Coolroe, Ballycullane, Co. WexfordY34EW72
€235,000
4 Bed~1 Bath~109 m²~BER G
What you'll like:
- Generous land holding: The property is set on approximately 2.59 to 3.95 acres of grounds, providing exceptional outdoor space and flexibility for hobby farming or landscaping.
- Substantial outbuilding space: Includes a large 15m by 9m shed with a lean-to, offering significant utility and storage space for a variety of commercial or personal uses.
- Traditional stone outbuildings: Features a variety of charming stone outbuildings that add rustic character and present opportunities for future conversion or specialized hobby workshops.
- Tranquil rural setting: Tucked away on a quiet by-road in County Wexford, the location delivers ultimate privacy and a peaceful countryside lifestyle removed from urban congestion.
- Proximity to coastal spots: Situated within easy reach of scenic coastal locations, offering buyers fantastic weekend leisure opportunities and close access to local beaches.
- Convenient village access: Located just 3 kilometers from Ballycullane village, ensuring daily conveniences and local amenities remain within a short and practical driving distance.
- Historical landmark nearby: Positioned just five minutes from the renowned Tintern Abbey, adding local heritage appeal and scenic walking trails right on your doorstep.
- Blank canvas renovation project: Presents a rare chance for buyers to completely restore and reimagine a quaint detached farmhouse to their exact stylistic preferences and modern standards.
- Four-bedroom layout: The floor plan accommodates four bedrooms, providing a spacious structural foundation to create a comfortable family home once fully modernized.
- Dual aspect bedrooms: Upper-level rooms feature dual aspect windows that will maximize natural light entry and enhance views over the surrounding Wexford countryside once upgraded.
- Ground floor bedroom: Includes a convenient downstairs bedroom option, improving accessibility and offering versatile living arrangements for guests or multi-generational family living arrangements.
- Functional room dimensions: Rooms such as the kitchen measure 4.3m by 4.2m, offering generous spatial proportions that make architectural redesign and kitchen installation straightforward.
- Existing chimney and stove: The living areas feature a fireplace and a kitchen stove, providing cozy focal points and functional solid fuel heating foundations for winter months.
- Asking price flexibility: The recorded history shows a recent modest price increase from €225,000 to €235,000, indicating active seller positioning while keeping the entry point relatively affordable.
- Regional accessibility: Positioned within practical driving distances to larger hubs like Wellingtonbridge and Ramsgrange, balancing rural seclusion with regional connectivity for daily errands.
- Strong project upside: Homes with extensive acreage and detached outbuildings in Wexford often yield high capital appreciation potential for buyers willing to invest in deep renovations.
- Generous landing area: The first floor boasts a generous landing space that enhances circulation and could easily accommodate a small home office or reading nook.
- Detached privacy: Being a detached farmhouse means no shared party walls, ensuring maximum acoustic privacy and independent property management for the incoming owner.
- Rural community appeal: Located in a sought-after rural pocket of Wexford known for its welcoming local community and scenic agricultural landscapes.
- Immediate viewing availability: The property is actively marketed for early viewings, allowing serious buyers to quickly inspect the structural layout and grounds in person.
But keep in mind:
- Dreadful BER rating: The property holds an abysmal G energy rating with an extremely high energy performance indicator of 463.78 kWh/m2/yr, demanding a total insulation overhaul.
- Complete renovation required: Listed explicitly as in need of complete renovation, meaning buyers must budget heavily for structural, electrical, and plumbing overhauls before moving in.
- Single bathroom constraint: The entire 109 square meter dwelling currently features only one bathroom, which is inadequate for a four-bedroom family home without an extension.
- Outdated heating systems: The heavy reliance on a basic stove and older fireplace setup indicates a complete absence of modern central heating, requiring a full system installation.
- Potential structural damp: Vacant or older farmhouses frequently suffer from rising damp and inadequate ventilation, which buyers should thoroughly investigate via a professional structural survey.
- Unverified septic tank: Buyers must verify the condition, legal compliance, and registration status of the on-site sewage and wastewater treatment facilities to avoid unexpected replacement costs.
- Unknown water source: The private water supply or well adequacy must be rigorously tested for potability, flow rate, and filtration requirements prior to completing any purchase.
- Asbestos and hazardous materials: Older rural properties often contain hazardous building materials like asbestos in roofing tiles or old insulation, necessitating specialist removal checks.
- Boundary fence ambiguity: Given the acreage of 2.59 to 3.95 acres, buyers need to engage a solicitor to carefully inspect folio maps and confirm exact boundary demarcations.
- Agricultural access rights: The proximity of large sheds and outbuildings requires due diligence regarding any potential rights of way or shared access arrangements with neighboring lands.
- Planning permission limits: Converting large agricultural sheds or stone outbuildings for residential or commercial use will require rigorous local authority planning permission approvals.
- Potential electrical obsolescence: The wiring throughout a G-rated farmhouse of this vintage is likely obsolete and non-compliant with current safety standards, necessitating a complete rewiring.
- Roof and timber integrity: The condition of the roof timbers, slates, and structural framing needs expert evaluation to rule out severe rot, woodworm, or storm damage.
- Narrow by-road access: Tucked away on a quiet by-road, large construction vehicles and heavy machinery required for extensive renovations may face access and delivery challenges.
- Lack of fitted kitchens: The current kitchen setup is basic and will need to be entirely stripped out and replaced with modern cabinetry, appliances, and plumbing connections.
- High contingency budgeting: Renovating a G-rated property amidst current construction inflation carries severe cost-overrun risks, requiring a robust financial buffer beyond the purchase price.
- Mortgage availability hurdles: Lenders frequently hesitate to approve standard mortgages on properties with G energy ratings and uninhabitable conditions without specialized retention funds.
- Recent price upward tick: The asking price increased by €10,000 to €235,000, signaling seller confidence that might limit initial negotiation headroom for prospective buyers.
- Limited local amenities: Being 3 kilometers from the nearest village means residents are entirely dependent on cars for daily shopping, schooling, and professional services.
- Potential planning restrictions: County Wexford planning guidelines for rural housing may restrict future structural extensions or commercial endeavors on the surrounding acreage.
Price positioning
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- The asking price appears somewhat elevated relative to the evidence because the property holds a poor G energy rating and requires extensive, complete internal modernization before it becomes comfortably habitable for everyday modern living.
- Valuation signals are mixed, as the property includes substantial acreage and large agricultural outbuildings which provide significant functional utility, yet the heavy capital expenditure required for deep retrofitting introduces notable financial risk for prospective buyers.
- Market support for this pricing level is underpinned by high buyer interest in rural lifestyle projects, whereas factors that could undermine the asking price include escalating construction costs and strict lending criteria for properties requiring major structural work.
- Relevant context is provided by recent listing adjustments, where the vendor increased the guide price from an initial figure of €225,000 up to €235,000, signaling firm seller expectations despite the substantial refurbishment challenges ahead.
Build Analysis
What we know from similar construction types
- The property is a quaint detached farmhouse in need of complete renovation, presenting a significant project for a buyer.
- The floor area is approximately 109 square meters, featuring a ground floor layout with an entrance porch, living room, kitchen, bathroom, and one bedroom, along with three bedrooms on the first floor.
- The grounds extend to approximately 2.59 to 3.95 acres and include a variety of stone outbuildings and a large shed (15m x 9m) with a lean-to, which should be inspected for structural integrity and compliance.
- A buyer should investigate the condition of the roof, walls, foundations, and any potential dampness given the age and derelict nature of a traditional farmhouse.
- Services such as water, electricity, wastewater treatment (septic tank), and heating systems need thorough inspection and likely complete replacement or upgrading.
- Planning permission and local regulations should be verified for any future extensions, structural alterations, or commercial/agricultural use of the large outbuildings.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a G BER rating, indicating it is extremely energy inefficient and requires a comprehensive deep retrofit.
- Bringing a 109 square meter detached farmhouse of this vintage up to a modern energy standard typically requires substantial investment, including external wall insulation, roof insulation, window and door replacements, installation of a modern heating system (such as a heat pump), and renewable energy systems like solar panels.
- Estimated deep-retrofit costs for a full gut renovation and energy upgrade of this scale generally range from €50,000 to €90,000 or more, depending on the extent of structural repairs needed and the availability of SEAI grants.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 2,500 euro to 3,500 euro.
- Short explanation: Given the 109 square meter floor area and very poor G energy rating indicating significant heat loss, heating costs are expected to be well above average until extensive thermal upgrades are completed.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a quiet rural setting in South County Wexford, well removed from major heavy industrial zones, incinerators, or large commercial landfills.
- Any potential minor agricultural runoff or legacy local land use should be verified by standard environmental searches as part of the conveyancing process.
Flood Safe
8/10Water overflow reports to follow up
- The location is set inland within a rural agricultural landscape, generally indicating a low likelihood of widespread fluvial or coastal flooding based on regional topography.
- Given the rural drainage context, buyers should ensure standard local drainage and site-specific flood risk assessments are carried out to confirm safety.
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 Ballycullane area
3 SOMERSWAY, BALLYCULLANE, NEW ROSS
- Sale date
- Declared sale price
- €250,000.00
16 FAIRGREEN, BALLYCULLANE, NEW ROSS
- Sale date
- Declared sale price
- €151,000.00
NO 7 FAIRGREEN, BALLYCULLANE, NEW ROSS
- Sale date
- Declared sale price
- €210,000.00
13 FAIR GREEN, BALLYCULLANE, CO. WEXFORD
- Sale date
- Declared sale price
- €195,000.00
DRILLISTOWN, BALLYCULLANE, CO. WEXFORD
- Sale date
- Declared sale price
- €135,000.00
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
- Estimated stamp duty: €2,350 — 1% of €235,000.
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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: approximately 1,500 euro to 3,000 euro plus VAT and outlays.
- Land registration fees: approximately 600 euro to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 euro to 300 euro.
- Surveyor fees: approximately 500 euro to 1,200 euro, particularly recommended given the complete renovation required.
- Annual home insurance: approximately 400 euro to 800 euro, noting that coverage may be higher or require specialist quotes due to the G BER rating and renovation status.
Forum Talk
What people are saying about this area
- Local discussions in rural Wexford frequently highlight the charm and potential of countryside renovation projects, as well as the strong demand for rural housing.
- Residents often note the convenience of being located within a short drive of local amenities in Ballycullane, Wellingtonbridge, and Ramsgrange.
- Community interest groups in the wider Hook Peninsula area frequently discuss tourism and heritage attractions like Tintern Abbey.
- Buyers looking at older rural properties in the county often exchange advice regarding the logistics and costs of undertaking comprehensive BER G-rated retrofits.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children3/10
The property requires complete renovation, which poses safety hazards and logistical challenges for families with young children.
- Teenagers4/10
With 2.59 acres of land, there is plenty of outdoor space for teenagers, though the rural location offers limited local entertainment.
- Multi-generational Living4/10
The layout features four bedrooms and 109 square metres of space, but the single bathroom and need for extensive refurbishment make multi-generational living difficult initially.
- Single Buyers6/10
At an asking price of €235,000, it offers an affordable entry point for single buyers looking for a substantial restoration project.
- Couples6/10
An appealing project for couples looking to design and restore a traditional farmhouse to their own taste.
- Empty Nesters5/10
The rural setting and manageable floor area appeal to empty nesters, but the significant maintenance and renovation required may be daunting.
- Retirees4/10
The remote location, poor BER rating, and heavy maintenance needed for a complete renovation make this less than ideal for retirees without support.
Work
3 areas- Remote Working5/10
Remote working is possible given the space, but buyers should verify local broadband speeds and connectivity options.
- Hybrid Commuting3/10
The rural location in County Wexford makes regular commuting to major employment centers difficult and time-consuming.
- Retired9/10
Suits those who are fully retired and looking for a rural project, provided they are prepared for property upkeep.
Practical
8 areas- Ageing in Place2/10
With a G BER rating, a single ground-floor bathroom, and the need for comprehensive renovations, it is poorly suited for ageing in place without major modifications.
- Low Maintenance1/10
The property requires complete renovation and includes 2.59 acres of grounds and stone outbuildings, demanding high ongoing maintenance.
- Secure Gated Entry3/10
The rural setting is private, but security measures like gated entry would need to be installed by the buyer.
- Minimalist Design4/10
A traditional detached farmhouse layout with multiple rooms and outbuildings rather than open-plan minimalist architecture.
- Flexible Floor Plans6/10
The unmodernised state of the 109 square metre interior allows buyers complete flexibility to reconfigure the floor plan during renovations.
- Heritage Home8/10
A quaint detached farmhouse bursting with character and potential for historical restoration.
- Ecological Setup2/10
Currently hampered by a G BER rating and an energy performance indicator of 463.78 kWh/m2/yr, requiring extensive energy retrofitting.
- Outdoor areas10/10
Features an impressive 2.59 acres of grounds complete with stone outbuildings and a large 15m x 9m shed with a lean-to.
Interests
9 areas- Gardening10/10
With approximately 2.59 acres of grounds, outbuildings, and ample outdoor space, this property is a gardener's dream.
- Walking8/10
The quiet by-roads and proximity to historical sites like Tintern Abbey offer fantastic local walking opportunities.
- Gym1/10
There are no commercial gym facilities nearby, requiring a home gym setup within the large shed or outbuildings.
- Cycling7/10
The quiet rural roads are suitable for cycling enthusiasts, though local traffic on narrow lanes requires caution.
- Golf4/10
Golf enthusiasts will need to travel further afield as there are no courses directly within the immediate village vicinity.
- Fishing6/10
The coastal and rural positioning in County Wexford provides reasonable access to local fishing spots.
- Horse Riding8/10
The generous acreage and outbuildings, combined with a rural setting, make this highly suitable for equestrian pursuits.
- Water Sports5/10
Proximity to coastal areas allows for water sports, though specific facilities will require a short drive.
- Entertaining5/10
While the outdoor space is vast, the interior requires complete renovation before it is suitable for hosting guests.
Lifestyle
5 areas- Quiet Living10/10
Tucked away on a quiet by-road in a rural setting, this property guarantees a peaceful and tranquil environment.
- Rural Living10/10
Set on roughly 2.59 acres with outbuildings, this property delivers a quintessential rural lifestyle experience.
- Village Living6/10
Located just 3 kilometres from Ballycullane village, offering convenient access to local rural community amenities.
- Coastal Living7/10
Situated within easy reach of coastal locations in County Wexford, appealing to those who enjoy proximity to the sea.
- Urban Living1/10
The rural isolation provides virtually no access to urban conveniences, city centers, or major commercial hubs.
Social
6 areas- Community Involvement6/10
Proximity to Ballycullane village encourages integration into a tight-knit rural community.
- Café Culture2/10
Café culture is extremely limited in this rural part of the county, requiring travel to larger nearby towns.
- Nightlife1/10
There is a complete absence of local nightlife, pubs, or entertainment venues within immediate walking distance.
- Health/Wellness groups3/10
Local wellness groups are sparse, meaning most activities will need to be accessed via neighboring towns.
- Networking Opportunities1/10
The remote rural location offers virtually no local professional networking opportunities.
- Tech-Hub Connectivity1/10
There are no technology hubs nearby, making this entirely reliant on home-based remote connections.
Listing information
- Agent
- Sherry FitzGerald Radford
- Phone
- 053 914 6046 / 051 426 161
- Current status
- active
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-4289D1HouseDelve · 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.