Rawleystown, Lough Gur, Limerick, County LimerickV35RT72
€2,000,000
9 Bed~10 Bath~978 m²~BER A
What you'll like:
- Substantial floor area: Spanning approximately 10,515 square feet across three levels, this expansive family residence offers exceptional room proportions and extensive accommodation suited to large-scale multi-generational living arrangements.
- Extensive private grounds: Situated within roughly 6.8 acres of mature and professionally landscaped gardens, the property provides unmatched privacy, outdoor recreation space, and serene countryside views.
- Exceptional energy rating: Achieving an elite BER rating of A, the home features advanced energy efficiency that will significantly reduce long-term heating and operational utility costs.
- Renewable energy systems: The integration of 64 ground-mounted solar panels paired with Huawei battery storage and a geothermal heat pump ensures a highly sustainable and self-sufficient power supply.
- Architectural distinction: Designed by David H Leahy Architects, the house showcases premium craftsmanship including natural slate roofs, lead detailing, limestone cills, and an impressive double-height Crema Marfil marble entrance hall.
- Luxury kitchen installation: The high-end Scavolini Tess kitchen features matt lacquer finishes, Plomo quartz worktops, premium appliance brands, a built-in teppanyaki grill, and dual kitchen islands for optimal culinary functionality.
- Comprehensive leisure facilities: Residents can enjoy an integrated home gym, sauna, Jacuzzi, swim spa, open-plan games room with a bar, and a unique Round Tower featuring a spiral staircase leading to a viewing terrace.
- Extensive outdoor sports: The grounds feature a floodlit five-a-side 3G astroturf pitch, a basketball court, and a four-tee golf putting green, offering resort-style athletic amenities right at home.
- Independent staff accommodation: A self-contained one-bedroom staff apartment located above the utility wing provides comfortable separate living quarters for domestic help, extended family, or guests.
- Dedicated guest suite: A spacious ground-floor guest suite equipped with its own private living room ensures visitors enjoy complete privacy and comfort during their stay.
- Multiple outdoor terraces: In addition to the extensive gardens, the property benefits from four private roof terraces accessible from first-floor bedrooms, maximizing panoramic countryside vistas.
- Thoughtful outdoor landscaping: Features such as two ponds, water features, a decked sun terrace, a chess board patio, and a covered seating area with a wood-burning stove create idyllic zones for relaxation.
- Electric vehicle infrastructure: The inclusion of an established EV charging point provides vital future-proofed convenience for modern electric vehicle owners.
- Robust security measures: Enhanced peace of mind is provided by secure electric gates, a comprehensive alarm system, and external CCTV coverage safeguarding the perimeter.
- Ample garage parking: A dedicated two-bay garage for vehicles alongside a third bay housing essential plant equipment ensures convenient sheltered parking and technical maintenance access.
- High-speed connectivity: With 100 Mb/sec fibre broadband available on-site, remote workers and tech-dependent households will benefit from reliable, high-speed internet access.
- Walk-in furnished condition: The property is offered fully furnished, excluding art and personal items, allowing a buyer to move in with minimal immediate expenditure on interior decor.
- Convenient city proximity: Despite its rural tranquility, Limerick City and the University of Limerick are situated under a 25-minute drive away, balancing seclusion with urban access.
- Local recreational access: Lough Gur lakeshore park is located approximately six minutes away by car, providing wonderful local walking trails and scenic lakeside amenities.
- Stable asking price: Recorded asking price history indicates the price has remained stable at €2,000,000 without erratic fluctuations, reflecting consistent vendor expectations in the current market.
But keep in mind:
- Substantial ongoing maintenance: Managing approximately 10,515 square feet of luxury accommodation alongside 6.8 acres of grounds, multiple water features, and sports pitches will incur significant ongoing upkeep costs.
- High capital outlay: The asking price of €2,000,000 represents a major financial commitment, requiring buyers to carefully evaluate liquidity, stamp duty costs, and long-term asset value.
- Complex technical systems: The heavy reliance on advanced installations like geothermal heat pumps, battery storage, and swim spas means buyers should budget for specialized technical servicing and potential repairs.
- Untested mechanical services: Sales disclosures explicitly note that fixtures, fittings, and services have not been tested, necessitating thorough independent professional inspections before purchase completion.
- Specialized architectural layout: The unique features, such as the Round Tower and sweeping curved staircases, might present specific furniture-fitting challenges or appeal to a relatively niche luxury buyer pool.
- High local property bracket: At this valuation tier, the property sits well above regional averages, which could potentially impact future liquidity and resale timelines if market conditions shift.
- Extensive glass cleaning: The presence of extensive full-height windows, double-height glazing, and multiple glass-fronted features will require regular professional window cleaning services.
- Complex security and automation: Maintaining electric gates, comprehensive CCTV networks, and alarm systems requires reliable local technical support to troubleshoot electronic faults promptly.
- Solar panel efficiency verification: Buyers should independently verify the operational efficiency and degradation status of the 64 ground-mounted solar panels and Huawei battery storage units.
- Geothermal heating performance: Professional inspection of the underfloor heating and geothermal heat pump system is vital to ensure optimal thermal comfort across all three expansive levels.
- Astroturf and sports pitch wear: The floodlit 3G astroturf pitch, basketball court, and putting green will require periodic professional maintenance and eventual surface rejuvenation over time.
- Water feature upkeep: Managing two ponds and multiple water features demands careful attention to water filtration, pump maintenance, and mosquito control to prevent stagnation.
- Staff apartment regulations: Buyers should verify that the detached staff apartment complies with local planning permissions and tenancy regulations if intended for independent rental use.
- High energy management: While the BER rating is excellent, managing energy distribution across a 978-square-meter footprint requires diligent programming of heating and ventilation zones.
- Broadband speed limitations: While 100 Mb/sec fibre is adequate for standard use, high-demand commercial data operations or multiple heavy remote workers might desire even faster gigabit connectivity.
- Furnished inventory verification: Since the home is sold fully furnished excluding art, buyers should ensure a comprehensive, signed inventory list is attached to contracts to prevent disputes.
- Rural isolation security: While private and gated, the secluded rural location means emergency response times from local authorities might be longer compared to suburban settings.
- Roof and gutter maintenance: The complex roof structure featuring natural slate, lead detailing, and multiple roof terraces requires regular gutter clearing and flashing inspections to prevent leaks.
- Plant room equipment wear: Housing all technical plant equipment in a dedicated garage bay means any mechanical failure could impact multiple systems simultaneously, requiring quick contractor access.
- Limited local comparable sales: Properties at this unique scale and price point rarely trade in the immediate vicinity, making accurate independent valuation and mortgage lender appraisal challenging.
Price positioning
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- The asking price of two million euros appears surprisingly balanced when evaluating the immense scale of the property, which spans nearly ten thousand five hundred square feet over six point eight acres alongside an exceptional array of bespoke recreational and wellness amenities.
- Valuation signals are driven by the elite specification including a geothermal heat pump system, extensive solar panel array with battery storage, and an A-rated energy profile, though the ultra-luxury rural market in County Limerick inherently limits the pool of prospective high-net-worth buyers.
- Such a valuation is strongly supported by the inclusion of high-end furnishings, comprehensive leisure wings, and independent staff accommodation, while factors that could undermine liquidity include the heavy ongoing maintenance costs associated with extensive landscaped grounds, astroturf pitches, and multiple water features.
- Priced at approximately two hundred euros per square foot fully furnished, the offering presents notable value per unit area for a modern architectural masterpiece compared to smaller suburban homes, suggesting a realistic pricing strategy designed to attract serious interest from affluent purchasers.
Build Analysis
What we know from similar construction types
- The property is architect-designed by David H Leahy Architects, extending to circa 978 m² across three levels, featuring natural slate roofs, lead detailing, limestone cills and copings, and double glazing.
- Heating and energy systems include a geothermal heat pump with underfloor heating, 64 ground-mounted 24 KW solar panels with Huawei battery storage, and an EV charging point.
- Buyers should verify the compliance and structural integration of specialized features such as the Round Tower with its spiral stairs and roof terrace, as well as multiple private roof terraces off first-floor bedrooms.
- Given the extensive leisure infrastructure—including an enclosed floodlit 3G astroturf pitch, basketball court, golf putting green, swim spa pool, sauna, and Jacuzzi—a buyer should investigate the maintenance history and operational status of these complex installations.
- Compliance and planning permissions should be formally verified for auxiliary structures and the separate one-bedroom staff apartment above the utility wing.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1,200 to 1,800 euro.
- Explanation: Despite the very large 978 m2 floor area, the property benefits from an A-rating, a geothermal heat pump with underfloor heating, and a significant 24 kW solar panel array with battery storage, which considerably offsets conventional energy consumption.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a tranquil rural setting near Lough Gur, appearing well-removed from major industrial zones, heavy manufacturing, or modern waste incinerators.
- Any potential legacy agricultural or minor local land-use considerations should be independently verified by the buyer as part of standard due diligence.
Flood Safe
8/10Water overflow reports to follow up
- The surrounding countryside features undulating topography and proximity to natural water features such as Lough Gur, suggesting general flood safety while local depressions should be checked.
- Buyers should review local catchment flood risk assessment maps and verify site-specific drainage provisions.
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 Limerick area
AGHLACCA, LIMERICK, LIMERICK
- Sale date
- Declared sale price
- €380,000.00
50 LOWER CAREYS RD, LIMERICK, LIMERICK
- Sale date
- Declared sale price
- €240,000.00
65 MAYORSTONE DR, LIMERICK, LIMERICK
- Sale date
- Declared sale price
- €426,921.77
21 OCURRY PLACE, LIMERICK, LIMERICK
- Sale date
- Declared sale price
- €210,000.00
16 SEAN HEUSTON PLACE, LIMERICK, LIMERICK
- Sale date
- Declared sale price
- €225,000.00
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
- Estimated stamp duty: €50,000 — 1% of €1,000,000 + 2% of €500,000 + 6% of €500,000.
?
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: approximately 4,000 to 7,000 euro plus VAT for a high-value property of this size.
- Land registration fees: approximately 800 to 1,200 euro depending on the exact consideration and property type.
- Property valuation fees: approximately 300 to 600 euro for a standard mortgage or asset valuation report.
- Surveyor fees: approximately 2,000 to 4,000 euro given the extensive 978 m2 floor area and multiple outbuildings.
- Annual home insurance: approximately 2,500 to 5,000 euro due to the substantial replacement value, extensive acreage, and luxury amenities.
Forum Talk
What people are saying about this area
- Locals in the wider Lough Gur area frequently discuss the scenic beauty of the nearby lakeshore and historical sites, noting steady interest in high-end rural properties.
- Community discussions often highlight the peaceful, rural character of the surroundings while maintaining relatively convenient access to Limerick City.
- Residents in County Limerick forums frequently share updates on local infrastructure improvements, rural broadband rollouts, and community events.
- Interest in energy-efficient rural dwellings has been a common topic among regional forums, particularly regarding geothermal and solar integration.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children10/10
With nine bedrooms, dedicated playroom, expansive landscaped gardens, an outdoor play area, and extensive indoor space, this property is exceptionally well-suited for young children.
- Teenagers10/10
Teenagers will thrive here with the open-plan games room, bar, gym, floodlit astroturf pitch, basketball court, and ample private ensuite bedrooms.
- Multi-generational Living10/10
Features a ground-floor guest suite and a separate one-bedroom staff apartment, making it ideal for multi-generational living or accommodating guests and extended family.
- Single Buyers3/10
At 978 square metres and 10,515 square feet, maintaining and living in such a vast estate alone would be overwhelmingly large and impractical for a single buyer.
- Couples6/10
While offering luxury, privacy, and extensive leisure amenities, the sheer scale of a nine-bedroom home might be excessive for a couple unless they frequently entertain.
- Empty Nesters6/10
Provides incredible luxury and leisure facilities for empty nesters who love to host, though the massive footprint and extensive grounds require significant upkeep.
- Retirees7/10
Features modern luxury living, single-level accessibility elements on the ground floor, and a gym with sauna and Jacuzzi, though the size demands management.
Work
3 areas- Remote Working10/10
Features a dual-aspect study and 100 Mb/sec fibre broadband, making it an exceptional haven for remote working.
- Hybrid Commuting6/10
Limerick City and the University of Limerick are under 25 minutes away, facilitating manageable hybrid commuting options.
- Retired8/10
Offers luxurious, self-contained single-level living options and top-tier wellness amenities ideal for a comfortable retirement.
Practical
8 areas- Ageing in Place8/10
Includes a ground-floor guest suite, making ageing in place feasible on the ground level, though the vast estate size requires management.
- Low Maintenance2/10
With 10,515 square feet, 6.8 acres, multiple water features, and extensive sports facilities, maintenance requirements are exceptionally high.
- Secure Gated Entry10/10
Accessed through electric gates with a full alarm system and external CCTV for high-level security.
- Minimalist Design3/10
Features grand, ornate architectural detailing, marble finishes, custom cabinetry, and traditional luxury rather than minimalist design.
- Flexible Floor Plans9/10
Features a leisure wing, a separate one-bedroom staff apartment, a guest suite, and expansive multi-level living spaces offering great flexibility.
- Heritage Home2/10
This is a modern, architect-designed contemporary luxury home rather than a traditional period heritage property.
- Ecological Setup10/10
Achieves an A BER rating supported by a geothermal heat pump, underfloor heating, 64 solar panels with Huawei battery storage, and an EV charging point.
- Outdoor areas10/10
Phenomenal outdoor setup including circa 6.8 acres, floodlit astroturf pitch, basketball court, putting green, swim spa, ponds, and roof terraces.
Interests
9 areas- Gardening10/10
Set within circa 6.8 acres of mature, landscaped gardens featuring two ponds, two water features, and diverse planting.
- Walking9/10
Extensive private grounds and proximity to the Lough Gur lakeshore park just six minutes away offer fantastic walking opportunities.
- Gym10/10
Comes equipped with a dedicated private home gym complete with a sauna and Jacuzzi.
- Cycling8/10
The surrounding scenic country roads in County Limerick offer excellent routes for cycling enthusiasts.
- Golf9/10
Includes an on-site golf putting green with four tee boxes, perfect for practicing your short game.
- Fishing8/10
Proximity to Lough Gur and surrounding waterways provides great local fishing opportunities.
- Horse Riding8/10
The rural setting and expansive acreage provide a wonderful backdrop for equestrian pursuits, though stable facilities should be verified.
- Water Sports7/10
Features an outdoor swim spa pool on-site and proximity to local lakes for water-based recreation.
- Entertaining10/10
Unrivaled entertaining credentials with a double-height formal lounge, formal dining room, games room with bar, outdoor deck, and extensive sports facilities.
Lifestyle
5 areas- Quiet Living9/10
Set within circa 6.8 acres of private landscaped grounds hidden behind a mature hedge and electric gates, offering exceptional peace and seclusion.
- Rural Living10/10
Located in County Limerick near Lough Gur with views of open countryside, providing an authentic and high-end rural lifestyle.
- Village Living5/10
While enjoying a countryside setting, it is isolated from immediate village amenities, requiring short drives for local village conveniences.
- Coastal Living1/10
Located inland in County Limerick with no proximity to the coast or marine environments.
- Urban Living4/10
Limerick City is under 25 minutes away, but the immediate environment is strictly rural rather than urban.
Social
6 areas- Community Involvement6/10
Rural location means community engagement relies on local clubs and nearby town networks rather than immediate neighborhood associations.
- Café Culture5/10
Local café options are limited immediately nearby, requiring a short drive into surrounding towns or Limerick City.
- Nightlife4/10
True to its countryside setting, nightlife is minimal locally and necessitates traveling toward Limerick City.
- Health/Wellness groups8/10
The property itself boasts a private gym, sauna, Jacuzzi, and swim spa, minimizing the need to travel for wellness.
- Networking Opportunities5/10
Professional networking is sparse locally, requiring commuting to Limerick City or urban hubs.
- Tech-Hub Connectivity6/10
Equipped with 100 Mb/sec fibre broadband to support digital connectivity, though located outside major urban tech hubs.
Listing information
- Agent
- O'Connor Murphy
- Phone
- 061 279 300
- Current status
- active
- Published on HouseDelve
- 26 October 2026
- Correction
- Report an issue
HD-966951HouseDelve · 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.