
Newtown, Kilkee, Co. ClareV15HD73
€260,000
2 Bed~1 Bath~BER E
What you'll like:
- Tastefully renovated interior: The two bedroom cottage is presented for sale in excellent condition throughout, allowing a new buyer to move in immediately without undertaking disruptive immediate repairs or costly modernization projects.
- Generous floor area: Accommodation spans an impressive 92 square meters, providing surprisingly spacious single-story living quarters that comfortably exceed the typical spatial expectations associated with traditional rural Irish cottages.
- Open plan kitchen: The open plan kitchen and dining area features solid wood cabinetry and granite countertops, creating a highly functional and modern social hub that seamlessly blends contemporary convenience with rustic charm.
- Character casement windows: Traditional casement style windows and exterior doors have been carefully maintained and respected, preserving the authentic aesthetic appeal and historical integrity of the original rural dwelling structure.
- Private 0.51 acre site: The property is set on a secure half-acre plot featuring beautiful walled in gardens, offering exceptional outdoor privacy and abundant recreational space for gardening enthusiasts or visiting families.
- Abundant fruit trees: Meticulously maintained garden areas feature a productive variety of apple, pear, plum, and fig trees, providing a wonderful self-sufficiency element and fresh homegrown produce for the household.
- Delightful fish pond: A large fish pond acts as a stunning focal point within the landscaped grounds, enhancing the tranquil atmosphere and creating a serene focal point for outdoor relaxation on the patio.
- Walled patio spaces: Adjacent walled in patio and seating areas feature charming rose hedges, establishing a sheltered and visually appealing sun trap for outdoor dining and entertaining during the warmer summer months.
- Electric car charging point: An installed electric vehicle charging point future-proofs the property for eco-conscious motorists, saving the buyer the expense and hassle of retrofitting modern green energy infrastructure themselves.
- Dedicated utility room: A compact yet fully plumbed utility area houses a washing machine, tumble dryer, and additional sink, keeping noisy laundry chores separate from the main open plan living spaces.
- Cozy wood pellet stove: The sitting room features an attractive Quartz fireplace fitted with an elevated wood pellet stove, delivering efficient and modern heating alongside a charming traditional focal point for cold evenings.
- Clever built in storage: The sitting room boasts a lovely window seat with integrated storage, while the entrance hallway includes a recessed storage closet to help keep living areas clutter-free and tidy.
- Dual aspect bedrooms: Both double bedrooms benefit from a dual aspect layout, allowing natural sunlight to flood the sleeping quarters throughout the day and providing lovely views of the surrounding gardens.
- Walk in wardrobe: The master bedroom includes a convenient walk in closet, offering generous clothing storage solutions that eliminate the need for bulky freestanding wardrobes and maximize usable floor space.
- Modern tiled bathroom: The fully tiled bathroom is finished in neutral tones and complete with a shower, toilet, and wash hand basin, providing a clean, contemporary, and easily maintainable sanitary facility for residents.
- Traditional stone boundaries: Authentic traditional stone boundary walls enclose the property, adding immense rustic character, excellent structural security, and a strong sense of local heritage to the rural setting.
- Tranquil countryside setting: Situated in a peaceful and quiet rural location in County Clare, the home offers stunning countryside views and lovely local bogwalks for buyers seeking a quiet lifestyle escape.
- Storage and fuel sheds: Outbuildings include a dedicated storage shed and a separate fuel shed, providing essential dry space for gardening tools, outdoor equipment, and solid winter heating supplies.
- Ideal holiday retreat: Given its secure site, manageable size, and proximity to coastal amenities, the property serves as a perfect lock-up-and-leave holiday home or a peaceful retirement haven.
- Proximity to coastal towns: Located just 10 kilometers from the popular seaside resort of Kilkee and three kilometers from Carrigaholt, residents enjoy convenient access to local shops, dining, and stunning coastal scenery.
But keep in mind:
- Poor BER rating: The property holds an E energy rating with an energy performance indicator of 184 kWh/m2/y, which indicates below-average thermal efficiency and could result in high heating bills for the occupant.
- Potential insulation upgrades: Because of the E energy rating, the buyer should budget for potential fabric upgrades such as attic insulation, wall dry-lining, or double-glazing improvements to achieve modern comfort standards.
- Rural septic tank verification: Buyers must thoroughly investigate the presence, registration, and condition of any private wastewater treatment system or septic tank to ensure compliance with current environmental regulations.
- Private water supply checks: As a countryside rural property, the buyer should verify whether the water source is a private well or a local group water scheme, testing both water quality and flow rates.
- Heating system efficiency: The reliance on a wood pellet stove as a primary living room heat source requires the buyer to check the operational reliability, servicing history, and local availability of wood pellets.
- Remote rural location: While peaceful, the location 10 kilometers from Kilkee and three kilometers from Carrigaholt means residents are entirely dependent on private cars for daily errands, groceries, and medical appointments.
- Winter weather exposure: The exposed West Clare countryside setting may subject the cottage and its traditional stonework to heavy Atlantic winds and driving rain, requiring vigilant exterior maintenance and weatherproofing.
- Conservation rules on windows: The listing notes that traditional casement style windows have been maintained, which could mean local planning restrictions or conservation preferences apply if future replacement or repairs become necessary.
- Maintenance of fish pond: The large fish pond requires ongoing biological management, regular cleaning, and safety oversight, which may become an unwanted burdensome chore for retired or holiday-home occupants.
- Garden upkeep demands: A 0.51 acre site featuring extensive walled gardens, fruit trees, and rose hedges demands significant seasonal gardening labor and time commitment to keep the grounds from becoming overgrown.
- Outbuilding structural condition: The separate storage shed and fuel shed should be carefully inspected for dampness, roof integrity, and timber rot during pre-purchase due diligence to avoid unexpected repair costs.
- Limited public transport: The rural Newtown area lacks frequent public transportation links, meaning visiting family members or non-driving residents will experience severe mobility restrictions without a dedicated vehicle.
- Broadband speed limitations: High-speed fiber broadband availability should be independently verified by the buyer, as remote rural pockets in County Clare can sometimes suffer from sluggish internet connectivity speeds.
- Boundary line verification: Buyers should instruct their legal representative to meticulously check the title maps against the physical stone boundary walls to ensure there are no historical encroachment or land ownership discrepancies.
- Attic space limitations: The entrance hallway provides access to the attic, but buyers should check the height clearance and structural boarding to determine if the roof space is suitable for anything beyond basic storage.
- Single bathroom constraint: With only one bathroom serving both bedrooms, larger families or frequent overnight guests may experience bottleneck congestion during busy morning routines.
- Solid fuel storage needs: The fuel shed indicates reliance on solid fuels for stoves, meaning the buyer must budget annually for purchasing, hauling, and properly seasoning firewood or pellets.
- Proximity to local industry: Due to the rural agrarian setting, buyers should check for nearby farming activities, livestock smells, or seasonal agricultural machinery movements that might impact peaceful enjoyment.
- Resale liquidity risks: Specialized rural holiday or retirement properties in remote pockets of County Clare can sometimes have longer market listing durations when the time comes for a future resale.
- Future retrofit compliance: Bringing an E-rated cottage up to modern A or B energy standards may prove challenging and expensive without altering the traditional architectural features that make the property appealing.
Price positioning
?
- The asking price appears reasonably positioned as it reflects the current market rates for rural cottages, balancing the compact two-bedroom accommodation against the generous half-acre site size and beautifully maintained mature gardens.
- Undervaluation signals include the rural West Clare location away from major urban centers, combined with a relatively low BER rating of E that will likely require future energy efficiency upgrades by any prospective buyer.
- Support for this valuation is driven by the immaculate internal presentation, traditional features, and valuable modern additions like an electric car charging point, which could easily be undermined if broader regional holiday home demand softens unexpectedly.
- Additional market relevance comes from the property offering a turnkey holiday or retirement option with extensive outdoor amenities, fish pond, and fruit trees, making it attractive to lifestyle buyers seeking privacy without immediate renovation burdens.
Build Analysis
What we know from similar construction types
- The property is a traditional two-bedroom cottage that has been renovated and extended, offering approximately 92 sq.m. of living space.
- Traditional features such as casement-style windows and doors have been maintained, which a buyer should inspect for thermal efficiency and potential draughts.
- A buyer should verify the structural integrity and insulation standards of the extension relative to the older cottage structure.
- Given the rural location, the buyer should investigate the status and compliance of the private wastewater treatment system and water supply.
- The presence of traditional stone boundary walls and extensive gardens should be checked regarding property boundaries and ongoing maintenance responsibilities.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property currently holds a BER rating of E, indicating a high energy demand and poor thermal performance.
- A deep retrofit to bring the dwelling to a modern B2 or A rating would typically cost between EUR 30,000 and EUR 50,000, depending on the extent of external wall insulation, window upgrades, and heating system enhancements required.
- Additional costs may be incurred to upgrade the existing cottage fabric without compromising its traditional aesthetic and casement-style elements.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 1,800 euro to 2,400 euro.
- Explanation: Given the E energy rating and a floor area of 92 square metres, the property is likely to have higher thermal losses compared to modern homes, though the wood pellet stove in the sitting room may help offset some fossil fuel heating expenses.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a rural countryside location in County Clare, appearing well away from major industrial pollution sources, heavy manufacturing, or large-scale waste facilities.
- Any historical land use or localized agricultural practices should be independently verified by the buyer as part of standard due diligence.
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 Kilkee area
MOVEEN EAST, KILKEE, CLARE
- Sale date
- Declared sale price
- €330,000.00
GRATTAN ST, KILKEE, CLARE
- Sale date
- Declared sale price
- €435,000.00
2 THE COMPASS, GERALDINE PLACE, KILKEE
- Sale date
- Declared sale price
- €600,000.00
1 HICKEY TERRACE, KILKEE, CO CLARE
- Sale date
- Declared sale price
- €275,000.00
1 THE COMPASS, GERALDINE PLACE, KILKEE
- Sale date
- Declared sale price
- €595,000.00
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 2,600 euro for a property priced at 260,000 euro.
- Solicitor legal fees: generally range between 1,500 euro and 3,000 euro plus outlay and VAT.
- Land registration fees: approximately 175 euro to 400 euro depending on the registration type and method.
- Property valuation fees: typically between 150 euro and 300 euro as required for mortgage purposes.
- Surveyor fees: usually range from 400 euro to 800 euro for a standard structural survey on a cottage of this size.
- Annual home insurance: estimated between 400 euro and 700 euro depending on the chosen level of buildings and contents cover.
Forum Talk
What people are saying about this area
- Local residents frequently highlight the peaceful and scenic nature of the countryside surrounding Kilkee and Carrigaholt, making it a popular area for holiday homes and retirement.
- Community discussions often mention the appeal of local amenities, coastal walks, and traditional attractions in the West Clare region.
- Property owners in rural parts of County Clare note the strong sense of community and the popularity of local bog walks and outdoor activities.
- Local forums occasionally discuss the importance of well-maintained rural infrastructure, such as local road networks and community services in the Kilkee area.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children4/10
The property features two bedrooms and a lovely 0.51-acre secure garden which is great for young children, but the two-bedroom layout and remote countryside location 10km from Kilkee may offer less convenience for young families needing extensive local childcare and amenities.
- Teenagers3/10
With only two bedrooms and a peaceful, isolated rural setting near Kilkee, teenagers might find it lacking in independent access to local entertainment, public transport, and social hubs.
- Multi-generational Living2/10
The home spans approximately 92 sq.m with two bedrooms and one bathroom, offering insufficient space for multi-generational living arrangements.
- Single Buyers6/10
A beautifully renovated two-bedroom cottage offering a tranquil lifestyle, though single buyers seeking urban conveniences or nightlife may find the location too rural.
- Couples8/10
An ideal setup for couples looking for a picturesque countryside retreat or holiday home, boasting a cosy sitting room with a wood pellet stove and scenic gardens.
- Empty Nesters9/10
Perfect for empty nesters wanting to downscale to a manageable single-level or cottage layout in a peaceful rural setting with fantastic garden spaces.
- Retirees10/10
Explicitly suited as an ideal retirement home, featuring peaceful countryside views, manageable single-level accommodation, secure walled gardens, and a tranquil atmosphere.
Work
3 areas- Remote Working7/10
The peaceful setting and cozy interiors provide a wonderful environment for remote working, though buyers should verify local broadband speed and reliability.
- Hybrid Commuting2/10
The rural location in West Clare makes hybrid commuting to major employment hubs like Limerick, Galway, or Dublin highly impractical.
- Retired10/10
Tailor-made for retirees seeking a slower pace of life, beautiful gardens, and a manageable single-story cottage layout.
Practical
8 areas- Ageing in Place9/10
The single-level cottage layout and manageable size lend themselves well to ageing in place, though buyers should verify universal accessibility features in the bathroom and doorways.
- Low Maintenance6/10
While the cottage itself has been tastefully renovated and extended, the extensive walled-in gardens, fruit trees, and large fish pond will require regular upkeep.
- Secure Gated Entry8/10
Set on a private and secure site featuring traditional stone boundary walls, offering a strong sense of privacy and seclusion.
- Minimalist Design4/10
The property showcases traditional features like casement-style windows, country-style solid wood kitchen, and a cozy cottage aesthetic rather than sleek minimalism.
- Flexible Floor Plans5/10
Includes an open-plan kitchen and dining area and two bedrooms, offering a cozy and functional layout rather than highly versatile multi-use spaces.
- Heritage Home7/10
Retains traditional cottage characteristics, casement-style windows and doors, and traditional stone boundary walls, preserving classic rural Irish architectural elements.
- Ecological Setup8/10
Features an electric car charging point, extensive fruit-producing trees, and private garden grounds conducive to sustainable living, though the BER rating is E.
- Outdoor areas10/10
Highlights include a 0.51-acre site, meticulously maintained walled-in gardens, adjacent patio and seating areas, rose hedges, diverse fruit trees, and a large fish pond.
Interests
9 areas- Gardening10/10
Outstanding features for gardeners including a 0.51-acre site with beautiful walled-in gardens, patio areas, rose hedges, fruit trees (apple, pear, plum, fig), and a large fish pond.
- Walking9/10
The location boasts lots of local bog walks and scenic countryside surroundings, making it wonderful for walking enthusiasts.
- Gym2/10
There are no dedicated fitness or gym facilities on-site or within immediate walking distance, requiring travel into nearby towns.
- Cycling7/10
The quiet rural roads around Newtown and the wider Loop Head Peninsula offer scenic cycling routes, though traffic-free cycle lanes are limited.
- Golf6/10
While there are regional courses such as Doonbeg or Kilkee golf facilities within driving distance, none are directly adjacent.
- Fishing8/10
The property includes a large fish pond on the grounds, and the coastal location in County Clare offers excellent nearby sea and fresh-water fishing opportunities.
- Horse Riding5/10
The rural environment is conducive to equestrian pursuits in the wider region, though specific local livery or stables require verification.
- Water Sports6/10
Proximity to the coast and Kilkee provides access to water sports like swimming, surfing, and diving, though some travel is necessary.
- Entertaining7/10
Features a lovely open-plan kitchen and dining area opening via French doors to an external patio and seating area, ideal for hosting guests outdoors in fine weather.
Lifestyle
5 areas- Quiet Living10/10
Located in a peaceful and tranquil setting in Newtown, Co. Clare, offering exceptional quiet living away from urban hustle.
- Rural Living10/10
Set on a 0.51-acre private site with lovely countryside views and local bog walks, perfectly capturing authentic rural living.
- Village Living5/10
Located about 3km from Carrigaholt and 10km from Kilkee, providing some proximity to local community areas rather than immediate village center doorstep living.
- Coastal Living7/10
Situated in County Clare close to the coastal town of Kilkee, offering good access to coastal amenities and sea air while retaining a countryside interior feel.
- Urban Living1/10
The property is entirely rural and remote from any major urban centers or city conveniences.
Social
6 areas- Community Involvement6/10
Closer proximity to nearby communities like Carrigaholt and Kilkee allows for local integration, though social structures rely heavily on rural community engagement.
- Café Culture3/10
Café options are limited locally and require driving to nearby coastal towns or villages.
- Nightlife1/10
The rural setting offers virtually no nightlife, limited strictly to traditional local pubs in neighboring villages.
- Health/Wellness groups4/10
Formal health and wellness groups such as pilates & stretching classes would likely need to be accessed in larger nearby towns.
- Networking Opportunities1/10
Professional networking opportunities are virtually non-existent in this rural countryside location.
- Tech-Hub Connectivity1/10
There are no tech hubs nearby, making this location entirely dependent on home internet setups.
Listing information
- Agent
- Sherry FitzGerald McMahon
- Phone
- 065 686 7866
- Published on HouseDelve
- 26 September 2026
- Correction
- Report an issue
HD-18AD58HouseDelve · 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.