Main Street, Kilfenora, Clare
€70,000
What you'll like:
- Village Centre Location: Situated directly on Main Street in Kilfenora, providing immediate walking access to local cafés, pubs, and historic cultural landmarks.
- Generous Road Frontage: Features approximately 18.8 meters of direct road frontage onto the R481, ensuring straightforward vehicular access and functional site layout design.
- Compact Site Size: Encompasses approximately 0.096 acres, offering a manageable footprint for a single residential dwelling that requires minimal ongoing garden maintenance.
- Established Utility Proximity: Positioned within an established village core where connection to existing public infrastructure and local utility networks may be readily accessible.
- Rich Local Heritage: Located in a historic village renowned for the 12th-century cathedral, high crosses, and deep-rooted traditions in traditional Irish music.
- Scenic Burren Landscape: Situated on the edge of the unique limestone Burren region, providing exceptional natural scenery, hiking trails, and distinctive local flora.
- Proximity to Regional Towns: Offers convenient driving access to nearby towns like Ennistymon and Lahinch for expanded retail shopping, secondary schools, and professional services.
- Coastal Access Convenience: Provides a reasonable commute to popular coastal destinations and surfing beaches along the west Clare coastline for weekend leisure activities.
- Commuter Connectivity: Facilitates relatively straightforward road travel to Ennis town and onward connections toward Shannon Airport for broader travel needs.
- Affordable Entry Point: Listed at an attractive asking price of 70000 euros, representing an accessible capital investment for self-builders entering the property market.
- Bespoke Design Opportunity: Empowers the eventual purchaser to design and construct a custom-built home tailored entirely to their personal aesthetic and functional requirements.
- Tourism and Culture Hub: Positioned in a recognized destination for visitors, which may enhance the general vibrancy of the immediate neighborhood throughout the year.
- Local School Availability: Conveniently located near local primary educational facilities, making the setting potentially suitable for families with young children.
- Community Atmosphere: Benefits from the tight-knit, welcoming community atmosphere characteristic of small and historic rural villages in County Clare.
- Outdoor Lifestyle Appeal: Serves as an excellent base for outdoor enthusiasts interested in exploring the surrounding countryside, walking routes, and rural landscapes.
- Independent Development Control: Allows a successful applicant to manage their own construction timeline and contractor selections without developer restrictions.
- Clear Folio Reference: The property is explicitly identified under Folio CE12903, providing a clear legal reference point for your solicitor to initiate title checks.
- Manageable Acquisition Cost: The modest purchase price reduces overall financial exposure compared to buying an established, fully constructed residential property nearby.
- Defined Parcel Dimensions: The stated metric area of 0.0391 hectares gives a precise baseline for initial architectural site planning and boundary verification.
- Growth Potential: Buying unbuilt land in a recognized heritage village allows you to capture potential long-term value appreciation upon successful construction.
But keep in mind:
- Planning Permission Uncertainty: The sale is strictly subject to obtaining planning permission, meaning your financial investment carries the risk of a refused application.
- Local Housing Need Rules: Local planning authorities often enforce strict local housing need criteria in rural Clare, which buyers should verify before bidding.
- Absence of BER Rating: No Building Energy Rating certificate is provided because the land is currently unbuilt, deferring energy efficiency compliance to future construction stages.
- Unknown Ground Conditions: Subsurface soil stability and rock prevalence associated with the Burren landscape should be thoroughly investigated via site percolation tests.
- Connection Costs for Services: Bringing electricity, water, and wastewater services to a vacant infill plot can involve substantial additional capital expenditure beyond the purchase price.
- Wastewater Treatment Compliance: You must verify whether public mains sewerage is available at this specific street location or if a bespoke on-site treatment system is required.
- Restricted Plot Area: At just 0.096 acres, spatial layout for parking, turning, and private amenity space will require careful architectural design to satisfy local standards.
- Architectural Conservation Controls: Being located within a historic village core may attract stringent design, height, and finish guidelines from the local planning authority.
- Boundary Clarity Verification: The exact legal boundaries and fence lines should be carefully verified on the ground by your legal representative against Folio CE12903 mapping.
- Potential Development Levies: Local authorities typically charge substantial development and contribution levies upon the grant of planning permission for new residential builds.
- Construction Cost Inflation: Building a bespoke home independently exposes the buyer to fluctuating material costs and labor shortages common in the current construction sector.
- Lack of Structural Information: Without existing structures, prospective buyers must rely entirely on professional site assessments to understand future building constraints.
- Traffic and Parking Constraints: Frontage directly onto Main Street may require careful planning for safe vehicular egress and ingress without disrupting local traffic flow.
- Archeological Assessment Risks: Given the historic nature of Kilfenora, planning applications may trigger requirements for archeological monitoring or testing at the buyer's expense.
- Footpath and Drainage Interface: Surface water management and connections to existing roadside drainage channels must be engineered to comply with council requirements.
- Overlooking and Privacy Guidelines: The infill nature of the site means proximity to neighboring properties could lead to planning conditions restricting window placements.
- Financing Complexities: Securing a mortgage for a site sold subject to planning permission can be more challenging and restrictive than buying an existing home.
- Professional Fees Requirement: Developing this plot will necessitate upfront spending on architects, engineers, planners, and legal advisors before construction can even begin.
- Uncertain Timeline to Completion: Navigating the planning application process and subsequent construction can take many months or years, delaying your move-in date.
- Future Expansion Limits: The compact size of the site severely restricts any future footprint extensions once the initial dwelling has been designed and constructed.
Price positioning
?
- The asking price appears modestly positioned given recent local market transactions on the same thoroughfare, balancing historical pricing trends against the inherent speculative risks associated with purchasing a plot subject to future planning permission approval.
- Valuation signals are driven by the compact size of the plot and the conditional nature of the sale, which requires a successful planning application before any residential development can realistically commence on the restricted site area.
- Factors that could heavily undermine such a price include stringent local planning restrictions in the rural Burren context, while successful precedents nearby would strongly support the viability and eventual market value of the proposed development.
- Additional relevant considerations include the absence of existing structural improvements, meaning prospective buyers must factor in significant preparatory costs, professional fees, and potential delays associated with securing local authority design approval.
Build Analysis
What we know from similar construction types
- The property is offered as a land site of approximately 0.096 acres with road frontage, rather than an existing house build.
- The sale is explicitly subject to planning permission, meaning a buyer must investigate local planning policies, zoning restrictions, and the likelihood of securing approval for their intended development from Clare County Council.
- A buyer should verify the exact boundary lines, title details under Folio CE12903, and access rights from the R481 main road.
- Due diligence should be conducted regarding the availability and capacity of local utility connections such as water, electricity, and wastewater services on Main Street.
Heating cost*
Estimated expense to heat this property every year
- Annual heating cost is not applicable as the property is a vacant site offered subject to planning permission rather than an established residential building with a heating system.
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
MAIN STREET, KILFENORA, CO. CLARE
- Sale date
- Declared sale price
- €80,000.00
MAIN STREET, KILFENORA, COUNTY CLARE
- Sale date
- Declared sale price
- €145,000.00
MAIN STREET, KILFENORA, CO. CLARE
- Sale date
- Declared sale price
- €50,000.00
Recent sales in the wider Kilfenora area
BALLINACARRA, KILFENORA, CO CLARE
- Sale date
- Declared sale price
- €67,500.00
TOORMORE, INCHOVEA, KILFENORA
- Sale date
- Declared sale price
- €35,000.00
ENNIS RD, KILFENORA, CO CLARE
- Sale date
- Declared sale price
- €410,000.00
CARROWNAHOAN WESY, KILSHANNY, KILFENORA
- Sale date
- Declared sale price
- €302,500.00
BALLYBREEN, KILFENORA
- Sale date
- Declared sale price
- €450,000.00
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: Estimated at 1 percent to 2 percent of the purchase price for residential property, or up to 7.5 percent if treated as commercial or non-residential land, approximately 700 euro to 5,250 euro.
- Solicitor legal fees: Generally range from 1,500 euro to 3,000 euro plus VAT and outlays for conveyancing.
- Land registration fees: Typically around 400 euro to 700 euro depending on the registry type and property value.
- Property valuation fees: Usually between 150 euro and 300 euro for a standard mortgage valuation report.
- Surveyor fees: Ranging from 500 euro to 1,200 euro depending on the type of pre-purchase structural survey required.
- Annual home insurance: Generally ranges from 300 euro to 800 euro per year depending on the rebuild cost and policy coverage.
Forum Talk
What people are saying about this area
- Residents on local forums and social media frequently highlight Kilfenora's vibrant traditional Irish music scene and community spirit.
- Community discussions often center around tourism in the Burren region and maintenance of local historic sites like Kilfenora Cathedral.
- Local groups discuss village amenities, transport links, and the appeal of living in a rural, scenic setting.
- Planning discussions in the wider Clare area often focus on rural housing guidelines and development subject to local planning permission.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The site is located in a village setting with local schools nearby, though buyers should verify the capacity and specific offerings of local childcare and primary education facilities.
- Teenagers4/10
Kilfenora offers a traditional village environment with limited entertainment and secondary educational facilities directly on-site, requiring travel to nearby towns for broader youth amenities.
- Multi-generational Living6/10
A vacant site subject to planning permission offers the flexibility to design a custom home tailored to multi-generational needs, though buyers must navigate the planning process for such a build.
- Single Buyers4/10
Purchasing a site subject to planning permission requires significant time, capital, and project management, which may be less suited to single buyers seeking immediate housing.
- Couples6/10
An appealing opportunity for couples looking to design and build a bespoke home in a historic village, provided they are prepared to secure the necessary planning permission.
- Empty Nesters6/10
The central village location provides convenient access to local amenities, making it a potential option for those looking to downsize to a custom-built home, subject to planning.
- Retirees6/10
Situated in the heart of a charming village with amenities close by, offering a peaceful setting for retirement once a suitable home is constructed.
Work
3 areas- Remote Working6/10
A custom build allows for dedicated home office integration, though buyers should verify local broadband and fiber connectivity speeds in Kilfenora.
- Hybrid Commuting4/10
The village provides road access to Ennis, Shannon Airport, and other regional hubs, but regular commuting distances to major employment cities are significant.
- Retired8/10
An attractive location for retirees seeking a quiet village lifestyle with local amenities nearby, subject to building a suitable home.
Practical
8 areas- Ageing in Place6/10
A new build can be specifically designed for accessibility and single-level living, though healthcare facilities are located in larger nearby towns.
- Low Maintenance5/10
Owning a vacant site requires managing a construction project initially, though a newly built home can be designed for high energy efficiency and low ongoing maintenance.
- Secure Gated Entry4/10
As a street-front site with road frontage, any security gates or boundary treatments would need to be incorporated into the planning application and build design.
- Minimalist Design7/10
Subject to planning permission and local architectural guidelines, a buyer has the freedom to design a clean, minimalist contemporary property.
- Flexible Floor Plans9/10
Because the property is a vacant site sold subject to planning permission, the floor plan is entirely customisable to the buyer's exact specifications.
- Heritage Home3/10
This is a vacant development site rather than an existing period or heritage structure, though it is located within a historic village context.
- Ecological Setup6/10
The rural and Burren-adjacent setting offers potential for sustainable building practices, though local environmental designations and planning restrictions must be verified.
- Outdoor areas6/10
The 0.096-acre site provides a modest footprint for outdoor space, which can be landscaped according to the eventual dwelling design.
Interests
9 areas- Gardening6/10
The property is a 0.096-acre site, providing a manageable outdoor space for landscaping and gardening once developed, though soil conditions reflective of the Burren should be investigated.
- Walking9/10
An excellent base for walking enthusiasts, given its proximity to the Burren landscape and local village routes.
- Gym3/10
Dedicated fitness and gym facilities are sparse in the immediate village, likely requiring travel to larger neighboring towns.
- Cycling7/10
The surrounding countryside and local roads offer good routes for cycling, though regional traffic on connecting roads should be considered.
- Golf5/10
While local courses exist in the broader Clare region, players will need to travel outside the immediate village for standard 18-hole facilities.
- Fishing4/10
Inland and regional fishing spots exist in County Clare, but buyers should verify the proximity of specific angling locations to the village.
- Horse Riding6/10
The rural Burren setting is traditionally scenic for equestrian activities, though local stables and equestrian centres should be verified independently.
- Water Sports3/10
Kilfenora is an inland location, meaning water sports require travel to nearby coastal or lake areas.
- Entertaining5/10
A future home built on the site could be designed with entertaining in mind, but current entertaining options are limited to local village pubs and community spots.
Lifestyle
5 areas- Quiet Living8/10
Kilfenora is a small, historic village on the edge of the Burren, offering a generally tranquil atmosphere away from major urban hustle.
- Rural Living7/10
Located on the edge of the scenic Burren landscape, providing a strong connection to nature and rural surroundings.
- Village Living9/10
Positioned directly on Main Street in the heart of Kilfenora, putting local shops, cafés, and community features within close walking distance.
- Coastal Living3/10
While County Clare has extensive coastline, Kilfenora is inland, though coastal areas like Lahinch are accessible via good road links.
- Urban Living2/10
Kilfenora is a small rural village rather than an urban center, offering very limited urban-style amenities and nightlife.
Social
6 areas- Community Involvement8/10
Kilfenora has a strong community character, famous for its traditional music heritage and local village associations.
- Café Culture5/10
The village offers local cafés and everyday amenities, though the selection is modest compared to larger towns.
- Nightlife3/10
Nightlife is largely restricted to traditional local pubs and seasonal events rather than extensive clubbing or late-night venues.
- Health/Wellness groups4/10
Local wellness classes or groups may operate out of community spaces, but specialized health groups should be verified locally.
- Networking Opportunities2/10
Professional networking opportunities are very limited in this rural village setting.
- Tech-Hub Connectivity2/10
There are no local tech hubs in Kilfenora; remote workers will rely entirely on home internet connections.
Listing information
- Agent
- Streets Ahead Properties
- Phone
- 065 707 2687
- Published on HouseDelve
- 26 September 2026
- Correction
- Report an issue
HD-2D73F3HouseDelve · 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.