118 Cluain Lárach, Tramore, Co. Waterford, X91PX6P

An impressive A1-rated four bedroom detached residence, presented in excellent decorative order throughout and ideally situated within the sought-after Cluain Larach development, overlooking a large green area. This spacious family home enjoys a prime setting just off the Ring Road, within a short stroll of Tramore town centre and its excellent range of amenities.

Ideally located for families, the property is within easy reach of primary and secondary schools, childcare facilities, local shops and a regular bus service to Waterford City. One of Ireland's most popular coastal destinations, Tramore is renowned for its magnificent 5 km beach, scenic coastal walks, vibrant promenade, championship golf course and superb selection of sporting and recreational facilities. The town also offers an excellent choice of cafés, restaurants, boutiques and everyday conveniences, while Waterford City is just a 15-minute drive away.

Extending to approximately 136 sq.m. (1,464 sq.ft.), the generously proportioned accommodation offers stylish, comfortable and practical living space throughout. The ground floor comprises a bright and welcoming entrance hall, a front living room with solid fuel inset stove and pocket doors opening into a generous open plan kitchen/dining area with French doors leading to the rear garden. A versatile additional reception room offers flexibility for use as a home office, playroom or guest bedroom, while a practical utility room and guest WC complete the ground floor accommodation. Upstairs, there are four well proportioned bedrooms, including a master bedroom with a recently renovated ensuite, together with a contemporary family bathroom.

Outside, the property enjoys a generous tarmac front driveway providing ample off-street parking, with gated access on both sides leading to a spacious walled rear garden, mainly laid to lawn. A paved patio and built-in BBQ area provide an ideal setting for outdoor dining and entertaining, while a substantial steel shed with power supply offers excellent additional storage.

Combining spacious family accommodation, modern finishes and exceptional energy efficiency, this superb home is ideally positioned to enjoy the town's extensive amenities and renowned coastal lifestyle.

Accommodation Comprises;

Ground Floor

Entrance Hall - Bright and welcoming entrance hall with tiled and laminate flooring, carpeted staircase to the first floor with timber handrail and painted spindles. Glazed doors leading to the living room and kitchen/dining room.

Living Room – 3.66m x 4.31m - Bright and spacious living room featuring a media wall and marble fireplace with solid fuel inset stove. Laminate flooring and pocket doors opening into the kitchen/dining room.

Kitchen/Dining Room – 6.96m x 3.13m - Spacious and bright open plan kitchen/dining space featuring a fitted kitchen with grey shaker-style units, ample worktop space, breakfast bar, integrated double oven, 5 Ring Hob with large canopy hod, microwave and dishwasher. Recessed ceiling lighting, tiled flooring and generous dining area with French doors opening to the rear garden.

Study – 2.67m x 3.65m - Study – Bright and versatile room overlooking the front of the property, with laminate flooring, ideal for use as a home office, playroom or additional bedroom.

Utility Room – 1.59m x 1.69m - Practical utility fitted with grey shaker-style storage units, worktop space, plumbing for washing machine and tumble dryer, tiled flooring and glazed door providing access to the garden.

Guest WC – 1.60m x 1.93m - Fitted with WC and pedestal wash hand basin, tiled flooring and window providing natural light.

First Floor

Landing - Carpeted landing with timber handrail and painted spindles, Stira folding stairs providing access to the attic space.

Master Bedroom – 4.31m x 3.40m: Spacious and bright double bedroom with two front-facing windows, fitted Sliderobe wardrobes with internal lighting, laminate flooring and access to an ensuite bathroom.

Ensuite – 2.53m x 1.26m: Recently renovated contemporary ensuite featuring a fully tanked shower enclosure with rainforest shower, underfloor heating mat, WC and wash hand basin with vanity unit. Finished with tiled flooring, partially tiled walls, chrome heated towel rail and window providing natural light and ventilation.

Bedroom 2 – 3.92m x 2.66m: Bright double bedroom with two front-facing windows, fitted wardrobes and dressing table, finished with laminate flooring.

Bedroom 3 – 3.66m x 2.72m - Bright and well proportioned bedroom with laminate flooring, currently being used as a single bedroom and home office.

Bedroom 4 – 3.65m x 2.70m - Bright and well proportioned double bedroom with laminate flooring.

Family Bathroom – 3.57m x 2.06m: Contemporary bathroom comprising an extra-deep, wide double-ended bath, separate walk-in shower with bespoke glass shower door designed to maximise light and rainforest showerhead, WC and wash hand basin with vanity unit. Finished with feature tiled flooring, partially tiled walls and window providing natural light and ventilation.

Features;
- Highly efficient air-to-water heating system.
- A1 BER rating, upgraded from A2 in June 2023 following solar installation.
- 5.12kW south-facing solar PV panels with 10kWh battery storage and concealed cabling.
- Running costs approx. €300–€500 p.a for the electricity and heating.
- 7.2kW electric vehicle charger installed outside the front door.
- Extensive fibre/network cabling with data points throughout (two in most rooms), connected via the attic.
- Generous electrical sockets throughout, TV points and USB/USB-C outlets. Wired for ceiling speakers.
- Attic and hot press sockets capable of operating from battery storage.
- Interlinked smoke and heat detectors throughout.
- Wired for an alarm system with wireless alarm installed.
- Steel shed on a concrete base with roller door and power supply.
- Outside tap and electrical socket.