Elma, 13 St. John's Villas, Lower Grange, Waterford City, WaterfordX91R29Y
€185,000
3 Bed~1 Bath~86 m²~BER G
What you'll like:
- Accessible Asking Price: Priced at one hundred eighty-five thousand euros, this property provides an affordable entry point for first-time buyers or investors looking to break into the market.
- Generous Floor Area: Offering eighty-six square meters of living space across two floors, the layout provides comfortable sizing for a compact family home or rental property.
- Three Bedroom Layout: Features three well-proportioned bedrooms upstairs, accommodating families or providing flexibility for a home office space and guest room setup.
- Semi-Detached Advantage: As a semi-detached dwelling, the home benefits from fewer shared walls than terraced options and allows easier side maintenance access.
- Scope to Modernize: The interior requires complete upgrading, presenting a blank canvas for purchasers to implement their own design choices and finishes throughout.
- Value Addition Potential: Buyers can actively increase the property value through strategic renovation works tailored to modern lifestyle standards and aesthetic preferences.
- Gated Front Entrance: The dedicated front gated entry enhances boundary definition and provides secure off-street parking capability directly outside the main entrance.
- Off-Street Parking: Includes a designated front area for vehicle parking, eliminating street parking hassles and adding convenience for daily commuters.
- Large Side Access: Features exceptionally wide double-gated side access that accommodates vehicles, facilitating ease of moving large items or future construction works.
- Vehicular Side Passage: The expansive side passage offers tremendous utility for parking additional vehicles, trailers, or commercial vans securely behind gates.
- Extension Potential: The substantial side plot provides considerable spatial opportunity for future ground-floor extensions, subject to obtaining relevant planning permissions.
- Established Residential Area: Located within a mature and settled neighborhood, offering a stable community atmosphere close to everyday urban conveniences and services.
- Proximity to City: Situated within easy reach of Waterford City center, ensuring short commute times for shopping, employment, dining, and entertainment amenities.
- Local School Access: Positioned conveniently near local schools, making the daily school run manageable for families with growing children residing at the address.
- Nearby Shopping Options: Close proximity to local shops and retail services ensures residents can handle groceries and daily errands without traveling far.
- Public Transport Proximity: The urban location supports convenient access to local bus routes and transportation links, connecting residents seamlessly across the wider area.
- Traditional Room Layout: Retains a traditional separation of living, dining, and kitchen areas on the ground floor, which can be opened up into an open-plan layout.
- Manageable Garden Space: The plot size provides manageable outdoor areas that can be landscaped into an enclosed back garden for relaxing or outdoor dining.
- Investment Yield Potential: Due to the lower acquisition cost and rental demand in Waterford, finished properties in this locale can yield attractive rental returns.
- Clear Project Opportunity: Perfect for builders or DIY enthusiasts seeking a straightforward renovation project without paying a premium for someone else's recent cosmetic updates.
But keep in mind:
- Extremely Poor Energy Rating: The property carries a G energy rating, which indicates severe thermal inefficiency and requires immediate insulation and energy upgrades to be comfortable.
- Total Lack of Central Heating: The house currently has no central heating system installed, meaning buyers must budget significantly for boiler and radiator installation.
- Heavy Modernization Costs: Because the interior requires complete updating, purchasers should prepare for extensive capital expenditure beyond the initial purchase price.
- Outdated Accommodation Standard: Fixtures, fittings, kitchen units, and bathroom suites are likely obsolete and will necessitate full replacement before occupancy.
- Planning Permission Uncertainties: Any future plans to build an extension using the wide side access will require careful verification against local planning regulations.
- Potential Insulation Shortfalls: Given the G energy rating, roof, wall, and floor insulation may be entirely absent or severely degraded, driving up heating bills.
- Single Bathroom Limit: The property features only one family bathroom upstairs, which could create morning bottlenecks for a busy three-bedroom household.
- Compact Kitchen Dimensions: The kitchen measures under seven square meters, limiting workspace and appliance integration unless reconfigured into the adjacent dining room.
- Renovation Contingency Needed: Unforeseen structural, plumbing, or electrical issues commonly lurk in unmodernized homes, requiring a robust financial buffer for unexpected repairs.
- Disruption During Works: Living in or renting out the property will be impractical during major heating and structural overhauls, delaying potential occupancy timelines.
- Single-Glazed Windows Risk: Older windows may be installed given the low energy rating, potentially letting in drafts and requiring immediate double-glazing replacements.
- Electrical System Review: Older unmodernized dwellings often feature outdated wiring that fails modern safety standards and demands a complete rewiring project.
- Plumbing Infrastructure Age: Existing water pipes and drainage systems should be thoroughly inspected by a qualified plumber to rule out leaks, corrosion, or blockages.
- Ventilation and Damp Checks: Unheated and poorly insulated properties frequently suffer from condensation and dampness, requiring professional inspection before completing purchase.
- Roof and Chimney Inspection: Prospective buyers must verify the structural integrity of the roof timbers, tiles, and chimneys to avoid costly structural timber repairs.
- Boundary Demarcation Verify: Buyers should have their legal representative check the title maps carefully to confirm exact boundary lines around the generous side access.
- Mortgage Approval Challenges: Lenders can sometimes hesitate to finance properties with a G energy rating or lack of central heating until upgrade funds are secured.
- Lack of Agent Details: The listing lacks direct agent contact information or phone numbers, which might slow down scheduling viewings and obtaining prompt answers.
- Unconfirmed Property Type: The official legal property type is not explicitly detailed in listing notes, requiring confirmation of freehold or leasehold status.
- Future Compliance Costs: Bringing the property up to modern building regulations and acceptable BER standards will demand concerted project management and regulatory compliance.
Price positioning
?
- The asking price appears attractively positioned because the figure reflects significant required capital expenditure due to the very poor energy rating and absence of a functional central heating system across the dwelling.
- Valuation signals are heavily influenced by the necessity for comprehensive modernising works, which naturally depresses the initial market entry point compared to turn-key alternatives in the surrounding urban locality.
- Such a competitive price level could be strongly supported by robust buyer appetite for fixer-upper opportunities with valuable side access, though extensive renovation costs might ultimately undermine expected profit margins.
- Additional factors include the potential for future spatial expansion subject to planning permissions, which adds hidden value that savvy purchasers may factor into their overall financial calculations.
Build Analysis
What we know from similar construction types
- The property is a three-bedroom semi-detached home measuring approximately 86 square metres, featuring a traditional layout with an entrance hall, living room, dining room, and kitchen on the ground floor, and three bedrooms and a bathroom upstairs.
- The listing explicitly notes that the property currently has no central heating system, meaning a buyer will need to budget for the installation of a complete heating infrastructure.
- The house requires general modernisation and upgrading throughout, and a buyer should investigate the condition of the wiring, plumbing, roof, and windows.
- The property benefits from generous side access and a large front area, offering potential for extension or additional parking, though any substantial structural alterations should be verified for planning compliance.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a poor BER rating of G and lacks central heating, indicating that a deep retrofit is necessary to bring it to a modern energy standard.
- A comprehensive deep retrofit including external wall insulation, upgraded windows and doors, roof insulation, airtightness measures, and the installation of a renewable heating system such as a heat pump could cost between €50,000 and €70,000, depending on contractor rates and grant availabilities from SEAI.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €0 (currently no central heating installed).
- Short explanation: The property currently has no central heating system and a BER rating of G, meaning a significant investment will be required to install a heating system and improve energy efficiency before ongoing heating costs can be established.
Pollution Safe
8/10Environmental situation to investigate
- The property is located in an established residential suburb of Waterford City, appearing generally distant from major industrial pollution sources or active heavy manufacturing plants.
- Any historical or localized environmental concerns are not explicitly documented in standard local records, though buyers should verify standard environmental searches during conveyancing.
Flood Safe
7/10Water overflow reports to follow up
- The general Lower Grange area sits at a moderate elevation relative to major riverine flood zones in Waterford City, though localized surface water pooling during heavy rainfall should be checked.
- Prospective buyers are advised to consult detailed local authority flood maps and carry out a comprehensive environmental risk assessment to confirm specific property vulnerabilities.
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 Lower Grange area
146 MCDERMOTT ROAD, CORK ROAD, WATERFORD CITY
- Sale date
- Declared sale price
- €260,000.00
8 MOYNE HOUSE, GRATTAN QUAY, WATERFORD CITY
- Sale date
- Declared sale price
- €2,448,356.00
APT 5 BLOCK 4 ROCKSHIRE HOUSE APTS, ROCKSHIRE RD, WATERFORD CITY
- Sale date
- Declared sale price
- €173,000.00
1 PLEASANT DRIVE, MOUNT PLEASANT, WATERFORD CITY
- Sale date
- Declared sale price
- €600,000.00
10 MORGAN ST, WATERFORD CITY, WATERFORD
- Sale date
- Declared sale price
- €159,000.00
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 €1,850 based on 1% of the asking price for a residential property under €1 million.
- Solicitor legal fees: approximately €1,500 to €2,500 plus outlay and VAT.
- Land registration fees: approximately €130 to €700 depending on the application type and value.
- Property valuation fees: approximately €150 to €300.
- Surveyor fees: approximately €500 to €1,000 depending on the depth of the survey.
- Annual home insurance: approximately €300 to €600 depending on the policy coverage and provider.
Forum Talk
What people are saying about this area
- Locals in the Lower Grange and broader Waterford City area often discuss the convenience of established residential neighbourhoods close to local amenities and schools.
- Residents frequently share renovation tips and ideas for older semi-detached homes requiring modernization and energy upgrades, especially given common BER ratings of older stock.
- Community forums occasionally highlight traffic flow and parking considerations around established suburban access roads into Waterford City centre.
- Buyers in the area regularly emphasize the value of properties offering generous side access and off-street parking for future adaptations.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The three-bedroom layout provides adequate space for a growing family, and the enclosed outdoor areas offer a safe space for play, though modernisation is needed.
- Teenagers6/10
Three bedrooms allow for personal space, and the proximity to local schools and Waterford City amenities is convenient, though common areas may require updating.
- Multi-generational Living4/10
With 86 mR and a single bathroom, space is somewhat limited for multi-generational living without substantial internal reconfiguration.
- Single Buyers7/10
An affordable entry point into the market at this price level, offering great potential to renovate and tailor the home to personal tastes.
- Couples7/10
Provides a solid foundation for couples looking to get on the property ladder and take on a modernisation project to build equity.
- Empty Nesters5/10
The semi-detached home offers manageable proportions, but maintenance and upgrading work will be required to ensure comfortable long-term living.
- Retirees5/10
The property requires significant modernisation, including the installation of central heating, which retirees should budget for before moving in.
Work
3 areas- Remote Working6/10
The three-bedroom layout allows space to set up a home office, though buyers should verify the local broadband infrastructure.
- Hybrid Commuting7/10
Conveniently positioned for commuting into Waterford City while retaining the flexibility to work from home.
- Retired5/10
Suitable for retirement provided that necessary upgrades, such as heating installation and general modernization, are carried out.
Practical
8 areas- Ageing in Place5/10
The two-story layout with bedrooms and the bathroom upstairs may present mobility challenges later in life without adaptation.
- Low Maintenance3/10
The property requires significant modernisation, upgrading, and the installation of a central heating system, meaning it is not currently low maintenance.
- Secure Gated Entry7/10
Features a gated front entrance and large double-gated side access, offering good security and privacy for vehicles.
- Minimalist Design4/10
The current layout follows a traditional semi-detached configuration rather than a sleek, open-plan minimalist design.
- Flexible Floor Plans6/10
The separate living and dining rooms offer potential for reconfiguration or opening up spaces, subject to proper planning.
- Heritage Home2/10
This is an established suburban home rather than a protected or period heritage property.
- Ecological Setup2/10
The current BER rating of G and lack of central heating indicate that substantial energy efficiency upgrades are required.
- Outdoor areas7/10
Benefits from a generous front area, off-street parking, and a large double-gated side access with great potential for future use.
Interests
9 areas- Gardening6/10
The generous front area and large side access offer ample scope for landscaping and creating personalized garden spaces.
- Walking6/10
Located within an established residential area with local amenities accessible on foot, though transport may be preferred for wider exploring.
- Gym5/10
Proximity to Waterford City ensures access to fitness facilities, though travel into the urban center is likely required.
- Cycling6/10
The suburban location allows for manageable cycling routes into nearby Waterford City and surrounding neighborhoods.
- Golf5/10
Waterford offers regional golf courses, though players will need to travel a short distance from Lower Grange to reach them.
- Fishing5/10
Proximity to the River Suir and surrounding waterways provides opportunities for fishing enthusiasts with transport.
- Horse Riding4/10
Equestrian facilities are generally located further out in the surrounding countryside rather than directly in the suburban setting.
- Water Sports4/10
Access to water sports is available via the wider Waterford region and nearby coastal inlets, requiring travel.
- Entertaining6/10
The dining room and outdoor spaces provide a good basis for hosting, though interior updates will enhance the entertaining experience.
Lifestyle
5 areas- Quiet Living6/10
Situated in an established residential area in Lower Grange, offering a relatively peaceful suburban environment while remaining close to the city.
- Rural Living2/10
This is a suburban residential setting within reach of Waterford City, lacking any true rural characteristics.
- Village Living5/10
Provides access to local amenities and community services typical of suburban neighborhoods near urban hubs.
- Coastal Living3/10
While Waterford features coastal areas, this specific inland location in Lower Grange does not offer direct coastal proximity.
- Urban Living7/10
Conveniently located within easy reach of Waterford City, ensuring straightforward access to urban shops, schools, and services.
Social
6 areas- Community Involvement6/10
Located in an established residential community with local amenities and services fostering neighborhood engagement.
- Café Culture5/10
Local conveniences are available nearby, but a wider selection of cafés requires a trip into Waterford City.
- Nightlife5/10
Quiet suburban setting with nightlife options readily accessible a short distance away in the city center.
- Health/Wellness groups6/10
Proximity to Waterford City ensures access to various health, pilates & stretching, and wellness clubs.
- Networking Opportunities5/10
Professional networking is best pursued closer to the commercial hubs within Waterford City.
- Tech-Hub Connectivity5/10
Buyers should investigate local fiber broadband availability to support high-tech requirements from home.
Listing information
- Agent
- Agent details not available.
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-914BE8HouseDelve · 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.