Detached House · 4 bed · 350 m² · BER EXEMPT · €685,000
Compiled independently from public records, cross-referenced against the original sale listing. We have no part in the sale of this property. This is an automated summary of public data and a computer-vision reading of the exterior — not a valuation or a survey.
“Grand, bar a few jobs.”
Normal for its age. Budget for the work and you are fine. We could only check 3 of 6 sources for this address, so treat this as provisional.
01The exterior
An automated reading of Google Street View and satellite imagery at this address. It sees only the outside, and it is a machine's view — treat it as a prompt for your surveyor, not a substitute.
The property comprises a two-storey modern semi-detached residential dwelling situated along the R487 corridor. It features traditional cavity masonry construction beneath a pitched slate roof, accompanied by an enclosed perimeter wall and rear garden space. Its location offers direct village/regional road access within a low-density suburban-rural settlement.
02Price & comparables
Built from recent sold prices on the Property Price Register (last 12 months, index-adjusted to today) and comparable homes currently for sale, compared on a € per m² basis for this home's 350 m². An estimate, not a formal valuation.
We don't have enough comparable sales on this street or nearby to value this home independently, so this range is a wide sanity-check centred on the €685,000 asking price — not confirmed against the market. Estimates at this confidence land within 20% of the sale price about 34% of the time.
This compares the asking price only. It cannot see condition, interior, garden or aspect — a home priced low may need work. Use it to shortlist, not to decide. Our price model is typically within ~18%, so treat the range, not the midpoint, as the signal. Comparable data here is limited, so this is indicative.
Change in the CSO Residential Property Price Index for Mid-West, to May 2026. A regional trend, not this exact home.
Indicative, at a representative rate — your cost depends on your deposit and rate. Run it with your own numbers →
03The area
Measured at this address's small area, not the county — grouped into the environment around the home, the community, and getting around.
This property is not within any mapped OPW flood extent (CFRAM, NIFM or NCFHM).
This property is in a commercial broadband area where high-speed broadband is already available from multiple providers (e.g., Eir, Virgin Media, SIRO, Vodafone). Fibre or cable broadband options are typically available.
Co. Clare contains areas the EPA designates High Radon. Radon maps to a 10 km grid, so check the exact address on the EPA radon map; a home test costs about €50.
A blend of this report's own signals — safety, walkability, transport, broadband, affluence and flood. A rough summary; read the detail below.
Pobal Deprivation Index for KILKEE, -7.1 vs a national average of 0.
No schools mapped in the immediate area — expect a drive to the nearest town.
No GPs or pharmacies mapped nearby — the nearest are likely in the closest town.
The Garda division this address falls in — we couldn't compute a comparable safety score for it.
No bus or rail stops mapped in the immediate area — a car is likely essential here.
12.0 km
04Before you bid
Each finding is drawn from a named public dataset and checked at this property's approximate location.
Usually a protected structure or a building outside the BER rules. It means you have no standard measure of running costs, and most lenders cannot apply a green rate.
Do this Ask why it is exempt. If it is protected, check what upgrades are even permitted before you budget.
SEAI BER register
05Energy & upgrade
Personalised to this property. Everything in this section is worked out from this home’s own BER of EXEMPT, as published on its Building Energy Rating certificate, and its actual floor area of 350 m² — not an area average, and not a typical-home estimate.
This home is rated Exempt. Usually a protected structure or a building outside the BER rules. It means you have no standard measure of running costs, and most lenders cannot apply a green rate.
Indicative measures and costs to bring this 350 m² home to a B2 (green-mortgage) rating, using current SEAI grant amounts. Contractor-dependent — a guide for budgeting, not a quote.
| Measure | What it does | Cost | SEAI grant | Net |
|---|---|---|---|---|
| Attic insulation | Cuts heat loss through the roof — the biggest quick win | €7,600 | −€1,500 | €6,100 |
| External wall insulation | Wraps solid walls in insulation — the largest fabric gain | €74,350 | −€8,000 | €66,350 |
| Air-to-water heat pump | Replaces the fossil boiler with efficient electric heat | €13,500 | −€6,500 | €7,000 |
| Heating controls | Zoning and timers cut waste (fully grant-funded) | €700 | −€700 | €0 |
| New windows & doors | Modern glazing reduces draughts and heat loss | €33,250 | — | €33,250 |
| Solar PV panels | Generates your own electricity, cutting bills | €7,000 | −€1,800 | €5,200 |
| Total after grants | €136,400 | −€18,500 | €117,900 | |
Reaching a B2 rating unlocks green-mortgage rates (roughly 0.2–0.5% lower) and lifts resale value. SEAI grants shown at current rates; costs vary by contractor and a technical survey. You can apply through SEAI's One Stop Shop scheme.
06Aspect
North-facing - Garden receives minimal direct sunlight. Derived from the building's orientation on the map.
07Before you sign
18 items, 11 of them must-do, tailored to what we found here. Budget roughly €3.4k–€7.3k for the paid ones.
The most important spend before you sign, and the only thing that examines the actual fabric of the building. Nothing in an online report replaces it.
County Clare is a designated county. Lenders generally require certification, and without it the house may be unsellable.
Confirms the seller owns what they are selling and that everything built has permission.
Unauthorised work can block your mortgage and becomes your problem the day you close.
An under-declared band follows the property to you, not the seller.
Protected status restricts windows, insulation and heating changes, and it is the usual reason for BER exemption.
Boundary disputes are slow, expensive and surprisingly common.
The advisory report lists the specific upgrades recommended for this house.
Free, and it tells you more about the property and your negotiating room than any document.
A BER lasts ten years. An expired cert will not support a green mortgage rate application.
A seller need not volunteer problems, but must not misrepresent when asked. So ask, in writing, through your solicitor.
Traffic, noise, parking and light all change. Most buyers only ever see a house once.
It is a genuine mortgage blocker in Ireland, and treatment runs for several years.
Water pressure, drainage and rotten frames are expensive and easy to miss in a ten-minute viewing.
Insulation depth, damp and the age of the wiring are all visible where nobody looks.
Ireland is a European radon hotspot. Testing is cheap and remediation is usually straightforward.
Approval in principle is not a loan offer. The lender still has to value and approve this house.
Stamp duty is 1% up to €1m, 2% between €1m and €1.5m, and 6% above that. It is the largest cost buyers forget, and on a new build it is charged on the price excluding VAT.
Financing
We compare live rates from ten Irish lenders, including the green rates a B3 or better unlocks. See what this home would cost you each month.
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