21 Tara Green, Ballymoney, Gorey, Co. WexfordY25FH31
€325,000
4 Bed~3 Bath~107 m²~BER D1
What you'll like:
- Detached coastal house: This property offers a detached layout with 107 square metres of floor space, providing privacy and generous accommodation suitable for families or holidaymakers.
- Four bedroom accommodation: Featuring four well-proportioned bedrooms across two floors, the home provides exceptional layout flexibility for visiting guests, family members, or dedicated home offices.
- Ground floor bedrooms: The inclusion of two bedrooms and a bathroom on the ground level enhances accessibility and long-term living convenience for residents of all ages.
- En-suite primary bedroom: The main bedroom benefits from a private en-suite bathroom, adding a touch of everyday luxury and personal privacy for the homeowners.
- Open plan living: The combined kitchen, dining, and living area creates a bright, sociable environment ideal for modern lifestyles and effortless daily family interactions.
- Open fireplace feature: An open fireplace in the main living space provides a charming traditional focal point and cozy warmth during colder autumn and winter evenings.
- South west garden: The rear garden and patio enjoy a desirable south-west orientation, capturing abundant afternoon and evening sunshine for outdoor relaxation and entertaining.
- Direct beach access: Residents benefit from direct access to the local sandy beach via Tara Glen, making seaside strolls exceptionally convenient throughout the year.
- Golf course proximity: The property includes application rights for membership at Tara Glen Golf Course, presenting a fantastic leisure opportunity for avid golf enthusiasts.
- Village proximity: Being located within easy reach of Ballymoney village allows residents to easily access local amenities and popular coastal attractions on foot.
- Resort convenience: The home is positioned close to the renowned Seafield Hotel and Spa Resort, offering high-end dining, wellness, and leisure facilities just minutes away.
- Commuter accessibility: Proximity to the M11 motorway ensures convenient and efficient driving access to Dublin and the wider southeast region for commuters.
- Gorey town amenities: The nearby town of Gorey provides extensive shopping, supermarkets, schools, and social options, enhancing the everyday practicality of this location.
- Off street parking: Dedicated off-street parking space provides secure vehicle accommodation and adds valued convenience for household members and visiting guests.
- Semi vaulted ceilings: The first-floor bedrooms feature attractive semi-vaulted ceilings that introduce architectural character and a wonderful sense of vertical space and light.
- Sliding patio doors: Direct access from the living area to the rear patio via sliding doors seamlessly blends indoor living spaces with the outdoor garden environment.
- Flexible upstairs layout: Two first-floor bedrooms alongside a dedicated shower room create a private upper level that is ideal for children or independent guests.
- Stable asking price: The recorded asking price has remained stable at €325,000 without upward revisions, potentially indicating a realistic and transparent pricing strategy by the vendor.
- Coastal holiday appeal: The combination of beach access and regional resort amenities makes this an attractive proposition for buyers seeking a dedicated holiday retreat.
- Established residential setting: Situated within the popular Tara Green development, the property benefits from an established neighborhood feel and a strong sense of community.
But keep in mind:
- D1 energy rating: The property holds a D1 BER rating, indicating below-average thermal efficiency which will likely result in higher heating bills for occupants.
- Retrofit requirements: Achieving a more comfortable and energy-efficient living environment will likely require significant capital investment in modern insulation, windows, or heating upgrades.
- Open fireplace inefficiency: While charming, the open fireplace can draw heated air out of the room and is notoriously inefficient for whole-house heating compared to closed stoves.
- Compact secondary bedroom: One of the upstairs bedrooms measures less than two square meters in width, significantly limiting its utility as anything other than a very small nursery or store room.
- Limited ground floor washrooms: With only two shower rooms shared across four bedrooms, morning routines for a full household may require careful coordination and scheduling.
- Management company fees: Buyers should verify whether Tara Green or Tara Glen operates under a management company that levies annual service charges for estate or facility maintenance.
- Golf club restrictions: The mention of application rights for the golf course means membership is not guaranteed, and buyers must independently verify current joining fees and availability.
- Holiday home restrictions: Prospective buyers should investigate if local planning regulations or estate covenants impose restrictions on short-term letting or permanent residential occupancy.
- Coastal weather exposure: Being situated in a coastal region means the exterior building materials may be subject to higher levels of salt spray, wind driven rain, and accelerated weathering.
- Potential drainage charges: Buyers must check if the development relies on private wastewater treatment facilities and confirm whether maintenance levies apply to these services.
- Stagnant pricing context: The lack of asking price movement since initial tracking could reflect limited immediate market demand or an inflexible vendor unwilling to negotiate.
- Compact bathroom spaces: Several of the bathrooms have relatively small footprints, which may feel cramped for family use and offer limited scope for major layout redesigns.
- Sloped ceiling restrictions: The semi-vaulted ceilings on the upper level may reduce usable headroom against the exterior walls, impacting furniture placement and wardrobe options.
- Traffic and seasonal influx: Proximity to beaches and resort facilities may result in increased traffic congestion and noise levels during peak summer holiday weekends.
- Broadband infrastructure: Buyers intending to work from home should verify the availability of high-speed fibre broadband speeds within this specific coastal residential pocket.
- Insurance cost factors: Properties located in coastal settings or near water bodies can sometimes attract higher buildings insurance premiums or specific flood risk exclusions.
- Roof and attic inspection: The D1 energy rating suggests that attic insulation levels should be professionally inspected to confirm they meet modern building standards and prevent heat loss.
- Window glazing age: Buyers should check the age and condition of the double glazing to determine if replacement is necessary to improve the home's thermal performance.
- Heating system efficiency: A detailed service and inspection of the primary heating system is recommended to ensure the boiler functions reliably before finalizing a purchase.
- Title and rights verification: Legal advisors must carefully examine the exact deeds regarding the stated beach access and golf club application rights to ensure they are legally binding.
Price positioning
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- The asking price appears somewhat elevated relative to historical transactions on the same street, suggesting the seller is testing the upper limits of the local coastal holiday home market expectations.
- Valuation signals present a mixed picture where premium lifestyle attributes like beach access and golf course rights provide support, contrasted against a moderate D1 energy rating that might require future capital investment.
- Potential buyers supporting this price point would likely be motivated by the desirable coastal setting and flexible four-bedroom accommodation, whereas weaker market demand or high retrofit costs could undermine the valuation.
- The recorded asking-price history shows a stable posture with no reductions since initial tracking, indicating seller confidence and potentially limited immediate room for aggressive negotiation from interested parties.
Build Analysis
What we know from similar construction types
- The property is a detached four-bedroom home extending to approximately 107.4 square metres, featuring a traditional layout with ground-floor bedrooms and semi-vaulted ceilings on the upper level.
- Features an open fireplace in the main living area, which should be inspected for compliance, draw, and overall condition.
- Buyers should investigate the construction type, insulation levels, and heating systems to understand the thermal performance associated with the D1 BER rating.
- Verify the management structure, estate maintenance, and any potential service charges associated with the Tara Green and Tara Glen development, including access rights and local amenities.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a D1 BER rating, indicating that the energy performance falls short of modern efficiency standards and would benefit from a deep retrofit to improve comfort and reduce heating costs.
- A comprehensive deep retrofit including upgraded wall insulation, window replacements, roof insulation, and the installation of a renewable heating system such as a heat pump could cost between 30,000 and 50,000 euros depending on the extent of the works and current fabric condition.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1,600 euro to 2,000 euro.
- Explanation: Given the 107 m2 floor area and the D1 BER rating, the energy efficiency indicates higher heat loss compared to modern builds, resulting in moderate to high heating expenses.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a predominantly residential and coastal rural setting, well removed from heavy industrial zones, major manufacturing plants, or large-scale waste facilities.
- Any minor historical or agricultural chemical usage in the wider rural hinterland is typical for the region and presents no apparent localized pollution threat, though standard environmental due diligence is always advised.
Flood Safe
8/10Water overflow reports to follow up
- The immediate residential area of Tara Green is positioned away from major river flood plains, though proximity to the coast means buyers should verify local drainage and coastal weather resilience.
- Surface water management and general site elevation appear favorable, but purchasers should consult official flood maps and local authority records to confirm specific flood histories for the locality.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
4 TARA GREEN, BALLYMONEY, GOREY
- Sale date
- Declared sale price
- €450,000.00
14 TARA GREEN, BALLYMONEY, WEXFORD
- Sale date
- Declared sale price
- €285,000.00
28 TARA GREEN, BALLYMONEY, GOREY
- Sale date
- Declared sale price
- €275,000.00
12 TARA GREEN, BALLYMONEY, GOREY
- Sale date
- Declared sale price
- €290,000.00
Recent sales in the wider Ballymoney area
5 WOODLANDS MANOR, GOREY, WEXFORD
- Sale date
- Declared sale price
- €330,000.00
39 MCCURTAIN ST, GOREY, CO WEXFORD
- Sale date
- Declared sale price
- €163,000.00
BALLYCOMCLONE, GOREY, CO. WEXFORD
- Sale date
- Declared sale price
- €365,000.00
44 BRANOGUE PARK, ARDAMINE COURTOWN, GOREY
- Sale date
- Declared sale price
- €290,000.00
28 THE CHASE, RAMSGATE VILLAGE, GOREY
- Sale date
- Declared sale price
- €280,000.00
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: €3,250 — 1% of €325,000.
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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 euro to 3,000 euro plus VAT and outlay.
- Land registration fees: approximately 600 euro to 800 euro depending on property value and registry type.
- Property valuation fees: approximately 150 euro to 300 euro.
- Surveyor fees: approximately 400 euro to 800 euro depending on the level of detail required.
- Annual home insurance: approximately 400 euro to 700 euro depending on the level of coverage.
Forum Talk
What people are saying about this area
- Residents in the Ballymoney and Gorey areas frequently discuss the high desirability of coastal locations for both permanent living and holiday homes.
- Local community forums often highlight seasonal traffic increases during summer months due to beachgoers visiting nearby stretches of coastline.
- Discussions regarding Tara Green and neighboring developments often mention the convenience of local amenities such as golf courses and hotel resort facilities.
- Commuters in the wider Gorey area frequently share updates regarding M11 traffic flow and public transport connections to Dublin.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The four-bedroom detached layout and proximity to sandy beaches make this a great option for families with young children, offering plenty of space for daily living and outdoor play.
- Teenagers7/10
Four bedrooms provide adequate space for growing teenagers, and the coastal location near Gorey offers a mix of outdoor activities and accessible amenities.
- Multi-generational Living6/10
Featuring ground-floor bedrooms with an en-suite and a separate shower room alongside first-floor bedrooms, the home offers good functional separation, though total floor area is 107 square metres.
- Single Buyers6/10
While four bedrooms offer generous space for a single buyer looking for a coastal retreat or home office setup, maintenance of a detached property and garden should be considered.
- Couples8/10
An appealing choice for couples seeking a holiday home or permanent coastal residence with versatile accommodation and a south-west-facing rear garden.
- Empty Nesters8/10
Ground-floor bedrooms and bathroom facilities facilitate single-level living potential, making it well-suited for empty nesters looking to downsize to a coastal setting.
- Retirees8/10
The availability of ground-floor sleeping and bathing facilities, combined with a peaceful village and coastal environment, makes this comfortable for retirement.
Work
3 areas- Remote Working8/10
Flexible bedroom accommodation allows one of the rooms to be easily adapted as a dedicated home office for remote professionals.
- Hybrid Commuting7/10
The property offers convenient access to the M11 motorway, facilitating travel to Dublin and the wider southeast for hybrid commuters.
- Retired9/10
With ground-floor bedrooms, a tranquil coastal setting, and nearby golf and beach amenities, it is highly suitable for retirees.
Practical
8 areas- Ageing in Place8/10
The presence of ground-floor bedrooms, an en-suite bathroom, and a separate shower room makes it practical for individuals looking to age in place without needing stairs.
- Low Maintenance7/10
As a detached property with a manageable garden plot, routine maintenance is reasonable, though buyers should verify the condition of the D1-rated building structure.
- Secure Gated Entry3/10
The property features off-street parking within an open residential development rather than a secure gated entry system.
- Minimalist Design5/10
The home features a traditional layout with an open fireplace and semi-vaulted ceilings rather than ultra-minimalist architecture.
- Flexible Floor Plans8/10
With four bedrooms split across two levels and an open-plan ground floor, the layout offers excellent flexibility for guests, family members, or home working.
- Heritage Home2/10
This is a modern residential development home rather than a period or heritage property.
- Ecological Setup4/10
The current BER rating of D1 indicates there is room to improve energy efficiency through upgrades such as insulation or heating systems.
- Outdoor areas8/10
Benefits from off-street parking, a south-west-facing rear garden and patio, and direct access to nearby beaches via Tara Glen.
Interests
9 areas- Gardening7/10
Features a south-west-facing rear garden and patio, offering a pleasant space for domestic gardening and outdoor planting projects.
- Walking9/10
The location provides excellent opportunities for walking, with nearby sandy beaches and village amenities within walking distance.
- Gym5/10
While local fitness facilities can be accessed in nearby Gorey town or the Seafield Hotel & Spa Resort, there is no dedicated gym directly on-site.
- Cycling7/10
The local coastal roads and surrounding countryside around Ballymoney and Gorey offer pleasant cycling routes.
- Golf9/10
The property includes application rights for membership at the nearby Tara Glen Golf Course, making it exceptionally convenient for golf enthusiasts.
- Fishing8/10
The coastal location provides great proximity to local marine environments suitable for sea fishing.
- Horse Riding6/10
Regional equestrian facilities can be found across County Wexford, though buyers should verify the exact proximity of local stables.
- Water Sports9/10
Proximity to renowned local sandy beaches and direct access to the beach via Tara Glen makes this location ideal for swimming and water sports.
- Entertaining8/10
The open-plan kitchen, dining, and living area connects via sliding patio doors to a south-west-facing patio and garden, perfect for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Situated in a popular residential development in Ballymoney, the property offers a peaceful residential atmosphere away from major urban centers.
- Rural Living6/10
While located in a coastal village setting rather than deep countryside, the property provides a quieter, community-oriented environment close to nature.
- Village Living9/10
The home is within walking distance of Ballymoney village amenities and beautiful sandy beaches, offering a quintessential village lifestyle.
- Coastal Living10/10
Positioned in a desirable coastal setting with direct access to the beach via Tara Glen, this property is ideally tailored for coastal enthusiasts.
- Urban Living3/10
This is a quiet residential and coastal location rather than an urban hub, though Gorey town is within easy reach for broader urban conveniences.
Social
6 areas- Community Involvement7/10
Ballymoney and the surrounding Gorey community offer active local groups, sports clubs, and social associations to join.
- Café Culture6/10
Local village amenities and nearby Gorey town provide a selection of local cafés and eateries for social outings.
- Nightlife4/10
The immediate area is quiet and residential, though Gorey town offers local pubs, restaurants, and evening entertainment options.
- Health/Wellness groups7/10
Proximity to the Seafield Hotel & Spa Resort and local wellness options in Gorey provides good access to health-focused activities.
- Networking Opportunities4/10
As a residential coastal holiday and family area, professional networking opportunities are more limited locally compared to major commercial hubs.
- Tech-Hub Connectivity4/10
Buyers should verify local broadband speeds and infrastructure capability to ensure high-speed connectivity for tech-focused requirements.
Listing information
- Agent
- Sherry FitzGerald O'Leary Kinsella
- Phone
- 053 943 0088
- Current status
- active
- Published on HouseDelve
- 24 October 2026
- Correction
- Report an issue
HD-66AE53HouseDelve · 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.