
Liscullane, Tulla, Ennis, Co. ClareV94VY38
€235,000
3 Bed~1 Bath~108 m²~BER D
What you'll like:
- Extended traditional cottage: The property combines historic character with modern living spaces across an expansive 108 square meters, offering a comfortable and unique rural home for buyers seeking charm.
- Immaculate interior presentation: High-quality tiling, timber floors, and modern fixtures throughout mean the new owner can move in immediately without undertaking any major cosmetic renovation works.
- Open plan living: The main reception flows seamlessly into the kitchen and dining area, creating a highly functional and social heart of the home for modern family lifestyles.
- Solid fuel stove feature: A central fireplace with an integrated solid fuel stove provides efficient supplemental heating and adds a cozy focal point to the main living space.
- Abundant built-in storage: Every bedroom includes customized wall-to-wall storage units with overhead shelving, maximizing floor space and providing exceptional practical organization for occupants.
- Versatile bedroom layout: The flexible floor plan allows for up to four bedrooms, or the option to use one as a secondary reception room depending on family needs.
- Accessible wet room ensuite: A generously sized wet room style shower and modern fixtures provide convenient accessibility features and private facilities connected to the rear bedroom.
- Dedicated utility room: A separate utility space with plumbing for appliances and built-in work surfaces keeps laundry and household chores neatly organized away from the main kitchen.
- Landscape private site: The property sits on a picturesque plot offering privacy and outdoor enjoyment while remaining securely enclosed with gated access.
- Gated concrete yard: A large, secure concrete yard provides excellent parking space, easy maintenance, and secure boundaries for vehicles or equipment storage.
- Extensive outbuilding collection: A remarkable array of six separate outbuildings plus an open shed and fuel stores offer incredible potential for hobbies, workshops, or business storage.
- Private paddock inclusion: A small gated paddock adjoins the main house, providing an ideal space for small animals, gardening projects, or outdoor recreational activities.
- Double fronted access: The property layout benefits from multiple entry points and convenient circulation space around the site for vehicles and pedestrians alike.
- Proximity to villages: Located just a five-minute drive from Tulla village and equidistant to O'Callaghan's Mills, ensuring convenient access to local shops and community amenities.
- Mains water connection: The property benefits from a reliable mains water supply, reducing the maintenance concerns often associated with private well systems.
- Oil central heating installed: A conventional oil-fired heating system is already in place to provide dependable warmth throughout the extended cottage floor plan.
- Clear Eircode provided: The official Eircode V94VY38 is supplied, making deliveries, navigation, and emergency service location straightforward for the future occupant.
- Established local agency: The home is handled by a reputable local agent, ensuring professional handling of inquiries and a straightforward purchasing process for interested parties.
- Manageable asking price: Priced at €235,000, the property offers substantial square footage, land, and outbuildings at a competitive entry point for rural County Clare homes.
- Strong family potential: With a blend of indoor space, secure yards, and outdoor land, the property ticks all the boxes for a growing family seeking rural tranquility.
But keep in mind:
- D energy rating: The BER D rating indicates poor energy efficiency, meaning the buyer should budget for future upgrades to insulation, windows, or heating systems to reduce utility bills.
- Private sewage treatment: The home relies on a private sewage system, so the buyer must arrange a thorough professional inspection to verify its condition, capacity, and regulatory compliance.
- Older build heritage: Originally built in 1940, the core structure is decades old, requiring the buyer to commission a detailed structural survey to check for hidden damp or timber decay.
- Outbuilding condition check: The extensive collection of outbuildings requires careful physical due diligence by the buyer to assess roof integrity, structural soundness, and potential asbestos presence.
- Oil heating reliance: Dependence on oil central heating exposes the buyer to fluctuating fuel prices and requires routine maintenance of the external storage tank and boiler.
- Attic storage modifications: Several rooms feature access to attic storage, and the buyer should verify that these converted or accessed spaces comply with all current building control standards.
- Rural location transport: Situated in a countryside townland, the property requires complete reliance on private vehicles for daily commuting, school runs, and accessing broader services.
- Septic tank clearance: The buyer's solicitor must confirm that the private sewage system is registered and compliant with current environmental protection agency regulations to avoid costly fines.
- Boundary fence verification: Given the inclusion of a yard and a paddock, the buyer should have their legal representative inspect land registry maps to ensure all boundaries are correct.
- Renovated extension history: Because the cottage has been extended over time, a surveyor should inspect the structural junction between the original 1940 structure and newer additions.
- Window and door seals: The buyer should check the thermal performance and sealing of all external doors and windows to determine if replacements are necessary to improve the D rating.
- Wet room waterproofing: The extensive tiling and wet room design should be professionally inspected for any signs of hidden water ingress or sub-floor moisture damage.
- Chimney and stove safety: The solid fuel stove and associated chimney flue require a certified sweeping and safety inspection before use to prevent fire hazards or carbon monoxide risks.
- Electrical system age: The buyer should hire a qualified electrician to test the complete wiring system to ensure it meets modern safety standards and can handle heavy appliances.
- Surface water drainage: The extensive concrete yard and outbuilding footprints mean the buyer must inspect surface water drainage to prevent pooling or foundation runoff issues.
- Maintenance of outbuildings: Owning six outbuildings and an open shed represents a significant long-term maintenance burden in terms of painting, roof repairs, and general upkeep.
- Paddock agricultural access: The adjoining paddock should be checked for proper access rights, fencing security, and any local agricultural restrictions that might limit its intended use.
- Plumbing system pressure: The combination of original layout and extended wet rooms means the buyer should test water pressure and pipe integrity throughout the entire dwelling.
- Local market liquidity: Rural properties of this type can have specialized buyer pools, meaning resale timelines might be longer compared to suburban housing developments.
- Future retrofit costs: Achieving a higher BER rating will require capital investment, and buyers should factor insulation and renewable energy upgrade costs into their overall budget.
Price positioning
?
- The asking price may initially appear slightly elevated relative to baseline regional transactions due to the extensive outbuildings and generous site acreage included.
- Upward valuation signals stem from the substantial footprint, extensive yard spaces, and the considerable functional potential offered by the numerous secondary structures on the property.
- Such a valuation could be supported by strong demand for rural lifestyle properties, whereas a moderate energy efficiency rating might undermine buyer enthusiasm.
- Relevant market dynamics indicate that rural properties featuring diversified outbuildings frequently attract specialized interest from buyers seeking extra workspace or storage capabilities.
Build Analysis
What we know from similar construction types
- The property is a traditional cottage originally built around 1940 that has been extended and updated over time to provide 108 square metres of living space.
- Construction features include a pitched roof, solid or traditional masonry walls with subsequent extensions, oil-fired central heating, and a solid fuel stove.
- Services include mains water and a private sewage treatment system, which a buyer should inspect and verify for current environmental compliance and functional capacity.
- The site includes an extensive array of outbuildings, a gated concrete yard, and a paddock, requiring investigation into the structural integrity of the outbuildings and their planning compliance for any intended future use.
- Given the 1940 construction date and subsequent extensions, a comprehensive structural survey is recommended to assess the junction between the original cottage and the newer additions, as well as insulation levels and potential dampness.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a D BER rating, indicating that the energy performance is moderately inefficient and would benefit from a deep retrofit to achieve a modern A-rating.
- A comprehensive deep retrofit for a 108 square metre home of this age typically costs between 35,000 and 55,000 euros, depending on the extent of external wall insulation, window replacements, attic insulation upgrades, and the integration of renewable heating systems such as a heat pump or solar panels.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,800 to €2,300
- Explanation: Given the 108 m² floor area and a D BER rating, the property has moderate energy efficiency. Heating costs will depend heavily on oil usage combined with the solid fuel stove in the main reception.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a predominantly agricultural and rural setting, appearing well removed from major industrial plants or waste incineration facilities.
- Any localized concerns regarding private wastewater treatment systems should be verified by a surveyor during the standard pre-purchase inspection.
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
DRUMMAGHMARTIN, TULLA, ENNIS
- Sale date
- Declared sale price
- €120,000.00
Recent sales in the wider Ennis area
13 MILLSTREAM COURT, ENNIS, CO CLARE
- Sale date
- Declared sale price
- €206,000.00
6 LINNANES TERRACE, KILRUSH RD, ENNIS
- Sale date
- Declared sale price
- €215,000.00
5 SHOWGROUNDS VIEW, ENNIS, CO CLARE
- Sale date
- Declared sale price
- €415,000.00
21 BANNER COURT, LIMERICK RD, ENNIS
- Sale date
- Declared sale price
- €275,000.00
31 SYCAMORE DRIVE, LIMERICK ROAD, ENNIS
- Sale date
- Declared sale price
- €430,000.00
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 €2,350 based on 1 percent of the asking price
- Solicitor legal fees: estimated between €1,500 and €2,500 plus outlay and VAT
- Land registration fees: approximately €175 to €700 depending on the property value and registration type
- Property valuation fees: around €150 to €300
- Surveyor fees: estimated between €400 and €800 depending on the level of detail required
- Annual home insurance: approximately €400 to €800 depending on the policy and coverage
Forum Talk
What people are saying about this area
- Local residents frequently discuss the quiet rural charm and community atmosphere of the Tulla and O'Callaghan's Mills areas on community forums.
- Traffic management and road maintenance on regional roads connecting Tulla to Ennis are common topics of discussion among locals.
- Community groups on social media often highlight local events, GAA matches, and tidy towns initiatives in the surrounding parish.
- Buyers moving to rural Clare regularly share advice on rural internet connectivity upgrades and local septic tank maintenance standards.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property features a secure gated yard, a small adjoining paddock, and extensive outdoor space which is wonderful for young children to play safely.
- Teenagers6/10
With three to four bedrooms and outbuildings offering potential, there is decent space, though the rural location means teenagers may rely on transport for activities.
- Multi-generational Living5/10
The single-level traditional cottage layout and multiple rooms provide some flexibility, but the single bathroom and shared living spaces might feel compact for multiple generations.
- Single Buyers4/10
A larger rural cottage with extensive outbuildings and grounds might require more maintenance and budget than a typical single buyer seeks.
- Couples8/10
An ideal setup for couples looking for a character-filled rural home with plenty of space for hobbies, guests, and home-working setups.
- Empty Nesters8/10
Single-level accommodation and manageable interior space make this attractive for empty nesters wanting a countryside retreat with garden potential.
- Retirees7/10
The property benefits from ground-floor bedrooms and a wet room style shower, making ageing in place feasible, though rural upkeep should be considered.
Work
3 areas- Remote Working7/10
The extra bedrooms and flexible layout allow for home office spaces, though buyers should verify local broadband speeds.
- Hybrid Commuting5/10
Commuting distance to major employment hubs like Ennis or Limerick requires regular driving from this rural position.
- Retired8/10
Provides a quiet, comfortable environment well-suited for retirement if buyers are comfortable managing a traditional property.
Practical
8 areas- Secure Gated Entry7/10
Benefiting from a gated concrete yard and double fronted access providing good security.
- Ageing in Place7/10
Features ground-floor bedroom and wet room style shower access, making it adaptable for later life.
- Low Maintenance4/10
As a traditional extended cottage with a septic tank, private water, and numerous outbuildings, ongoing maintenance will be higher than a modern apartment.
- Minimalist Design3/10
The home has traditional cottage character, solid fuel stoves, and extensive built-in cabinetry rather than stark minimalism.
- Flexible Floor Plans8/10
Features three to four bedrooms, multiple reception areas, and a utility room offering flexible use of interior space.
- Heritage Home8/10
Retains the charm and character of a traditional Irish cottage while incorporating modern extensions and comforts.
- Ecological Setup4/10
The property holds a D BER rating, meaning energy efficiency improvements could be considered by an eco-conscious buyer.
- Outdoor areas9/10
Boasts a spectacular landscaped private site, a yard, a small paddock, and a comprehensive collection of outbuildings and open sheds.
Interests
9 areas- Gardening9/10
Features a spectacular landscaped private site, a small gated paddock, and ample room for green-fingered projects.
- Walking7/10
The rural surroundings offer pleasant country roads and local paths for walking enthusiasts.
- Gym3/10
Dedicated fitness facilities are not on-site, and residents would need to travel towards larger towns for gym access.
- Cycling6/10
Quiet rural roads surrounding the property offer good cycling routes, though traffic can vary on local connectors.
- Golf5/10
County Clare has various golf courses, but players will need to drive a reasonable distance from this rural location.
- Fishing6/10
The wider Clare region offers inland lakes and rivers, though buyers should verify local fishing rights and exact distances.
- Horse Riding7/10
The presence of a small paddock, yard, and multiple outbuildings could potentially accommodate equestrian interests with some adaptation.
- Water Sports3/10
Inland location means water sports require travel to major lakes or the coast.
- Entertaining8/10
An open-plan kitchen and dining area connected to outdoor spaces provide a great environment for hosting family and friends.
Lifestyle
5 areas- Quiet Living9/10
Located in a private rural setting near Tulla and O'Callaghan's Mills, offering a peaceful and tranquil environment.
- Rural Living9/10
Set on a landscaped private site with a paddock, yard, and various outbuildings, perfectly suited to a rural lifestyle.
- Village Living7/10
Situated just five minutes from Tulla village, providing convenient access to local amenities while maintaining a country feel.
- Coastal Living2/10
The location is inland in County Clare, far away from coastal areas.
- Urban Living2/10
Set in a rural countryside location rather than an urban or suburban hub.
Social
6 areas- Community Involvement7/10
Proximity to Tulla village supports integration into active local community groups and village life.
- Café Culture4/10
Café options are limited immediately nearby and typically require a trip into the local village or nearby towns.
- Nightlife2/10
A quiet rural area with no significant nightlife on the doorstep.
- Health/Wellness groups5/10
Local wellness classes or pilates & stretching groups would likely be found in nearby Tulla or larger surrounding settlements.
- Networking Opportunities3/10
Professional networking is minimal in this rural residential setting.
- Tech-Hub Connectivity3/10
Not located near a major tech hub, meaning remote workers depend entirely on home internet connections.
Listing information
- Agent
- DNG O'Sullivan Hurley
- Phone
- 065 684 0200
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-E4594AHouseDelve · 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.