiet, single-level property with outdoor space.
Practical
8 areas- Ageing in Place8/10
A single-story bungalow layout is very accommodating for ageing in place, though accessibility modifications should be checked.
- Low Maintenance5/10
The property features an F BER rating, indicating that energy efficiency upgrades and general maintenance will likely be required.
- Secure Gated Entry3/10
No secure gated entry is mentioned in the listing details.
- Minimalist Design4/10
The traditional layout with separate kitchen, sitting room, and living room reflects a conventional rather than minimalist architectural style.
- Flexible Floor Plans7/10
The description notes the property could potentially be used as a four-bed if needed, offering good layout flexibility.
- Heritage Home3/10
While a mature setting, it is presented as a standard 3-bed bungalow rather than a protected heritage property.
- Ecological Setup3/10
The low BER rating of F suggests that current ecological and energy-saving setups are limited and require significant improvement.
- Outdoor areas9/10
A substantial 0.5 acre site featuring mature trees, a garden shed, and three additional small sheds provides exceptional outdoor utility.
Interests
9 areas- Gardening8/10
The 0.5 acre site comes with mature trees and a garden shed, offering plenty of space and potential for keen gardeners.
- Walking7/10
Scenic views and proximity to Lough Gur provide lovely local walking and hiking opportunities right on the doorstep.
- Gym2/10
No gym facilities are nearby, requiring travel to larger towns for fitness club memberships.
- Cycling6/10
Quiet rural roads offer pleasant cycling routes, though narrow country lanes require caution regarding traffic.
- Golf4/10
Buyers should investigate the distance to the nearest golf courses, as this is a rural location.
- Fishing7/10
Proximity to Lough Gur and rural waterways offers good potential for fishing enthusiasts.
- Horse Riding6/10
The rural setting and quiet roads can accommodate horse riding, though local equestrian stables should be verified by the buyer.
- Water Sports3/10
Limited water sports opportunities locally, aside from leisure activities at nearby lakes like Lough Gur.
- Entertaining6/10
A generous 0.5 acre outdoor area and a kitchen/sitting room layout provide good hosting potential for family and friends during warmer months.
Lifestyle
5 areas- Quiet Living9/10
Positioned in a quiet location set in off the road near Lough Gur with mature trees, offering an exceptionally peaceful environment.
- Rural Living9/10
Set in Kilcullane, Bruff, Co Limerick on a 0.5 acre site with scenic views, perfectly embodying rural living.
- Village Living6/10
A short drive to Lough Gur and nearby Bruff provides access to local village amenities, while maintaining a countryside buffer.
- Coastal Living1/10
The property is inland in County Limerick, far from any coastal areas.
- Urban Living2/10
Located in a rural countryside setting far removed from urban density and city conveniences.
Social
6 areas- Community Involvement6/10
Rural communities near Bruff and Lough Gur offer local clubs and associations for those looking to integrate.
- Café Culture3/10
Cafés are sparse in the immediate vicinity, requiring a drive to nearby towns for coffee culture.
- Nightlife2/10
There is virtually no nightlife nearby, consistent with a rural countryside location.
- Health/Wellness groups4/10
Local wellness classes would likely be found in nearby village centers rather than immediately at hand.
- Networking Opportunities2/10
Professional networking is minimal in this rural setting.
- Tech-Hub Connectivity2/10
Not located near any established tech hubs; reliant on remote digital infrastructure.
Listing information
- Agent
- Agent details not available.
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-F483F6HouseDelve · 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.