61 Grianán, Ballinroad, Dungarvan, WaterfordX35FF84
€360,000
3 Bed~3 Bath~BER C3
What you'll like:
- Established residential location: Situated in a popular and well-regarded development in Ballinroad, offering buyers long-term community stability and enduring local property desirability.
- Proximity to amenities: Conveniently positioned just minutes away from Dungarvan town centre, ensuring easy daily access to essential shops, schools, and local services.
- Recreational access nearby: Close proximity to Clonea Strand and the Waterford Greenway provides fantastic lifestyle benefits for outdoor enthusiasts and active families.
- Move-in ready condition: Presented in excellent overall condition throughout, allowing new owners to move in immediately without facing stressful and costly immediate renovations.
- Enhanced energy efficiency: Benefits from upgraded cavity wall and attic insulation, which helps retain heat effectively and supports the C3 energy rating.
- Bright living room: Features a comfortable front-facing living area with a large bay window that floods the space with pleasant natural light.
- Open plan layout: The kitchen and dining area seamlessly connect via patio doors, creating a wonderful sociable space for everyday family living.
- Private landscaped garden: The exceptionally private rear garden features mature plantings and a curving lawn, providing a stunning secluded sanctuary for outdoor relaxation.
- Sunny paved patio: A dedicated paved patio area directly outside the dining patio doors offers an ideal spot for summer outdoor dining and entertaining.
- Useful garden shed: Includes an outdoor garden shed which provides practical storage solutions for gardening tools, bicycles, and household equipment.
- Master bedroom en-suite: The front-facing double bedroom includes a private en-suite shower room, adding a touch of daily luxury and convenience.
- Scenic rear bedroom views: Bedroom one offers lovely views toward the distant Comeragh foothills, giving a pleasant natural backdrop from the upper floor.
- Flexible third bedroom: The third bedroom is currently utilised as a home office, making it perfect for modern remote working arrangements.
- Ground floor convenience: Includes a practical downstairs W.C. with a tiled floor, which is essential for visiting guests and family life.
- Off-street parking provision: Features off-street parking to the front, ensuring secure and convenient vehicle storage right outside your front door.
- Stable asking price: The recorded asking price has remained stable at 360000 euros since tracking began, suggesting a firm vendor pricing strategy.
- Manageable floor area: Extending to approximately 84.8 square meters, the property offers a compact, easily managed footprint that is ideal for first-time buyers.
- Solid timber flooring: The entrance hall and main reception spaces feature attractive solid timber flooring that adds warmth and character to the interior.
- Dedicated storage press: The first-floor landing includes a built-in storage press, helping keep household linens and clutter neatly tucked away.
- Strong local demand: Located in a highly sought-after coastal suburb near Dungarvan, historically appealing strongly to families, downsizers, and first-time purchasers alike.
But keep in mind:
- C3 energy rating limitations: A C3 BER rating means the property may require further energy efficiency upgrades in the future to reduce heating costs.
- Oil-fired central heating: The property relies on an oil-fired heating system, which can involve higher annual fuel costs compared to modern gas or heat pump setups.
- Compact floor space: At approximately 84.8 square meters, growing families might find the overall living and bedroom proportions somewhat restricted over the long term.
- Single third bedroom size: The third bedroom is relatively compact at 2.49m by 2.49m, limiting its versatility as a permanent full-sized double bedroom.
- Parking capacity limits: Off-street parking may be limited to one or two vehicles, which could prove challenging for multi-car households or visitors.
- Garden maintenance requirements: The beautifully landscaped mature garden requires ongoing gardening effort and attention to keep planted borders and lawns looking pristine.
- Missing property type details: The official property type classification is not explicitly detailed in listing records, requiring buyers to verify exact legal title boundaries.
- No floor area confirmation: While listed at roughly 913 square feet, buyers should independently verify the exact internal floor measurements during structural surveys.
- Potential boundary queries: Buyers should instruct their solicitor to thoroughly verify boundary lines for the rear garden and shared driveway elements.
- Upstairs bathroom size: The main family bathroom measures 1.85m by 1.83m, offering a functional but relatively snug layout around the bath and fixtures.
- Kitchen appliance age: Integrated kitchen appliances should be carefully inspected by the buyer to determine their operational age and remaining working lifespan.
- Attic insulation depth: While attic insulation is present, buyers should have a surveyor verify if the depth meets current optimal building standards.
- Cavity wall insulation type: The exact material used for cavity wall insulation should be checked during surveys to ensure proper ventilation and damp prevention.
- Traffic and parking congestion: Established suburban developments can occasionally experience on-street parking congestion from visitors or neighboring residents during peak times.
- Surface water drainage: Buyers should investigate the exterior drainage around the paved patio and garden to ensure heavy rainfall runs off effectively.
- Window glazing efficiency: The double-glazed windows should be inspected for seal failures or drafts, as older frames may need eventual replacement.
- Roof timber inspection: A professional building surveyor should thoroughly inspect the roof timbers in the attic space for any signs of dampness or wear.
- Fixed asking price stance: The lack of price movement since tracking commenced indicates the seller may currently hold firm expectations around the asking price.
- Future extension constraints: Due to the semi-detached plot size, adding substantial ground-floor extensions might significantly reduce the remaining rear garden space.
- Local market competition: High demand in popular suburban pockets around Dungarvan means buyers should act decisively and verify all comparable local sales independently.
Price positioning
?
- The asking price appears reasonably valued when benchmarked against recent verified sales within the same residential development, reflecting standard market conditions for three-bedroom semi-detached homes in this popular location near Dungarvan.
- Valuation signals are supported by recent local transaction data showing similar properties in the estate exchanging hands between three hundred thirty thousand and three hundred ninety thousand euros.
- The asking price could be undermined if prospective buyers prioritize larger floor areas or higher energy ratings, whereas an exceptionally landscaped private garden strongly supports the current marketing figure.
- Overall, the pricing strategy aligns closely with recent local precedent, suggesting minimal room for aggressive discounting while remaining accessible to first-time buyers and families looking in the area.
Build Analysis
What we know from similar construction types
- The property is a three-bedroom semi-detached home extending to approximately 84.8 sq. m (913 sq. ft.) with a C3 BER rating.
- The listing notes that the property has benefited from cavity wall and attic insulation upgrades, which contribute to its energy efficiency.
- The heating system relies on oil-fired central heating, and buyers should investigate the age and condition of the boiler.
- A bay window is present in the front living room, and prospective buyers should check the seals and structural integrity around the window frame.
- The open-plan kitchen and dining area features patio doors opening directly to the rear garden, so checking for proper weatherproofing and drainage around these thresholds is recommended.
Heating cost*
Estimated expense to heat this property every year
- €1,200 to €1,600 per year
- This estimate is based on the property's C3 energy rating, approximately 84.8 sq. m floor area, and oil-fired central heating, combined with the reported cavity wall and attic insulation.
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 estateExtra effort was used to find nearby sales here
21 AN GRIANAN, BALLINROAD, DUNGARVAN
- Sale date
- Declared sale price
- €390,000.00
20 AN GRIANAN, BALLINROAD, DUNGARVAN
- Sale date
- Declared sale price
- €360,000.00
51 AN GRIANAN, BALLINROAD, DUNGARVAN
- Sale date
- Declared sale price
- €330,000.00
46 AN GRIANAN BALLINROAD, DUNGARVAN, WATERFORD
- Sale date
- Declared sale price
- €320,000.00
Recent sales in the wider Ballinroad area
15 CLUAIN AILINN, THE BURGERY, DUNGARVAN
- Sale date
- Declared sale price
- €255,000.00
32 COMERAGH CRESCENT, DUNGARVAN, WATERFORD
- Sale date
- Declared sale price
- €380,000.00
LORRAINE, KILRUSH, DUNGARVAN
- Sale date
- Declared sale price
- €330,000.00
1 CASTLE HOUSE, DUNGARVAN, WATERFORD
- Sale date
- Declared sale price
- €310,000.00
22 CASEYVILLE, DUNGARVAN, CO WATERFORD
- Sale date
- Declared sale price
- €250,000.00
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: €3,600 — 1% of €360,000.
?
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: €1,500 to €3,000 excluding outlays and VAT
- Land registration fees: €400 to €800 depending on property value and registration type
- Property valuation fees: €150 to €250 for mortgage purposes
- Surveyor fees: €400 to €800 depending on the level of detail required
- Annual home insurance: €400 to €700 depending on the policy and coverage level
Forum Talk
What people are saying about this area
- Ballinroad is frequently mentioned in local forums as a highly desirable and family-friendly residential suburb of Dungarvan.
- Residents often highlight the convenience of being within easy reach of both Clonea Strand and the Waterford Greenway.
- Local discussions often note strong demand for established housing developments in the Ballinroad area due to their proximity to local schools and amenities.
- Community feedback regarding the general neighborhood points to a quiet, settled environment popular with both first-time buyers and downsizers.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property features three bedrooms, a secure rear garden, and is located in an established residential development close to Dungarvan town, making it suitable for young families.
- Teenagers6/10
With three bedrooms and a semi-detached layout, space is somewhat compact at approximately 913 sq. ft., though the location offers good access to local amenities and outdoor activities like the Waterford Greenway.
- Multi-generational Living3/10
The 913 sq. ft. three-bedroom semi-detached configuration offers limited space and lacks separate living areas, making multi-generational living challenging.
- Single Buyers8/10
An accessible three-bedroom home ready for immediate occupation in a popular development makes it a very appealing option for first-time or single buyers.
- Couples8/10
Provides comfortable accommodation with a master en-suite, open-plan kitchen and dining area, and a home office or spare room option.
- Empty Nesters7/10
The low-maintenance size and manageable garden appeal to downsizers looking for a well-maintained home within easy reach of Dungarvan.
- Retirees6/10
The property is semi-detached and features stairs to the bedrooms, but offers a manageable layout and private garden for those looking to age in place with minor modifications.
Work
3 areas- Remote Working7/10
Bedroom 3 is currently used as a home office, providing a dedicated workspace within a suburban home.
- Hybrid Commuting6/10
Conveniently located near Dungarvan with road links toward major regional employment hubs, though commuting times depend on the destination.
- Retired7/10
A well-maintained and manageable property suited for retirees seeking a comfortable home close to amenities.
Practical
8 areas- Ageing in Place6/10
Features a ground-floor W.C. and manageable footprint, though bedrooms are upstairs and would require adaptation for long-term mobility needs.
- Low Maintenance8/10
Presented in excellent condition with insulated cavity walls and attic, contributing to a C3 BER rating.
- Secure Gated Entry2/10
Standard semi-detached property with off-street parking rather than a gated entry development.
- Minimalist Design5/10
Traditional semi-detached layout with conventional room divisions and standard finishes.
- Flexible Floor Plans6/10
Open-plan kitchen and dining area provides good everyday flexibility, while the third bedroom doubles well as an office.
- Heritage Home1/10
Modern established residential development rather than a period or heritage property.
- Ecological Setup6/10
Benefits from cavity wall and attic insulation and a C3 BER rating, though heating relies on oil.
- Outdoor areas9/10
Features an exceptionally private, mature, and beautifully landscaped rear garden with a sunny paved patio and garden shed.
Interests
9 areas- Gardening9/10
The standout feature is the exceptionally private, mature, and beautifully landscaped rear garden with deep planted borders and a curving lawn.
- Walking8/10
Proximity to the Waterford Greenway and Clonea Strand offers fantastic opportunities for walking and outdoor recreation.
- Gym5/10
Local gym facilities would require a short drive into Dungarvan town centre.
- Cycling9/10
Direct access to the nearby Waterford Greenway makes this an exceptional location for cycling enthusiasts.
- Golf7/10
Good proximity to local golf courses in the Dungarvan area.
- Fishing6/10
Coastal and river fishing spots are accessible within the wider Dungarvan region.
- Horse Riding5/10
Equestrian facilities are available in the wider rural hinterland of County Waterford.
- Water Sports8/10
Proximity to Clonea Strand provides excellent access to coastal and water-based activities.
- Entertaining8/10
The open-plan kitchen and dining area flows out through patio doors to a sunny paved patio and landscaped garden, ideal for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Situated in a popular and established residential development in Ballinroad, offering a generally peaceful neighbourhood atmosphere.
- Rural Living4/10
Located in an established suburban residential development rather than a rural setting, though views toward the Comeragh foothills are available from the rear.
- Village Living8/10
Ballinroad offers a community feel with local conveniences while being just minutes from Dungarvan town centre.
- Coastal Living7/10
Clonea Strand is within easy reach, offering great proximity to the coast and seaside walks.
- Urban Living5/10
Close to Dungarvan town centre, but Ballinroad is primarily a residential suburb rather than an urban centre.
Social
6 areas- Community Involvement7/10
Located in an established residential development with an active local community in Ballinroad.
- Café Culture6/10
A short trip to Dungarvan town centre provides access to local cafes, restaurants, and social spots.
- Nightlife5/10
Limited nightlife options directly in Ballinroad, though Dungarvan town centre offers pubs and entertainment.
- Health/Wellness groups6/10
Access to health and wellness activities is readily available via local community amenities in Dungarvan.
- Networking Opportunities5/10
Professional networking is generally centred in larger urban employment hubs rather than this residential suburb.
- Tech-Hub Connectivity5/10
Standard residential broadband applies; buyers should verify specific high-speed fiber availability.
Listing information
- Agent
- Denise Radley Auctioneers
- Phone
- 058 42 168
- Published on HouseDelve
- 21 October 2026
- Correction
- Report an issue
HD-720782HouseDelve · 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.