89 Bishopswater, Wexford Town, WexfordY35R7R2
€239,000
2 Bed~1 Bath~71 m²~BER E2
What you'll like:
- Walking distance convenience: Situated within comfortable walking distance of Wexford town centre, this home allows easy daily access to local shops, cafes, and essential urban amenities.
- South-facing rear garden: The sunny rear patio enjoys a sought-after southerly aspect, creating a bright outdoor space ideal for relaxing and outdoor dining during warmer months.
- Direct golf course views: The back garden backs directly onto the 16th hole of Wexford Golf Club, offering a picturesque green backdrop and enhanced long-term privacy.
- Elevated green outlook: Positioned prominently overlooking a large green area in Bishopswater, the property enjoys pleasant open views and a distinct sense of space at the front.
- Panoramic bedroom vistas: The master bedroom features elevated panoramic views stretching across the town and out toward the sea, providing a unique daily focal point.
- Solid fuel stove: The comfortable living room includes a cozy multi-fuel stove, adding character and an effective alternative heat source during colder winter evenings.
- Floored attic storage: A convenient Stira ladder leads up to a floored attic space, offering practical storage solutions for household items and seasonal belongings.
- Solid oak doors: Attractive internal solid oak doors add a touch of quality craftsmanship and durability to the interior spaces throughout the home.
- Enclosed front garden: The front perimeter is securely enclosed and laid out in grass, creating a neat buffer from the roadway and potential child-friendly space.
- Double-glazed windows: Fitted with double glazing throughout, the property benefits from improved acoustic insulation and better heat retention than single-pane alternatives.
- Practical brick shed: An external brick-built garden shed is already in place and suitable for utility needs, bicycle storage, or general gardening equipment.
- Mature rear planting: The back garden features established mature planting around the patio area, instantly offering established greenery and a more secluded atmosphere.
- Proximity to castle estate: The iconic Johnstown Castle Estate is located nearby, providing residents with wonderful scenic walking trails and beautiful gardens for weekend recreation.
- Strong local education: Families will appreciate the close proximity of highly regarded primary schools and a selection of secondary options just a short drive away.
- Good public accessibility: The location offers excellent connectivity to local transport links and regional roads, facilitating straightforward commuting around the wider Wexford area.
- Compact footprint efficiency: Spanning approximately 71 square metres, the home presents a manageable layout that keeps ongoing maintenance and utility costs relatively low.
- Bright tiled bathroom: The family bathroom is fully tiled on both floors and walls, combining clean modern aesthetics with easy maintenance around the bath and shower.
- Built-in bedroom storage: Both double bedrooms feature built-in press and wardrobe solutions, maximizing usable floor space and simplifying immediate furniture placement for buyers.
- Siro broadband ready: The property is wired for Siro high-speed fibre broadband, ensuring reliable connectivity for remote work, streaming, and modern digital household needs.
- Desirable semi-detached layout: As a semi-detached dwelling, the home benefits from side access potential and only shares one party wall, reducing overall noise transmission.
But keep in mind:
- Low BER rating: The property holds an E2 Building Energy Rating, which indicates poor energy efficiency and signals that the buyer should budget for substantial insulation upgrades.
- Back boiler heating reliance: The heating system relies on a back boiler setup, which may be less efficient and harder to regulate compared to modern gas or heat pump systems.
- Compact floor area: Measuring roughly 71 square metres, the interior accommodation is relatively modest, meaning buyers should consider whether the space accommodates long-term growth.
- Potential modernization required: Given the E2 energy rating and traditional features, a buyer should investigate potential upgrade costs for heating, windows, and internal finishes.
- Single bathroom constraint: With only one upstairs family bathroom, larger households or visiting guests may experience morning congestion and queuing for facilities.
- Open fire dependence: The reliance on a solid fuel stove for key heating elements requires regular fuel purchases, ash cleaning, and proper chimney maintenance.
- Staircase configuration: The layout features a compact staircase and landing, which could make moving bulky furniture to the two double bedrooms more challenging.
- Garden boundary maintenance: Backing directly onto a golf course requires the buyer to inspect boundary fences and understand local rules regarding stray golf balls.
- Limited ground floor WC: The absence of a downstairs toilet means guests must use the upstairs family bathroom, reducing convenience during ground-floor social gatherings.
- Parking arrangements review: The listing data does not detail dedicated off-street parking, so buyers must verify whether parking relies strictly on communal street spaces.
- Pasture damp inspection: Given the mature planting and south-facing aspect, buyers should check external drainage around the patio to ensure rainwater flows away effectively.
- Roof space insulation check: Although the attic is floored, the buyer should verify the depth and current standard of thermal insulation installed beneath the flooring.
- Ventilation verification: Due to older construction standards typical of properties with E2 ratings, purchasers should inspect for adequate window and roof ventilation to prevent condensation.
- Party wall considerations: As a semi-detached home, any future structural alterations or soundproofing improvements will require coordination with the neighboring property owner.
- Stove compliance check: The buyer should verify that the multi-fuel stove complies with current local air quality regulations and has been professionally serviced recently.
- Kitchen size constraints: The compact kitchen measures approximately three by two meters, which may limit workspace and appliance storage for avid home cooks.
- Storage limitations: Aside from the attic and bedroom presses, overall built-in internal storage is limited, potentially requiring careful management of household belongings.
- Resale energy penalties: Properties with low E2 ratings may face reduced demand from future buyers unless energy efficiency improvements are carried out promptly.
- Electrical system audit: Buyers should commission a thorough electrical survey to confirm whether the fuse board and wiring meet modern safety standards.
- Potential upgrade disruption: Carrying out necessary insulation and heating retrofits to improve the BER rating will likely cause temporary disruption and require capital outlay.
Price positioning
?
- The asking price appears modestly elevated relative to historical transactional patterns for similar residential units in the wider locality, reflecting current strong housing demand trends.
- Signals of potential overvaluation include a relatively weak energy rating requiring future capital investment, contrasted against positive positioning attributes like a desirable south-facing orientation and golf course views.
- Such a pricing level is supported by the highly convenient proximity to the town center and local amenities, though it could be undermined by broader macroeconomic lending constraints or buyer hesitation.
- Additional relevant factors involve the compact floor area and functional layout, which appeal strongly to first-time buyers and downsizers seeking manageable maintenance in a well-established residential area.
Build Analysis
What we know from similar construction types
- The property is a two-bedroom semi-detached house with a floor area of approximately 71 square meters.
- Features double-glazed windows and solid oak internal doors.
- Heating relies on a back boiler system and a multi-fuel/solid fuel stove.
- The attic is floored and accessible via a stira ladder, which is a useful storage feature but buyers should verify compliance and insulation standards.
- Given the E2 BER rating, a buyer should investigate the overall thermal efficiency, wall and roof insulation levels, and the condition of the heating system.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a BER rating of E2, indicating poor energy efficiency and high heat loss.
- A comprehensive deep retrofit to bring the home to a modern B2 or higher standard would likely require external wall insulation, upgraded attic insulation, window and door replacements, and a modern heating system such as a heat pump.
- Estimated deep retrofit costs for a property of this size (c. 71 sq. m.) generally range from 30,000 to 50,000 euros, depending on the extent of works required and before accounting for available SEAI grants.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately €1,600 to €2,000. This property has an E2 BER rating and relies on a back boiler heating system with a solid fuel stove, which can result in higher energy usage and heat loss compared to more modern, higher-rated homes.
Pollution Safe
8/10Environmental 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 estate
No verified results were found for this group in the previous five years.
Recent sales in the wider Wexford Town area
106 CLUAIN DARA, CLONARD RD, WEXFORD TOWN
- Sale date
- Declared sale price
- €275,000.00
7 THOMAS STREET, WEXFORD TOWN, WEXFORD
- Sale date
- Declared sale price
- €105,000.00
1 LOWER ALLEN STREET, WEXFORD TOWN, CO WEXFORD
- Sale date
- Declared sale price
- €240,000.00
21 STRANDFIELD MANOR, SPAWELL ROAD, WEXFORD TOWN
- Sale date
- Declared sale price
- €375,000.00
39 PIERCE COURT, PAUL QUAY, WEXFORD TOWN
- Sale date
- Declared sale price
- €202,000.00
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
89 BISHOPSWATER, WEXFORD, WEXFORD
- Sale date
- Declared sale price
- €178,200.00
Buyer fees*
Associated expenses guide
- Stamp duty: approximately 1% of the purchase price up to €1,000,000, amounting to about €2,390 for an asking price of €239,000.
- Solicitor legal fees: roughly €1,500 to €3,000 excluding outlays and VAT.
- Land registration fees: approximately €130 to €400 depending on the application type and method.
- Property valuation fees: typically between €150 and €300 for mortgage purposes.
- Surveyor fees: generally ranging from €300 to €600 depending on the level of detail required for a 71 square meter property.
- Annual home insurance: estimated between €350 and €600 per year depending on the policy and coverage level.
Forum Talk
What people are saying about this area
- Locals in Wexford Town frequently discuss traffic flow improvements and ongoing local authority infrastructure updates.
- Residents often highlight the convenience of living within walking distance of the town center, local schools, and amenities.
- Community discussions often mention recreational spots like Johnstown Castle Estate and local golf facilities as major highlights of the area.
- Property buyers in the Bishopswater area often note the mature nature of the residential settings and proximity to green spaces.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property features an enclosed front garden and a south-facing rear patio area, while being located within walking distance of local primary schools, making it suitable for young families.
- Teenagers6/10
With two double bedrooms and a floor area of 71 square metres, space is somewhat compact for growing teenagers, though proximity to secondary schools is a plus.
- Multi-generational Living3/10
The limited floor area of 71 square metres and single bathroom make multi-generational living impractical for this home.
- Single Buyers8/10
A manageable two-bedroom semi-detached layout within walking distance of town amenities offers an accessible option for single buyers.
- Couples8/10
Provides a comfortable configuration for couples, featuring a south-facing rear garden, living room with a solid fuel stove, and convenient town access.
- Empty Nesters7/10
The manageable property size and proximity to town amenities suit empty nesters looking to downsize, though buyers should verify stairs requirements for long-term living.
- Retirees6/10
While close to town amenities and golf facilities, the two-story layout with bedrooms upstairs may require consideration regarding ageing in place.
Work
3 areas- Remote Working8/10
The property is wired for Siro high-speed broadband, making it well-suited for remote working arrangements.
- Hybrid Commuting7/10
Good accessibility to local transport links supports hybrid commuting patterns for working professionals.
- Retired7/10
A manageable home close to town amenities and leisure options like the golf club, suitable for retirees seeking convenience.
Practical
8 areas- Ageing in Place5/10
While manageable in size, the two-story layout with upstairs bedrooms and bathroom may pose challenges for long-term ageing in place without modification.
- Low Maintenance7/10
Compact footprint of approximately 71 square metres with an enclosed front lawn and paved rear patio limits extensive maintenance requirements.
- Secure Gated Entry3/10
The property features standard enclosed boundaries and a front garden rather than a secure gated entry system.
- Minimalist Design6/10
Traditional semi-detached layout rather than open-plan minimalist architecture, though rooms are well-proportioned.
- Flexible Floor Plans6/10
Features distinct living and dining spaces alongside two double bedrooms and a floored attic accessed via a stira ladder.
- Heritage Home3/10
This is a standard semi-detached modern residential home rather than a period or heritage property.
- Ecological Setup4/10
The property carries a BER rating of E2 and relies on back boiler heating, indicating potential areas for energy efficiency upgrades.
- Outdoor areas8/10
Highlights include an enclosed front garden, a brick storage shed, and a south-facing rear patio backing directly onto the golf course.
Interests
9 areas- Gardening6/10
Features an enclosed front lawn and a south-facing rear garden with mature planting, offering good scope for keen gardeners.
- Walking8/10
The property is within walking distance of town and close to scenic walking trails such as those at Johnstown Castle Estate.
- Gym6/10
Town-based location provides reasonable access to local fitness facilities, though buyers should verify specific nearby gym options.
- Cycling7/10
The town setting allows for straightforward cycling access to local amenities and surrounding roads.
- Golf10/10
The back garden overlooks the 16th hole of Wexford Golf Club, making this an exceptional location for golf enthusiasts.
- Fishing5/10
Proximity to the coast and local waterways offers reasonable opportunities for fishing enthusiasts.
- Horse Riding4/10
Equestrian facilities are not immediately adjacent, requiring travel outside the immediate town area.
- Water Sports6/10
Coastal proximity provides access to local water sports, though specific club details should be verified by the buyer.
- Entertaining7/10
Includes a comfortable living room, a separate dining room, and a south-facing patio area ideal for hosting guests outdoors.
Lifestyle
5 areas- Quiet Living7/10
Situated overlooking a large green area with a private, south-facing rear garden backing onto the golf course, offering a peaceful residential environment.
- Rural Living3/10
This is an urban residential setting within walking distance of Wexford Town, offering little in the way of a truly rural experience.
- Village Living6/10
Offers a community-oriented feel near local green spaces and schools, while remaining close to urban conveniences.
- Coastal Living7/10
Located in Wexford Town with panoramic views of the sea from the master bedroom, bringing coastal elements into the daily living experience.
- Urban Living8/10
Ideally positioned within walking distance of Wexford Town centre, providing easy access to local shops, schools, transport links, and leisure facilities.
Social
6 areas- Community Involvement7/10
Located in an established residential area overlooking a green, encouraging community engagement and local participation.
- Café Culture7/10
Proximity to Wexford Town centre and nearby attractions like Johnstown Castle Estate provides good access to local cafes.
- Nightlife6/10
Town-center proximity ensures local pubs and evening venues are within reasonable reach.
- Health/Wellness groups6/10
Town location offers access to local health services and wellness clubs, though specific groups should be investigated.
- Networking Opportunities6/10
Proximity to Wexford Town provides standard local networking avenues through community and business groups.
- Tech-Hub Connectivity8/10
The inclusion of Siro wiring ensures strong digital connectivity for tech-focused professionals.
Listing information
- Agent
- Kehoe & Associates
- Phone
- 053 9144393
- Published on HouseDelve
- 9 September 2026
- Correction
- Report an issue
HD-656739HouseDelve · 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.