Photograph 1 of 39 of Kiltrellig, Kilbaha, Clare
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Kiltrellig, Kilbaha, ClareV15DV58

€235,000

3 Bed~1 Bath~84 m²~BER G

What you'll like:

  • Spectacular coastal setting: The property overlooks the wild Atlantic Ocean from an elevated vantage point, offering buyers uninterrupted and dramatic scenery directly from their own grounds.
  • Traditional stone character: The cottage retains authentic exterior stonework and charming internal features, providing a rare historical aesthetic highly sought after by heritage property enthusiasts.
  • Generous half acre site: Spanning 0.5 acres, the surrounding plot provides substantial private outdoor space for gardening, relaxing, or potential future landscaping improvements.
  • Wild Atlantic Way location: Situated right along the famous touring route, residents gain immediate access to renowned coastal walking trails and scenic local sightseeing spots.
  • Peaceful fishing village: Kilbaha offers an unspoilt and tranquil coastal atmosphere, making this an ideal secluded retreat away from bustling urban environments.
  • Dual heating system: Incorporating both oil-fired central heating and solid fuel stoves, the layout ensures flexible and reliable warmth during colder winter months.
  • Multiple living spaces: The inclusion of a separate living room and a spacious sitting or dining room provides functional separation for daily family activities.
  • Solid fuel stoves: Multiple stoves installed throughout the rooms add cozy focal points and efficient backup heating options for the entire home.
  • Charming timber finishes: Interior timber flooring and exposed ceiling beams enhance the rustic aesthetic, contributing significantly to the cozy cottage ambiance.
  • Functional kitchen layout: The kitchen comes equipped with fitted base and wall units alongside a traditional range, offering a practical space for home cooking.
  • Three bedroom accommodation: Providing three distinct bedrooms, the layout accommodates small families or visiting guests much more comfortably than standard two-room cottages.
  • Existing bathroom facilities: The home includes a fitted ground floor bathroom complete with a bathtub, wash basin, and toilet for immediate functional use.
  • Fitted bedroom storage: Bedroom one features built-in wardrobes, maximizing floor space and providing convenient storage solutions without requiring extra furniture.
  • Dual aspect potential: The detached nature of the structure allows natural light to filter through from multiple sides, brightening the interior living spaces.
  • Charming front porch: A dedicated tiled front porch creates a welcoming entryway and serves as a practical buffer against harsh coastal winds.
  • Scenic outdoor relaxation: The elevated grounds provide a wonderful vantage point for whale watching, storm gazing, and enjoying magnificent coastal sunsets.
  • Authentic open fireplaces: Original fireplaces remain in select bedrooms, adding historical charm and potential restoration projects for character preservation.
  • Compact floor area: Measuring 84 square meters, the dwelling offers manageable cleaning and maintenance routines ideal for a lock-and-leave holiday home.
  • Tourist trail proximity: Being located near the western tip of the Loop Head Peninsula places world-class seafood dining and local heritage sites nearby.
  • Independent detached structure: Without party walls, buyers enjoy greater acoustic privacy and absolute freedom to carry out future renovations or maintenance easily.

But keep in mind:

  • Extremely poor energy rating: The property holds a G energy rating, which indicates severe heat loss and necessitates an immediate, comprehensive insulation and heating upgrade.
  • High retrofit costs: Achieving modern energy efficiency standards will require substantial capital investment in external wall insulation, upgraded windows, and renewable heating systems.
  • Exposed coastal climate: Being located on an exposed western peninsula means the structure faces severe Atlantic gales, driving rain, and accelerated weathering risks.
  • Single bathroom limitation: The home relies on just one shared bathroom, which may cause congestion and inconvenience for a full household or visiting guests.
  • Compact third bedroom: Bedroom two measures only 2.7 by 2.0 meters, severely limiting furniture options and making it suitable only as a small child room or home office.
  • Potential damp issues: Traditional stone cottages in damp coastal environments frequently suffer from rising or penetrating damp, requiring thorough specialist pre-purchase inspection.
  • Private septic tank uncertainty: Buyers must verify the registration, condition, and capacity of the on-site wastewater treatment system to ensure environmental compliance.
  • Private water supply risks: If the property relies on a private well rather than mains supply, water quality and flow rate testing should be conducted urgently.
  • Outdated electrical wiring: Older cottages often feature aging electrical systems that may not meet current safety standards and could require costly rewiring.
  • Single glazed windows risk: Older windows could be prone to drafts and condensation, contributing heavily to the poor energy rating and requiring replacement.
  • Roof structure inspection: The timber roof timbers and coverings must be thoroughly checked by a surveyor for woodworm, rot, or storm damage.
  • Limited local amenities: Kilbaha is a small fishing village, meaning everyday conveniences like large supermarkets and medical centres require driving significant distances.
  • Year-round heating costs: Maintaining comfort in a G-rated stone cottage exposed to coastal winds can result in exceptionally high annual heating fuel bills.
  • Planning restriction hurdles: Properties along scenic coastal routes often face stringent local planning constraints if buyers wish to extend or alter the structure.
  • Coastal erosion proximity: Buyers should commission a geological assessment to determine if the elevated coastal site faces any long-term erosion threats from the ocean.
  • Lack of mains gas: The absence of a natural gas grid means the property must rely on delivered oil and solid fuel for heating needs.
  • Narrow internal dimensions: Certain rooms feature compact footprints that may not suit buyers accustomed to modern open-plan suburban housing layouts.
  • Maintenance overhead: Historic stone buildings require specialized tradespeople and breathable lime mortars for upkeep, which can increase ongoing repair expenses.
  • Chimney and flue checks: Stoves connected to back boilers and multiple flues require professional certification to ensure they are free from blockages and fire hazards.
  • Accessibility limitations: The rural nature and potential uneven terrain of the site may present challenges for individuals with limited mobility without costly adaptations.

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 overvalued compared with the available evidence.
  • The asking price appears somewhat overvalued because the property carries a poor G energy rating, which will inevitably demand substantial immediate capital expenditure to achieve modern efficiency standards and comfortable living conditions.
  • Valuation signals are mixed, as the premium location along the scenic Wild Atlantic Way with direct Atlantic ocean views supports higher coastal interest, yet the modest eighty-four square metre floor area suggests caution.
  • Substantial upgrading costs and remote rural positioning could heavily undermine the quoted price, whereas sustained high demand for scenic coastal holiday retreats could provide ongoing market support for the asset.
  • Additional relevant factors include the functional three-bedroom layout on a generous half-acre site, offering potential buyers valuable outdoor space alongside traditional character features that enhance overall lifestyle appeal.

Build Analysis

What we know from similar construction types

  • The property is a traditional stone-built cottage, which means a buyer should investigate the condition of the original stonework, potential damp issues, and the effectiveness of any historical or modern damp-proofing measures.
  • Given the exposed coastal location overlooking the Atlantic Ocean, the exterior fabric of the building, roof integrity, and windows should be thoroughly inspected for weather-resistance and salt corrosion.
  • The house relies on a dual heating system with oil-fired central heating and solid fuel stoves, so a buyer should check the age, condition, and compliance of both the heating installations and chimneys.
  • A buyer should verify property boundaries and any planning permissions or compliance related to past alterations or extensions, given its rural coastal setting on a 0.5-acre site.

Retrofit Cost*

Possible renovating / insulating expenditure

  • The property holds a G BER rating, indicating very poor energy efficiency and significant heat loss.
  • A comprehensive deep retrofit to bring the home to a modern energy standard would likely cost between €50,000 and €70,000.
  • Estimated works would include external wall insulation suited for stone construction, roof insulation, high-performance double or triple-glazed windows and exterior doors, upgrading the heating system to a heat pump or modern condensing boiler, and comprehensive airtightness improvements.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost: €2,500 to €3,500.
  • Explanation: Given the G energy rating for the 84 square metre floor area and reliance on oil and solid fuel, the thermal efficiency is likely low, resulting in higher heating demands.

Pollution Safe

9/10

Environmental situation to investigate

  • The property is located in a rural coastal setting on the Loop Head Peninsula, far removed from major industrial centers, factories, or large urban landfills.
  • There are no apparent nearby legacy industrial pollution concerns, though buyers should verify local septic tank registration and compliance.

Flood Safe

8/10

Water overflow reports to follow up

  • The listing highlights an elevated coastal setting on a generous site, which generally helps mitigate direct surface water flooding risks.
  • Given its position along the Atlantic coastline, purchasers should review local coastal erosion maps and verify flood risk assessments for coastal properties.

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 Kilbaha area

  • ROSS, KILBAHA, CO CLARE

    Sale date
    Declared sale price
    €160,000.00
  • CLAHANSAVANE, KILBAHA, CO. CLARE

    Sale date
    Declared sale price
    €125,000.00

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, amounting to €2,350.
  • Solicitor legal fees: estimated between €1,500 and €3,000 plus outlays and VAT.
  • Land registration fees: roughly €175 to €700 depending on the application type.
  • Property valuation fees: approximately €150 to €300.
  • Surveyor fees: estimated between €500 and €1,200 depending on the level of detail required.
  • Annual home insurance: roughly €400 to €800 depending on the policy and coastal location.

Forum Talk

What people are saying about this area

  • Locals in the Loop Head Peninsula often discuss the peaceful and scenic nature of Kilbaha, noting it as a highly desirable retreat for those seeking a quiet coastal lifestyle.
  • Community discussions frequently highlight tourism along the Wild Atlantic Way, bringing seasonal visitors to the area while maintaining a quiet atmosphere during the off-season.
  • Residents on regional forums frequently mention the strong sense of community in Kilbaha and nearby villages like Cross and Carrigaholt.
  • Property discussions in rural west Clare often focus on the charm of traditional stone cottages and the appeal of uninterrupted Atlantic views.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The 0.5-acre site offers plenty of outdoor play space, but at 84 square metres, the three-bedroom cottage is relatively compact for a growing family. The rural coastal location also means proximity to local schools and childcare facilities should be independently verified.

    5/10
  • Teenagers

    While the scenic coastal setting and separate living areas provide character, the remote location offers limited local amenities, entertainment, or public transport options suitable for teenagers seeking independence.

    4/10
  • Multi-generational Living

    With a single bathroom and an 84 square metre floor area, the cottage lacks the generous proportions or separate living zones typically required for comfortable multi-generational living.

    3/10
  • Single Buyers

    An affordable entry point at €235,000 for a detached coastal property, though single buyers should budget for potential upgrade works given the G energy rating.

    6/10
  • Couples

    A fantastic romantic retreat or permanent home for couples seeking a peaceful lifestyle with breathtaking Atlantic Ocean views and plenty of character.

    8/10
  • Empty Nesters

    Single-level traditional layout offers manageable proportions, though ongoing maintenance of a traditional stone cottage and its grounds should be considered.

    7/10
  • Retirees

    Ideal for retirement due to the peaceful rural setting and single-level cottage layout, though proximity to healthcare services and winter weather exposure should be investigated.

    7/10

Work

3 areas
  • Remote Working

    The tranquil setting is inspiring for remote work, but buyers must independently verify the availability and speed of local broadband connectivity.

    6/10
  • Hybrid Commuting

    The remote western tip of County Clare is far too distant from major employment hubs for practical hybrid commuting.

    2/10
  • Retired

    An idyllic setting for retirees looking to escape to a scenic, relaxed coastal environment with abundant natural beauty.

    9/10

Practical

8 areas
  • Ageing in Place

    The single-level cottage design is helpful for mobility, but the remote location relative to medical services and hospitals should be carefully considered.

    6/10
  • Low Maintenance

    Traditional stone cottages require specialist care, and the exposed coastal environment can lead to higher exterior maintenance needs.

    3/10
  • Secure Gated Entry

    The property features a generous site and private feel, but specific security gates would need to be installed by the buyer.

    3/10
  • Minimalist Design

    The property is defined by traditional charm, timber ceilings, and character features rather than sleek minimalist architecture.

    4/10
  • Flexible Floor Plans

    Offers a traditional layout with three bedrooms, a living room, and a sitting/dining room, with limited scope for major reconfiguration without extension.

    5/10
  • Heritage Home

    A charming traditional stone-built cottage that retains wonderful historic character and authentic vernacular features.

    9/10
  • Ecological Setup

    The property currently carries a G energy rating, indicating that significant thermal upgrades, insulation, and renewable energy investments will be needed.

    3/10
  • Outdoor areas

    Set on a generous 0.5-acre elevated site with exceptional space, privacy, and panoramic views across the Atlantic Ocean.

    9/10

Interests

9 areas
  • Gardening

    The generous 0.5-acre site provides an excellent canvas for keen gardeners, though the coastal exposure and salty air may influence plant selection.

    8/10
  • Walking

    An absolute paradise for walkers, positioned directly along the Wild Atlantic Way with endless coastal paths, dramatic cliffs, and scenic rural boreens.

    10/10
  • Gym

    There are no commercial gym facilities nearby, requiring home workouts or travel to larger towns for fitness club access.

    2/10
  • Cycling

    The Loop Head Peninsula offers stunning, low-traffic coastal routes that are exceptionally popular with cycling enthusiasts.

    8/10
  • Golf

    While West Clare is renowned for world-class links golf, local courses will require a drive from this remote southern tip of the peninsula.

    5/10
  • Fishing

    Kilbaha is a renowned fishing village offering exceptional opportunities for shore angling, deep-sea fishing, and coastal marine activities.

    10/10
  • Horse Riding

    The rural and coastal roads offer scenic hacking potential, though local equestrian stables and facilities should be researched independently.

    6/10
  • Water Sports

    Directly positioned on the Atlantic coast, making it well-suited for water sports enthusiasts interested in kayaking, swimming, or marine exploration.

    8/10
  • Entertaining

    Features a large sitting and dining room space as well as a spacious 0.5-acre site, perfect for hosting guests who come to admire the ocean views.

    7/10

Lifestyle

5 areas
  • Quiet Living

    Situated in a wonderfully tranquil coastal setting on the Loop Head Peninsula, offering unmatched peace, privacy, and the soothing sound of the Atlantic Ocean.

    10/10
  • Rural Living

    Deeply rural location surrounded by rugged coastline and open countryside, providing an authentic taste of West Clare country life.

    9/10
  • Village Living

    Located on the outskirts of the picturesque fishing village of Kilbaha, maintaining close proximity to local community charm.

    7/10
  • Coastal Living

    Boasts a spectacular elevated setting directly overlooking the Atlantic Ocean along Ireland's Wild Atlantic Way, offering magnificent marine views.

    10/10
  • Urban Living

    Extremely distant from major urban centres, offering none of the conveniences or fast-paced amenities associated with city life.

    1/10

Social

6 areas
  • Community Involvement

    Kilbaha has a tight-knit and welcoming local fishing village community, offering good opportunities to get involved in local events.

    7/10
  • Café Culture

    Limited local café options immediately on hand, though seasonal amenities can be found further along the peninsula.

    4/10
  • Nightlife

    Nightlife is practically non-existent outside of local traditional pubs, preserving the peaceful and quiet nature of the area.

    2/10
  • Health/Wellness groups

    Structured wellness classes or group activities are sparse in this rural location, though the natural environment naturally supports outdoor health and pilates & stretching practices.

    3/10
  • Networking Opportunities

    Very few professional networking opportunities exist locally, as the economy is primarily tourism, fishing, and agriculture-based.

    1/10
  • Tech-Hub Connectivity

    There are no tech hubs or innovation clusters in the immediate vicinity.

    1/10

Listing information

Agent
Pat Considine Auctioneers
Phone
065 905 1102
Published on HouseDelve
27 September 2026
Correction
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Property reference: HD-B9CE82HouseDelve · 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.