
Lahaknock, Kilmaley, Ennis, Co. ClareV95X9NF
€450,000
4 Bed~4 Bath~237 m²~BER C2
What you'll like:
- Generous floor area: Spanning an impressive 237 square meters, this substantial residence offers exceptional room proportions to comfortably accommodate a large family without feeling cramped.
- Substantial recent extension: The property combines the rustic character of a traditional 1937 cottage with modern architectural extensions, creating a unique and spacious contemporary living environment.
- Multiple reception spaces: Featuring two distinct living rooms alongside a dedicated sunroom, the layout provides incredible flexibility for family relaxation, entertaining, or quiet reading.
- Light-filled sunroom: The large adjoining sunroom bathes the living spaces in natural light while offering scenic views overlooking the well-maintained gardens and surrounding countryside.
- Dual master ensuites: Two of the generous double bedrooms benefit from their own private ensuite bathrooms and fitted walk-in wardrobes, ensuring excellent privacy and convenience.
- High-end kitchen finishes: The expansive kitchen and dining room boasts premium oak fitted units and luxurious granite worktops, forming a truly impressive heart of the home.
- Luxurious main bathroom: Featuring both a relaxing jacuzzi bath and a spacious double shower, the main bathroom delivers a spa-like experience for daily family routines.
- Versatile fourth bedroom: A flexible second living room can easily serve as a fourth bedroom, playroom, or home office depending on the evolving needs of the buyer.
- Finished integral garage: The large adjoining garage is fully tiled, plastered, painted, and heated, providing an exceptionally high-end utility or hobby space from day one.
- Garage conversion potential: Equipped with direct residence access and central heating, the finished garage offers fantastic potential for easy conversion into additional living quarters.
- Sheltered courtyard design: A stunning paved outdoor courtyard features a built-in fireplace and water feature, creating a private, wind-protected oasis for outdoor dining and relaxing.
- Character stone walls: Beautiful traditional stone walls adorn the front and rear boundaries, enhancing the property exterior with authentic local rural charm.
- Secure gated entrance: Electric cast-iron entrance gates open onto a generous sweeping driveway, providing a striking sense of arrival and enhanced home security.
- Elevated private setting: Positioned well back from the main road in an elevated spot, the house enjoys great privacy while remaining wonderfully convenient to local amenities.
- Proximity to local pub: Located approximately just one kilometer from the local inn, residents can easily enjoy a short stroll to neighborhood social amenities.
- Short drive to Ennis: The vibrant town of Ennis is within easy reach, ensuring schools, supermarkets, and professional services are never far from your front door.
- Quality flooring throughout: The interior features high-grade wood flooring and fully tiled wet areas, demonstrating a meticulous attention to detail during the recent transformations.
- Charming open fireplace: The master bedroom features a stunning open fireplace, adding a cozy focal point and traditional warmth to the private sleeping quarters.
- Stable asking price: Recorded pricing history shows the asking price has remained stable at €450,000, indicating a firm vendor expectation without erratic price fluctuations.
- Comprehensive inclusions: The sale includes high-end integrated kitchen appliances such as an oven, hob, dishwasher, and fridge, reducing upfront move-in expenses for the buyer.
But keep in mind:
- C2 energy rating: While acceptable, a C2 BER rating means the buyer should budget for potential future energy upgrades to improve overall thermal efficiency and lower utility bills.
- Original cottage age: Portions of the structure date back to 1937, requiring the buyer to arrange a thorough structural survey to check for dampness or aging timber integrity.
- Planning permission verification: The buyer must verify that all substantial modern extensions and garage build-outs complied fully with local planning permissions and building control regulations.
- Garage conversion compliance: While the garage is finished and heated, buyers intending to use it as formal habitable rooms must check if specific habitation planning permissions were secured.
- Elevated road proximity: Being set back from the Ennis to Miltown Malbay road means prospective buyers should assess potential traffic noise during peak commuting hours.
- On-site wastewater treatment: As a rural property outside main municipal sewerage lines, the buyer must inspect the septic tank or treatment plant for regulatory compliance and condition.
- Private well dependency: Buyers should commission comprehensive water quality and flow-rate testing if the property relies on a private local water source rather than mains supply.
- Extensive maintenance demands: The large floor area of 237 square meters, combined with extensive paved courtyards and lawned gardens, will require significant ongoing property maintenance.
- Stove and chimney maintenance: Multiple solid-fuel stoves and open fireplaces require professional chimney sweeps and safety inspections prior to lighting fires in the winter months.
- Complex roof junctions: The combination of the original 1937 roof structure with newer extensions creates multiple roof valleys that require careful inspection to prevent leaks.
- High asking price benchmark: At €450,000, the property sits at a significant price point for the rural Kilmaley area, requiring buyers to verify local comparative market values.
- Velux window upkeep: The numerous double-height Velux roof windows are fantastic for natural light but should be checked for potential seal degradation and hard-to-reach cleaning needs.
- Surface water drainage: Given the elevated position and paved courtyard, buyers should inspect surface water run-off management to ensure heavy rains do not pool near foundations.
- Electric gate reliability: The automated cast-iron entrance gates introduce mechanical dependency, meaning the buyer should test the motor backup systems and manual release locks.
- Granite worktop sealing: The premium granite kitchen worktops will require periodic resealing to maintain their stain-resistant properties and pristine visual appeal over time.
- Jacuzzi bath mechanics: The luxury jacuzzi bath in the main bathroom involves complex plumbing and electrical jets that should be tested thoroughly during the pre-purchase survey.
- Boundary line verification: Given the rural setting, buyers must instruct their legal representative to rigorously check folio maps against physical boundaries and stone walls.
- Property tax assessment: A larger custom-extended home in Clare may carry a higher Local Property Tax band, which the buyer should calculate accurately prior to closing.
- Future retrofit costs: Upgrading the heating systems from a C2 rating to an A or B rating could incur substantial capital expenses that are not immediately obvious.
- Limited public transport: The rural location near Kilmaley likely offers minimal public transport options, meaning future occupants will heavily rely on private vehicles for daily commutes.
Price positioning
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- The asking price of €450,000 appears slightly elevated relative to comparable rural transactions in the wider Kilmaley and Ennis catchment, reflecting a premium for the extensive modern extensions, high-end interior finishes, and integrated garage conversion potential.
- Upward valuation signals include the substantial floor area of over two hundred square meters, multiple ensuite bedrooms with walk-in wardrobes, a C2 energy rating, and a unique sheltered courtyard featuring an outdoor fireplace and water feature.
- Factors that could support such a price point involve robust regional demand for turnkey rural properties with high specification amenities, whereas factors that might undermine it include the rural location and historical transaction precedents in the immediate area.
- The stable asking price history indicates a firm pricing strategy by the vendor with no recorded reductions, suggesting confidence in capturing buyer interest from those seeking contemporary countryside living within convenient reach of Ennis town.
Build Analysis
What we know from similar construction types
- The property is a substantial extension and transformation of an original 1937 countryside cottage, combining traditional character with modern architecture.
- A buyer should investigate the structural integrity and insulation standards where the original 1937 cottage meets the newer modern extensions.
- The large adjoining garage is fully tiled, plastered, painted, and heated, presenting clear potential for conversion into additional living accommodation; a buyer should verify whether appropriate planning permission and building regulations compliance were obtained for its current fit-out and any future conversion.
- Given the rural location, a buyer should inspect the private waste water treatment system (such as a septic tank) and the water supply source to ensure they meet current environmental and regulatory standards.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €2,200 to €2,800
- Explanation: Based on a floor area of approximately 215 to 237 square metres and a C2 BER rating, energy consumption is typical for a substantially extended rural property with multiple living spaces, sunrooms, and stoves.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a tranquil rural countryside setting in County Clare, appearing well removed from major heavy industrial zones.
- There are no apparent major commercial landfill or industrial incinerator concerns in the immediate vicinity, though standard local environmental checks are recommended.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
KNOCKMORE, KILMALEY, ENNIS
- Sale date
- Declared sale price
- €150,000.00
GARRYNAGRY, KILMALEY, ENNIS
- Sale date
- Declared sale price
- €96,000.00
BALLEEN, KILMALEY, ENNIS
- Sale date
- Declared sale price
- €340,000.00
CULEEN, KILMALEY, ENNIS
- Sale date
- Declared sale price
- €352,000.00
BALLYMACOODA, KILMALEY, ENNIS
- Sale date
- Declared sale price
- €125,000.00
Recent sales in the wider Ennis area
21 AISLING PARK, SHANAWAY ROAD, ENNIS
- Sale date
- Declared sale price
- €229,000.00
30 BISHOP'S COURT, ENNIS, CO CLARE
- Sale date
- Declared sale price
- €285,000.00
19 AISLING, ENNIS, CO CLARE
- Sale date
- Declared sale price
- €173,000.00
22 THE MAPLES, TULLA RD, ENNIS
- Sale date
- Declared sale price
- €415,000.00
12 IVY HILL, GORT RD, ENNIS
- Sale date
- Declared sale price
- €375,000.00
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
LAHAKNOCK, KILMALEY, ENNIS
- Sale date
- Declared sale price
- €385,000.00
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €4,500 — 1% of €450,000.
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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 outlays and VAT
- Land registration fees: €400 to €800 depending on property value and registration type
- Property valuation fees: €150 to €300 for mortgage or insurance purposes
- Surveyor fees: €500 to €1,200 depending on the level of detail required for the extended structure
- Annual home insurance: €500 to €1,000 depending on cover level and replacement value for a property of approximately 215 to 237 square metres
Forum Talk
What people are saying about this area
- Local discussions highlight Kilmaley as a peaceful, community-oriented rural area with convenient access to Ennis.
- Residents frequently note the appeal of country living combined with proximity to local amenities like the Kilmaley Inn.
- Community forums often discuss the charm and character of traditional cottages that have been modernised in the rural Clare region.
- Local commentary suggests strong demand for well-finished family homes featuring generous gardens and private electric-gated entrances in the countryside.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features lawned gardens to both the front and rear, electric cast-iron entrance gates for security, and a flexible layout with multiple living spaces that suit young families.
- Teenagers8/10
With three to four spacious bedrooms, two living areas, and a study area, teenagers will appreciate the generous living space and privacy.
- Multi-generational Living7/10
The flexible layout including a large adjoining garage that is fully finished and heated offers great potential for conversion into independent living space, subject to necessary permissions.
- Single Buyers4/10
A large 237 square meter extended cottage with four bedrooms and extensive grounds may exceed the space requirements and maintenance capacity of a typical single buyer.
- Couples7/10
Provides luxurious contemporary comfort, a stunning master bedroom suite with open fireplace and ensuite, and plenty of space for hosting guests.
- Empty Nesters6/10
Offers single-level elements and high-end finishes, though the expansive floor area and garden maintenance might be more than needed for empty nesters.
- Retirees5/10
While the property offers privacy and a peaceful rural setting, the size of the home and grounds may require ongoing upkeep, and the buyer should verify accessibility features.
Work
3 areas- Remote Working9/10
Includes a dedicated study area with built-in storage and desk space overlooking the front garden, alongside flexible rooms ideal for a home office.
- Hybrid Commuting6/10
Provides a peaceful base with access to Ennis, though commuting distances to major employment hubs outside the county should be considered.
- Retired6/10
A private, peaceful countryside retreat well-suited for retirement living, provided the garden and property maintenance are manageable.
Practical
8 areas- Ageing in Place6/10
Offers spacious single-level living elements, though the buyer should verify accessibility and suitability for long-term mobility needs.
- Low Maintenance5/10
The home has been beautifully transformed and extended with high-standard finishes, but the extensive gardens and large footprint require ongoing care.
- Secure Gated Entry9/10
Features electric cast-iron entrance gates that open onto a generous front driveway, ensuring privacy and security.
- Minimalist Design4/10
The property showcases character-rich features, traditional stone walls, and warm rustic elements rather than strict minimalism.
- Flexible Floor Plans9/10
Highly versatile layout offering three to four bedrooms, multiple living rooms, a sunroom, a study area, and a fully finished garage ready for conversion.
- Heritage Home8/10
Incorporates a traditional countryside cottage originally built in 1937, thoughtfully blended with modern architectural extensions.
- Ecological Setup5/10
Features a C2 BER rating with modern insulation in the extended sections, though older historic parts may have varying thermal performance to inspect.
- Outdoor areas9/10
Boasts lawned gardens to the front and rear, stunning stone walls, and a sheltered paved courtyard equipped with an outdoor fireplace and water feature.
Interests
9 areas- Gardening8/10
Features lawned garden areas to both the front and rear, complemented by beautiful stone walls providing an excellent canvas for keen gardeners.
- Walking7/10
Situated in a scenic rural area offering pleasant local walking routes around the countryside.
- Gym3/10
No dedicated gym is present on-site, though the large finished garage space could potentially be adapted for fitness equipment.
- Cycling6/10
Quiet rural roads provide cycling opportunities, although regional traffic on connecting roads should be assessed.
- Golf5/10
Requires travel to nearby towns and regional golf courses as there is no immediate course on the doorstep.
- Fishing5/10
County Clare offers various inland and regional fishing spots, though access depends on travel.
- Horse Riding6/10
Rural location with quiet approaches might suit horse owners, subject to verifying local stabling and riding trails.
- Water Sports3/10
Inland rural setting distant from major water sports facilities.
- Entertaining9/10
Highlights include a stunning sheltered paved courtyard with an outdoor fireplace, water feature, sunroom, and an expansive kitchen/dining room ideal for hosting.
Lifestyle
5 areas- Quiet Living9/10
Set in an elevated position well back from the road in Kilmaley, offering an exceptional degree of privacy and peaceful surroundings.
- Rural Living9/10
Located in a countryside setting in Lahaknock, featuring traditional stone walls, lawned gardens, and proximity to local rural amenities.
- Village Living7/10
Positioned just a short distance, approximately 1 km, from Kilmaley Inn and local village conveniences.
- Coastal Living3/10
The property is located inland in County Clare, away from immediate coastal amenities.
- Urban Living3/10
This is a rural countryside setting, though Ennis and its wider amenities remain within easy reach by car.
Social
6 areas- Community Involvement7/10
Proximity to Kilmaley village and local community hubs encourages participation in local events and gatherings.
- Café Culture4/10
Rural location means cafe options are limited locally, requiring a drive into Ennis or nearby settlements.
- Nightlife3/10
Very limited nightlife options in the immediate rural vicinity, with major venues found further afield.
- Health/Wellness groups5/10
Local community resources are available in nearby Ennis, though rural options directly outside the village are sparse.
- Networking Opportunities3/10
Primarily a residential rural area with minimal local business networking infrastructure.
- Tech-Hub Connectivity4/10
Buyers should verify local broadband speeds and digital infrastructure to support tech-focused remote work.
Listing information
- Agent
- Sherry FitzGerald McMahon
- Phone
- 065 686 7866
- Current status
- active
- Published on HouseDelve
- 11 October 2026
- Correction
- Report an issue
HD-7F8574HouseDelve · 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.