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Photograph 1 of 47 of 36 The Meadow, Abbeyside, Dungarvan, Waterford
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36 The Meadow, Abbeyside, Dungarvan, WaterfordX35VH97

€395,000

3 Bed~3 Bath~118 m²~BER A2

What you'll like:

  • A2 Energy Rating: The exceptional A2 BER rating ensures significantly lower home heating bills and superior year-round thermal comfort for the new occupant.
  • Modern AGA Cooker: A premium AGA range cooker serves as the stunning centrepiece of the open-plan kitchen, providing classic warmth and culinary appeal.
  • Open Plan Kitchen: The luxurious kitchen and dining space features a large centre island, creating an ideal environment for everyday family living and entertaining.
  • Bright Sunroom Extension: A light-filled sunroom flows seamlessly from the kitchen area, offering direct access out onto the beautifully landscaped rear garden.
  • Landscaped Rear Garden: The mature and impeccably maintained private rear garden features a spacious paved patio, perfect for al-fresco dining and relaxing outdoors.
  • Generous Front Garden: The property benefits from a large front garden that enhances overall kerb appeal and provides a welcoming approach to the home.
  • Principal En-Suite Bedroom: The spacious primary bedroom includes a private en-suite bathroom, offering added convenience and a comfortable personal retreat upstairs.
  • Repurposed Utility Room: The original third bedroom has been cleverly converted into an upstairs laundry room and walk-in wardrobe, providing exceptional daily storage flexibility.
  • Desirable Abbeyside Location: Situated in a highly sought-after neighbourhood in Dungarvan, the home places residents close to top-rated local amenities and scenic coastal areas.
  • Proximity To Greenway: The renowned Waterford Greenway is right on your doorstep, offering fantastic opportunities for cycling, walking, and outdoor recreation all year round.
  • Nearby Clonea Beach: The stunning Clonea Beach is located just a short distance away, providing wonderful coastal scenery and weekend leisure options for residents.
  • Excellent Commuter Access: Conveniently positioned close to the N25 roadway, the location offers straightforward driving access toward Waterford, Cork, and major national routes.
  • Local School Proximity: A selection of well-regarded primary and secondary schools are situated nearby, making educational commutes straightforward for families with school-age children.
  • Dining And Cafes: The neighbourhood boasts award-winning restaurants, local shops, and vibrant cafes within easy reach, enriching the everyday lifestyle of the area.
  • Under-Stairs Storage: A welcoming entrance hall includes generous built-in under-stairs storage, helping to keep everyday clutter neatly hidden away from view.
  • Guest Cloakroom WC: A convenient downstairs guest toilet provides essential practical amenities for visitors without needing to access the private upstairs bathrooms.
  • Family Bathroom: A beautifully appointed main family bathroom serves the upper level, finished to high modern standards to match the home's impressive overall aesthetic.
  • Attic Expansion Potential: The spacious attic space offers exciting potential for future conversion, subject to acquiring the necessary planning permissions from local authorities.
  • Turnkey Condition: The home has been creatively designed and meticulously finished to an exceptional standard, allowing the buyer to move in without immediate renovation works.
  • Quiet Residential Setting: Located within a peaceful suburban neighborhood, the property offers a tranquil retreat while remaining closely connected to urban conveniences.

But keep in mind:

  • Two Bedroom Layout: The original three-bedroom layout was converted into a two-bedroom configuration, which might not suit buyers specifically requiring three distinct sleeping quarters.
  • Attic Conversion Permits: Any future plans to convert the attic space will require verifying local planning permission rules and building regulations compliance.
  • AGA Running Costs: Buyers should investigate the specific energy consumption and ongoing maintenance costs associated with operating the featured AGA range cooker.
  • Specialist Kitchen Upkeep: The premium kitchen appliances and bespoke finishes may require specialist maintenance contractors, potentially increasing long-term household upkeep expenses.
  • Modified Floor Plan: The custom alterations mean the home is currently tailored as a pied-à-terre, so buyers needing traditional bedroom counts should assess future resale flexibility.
  • Open Plan Acoustics: The open-plan ground floor layout might result in sound carrying more easily between the kitchen, dining space, and the adjoining living areas.
  • Garden Maintenance: The mature and extensively landscaped rear garden will require regular gardening upkeep to keep the current pristine visual standard looking its best.
  • N25 Traffic Noise: Depending on the exact distance to the N25 roadway, buyers should check for potential traffic noise impacts during peak morning and evening hours.
  • Semi-Detached Privacy: As a semi-detached property, buyers should inspect party wall sound insulation to ensure adequate privacy from the neighbouring attached home.
  • Parking Availability: The listing details do not specify exact off-street parking capacity, so buyers must verify the precise vehicle driveway space available on-site.
  • Management Company Fees: Buyers should check with their legal representative if there are any residents association charges or estate management fees applicable to the development.
  • Solar Panel Efficiency: If the A2 rating relies on solar panels, buyers should verify their current operational efficiency, inverter status, and remaining manufacturer warranties.
  • Sunroom Temperature: Glass-heavy sunrooms can experience temperature fluctuations, so buyers should check the heating and ventilation setup for comfortable year-round use.
  • Storage Reduction: Converting a bedroom into a walk-in wardrobe reduces the total number of conventional permanent bed spaces available for larger families or visiting guests.
  • Flooring Wear And Tear: High-end bespoke interior finishes throughout the home will need careful inspection during a survey to check for any hidden scuffs or wear.
  • External Drainage Inspection: Buyers should commission a thorough drainage survey to ensure surface water runoff from the landscaped gardens is managed effectively.
  • Future Expansion Limits: Strict local planning guidelines in Abbeyside could restrict any future rear extensions or structural modifications you might wish to undertake.
  • Boundary Line Verification: Buyers must ensure their solicitor reviews the title deeds to confirm that all garden fences accurately match the registered property boundaries.
  • Utility Room Location: Having the laundry facilities positioned on the upper floor means carrying washing baskets up and down stairs on a regular basis.
  • Local Development Plans: Buyers should investigate local council development plans to ensure no nearby commercial or high-density residential projects are scheduled for the vicinity.

Price positioning

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This comparison depends on limited public and listing evidence, which may be incomplete, outdated or not directly comparable. The score is not a percentage, professional valuation or guaranteed estimate. Ask an independent qualified valuer before relying on a property value.
The asking price looks moderately overvalued compared with the available evidence.
  • The asking price of €395,000 appears noticeably elevated above typical regional benchmarks for properties of this size, primarily driven by its top-tier A2 energy rating, extensive bespoke interior renovations, and highly sought-after coastal location.
  • Upward valuation signals include the exceptional standard of finish, high-end kitchen appliances like the AGA cooker, a landscaped private garden, and modern energy efficiency which completely eliminates costly retrofit requirements for prospective buyers.
  • Factors that could support this premium valuation involve strong local demand for turn-key homes near amenities and the coast, whereas factors undermining it include the reduction from three bedrooms to two, limiting its target family market.
  • Additional considerations involve the previous acquisition price recorded for this specific dwelling, which indicates that substantial capital has been reinvested to elevate the overall aesthetic and functional quality of the living spaces significantly.

Build Analysis

What we know from similar construction types

  • The property is an A2-rated modern home, which typically offers high energy efficiency, lower heating costs, and modern insulation standards.
  • The layout was originally a three-bedroom home but has been thoughtfully altered to a two-bedroom configuration, incorporating an upstairs laundry/utility room and walk-in wardrobe; a buyer should verify if this reconfiguration complies with original building regulations and planning permissions if relevant.
  • The description mentions potential within the attic space subject to planning permission, which a buyer should investigate regarding structural capacity and compliance for future conversion.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost is approximately 600 euro to 900 euro.
  • This lower-than-average estimate is due to the property's modern A2 BER rating, indicating high energy efficiency and excellent thermal insulation.

Pollution Safe

9/10

Environmental situation to investigate

  • The property is situated in a well-established residential neighborhood with no prominent heavy industrial facilities immediately nearby.
  • There are no known large-scale landfill or municipal waste incineration concerns directly adjacent to this residential enclave, though buyers should verify local authority environmental registers for regional details.

Flood Safe

8/10

Water overflow reports to follow up

  • The general Abbeyside and Dungarvan coastal areas enjoy a relatively favorable topography, though certain low-lying zones near estuaries or watercourses can be subject to tidal or fluvial review.
  • Prospective purchasers should consult detailed national flood hazard mapping to verify specific local risks associated with 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 Abbeyside area

  • 19 COOLCORMACK VALLEY, DUNGARVAN, WEST WATERFORD

    Sale date
    Declared sale price
    €260,000.00

  • 18 BLACKROCK COURT, YOUGHAL RD, DUNGARVAN

    Sale date
    Declared sale price
    €228,000.00

  • 96 TOWN COURT, DUNGARVAN, CO WATERFORD

    Sale date
    Declared sale price
    €277,000.00

  • 6 ST PATRICKS TERRACE, ABBEYSIDE, DUNGARVAN

    Sale date
    Declared sale price
    €375,000.00

  • 30 RIVER LANE, KNOCKATEEMORE, DUNGARVAN

    Sale date
    Declared sale price
    €480,000.00

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

  • 36 THE MEADOW, MONKSFIELD, ABBEYSIDE

    Sale date
    Declared sale price
    €348,017.62
    New buildPrice excludes VAT

Buyer fees*

Associated expenses guide

  • Stamp duty: approximately 1 percent of the purchase price for properties under one million euro, equating to roughly 3,950 euro.
  • Solicitor legal fees: generally ranging from 1,500 euro to 3,000 euro plus outlay and VAT.
  • Land registration fees: approximately 175 euro to 700 euro depending on the registration type and property value.
  • Property valuation fees: typically between 150 euro and 300 euro.
  • Surveyor fees: usually ranging from 500 euro to 1,000 euro depending on the depth of the survey.
  • Annual home insurance: estimated between 400 euro and 800 euro depending on the level of coverage.

Forum Talk

What people are saying about this area

  • Residents in the Abbeyside and Dungarvan areas frequently praise the convenience of the nearby Waterford Greenway for cycling and walking.
  • Local community discussions often highlight the desirability of Monksfield and surrounding estates due to their proximity to local schools and amenities.
  • Traffic flow near the N25 arterial route and local junctions is a recurring topic of discussion during peak commuting times.
  • Proximity to Clonea Beach and coastal amenities is frequently cited as a major lifestyle benefit by people living in the area.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The property features generous front and rear gardens and is situated near a number of primary and secondary schools in Abbeyside.

    8/10
  • Teenagers

    Located near schools and local amenities with good access to coastal areas like Clonea Beach, though currently configured as a two-bedroom home.

    7/10
  • Multi-generational Living

    Currently converted from a three-bedroom layout to a two-bedroom pied-à-terre with potential in the attic subject to planning permission, offering some flexibility.

    5/10
  • Single Buyers

    A stylish, energy-efficient modern home with high-end finishes, ideal as a comfortable and low-maintenance individual residence.

    8/10
  • Couples

    Exceptional open-plan kitchen and dining space, luxurious AGA cooker, and a bright sunroom make this an ideal home for couples who enjoy entertaining.

    9/10
  • Empty Nesters

    A beautifully finished two-bedroom home with landscaped private gardens, offering a wonderful retirement haven or weekend retreat.

    9/10
  • Retirees

    Modern A-rated efficiency, manageable layout, and proximity to local amenities and Clonea Beach make this an attractive option for retirement.

    9/10

Work

3 areas
  • Remote Working

    Features a quiet residential setting with flexible spaces such as the sunroom and bright living areas suitable for a home office setup.

    8/10
  • Hybrid Commuting

    Ideally located close to the N25 roadway, offering easy access to Waterford, Cork, and Dublin.

    7/10
  • Retired

    A-rated energy efficiency, low maintenance design, and a peaceful private garden make this ideal for retirees.

    9/10

Practical

8 areas
  • Ageing in Place

    Features ground-floor living accommodation including a guest WC and living spaces, though bedrooms are currently located upstairs.

    7/10
  • Low Maintenance

    Modern A2 BER rating and high standard of finish ensure minimal ongoing maintenance for the new owner.

    9/10
  • Secure Gated Entry

    Standard suburban residential property without a gated security entrance.

    3/10
  • Minimalist Design

    Clean modern interior lines and open-plan layout provide a contemporary aesthetic.

    7/10
  • Flexible Floor Plans

    Converted from three bedrooms to two to create a large walk-in wardrobe and utility room, with further potential in the attic subject to planning permission.

    8/10
  • Heritage Home

    This is a modern, energy-efficient property rather than a period or heritage home.

    1/10
  • Ecological Setup

    Boasts an impressive A2 BER energy rating for high efficiency and reduced environmental impact.

    9/10
  • Outdoor areas

    Includes generous front and rear landscaped gardens with a spacious paved patio ideal for outdoor living.

    9/10

Interests

9 areas
  • Gardening

    Features generous front and rear gardens that are mature, beautifully planted, and impeccably maintained.

    8/10
  • Walking

    The Waterford Greenway is on the doorstep, providing exceptional walking and cycling trails.

    9/10
  • Gym

    Local town amenities in Dungarvan provide access to health and fitness facilities nearby.

    6/10
  • Cycling

    Direct access to the renowned Waterford Greenway makes this an ideal location for cycling enthusiasts.

    9/10
  • Golf

    Dungarvan and the surrounding Waterford region offer good access to local golf courses.

    7/10
  • Fishing

    Proximity to coastal areas and local waterways provides good opportunities for fishing enthusiasts.

    7/10
  • Horse Riding

    Equestrian activities can be accessed within the wider County Waterford area.

    6/10
  • Water Sports

    Proximity to Clonea Beach and coastal Abbeyside offers great potential for water sports.

    8/10
  • Entertaining

    Outstanding open-plan kitchen and dining area with an AGA cooker, sunroom, and a paved patio in the landscaped garden for al-fresco dining.

    10/10

Lifestyle

5 areas
  • Quiet Living

    Situated in a sought-after residential development in Abbeyside with a private, beautifully landscaped rear garden.

    8/10
  • Rural Living

    Located in a suburban residential setting near Dungarvan town rather than a rural environment.

    4/10
  • Village Living

    Close to local shops, cafés, and award-winning restaurants in the Abbeyside and Dungarvan area.

    7/10
  • Coastal Living

    Clonea Beach is right on the doorstep, offering fantastic coastal access for walks and outdoor activities.

    8/10
  • Urban Living

    Conveniently close to Dungarvan town amenities while maintaining a residential neighbourhood feel.

    6/10

Social

6 areas
  • Community Involvement

    Located in a popular residential neighbourhood with strong local community ties in Abbeyside.

    7/10
  • Café Culture

    Conveniently situated near local shops and cafés in Dungarvan.

    8/10
  • Nightlife

    Access to award-winning restaurants and local pubs within Dungarvan town.

    6/10
  • Health/Wellness groups

    Proximity to local wellness amenities, walking trails, and community groups.

    7/10
  • Networking Opportunities

    Good transport links via the N25 provide connection to larger employment and networking hubs in Waterford and Cork.

    6/10
  • Tech-Hub Connectivity

    Reasonable connectivity with regional transport networks, though buyers should verify specific high-speed broadband availability.

    6/10

Listing information

Agent
Brian Gleeson Property
Phone
058 44 200 / 024 94 777
Published on HouseDelve
27 September 2026
Correction
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Property reference: HD-13A0F0HouseDelve · Republic of Ireland

Report 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.