32 Ardoughan Woods, Ballina, MayoF26K06V
€320,000
4 Bed~3 Bath~BER A2
What you'll like:
- Brand new occupancy: Be the very first owner to move into this pristine property, ensuring zero wear and tear from previous occupants since its 2021 construction.
- Superior energy efficiency: Enjoy exceptionally low utility bills and year-round thermal comfort thanks to an outstanding A2 Building Energy Rating featuring high-level insulation.
- Advanced heating system: Benefit from modern underfloor heating powered by an efficient air-to-water heat pump system, providing reliable climate control throughout the entire house.
- Modern triple glazing: Experience a remarkably quiet and draft-free interior environment due to high-performance triple-glazed windows fitted across the property.
- Timeless Georgian aesthetics: Admire distinctive architectural character highlighted by sliding sash windows and an ornate entrance door featuring a traditional decorative fanlight.
- Generous ceiling height: Feel an enhanced sense of space and natural light throughout the ground floor thanks to impressive nine-foot ceilings.
- Walkable town location: Access local shops, schools, cafes, and everyday amenities effortlessly with Ballina Town Centre positioned just a short walk away.
- Family friendly setting: Benefit from a quiet residential development featuring communal green areas that provide safe recreational spaces for children and families.
- Ample private parking: Accommodate multiple vehicles comfortably on the generous private driveway located directly to the front of the home.
- Large private garden: Enjoy outdoor activities, gardening, or entertaining family and friends within the spacious and secure rear garden area.
- Dedicated utility room: Keep laundry appliances and household chores neatly organized in a separate utility room with direct access to the rear garden.
- Four well sized bedrooms: Utilize the flexible four-bedroom layout to accommodate a growing family, create a home office, or host visiting guests comfortably.
- Master ensuite convenience: Enjoy the privacy and daily convenience of a dedicated fully tiled ensuite bathroom attached to the main double bedroom.
- Contemporary kitchen design: Prepare meals easily in a stylish shaker-style kitchen equipped with quality integrated appliances including a hob, oven, and fridge-freezer.
- Elegant interior finishes: Appreciate tasteful details such as a modern media wall with an electric stove, sleek laminate flooring, and a decorative carpet stair runner.
- Convenient attic access: Store seasonal belongings and luggage securely by utilizing the integrated stira stairs leading directly into the spacious attic.
- Natural light optimization: Benefit from large windows in every habitable room that flood the interior spaces with bright, natural daylight throughout the day.
- Outdoor recreation proximity: Explore nearby scenic attractions like Belleek Woods and the renowned River Moy, offering fantastic opportunities for walking and salmon fishing.
- Coastal access nearby: Take short weekend trips to the spectacular Atlantic coastline and enjoy the expansive sandy beaches located just a short drive away in Enniscrone.
- Ready for immediate occupation: Move in seamlessly without waiting for construction or major renovation works, as the entire house is presented in brand-new condition.
But keep in mind:
- Snag list required: Conduct a thorough professional snagging inspection to identify and document any minor cosmetic or construction defects remaining since the 2021 build date.
- Mechanical warranty checks: Verify the remaining duration and transferability of manufacturer warranties for the air-to-water heating system and integrated kitchen appliances.
- Management company fees: Investigate whether the development has an active residents association or management company, and confirm the annual service charges for communal green areas.
- Snug storage limits: Inspect the built-in wardrobe provision across the bedrooms, as freestanding furniture may be required to supplement internal storage space.
- Potential settling cracks: Monitor interior plasterwork carefully over the first year of occupation for minor hairline cracks resulting from initial structural settling.
- Ventilation maintenance: Ensure the modern airtight building envelope is properly managed with routine servicing of ventilation systems to prevent indoor humidity issues.
- External finishing Snags: Check all exterior render, fascia, soffits, and the ornate timber sash windows for any weathering or sealing defects due to prolonged vacancy.
- Boundary fence verification: Confirm the exact legal boundaries and ownership responsibilities for the fencing enclosing the large rear garden with your legal advisor.
- Broadband availability check: Verify the maximum available broadband speed and fiber optic network connectivity at this specific address for remote working requirements.
- Radon gas mitigation: Review local radon maps and ask your surveyor to verify if adequate preventative radon barrier measures were installed during the 2021 construction.
- Parking restriction policies: Check if the development enforces any specific parking rules or visitor restrictions along the communal estate roadways.
- Local traffic patterns: Assess peak-time traffic congestion levels along the approach routes to Ballina Town Centre to understand daily commuting times accurately.
- Future expansion limits: Consider planning permission restrictions carefully before planning any future rear extensions or structural alterations to the semi-detached layout.
- Surface water drainage: Inspect the driveway and rear garden grading during wet weather conditions to ensure proper surface water runoff away from the building foundations.
- Insurance cost assessment: Obtain preliminary buildings insurance quotes early, keeping in mind that vacant properties or new-build developments can sometimes attract specific underwriting terms.
- Appliance manual collection: Request all operating manuals and commissioning certificates for the heating controls, ventilation, and kitchen appliances from the selling agent.
- Property tax assessment: Confirm the precise Local Property Tax valuation band applicable to this newly completed home with the national revenue commissioners.
- Development completion status: Verify with the local authority whether all roads, street lighting, and public services within the residential development have been formally taken in charge.
- Sound insulation checks: Test the acoustic privacy through the party wall shared with the neighboring semi-detached property to ensure adequate sound reduction.
- Sash window upkeep: Understand the specific maintenance requirements and painting schedules associated with traditional sliding sash windows to preserve their exterior condition.
Price positioning
?
- The asking price appears somewhat elevated relative to wider regional transaction benchmarks because it is positioned higher than standard resale properties traded recently in the surrounding neighborhood.
- The primary valuation signals are driven by the exceptional energy efficiency features, brand-new pristine condition, modern air-to-water heating system, and desirable architectural detailing that elevate its market appeal.
- Such a strong asking price could be supported by high current demand for turn-key modern housing, whereas it might be undermined by broader macroeconomic lending constraints and local affordability ceilings.
- Additional relevant factors include the property's generous room proportions, proximity to the town center, and the absence of any prior occupancy which adds premium value for modern buyers.
Build Analysis
What we know from similar construction types
- The property is a newly built four-bedroom semi-detached home constructed in 2021 and never previously occupied, offering the advantages of a modern, pristine condition and a high energy efficiency standard.
- It features an impressive A2 BER rating, supported by a high level of insulation, triple-glazed windows, an air-to-water heating system, and underfloor heating, which contribute to low running costs and enhanced thermal comfort.
- Architectural highlights include elegant Georgian-style features such as sliding sash windows, an ornate entrance door with a fanlight, and 9ft ceilings that enhance natural light and the sense of space.
- A buyer should verify the completion status of all common areas in the development and ensure that all necessary structural warranties and compliance documentation (such as HomeBond or equivalent) are provided for the 2021 build.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €600 to €900.
- Explanation: Given the property has an A2 BER rating, an air-to-water heat pump system with underfloor heating, and triple-glazed windows, thermal efficiency is extremely high, resulting in significantly lower heating and hot water costs compared to older properties.
Pollution Safe
9/10Environmental situation to investigate
- The development is located in a primarily residential setting within Ballina, appearing distant from major industrial pollution sources or active heavy manufacturing plants.
- No notable legacy industrial contamination or major landfill sites are documented in the immediate vicinity of the property, though standard environmental due diligence is always recommended.
Flood Safe
8/10Water overflow reports to follow up
- While Ballina features the River Moy, which is monitored for high water levels during periods of heavy rainfall, the specific residential setting appears to be elevated away from primary flood zones.
- Prospective buyers should consult detailed local authority flood maps to verify specific property risk regarding extreme weather events.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
No verified results were found for this group in the previous five years.
Recent sales in the wider Ballina area
16 THE GLEBE, CHURCH RD, BALLINA
- Sale date
- Declared sale price
- €237,500.00
32 COIS NA HABHANN, BONNICONLON, BALLINA
- Sale date
- Declared sale price
- €125,000.00
19 RATHGLAS, REHINS FORT, BALLINA
- Sale date
- Declared sale price
- €277,500.00
28 CHILDERS HEIGHTS, BALLINA, CO MAYO
- Sale date
- Declared sale price
- €200,000.00
2 JAMES CONNOLLY MEWS, BALLINA, CO MAYO
- Sale date
- Declared sale price
- €205,000.00
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
32 Ardoughan Woods, Ballina
- Sale date
- Declared sale price
- €211,012.00
New buildPrice excludes VAT
Buyer fees*
Associated expenses guide
- Stamp duty: approximately €3,200 based on 1% of the asking price for a residential property under €1 million.
- Solicitor legal fees: estimated between €1,500 and €3,000 plus VAT and outlay costs.
- Land registration fees: approximately €600 to €800 for property registration and mapping.
- Property valuation fees: around €150 to €300 required by mortgage lenders.
- Surveyor fees: estimated between €400 and €800 depending on the level of detail required for a structural survey.
- Annual home insurance: approximately €400 to €700 per year depending on the policy coverage and provider.
Forum Talk
What people are saying about this area
- Residents in Ballina frequently discuss local infrastructure upgrades, community events, and ongoing housing developments in the area on community forums and social media groups.
- Discussions often highlight the convenience of living within walking distance of Ballina town centre and proximity to local schools and amenities.
- Local community pages actively share information regarding outdoor recreational spots such as Belleek Woods and local sports facilities.
- Traffic management and local transport connectivity are occasional topics of interest among residents commuting within County Mayo.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
With four bedrooms, communal green areas within the development, and a large rear garden, this property is exceptionally well-suited for families with young children.
- Teenagers8/10
The generous four-bedroom layout and proximity to Ballina Town Centre provide teenagers with independence and plenty of personal space.
- Multi-generational Living7/10
The spacious semi-detached layout offers good accommodation, though the absence of a ground-floor bedroom might require adaptation for older family members.
- Single Buyers6/10
While offering a high standard of modern comfort and energy efficiency, a four-bedroom semi-detached home may exceed the space and budget requirements of a single buyer.
- Couples8/10
Provides plenty of room for couples looking to grow into a home, offering excellent space for home offices and entertaining.
- Empty Nesters7/10
Brand-new construction and low maintenance are appealing, though four bedrooms might be more than empty nesters typically require.
- Retirees7/10
The modern A2-rated efficiency, underfloor heating, and proximity to town amenities suit retirees well, though two-storey living should be considered for the long term.
Work
3 areas- Remote Working9/10
Four bedrooms allow ample flexibility to set up dedicated home office spaces in a bright, modern environment.
- Hybrid Commuting7/10
Located in Ballina with local transport links, though long-distance commuting options to major cities should be verified by the buyer.
- Retired8/10
Low-maintenance brand-new build with high energy efficiency, ideal for those enjoying retirement.
Practical
8 areas- Ageing in Place6/10
Modern energy efficiency and comfortable spaces are positive, though the two-storey layout requires consideration for long-term accessibility.
- Low Maintenance10/10
Built in 2021, never previously occupied, and presented in brand-new condition with modern systems.
- Secure Gated Entry3/10
Standard residential development layout with a private driveway rather than a gated security entrance.
- Minimalist Design7/10
Features clean lines, bright open spaces, 9ft ceilings, and a modern media wall.
- Flexible Floor Plans7/10
Four bedrooms and double doors between the sitting room and kitchen provide good layout flexibility.
- Heritage Home5/10
A newly built 2021 home, though tastefully accented with elegant Georgian-style features like sliding sash windows.
- Ecological Setup10/10
Boasts an impressive A2 BER rating, air-to-water heating system, underfloor heating, and triple-glazed windows.
- Outdoor areas8/10
Benefits from a large rear garden, generous private driveway parking, and communal green areas.
Interests
9 areas- Gardening7/10
Features a large rear garden that offers a great blank canvas for keen gardeners to landscape.
- Walking9/10
Walking distance to Ballina Town Centre and close to local attractions like Belleek Woods and the River Moy trails.
- Gym6/10
Proximity to Ballina town ensures easy access to local fitness facilities and sports clubs.
- Cycling7/10
The location allows for manageable cycling access into town and nearby scenic recreational areas.
- Golf7/10
Ballina offers good local sporting facilities, including access to regional golf amenities.
- Fishing9/10
Situated near the River Moy, which is internationally renowned for its exceptional salmon fishing.
- Horse Riding6/10
County Mayo offers rural landscapes and equestrian opportunities within the wider region.
- Water Sports7/10
Proximity to the River Moy and the coastal amenities of North Mayo and Enniscrone provides good access to water activities.
- Entertaining8/10
A spacious kitchen/dining area, separate sitting room with media wall, and a large rear garden make this home ideal for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Situated in a quiet and sought-after residential development while remaining close to local conveniences.
- Rural Living5/10
Located within a residential development close to town, offering a suburban rather than a rural environment.
- Village Living7/10
Enjoys a convenient location within walking distance of Ballina Town Centre and its community amenities.
- Coastal Living6/10
While located inland in Ballina, the property is within reach of the Atlantic coastline, North Mayo beaches, and Enniscrone Beach.
- Urban Living6/10
Town-edge living providing easy access to shops, cafes, and restaurants without being in the bustling urban center.
Social
6 areas- Community Involvement7/10
Communal green areas in the development and proximity to town foster a welcoming community atmosphere.
- Café Culture7/10
Short walking distance to Ballina Town Centre, offering local cafes, restaurants, and bars.
- Nightlife6/10
Access to local pubs and entertainment venues in Ballina town centre.
- Health/Wellness groups7/10
Proximity to town ensures good access to local health and wellness classes, including pilates and stretching.
- Networking Opportunities5/10
Mainly a residential suburban setting, though local town amenities offer basic networking avenues.
- Tech-Hub Connectivity5/10
Buyers should verify local broadband speeds and digital infrastructure to support high-tech requirements.
Listing information
- Agent
- Fox & Gallagher
- Phone
- 096 70 900
- Published on HouseDelve
- 15 September 2026
- Correction
- Report an issue
HD-F20AF2HouseDelve · Republic of Ireland* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.