Photograph 1 of 54 of Woodside, Roslevan, Ennis, Co. Clare.
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Woodside, Roslevan, Ennis, Co. Clare.V95D5D7

€625,000

4 Bed~3 Bath~181 m²~BER C1

What you'll like:

  • Architectural pedigree: Designed by Hassett Leyden and Associates and constructed by Pat Keogh Construction in 1997, offering buyers proven build quality and a desirable layout.
  • Spacious floor area: Features a generous 181 square metres of living space, providing ample room for a growing family to live comfortably.
  • Generous site size: Set on a private and mature 0.395 acre site, giving buyers wonderful outdoor space and exceptional privacy.
  • Open plan living: Includes a superb open plan kitchen, dining, and living area that forms the heart of the home for modern lifestyles.
  • Dual solid fuel stoves: Features both a Stanley coal, log, and turf burning stove and a striking Cheminees Philippe log burning stove for cosy heating.
  • Multiple reception rooms: Complemented by a central lounge providing an elegant additional space for entertaining or relaxing away from the main hub.
  • Four well proportioned bedrooms: Offers four comfortable bedrooms, ensuring plenty of accommodation options for family members or visiting guests.
  • Dual en suite facilities: Both the main and guest bedrooms benefit from convenient en suite facilities, reducing morning queues for bathrooms.
  • Recently upgraded bathrooms: All three bathrooms have been modernised since 2019, featuring quality finishes like LED mirrors and heated towel rails.
  • Dedicated home office: Includes a functional home office or music room with extensive built in shelving, perfect for remote working.
  • Quality timber finishes: Showcases solid maple flooring and solid Irish red oak doors, skirting, and architraves throughout much of the interior.
  • Custom fitted wardrobes: The main bedroom includes two high quality Lomi Design fitted wardrobes, maximizing storage efficiency for the buyer.
  • Efficient oil heating: Equipped with zoned oil-fired central heating with a modern condenser boiler and radiators throughout for better energy control.
  • Detached garage potential: Features an insulated garage and utility area with strong potential for conversion into ancillary living space, subject to planning.
  • Useful attic storage: Includes a partially floored attic space, providing convenient extra room for storing household items and seasonal gear.
  • Private outdoor patio: The rear patio constructed in 2020 offers an ideal spot for outdoor dining and directly connects to the main living area.
  • Ample off street parking: Features a generous tarmac driveway with neat curbing that provides plenty of parking space for multiple vehicles.
  • Beautiful mature gardens: Surrounded by beautifully maintained lawns and mature planting that create a peaceful and attractive natural setting.
  • Desirable location: Situated in the sought after Roslevan area of Ennis, combining peaceful suburban living with convenient access to local amenities.
  • Strong natural light: Designed to maximise sunlight throughout the day, creating bright and welcoming living spaces for the occupants.

But keep in mind:

  • C1 energy rating: The current BER rating of C1 means buyers may want to invest in further energy upgrades to lower future heating costs.
  • Private wastewater treatment: The property relies on a Bio Cycle wastewater treatment system, requiring ongoing maintenance and periodic professional servicing.
  • Garage conversion costs: Developing the insulated garage into additional accommodation would incur significant costs and require local planning permission.
  • Oil heating reliance: The home depends on an oil-fired central heating system, exposing buyers to fluctuations in domestic oil prices.
  • Open plan acoustics: The expansive open plan kitchen, dining, and living space might transmit noise more easily across family activity areas.
  • Mature tree roots: The mature trees surrounding the 0.395 acre site should be inspected by a arborist to prevent potential root interference.
  • Solid wood maintenance: The extensive solid maple flooring and Irish red oak joinery will require regular specialist care to maintain their finish.
  • Roof insulation levels: Buyers should verify the exact depth and quality of attic insulation to ensure it meets modern thermal retention standards.
  • Window thermal performance: As a 1997 build, the window glazing units should be checked for seal integrity and overall thermal efficiency.
  • Boiler lifespan: The oil condenser boiler should be thoroughly inspected by a heating engineer to determine its remaining operational lifespan.
  • Septic compliance: Buyers should ensure the Bio Cycle treatment system fully complies with current environmental and local authority regulations.
  • Boundary fence checks: The exact boundaries of the 0.395 acre plot should be carefully verified against the official title deeds by your solicitor.
  • Stove chimney maintenance: The two large solid fuel stoves and their flues will require regular professional sweeping and safety inspections.
  • Electrical system check: The electrical installation dating from 1997 should be evaluated by an electrician to confirm it meets modern safety codes.
  • Plumbing system pressure: The pumped and electric showers should be tested to ensure adequate water pressure and reliable long term performance.
  • Surface water drainage: The tarmac driveway and patio drainage systems should be inspected to ensure they effectively manage heavy rainfall.
  • Storage limitations: Without a full attic conversion, storage is restricted to a partially floored space and built in wardrobes.
  • Future extension limits: The size of the existing footprint and site layout may restrict the scale of any future structural extensions.
  • External maintenance needs: The brick and render exterior finishes should be examined for any weathering or pointing repairs needed over time.
  • Local traffic patterns: Buyers should investigate local traffic conditions around Roslevan during peak morning and evening commuting hours.

Price positioning

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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.
The asking price looks moderately overvalued compared with the available evidence.
  • The asking price appears somewhat overvalued when compared against historical transactions in the immediate local area, reflecting a significant premium over older baseline figures for similar residential dwellings in the vicinity.
  • Upward valuation signals stem from the extensive architectural design features, upgraded bathrooms, large private site, and high-quality internal finishes which distinguish this property from standard offerings.
  • Potential factors that could support such an ambitious pricing strategy include strong current buyer demand for spacious detached bungalows and the scarcity of well-maintained mature properties within this specific locality.
  • Conversely, factors that might undermine this valuation include the C1 energy rating requiring potential future retrofitting investments and broader macroeconomic pressures influencing upper-tier regional housing affordability.

Build Analysis

What we know from similar construction types

  • The property is an architecturally designed brick-built bungalow constructed in 1997 by Pat Keogh Construction and designed by Hassett Leyden + Associates.
  • Features zoned oil-fired central heating with a condenser boiler, double glazing, and an insulated garage block offering potential for ancillary living accommodation, which a buyer should verify is compliant with planning permission and building regulations.
  • Wastewater is serviced by an on-site Bio Cycle treatment system, and a buyer should investigate its maintenance history, compliance, and servicing records.
  • A partially floored attic provides storage, and buyers should check attic insulation levels and ventilation.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost: €2,200 to €2,800. Explanation: The property has a floor area of 181 m² with a C1 BER rating, a zoned oil-fired central heating system with a condenser boiler, and solid fuel stoves. Actual costs will vary depending on household usage patterns, fuel price fluctuations, and oil efficiency.

Pollution Safe

9/10

Environmental situation to investigate

  • The property is located in a predominantly residential and agricultural setting with no apparent major industrial polluters or active heavy manufacturing facilities in immediate proximity.
  • Any historical or localized concerns regarding private wastewater treatment systems, such as the on-site Bio Cycle unit, should be independently inspected and verified by a qualified professional.

Flood Safe

8/10

Water overflow reports to follow up

  • The setting appears generally elevated away from major coastal or tidal flood zones, though localized surface water accumulation during extreme weather events should be verified.
  • Buyers are advised to consult local authority flood maps and carry out a comprehensive environmental survey to confirm the long-term flood resilience of the specific plot.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

  • HAZELGROVE, ROSLEVAN, ENNIS

    Sale date
    Declared sale price
    €515,000.00
  • WOODSIDE, ROSLEVAN, ENNIS

    Sale date
    Declared sale price
    €395,000.00
  • CLARCLIATH HOUSE, ROSLEVAN, ENNIS

    Sale date
    Declared sale price
    €925,000.00
  • NEWPARK HOSTEL, ROSLEVAN, ENNIS

    Sale date
    Declared sale price
    €335,000.00

Recent sales in the wider Ennis area

  • 13 MILLSTREAM COURT, ENNIS, CO CLARE

    Sale date
    Declared sale price
    €206,000.00
  • 6 LINNANES TERRACE, KILRUSH RD, ENNIS

    Sale date
    Declared sale price
    €215,000.00
  • 5 SHOWGROUNDS VIEW, ENNIS, CO CLARE

    Sale date
    Declared sale price
    €415,000.00
  • 21 BANNER COURT, LIMERICK RD, ENNIS

    Sale date
    Declared sale price
    €275,000.00
  • 31 SYCAMORE DRIVE, LIMERICK ROAD, ENNIS

    Sale date
    Declared sale price
    €430,000.00

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

  • WOODSIDE, ROSLEVAN, ENNIS

    Sale date
    Declared sale price
    €331,500.00

Buyer fees*

Associated expenses guide

  • Stamp duty: approximately €62,500 based on 10% of the asking price for residential properties over a certain threshold, though standard rates should be verified.
  • Solicitor legal fees: roughly €1,500 to €3,000 excluding outlay and VAT.
  • Land registration fees: approximately €600 to €800 depending on property value and registration type.
  • Property valuation fees: around €150 to €300.
  • Surveyor fees: approximately €500 to €1,200 depending on the level of detail required for a 181 m² home.
  • Annual home insurance: roughly €400 to €800 per year.

Forum Talk

What people are saying about this area

  • Locals in Roslevan often discuss the peaceful suburban feel combined with convenient access to Ennis town amenities.
  • Community forums highlight the popularity of residential areas near the Ennis bypass for commuters travelling toward Limerick or Galway.
  • Residents frequently note the appeal of mature landscaping and generous site sizes in established pockets around Roslevan.
  • Local discussions occasionally touch upon traffic management and school connectivity during peak morning and evening hours in the wider Ennis area.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The property offers a secure and private 0.395-acre site with well-maintained lawns and plenty of outdoor space for young children to play safely, alongside a functional open-plan layout.

    8/10
  • Teenagers

    Four well-proportioned bedrooms, two en suites, and a separate home office or music room provide teenagers with good personal space and areas for study or hobbies.

    8/10
  • Multi-generational Living

    The single-level bungalow layout and multiple bedrooms offer good accessibility, while the insulated garage provides potential for ancillary accommodation subject to planning permission.

    7/10
  • Single Buyers

    A substantial four-bedroom detached family home on a large site may exceed the space requirements and maintenance capacity of a single buyer.

    4/10
  • Couples

    Provides generous living spaces, dual reception rooms with wood-burning stoves, and a home office, making it comfortable for couples who value room to grow.

    7/10
  • Empty Nesters

    As a single-level architecturally designed bungalow with upgraded modern bathrooms and manageable mature gardens, it suits downsizers looking for comfort without stairs.

    8/10
  • Retirees

    Single-story living avoids stairs, and features like level-access showers and modern upgrades support comfortable long-term occupancy.

    8/10

Work

3 areas
  • Remote Working

    Includes a dedicated home office or music room with extensive built-in shelving, providing an ideal environment for remote work.

    9/10
  • Hybrid Commuting

    Conveniently located in Ennis with good transport links via major routes for hybrid commuters traveling to regional employment hubs.

    7/10
  • Retired

    The single-level bungalow design, private setting, and modern interior comforts make it very well-suited for retirement.

    8/10

Practical

8 areas
  • Ageing in Place

    A single-level detached bungalow featuring level-access electric showers and modern bathrooms adapted for easy accessibility.

    9/10
  • Low Maintenance

    Brick-built exterior, double-glazed windows, and recent interior upgrades reduce immediate maintenance requirements, though mature grounds require ongoing upkeep.

    7/10
  • Secure Gated Entry

    Features a generous tarmac driveway and a private site, though gated entry is not explicitly detailed and should be verified.

    4/10
  • Minimalist Design

    Features clean architectural lines and an open-plan layout, though traditional elements like timber joinery and stoves give it a warm, classic feel.

    6/10
  • Flexible Floor Plans

    A well-considered layout with a central lounge, open-plan living areas, and a home office that can adapt to various family needs.

    8/10
  • Heritage Home

    Built in 1997 by Pat Keogh Construction, this is a modern architect-designed property rather than a traditional heritage home.

    2/10
  • Ecological Setup

    Equipped with a C1 BER rating, zoned oil-fired heating with a condenser boiler, and a Bio Cycle wastewater treatment system.

    6/10
  • Outdoor areas

    Comprises a private 0.395-acre mature site with beautifully maintained lawns, a tarmac driveway, and a rear patio completed in 2020.

    9/10

Interests

9 areas
  • Gardening

    Features a generous 0.395-acre site with beautifully maintained lawns and established private grounds offering ample gardening potential.

    8/10
  • Walking

    The mature residential setting provides pleasant local walking opportunities, though transport may be required for extensive trail networks.

    6/10
  • Gym

    There is no dedicated gym on site, but the spacious layout or garage space offers potential for setting up a home workout area.

    5/10
  • Cycling

    Local roads around Roslevan offer cycling routes, though cyclists should verify connectivity to dedicated cycle lanes into Ennis.

    6/10
  • Golf

    Ennis has a local golf club, making this a reasonably convenient location for golf enthusiasts.

    6/10
  • Fishing

    County Clare offers various river and lake fishing options within reasonable driving distance from Ennis.

    6/10
  • Horse Riding

    Equestrian facilities can be found in the broader County Clare region, though none are directly adjacent.

    5/10
  • Water Sports

    Inland location means water sports require travel to nearby lakes, rivers, or the Atlantic coast.

    4/10
  • Entertaining

    An impressive open-plan kitchen, dining, and living area connects seamlessly through double doors to a recently constructed rear patio, ideal for hosting guests.

    9/10

Lifestyle

5 areas
  • Quiet Living

    Set on a private and mature 0.395-acre site in Ennis, the property offers a peaceful retreat with established trees and enclosed gardens.

    9/10
  • Rural Living

    While set on a private mature site, it is located in a residential area of Ennis rather than a remote rural countryside setting.

    6/10
  • Village Living

    The Roslevan location provides a suburban village feel with local conveniences while remaining close to the town center.

    7/10
  • Coastal Living

    The property is located inland in Ennis, County Clare, far from the coast.

    2/10
  • Urban Living

    Situated in Ennis, it balances residential privacy with reasonable proximity to urban amenities and services.

    6/10

Social

6 areas
  • Community Involvement

    Ennis offers an active community with local clubs, associations, and neighborhood engagement.

    7/10
  • Café Culture

    Proximity to Ennis town center provides access to local cafés, restaurants, and social meeting spots.

    6/10
  • Nightlife

    Ennis town center features traditional pubs and music venues, though nightlife is more subdued compared to major cities.

    5/10
  • Health/Wellness groups

    Local facilities and community centers in Ennis support wellness activities, pilates, and fitness groups.

    6/10
  • Networking Opportunities

    Professional networking is primarily centered in larger urban hubs, though Ennis has local business networks.

    5/10
  • Tech-Hub Connectivity

    Buyers should verify local broadband speeds and fiber availability for high-tech connectivity.

    5/10

Listing information

Agent
Sherry FitzGerald McMahon
Phone
065 686 7866
Published on HouseDelve
10 September 2026
Correction
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Property reference: HD-9722C4HouseDelve · 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.