The Hill, Arda na Deirge, Killaloe, Clare
Price on application
4 Bed~4 Bath~176 m²~BER A
What you'll like:
- Panoramic lake vistas: Enjoy stunning, uninterrupted views of Lough Derg and the Tipperary Hills from impressive upper-floor balcony areas, enhancing daily living and entertainment experiences significantly for residents.
- Superior energy efficiency: Benefit from an exceptional A energy rating, which ensures minimal heat loss, reduced environmental impact, and significantly lower utility bills over the long term.
- Modern heating systems: The property features an advanced air-to-water heating system delivering comfortable underfloor heating on the ground floor and efficient radiators upstairs.
- Spacious floor area: Offering approximately 176 square metres of well-designed living space across three stories, this home provides ample room for growing families or visiting guests.
- Multiple bedroom suites: Features four generously proportioned bedrooms, including multiple en-suite bathrooms, ensuring privacy and convenience for all members of the household.
- Walking distance convenience: Perfectly situated within easy walking distance of all local amenities in the vibrant lakeside town of Killaloe, reducing reliance on car transport.
- Fully landscaped gardens: Both front and rear gardens come completely landscaped with seeded lawns, saving the buyer immediate time, effort, and landscaping expenses upon moving in.
- Tarmacadam private driveways: The inclusion of a durable tarmacadam driveway ensures clean, low-maintenance off-street parking right at your front door alongside dedicated guest parking spaces.
- Customizable interior finishes: Buyers can select their preferred kitchen design, worktops, floor finishes, and interior paint colours, allowing for personalized aesthetic touches before completion.
- Structural guarantee included: Backed by a Home Bond structural guarantee, providing essential peace of mind regarding construction quality and long-term protection against building defects.
- Dedicated utility room: A separate utility room equipped with fitted units helps keep laundry and household chores organized away from the main kitchen and living spaces.
- Abundant natural light: Large window configurations and multiple balconies flood the interior spaces with natural sunlight throughout the day, creating a bright and welcoming atmosphere.
- Outdoor recreation access: Positioned ideally for outdoor enthusiasts, offering immediate proximity to lakeside walks, boat hire, fishing, cruises, and a vibrant local Sunday Farmer's Market.
- Strong regional connectivity: Conveniently located just a short drive from major regional employment hubs, universities, and motorway links, facilitating manageable daily commutes for working professionals.
- Twin-town lifestyle benefits: Enjoy the lively community atmosphere of the twin-towns of Killaloe and Ballina, known for award-winning restaurants, welcoming pubs, and diverse local boutique shopping.
- Comprehensive sports facilities: Excellent local sporting infrastructure caters to families with active lifestyles, offering nearby clubs for hurling, Gaelic football, rugby, soccer, and water sports.
- Quality sanitaryware tiling: Bathrooms feature extensive tiling around baths and wet areas, offering a modern, clean finish that protects walls and simplifies everyday cleaning routines.
- Secure development setting: Located within a popular established development known as Arda na Deirge, ensuring a cohesive neighbourhood feel and established residential surroundings.
- Holiday home potential: The combination of scenic lakeside views and low-maintenance townhouse living makes this property an ideal lock-up-and-leave holiday retreat or downsizer option.
- Historic local charm: Reside in a picturesque area rich in heritage, situated near the historic crossing associated with the former High King of Ireland, Brian Boru.
But keep in mind:
- Undeclared asking price: The listing omits an explicit asking price, requiring interested buyers to contact the selling agent directly to determine affordability and market value.
- Multi-story stair navigation: The three-story layout involves substantial daily stair climbing between bedrooms, living areas, and balconies, which may challenge individuals with reduced mobility.
- Management company fees: Buyers should investigate potential annual management or service charges for the estate to cover shared spaces, guest parking upkeep, and communal lighting.
- Ongoing construction disruption: As part of a new luxury townhouse release within an active or growing development, buyers might experience temporary construction noise and site traffic.
- Balcony maintenance obligations: The elevated balcony structures will require periodic structural inspections and waterproofing maintenance to prevent weathering and water ingress issues over time.
- Air-to-water servicing: The specialized air-to-water heating system requires regular professional servicing to maintain optimal efficiency, adding an ongoing annual maintenance cost for the homeowner.
- Underfloor thermal inertia: Ground floor underfloor heating systems respond slowly to rapid temperature adjustments, requiring careful programming to maintain comfortable indoor climates efficiently.
- Limited ground floor storage: While a utility room is provided, buyers should verify if there is adequate integrated storage for bulky items, bicycles, or outdoor equipment.
- Potential boundary disputes: Buyers must verify exact property boundaries, shared access pathways, and garden partitioning details with their legal representative prior to closing contracts.
- Broadband speed verification: High-speed fibre broadband availability and actual connection speeds should be independently verified to ensure remote working capabilities meet modern household demands.
- Parking space allocation: Clarify the exact number of designated parking spaces assigned to this specific townhouse versus communal visitor bays to avoid future parking disputes.
- Local traffic bottlenecks: The historic 13-arch bridge connecting Killaloe and Ballina can experience peak-time traffic congestion, which may impact daily local driving commute times.
- Future development density: Investigate local planning records to determine if further phases of the development could alter surrounding views, traffic levels, or neighbourhood density.
- Sound insulation checks: In attached townhouse configurations, buyers should ensure party walls feature robust acoustic insulation to minimize noise transmission between adjacent properties.
- Home Bond specifics: Legal counsel should review the exact terms and coverage limits of the Home Bond scheme to understand what construction defects are protected.
- Exterior maintenance responsibilities: Confirm who is responsible for maintaining exterior communal green spaces, entrance landscaping, and tarmacadam wear and tear in the estate.
- Property tax assessment: Local Property Tax bandings for newly constructed homes in this specific local authority area should be estimated to budget accurately for ongoing taxes.
- Finishing allowance limits: Check the fine print on allowance limits for kitchens, flooring, and tiling to ensure they cover desired premium materials without incurring unexpected upgrade costs.
- Flood risk due diligence: Given the property's close proximity to Lough Derg and the River Shannon, buyers should examine local flood risk assessments and insurance availability.
- Waste management logistics: Verify how household waste and recycling collection services operate within the estate, including bin storage arrangements and collection schedules.
Price positioning
?
- The asking price is not explicitly stated as it is listed as price on application, making it difficult to immediately gauge precise valuation alignment without direct inquiry.
- The valuation signals are influenced by the luxury specifications, generous 176 square meter floor area, and an exceptional A energy rating with modern air-to-water heating systems.
- Strong support for a higher price point comes from panoramic views of Lough Derg across multiple balconies, combined with desirable four-bedroom layouts situated within walking distance of Killaloe amenities.
- Potential factors that could undermine premium pricing expectations include regional market ceilings outside major urban centers and the competitive dynamics typical of new holiday home developments.
Build Analysis
What we know from similar construction types
- The property is a newly constructed 4-bedroom luxury townhouse spanning approximately 176 square metres across three floors, featuring multiple balconies designed to capture panoramic views of Lough Derg and the surrounding hills.
- It boasts an A-energy rating, equipped with an air-to-water heating system featuring underfloor heating on the ground floor and radiators on upper levels.
- The home comes with structural warranty coverage via Home Bond, providing assurance on build quality.
- A buyer should verify that all necessary local authority planning compliances, connections to local services, and snagging inspections are fully completed prior to closing.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 800 euro to 1200 euro.
- Explanation: Given the A energy rating and modern air-to-water heating system with underfloor heating on the ground floor, thermal efficiency is high, keeping energy consumption relatively low for a 176 square metre home.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
7/10Water overflow reports to follow up
- While the development is elevated with panoramic views overlooking Lough Derg and the River Shannon valley, proximity to major waterways means local flood history and drainage should be investigated.
- Buyers should consult detailed local authority flood maps and environmental reports to confirm specific site risks.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
5 ARDA NA DEIRGE, KILLALOE, CLARE
- Sale date
- Declared sale price
- €360,000.00
Recent sales in the wider Killaloe area
APT 33, HARBOUR VIEW KINCORA HARBOUR, KILLALOE
- Sale date
- Declared sale price
- €307,000.00
CHURCH ST, KILLALOE, CLARE
- Sale date
- Declared sale price
- €250,000.00
SHANNONVIEW, CLONFADDA, KILLALOE
- Sale date
- Declared sale price
- €670,000.00
29 HARBOUR VIEW, KILLALOE, CLARE
- Sale date
- Declared sale price
- €280,000.00
The Drapers, Church street, Killaloe
- Sale date
- Declared sale price
- €275,000.00
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: Exact figure cannot be calculated without an asking price, but typically 1 percent up to 1 million euro for residential properties.
- Solicitor legal fees: Estimated between 1500 euro and 3000 euro excluding outlays and VAT.
- Land registration fees: Approximately 175 euro to 700 euro depending on property value and registration type.
- Property valuation fees: Approximately 150 euro to 250 euro.
- Surveyor fees: Approximately 400 euro to 800 euro depending on the depth of the survey.
- Annual home insurance: Approximately 400 euro to 800 euro depending on coverage level.
Forum Talk
What people are saying about this area
- Locals and residents frequently highlight Killaloe as a vibrant lakeside community with a strong sense of local heritage tied to Brian Boru.
- Community discussions often praise the scenic outdoor amenities, including walking trails by Lough Derg and the Slieve Bernagh mountains.
- Residents note that the twin towns of Killaloe and Ballina offer a bustling social scene with active local sports clubs, restaurants, and a popular Sunday farmer's market.
- Traffic and local infrastructure around the historic bridge connecting Killaloe and Ballina are occasional topics of discussion among residents, especially during peak tourist seasons.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property features 4 bedrooms and a location within walking distance of local amenities in Killaloe, though buyers with young children should verify local crèche and school capacity.
- Teenagers8/10
Four bedrooms across multiple floors provide good space for teenagers, and the vibrant twin-towns offer plenty of local sports and activities.
- Multi-generational Living6/10
Spread over three floors with multiple en-suites, the layout offers good separation, but buyers should consider if the multi-story design suits older family members.
- Single Buyers5/10
At 176 square metres with four bedrooms, this luxury townhouse might be larger and more maintenance-intensive than what most single buyers typically require.
- Couples9/10
Offers generous living space, luxury finishes, and scenic balcony views of Lough Derg, making it ideal for couples wanting a stylish lakeside home.
- Empty Nesters9/10
Marketed explicitly as an ideal downsizer option, offering a high-spec, modern energy rating and manageable garden space in a popular lakeside community.
- Retirees7/10
Well-suited for retirement due to the vibrant local community and amenities, though the three-story layout with stairs should be evaluated for long-term mobility.
Work
3 areas- Remote Working8/10
A spacious 4-bedroom home providing plenty of options to set up a dedicated home office, though buyers should verify local broadband speeds.
- Hybrid Commuting7/10
Conveniently located about 15 minutes from the J27 M7 motorway, 30 minutes to Limerick, and 42 minutes to Shannon Airport.
- Retired9/10
Promoted as an ideal downsizer or holiday home in a vibrant lakeside town with excellent community activities and local amenities.
Practical
8 areas- Ageing in Place6/10
While manageable and well-appointed, the three-story layout requires navigating multiple flights of stairs, which should be considered for long-term accessibility.
- Low Maintenance8/10
Being a newly built A-rated development with modern specifications, air-to-water heating, and landscaped gardens ensures minimal upkeep.
- Secure Gated Entry4/10
The listing details a popular residential development with guest parking and tarmacadam driveways, but does not specify a securely gated perimeter.
- Minimalist Design6/10
Modern build with contemporary finishes and choices of flooring and paint, lending itself well to clean, modern aesthetics.
- Flexible Floor Plans7/10
Spanning 176 square metres across three floors with four bedrooms and multiple reception areas, offering flexible family or home-office configurations.
- Heritage Home2/10
This is a brand new luxury townhouse development rather than a period or heritage property.
- Ecological Setup9/10
Boasts an impressive A2 energy rating and an air-to-water heating system providing under-floor heating on the ground floor.
- Outdoor areas9/10
Features fully landscaped front and rear gardens with seeded lawns, alongside impressive first and second-floor balconies framing panoramic lake views.
Interests
9 areas- Gardening6/10
Front and rear gardens are fully landscaped including seeded lawns, offering a manageable outdoor space for keen gardeners.
- Walking10/10
The area is famed for lakeside walks, proximity to the Slieve Bernagh and Arra hills, and being within walking distance of town amenities.
- Gym5/10
Buyers should investigate local fitness and wellness facilities in the Killaloe and Ballina twin-town area.
- Cycling8/10
The scenic lakeside and surrounding mountain regions offer fantastic routes for cycling enthusiasts.
- Golf6/10
The location provides reasonable access to regional golf courses in the wider Clare and Tipperary area, though buyers should verify the nearest club.
- Fishing10/10
Directly situated on the shores of Lower Lough Derg and near the River Shannon, making it an absolute prime location for fishing.
- Horse Riding7/10
The surrounding countryside and rural hills provide a great backdrop for equestrian activities, with local stables to be investigated nearby.
- Water Sports10/10
Lough Derg is renowned for water sports, boating, and lake cruises, perfectly suited for aquatic enthusiasts.
- Entertaining9/10
Features an open kitchen/dining area, a separate lounge, and impressive first and second-floor balconies with panoramic lake views ideal for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Situated in a popular development offering panoramic lake views, though it is located within walking distance of the bustling town centre.
- Rural Living5/10
While surrounded by scenic mountains and lough views, the property is located within a residential development close to town amenities rather than a purely rural setting.
- Village Living9/10
Located right in the popular lakeside town of Killaloe, offering easy walking access to local shops, restaurants, pubs, and the Sunday farmer's market.
- Coastal Living4/10
Features wonderful water views over Lough Derg, though it represents a freshwater lakeside setting rather than a coastal marine environment.
- Urban Living3/10
Killaloe is a bustling town and tourist hub rather than an urban city center, though it provides good local services and connections.
Social
6 areas- Community Involvement8/10
Killaloe and Ballina offer a very active community spirit with local markets, festivals, and numerous sports clubs.
- Café Culture8/10
The twin-towns boast a lively local atmosphere with eclectic shops, boutiques, award-winning restaurants, and pubs within walking distance.
- Nightlife6/10
Features local pubs and award-winning dining options, though it offers a more relaxed town ambiance rather than heavy city nightlife.
- Health/Wellness groups7/10
Active local community with various sports and wellness opportunities, and buyers can easily incorporate pilates & stretching routines into a lakeside lifestyle.
- Networking Opportunities5/10
Networking is more localized or requires travel towards Limerick or Nenagh, though the town attracts a steady stream of visitors.
- Tech-Hub Connectivity6/10
Proximity to the University of Limerick (30 minutes) provides access to regional tech and educational hubs.
Listing information
- Agent
- Harry Brann Auctioneers & Valuers
- Phone
- 061 376 380
- Published on HouseDelve
- 30 September 2026
- Correction
- Report an issue
HD-009DDFHouseDelve · 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.