Ballygoman on 3.83 Acres, Barntown, Co. WexfordY35WP11
€375,000
2 Bed~1 Bath~75 m²~BER G
What you'll like:
- Substantial Land Holding: The property includes approximately 3.83 acres of land, providing buyers with extensive outdoor space, privacy, and potential hobby farming opportunities.
- Tranquil Country Setting: Situated along a quiet country road, the location offers exceptional peace and quiet while remaining close to local amenities.
- Proximity to Town: Despite the rural feel, the home is only a short drive from Wexford Town, ensuring easy access to shops, schools, and services.
- Modernised Traditional Cottage: The structure blends charming traditional features with contemporary updates, creating a uniquely characterful and comfortable living environment.
- Bright Open Plan Living: The spacious ground floor kitchen and living area measures an impressive 8.75m by 4.5m, offering a bright and cohesive communal space.
- Feature Multi-Fuel Stove: A prominent multi-fuel stove equipped with a back boiler serves as a cozy central focal point and functional heating source for the home.
- Exposed Stonework Details: Attractive sections of exposed stone wall enhance the interior aesthetic, highlighting the home's historic cottage roots.
- Recessed Window Features: Deep recessed windows allow maximum natural light to enter while adding authentic architectural charm to the rooms.
- South Facing Patio: The charming exterior includes a dedicated south-facing patio area, perfect for enjoying sunshine and outdoor relaxation throughout the day.
- Feature Outdoor Fireplace: An eye-catching outdoor fireplace adds a unique gathering space for evening entertaining in the garden.
- Low Maintenance Gardens: The surrounding mature gardens have been thoughtfully planted to deliver maximum visual impact requiring minimal ongoing upkeep.
- Gravelled Driveway Access: A private gravelled driveway with a gated entrance provides secure off-street parking and a welcoming approach to the property.
- Detached Stone Shed: The inclusion of a 4.4m by 3.2m stone shed with power offers excellent additional storage or a functional workshop space.
- Dual Heating Options: Comfort is supported by a combination of the back boiler stove and three smart electric radiators installed throughout the residence.
- Practical Kitchen Finishes: The kitchen is equipped with waist-level units, a timber countertop, and a stylish subway tile splashback for everyday convenience.
- Ample Storage Solutions: Useful built-in storage areas are cleverly tucked beneath the staircase to maximise the ground floor footprint efficiently.
- Double Aspect Bedroom: The main bedroom features a double aspect layout with recessed windows, ensuring plenty of natural light and pleasant views.
- Integrated Hot Press: A convenient hot press is neatly integrated within the fitted storage of the primary bedroom for linen organisation.
- Mains Water Connection: The property benefits from a reliable mains water supply, avoiding the uncertainty and maintenance often associated with private wells.
- Clear Development Potential: The generous acreage combined with a detached footprint offers forward-thinking buyers ample scope for future extensions, subject to planning permissions.
But keep in mind:
- Extremely Poor BER Rating: The property carries a disappointing G energy rating with a high energy performance indicator, indicating significant thermal inefficiency and heat loss.
- Substantial Insulation Upgrades Required: Due to the G rating, buyers should budget for extensive insulation improvements across walls, roof, and windows to achieve modern comfort standards.
- Reliance on Electric Heating: The secondary heating relies on smart electric radiators, which can result in high electricity bills compared to more efficient central heating systems.
- Back Boiler Efficiency Concerns: Stoves with back boilers require regular manual maintenance and monitoring to ensure efficient operation without creating excessive fuel consumption.
- Compact Second Bedroom: The second bedroom features an irregular layout with restricted dimensions, limiting its usability primarily to a nursery or small home office.
- Single Bathroom Facility: With only one bathroom serving both upstairs bedrooms, busy households may experience morning congestion and limited convenience.
- Upstairs Bathroom Location: Having the sole bathroom located on the first floor may present accessibility challenges for individuals with limited mobility.
- Septic Tank Due Diligence: The property relies on a private septic tank, requiring buyers to commission a professional inspection to verify compliance with current environmental regulations.
- Wastewater Maintenance Costs: Private sewage systems necessitate regular desludging and ongoing maintenance, adding to the annual cost of homeownership.
- Historic Cottage Limitations: Traditional construction methods in older cottages often lack damp-proof membranes, requiring careful monitoring for moisture and rising damp.
- Timber Floor Maintenance: Extensive solid wood and wooden flooring throughout the living spaces and bedrooms will require periodic sanding, sealing, and scratch upkeep.
- Skylight Leak Risk: The presence of a wooden-framed landing skylight introduces a potential vulnerability to water ingress and requires regular weatherproofing checks.
- Electric Overhead Shower: The bathroom is fitted with an electric shower over the bath, which can experience pressure fluctuations and higher energy usage.
- Limited Kitchen Counter Space: Waist-level units with timber countertops offer restricted workspace for avid cooks, potentially limiting food preparation areas.
- Exposed Stone Maintenance: Interior exposed stonework, while aesthetically pleasing, can sometimes shed dust or mortar particles and require specialized cleaning care.
- Gravel Driveway Upkeep: The gravelled driveway will require regular weed control, top-ups, and grading to maintain a smooth and tidy entrance surface.
- Rural Access and Weather: Being located on a quiet country road means the property could be susceptible to difficult driving conditions during severe winter weather events.
- Potential Expansion Restrictions: Securing planning permission to extend a traditional cottage on a rural site can face strict local housing need and design constraints.
- High Renovation Capital Outlay: Bringing the property up to a modern energy efficiency standard from a G rating will demand a significant financial investment beyond the purchase price.
- Resale Value Considerations: Properties with very low energy ratings may face narrower buyer demand in the future until comprehensive energy retrofits are successfully completed.
Price positioning
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- The asking price appears slightly elevated compared to broader regional transaction norms, largely due to the inclusion of a substantial acreage that commands a notable price premium in this rural market.
- Strong valuation signals are driven by the extensive land holding and the appealing modernisation of a traditional cottage, though these positive factors are tempered by the exceptionally poor energy efficiency rating.
- The asking price could be fully supported if buyer demand for rural retreats with significant outdoor space remains robust, whereas the very weak energy rating might undermine buyer enthusiasm and limit competitive bidding.
- Additional relevant factors include the property size of seventy five square metres, the peaceful country road setting near town amenities, and the presence of functional outbuildings enhancing overall utility.
Build Analysis
What we know from similar construction types
- The property is a traditional detached cottage of approximately 75 square meters that has been modernised, featuring a mix of original elements such as recessed windows and exposed stone walls alongside contemporary finishes.
- Heating relies on a multi-fuel stove with a back boiler complemented by smart electric radiators, indicating that a buyer should inspect the efficiency and current condition of the wet heating and solid fuel setup.
- Services include a private septic tank and mains water; a prospective buyer should verify the registration, capacity, and current compliance of the septic tank system with environmental standards.
- Given the substantial land holding of 3.83 acres, a buyer should investigate any potential boundary delineation, local planning restrictions, or agricultural/forestry designations affecting the surrounding grounds.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property holds a G BER rating, indicating very poor energy efficiency and high potential heat loss through walls, roof, and windows.
- A comprehensive deep retrofit to bring the cottage to a modern energy standard would likely cost between 40,000 and 65,000 euro.
- Key measures would include external or internal wall insulation, upgraded double or triple-glazed windows, roof insulation, and potentially transitioning to an air-source heat pump system once the fabric is sufficiently upgraded.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is €2,500 to €3,500.
- Explanation: Given the poor BER rating of G and a floor area of 75 square metres, the property relies on a multi-fuel stove with a back boiler and smart electric radiators, which can result in high energy consumption.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a quiet rural setting in Barntown, Co. Wexford, appearing well-removed from major industrial pollution sources or heavy manufacturing sites.
- There are no prominent or immediate concerns regarding nearby modern landfills or waste incinerators noted in the surrounding countryside.
Flood Safe
8/10Water overflow reports to follow up
- The property sits on an elevated site of approximately 3.83 acres along a quiet country road, generally reducing the likelihood of surface water accumulation.
- Buyers should consult local flood maps and verify drainage conditions with the local authority as part of standard pre-purchase due diligence.
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 Barntown area
CEDAR HILL COTTAGES, COLESTOWN, BARNTOWN
- Sale date
- Declared sale price
- €355,000.00
FORD LODGE, KINGSFORD, BARNTOWN
- Sale date
- Declared sale price
- €365,000.00
WILLOW RIDGE, MULLENREE, BARNTOWN
- Sale date
- Declared sale price
- €275,000.00
THE WHITE HOUSE, BALLYGOMAN, BARNTOWN
- Sale date
- Declared sale price
- €332,000.00
BALLYLENNIGAN, BARNTOWN, WEXFORD
- Sale date
- Declared sale price
- €440,000.00
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
- Stamp Duty: Approximately €3,750 to €4,500 based on 1% to 1.2% of the asking price.
- Solicitor Legal Fees: Estimated between €1,500 and €2,500 excluding outlay and VAT.
- Land Registration Fees: Around €175 to €700 depending on the application type and property value.
- Property Valuation Fees: Typically €150 to €300 for mortgage purposes.
- Surveyor Fees: Approximately €500 to €1,000 for a structural survey.
- Annual Home Insurance: Estimated between €400 and €800 per year.
Forum Talk
What people are saying about this area
- Locals in the Barntown and wider Wexford area frequently discuss the appeal of rural country living combined with close proximity to Wexford Town amenities.
- Community forums often highlight the scenic nature and peaceful atmosphere of quiet country roads in the Barntown area, making it popular for those seeking a countryside retreat.
- Residents in rural parts of County Wexford often share tips on maintaining septic tanks and upgrading traditional properties for better energy efficiency.
- Discussions regarding local infrastructure often mention the convenience of accessing the N25 and the short drive into Wexford Town for shopping, schools, and services.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The property offers plenty of outdoor space with 3.83 acres for children to play, though the 2-bedroom cottage size (75 sqm) might become limiting as a young family grows.
- Teenagers4/10
With only two bedrooms and 75 sqm of living space, privacy and independent space for teenagers could be quite restricted.
- Multi-generational Living2/10
A compact two-bedroom cottage footprint does not lend itself well to multi-generational living arrangements.
- Single Buyers7/10
A charming and manageable detached home with extensive land, ideal for a single buyer seeking a rural retreat while staying close to Wexford Town.
- Couples8/10
An exceptional layout for a couple, offering a cosy open-plan living area, a south-facing patio, and expansive grounds to enjoy together.
- Empty Nesters7/10
The single-level ground floor living areas and manageable cottage size suit downsizers, though garden upkeep on parts of the 3.83 acres should be considered.
- Retirees6/10
While the cottage offers a peaceful rural lifestyle and manageable indoor space, the bedrooms and bathroom are located upstairs, and buyers should verify if aging in place is feasible.
Work
3 areas- Remote Working7/10
The peaceful rural setting provides an ideal backdrop for working from home, though buyers should verify broadband speeds.
- Hybrid Commuting6/10
Convenient access to Wexford Town helps facilitate hybrid commuting arrangements.
- Retired8/10
An exceptional setting for retirement, offering tranquility and manageable indoor space, though upstairs bedrooms should be noted.
Practical
8 areas- Ageing in Place5/10
While the ground floor is well-suited for accessibility, the bedrooms and bathroom are located on the first floor, which may present challenges later in life.
- Low Maintenance7/10
The 75 sqm cottage footprint and thoughtfully planted gardens are designed for minimum work, though the 3.83 acres require land management.
- Secure Gated Entry8/10
The property benefits from a private gated entrance providing enhanced security.
- Minimalist Design7/10
Traditional cottage features combined with modernised open-plan spaces lend themselves well to minimalist living.
- Flexible Floor Plans5/10
At 75 sqm with two bedrooms, the floor plan is relatively fixed and compact.
- Heritage Home8/10
A quaint traditional cottage retaining original features like recessed windows and exposed stone sections.
- Ecological Setup6/10
Features a multi-fuel stove with a back boiler, though the BER rating of G indicates that buyers should investigate energy efficiency upgrades.
- Outdoor areas10/10
Features an impressive 3.83 acres of land, a south-facing patio with an outside fireplace, mature gardens, and a stone shed with power.
Interests
9 areas- Gardening9/10
Featuring 3.83 acres of land and thoughtfully planted mature gardens with minimum work required, it is a paradise for gardening enthusiasts.
- Walking7/10
Positioned on a quiet country road, it provides immediate access to scenic rural walking routes.
- Gym3/10
No dedicated gym facilities are on-site, and full gym amenities will require traveling into Wexford Town.
- Cycling7/10
The surrounding quiet country roads offer pleasant cycling conditions for enthusiasts.
- Golf6/10
While there is no golf course on the property, the short drive to Wexford Town provides access to regional golfing facilities.
- Fishing6/10
The rural Co. Wexford location places buyers within reasonable distance of local inland and coastal fishing spots.
- Horse Riding8/10
The 3.83-acre plot offers potential space for equestrian hobbies, subject to further setup.
- Water Sports5/10
Proximity to the coast and Wexford waterways allows for water sports access with a short drive.
- Entertaining7/10
The open-plan ground floor, south-facing patio, and outdoor fireplace create a wonderful environment for hosting guests.
Lifestyle
5 areas- Quiet Living10/10
Set on a quiet country road surrounded by mature gardens, this property delivers absolute peace and tranquility.
- Rural Living10/10
Comprising a traditional cottage on approximately 3.83 acres, this property epitomizes authentic rural living.
- Village Living6/10
Situated in Barntown, it offers a distinct countryside feel while maintaining convenient access to nearby town amenities.
- Coastal Living5/10
Located in Co. Wexford, the property is within reach of the coast, though it is fundamentally an inland rural setting.
- Urban Living3/10
This is firmly a rural retreat rather than an urban home, though vibrant Wexford Town is only a short drive away.
Social
6 areas- Community Involvement6/10
Barntown and nearby Wexford offer active local communities and clubs to join.
- Café Culture5/10
Local café options are limited immediately nearby, requiring a trip into Wexford Town for a wider selection.
- Nightlife3/10
The immediate area is entirely rural and quiet; extensive nightlife is restricted to Wexford Town.
- Health/Wellness groups5/10
Wellness groups and fitness classes can be accessed easily by traveling into nearby Wexford Town.
- Networking Opportunities4/10
Professional networking is minimal in this rural location and would rely on proximity to larger urban hubs.
- Tech-Hub Connectivity3/10
Tech hubs are not local, meaning remote workers depend entirely on home internet infrastructure.
Listing information
- Agent
- Sherry FitzGerald Radford
- Phone
- 053 914 6046 / 051 426 161
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-37164BHouseDelve · 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.