40 The Green Abbey Meadows, Ferrybank, WaterfordX91YA2N
€375,000
3 Bed~3 Bath~97 m²~BER A0
What you'll like:
- Exceptional energy rating: The property boasts a top-tier A-rating which significantly lowers utility bills and ensures maximum thermal comfort for future occupants year-round.
- Showhouse quality finishes: As the former development showhouse, it benefits from superior upgrades including premium flooring and meticulous attention to detail throughout all rooms.
- Upgraded contemporary kitchen: The heart of the home features an enhanced kitchen layout complete with durable quartz worktops and matching splashbacks for luxury living.
- Private landscaped garden: The rear outdoor space comes fully landscaped and enjoys a private position that is not overlooked by neighboring houses behind.
- Modern family layout: The accommodation provides three well-proportioned bedrooms and three bathrooms designed intentionally to suit modern day-to-day family living standards.
- Fitted bedroom storage: All bedrooms come equipped with quality fitted wardrobes, saving the buyer immediate out-of-pocket expenses for custom carpentry work.
- Growing neighborhood setting: Located in a developing residential enclave designed for community living, offering a peaceful environment close to local amenities.
- Convenient local access: Ferrybank provides great schools, local shops, and cafes within easy reach, making daily errands exceptionally straightforward for residents.
- Healthcare proximity: University Hospital Waterford is easily accessible from the location, providing immense peace of mind regarding emergency and medical services.
- Greenway recreation close: The nearby Waterford to New Ross Greenway offers fantastic cycling and walking amenities right on your doorstep for active lifestyles.
- Asking price reduction: The listing price was recently reduced by ten thousand euros, indicating potential motivation from the seller to secure a sale.
- First-time buyer supports: Qualifying purchasers may access valuable government schemes like Help to Buy and the First Home Scheme to ease financing pressures.
- Brand new condition: Buying a new-build showhouse eliminates the usual renovation delays, allowing the buyer to move in immediately without hassle.
- Energy efficient mortgages: A-rated properties often qualify for specialized green mortgage rates from major lenders, reducing overall monthly borrowing costs.
- Transport links nearby: The Outer Ring Road is easily reachable, facilitating smooth commuting access to the wider region and industrial employment hubs.
- City center proximity: Waterford City is close by, ensuring residents enjoy quick access to major retail, entertainment, and professional services.
- Thoughtful architectural design: The interior spaces are bright and functional, maximizing natural light penetration across the entire ninety-seven square meter floor area.
- Established development phase: Buying into a growing neighborhood means community infrastructure is already taking shape around the property.
- Low maintenance exterior: Modern construction standards promise lower ongoing maintenance obligations compared to older secondhand housing stock on the market.
- Professional presentation: The property presents immaculately due to its previous showhouse status, offering immense visual appeal for prospective visitors.
But keep in mind:
- Unfurnished sale caveat: The property is sold strictly unfurnished, meaning all staging furniture, artwork, and decorative accessories must be purchased separately by the buyer.
- Recent price adjustment: A recorded asking price drop of ten thousand euros warrants careful investigation into initial overpricing or local market resistance.
- Exclusion of appliances: Fixtures, fittings, and specific appliances are only included where explicitly detailed in final contract documentation, risking hidden extra expenses.
- Potential snagging items: Showhouses can experience high foot traffic during viewings, so buyers should commission a thorough snag list before closing.
- Future construction disruption: Being part of a growing neighborhood may mean ongoing construction works, noise, and dust in surrounding phases for a period.
- Management company fees: Buyers should verify if any estate management charges apply for common green areas within the Abbey Meadows development.
- Mortgage rate vulnerability: Reliance on variable or fixed interest rates requires independent financial advice to ensure long-term affordability against market fluctuations.
- Strict contract terms: All negotiations are subject to contract and contract denied provisions, meaning verbal agreements hold no legal binding weight.
- Approximate measurements: Listed floor areas and room dimensions are approximate, so buyers should independently verify exact square footage prior to signing.
- Green scheme eligibility: Access to government housing supports is not guaranteed and remains subject to strict individual lender criteria and scheme rules.
- Showhouse wear and tear: While visually pristine, the high volume of public visitors during the showhouse period requires close inspection of high-touch surfaces.
- Property type omission: The official listing omits the specific legal property type designation, requiring clarification from the selling agent regarding tenure.
- Future local development: Changes to surrounding zoning or nearby infrastructure projects should be investigated through local planning authority records.
- Broadband infrastructure speeds: Buyers working from home should independently verify high-speed fiber broadband availability and actual connection speeds at this address.
- Public transport reliance: Public transit options in suburban areas can be limited, making private vehicular transport a likely necessity for commuting.
- Garden boundary clarity: Property boundaries and fencing responsibilities should be checked against the official title map by the legal representative.
- Home insurance premiums: A-rated homes generally secure good rates, but location-specific flood or environmental checks should still be performed during due diligence.
- Developer warranty details: Buyers must confirm the exact terms and coverage length of any structural defects guarantee provided with the new build.
- Parking allocation rules: Verify the exact number of designated parking spaces included with the property title to prevent future neighbor disputes.
- Legal title verification: Ensure your solicitor thoroughly reviews the mapping and planning compliance for any showhouse garden decking or hard landscaping.
Price positioning
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- The asking price appears somewhat overvalued because it sits higher than typical secondhand comparables in the surrounding Ferrybank area, though this reflects its status as a brand-new show house featuring premium upgrades, an A0 energy rating, and complete custom finishes.
- Valuation signals show a recent ten thousand euro reduction from an initial higher listing figure down to the current level, indicating a potential adjustment to meet active buyer resistance or calibrate more closely with current regional new-build pricing trends.
- Support for this price point relies on the inclusion of high-end features such as quartz countertops, fitted wardrobes, and a landscaped rear garden alongside potential eligibility for government schemes, whereas weak buyer demand or lack of included furnishings could undermine it.
- Relevant market dynamics include strong local interest in energy-efficient properties near Waterford City, combined with the convenience of a turn-key house that saves buyers the immediate time, effort, and expense of post-purchase fit-out work.
Build Analysis
What we know from similar construction types
- The property is a newly built, A-rated semi-detached home presented as a former showhouse, offering advantages such as high energy efficiency, lower heating costs, modern insulation standards, and contemporary finishes like upgraded kitchens and quartz worktops.
- As a new construction, the buyer should verify compliance with building regulations, check for any snagging issues common in new builds, and confirm the status of structural guarantees such as a HomeBond or equivalent latent defect insurance.
- The listing notes that the property is sold unfurnished despite being a showhouse, so the buyer should clarify exactly which fixtures, fittings, and appliances are included in the sale contract.
- The asking price was reduced from €385,000 to €375,000, which may indicate motivation by the seller or developer to secure a sale in a competitive market, potentially offering some room for negotiation for prospective buyers.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €400 to €600.
- Explanation: Given the property has an A-rated energy efficiency and a floor area of 97 m², thermal performance is exceptionally high, resulting in significantly lower annual space heating and hot water demands compared to average homes.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The property is located at a safe distance from mapped river and coastal flood extents, indicating a low overall exposure to major inundation events.
- Local geographical context suggests the setting benefits from meaningful elevation and separation from primary watercourses and tidal zones in the wider Ferrybank area.
- Standard considerations for surface water drainage during intense rainfall still apply, as is typical for newly developed residential neighbourhoods.
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 Ferrybank area
1 BISHOPSGROVE, FERRYBANK, WATERFORD
- Sale date
- Declared sale price
- €257,000.00
39 CASTLEOAKS, ROCKSHIRE RD, FERRYBANK
- Sale date
- Declared sale price
- €285,000.00
2 ARD MHUIRE, FERRYBANK, WATERFORD
- Sale date
- Declared sale price
- €150,000.00
78 ARD DAIRE, NEW ROSS RD, FERRYBANK
- Sale date
- Declared sale price
- €134,750.00
1 ROCKENHAM COURT, FERRYBANK, WATERFORD
- Sale date
- Declared sale price
- €220,000.00
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: €3,750 — 1% of €375,000.
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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: €1,500 to €3,000 excluding outlay and VAT.
- Land registration fees: €400 to €800 depending on property value and registry filings.
- Property valuation fees: €150 to €300 required by mortgage lenders.
- Surveyor fees: €350 to €600 for a pre-purchase structural survey.
- Annual home insurance: €400 to €700 depending on the level of coverage and policy provider.
Forum Talk
What people are saying about this area
- Residents in the Ferrybank area frequently discuss the ongoing development of local infrastructure, including improvements to pedestrian routes and community amenities.
- Community forums highlight the convenience of proximity to Waterford City while maintaining a quieter suburban neighbourhood feel.
- Local discussions often note the appeal of outdoor amenities such as the nearby Waterford-New Ross Greenway for recreation.
- Buyers in new developments across the area often share positive feedback regarding energy-efficient home ratings and modern community layouts.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The three-bedroom layout and safe landscaped rear garden make this an excellent choice for families with young children, complemented by nearby schools in Ferrybank.
- Teenagers7/10
With three comfortable bedrooms and good access to Waterford City amenities, teenagers will find plenty of independent space and connectivity.
- Multi-generational Living5/10
At 97 square metres across three bedrooms, space is somewhat limited for extended multi-generational arrangements, though the semi-detached setup offers privacy.
- Single Buyers8/10
A high BER A0 rating and walk-in show house finish remove the stress of renovations, making it ideal for single buyers wanting low upkeep.
- Couples9/10
This contemporary semi-detached home is perfectly proportioned for couples looking for modern day-to-day living with upgraded kitchen features.
- Empty Nesters8/10
Low maintenance requirements and energy efficiency make this an attractive property for empty nesters seeking a manageable, modern home.
- Retirees7/10
The modern build and energy efficiency are great for retirees, though buyers should verify accessibility features for long-term ageing in place.
Work
3 areas- Remote Working8/10
The modern three-bedroom layout allows flexible space for a dedicated home office setup.
- Hybrid Commuting8/10
Good access to the Outer Ring Road and Waterford City makes hybrid commuting practical and efficient.
- Retired7/10
Low upkeep and energy efficiency suit a relaxed retirement lifestyle without ongoing maintenance worries.
Practical
8 areas- Ageing in Place6/10
Standard two-story semi-detached layout means buyers should verify suitability for long-term mobility needs.
- Low Maintenance10/10
As a beautifully finished show house with an A0 BER rating, flooring, and fitted wardrobes completed, maintenance is exceptionally low.
- Secure Gated Entry3/10
This is an open neighbourhood development rather than a secure gated community.
- Minimalist Design8/10
Clean architectural lines, bright proportions, and a contemporary finish lend themselves well to minimalist styling.
- Flexible Floor Plans7/10
Thoughtfully designed spaces work well for various household structures, though floor plans are standard for a 3-bed semi.
- Heritage Home1/10
This is a brand-new energy-efficient construction rather than a period or heritage property.
- Ecological Setup10/10
The exceptional A0 BER rating ensures top-tier energy efficiency and low environmental impact.
- Outdoor areas8/10
Features a private, beautifully landscaped rear garden that is not overlooked, ready for immediate outdoor enjoyment.
Interests
9 areas- Gardening6/10
Features a neatly landscaped rear garden ready to enjoy, though it is designed for low maintenance rather than extensive cultivation.
- Walking8/10
The nearby Waterford–New Ross Greenway provides fantastic walking and outdoor recreational opportunities.
- Gym6/10
Proximity to Waterford City ensures convenient access to various fitness centres and gyms.
- Cycling8/10
The Waterford–New Ross Greenway right nearby offers exceptional cycling routes for enthusiasts.
- Golf6/10
Several regional golf courses are reachable within a short drive from the Ferrybank area.
- Fishing5/10
Proximity to local waterways allows for angling opportunities, though buyers should verify specific local fishing spots.
- Horse Riding4/10
Equestrian facilities are more typically found further out in the surrounding countryside.
- Water Sports5/10
Access to the local river network provides some scope for water-based activities.
- Entertaining8/10
The contemporary kitchen with quartz worktops and the private landscaped rear garden provide a wonderful setting for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Located in a growing neighbourhood with a private rear garden not overlooked, offering a peaceful residential feel.
- Rural Living3/10
This is a suburban new-home development close to Waterford City rather than a rural setting.
- Village Living7/10
Ferrybank provides a great range of local shops, cafés, and services, delivering a community-focused village atmosphere.
- Coastal Living4/10
While close to the river areas, this is an inland residential development rather than a coastal property.
- Urban Living8/10
Waterford City is easily accessible, giving residents close proximity to urban conveniences and employment hubs.
Social
6 areas- Health/Wellness groups7/10
Proximity to University Hospital Waterford and local community hubs supports access to wellness activities.
- Community Involvement7/10
Abbey Meadows is a growing neighbourhood designed for community integration and family living.
- Café Culture7/10
Ferrybank and nearby Waterford City offer a solid selection of local cafés and social spots.
- Nightlife6/10
Nightlife options are easily accessible a short distance away in Waterford City centre.
- Networking Opportunities6/10
Regional business and professional networking opportunities are primarily concentrated in nearby Waterford City.
- Tech-Hub Connectivity6/10
Modern A0-rated build standards support robust home technology infrastructure, with tech hubs accessible in Waterford.
Listing information
- Agent
- Liberty Blue Estate Agents
- Phone
- 051 845 751
- Current status
- active
- Published on HouseDelve
- 5 September 2026
- Correction
- Report an issue
HD-BC6673HouseDelve · 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.