Photograph 1 of 22 of Shanahea, Kildysart, Co. Clare — 1 / 22

Shanahea, Kildysart, Co. ClareV95X2W4

€175,000

3 Bed~2 Bath~74 m²~BER E2

What you'll like:

Vacant home grant potential: The property has reportedly been vacant for over two years, meaning a buyer may qualify for government grants to assist with refurbishment costs.
SEAI energy grants: Additional financial support through Sustainable Energy Authority of Ireland grants can be leveraged alongside renovation funding to improve the poor energy rating.
Quiet rural setting: Situated in the townland of Shanahea near Kildysart, offering a peaceful countryside lifestyle just off the scenic Shannon Estuary roadway.
Manageable floor area: Providing 74 square meters of living space across three bedrooms and two bathrooms, making it an achievable renovation project for a buyer.
Generous mature site: Set on a well-developed plot with mature trees, plants, and shrubbery, offering lovely outdoor surroundings and plenty of privacy.

Elevated outdoor decking: Features a large raised decking area positioned to the side of the dwelling, overlooking the expansive lawn and mature gardens.
Abundant parking space: Includes a decorative stone driveway with dual gated access points, leading to the side and rear to provide ample off-street parking.
Open plan layout: The main living, kitchen, and dining areas flow together to create a sociable communal space suitable for modern family living.
Separate sitting room: Provides an additional reception space featuring laminate timber flooring and a solid fuel stove with a decorative tiled surround.
Ensuite master bedroom: Includes a private fully tiled ensuite shower room attached to one of the three bedrooms, adding convenience for occupants.
Solid fuel stove: The sitting and dining area benefits from a built-in stove which can provide a cozy alternative heat source during winter months.
Oil central heating installed: The property is already equipped with an oil-fired central heating system, potentially reducing initial heating installation costs.
Accessible location: Ennis town centre is reachable within a twenty-five minute drive, providing easy access to larger retail, medical, and social amenities.
Motorway connectivity: Proximity to Ennis allows convenient access to the M18 motorway connecting Limerick, Shannon, and Galway for commuters.
Established local route: Positioned along the main Kildysart to Labasheeda road, offering straightforward road connections further west towards Kilrush.
Dual access points: The front features dual gated openings onto the local cul-de-sac roadway, enhancing ease of vehicle maneuverability and access.
Functional room sizes: Bedrooms include laminate timber flooring and adequate proportions for standard double or single furniture layouts.
Attached hotpress storage: The main shower room includes an integrated hotpress storage closet, helpful for airing linens and housing the hot water cylinder.
Asking price stability: The recorded asking price has remained firm at €175,000 without increases, indicating a consistent seller pricing strategy since tracking began.
Clear development opportunity: The combination of vacant status, detached structure, and existing grounds provides a rewarding project for an owner-occupier investor.

But keep in mind:

Poor energy rating: The dwelling holds a weak E2 BER rating with a high energy performance indicator, indicating significant thermal inefficiency that requires upgrades.
Extended vacancy risks: Having stood vacant for over two years, the property may suffer from dampness, hidden structural deterioration, or neglected maintenance issues.
Private sewage treatment: Wastewater relies on a private treatment system rather than municipal mains, requiring buyer inspection to confirm compliance and condition.
Group water scheme dependency: The home is serviced by a local group water scheme, meaning buyers should investigate water pressure, quality, and supply reliability.
Grant approval uncertainty: Qualification for the vacant homes and SEAI grants is subject to strict eligibility criteria and local authority approval processes.

Compact floor layout: At approximately 74 square meters, the overall footprint is relatively small and may feel restrictive for growing families or modern lifestyles.
Renovation capital requirement: Upgrading a vacant property to a comfortable modern standard will demand substantial upfront financial investment beyond the purchase price.
Oil heating system age: The condition and efficiency of the existing oil central heating boiler and radiators should be independently tested before reliance.
Limited kitchen space: The kitchen area offers restricted floor space for appliances, with designated spots for an undercounter fridge and compact dishwasher.
Timber-clad ceiling condition: Bedroom three features a timber-clad ceiling that should be inspected for signs of historic water ingress or hidden roof leaks.
Cul-de-sac access evaluation: Dual gated access onto a local cul-de-sac roadway requires verification regarding official right-of-way documentation and boundary clarity.
Septic tank regulatory compliance: Private sewage systems must meet current environmental protection agency standards, which may necessitate costly upgrades or replacement.
Remote rural location: Daily reliance on private transport is essential given the rural setting away from major public transport infrastructure and urban centers.
Potential hidden defects: Vacant properties often conceal latent structural defects such as plumbing leaks or electrical obsolescence that only emerge during strip-out.
Insulation deficiencies: Achieving an acceptable BER rating will likely require comprehensive wall, roof, and floor insulation upgrades throughout the entire structure.
Single bathroom facilities: Aside from the ensuite, the main shower room is the only other hygiene facility, which may create bottlenecks during busy morning routines.
Exterior timber maintenance: The large elevated decking area will require regular cleaning, treating, and structural safety checks due to exposure to weathering.
Garden overgrowth management: The mature site featuring extensive trees and shrubbery may require professional clearance or ongoing maintenance to prevent root intrusion.
Limited local amenities: Day-to-day shopping and school facilities will require travel to nearby Kildysart or Ennis, reducing walkability for daily essentials.
Comprehensive survey needed: A thorough pre-purchase structural survey is strongly advised to quantify all remedial works required to make the property habitable.

Price positioning

This comparison depends on limited public and listing evidence, which may be incomplete, outdated or not directly comparable. The score is not a percentage, professional valuation or guaranteed estimate. Ask an independent qualified valuer before relying on a property value.

UnderpricedOverpriced

The asking price looks slightly overvalued compared with the available evidence.

The asking price of €175,000 appears slightly elevated relative to baseline regional property values when considering the modest 74 square metre floor area and the considerable capital outlay needed to remedy the poor E2 energy rating.
Positive valuation signals include the inclusion of three bedrooms with an ensuite, expansive mature gardens, and potential eligibility for government-backed vacant homes and SEAI modernisation grants that could substantially offset future renovation costs.
Potential factors that could undermine this pricing strategy include the private sewage treatment system requiring ongoing maintenance, rural location distance from major employment hubs, and competing properties trading at lower baseline price points locally.
Additional market relevance stems from steady historical pricing persistence with zero recorded reductions, suggesting seller confidence, though buyers may still negotiate downward given the extensive upgrade works required to modernise the dated interior.

Build Analysis

What we know from similar construction types

The property is a detached three-bedroom bungalow with a floor area of approximately 74 square meters, featuring a private sewage treatment system and a connection to a local group water scheme.
Given that the property has been vacant for more than two years, the buyer should investigate the condition of the private sewage treatment system to ensure it meets current environmental and operational standards.
The BER rating is E2 with a high energy performance indicator, indicating that the building envelope, heating, and insulation will require significant upgrades.
The buyer should verify the structural integrity, dampness levels, and the condition of the roof and windows due to the extended period of vacancy.

Retrofit Cost^*

Possible renovating / insulating expenditure

The property has a BER rating of E2, which falls into the D to G category requiring a deep retrofit to achieve a modern energy efficiency standard.
A comprehensive deep retrofit for a 74 square meter detached house typically ranges from 40,000 to 65,000 euros, depending on the extent of external wall insulation, window replacements, heating system upgrades to a heat pump or modern boiler, and attic insulation.
The buyer may be able to offset some of these costs by utilizing available SEAI grants and the vacant property refurbishment grant mentioned in the listing.

Heating cost^*

Estimated expense to heat this property every year

Estimated annual heating cost is approximately 1,800 to 2,300 euro.
Explanation: The property has a floor area of 74 square metres and a relatively poor BER rating of E2, indicating higher energy consumption. Oil central heating is installed, and heating costs will depend heavily on current oil prices, occupancy levels, and potential energy upgrades.

Pollution Safe

9/10

Environmental situation to investigate

The property is located in a predominantly rural agricultural setting in West Clare, appearing well removed from major industrial zones, heavy manufacturing, or large waste incinerators.
Any potential minor localized environmental concerns regarding private septic systems or agricultural runoff should be verified by a surveyor during the inspection process.

Flood Safe

8/10

Water overflow reports to follow up

The setting near the Shannon Estuary roadway means buyers should review regional flood maps, though the immediate site is elevated with a raised decking area.
As a matter of standard due diligence in rural coastal and estuary-adjacent regions, prospective purchasers are advised to verify local drainage and flood histories.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

SHANAHEA MORE, KILDYSART, CO. CLARE
Sale date
08/12/2023
Declared sale price
€55,000.00

Recent sales in the wider Kildysart area

RESIDENCE OVER MULHERNS SHOP, MAIN STREET, KILDYSART
Sale date
21/08/2026
Declared sale price
€135,000.00
KILRUSH RD, KILDYSART, ENNIS
Sale date
16/01/2026
Declared sale price
€191,000.00
CAHERCON, KILDYSART, CO CLARE
Sale date
22/12/2025
Declared sale price
€50,000.00
CAHERACON, KILDYSART, CO. CLARE
Sale date
29/10/2025
Declared sale price
€50,000.00
5 DUN GLEANNA, ENNIS ROAD, KILDYSART
Sale date
03/10/2025
Declared sale price
€164,500.00

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: €1,750 — 1% of €175,000.
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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 1,500 to 3,000 euro plus VAT.
Land registration fees: approximately 400 to 800 euro depending on the property value.
Property valuation fees: approximately 150 to 250 euro.
Surveyor fees: approximately 500 to 1,000 euro depending on the depth of the survey.
Annual home insurance: approximately 350 to 700 euro.

Forum Talk

What people are saying about this area

Locals in the Kildysart and West Clare areas frequently discuss the scenic appeal and rural lifestyle offered by properties near the Shannon Estuary.
Community discussions often highlight the availability and practicalities of applying for the Vacant Property Refurbishment Grant for homes that have been idle for over two years.
Residents in rural Co. Clare frequently share advice on upgrading older homes for energy efficiency using SEAI grants, particularly for properties with a BER rating of E2.
Traffic and road maintenance on local regional routes connecting Kildysart, Labasheeda, and Kilrush are common topics of interest among commuters.
Community forums often touch upon the benefits and maintenance considerations of relying on local group water schemes and private sewage treatment systems.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas

Young Children
The property features lawn and garden areas suitable for young children to play, but the floor area of 74 square metres and three bedrooms is relatively compact for a growing family.
5/10
Teenagers
With three bedrooms and 74 square metres of living space, teenagers may find accommodation somewhat cramped, and the rural location offers limited independent transport options.
4/10
Multi-generational Living
The modest size of 74 square metres and single-level detached layout with limited communal zones does not easily accommodate multi-generational living arrangements.
2/10
Single Buyers
An affordable asking price of €175,000 provides a realistic entry point for single buyers willing to undertake modernisation, aided by potential vacant home grants.
7/10
Couples
The three-bedroom detached layout offers comfortable space for couples looking for a rural project with a manageable footprint and private outdoor grounds.
8/10
Empty Nesters
Single-level detached living appeals to empty nesters, though prospective buyers should verify that ongoing maintenance of the mature gardens and private sewage treatment is manageable.
7/10
Retirees
The absence of stairs in this detached home suits retirees looking to age in place, though its rural setting near Kildysart means driving is essential for daily services.
6/10

Work

3 areas

Remote Working
The quiet rural setting provides a peaceful backdrop for home offices, though buyers should verify local broadband speeds and connectivity.
6/10
Hybrid Commuting
Ennis is a 25-minute drive away with M18 motorway access, making hybrid commutes feasible but still involving notable driving time.
4/10
Retired
Well-suited to retirees seeking a quiet detached home with manageable single-level accommodation and private outdoor space.
8/10

Practical

8 areas

Ageing in Place
The single-level detached layout avoids interior stairs, though buyers should investigate whether doorways and bathroom facilities meet long-term accessibility needs.
7/10
Low Maintenance
Having been vacant for more than two years, the property requires modernisation and upkeep of mature grounds, private sewage treatment, and oil central heating.
4/10
Secure Gated Entry
Features dual gated access points onto the local cul-de-sac roadway, providing a defined boundary and privacy.
6/10
Minimalist Design
The compact 74 square metre layout lends itself to simple living, though its traditional layout can be adapted during refurbishment.
5/10
Flexible Floor Plans
Features an open-plan living/kitchen/dining area alongside a separate sitting room and three bedrooms, offering moderate flexibility for reconfiguration.
5/10
Heritage Home
This is a standard detached rural property rather than a traditional historic heritage home.
3/10
Ecological Setup
The current BER rating of E2 indicates poor energy efficiency, though potential SEAI grants offer an opportunity to upgrade insulation and heating systems.
3/10
Outdoor areas
Benefits from a decorative stone driveway, abundant parking, front and rear lawns, and a large elevated decking area overlooking mature trees and shrubbery.
8/10

Interests

9 areas

Gardening
Features a mature, developed site with lawn and garden areas, an abundance of trees, plants, and shrubbery throughout.
9/10
Walking
The scenic Shannon Estuary roadway and local cul-de-sac roads provide appealing routes for recreational walking.
8/10
Gym
Dedicated gym facilities are not nearby, requiring travel into Ennis or larger towns for indoor fitness centres.
2/10
Cycling
Local rural roads and estuarine routes offer good cycling opportunities, though traffic speeds and narrow country lanes should be navigated with care.
7/10
Golf
Golf enthusiasts will need to travel reasonable distances to reach regional courses in Ennis or surrounding areas.
4/10
Fishing
Proximity to the Shannon Estuary provides excellent opportunities for local fishing and angling pursuits.
8/10
Horse Riding
Rural roads and open countryside surroundings offer a suitable setting for horse riding enthusiasts, subject to local stabling availability.
6/10
Water Sports
The nearby Shannon Estuary supports various water-based activities and maritime pursuits.
7/10
Entertaining
Includes an open-plan living/kitchen/dining area and a large elevated decking area to the side overlooking the mature garden, ideal for hosting guests in warmer weather.
6/10

Lifestyle

5 areas

Quiet Living
Situated on a mature, developed site just off the scenic Shannon Estuary roadway in a peaceful rural townland, offering a very quiet environment.
9/10
Rural Living
A classic rural setting in Shanahea, Kildysart, surrounded by mature trees, shrubbery, and local cul-de-sac roadways.
10/10
Village Living
Located a short distance from Kildysart, giving adequate access to nearby village amenities while retaining a secluded country feel.
6/10
Coastal Living
Positioned just off the scenic Shannon Estuary roadway, providing pleasant proximity to coastal and estuarine environments.
7/10
Urban Living
Ennis town centre is accessible within a 25-minute drive, but day-to-day urban conveniences are distant from this rural spot.
2/10

6 areas

Community Involvement
Proximity to Kildysart allows for integration into local community groups, parish activities, and rural organisations.
6/10
Café Culture
Café options are limited in the immediate rural townland, requiring trips into nearby villages or Ennis for social coffee spots.
3/10
Nightlife
The rural location lacks local nightlife, which is instead centered in Ennis or larger surrounding settlements.
2/10
Health/Wellness groups
Formal wellness classes or group activities are sparse locally, likely necessitating travel to regional hubs.
4/10
Networking Opportunities
Professional networking is minimal in this rural location, requiring connection to Ennis, Limerick, or Shannon.
2/10
Tech-Hub Connectivity
Proximity to major tech hubs is low, making this location dependent on remote digital infrastructure rather than local tech clusters.
3/10

Listing information

Agent: DNG O'Sullivan Hurley
Phone: 065 684 0200
Current status: active
Published on HouseDelve: 24 October 2026
Correction: Report an issue

Property reference: HD-9D05B5HouseDelve · Republic of Ireland

Report 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.