Photograph 1 of 40 of Ballincarrig, Tara Hill, Gorey, County Wexford
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Ballincarrig, Tara Hill, Gorey, County WexfordY25HH04

€450,000

4 Bed~4 Bath~200 m²~BER C

What you'll like:

  • Generous Floor Area: Spanning approximately 199.64 square meters, this substantial residence provides a large footprint ideal for customized family living and spacious room layouts.
  • Expansive Site Size: Situated on almost an acre of land, the property offers fantastic outdoor space for gardens, landscaping, or recreational use in a rural setting.
  • Stunning Tara Hill Setting: Enjoying a sought-after location just outside Gorey, the home benefits from picturesque countryside surroundings and beautiful local vistas.
  • Central Open Fireplace: An impressive open fire positioned centrally within the open-plan living area creates a striking architectural focal point for the main gathering space.
  • Spacious Living Areas: The exceptionally generous open-plan living and dining area forms the heart of the home, providing great flexibility for modern interior design.
  • Four Well-Proportioned Bedrooms: The accommodation layout includes four bedrooms, offering ample private space for family members or visiting guests.
  • Multiple Ensuite Bathrooms: Featuring two ensuite bedrooms alongside a family bathroom and a utility WC, the house is well-equipped to handle busy household routines.
  • Dedicated Utility Room: A separate utility room enhances daily convenience by providing designated space for laundry and household management tasks.
  • Pre-Installed Solar Panels: The addition of solar panels demonstrates a modern approach to energy efficiency, helping to reduce future household utility costs.
  • Blank Canvas Potential: Being unfinished allows a new owner to complete all works, fixtures, and finishes entirely to their own personal taste and specification.
  • Proximity to Gorey Town: Despite the peaceful rural atmosphere, the property is conveniently close to Gorey town and its wide array of shops and amenities.
  • Excellent School Access: Families will appreciate the easy reach of local schools and educational facilities situated within the vibrant nearby Gorey community.
  • Strong Commuter Connectivity: The nearby M11 motorway provides excellent road connectivity, making regular journeys to Dublin and Wexford straightforward for commuters.
  • Coastal Proximity: Beautiful North Wexford beaches and coastal walks at Courtown, Ballymoney, and Ardamine are all located within a short drive.
  • Leisure and Sport Amenities: The surrounding area offers fantastic local sporting facilities, golf courses, and leisure options to support an active lifestyle.
  • Stable Asking Price: The recorded asking price has remained stable at €450,000, indicating a consistent valuation strategy by the vendor in the current market.
  • Rare Market Opportunity: Substantial properties with this level of custom potential in the prestigious Tara Hill area rarely become available for purchase.
  • High Energy Rating Potential: Achieving a C BER rating in its current unfinished state suggests good baseline thermal efficiency once final insulation details are completed.
  • Abundant Attic Storage: Featuring an additional 114 square meters of first-floor attic storage space, the property offers immense possibilities for future expansion.
  • Scenic Countryside Views: The elevated position delivers wonderful views over Tara Hill and the rolling countryside, enhancing the daily living experience.

But keep in mind:

  • Unfinished Property Condition: As the home is incomplete, buyers must budget significantly for construction materials, labor, and project management to finish the interior.
  • Completion Cost Uncertainty: Buyers should carefully investigate the estimated total capital required to finish the remaining construction work to a habitable standard.
  • Mortgage Availability Hurdles: Securing traditional residential mortgage finance for an unfinished property can be extremely difficult, potentially requiring specialized staging or renovation loans.
  • Untested Services and Fixtures: As noted by the agent, heating, electrical, and plumbing systems have not been tested and require professional inspection prior to purchase.
  • Attic Space Restrictions: The 114 square meters of first-floor attic storage space may not possess full structural planning permission for habitable use without further compliance steps.
  • Building Regulations Compliance: Buyers must verify that all completed works to date fully comply with current Irish building regulations and planning permissions.
  • Contractor Availability Delays: Sourcing reliable builders, electricians, and plumbers to complete an unfinished project in rural Wexford can involve lengthy wait times.
  • Hidden Construction Defects: An unfinished shell may conceal structural, dampness, or insulation issues that will only become apparent during detailed surveyor inspections.
  • Wastewater Treatment Verification: Due to the rural location, buyers must thoroughly inspect and test the private septic tank or wastewater treatment system for compliance.
  • Private Water Supply Checks: If the property relies on a well, comprehensive water quality and yield testing should be conducted before finalizing the purchase.
  • Surface Water Drainage: The large plot size requires careful inspection of surface water drainage systems to prevent water pooling around the foundations.
  • Unpaved Access Risks: Rural approach roads or the unpaved driveway area may require significant investment to upgrade for daily vehicle wear and tear.
  • High Finishing Trades Outlay: Sourcing high-end kitchens, four bathrooms, and flooring for a 200-square-meter footprint will incur substantial unexpected supply costs.
  • Lack of Kitchen Installed: The absence of a fitted kitchen means buyers face immediate living inconveniences and substantial installation expenses upon taking ownership.
  • Bathroom Fit-Out Required: Four bathrooms require complete sanitary ware installation, tiling, and waterproofing, representing a major plumbing investment.
  • Solar Panel Integration: Buyers need to verify if the pre-installed solar panels are fully wired, operational, and integrated with the heating and electrical systems.
  • Heating System Completion: The central heating installation must be inspected to determine what boilers, radiators, or heat pumps still need to be purchased and fitted.
  • Future Maintenance Demands: A property of this scale on almost an acre will entail ongoing exterior maintenance, garden upkeep, and boundary fencing repairs.
  • Local Planning Restrictions: Tara Hill planning guidelines might impose specific architectural restrictions on exterior finishes, landscaping, or future property extensions.
  • Resale Valuation Risks: Spending heavily on custom finishes may make it challenging to recoup the total investment if the local market ceiling is tested.

Price positioning

?
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 slightly undervalued compared with the available evidence.
  • The asking price appears somewhat undervalued given that the property is presented as an unfinished build requiring significant capital investment to complete internal finishes and fit-outs despite its substantial footprint and scenic site.
  • Under-valuation signals include the incomplete nature of the dwelling and potential hidden construction costs, whereas over-valuation risks are mitigated by the extensive floor area, acreage, and strong local market demand for detached rural homes.
  • Factors that could support such a price include strong buyer appetite for customisable country properties near coastal amenities, while factors undermining it relate to the uncertain final completion budget and mortgage lending constraints on unfinished houses.
  • Relevant considerations also include the stable tracking history at €450,000 with no price reductions observed, indicating the agent has priced it competitively from launch to attract cash buyers or those with renovation loan approvals.

Build Analysis

What we know from similar construction types

  • The property is described as unfinished, meaning a buyer should investigate the current structural, electrical, and plumbing completion status.
  • The floor area is noted as approximately 200m2 at the ground floor level with an additional 114m2 of first-floor attic storage space; a buyer should verify planning compliance and building regulations regarding the habitable status versus storage classification of the upper floor.
  • The listing mentions solar panels have been added, and the property holds a C BER rating, but a technical survey should verify the operational integration of these renewable features.
  • Given that the house is incomplete, buyers must budget for and investigate the remaining costs required to bring the dwelling to a finished, occupiable standard.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost: €1,800 to €2,400.
  • Explanation: Given the floor area of approximately 200m2 at ground level plus attic storage space and a BER rating of C, heating costs will be influenced by the property's size and energy performance. The inclusion of solar panels may help offset some energy demands, but heating a substantial open-plan living area with a central open fire will require careful energy management once the property is completed.

Pollution Safe

9/10

Environmental situation to investigate

  • The property is located in a predominantly rural countryside setting around Tara Hill, appearing distant from heavy industrial facilities or major waste incinerators.
  • Any minor local agricultural chemical usage or legacy concerns should be verified independently during the standard conveyancing process.

Flood Safe

8/10

Water overflow reports to follow up

  • Situated on an elevated hillside setting near Tara Hill, the property sits well above typical low-lying river or coastal flood zones.
  • Buyers should verify local surface water drainage capacity and site-specific topography to ensure adequate runoff protection for the roughly one-acre plot.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

  • SUNNY RIDGE, TARA HILL, GOREY

    Sale date
    Declared sale price
    €610,000.00
  • KILCAVAN LOWER, TARA HILL, GOREY

    Sale date
    Declared sale price
    €900,000.00
  • COTTAGE, TARA HILL, GOREY

    Sale date
    Declared sale price
    €80,000.00
  • HILLSIDE COTTAGE, TARA HILL, GOREY

    Sale date
    Declared sale price
    €365,000.00
  • TEARNAM, TARA HILL, GOREY

    Sale date
    Declared sale price
    €1,100,000.00

Recent sales in the wider Gorey area

  • 5 WOODLANDS MANOR, GOREY, WEXFORD

    Sale date
    Declared sale price
    €330,000.00
  • 39 MCCURTAIN ST, GOREY, CO WEXFORD

    Sale date
    Declared sale price
    €163,000.00
  • BALLYCOMCLONE, GOREY, CO. WEXFORD

    Sale date
    Declared sale price
    €365,000.00
  • 44 BRANOGUE PARK, ARDAMINE COURTOWN, GOREY

    Sale date
    Declared sale price
    €290,000.00
  • 28 THE CHASE, RAMSGATE VILLAGE, GOREY

    Sale date
    Declared sale price
    €280,000.00

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

  • Ballincarrig, Tara Hill, Gorey

    Sale date
    Declared sale price
    €140,000.00

Buyer fees*

Associated expenses guide

  • Estimated stamp duty: €4,500 — 1% of €450,000.
    ?
    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 plus VAT and outlays, depending on the complexity of the title and the unfinished status of the property.
  • Land registration fees: €400 to €800 based on property value and mapping requirements.
  • Property valuation fees: €150 to €300 for a standard mortgage or independent valuation report.
  • Surveyor fees: €500 to €1,200 depending on the level of detail required to assess the unfinished structure and attic storage space.
  • Annual home insurance: €400 to €900 per year depending on the final completion standard, rebuild value, and location.

Forum Talk

What people are saying about this area

  • Locals in the Tara Hill and Gorey areas frequently discuss the scenic beauty and peaceful countryside atmosphere of the location.
  • Residents often highlight the convenience of the M11 motorway for commuting to Dublin while maintaining a rural lifestyle.
  • Community discussions often note the close proximity to North Wexford coastlines including Ballymoney and Courtown beaches.
  • Property development and unfinished self-build projects in scenic rural spots generate local interest regarding finishing standards and potential value.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The property sits on almost an acre of land, offering plenty of outdoor space for young children to play. However, because the property is currently unfinished, buyers with very young children will need to budget for and manage completion works before moving in.

    7/10
  • Teenagers

    With four bedrooms, two ensuites, and a substantial floor area of nearly 200 square metres plus attic storage, there is ample space for growing teenagers to have their own private areas.

    8/10
  • Multi-generational Living

    The generous scale of the house and large plot provide good potential for multi-generational living configurations, though the unfinished state means layout adaptations would need to be completed by the buyer.

    7/10
  • Single Buyers

    At an asking price of €450,000 for an unfinished property requiring significant further investment, this home is likely better suited to experienced buyers or families rather than solo purchasers.

    4/10
  • Couples

    Couples looking for a project home with stunning countryside views and proximity to Gorey town will find the expansive open-plan layout an appealing canvas.

    7/10
  • Empty Nesters

    The scenic Tara Hill setting and single-level ground space offer appeal for empty nesters, though the large footprint and unfinished nature require ongoing management and maintenance.

    6/10
  • Retirees

    While the peaceful countryside environment and nearby coastal amenities suit retirement, the unfinished condition and expansive grounds may present a considerable project for retirees to manage.

    5/10

Work

3 areas
  • Remote Working

    With a substantial floor area of nearly 200 square metres and additional attic storage space, there is plenty of room to configure dedicated home offices for remote working.

    8/10
  • Hybrid Commuting

    The property benefits from ready accessibility to the M11 motorway, providing convenient connectivity for hybrid commuters travelling toward Dublin or Wexford.

    7/10
  • Retired

    The tranquil setting suits retirement, though the unfinished nature of the building means retirees would need to oversee completion works.

    6/10

Practical

8 areas
  • Ageing in Place

    The ground-floor accommodation offers potential for single-level living, but the unfinished state means accessibility features would need to be incorporated during finishing works.

    5/10
  • Low Maintenance

    As an unfinished property set on nearly an acre of land, significant initial and ongoing maintenance will be required to finish and upkeep the home and grounds.

    3/10
  • Secure Gated Entry

    There is no mention of a secure gated entry system in the listing details, so buyers wishing for enhanced security would need to install perimeter fencing or gates.

    4/10
  • Minimalist Design

    The large open-plan living and dining space lends itself well to modern open-plan or minimalist design concepts once interior finishes are chosen.

    5/10
  • Flexible Floor Plans

    Because the property remains unfinished, the new owner has an exceptional opportunity to influence and adapt the interior layout and finishes to their exact specifications.

    8/10
  • Heritage Home

    This is a modern unfinished build rather than a traditional period or heritage home.

    2/10
  • Ecological Setup

    The property benefits from the inclusion of solar panels and achieves a respectable C BER rating, with potential to improve efficiency further during completion.

    7/10
  • Outdoor areas

    The property sits on almost an acre of grounds, offering stunning countryside and Tara Hill views with vast potential for outdoor landscaping.

    9/10

Interests

9 areas
  • Gardening

    Sitting on almost an acre of grounds, there is fantastic scope for passionate gardeners to landscape and design extensive outdoor gardens.

    8/10
  • Walking

    The Tara Hill location and proximity to North Wexford coastal walks provide excellent opportunities for hiking, walking, and outdoor exploration.

    8/10
  • Gym

    There is no dedicated home gym facility currently finished, and buyers would need to travel to Gorey town for gym and fitness club amenities.

    4/10
  • Cycling

    The scenic country roads around Tara Hill offer enjoyable routes for cyclists, though rural roads require caution regarding traffic.

    7/10
  • Golf

    While golf courses can be accessed in the wider North Wexford region, players will need to travel a short distance from the immediate rural setting.

    6/10
  • Fishing

    The nearby coastline and local rivers provide accessible options for fishing enthusiasts in the general North Wexford area.

    6/10
  • Horse Riding

    The large plot size and rural countryside setting make this property well-suited for buyers with equestrian interests, subject to adding appropriate facilities.

    7/10
  • Water Sports

    Proximity to the North Wexford coastline and nearby beaches such as Courtown and Ballymoney facilitates various water sports and coastal activities.

    7/10
  • Entertaining

    The exceptionally spacious open-plan living and dining area with a central open fire provides a brilliant foundation for hosting and entertaining guests once completed.

    8/10

Lifestyle

5 areas
  • Quiet Living

    Located in a stunning Tara Hill setting just outside Gorey, the property offers a peaceful rural environment with scenic views over the surrounding countryside.

    9/10
  • Rural Living

    Set on almost an acre of land in a picturesque countryside location, this property delivers a true rural lifestyle while remaining close to local conveniences.

    9/10
  • Village Living

    The location is rural, but the proximity to Gorey town provides access to traditional village-like community amenities, shops, and local schools.

    6/10
  • Coastal Living

    The North Wexford coastline is close by, with Courtown, Ballymoney, and Ardamine all within easy reach, offering sandy beaches and coastal walks.

    7/10
  • Urban Living

    This is firmly a countryside and rural setting rather than an urban location, though Gorey town provides essential everyday urban services nearby.

    2/10

Social

6 areas
  • Community Involvement

    Gorey town and the surrounding Tara Hill community offer active local groups and community networks for residents to get involved with.

    6/10
  • Café Culture

    While the immediate setting is purely rural, nearby Gorey town provides a selection of cafés, restaurants, and social spots.

    6/10
  • Nightlife

    Nightlife options are limited in the immediate countryside, requiring a trip into Gorey town for pubs, restaurants, and evening entertainment.

    4/10
  • Health/Wellness groups

    Health and wellness facilities and groups can be accessed within Gorey town and the surrounding North Wexford area.

    6/10
  • Networking Opportunities

    Professional networking opportunities are sparse locally, making this location better suited for remote workers or commuters rather than local networkers.

    4/10
  • Tech-Hub Connectivity

    The rural location lacks a physical local tech hub, meaning remote tech professionals will rely heavily on their own broadband setup.

    3/10

Listing information

Agent
Kavanagh Estates
Phone
0539480149
Current status
active
Published on HouseDelve
27 October 2026
Correction
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Property reference: HD-C68597HouseDelve · 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.