
Hill View, Ballinglen, Tinahely, WicklowY14NH31
€340,000
3 Bed~1 Bath~83 m²~BER G
What you'll like:
- Generous land holding: The property sits on approximately 1.16 acres of surrounding grounds, giving buyers ample outdoor space for gardening, recreation, or potential future landscaping projects.
- Picturesque rural setting: Located in the scenic landscape of south County Wicklow, the cottage provides a peaceful countryside environment surrounded by beautiful natural views.
- Proximity to town amenities: Tinahely market town is less than a ten minute drive away, offering local shops, cafes, and traditional pubs for daily convenience.
- Outdoor recreational access: Wicklow Way walking trails and local cycling loops are close by, making this an ideal location for outdoor enthusiasts and hikers.
- Substantial outbuildings: Features a 24 square meter metal shed and a 26 square meter block built shed, offering fantastic extra storage or workshop potential.
- Secure gated entry: Includes a cut stone wall with a pedestrian gate and double vehicular steel gates at the front, enhancing boundary definition and security.
- Mature natural boundaries: The grounds feature mature tree lined and hedgerow boundaries, which provide privacy and a well established country feel.
- Traditional cottage charm: Retains original architectural character including pine flooring upstairs and original open fireplaces in the bedrooms and sitting room.
- Functional ground floor layout: Features a practical arrangement with a dedicated entrance porch, back hall, and a ground floor bedroom for flexible living.
- Dual heating systems: Offers oil fired central heating alongside a Rayburn stove in the kitchen and an open fireplace, providing multiple heating options.
- Modern shower installation: The bathroom is equipped with a built in shower unit and a Mira Elite SE shower for reliable hot water delivery.
- Double glazed windows: Fitted with double glazing throughout, helping to improve interior insulation and reduce external noise from the local road.
- Off road parking space: Provides dedicated off road parking facilities within the grounds, ensuring convenient and safe vehicle storage away from the local road.
- Kitchen dining space: The kitchen and dining room spans over five meters in length, offering a spacious area for family meals and food preparation.
- Natural attic light: Both upstairs bedrooms feature roof windows that flood the upper level with natural daylight and enhance the airy atmosphere.
- Stable asking price: The recorded asking price has remained unchanged at 340,000 euros, suggesting a steady vendor expectation without erratic price fluctuations.
- Regional town access: Larger nearby towns such as Arklow, Gorey, and Carlow are all within an easy driving distance for extended shopping and services.
- Built in storage options: Includes alcove shelving in the sitting room and built in cupboards in the bedrooms, maximizing the usable interior space.
- Direct local road frontage: Fronts onto the local road L-2143-30, ensuring straightforward vehicular access for residents and visitors throughout the year.
- Versatile property appeal: Offers a balanced combination of a compact interior dwelling and extensive outdoor land, appealing to downsizers or holiday home seekers.
But keep in mind:
- Extremely poor energy rating: The property holds a G energy rating, which indicates severe thermal inefficiency and high heating costs for any future occupant.
- Substantial retrofit required: Achieving a comfortable living standard will likely require a comprehensive energy upgrade, including extensive wall insulation and modern heating controls.
- Private well water supply: Relies on an own well for water, meaning the buyer must independently test water quality and maintain the pumping equipment.
- Private septic tank system: Uses a septic tank for sewerage disposal, requiring buyers to commission a professional inspection to verify compliance and structural condition.
- Compact floor area: The total interior floor area is only 83 square meters, which may feel restrictive for growing families or buyers needing extensive indoor space.
- Single bathroom constraint: The house features only one bathroom for the entire three bedroom dwelling, which could create bottlenecks during busy morning routines.
- Potential well maintenance costs: Private water systems carry ongoing pump replacement and filtration maintenance expenses that public mains connections avoid.
- Septic tank regulatory compliance: Buyers should verify that the on-site wastewater treatment system meets current environmental standards to avoid expensive upgrade mandates.
- Outbuilding condition checks: The metal and block built sheds should be thoroughly inspected for roof leaks, dampness, and general structural wear over time.
- Rural commuting reliance: Living in a rural townland necessitates complete reliance on private cars for daily errands, school runs, and employment commuting.
- Local road traffic risks: Fronting directly onto a local road means buyers should assess vehicle speeds, road safety, and potential noise during peak times.
- Historic fabric upkeep: Original pine flooring and open fireplaces require specialized maintenance and may be prone to drafts or timber preservation issues.
- Hot press location: The hot press is situated within the kitchen and dining room, which limits kitchen layout flexibility and takes up valuable storage footprint.
- Potential damp risks: Older rural cottages with solid walls or minimal damp proofing can be susceptible to moisture ingress, requiring careful damp surveying.
- Limited structural expansion potential: While the site is large, extending the 83 square meter cottage would require substantial capital investment and planning permission.
- High energy upgrade costs: Remedying a G-rated property to a modern energy standard involves significant upfront capital expenditure beyond the purchase price.
- Roof window maintenance: The roof windows in both upstairs bedrooms are prone to seal degradation and potential water leaks if not regularly serviced.
- Absence of mains sewerage: Lack of connection to municipal wastewater infrastructure places the full operational and desludging burden squarely on the homeowner.
- Limited ground floor washroom: With the only bathroom located on the ground floor, occupants of the upper bedrooms must use the stairs during the night.
- Future resale liquidity: Properties with poor energy ratings and rural locations can sometimes experience longer marketing periods when eventually put up for resale.
Price positioning
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- The asking price appears somewhat overvalued because the property possesses a very poor G energy rating, which will necessitate significant capital expenditure immediately from any prospective buyer just to bring the dwelling up to modern and efficient living standards.
- Valuation signals present a mixed picture where the compact eighty three square meter floor area and single bathroom restrict maximum value, yet this is counterbalanced by substantial additional features including over one acre of surrounding gardens and useful outbuildings.
- Support for this price point could stem from strong ongoing rural lifestyle demand and the inclusion of sizeable metal and block built sheds, whereas factors that might undermine it include the substantial upgrade costs required for the G rated heating and fabric.
- Relevant contextual observations indicate that the asking price has remained completely static since initial tracking began, suggesting a firm vendor stance that may eventually require downward negotiation flexibility to successfully attract serious buyers in this rural location.
Build Analysis
What we know from similar construction types
- The property is a traditional two-storey country cottage with a floor area of 83 m², featuring original elements such as open fireplaces and pine flooring, which suggests older construction methods and materials.
- Services include a private well and septic tank, meaning a buyer should investigate the condition, capacity, and current regulatory compliance of both the water supply and wastewater treatment systems.
- The BER rating is G, indicating very poor energy efficiency that likely stems from a lack of adequate wall, roof, or floor insulation, as well as single or older double glazing.
- The presence of outbuildings (a metal shed and a block-built shed) should be verified for planning compliance and structural condition.
Retrofit Cost*
Possible renovating / insulating expenditure
- Given the G BER rating and 83 m² floor area, a comprehensive deep retrofit is required to bring the property to a modern energy standard.
- Estimated costs for a full deep retrofit—including external wall insulation, upgraded roof and floor insulation, high-performance windows and doors, installation of a renewable heating system such as a heat pump, and airtightness improvements—would range from €50,000 to €80,000, potentially offset by SEAI grants.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €2,500 to €3,500.
- Explanation: Given the poor G BER rating and the 83 square metre floor area, the property has significant thermal inefficiency. Heating relies primarily on oil-fired central heating (OFCH), a stove, and open fireplaces, which will result in high energy consumption during colder months.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
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 Ballinglen area
TALLYHO, BALLINGLEN, TINAHELY
- Sale date
- Declared sale price
- €120,000.00
CROGHAN VIEW COTTAGE, BALLYBEG, BALLINGLEN
- Sale date
- Declared sale price
- €430,000.00
LUGDUFF, WHITEFIELD, TINAHELY
- Sale date
- Declared sale price
- €345,000.00
MILLCOURT, TINAHELY, WICKLOW
- Sale date
- Declared sale price
- €340,000.00
COOLRUSS, TINAHELY, WICKLOW
- Sale date
- Declared sale price
- €260,000.00
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: €3,400 — 1% of €340,000.
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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 to €3,000 plus VAT and outlays.
- Land registration fees: approximately €400 to €800 depending on the property value and registration type.
- Property valuation fees: approximately €150 to €300 for a standard mortgage valuation.
- Surveyor fees: approximately €500 to €1,200 depending on the level of detail and type of survey required for the 83 square metre cottage.
- Annual home insurance: approximately €400 to €800 per year, influenced by the rural location and construction type.
Forum Talk
What people are saying about this area
- Locals in the rural south County Wicklow area frequently discuss the scenic beauty and quiet lifestyle surrounding Ballinglen and Tinahely.
- Community groups often highlight local amenities in Tinahely, including walking trails like the Wicklow Way and local cycling loops.
- Residents commonly mention the benefits of rural living alongside the importance of maintaining private well water and septic tank systems.
- Traffic and road conditions on local routes such as the L-2143 are occasionally discussed by motorists navigating the rolling countryside.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The expansive 1.16-acre garden offers plenty of safe, outdoor space for young children to play. However, the compact 83 m² footprint and 3-bedroom layout may feel restrictive as a young family grows.
- Teenagers5/10
While the outdoor space and outbuildings provide room for hobbies, the rural Wicklow location lacks immediate access to teenage social amenities, public transport, and entertainment hubs.
- Multi-generational Living3/10
With only 83 m² of living space and a single bathroom, multi-generational living would be extremely cramped without major structural extensions or conversions of the existing outbuildings.
- Single Buyers4/10
Single buyers looking for a low-maintenance, ready-to-move-in urban pad might find the upkeep of an older cottage and 1.16 acres overwhelming, alongside the remote location.
- Couples7/10
A charming option for couples seeking a peaceful countryside retreat with room for gardening and home projects, provided they do not mind rural commuting.
- Empty Nesters6/10
The single-level ground floor bedroom and bathroom offer some accessibility, but the property's remote rural setting and maintenance requirements for a large plot and older structure should be carefully weighed.
- Retirees5/10
Retirees will appreciate the tranquil setting and ground-floor bedroom, but should verify proximity to essential medical services and consider the physical demands of maintaining over an acre of land.
Work
3 areas- Remote Working6/10
The quiet rural setting provides an inspiring environment for remote work, though buyers should independently verify broadband speeds and connectivity in this rural townland.
- Hybrid Commuting4/10
The location between Aughrim and Tinahely makes daily or hybrid commuting to major employment hubs lengthy, though Arklow, Gorey, and Carlow are within driving distance.
- Retired8/10
An ideal setup for retirees looking to escape to the countryside, with a ground-floor bedroom and peaceful surroundings.
Practical
8 areas- Ageing in Place6/10
Features a ground-floor bedroom and bathroom, but the rural location and reliance on a private well and septic tank require ongoing management that may become challenging with advanced age.
- Low Maintenance3/10
With a G energy rating, older cottage structure, private well, septic tank, and 1.16 acres of grounds to maintain, upkeep requirements are significant.
- Secure Gated Entry7/10
Benefits from cut-stone walls, a pedestrian gate, and double vehicular steel gates to the front.
- Minimalist Design4/10
This is a traditional two-storey country cottage with historic features like original open fireplaces and pine flooring, rather than a minimalist modern build.
- Flexible Floor Plans5/10
A standard 3-bed cottage layout with a ground-floor bedroom, sitting room, and kitchen/dining space; structural changes would be needed for major layout flexibility.
- Heritage Home8/10
Retains charming character elements including original open fireplaces and original pine flooring, though prospective buyers should verify the extent of any heritage protections and upgrade requirements due to the G BER rating.
- Ecological Setup5/10
Large garden space offers potential for growing food, but the G-rating indicates poor energy efficiency that will require substantial upgrades.
- Outdoor areas10/10
Outstanding outdoor offering featuring 1.16 acres of surrounding grounds, mature tree and hedgerow boundaries, plus two substantial outbuildings (metal and block-built sheds).
Interests
9 areas- Gardening10/10
Features C. 1.16 acres of surrounding grounds in lawn with mature tree-lined and hedgerow boundaries, offering fantastic potential for avid gardeners.
- Walking9/10
The Wicklow Way walking trails are close by, making it an exceptional location for walking and hiking enthusiasts.
- Gym2/10
There are no commercial gyms within immediate walking distance, though the large metal and block-built sheds offer ample space to set up a private home gym.
- Cycling8/10
Tinahely cycling loops are located close by, providing great local routes for cyclists willing to navigate rural roads.
- Golf5/10
While set in a scenic region with nearby towns, dedicated golf courses will require a short drive.
- Fishing7/10
The scenic countryside of south Wicklow offers good proximity to local rivers and angling opportunities.
- Horse Riding8/10
The rural setting with extensive grounds and local country roads makes this a suitable location for equestrian interests, subject to local facilities.
- Water Sports3/10
Inland rural location requires traveling toward the coast or major lakes for dedicated water sports activities.
- Entertaining6/10
Extensive outdoor grounds provide a wonderful backdrop for summer entertaining, though indoor living space is somewhat compact at 83 m².
Lifestyle
5 areas- Quiet Living10/10
Located in a picturesque rural townland in south County Wicklow surrounded by mature trees and countryside, offering exceptional peace and quiet.
- Rural Living10/10
Set amidst rolling foothills and wooded countryside with over an acre of grounds, private well, and septic tank, this is quintessential rural Irish living.
- Village Living7/10
Tinahely village is less than a ten-minute drive away, providing convenient access to local shops, cafes, and traditional pubs.
- Coastal Living2/10
The property is landlocked in rural Wicklow, though larger coastal towns like Arklow are within driving distance.
- Urban Living1/10
This is a deeply rural property far removed from city centers and urban amenities, relying on nearby small market towns for basic services.
Social
6 areas- Community Involvement7/10
Proximity to Tinahely allows participation in local community events, market town activities, and local club life.
- Café Culture5/10
Tinahely village offers local cafes and traditional pubs, though broader choices require traveling to larger neighboring towns.
- Nightlife2/10
Rural location means nightlife is limited to local traditional village pubs rather than extensive entertainment venues.
- Health/Wellness groups4/10
Local wellness groups would rely on community resources in Tinahely or larger nearby towns.
- Networking Opportunities2/10
Professional networking is minimal in this rural setting, making it better suited for independent remote workers or retirees.
- Tech-Hub Connectivity2/10
Remote from major urban tech hubs, requiring reliance on home internet connections.
Listing information
- Agent
- Raymond Gaffney & Sons Ltd.
- Phone
- 040 231 384 / Mob: 087 258 3729
- Current status
- active
- Published on HouseDelve
- 12 October 2026
- Correction
- Report an issue
HD-177F38HouseDelve · 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.