Lilac Cottage, Knocknagroagh, Ballyvaughan, Co. ClareH91PT6Y
€450,000
3 Bed~1 Bath~90 m²~BER E1
What you'll like:
- Charming Village Location: Situated in Ballyvaughan village, the property offers immediate pedestrian access to local shops, cafés, and traditional pubs, combining rural tranquillity with exceptional daily convenience.
- Stunning Mountain Views: The private rear garden frames picturesque outlooks towards Violet Hill, providing a peaceful backdrop that enhances the daily living experience in this scenic region.
- Private Garden Space: Enclosed by mature trees and planting, the surrounding outdoor area offers a secluded retreat with ample space for outdoor seating and enjoying evening light.
- Characterful Interior Features: The cottage boasts timber flooring throughout and a welcoming sitting room with a solid fuel fireplace, creating an authentic and cosy countryside aesthetic.
- Flexible Accommodation Layout: Comprising three well-proportioned rooms, the third bedroom doubles effectively as a home office, catering well to modern remote working requirements.
- Abundant Natural Light: The colorful country-style kitchen benefits from direct garden access and excellent daylight penetration, forming a bright and uplifting heart to the home.
- Classic Bathroom Detailing: Featuring an attractive freestanding bath with an overhead shower and timber wall paneling, the bathroom blends functional utility with traditional cottage charm.
- OffStreet Parking Provided: A private driveway delivers convenient vehicle storage directly on site, ensuring hassle-free arrivals and departures in a busy tourist village.
- Compact Manageable Footprint: Spanning approximately ninety square meters, the compact single-story layout promises lower maintenance overheads and straightforward daily upkeep for occupants.
- Holiday Home Potential: Positioned ideally along the Wild Atlantic Way and close to Galway Bay, the property serves as a highly attractive base for weekend retreats or seasonal letting.
- Expansion Opportunities: The plot may offer viable scope for future structural extension or enhancement, subject to acquiring all necessary local planning permissions and consents.
- Established Local Amenities: Proximity to the local national school and community facilities supports comfortable family living or long-term residential occupation without excessive travel needs.
- Burren Landscape Proximity: Being nestled in the heart of the Burren places world-class walking routes, unique geological attractions, and coastal beaches right on the doorstep.
- Cosy Living Spaces: The integration of the dining area directly with the kitchen and sitting room fosters an intimate, highly functional layout for everyday domestic life.
- Desirable Coastal Setting: Ballyvaughan provides a picturesque coastal village environment that consistently commands strong aesthetic and lifestyle appeal among buyers seeking county Clare property.
- Private Driveway Access: The inclusion of off-street vehicular accommodation is a valuable asset in a popular village setting where public roadside parking can occasionally be congested.
- Outdoor Dining Potential: The rear garden provides an ideal setup for alfresco dining during warmer months, maximizing enjoyment of the tranquil surrounding landscape.
- Warm Timber Finishes: Extensive use of timber flooring across multiple rooms unifies the interior design scheme, offering durability and a classic warm aesthetic throughout.
- BuiltIn Storage Features: The sitting room includes integrated storage solutions, helping to maintain a clutter-free environment within the cozy primary reception space.
- Turnkey Character Appeal: The property arrives on the market with distinct personality and established rustic charm, reducing the immediate need for stylistic interior overhauls.
But keep in mind:
- Poor Energy Rating: Holding a weak E1 building energy rating, the property likely suffers from high heat loss and will require substantial insulation upgrades to achieve modern comfort standards.
- High Energy Consumption: The listed energy performance indicator of over three hundred kWh per square meter annually signifies inefficient heating and elevated utility bills for future owners.
- Single Bathroom Constraint: Having only one shared bathroom serving all three bedrooms could create morning bottlenecks and operational friction for families or visiting guests.
- Potential Retrofitting Costs: Bringing this older structure up to a contemporary renewable energy standard will demand significant capital investment in heat pumps, windows, or solar installations.
- Planning Permission Risks: Any ambitions to extend the cottage or modify the site layout remain entirely dependent on obtaining local authority approval, which cannot be guaranteed.
- Limited Floor Area: At approximately ninety square meters, growing households might quickly find the internal living quarters restrictive without undertaking costly structural expansions.
- Solid Fuel Dependence: Reliance on an open fireplace for primary heating in the sitting room is inefficient and labor-intensive compared to modern central heating systems.
- Historic Fabric Maintenance: Older cottages often conceal hidden damp, timber rot, or roofing issues that require careful specialist inspection and ongoing preventative maintenance expenditure.
- Tourist Season Congestion: Located in a highly popular coastal village, the immediate surroundings can experience heavy visitor traffic and parking strain during peak summer holiday months.
- Single Glazing Vulnerability: Depending on the age of the window joinery, drafty frames may contribute significantly to the poor energy efficiency and internal temperature fluctuations.
- Wastewater Treatment Verification: Buyers must independently investigate the private sewerage or municipal connection status to ensure compliance with modern environmental and building regulations.
- Water Supply Integrity: Verifying the reliability, pressure, and potable quality of the incoming water supply is essential before finalizing purchase commitments on older rural dwellings.
- Roof Structure Inspection: The condition of the roof timbers and coverings should be professionally assessed to rule out sagging, tile degradation, or inadequate attic insulation.
- Electrical System Compliance: Older properties frequently feature outdated wiring that may not meet current safety standards, necessitating a thorough electrical safety audit prior to purchase.
- Boundary Demarcation Clarity: Buyers should have their legal representatives carefully examine the property title maps to verify exact garden boundaries and right-of-way access provisions.
- Surface Water Drainage: Given the regional Burren topography and local rainfall, verifying effective site drainage is crucial to prevent winter pooling around the cottage foundations.
- Internal Moisture Levels: Timber paneling in the bathroom and wood flooring throughout require careful monitoring for dampness, condensation, and sub-floor ventilation adequacy.
- Future Alteration Costs: Local planning guidelines within scenic Burren locations can be exceptionally strict, potentially restricting desired architectural modifications or exterior finishes.
- Chimney Flue Condition: The operational safety and structural integrity of the sitting room fireplace chimney should be thoroughly swept and tested before lighting solid fuel fires.
- Resale Market Volatility: Rural and holiday-heavy micro-markets can experience distinct price fluctuations, making thorough long-term financial planning essential for prospective buyers.
Price positioning
?
- The asking price appears somewhat overvalued compared to regional transaction benchmarks, reflecting a significant premium for the property's charming village location, private mature garden setting, and picturesque views towards Violet Hill in the Burren landscape.
- Upward valuation signals stem from the strong lifestyle appeal of a coastal village home equipped with three bedrooms, off-street parking, and potential for future extension subject to obtaining the necessary planning permissions and local consents.
- Conversely, substantial downward pricing pressure could emerge from the poor energy efficiency rating of E1, which will likely necessitate immediate capital expenditure to upgrade insulation, heating systems, and overall thermal performance standards.
- Relevant market factors include strong demand for rural retreats and holiday homes along the Wild Atlantic Way, though buyers may heavily factor in the required retrofit costs when evaluating the total investment needed for this residence.
Build Analysis
What we know from similar construction types
- The property is a detached cottage spanning approximately 90 square meters, featuring traditional elements such as a solid fuel open fireplace and timber flooring.
- The BER rating is E1, which indicates poor energy efficiency and suggests that the building fabric, insulation, and heating systems would benefit from substantial upgrades.
- A buyer should investigate the age of the structure, the condition of the roof and walls, and verify whether any previous extensions or alterations comply with local planning regulations.
- The listing mentions potential scope for extension or further development, so a buyer should consult with a suitably qualified professional regarding planning constraints in this scenic Burren location.
Retrofit Cost*
Possible renovating / insulating expenditure
- Given the E1 BER rating and a floor area of approximately 90 square meters, a comprehensive deep retrofit is likely required to bring the property to a modern energy standard (such as a B2 or A rating).
- Estimated costs for a full retrofit on a property of this size typically range from €45,000 to €75,000, depending on the extent of external wall insulation, window replacements, upgrading the heating system to a heat pump or high-efficiency alternative, and adding proper attic and floor insulation.
- Grant supports from the SEAI may be available to offset a portion of these deep retrofit costs, though a professional energy audit is recommended to confirm the exact requirements and pricing.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 2,200 euro to 2,800 euro.
- Explanation: Given the 90 square meter floor area and the E1 Building Energy Rating indicating lower energy efficiency, heating demands are likely to be higher compared to modern homes, driven by solid fuel and standard heating systems.
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 Ballyvaughan area
NEWTOWN, BALLYVAUGHAN, CO CLARE
- Sale date
- Declared sale price
- €90,000.00
9 FANORE, BALLYVAUGHAN, CLARE
- Sale date
- Declared sale price
- €265,000.00
7 BALLYVAUGHAN WAY, BALLYVAUGHAN, CLARE
- Sale date
- Declared sale price
- €66,026.00
NEWTOWN, BALLYVAUGHAN, COUNTY CLARE
- Sale date
- Declared sale price
- €175,000.00
BALLYCONRY, BALLYVAUGHAN, CLARE
- Sale date
- Declared sale price
- €297,000.00
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 to 2 percent of the purchase price, amounting to between 4,500 euro and 9,000 euro for a 450,000 euro property.
- Solicitor legal fees: roughly 1,500 euro to 3,000 euro plus VAT and outlay costs.
- Land registration fees: approximately 400 euro to 800 euro depending on the registration type.
- Property valuation fees: around 150 euro to 300 euro for mortgage or purchase valuation.
- Surveyor fees: roughly 600 euro to 1,200 euro depending on the level of detail required for a structural survey.
- Annual home insurance: approximately 400 euro to 900 euro depending on the level of coverage and location risk.
Forum Talk
What people are saying about this area
- Locals and visitors frequently discuss Ballyvaughan as a highly desirable coastal village offering a peaceful lifestyle in the heart of the Burren landscape.
- Community discussions often highlight the vibrant local tourism, traditional music scene, and proximity to scenic walking routes along the Wild Atlantic Way.
- Residents value the village convenience while maintaining a quiet countryside atmosphere with good access to local amenities and schools.
- Discussions regarding rural properties in North Clare often touch upon the balance between preserving traditional cottage character and modern energy efficiency upgrades.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property features three well-proportioned bedrooms and a safe private garden, and is close to the local national school in Ballyvaughan, making it practical for young families.
- Teenagers6/10
With three bedrooms and a flexible bedroom/office space, there is adequate room, though teenagers might find the rural Burren location relatively quiet regarding major amenities.
- Multi-generational Living4/10
At 90 square metres with a single bathroom, the cottage is relatively compact for multi-generational living, though potential for extension could be explored subject to planning permission.
- Single Buyers7/10
Offers a characterful detached countryside retreat with scope for remote working, though single buyers should budget for potential energy upgrades given the E1 BER rating.
- Couples8/10
An ideal permanent residence or holiday home for couples, combining village convenience with a peaceful setting and a cosy interior featuring an open fireplace.
- Empty Nesters8/10
Single-level or accessible cottage living in a picturesque coastal village setting provides a manageable and charming environment for empty nesters.
- Retirees8/10
Benefiting from village proximity, a manageable floor area, and a tranquil setting, though retirees should verify the suitability of the single bathroom arrangement for long-term ageing in place.
Work
3 areas- Remote Working8/10
Includes a third bedroom currently arranged as a combined guest room and home office, offering a practical setup for remote professionals.
- Hybrid Commuting4/10
The rural location in Co. Clare means hybrid commuting to major employment hubs like Galway or Limerick involves significant travel time.
- Retired9/10
An excellent match for retirees seeking a peaceful, manageable, and characterful home within a supportive village community.
Practical
8 areas- Ageing in Place6/10
Single-level cottage layout is convenient, but buyers should investigate potential accessibility adaptations for the bathroom and doorways.
- Low Maintenance6/10
A compact 90 m² footprint keeps indoor upkeep manageable, though the mature garden and older cottage characteristics require ongoing general maintenance.
- Secure Gated Entry4/10
Features a private driveway for off-street parking, but lacks automated secure gated entry, which buyers could look into installing.
- Minimalist Design4/10
The property showcases traditional cottage charm with timber flooring, a country-style kitchen, and classic detailing rather than minimalist aesthetics.
- Flexible Floor Plans7/10
Includes three well-proportioned bedrooms where one is flexibly used as a home office, plus potential scope for extension subject to planning.
- Heritage Home8/10
Exudes traditional character and cottage charm, though buyers should verify its exact age and any conservation considerations.
- Ecological Setup4/10
The current BER rating of E1 indicates that energy efficiency is low, and buyers should budget for significant ecological and insulation upgrades.
- Outdoor areas8/10
Surrounded by a private garden with mature trees, planting, and views towards Violet Hill providing a wonderful outdoor retreat.
Interests
9 areas- Gardening8/10
Surrounded by a private garden featuring mature trees, planting, and space for outdoor seating, offering plenty of potential for gardening enthusiasts.
- Walking9/10
Positioned as an ideal base to explore the Burren, the Wild Atlantic Way, and numerous local walking routes and scenic trails.
- Gym3/10
Dedicated fitness and gym facilities are limited locally, likely requiring travel to larger nearby towns for specialized fitness centers.
- Cycling8/10
The scenic local roads and proximity to the Burren and Wild Atlantic Way offer exceptional opportunities for cycling enthusiasts.
- Golf5/10
While set in a scenic region, golfers would need to investigate the distance to the nearest established golf courses in County Clare or Galway.
- Fishing8/10
Proximity to Galway Bay and local waters makes this an appealing location for fishing and maritime interests.
- Horse Riding7/10
The rural North Clare landscape provides a scenic backdrop, though buyers should verify local equestrian stables and riding facilities.
- Water Sports8/10
Being located on the southern shore of Galway Bay allows convenient access to various water sports and coastal activities.
- Entertaining7/10
Features an adjoining dining area, country-style kitchen, and pleasant outdoor seating spaces suited for hosting family and friends.
Lifestyle
5 areas- Quiet Living9/10
Situated in its own private garden within the heart of the Burren with views towards Violet Hill, offering a wonderfully peaceful living environment.
- Rural Living8/10
Immersed in the natural landscape of North Clare and the Burren, offering a classic countryside lifestyle while remaining connected to local village life.
- Village Living9/10
Located directly in Ballyvaughan village, putting local shops, cafes, restaurants, and traditional pubs within very convenient reach.
- Coastal Living8/10
Ballyvaughan is a picturesque coastal village situated on the southern shore of Galway Bay, providing great access to coastal routes and amenities.
- Urban Living2/10
This is a rural and village-based cottage setting far removed from city-scale urban living and associated metropolitan conveniences.
Social
6 areas- Community Involvement8/10
Ballyvaughan has a vibrant local community with a school, traditional pubs, and local events fostering strong community ties.
- Café Culture7/10
Local cafes and restaurants within the village offer a welcoming social atmosphere suited to village life.
- Nightlife5/10
Nightlife is largely centered around traditional pubs and seasonal hospitality in the village rather than extensive metropolitan nightlife.
- Health/Wellness groups6/10
Local community activities exist, though specialized wellness groups may require participation in broader regional networks.
- Networking Opportunities3/10
Professional networking opportunities are sparse locally due to the rural village context.
- Tech-Hub Connectivity3/10
Tech hubs are distant, meaning remote workers should verify local broadband speeds and connection quality.
Listing information
- Agent
- Pat Callanan Property Sales
- Phone
- 091 844 818
- Published on HouseDelve
- 20 September 2026
- Correction
- Report an issue
HD-109AFAHouseDelve · 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.