20 Bel Air, Ashford, WicklowA67TH56
€315,000
3 Bed~3 Bath~118 m²~BER C1
What you'll like:
- Desirable Ashford location: The property is situated within walking distance of Ashford village centre, providing convenient access to local shops, schools, pubs, and restaurants in a highly sought-after part of County Wicklow.
- Stunning scenic views: Occupying an advantageous corner site within the development, the residence offers picturesque vistas across the surrounding Wicklow countryside extending toward the Irish Sea.
- Spacious floor area: Offering 118 square metres of living space, the three-bedroom semi-detached dormer bungalow provides comfortable proportions well-suited for families or those downsizing.
- Upgraded modern kitchen: A stylish new kitchen has been installed in recent years, featuring contemporary fittings that enhance the dining space and reduce immediate renovation costs for the buyer.
- Private west-facing garden: The property benefits from a private rear garden featuring a decking and patio area, capturing afternoon and evening sun for outdoor relaxation.
- Cozy living room feature: The sitting room is equipped with a wood-burning stove and tiled floors, creating an inviting and easily maintainable focal point for colder months.
- Flexible ground-floor bedroom: Featuring a well-appointed double bedroom and a ground-floor shower room, the layout offers versatile living arrangements for guests or multi-generational needs.
- Multiple bathroom facilities: With three bathrooms in total, including a large family bathroom and a dedicated ensuite upstairs, morning congestion for occupants and visitors is minimized.
- Excellent commuter connectivity: The nearby M11 roadway places South Dublin and the M50 within a convenient driving distance of under 25 to 40 minutes depending on traffic.
- Public transport links: Dart services are accessible from nearby Greystones, offering an alternative rail commute into Dublin city centre for working professionals.
- Natural outdoor amenities: The surrounding region is renowned for scenic forest walks and award-winning beaches located just a short drive from the village.
- Quiet exclusive development: Set within the grounds of the former hotel, the select enclave comprises only 28 homes, promoting a peaceful neighborhood atmosphere.
- Well-maintained communal areas: Annual management fees of approximately 1,850 euros cover estate maintenance and refuse collection, ensuring the grounds stay tidy and presentable.
- High-speed internet access: High-speed broadband availability supports remote working arrangements and modern digital connectivity requirements.
- Turnkey interior condition: The listing notes that the property has been beautifully maintained and recently upgraded throughout, allowing a buyer to move in with minimal effort.
- Stable asking price: The asking price has remained stable at 315,000 euros without increases, suggesting a straightforward pricing strategy by the vendor.
- Strong local community: The vast majority of the 28 homes within the development are either owner-occupied or used for long-term residential purposes rather than transient holiday lets.
- Bright dual aspect: Benefiting from a corner site position, the dormer bungalow likely enjoys enhanced natural light ingress compared to mid-terrace alternatives.
- Outdoor entertainment space: The sliding doors opening from the kitchen-dining area directly onto the rear decking facilitate seamless indoor-outdoor living during warmer seasons.
- Established management structure: The owners management company is actively operational and handling ongoing estate upkeep and administrative duties for the residents.
But keep in mind:
- Strict cash buyer restriction: Banks are currently unwilling to offer mortgages on properties within this development, limiting interest exclusively to buyers with readily available liquid funds.
- Unresolved common areas: Common areas have not yet been formally handed over to the management company, creating the underlying title complications that deter mortgage lenders.
- Holiday home planning designation: The properties are designated as holiday homes from a planning perspective, which restricts standard residential lending and requires careful legal verification.
- Uncertain resolution timeline: While ongoing efforts are reportedly being made to resolve legal and planning issues, buyers should investigate the realistic timeframe for completing these complex transfers.
- Management company fees: Annual fees of 1,850 euros represent an ongoing financial overhead that buyers must factor into their long-term household budgeting.
- Limited financing leverage: The inability to secure a mortgage means buyers cannot leverage capital, which could potentially impact the future resale liquidity of the asset.
- Potential future levy risks: Unresolved legal and estate handover issues could lead to future unexpected financial levies imposed on owners by the management company.
- Planning compliance verification: Buyers must verify through their solicitor whether full-time residential use complies with local planning enforcement for holiday-designated units.
- Maintenance cost exposure: As part of a small 28-unit development, any major communal infrastructure repairs could result in high proportional costs for individual owners.
- Future resale restrictions: The cash-only restriction may persist when the buyer eventually decides to sell, potentially narrowing the future pool of prospective purchasers.
- Unyielding asking price: The asking price has remained unchanged at 315,000 euros, indicating limited vendor flexibility for immediate price negotiations despite the financing hurdle.
- Management company oversight: Buyers should carefully review the accounts, insurance policies, and meeting minutes of the management company to assess its financial health.
- Refuse cost fluctuations: Estate fees include refuse collection, meaning any future rise in commercial waste disposal charges will directly impact the annual management bill.
- Dormer insulation standards: Prospective buyers should inspect the energy efficiency and insulation of the dormer roof spaces to ensure the C1 BER rating is optimized.
- Parking and access rights: The exact legal delineation of parking spaces and common access routes around the corner site should be verified against the title deeds.
- Hotel grounds integration: Because the homes are set within the grounds of a former hotel, buyers must confirm public and private right-of-way boundaries across shared lands.
- Limited property history data: The lack of historical transaction data for comparison requires the buyer to rely entirely on independent valuation and surveyor advice.
- Surface water drainage: Given the rural Wicklow setting, buyers should have a surveyor inspect local drainage and soakaway systems for potential seasonal water pooling.
- Heating system efficiency: The reliance on a wood-burning stove and standard heating systems should be evaluated for running costs and servicing history.
- Structural survey necessity: Given the unique nature of holiday-home developments converted to residential use, a comprehensive structural survey is strongly advised to uncover hidden defects.
Price positioning
?
- The asking price appears somewhat undervalued relative to normal market expectations because the property is restricted exclusively to cash buyers due to holiday home planning designations and unmanaged common areas.
- Valuation signals are heavily influenced by recent local transactions within the same development, specifically showing a similar property achieving three hundred thousand euros very recently, indicating steady underlying neighborhood demand.
- This pricing position could be supported by the excellent decorative condition, upgraded kitchen, and scenic countryside views, though it might be undermined by recurring annual management fees and strict mortgage exclusion limitations.
- Relevant market dynamics indicate that restricting the buyer pool strictly to cash purchasers significantly limits competitive bidding, explaining why the seller adopted a realistic pricing strategy to attract immediate liquidity.
Build Analysis
What we know from similar construction types
- The property is a 3-bedroom semi-detached dormer bungalow of approximately 118 square metres, located within a development of 28 holiday homes.
- A buyer must investigate the planning status of the property, as it is designated as a holiday home which restricts standard mortgage lending.
- A buyer should verify the legal and administrative status of the management company, specifically regarding the handover of common areas, as lenders currently view this as an impediment to mortgage approval.
- The listing notes that the property is strictly suitable for cash buyers only due to the aforementioned planning and common area handover issues.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 1,200 to 1,600 euro.
- This estimate is based on the 118 square metre floor area and a C1 BER rating, indicating moderate energy efficiency, supplemented by features like a wood-burning stove.
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
6 BEL AIR, ASHFORD, CO WICKLOW
- Sale date
- Declared sale price
- €231,000.00
2 BEL AIR, ASHFORD, WICKLOW
- Sale date
- Declared sale price
- €200,000.00
Recent sales in the wider Ashford area
24 BELAIR, ASHFORD, WICKLOW
- Sale date
- Declared sale price
- €300,000.00
16 THE WALK, VARTRY WOOD, ASHFORD
- Sale date
- Declared sale price
- €600,000.00
THE OAKS, KILLOUGHTER, ASHFORD
- Sale date
- Declared sale price
- €1,050,000.00
WOODGATE, MOUNT ALTO, ASHFORD
- Sale date
- Declared sale price
- €825,000.00
BALLYKNOCKAN, ASHFORD, WICKLOW
- Sale date
- Declared sale price
- €920,000.00
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
- Estimated stamp duty: €3,150 — 1% of €315,000.
?
Based on the asking price shown on this page, using standard residential stamp-duty rates. No adjustments are made for VAT, reliefs, mixed-use property or additional land. The final purchase price and your circumstances may change the amount payable.
- Solicitor legal fees: approximately 1,500 to 2,500 euro plus VAT and outlays.
- Land registration fees: approximately 600 to 800 euro depending on the property value.
- Property valuation fees: approximately 150 to 300 euro.
- Surveyor fees: approximately 500 to 1,000 euro depending on the depth of the survey.
- Annual home insurance: approximately 400 to 700 euro per year.
Forum Talk
What people are saying about this area
- Residents in Ashford frequently discuss the scenic appeal and village atmosphere, highlighting proximity to local amenities and forest walks.
- Discussions regarding developments like Bel-Air often touch on management company operations, annual maintenance fees, and common area upkeep.
- Local community boards note strong transport connectivity via the M11, making commutes to South Dublin and the M50 relatively straightforward.
- Prospective buyers in the area frequently review the balance between holiday home designations and permanent residential use.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property offers three bedrooms, three bathrooms, and a safe enclosed rear garden, making it a wonderful environment for young children to grow up close to nature.
- Teenagers7/10
With three double bedrooms and plenty of local outdoor amenities, teenagers will appreciate the space, though public transport reliance for older youth should be considered.
- Multi-generational Living6/10
Having a ground-floor double bedroom and a shower room is a major plus for multi-generational living, though the overall 118 m² space may feel cozy for extended family setups.
- Single Buyers2/10
Due to the strict cash-buyer requirement driven by mortgage restrictions, single buyers relying on finance will find this property unsuitable.
- Couples7/10
A fantastic layout for couples looking for extra guest rooms or home office space in a tranquil village setting, provided they are cash buyers.
- Empty Nesters8/10
Low-maintenance development living with management company oversight makes this an appealing choice for empty nesters wanting to downsize into a scenic location.
- Retirees8/10
Features like a ground-floor bedroom and bathroom, combined with a peaceful community atmosphere and proximity to Ashford village, suit retirees very well.
Work
3 areas- Remote Working8/10
High-speed broadband is available, making this a great option for remote workers seeking a tranquil countryside backdrop.
- Hybrid Commuting7/10
The M11 motorway is close by, putting South Dublin and the M50 within a manageable drive for hybrid commuters.
- Retired9/10
An ideal setup for retirees looking for a manageable, well-maintained home in a picturesque and peaceful community.
Practical
8 areas- Ageing in Place8/10
The inclusion of a ground-floor double bedroom and shower room significantly enhances suitability for ageing in place.
- Low Maintenance8/10
An owners' management company looks after development maintenance and refuse costs for an annual fee of €1,850.
- Secure Gated Entry6/10
Set within a select, private development of 28 homes in hotel grounds, offering a secure and private neighborhood feel.
- Minimalist Design7/10
Recently upgraded throughout with a stylish modern kitchen and clean finishes that lend themselves to minimalist styling.
- Flexible Floor Plans7/10
A versatile dormer bungalow layout featuring bedrooms on both levels to accommodate various living arrangements.
- Heritage Home6/10
Located within the historic grounds of the Bel-Air Hotel, blending character with modern interior updates.
- Ecological Setup7/10
Features a C1 BER rating along with a cosy wood-burning stove in the sitting room for efficient heating.
- Outdoor areas8/10
Occupies a desirable corner site with a private west-facing garden, patio area, decking, and stunning countryside views.
Interests
9 areas- Gardening6/10
Features a private west-facing garden area and decking to the rear, ideal for pottering and outdoor relaxation without excessive upkeep.
- Walking9/10
Surrounded by renowned Wicklow countryside, forest walks, and award-winning beaches just a stone's throw away.
- Gym5/10
Local amenities include village conveniences, but dedicated gym facilities would likely require travel to nearby towns.
- Cycling7/10
The scenic local roads and countryside offer wonderful cycling routes, though buyers should verify local cycling infrastructure.
- Golf6/10
County Wicklow is home to several esteemed golf courses within driving distance of Ashford.
- Fishing7/10
Proximity to rivers and coastal areas in Wicklow provides good opportunities for fishing enthusiasts.
- Horse Riding7/10
The property's location in the horse-friendly countryside of Wicklow offers good access to local equestrian facilities.
- Water Sports7/10
Nearby coastal areas and beaches facilitate various water sports and seaside activities.
- Entertaining8/10
A stylish modern kitchen/dining room opening via sliding doors to a rear decking and patio area makes entertaining guests seamless.
Lifestyle
5 areas- Quiet Living9/10
Situated in a select development of just 28 homes within scenic hotel grounds, offering an exceptionally quiet and peaceful living environment.
- Rural Living7/10
Stunning countryside and sea views with forest walks nearby provide a strong rural feel, while still being within walking distance of village amenities.
- Village Living9/10
Located within walking distance of Ashford village centre, giving residents easy access to local shops, pubs, and restaurants.
- Coastal Living7/10
Enjoy views across the countryside to the Irish Sea and close proximity to award-winning beaches in Co Wicklow.
- Urban Living4/10
The setting is distinctly rural and village-focused rather than urban, though the M11 brings South Dublin within a reasonable commute.
Social
6 areas- Community Involvement7/10
Ashford offers a welcoming community feel, supported by local village events, schools, and clubs.
- Café Culture6/10
Local village amenities include charming spots to grab a coffee, though broader café culture is found in larger nearby towns.
- Nightlife4/10
Nightlife is limited locally to village pubs, with more extensive options requiring travel toward Greystones or Dublin.
- Health/Wellness groups6/10
Local community offerings include various wellness activities, pilates & stretching groups, and outdoor fitness opportunities.
- Networking Opportunities4/10
Professional networking is minimal in this rural village setting, making it more suited for remote corporate workers or retirees.
- Tech-Hub Connectivity6/10
High-speed broadband supports digital connectivity, though physical proximity to major tech hubs requires commuting.
Listing information
- Agent
- Clarke Auctioneers (Ashford)
- Phone
- 040 440 421
- Current status
- active
- Published on HouseDelve
- 11 October 2026
- Correction
- Report an issue
HD-90950DHouseDelve · 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.