18 Sandy Lane, Ballymoney, Co. WexfordY25W138
€460,000
3 Bed~2 Bath~136 m²~BER C
What you'll like:
- Pristine Walk-In Condition: The property is beautifully presented throughout, meaning buyers can move in immediately without needing to undertake costly and time-consuming renovation works.
- Spacious Floor Area: Measuring approximately 136 square metres, the generously proportioned accommodation provides ample room for comfortable family living and relaxed entertaining.
- Stunning Seaside Setting: Located just minutes from Ballymoney Beach, residents can easily enjoy coastal walks and outdoor activities right on their doorstep.
- Open Plan Living: The seamless integration of the kitchen, dining, and living areas creates a wonderful flow that enhances everyday family interaction.
- Vaulted Ceilings: Impressive raised ceilings amplify natural light and create an incredible sense of volume and architectural style throughout the main living spaces.
- Versatile Mezzanine Level: Overlooking the main living area with exposed timber beams, this flexible space is ideal for a home office, reading nook, or study.
- Solid Fuel Stove: The living room features a charming, functional stove fireplace that adds warmth and a cozy focal point during colder winter months.
- Three Double Bedrooms: All three sleeping quarters are generously sized double rooms, ensuring comfortable accommodation for family members or visiting holiday guests.
- Private Master Ensuite: The master bedroom includes a private ensuite bathroom, providing an added layer of convenience and personal privacy for homeowners.
- Walk-In Wardrobe: One of the bedrooms benefits from a dedicated walk-in wardrobe, offering exceptional storage solutions for clothing and personal belongings.
- Outdoor Decking Access: The open plan living space opens directly out to a rear garden decking area, making outdoor dining and summer entertaining effortless.
- Gated Community Security: Situated within a private gated development, the property offers an enhanced sense of security and a quiet neighborhood atmosphere.
- Proximity to Local Amenities: Essential local shops, churches, and popular social spots like Tara Vale pub are conveniently within easy walking distance.
- Golfing Proximity: Golf enthusiasts will appreciate being close to both Ballymoney Golf Club and the nearby Seafield Hotel and Golf Club facilities.
- Short Drive to Gorey: Gorey town centre is merely a few minutes drive away, providing access to extensive shopping, schools, and everyday commercial services.
- M11 Motorway Access: The nearby M11 motorway ensures convenient commuting connections to Dublin and other major regional employment hubs for working professionals.
- Primary School Proximity: Tara Hill primary school is a short drive from the address, making morning school runs straightforward for families with children.
- Tiled Functional Surfaces: High-traffic areas such as the entrance hallway, kitchen, and bathrooms feature durable tiled flooring that is exceptionally easy to maintain.
- Generous Room Dimensions: The well-proportioned rooms offer practical furniture placement options, preventing any cramped feeling and accommodating modern lifestyle needs comfortably.
- Holiday Lifestyle Appeal: Designed with relaxation in mind, the home serves as an ideal permanent residence or a high-end coastal weekend holiday retreat.
But keep in mind:
- C Energy Rating: Holding a C BER rating, the property may require future thermal upgrades or insulation improvements to achieve optimal energy efficiency and lower utility bills.
- Elevated Energy Consumption: The energy performance indicator sits at 159.54 kWh/m2/yr, indicating that heating costs could be higher compared to modern nearly zero-energy buildings.
- Stove Compliance: Buyers should verify that the solid fuel stove meets current building regulations, emissions standards, and proper chimney clearance certification.
- Gated Community Management: Living in a private gated development may involve annual management fees or shared maintenance levies for communal roads and security gates.
- Holiday Area Seasonality: Ballymoney is a popular coastal destination, meaning the surrounding area can experience significant seasonal fluctuations in population, traffic, and open amenities.
- Single Main Bathroom: Aside from the master ensuite, the house relies on one main family bathroom, which could create morning queues during busy family routines.
- Mezzanine Noise Transfer: The double-height vaulted ceiling and open mezzanine design may result in sound carrying easily between the ground floor and upper areas.
- Timber Beam Maintenance: The exposed timber beams on the mezzanine level will require periodic structural inspections and cosmetic upkeep to prevent deterioration.
- Decking Weather Exposure: Exterior timber decking is exposed to coastal Irish weather elements, requiring regular power washing, staining, and anti-slip maintenance.
- Limited Kitchen Footprint: While functional, the kitchen area is relatively compact compared to the expansive living space, which might restrict avid home cooks.
- Ensuite Ventilation: Buyers should inspect the master ensuite to ensure adequate mechanical extraction is installed to prevent dampness and condensation issues.
- Potential Management Covenants: Gated communities often enforce strict rules regarding property alterations, parking, and subletting, which buyers should thoroughly review beforehand.
- Coastal Environment Corrosion: Proximity to the sea introduces salty air moisture, which can accelerate rust on metal fixtures, window frames, and exterior hardware.
- Drainage and Sewage: Buyers should investigate the local sewerage infrastructure serving the private development to ensure municipal or private treatment capacity is robust.
- Public Transport Reliance: Depending on exact commuting needs, living in a coastal village setting may require heavy reliance on private cars rather than public transit.
- Insurance Premiums: Properties situated near the coast can sometimes attract higher home insurance premiums due to perceived weather and storm damage risks.
- Broadband Infrastructure: Rural and coastal locations can occasionally experience variable broadband speeds, so purchasers working remotely must verify high-speed fiber availability.
- Boundary Clarification: Purchasers must confirm exact property boundaries and title details regarding shared access roads or communal green spaces within the development.
- Expansion Constraints: The pristine finished layout and vaulted ceilings could make future attic conversions or structural extensions complex and expensive to undertake.
- Development Maintenance Fund: Buyers should check the financial health of any residents' association to ensure there are adequate reserves for future gate and road repairs.
Price positioning
?
- The asking price appears reasonably positioned because it sits closely aligned with recent verified transactions on the very same lane, reflecting a balanced valuation for the square footage and specific seaside location.
- Signals of appropriate valuation include immediate proximity to similar residential properties that recently traded between four hundred forty-eight thousand and four hundred fifty thousand euros, reinforcing market consistency.
- This valuation level could be supported by the pristine walk-in condition and spacious architectural features, whereas it could be undermined if broader coastal holiday home demand softens unexpectedly.
- Relevant market dynamics encompass the desirable private gated setting and close walking distance to local beaches and amenities, which consistently sustain steady buyer interest in this coastal enclave.
Build Analysis
What we know from similar construction types
- The property is a detached three-bedroom house measuring approximately 136 square meters with an open-plan layout, vaulted and raised ceilings in the living area, and a versatile mezzanine space.
- Features include a solid fuel stove in the main living space and exposed timber beams in the mezzanine.
- A buyer should investigate the structural integrity and insulation standards of the vaulted ceilings and the mezzanine addition, and check compliance with building regulations regarding ventilation and fire safety.
- Given its coastal location near Ballymoney Beach, a buyer should also investigate potential risks related to marine exposure, such as dampness or weathering on exterior finishes, and verify management company rules and fees associated with the private gated community.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,500 to €2,000.
- Explanation: Based on the BER rating of C, a floor area of 136 square metres, and the presence of a solid fuel stove, heating and energy demands are expected to be moderate, though actual costs will vary depending on lifestyle and fuel usage.
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
7 SANDY LANE, BALLYMONEY, WEXFORD
- Sale date
- Declared sale price
- €448,000.00
17 SANDY LANE, BALLYMONEY, GOREY
- Sale date
- Declared sale price
- €450,000.00
13 SANDY LANE, BALLYMONEY, WEXFORD
- Sale date
- Declared sale price
- €542,000.00
7 SANDY LANE, BALLYMONEY, WEXFORD
- Sale date
- Declared sale price
- €385,000.00
39 SANDY LANE, BALLYMONEY, GOREY
- Sale date
- Declared sale price
- €750,000.00
Recent sales in the wider Ballymoney area
22 SANDYCOVE PHASE 1, BALLYMONEY, GOREY
- Sale date
- Declared sale price
- €374,000.00
9 HILLVIEW CRESCENT, SEAFIELD, BALLYMONEY
- Sale date
- Declared sale price
- €470,000.00
22 THE VILLAGE, BALLYMONEY, GOREY
- Sale date
- Declared sale price
- €420,000.00
6 HILLVIEW DR, SEAFIELD, BALLYMONEY
- Sale date
- Declared sale price
- €620,000.00
SEA VIEW, BALLYMONEY, GOREY
- Sale date
- Declared sale price
- €150,000.00
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: approximately 1% to 2% of the purchase price (€4,600 to €9,200).
- Solicitor legal fees: roughly €1,500 to €3,000 plus outlays and VAT.
- Land registration fees: approximately €130 to €700 depending on the 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.
- Annual home insurance: roughly €400 to €800 depending on the policy and coverage level.
Forum Talk
What people are saying about this area
- Residents in the Ballymoney and Tara Hill areas frequently discuss the vibrant coastal community and the popularity of local amenities such as Ballymoney Beach and the Tara Vale pub during the summer months.
- Local community groups often highlight the area's appeal as a holiday destination as well as a peaceful permanent residential setting close to Gorey.
- Traffic and parking near popular beaches and local access roads can occasionally become busy during peak tourist season, according to local discussions.
- Proximity to the M11 motorway and Gorey town centre is regularly noted by residents as a major convenience for commuters and local shopping.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property offers three double bedrooms, enclosed outdoor areas, and proximity to Ballymoney Beach, making it a safe and fun environment for young children.
- Teenagers7/10
Teens will appreciate the close proximity to the beach and local seaside activities, though the rural Wexford setting offers limited urban entertainment.
- Multi-generational Living6/10
With 136 m² of space and three bedrooms, it provides comfortable accommodation, but lacks a completely self-contained annexe for extended family.
- Single Buyers6/10
A detached three-bedroom home in walk-in condition is a great purchase, though the asking price of €460,000 and rural seaside location may require specific lifestyle choices.
- Couples9/10
Exceptional layout featuring an open-plan kitchen, dining, and living area with vaulted ceilings, perfect for couples looking for style and comfort near the coast.
- Empty Nesters8/10
Single-level accommodation flow with manageable garden maintenance makes this an attractive option for downsizers wanting a coastal retreat.
- Retirees8/10
The property provides easy ground-floor living options, a private gated community feel, and a peaceful seaside setting well-suited to retirement.
Work
3 areas- Remote Working8/10
Spacious interior with vaulted ceilings provides a pleasant home environment, though broadband speeds should be verified by the buyer.
- Hybrid Commuting6/10
Proximity to the M11 motorway (about 4.5 km away) facilitates commuting, though distance to major employment hubs like Dublin should be considered.
- Retired9/10
An ideal setup for retirees seeking a secure, low-maintenance home in a quiet coastal community.
Practical
8 areas- Ageing in Place8/10
Ground-floor bedrooms and bathrooms make this property very adaptable for ageing in place, though accessibility features should be verified.
- Low Maintenance8/10
Presented in pristine walk-in condition with modern finishes, minimizing immediate maintenance requirements.
- Secure Gated Entry9/10
Located within a private gated community, offering enhanced security and peace of mind.
- Minimalist Design7/10
Features clean lines, vaulted ceilings, and an open-plan layout that appeals to minimalist sensibilities.
- Flexible Floor Plans8/10
Includes a versatile mezzanine overlooking the living space, three double bedrooms, and a walk-in wardrobe.
- Heritage Home2/10
This is a modern, stylishly finished property rather than a traditional period or heritage home.
- Ecological Setup6/10
Holds a C BER rating, meaning there may be potential for future energy efficiency upgrades.
- Outdoor areas8/10
Features a rear garden and decking area directly accessible from the open-plan living space, perfect for outdoor relaxation.
Interests
9 areas- Gardening6/10
Features pleasant outdoor areas and decking, offering a manageable space for keen gardeners to personalize.
- Walking9/10
Fantastic walking opportunities with Ballymoney Beach and local scenic routes within easy walking distance.
- Gym5/10
Local hotel facilities like Seafield Hotel provide wellness options, but dedicated commercial gyms require travel into Gorey.
- Cycling8/10
The coastal and rural roads around Ballymoney offer scenic and generally pleasant cycling routes.
- Golf10/10
Positioned exceptionally close to both Seafield Hotel and Golf Club and Ballymoney Golf Club.
- Fishing8/10
The coastal location provides great access to shore fishing and marine activities.
- Horse Riding7/10
County Wexford offers various equestrian facilities and riding opportunities within reasonable driving distance.
- Water Sports9/10
Proximity to Ballymoney Beach makes this an ideal spot for swimming, surfing, and general water sports.
- Entertaining9/10
The open-plan living, kitchen, and dining area combined with outdoor decking creates a brilliant space for hosting family and friends.
Lifestyle
5 areas- Quiet Living9/10
Located in a private gated community in Ballymoney, offering a peaceful and tranquil environment away from major urban congestion.
- Rural Living8/10
Situated in a scenic coastal countryside setting in Co. Wexford, surrounded by beaches and golf clubs, though close to Gorey town.
- Village Living7/10
Within walking distance of local amenities in Ballymoney, including a local pub, shops, and churches.
- Coastal Living10/10
Minutes away from Ballymoney Beach and various seaside activities, making it an ideal coastal haven.
- Urban Living3/10
The location is decidedly suburban-rural and coastal, requiring a short drive to Gorey town centre for comprehensive urban amenities.
Social
6 areas- Community Involvement7/10
A close-knit coastal community with local amenities like the Tara Vale pub fostering a welcoming atmosphere.
- Café Culture6/10
Some local eateries and hotel amenities are nearby, but a wider café culture is found a short drive away in Gorey.
- Nightlife5/10
Local options are largely limited to nearby hotel amenities and local pubs, with more vibrant nightlife requiring travel to Gorey.
- Health/Wellness groups7/10
Access to hotel leisure clubs and local community spaces provides good avenues for wellness and fitness groups.
- Networking Opportunities4/10
The location is primarily residential and holiday-oriented, offering fewer direct professional networking opportunities locally.
- Tech-Hub Connectivity4/10
Rural coastal location means tech hubs are distant, making reliance on remote digital connectivity essential.
Listing information
- Agent
- Sherry FitzGerald O'Leary Kinsella
- Phone
- 053 943 0088
- Published on HouseDelve
- 26 September 2026
- Correction
- Report an issue
HD-8453E2HouseDelve · 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.