Ballytegan Road, Clonattin Lower, Gorey, WexfordY25XN32
Price on application
6 Bed~3 Bath~190 m²~BER E
What you'll like:
- Substantial overall acreage: The property spans an impressive combined total of approximately 2.3 acres, offering exceptional scale and a rare infill landholding profile right inside a thriving and established town boundary.
- Zoned residential potential: The adjoining 1.7-acre parcel carries active residential zoning, presenting developers and investors with a significant opportunity to pursue future housing schemes subject to local authority guidelines.
- Generous primary residence footprint: The detached two-storey home extends to approximately 190 square metres, providing substantial living accommodation across six bedrooms and three bathrooms for large family occupation.
- Prime town centre proximity: Situated only about 800 metres from the vibrant main street, residents enjoy easy walking access to supermarkets, schools, retail shops, cafés, and local leisure amenities.
- Excellent commuter connectivity: The nearby M11 motorway is accessible within a brief five-minute drive, enabling straightforward travel toward Dublin and major regional hubs along the South-East corridor.
- Established public transport links: Regular bus and rail services operating from the town provide convenient car-free travel options for commuters heading to Dublin and other major urban centres.
- Mature private gardens: The dwelling sits on an attractive, established 0.62-acre site surrounded by mature planting, creating a sheltered and private environment reminiscent of a countryside retreat.
- Flexible purchasing options: The offering is structured for sale either as a single combined holding or in two separate lots, allowing buyers to tailor their acquisition strategy to specific needs.
- Convertible attached garage: The integrated garage structure offers obvious potential for conversion into additional indoor living space, home office use, or extended accommodation, subject to relevant consents.
- Established residential neighbourhood: Located along Ballytegan Road in Clonattin Lower, the property is positioned within a well-regarded and highly sought-after residential address in Gorey.
- Strong local educational facilities: Numerous primary and secondary schools are located within convenient walking distance from the address, making it highly practical for families with children.
- Private laneway approach: The dwelling is safely set back from the public road and accessed via a private laneway, enhancing residential privacy and minimizing passing traffic disturbances.
- Dual-use potential: The adjoining landholding can either be developed commercially or incorporated into the house grounds to create an expansive private paddock or parkland-style garden.
- Solid structural scale: Constructed around 1984, the dwelling features well-proportioned rooms and traditional layout foundations that readily lend themselves to comprehensive interior remodeling.
- Established utility connections: The residence benefits from existing mains water and mains sewage connections, streamlining initial servicing requirements for any immediate occupation.
- Built-in security infrastructure: An existing alarm system is installed within the dwelling, providing immediate baseline security features for future occupants upon moving in.
- High-speed broadband availability: The surrounding area has access to high-speed broadband infrastructure, supporting remote working arrangements and modern digital connectivity needs.
- Comprehensive local amenities: Gorey offers an extensive selection of retail parks, supermarkets, hotels, traditional pubs, and sporting facilities catering to all lifestyle requirements.
- Clear title separation: The lands and residence are organized across distinct folio numbers, which can assist legal structuring and potential future phased development or asset disposal.
- Untapped value creation: The requirement for modernization gives owner-occupiers and developers the chance to add significant value by upgrading finishes, layout, and energy performance.
But keep in mind:
- Poor energy efficiency rating: The dwelling holds a low BER rating of E, indicating that significant capital expenditure will be necessary to upgrade insulation, heating systems, and thermal performance.
- Substantial modernization required: Built in 1984, the interior requires a comprehensive refurbishment program across kitchens, bathrooms, flooring, and electrical services to meet modern living standards.
- Unsecured planning status: The property is being sold strictly on an 'As Is' basis without the benefit of planning permission, meaning buyers carry all regulatory risk for any future development plans.
- Complex local development requirements: Prospective developers must carefully verify Wexford County Council development plan policies, density limits, and unit mix constraints before committing capital.
- Infrastructure levy uncertainties: Buyers should independently investigate whether local capacity for water, drainage, and road access will support additional residential density on the zoned land parcel.
- Unquantified asking price strategy: The listing lacks an explicit public asking price, requiring interested parties to engage directly with selling agents to establish pricing expectations and value parameters.
- Potential garage conversion costs: Transforming the attached garage into functional living space will require professional architectural design, engineering input, and successful local planning applications.
- Laneway maintenance liabilities: Buyers should verify legal rights of way, ownership responsibilities, and ongoing maintenance obligations associated with the private laneway providing access from the public road.
- Development land holding costs: Holding 1.7 acres of zoned land may incur local property taxes, insurance, and security considerations while navigating complex planning application processes.
- Boundary clarity verification: Purchasers should commission a detailed land survey to confirm exact folio boundaries, fencing conditions, and potential overlaps with neighbouring properties.
- Aged heating system reliance: The reliance on an oil-fired central heating system will likely necessitate replacement or retrofitting with modern heat pump technology to improve environmental efficiency.
- Potential asbestos or archaic materials: Given the 1984 construction era, buyers should budget for professional pre-purchase building surveys to check for outdated insulation or construction materials.
- Surface water and drainage checks: Due to the scale of the landholding, thorough engineering due diligence is required to assess natural drainage patterns and prevent future surface water pooling.
- Future construction disruption: Purchasers of the residence should note that any future development of the adjacent 1.7-acre zoned land parcel could cause prolonged local building noise and dust.
- Traffic and access constraints: The local road network connecting Ballytegan Road to the main artery routes should be evaluated for peak-hour congestion and pedestrian safety provisions.
- Strict viewing appointment protocols: Viewings are arranged strictly by appointment only, which may limit spontaneous inspections and require careful coordination during fast-moving negotiations.
- Uncertain market competition: The split-lot sales structure may introduce complex bidding dynamics between pure residential buyers and commercial land developers, complicating the purchase process.
- Fencing and security upkeep: The perimeter of the 1.7-acre grass plot requires inspection to ensure secure livestock or boundary fencing is adequate for an incoming owner's intended interim use.
- Potential service connection costs: Connecting future housing units on the zoned land to existing municipal mains services could involve substantial connection fees and infrastructural upgrade works.
- Comprehensive title due diligence: Legal advisors must carefully examine all restrictive covenants, rights of way, and historical burdens attached across the multiple folio numbers involved.
Price positioning
?
Not enough reliable market evidence is available to position this asking price.
Build Analysis
What we know from similar construction types
- The property is a detached two-storey residence constructed circa 1984, extending to approximately 190 square metres with six bedrooms, three bathrooms, and an attached garage.
- The house includes an attached garage and boiler house, offering potential for conversion or integration into the main living accommodation, subject to obtaining any necessary planning permissions.
- Buyers should investigate the structural integrity, damp proofing, wiring, plumbing, and roof condition given the mid-1980s construction era and the E BER rating.
- The offering incorporates a substantial landholding including zoned residential land, requiring buyers to verify local development plans, zoning restrictions, infrastructure capacities, and planning potential with the local authority.
Retrofit Cost*
Possible renovating / insulating expenditure
- Estimated deep-retrofit cost is between 60,000 and 90,000 euros for a 190 square metre property with an E BER rating.
- Reasoning: An E-rated home of this scale will likely require significant fabric upgrades including external wall insulation, upgraded roof insulation, modern double or triple-glazed windows, and an overhaul of the heating system, potentially transitioning from oil-fired central heating to a heat pump, alongside comprehensive airtightness and ventilation improvements.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 3,000 to 4,000 euro
- Explanation: Given the 190 square meter floor area and the E energy rating, the property has a relatively poor thermal efficiency, leading to high oil-fired central heating consumption during colder months.
Environmental checks
Area-level evidence and things to investigate
Air quality
Nearby sites
Landfills
None foundWaste facilities
None foundIndustrial facilities
None foundNearby infrastructure
Mobile phone masts
None foundUnderground electricity cables
None foundFlood Safe
6/10Water overflow reports to follow up
- Map evidence indicates that designated flood zones are located within close proximity to the property boundary, suggesting potential river-related flood mechanisms nearby.
- The proximity to mapped flood areas introduces a degree of environmental exposure that prospective buyers should investigate further during a professional structural survey.
- Thorough local inquiries and review of the relevant county council development plans are recommended to clarify local drainage capacity and long-term site resilience.
The property is outside the mapped flood area. But the nearest mapped area is approximately 22 metres away.
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 Clonattin Lower 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
No confidently matched previous sale was found in the Property Price Register.
Buyer fees*
Associated expenses guide
- Solicitor legal fees: 1,500 to 3,000 euro plus outlay and VAT
- Land registration fees: 400 to 800 euro depending on property value and registration type
- Property valuation fees: 150 to 250 euro
- Surveyor fees: 500 to 1,200 euro depending on the depth of survey required for a 190 square meter home
- Annual home insurance: 400 to 800 euro
Forum Talk
What people are saying about this area
- Local discussions in Gorey frequently highlight the ongoing demand for centrally located residential land and infill development opportunities.
- Residents often comment on the strong appeal of the Clonattin Road and Ballytegan Road areas due to their proximity to the town centre and local schools.
- Community forums regularly note the traffic and infrastructure developments associated with Gorey's continued population growth and expansion toward the M11 corridor.
- Property-related discussions in local groups often focus on the balance between retaining mature town gardens and accommodating new housing schemes.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property offers a generous six-bedroom detached layout with mature, private gardens, providing ample space for young children to play safely outdoors in a secure environment.
- Teenagers8/10
With six bedrooms and additional study space, there is plenty of room for teenagers to have their own private areas, while the close proximity to Gorey Town Centre allows for independence.
- Multi-generational Living7/10
The substantial 190 sq. m. residence and attached garage offer potential for reconfiguration or conversion, subject to planning, making multi-generational arrangements feasible.
- Single Buyers5/10
A six-bedroom home with an extensive 2.3-acre total landholding might be excessively large and require substantial maintenance for a single buyer, though the location is convenient.
- Couples6/10
Offers great space and privacy close to town amenities, but the large footprint and potential modernisation needs mean it is more suited to those looking for a long-term family project.
- Empty Nesters6/10
The private, mature setting and proximity to town are appealing, though the six-bedroom layout and maintenance of the grounds could feel oversized once children have left home.
- Retirees6/10
Being within walking distance of Gorey Town Centre and its amenities is a major plus, but buyers should investigate potential accessibility upgrades and property maintenance requirements given the E BER rating.
Work
3 areas- Remote Working9/10
The property features an additional study and benefits from high-speed broadband availability in the area, making remote working highly feasible.
- Hybrid Commuting8/10
With the M11 motorway roughly 4.5 km away providing a drive to South Dublin in about 50 minutes, alongside local rail and bus services, hybrid commuting is well supported.
- Retired7/10
Proximity to town amenities is ideal for retirees, though the energy efficiency (BER E) and potential maintenance of a large older home should be factored in.
Practical
8 areas- Ageing in Place6/10
While the ground floor includes two bedrooms and a bathroom, buyers should investigate potential modifications needed for long-term accessibility given the two-story layout.
- Low Maintenance4/10
Constructed around 1984 with an E BER rating and extensive mature grounds, the property requires modernisation and ongoing upkeep.
- Secure Gated Entry5/10
The property is accessed via a private laneway and features an alarm system, though buyers may wish to install automated gates for enhanced security.
- Minimalist Design3/10
The traditional six-bedroom layout with separate reception rooms reflects a conventional family home rather than minimalist architecture.
- Flexible Floor Plans8/10
Offering 190 sq. m. of accommodation over two floors alongside an attached garage, the layout provides excellent potential for customisation.
- Heritage Home3/10
Built circa 1984, the property is a modern detached home rather than a period or heritage residence.
- Ecological Setup4/10
The current E BER rating and oil-fired central heating indicate that energy-efficient upgrades would be beneficial to improve its ecological footprint.
- Outdoor areas10/10
Comprises a 0.62-acre private garden plot alongside an adjacent 1.7-acre zoned residential landholding, offering exceptional outdoor space.
Interests
9 areas- Gardening9/10
Featuring mature, established gardens across a 0.62-acre site and an adjoining 1.7-acre plot, there is exceptional scope for keen gardeners and landscapers.
- Walking8/10
The short 800-metre distance to Gorey Town Centre makes walking for errands and local leisure highly accessible.
- Gym7/10
Gorey offers various sporting and leisure facilities within a short distance, and the home's attached garage could potentially be converted into a home gym subject to planning.
- Cycling7/10
The surrounding local roads and proximity to the town centre offer convenient cycling routes, though buyers should verify local cycling infrastructure.
- Golf7/10
Gorey and the wider Wexford region feature well-regarded golf courses within a convenient driving distance.
- Fishing6/10
Proximity to the southeast coast and local rivers provides reasonable access to fishing opportunities, requiring a short drive.
- Horse Riding7/10
The generous landholding, including the potential use of the adjoining zoned land as a paddock, makes this suitable for equestrian enthusiasts.
- Water Sports6/10
Coastal water sports are accessible via a short drive to nearby Wexford beaches, though not directly on-site.
- Entertaining9/10
Generous reception rooms, a separate dining room, and extensive outdoor grounds provide an ideal setting for hosting family and guests.
Lifestyle
5 areas- Quiet Living8/10
Accessed via a private laneway and set amidst mature, established gardens, the property enjoys a particularly private and sheltered environment away from heavy traffic.
- Rural Living7/10
The expansive 2.3-acre total landholding and mature landscaped grounds provide a distinctly country-style feel while remaining immediately adjacent to urban conveniences.
- Village Living8/10
Located approximately 800 metres from Gorey's vibrant Main Street, residents can easily enjoy local shops, cafés, and community facilities on foot.
- Coastal Living4/10
While County Wexford offers coastal amenities, the immediate property is situated inland within Gorey Town rather than directly on the coast.
- Urban Living7/10
The property benefits from an outstanding town location with essential retail, educational, and leisure services within easy walking distance.
Social
6 areas- Community Involvement8/10
Gorey is an established, thriving town with active local communities, clubs, and volunteer groups.
- Café Culture8/10
The short distance to Gorey's Main Street gives residents easy access to local cafés, restaurants, and traditional pubs.
- Nightlife7/10
Local hotels, pubs, and restaurants in Gorey Town Centre provide a lively evening social scene.
- Health/Wellness groups7/10
Various health, wellness, and fitness groups operate within the local Gorey community.
- Networking Opportunities6/10
While primarily a residential market town, proximity to Dublin via the M11 facilitates wider business networking.
- Tech-Hub Connectivity7/10
High-speed broadband availability supports digital connectivity, with direct transport links to larger tech hubs in Dublin.
Listing information
- Agent
- Halnon Humphreys Estate Agents
- Phone
- 053 94 11720
- Current status
- active
- Published on HouseDelve
- 11 November 2026
- Correction
- Report an issue
HD-482DBBHouseDelve · 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.