8 Archers Way, Dunmore East, WaterfordX91ND8Y
€390,000
3 Bed~3 Bath~116 m²~BER A2
What you'll like:
- Exceptional energy rating: The A2 BER rating indicates outstanding thermal efficiency, which will significantly reduce your monthly heating bills and keep the indoor temperature consistently comfortable year-round.
- Modern construction standards: Built by Carey Homes, the property benefits from contemporary building methods and materials, minimizing immediate maintenance worries and structural concerns for the incoming homeowner.
- Prime coastal location: Situated in the highly sought-after village of Dunmore East, you are only moments away from scenic beaches, local amenities, and stunning coastal walks.
- Turnkey interior presentation: The home has been exquisitely decorated with soft neutral tones, luxury finishes, and tasteful downlighting, allowing you to move in without needing any costly immediate redecoration.
- Custom luxury kitchen: Featuring a bespoke Garrett Dillon design with hidden connecting doors, the kitchen blends aesthetic appeal with practical functionality for daily family life and hosting guests.
- Seamless indoor outdoor flow: Bi-folding doors open directly from the living spaces onto a sunny, low-maintenance landscaped garden, perfect for outdoor dining during the warm summer months.
- Spacious laundry room: A dedicated and well-equipped laundry area adds convenience and helps keep the main living spaces organized and clutter-free during busy family routines.
- Luxurious downstairs WC: The ground floor bathroom features high-end tiling and stylish sanitary ware, offering a touch of elegance that guests will certainly appreciate during visits.
- Serene bedroom retreats: All bedrooms upstairs are finished in calm, soothing color palettes, creating tranquil private spaces designed to ensure restful nights for the entire family.
- Striking bathroom aesthetics: Both the main family bathroom and the ensuite feature bold, dramatic tiling choices that elevate everyday routines into a spa-like experience.
- Potential attic conversion: The attic space already includes pre-installed materials, giving you a head start on creating an additional bedroom, home office, or recreational area in the future.
- Desirable village community: Dunmore East offers a vibrant year-round community with excellent restaurants, popular pubs, a renowned golf course, and a picturesque working harbour nearby.
- Convenient regional access: Waterford City is just a short drive away for major shopping, employment, and healthcare services, while Dublin remains accessible for weekend getaways.
- Stable asking price: Recorded listing data shows the asking price has remained firm at 390000 euros since tracking began, suggesting steady seller confidence and a lack of forced discounting.
- Generous floor area: Providing 116 square meters of well-proportioned living space, the semi-detached layout comfortably accommodates growing families without feeling cramped or constrained.
- Thoughtful architectural details: Clever internal layouts and concealed storage pathways enhance the overall liveability and architectural flow of the ground floor reception areas.
- Low maintenance outdoor space: The meticulously landscaped garden requires minimal upkeep, freeing up your weekends to enjoy the surrounding coastal amenities rather than doing heavy yard work.
- Year round holiday feel: The property effortlessly combines the atmosphere of a permanent family residence with the relaxed vibe of a luxury coastal retreat or weekend escape.
- Strong local demand: Properties in this specific coastal pocket historically attract high interest from both relocators and holiday-home buyers, supporting long-term property value stability.
- Professional presentation: The high standard of fixtures, fittings, and integrated storage solutions demonstrated throughout indicates a property that has been deeply cared for by its current stakeholders.
But keep in mind:
- Unverified attic compliance: The buyer must investigate whether the pre-installed attic conversion materials meet all current building regulations and fire safety standards for habitable space.
- Potential planning permissions: You should verify if any structural alterations or intended attic uses require local authority compliance certificates before finalizing your purchase contract.
- Inconsistent bedroom counts: The description mentions four bedrooms upstairs while the structured specifications list three bedrooms, requiring immediate clarification from the selling agent.
- Future maintenance costs: As with any modern timber or masonry composite home, buyers should budget for eventual upkeep of high-end finishes, custom cabinetry, and exterior facades.
- High market entry price: At 390000 euros, the property sits at a premium tier for the local area, meaning you must carefully assess whether current market values fully support this figure.
- Limited price flexibility: The lack of any downward price adjustments in the tracked history indicates a firm seller who may be reluctant to negotiate significantly below the asking price.
- Seasonal tourist traffic: The coastal village location can experience heavy visitor congestion and parking scarcity during peak summer months, potentially impacting daily local travel convenience.
- Coastal weather exposure: Proximity to the sea exposes the exterior finishes, windows, and roof tiles to salt spray and high winds, necessitating more frequent preventative maintenance.
- Semi-detached acoustic privacy: Shared party walls mean that everyday noise from neighboring occupants could occasionally be audible, so you should test sound insulation levels during your viewing.
- Management company fees: Buyers need to check if the development falls under a residents association or management scheme that levies annual service charges for common area upkeep.
- Future local development: Investigate the surrounding zoning plans to ensure that nearby vacant land or coastal plots will not be subjected to disruptive construction in the coming years.
- Commuting distance realities: While Dublin is accessible, a daily commute from Waterford for professional work is extremely lengthy and tiring, making this home best suited for remote workers or locals.
- Insurance premium variations: Properties located near the coast sometimes attract higher household insurance premiums or specific exclusions regarding storm and water damage.
- Limited footprint expansion: Due to the semi-detached layout and landscaped garden design, extending the ground floor footprint further might prove challenging or costly.
- Heating system reliance: The heavy reliance on A2-rated airtight systems means you should verify servicing records for the heat pump or ventilation units to avoid surprise repair bills.
- Parking capacity limits: Check the exact driveway dimensions to confirm how many vehicles can be parked off-street, especially if hosting multiple guests in a coastal hotspot.
- Storage constraints: While internal wardrobes are present, the sleek minimalist design may lack bulky utility storage unless the attic conversion is fully and legally completed.
- Resale liquidity risks: Specialized coastal holiday homes can occasionally experience longer selling cycles if regional economic conditions cause a downturn in the secondary housing market.
- Exact boundary verification: Ensure your legal representative carefully examines the title maps to confirm exact garden boundaries and shared access points within the development.
- Utility connection capacities: Verify that broadband speeds and water pressure levels in this specific phase of the development fully meet modern remote-working and family requirements.
Price positioning
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- The asking price of €390,000 for this 116 square meter semi-detached home appears positioned above the initial purchase baseline established when the property was newly constructed, reflecting subsequent high-end interior upgrades and strong coastal demand.
- Upward valuation signals stem from the exceptional A2 energy rating, luxury bespoke finishes including a Garrett Dillon kitchen, a sunroom extension, and provisions for an attic conversion that promise further usable living space.
- Supporting factors include the highly desirable coastal location in Dunmore East and premium presentation, while potential downside risks involve buyer resistance to paying a steep premium over original new-build cost metrics.
- The stable asking price history indicates a firm vendor stance reflecting confidence in the local market, though broader regional property transactions suggest localized pricing ceilings for similarly sized suburban dwellings.
Build Analysis
What we know from similar construction types
- The property is a modern three-bedroom semi-detached home built by Carey Homes in a sought-after coastal location.
- It features a high energy efficiency rating of A2, which typically indicates superior thermal performance, high levels of insulation, modern airtightness, and renewable energy integration such as heat pumps.
- The listing notes that materials are already installed in the attic to facilitate a future conversion, presenting potential for additional living space.
- A buyer should investigate and verify planning permission and building control compliance regarding the attic space, ensuring that any pre-installed materials or intended conversions meet current structural and fire safety regulations.
Heating cost*
Estimated expense to heat this property every year
- 800 to 1,200 euro per year
- Given the 116 square meter floor area and an A2 energy rating indicating high thermal efficiency and modern insulation standards, heating and energy requirements should be relatively low.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The home is situated in a residential setting within Dunmore East, generally removed from major flood zones, though proximity to the coast means local drainage should be checked.
- Prospective buyers are advised to review local authority flood maps and environmental reports to confirm specific site conditions.
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 Dunmore East area
THE HARBOUR, DUNMORE EAST, CO WATERFORD
- Sale date
- Declared sale price
- €710,000.00
THE MAPLES, BALLYGARRAN, DUNMORE EAST
- Sale date
- Declared sale price
- €443,000.00
3 THE SANCTUARY, KILLEA, DUNMORE EAST
- Sale date
- Declared sale price
- €540,000.00
APT 12 - SHIPS ROCK, CONVENT ROAD, DUNMORE EAST
- Sale date
- Declared sale price
- €320,000.00
BALLYMACAW, DUNMORE EAST, CO WATERFORD
- Sale date
- Declared sale price
- €385,000.00
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
8 Archer's Way, Dunmore East
- Sale date
- Declared sale price
- €360,093.06
New buildPrice excludes VAT
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €3,900 — 1% of €390,000.
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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 2,500 euro
- Land registration fees: 400 to 800 euro
- Property valuation fees: 150 to 250 euro
- Surveyor fees: 500 to 1,000 euro
- Annual home insurance: 400 to 700 euro
Forum Talk
What people are saying about this area
- Locals frequently highlight Dunmore East as one of Waterford's most sought-after coastal communities due to its scenic harbour, beaches, and active village life.
- Residents on community forums often discuss the charm of local amenities, including popular restaurants, pubs, and the renowned local golf course.
- Traffic and parking can become noticeably busier during the peak summer months as tourists visit the seaside village.
- Property developments in areas like Archer's Way are generally viewed positively by buyers seeking modern, energy-efficient homes near the coast.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property offers three bedrooms, a secure low-maintenance garden, and a safe village setting in Dunmore East, making it well-suited for young families.
- Teenagers7/10
With three bedrooms and potential additional space via the uncompleted attic conversion, there is room to grow, though proximity to secondary schools in Waterford City should be verified.
- Multi-generational Living6/10
A semi-detached layout with three bedrooms offers decent space, but the configuration lacks independent annexes or ground-floor bedroom suites typically ideal for multi-generational living.
- Single Buyers7/10
An A2 BER rating ensures low energy bills, and the stylish turnkey condition requires no immediate work, though the asking price of €390,000 is a significant investment for a single income.
- Couples9/10
Exquisitely decorated with high-end finishes, a luxury kitchen, and a sunroom, this home provides a wonderful coastal escape and living space for couples.
- Empty Nesters8/10
The low-maintenance garden and modern, energy-efficient build make it an attractive option for downsizers looking for style and ease of upkeep near the coast.
- Retirees8/10
Single-floor mobility is limited by the two-story layout, but the manageable garden, village amenities, and peaceful environment strongly appeal to retirees seeking a coastal lifestyle.
Work
3 areas- Remote Working8/10
Modern A2-rated home with flexible spaces like a sunroom and high finish levels, providing a comfortable environment for home offices.
- Hybrid Commuting6/10
Waterford City is a short drive away, but commuting flexibility to Dublin or other major hubs will depend on driving or transport links that the buyer should verify.
- Retired9/10
An ideal setup for retirees seeking a luxurious, energy-efficient coastal retreat with community amenities close at hand.
Practical
8 areas- Ageing in Place6/10
The property features a downstairs WC and manageable layout, but the two-story design means stairs must be navigated daily.
- Low Maintenance9/10
Built by Carey Homes with an A2 BER rating and a landscaped low-maintenance garden, upkeep requirements are minimal.
- Secure Gated Entry3/10
The property is located in an open residential development rather than a secure gated community.
- Minimalist Design7/10
Boasts clean lines, tasteful downlighting, and contemporary finishes, though the current decor leans towards a warm, styled aesthetic rather than stark minimalism.
- Flexible Floor Plans8/10
Features hidden doors connecting the kitchen and sitting room, plus an uncompleted attic conversion with materials included, offering excellent future flexibility.
- Heritage Home2/10
This is a modern new-build style property rather than a traditional period or heritage home.
- Ecological Setup9/10
Achieves an impressive A2 BER rating, indicating high energy efficiency, excellent insulation, and low carbon operating costs.
- Outdoor areas9/10
Includes a beautifully landscaped, sunny, low-maintenance garden accessed via bi-folding doors, perfectly optimized for outdoor living.
Interests
9 areas- Gardening6/10
The garden is specifically described as sunny and low-maintenance, which is great for entertaining but offers limited space for extensive cultivation.
- Walking9/10
Proximity to the coast and local beaches provides fantastic opportunities for scenic walks and coastal trails.
- Gym5/10
While local fitness options should be verified, dedicated commercial gym facilities will likely require travel towards Waterford City.
- Cycling7/10
The surrounding coastal roads and village layout offer pleasant cycling routes, though local traffic conditions should be kept in mind.
- Golf9/10
The description specifically highlights the renowned local golf course in Dunmore East as a key feature of the area.
- Fishing9/10
Dunmore East is famous for its working fishing harbour and marine activities, making it an exceptional location for fishing enthusiasts.
- Horse Riding6/10
Equestrian pursuits are generally available in the broader County Waterford countryside, though local stables should be investigated.
- Water Sports9/10
The coastal setting provides immediate access to beaches and the harbour for swimming, boating, and various water sports.
- Entertaining9/10
Features an exquisite luxury kitchen, bi-folding doors, and a beautifully landscaped sunny garden that are tailor-made for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Located in a sought-after coastal village development in Dunmore East, providing a generally peaceful environment away from major urban bustle.
- Rural Living4/10
This is a suburban-style semi-detached home within a residential estate, rather than a rural or agricultural setting.
- Village Living10/10
Dunmore East is a premier coastal village offering local amenities, a harbour, beaches, restaurants, and pubs all within easy reach.
- Coastal Living10/10
Positioned moments from the sea in a renowned coastal location, perfectly fulfilling the desire for a seaside lifestyle.
- Urban Living3/10
Dunmore East offers a village community feel rather than bustling urban amenities, with Waterford City requiring a short drive.
Social
6 areas- Community Involvement8/10
Dunmore East has a vibrant, tight-knit community spirit centered around village events, the harbour, and local establishments.
- Café Culture8/10
The village offers local restaurants, pubs, and cafes that cater well to residents and visitors alike.
- Nightlife6/10
Local pubs and restaurants provide a lively seasonal atmosphere, though heavy urban nightlife requires a trip into Waterford City.
- Health/Wellness groups7/10
Local community activities, outdoor wellness opportunities, and seaside living support a healthy lifestyle, though specific group availability should be checked.
- Networking Opportunities4/10
As a coastal holiday and residential village, formal professional networking opportunities are limited compared to larger urban centers.
- Tech-Hub Connectivity5/10
High-speed broadband availability at the property should be independently verified by the prospective buyer.
Listing information
- Agent
- Brian Gleeson Property
- Phone
- 058 44 200 / 024 94 777
- Current status
- active
- Published on HouseDelve
- 10 October 2026
- Correction
- Report an issue
HD-A0C975HouseDelve · 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.