Unit 26, Cluain Mochulla, Ennis Road, Tulla, Co. Clare
Price on application
3 Bath~172 m²~BER A2
What you'll like:
- Exceptional Energy Rating: This property achieves an impressive A2 BER rating, ensuring highly efficient daily living and significantly reduced household energy bills year-round.
- Modern Heating Technology: Equipped with an advanced air-to-water heat pump system, the home delivers reliable, eco-friendly climate control and domestic hot water generation.
- Ground Floor Comfort: Featuring underfloor heating across the ground level, the interior provides an even, luxurious warmth without the visual intrusion of standard wall radiators.
- Substantial Floor Area: Spanning approximately 172 square meters, the generous layout accommodates spacious modern living requirements with ease and flexibility for large families.
- Multiple Bathroom Facilities: The three well-appointed bathrooms include contemporary sanitary ware, effectively reducing morning congestion for busy households and visiting guests.
- Customizable Finishes: Buyers enjoy a selection of options for kitchens, tiling, and flooring, allowing personal design tastes to be fully integrated before moving in.
- Robust Construction Method: Built using Insulated Concrete Formwork (ICF), the structure offers superior thermal performance, sound insulation, and overall long-term building durability.
- Village Walking Proximity: All local amenities of Tulla village are within comfortable walking distance, offering excellent convenience for daily errands and community engagement.
- Educational Access Nearby: Both primary and secondary schools are situated close by, making the morning school run exceptionally straightforward for growing families.
- Abundant Sports Facilities: The immediate vicinity features GAA, soccer, and an athletics track, supporting an active lifestyle for residents of all age groups.
- Natural Recreational Surroundings: East Clare is renowned for its scenic fishing lakes and walking trails, providing wonderful weekend leisure opportunities right on your doorstep.
- Commuting Convenience: The location sits within easy driving distance of Ennis, Shannon, Limerick, and Galway, making it practical for regional commuters.
- Central Open Green: The development design incorporates a large central open green area, creating a safe, pleasant communal space and enhancing neighborhood aesthetics.
- Private Parking Provision: Each residence benefits from a private tarmac driveway, ensuring secure off-street parking and convenient vehicle access directly at your front door.
- Private Rear Gardens: The property includes gardens laid to lawn, offering an enclosed outdoor space ideal for children, pets, and outdoor dining.
- Professional Interior Painting: The home comes fully painted both inside and out, saving the buyer immediate time, effort, and expense upon completion.
- Solid Internal Doors: Fitted with solid internal doors throughout, the rooms boast an enhanced acoustic feel and long-lasting structural quality compared to hollow alternatives.
- Carpeted Stairways: Fitted carpeting on the stairs and landing adds immediate comfort, warmth, and traditional elegance to the primary vertical transition areas.
- Planned Community Growth: Being part of a new 35-home development ensures a fresh, cohesive neighborhood environment where all surrounding properties share modern building standards.
- Established Local Agents: The development is managed by a recognized local agency, providing structured communication channels and professional support during the purchase process.
But keep in mind:
- Future Launch Timeline: The next phase is launching in early 2026, meaning buyers must wait significantly before construction concludes and legal completion occurs.
- Appliance Exclusion Notice: Fitted kitchens do not include white goods or appliances, requiring the buyer to budget separately for a full suite of kitchen electronics.
- Construction Progress Uncertainty: Because the property is part of an upcoming phase, buyers should verify exact build timelines and potential scheduling delays with the developer.
- Management Company Fees: Buyers should investigate whether a management company will oversee the central green areas and if annual service charges will apply.
- Snagging List Requirement: New build properties frequently require thorough snagging inspections upon completion to identify and rectify minor cosmetic or operational defects.
- Development Disruption: Ongoing construction work in adjacent phases of the 35-home development may cause noise, dust, and heavy machinery traffic after you move in.
- Broadband Infrastructure Verification: Buyers must confirm that high-speed fiber broadband connections will be fully operational at the property upon the initial move-in date.
- Snagging Cost Contingency: Independent snagging inspection fees and any necessary post-purchase adjustments should be factored into the total initial moving budget.
- Boundary Clarification: Buyers should thoroughly review the site maps to confirm the exact property boundary lines and fencing responsibilities for the rear garden.
- Public Transport Limitations: Rural village locations often rely heavily on private car travel, so buyers should verify local bus timetables and regional transport connectivity.
- Driveway Maintenance: While tarmac driveways are durable, buyers should check the developer warranty terms covering initial surfacing settling or drainage performance.
- Heat Pump Maintenance: Air-to-water heating systems require regular professional servicing to maintain optimal efficiency, adding a recurring annual maintenance consideration.
- Developer Finish Allowances: Buyers should check if the choice allowances for kitchens and tiling have spending caps, as exceeding them will trigger extra out-of-pocket costs.
- Local Infrastructure Capacity: As multiple new homes are added to Tulla village, buyers might want to investigate local school enrollment capacities and medical service availability.
- Public Lighting Adoption: Buyers should verify whether the local authority has formally agreed to take in charge the roads, lighting, and green spaces within the development.
- Home Insurance Requirements: New build properties require specific structural warranty documentation, such as HomeBond or equivalent, which your solicitor must carefully verify.
- Garden Drainage Check: Given regional weather patterns, buyers should inspect the garden grading and drainage systems to ensure surface water clears effectively after heavy rain.
- Electric Vehicle Readiness: Buyers should check if the property includes pre-wiring for an electric vehicle charging point in the private driveway or if this is an extra.
- Storage Provision Review: While the floor area is substantial, buyers should inspect architectural plans to ensure adequate built-in wardrobe and internal storage spaces are included.
- Pricing and Contract Terms: As asking prices may be subject to change or phased releases, buyers must confirm exact pricing structures and deposit requirements directly with the agent.
Price positioning
?
- Evaluating the property pricing requires considering the absence of a stated asking figure alongside regional new build trends, suggesting that initial figures might sit aligned with broader regional developments rather than deeply discounted entry points.
- Signals pointing towards a balanced or premium valuation include the superior A2 energy rating, substantial floor area, and modern insulated concrete form construction, which typically command a premium over older secondary market alternatives in the surrounding locality.
- Factors that could support a higher price point include strong commuter demand toward major employment hubs, whereas macroeconomic shifts, rising construction material costs, or local housing supply expansions could rapidly undermine aggressive pricing expectations.
- Additional relevance stems from the modern mechanical specifications such as air to water heat pumps and underfloor heating, matching contemporary buyer preferences for energy efficiency and lower operational costs in rural yet accessible locations.
Build Analysis
What we know from similar construction types
- The property is part of a new development of 35 energy-efficient homes constructed using Insulated Concrete Formwork (ICF), which typically offers superior thermal mass, airtightness, and sound insulation compared to traditional build methods.
- The home features an A2 BER rating, indicating high energy efficiency and lower potential heating costs.
- Key sustainable technology features include an Air to Water Heat Pump System and underfloor heating on the ground floor.
- As this is an upcoming phase launching in early 2026, buyers should verify construction timelines, exact finishing specifications, and warranty details such as Homebond or similar structural guarantees.
- Buyers should also confirm what management company structures or common-area maintenance fees may apply to the central green area and development as a whole.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 600 to 900 euro
- Explanation: Given the A2 BER rating and energy-efficient air-to-water heat pump system with ground floor underfloor heating, the home will have exceptionally low heating and energy requirements compared to older properties of a similar 172 square meter size.
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
ENNIS ROAD, TULLA, COUNTY CLARE
- Sale date
- Declared sale price
- €325,000.00
ENNIS ROAD, TULLA, COUNTY CLARE
- Sale date
- Declared sale price
- €210,000.00
Recent sales in the wider Tulla area
MAIN ST, TULLA, CLARE
- Sale date
- Declared sale price
- €300,000.00
CRAGROE, TULLA, CLARE
- Sale date
- Declared sale price
- €180,000.00
MILTOWN, TULLA, CO. CLARE
- Sale date
- Declared sale price
- €360,000.00
14 LOWER MAIN STREET, TULLA, CO CLARE
- Sale date
- Declared sale price
- €240,000.00
8 POWERSCOURT NEWLINE, TULLA, CLARE
- Sale date
- Declared sale price
- €295,000.00
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 of the purchase price for properties up to 1 million euro
- Solicitor legal fees: approximately 1,500 to 3,000 euro plus outlay and VAT
- Land registration fees: approximately 400 to 800 euro depending on property value and registry type
- Property valuation fees: around 150 to 300 euro required by mortgage lenders
- Surveyor fees: roughly 400 to 800 euro for a structural pre-purchase survey
- Annual home insurance: approximately 400 to 800 euro depending on the level of coverage and property specifics
Forum Talk
What people are saying about this area
- Locals in Tulla often highlight the strong community spirit and the convenience of having both primary and secondary schools within walking distance.
- Residents frequently discuss the appeal of East Clare's natural amenities, noting the popularity of local fishing lakes and walking trails.
- Community forums mention that Tulla serves as a practical commuter base for Ennis, Shannon, Limerick, and Galway.
- Discussions around new housing developments in the area generally focus on the integration of modern energy-efficient technologies like air-to-water heat pumps.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The development is within walking distance of local primary and secondary schools in Tulla village, making it very convenient for young families.
- Teenagers8/10
Proximity to secondary schools and local sporting facilities such as GAA, soccer, and an athletics track provides great options for teenagers.
- Multi-generational Living7/10
With homes offering up to five bedrooms and 172 square meters of floor area, there is ample space for multi-generational living configurations.
- Single Buyers5/10
These are primarily three to five-bedroom new build homes which may exceed the space and budget requirements typical for single first-time buyers.
- Couples7/10
A great choice for couples looking to upscale or settle down in a modern energy-efficient home with good commuting distances to major employment hubs.
- Empty Nesters6/10
While the homes are spacious, the larger three to five-bedroom layouts might offer more room than empty nesters typically require.
- Retirees6/10
Village amenities are within walking distance, though buyers should verify the long-term maintenance needs of detached and semi-detached properties with private gardens.
Work
3 areas- Remote Working8/10
Spacious floor plans and energy-efficient construction provide an ideal environment for a dedicated home office setup.
- Hybrid Commuting7/10
The location offers manageable driving distances to Ennis (12 mins), Shannon (20 mins), Limerick City (25 mins), and Galway City (45 mins).
- Retired7/10
A peaceful village environment with walkable local services makes it a comfortable option for retirees seeking a quieter pace.
Practical
8 areas- Ageing in Place7/10
Features underfloor heating on the ground floor and walkable village amenities, though multi-story layouts may require future adaptation.
- Low Maintenance9/10
As a brand new energy-efficient development with an A2 BER rating, maintenance requirements will be exceptionally low for years to come.
- Secure Gated Entry3/10
The listing details private driveways and gardens within an open development, but does not mention gated security.
- Minimalist Design6/10
Modern new build construction allows for contemporary interior styling, though traditional layouts are standard.
- Flexible Floor Plans7/10
A variety of house types (3 to 5 bedrooms) and finish options provide flexibility to tailor the home to buyer preferences.
- Heritage Home1/10
These are newly constructed modern homes rather than historic or heritage properties.
- Ecological Setup9/10
Boasts an A2 BER rating, an Air to Water Heat Pump System, ICF construction, and underfloor heating for high energy efficiency.
- Outdoor areas8/10
Includes private rear gardens, tarmac driveways, and a large open green area situated at the centre of the development.
Interests
9 areas- Gardening7/10
Properties come complete with private rear gardens and gardens laid to lawn, offering a solid canvas for keen gardeners.
- Walking8/10
East Clare is renowned for its walking trails, and village amenities are easily accessible on foot from the development.
- Gym5/10
While local sporting facilities like GAA and soccer are nearby, dedicated indoor fitness and gym facilities may require travel to larger nearby towns.
- Cycling7/10
The countryside location offers scenic local roads suitable for cycling enthusiasts.
- Golf6/10
While specific golf courses are not detailed on-site, the broader County Clare region features several well-known courses within driving distance.
- Fishing9/10
East Clare is specifically famous for its fishing lakes, making this an ideal location for angling enthusiasts.
- Horse Riding6/10
The rural setting in County Clare provides a countryside backdrop, though local equestrian facilities should be verified independently.
- Water Sports5/10
Proximity to East Clare lakes allows for certain freshwater activities, though coastal water sports require significant travel.
- Entertaining8/10
With generous floor areas up to 172 m² and private rear gardens, these homes provide plenty of space for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Located in Tulla, set in the heart of the East Clare countryside, offering a tranquil environment away from major city congestion.
- Rural Living7/10
Positioned in the heart of the countryside with nearby walking trails and fishing lakes, though still part of a structured village development.
- Village Living9/10
All amenities of Tulla village, including shops and services, are within comfortable walking distance from the development.
- Coastal Living2/10
The location is inland in County Clare, far away from any coastal or marine environments.
- Urban Living4/10
Tulla is a rural village setting rather than an urban center, though Ennis, Limerick, and Galway are accessible by car.
Social
6 areas- Community Involvement8/10
Set within a welcoming village community with local sports clubs, schools, and active community groups in Tulla.
- Café Culture5/10
Tulla offers essential village services and local shops, though expansive café culture is more prominent in nearby Ennis or Limerick.
- Nightlife3/10
Rural village living offers a quiet evening atmosphere with limited nightlife options locally.
- Health/Wellness groups6/10
Local sports facilities and community activities support active living, though specialized wellness groups should be verified locally.
- Networking Opportunities4/10
Being a rural village, local business networking is minimal, requiring commuters to travel to larger hubs for professional networking.
- Tech-Hub Connectivity4/10
While suitable for remote work, buyers should independently verify broadband speed and fiber availability for high-bandwidth tech requirements.
Listing information
- Agent
- DNG O'Sullivan Hurley
- Phone
- 065 684 0200
- Published on HouseDelve
- 17 September 2026
- Correction
- Report an issue
HD-D354D3HouseDelve · Republic of Ireland* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.