
Moss Cottage, Ballymoney, Gorey, County WexfordY25DW98
€570,000
5 Bed~4 Bath~214 m²~BER E
What you'll like:
- Coastal village location: Situated in highly sought after Ballymoney Village, offering buyers an idyllic coastal lifestyle just a short stroll from the beach.
- Scenic Tara Hill views: Enjoy picturesque natural vistas toward Tara Hill, enhancing the daily aesthetic and long term appeal of the setting.
- Generous floor area: Provides an expansive 214 square meters of living space, ensuring ample room for a growing family or hosting guests comfortably.
- Five spacious bedrooms: Features five well proportioned bedrooms, giving buyers exceptional flexibility for family accommodation, home offices, or hobby spaces.
- Four functional bathrooms: Includes four bathrooms to eliminate morning congestion and provide modern convenience for a large household and visiting guests.
- Charming country kitchen: Outfitted with a classic Belfast sink, creating a warm and authentic heart of the home that complements the old world character.
- Two large reception rooms: Boasts two beautifully proportioned reception rooms, offering versatile areas for formal entertaining and relaxed family living alike.
- Sun drenched patio retreat: Features a delightful garden and patio accessible via double patio doors, perfect for enjoying long summer evenings outdoors.
- Secure gated entry: Equipped with electric gates that enhance privacy and provide a reassuring sense of security for residents and vehicles.
- Substantial detached garage: Includes a generous outbuilding offering valuable extra storage space or potential for a workshop depending on buyer needs.
- Convenient school bus access: Benefits from local school bus services stopping nearby, making daily school runs significantly easier for families with children.
- Proximity to Gorey Town: Located only ten minutes away from Gorey Town, ensuring easy access to supermarkets, secondary schools, and everyday amenities.
- Accessible commuter location: Positioned less than an hour from South Dublin, making it a viable option for commuters seeking a peaceful coastal retreat.
- Rich architectural character: Oozes old world country character and warmth, providing a unique atmosphere that modern builds simply cannot replicate.
- Refined interior styling: Beautifully styled and exceptionally presented throughout, allowing new owners to move in immediately without undertaking cosmetic renovations.
- Rare market opportunity: Represents a scarce find in a tightly held coastal pocket where properties of this specific style rarely become available for purchase.
- Private garden setting: Offers an outdoor green space that feels secluded and peaceful, creating an ideal sanctuary away from the hustle of urban life.
- Natural light flow: Designed with large reception areas and patio doors that invite abundant natural light into the main living zones.
- Outdoor entertaining potential: The combination of patio space and mature gardens creates an exceptional environment for hosting summer barbecues and gatherings.
- Balanced regional living: Combines the tranquility of a countryside setting with close proximity to coastal amenities and essential regional infrastructure.
But keep in mind:
- Poor energy rating: Carries a low BER rating of E with an energy performance indicator of 321.14 kWh/m2/yr, which signals high heating costs and requires urgent upgrades.
- Substantial insulation costs: The low energy efficiency rating indicates that a buyer will likely need to invest significantly in retrofitting external insulation or windows.
- Untested fixtures and services: The listing explicitly notes that all apparatus, fixtures, fittings, and services remain untested, requiring comprehensive professional inspections before purchase.
- Potential damp risks: Older country homes with rich character features can occasionally suffer from damp issues, meaning buyers should commission a thorough structural survey.
- High heating demands: The energy performance indicator suggests that maintaining a comfortable indoor temperature during winter months may result in elevated utility bills.
- Heating system verification: Buyers must verify the age and operational status of the central heating boiler to avoid unexpected replacement expenses shortly after moving in.
- Plumbing system age: The presence of older character elements warrants a careful inspection of the internal plumbing and water pressure by a qualified plumber.
- Electrical wiring check: Given the blend of old-world charm, purchasers should arrange an electrical safety audit to ensure wiring meets current regulatory standards.
- Roof condition assessment: A comprehensive survey of the roof structure and slates is essential to check for weathering or leaks typical of older rural properties.
- Wastewater treatment review: Buyers need to investigate whether the property relies on a septic tank or mains sewage, checking current compliance and maintenance history.
- Window thermal efficiency: Single or older double-glazed windows may contribute to the poor energy rating and should be evaluated for drafts and heat loss.
- Ventilation adequacy: Older homes retrofitted for modern living can sometimes lack proper ventilation, potentially leading to condensation and indoor air quality concerns.
- Maintenance of electric gates: The automated electric gates add convenience but require inspection to ensure the motor and safety sensors are in good working order.
- Garage structural integrity: The substantial garage should be inspected for dampness, roof condition, and general structural soundness if intended for storage or projects.
- Boundary line verification: Purchasers should carefully examine the title maps with their solicitor to confirm exact garden boundaries and access rights.
- Local planning restrictions: Being located in a rural and coastal area might subject the property to specific local planning controls regarding future extensions.
- Coastal weather exposure: Proximity to the coast means exterior paintwork and timber elements may require more frequent maintenance to withstand salty sea air.
- Approximate floor measurements: Since measurements in the listing are stated as approximate, buyers should verify the exact floor area if precise room dimensions matter.
- Surface water drainage: The garden and patio areas should be checked for proper drainage slopes to prevent pooling during heavy rainfall events.
- Future retrofit disruption: Undertaking the extensive energy upgrades required to improve the BER rating will cause temporary disruption and financial outlay for the buyer.
Price positioning
?
- The asking price appears somewhat elevated relative to local historical transaction figures, largely driven by lifestyle premium and scenic coastal proximity claims rather than purely comparative floor area metrics.
- Upward valuation signals stem from the substantial five bedroom layout and generous dual reception spaces, whereas downward pressures derive from a poor energy efficiency rating requiring immediate capital investment.
- Potential buyers might support this price point due to strong demand for coastal holiday retreats within commuting distance of South Dublin, though high energy upgrade costs could severely undermine the quoted figure.
- Additional considerations include the presence of a detached garage and secure electric gates, which add tangible functional value despite the considerable energy rating deficit needing future remediation work.
Build Analysis
What we know from similar construction types
- The property is described as blending old-world country character with refined interiors, suggesting an older core structure potentially combined with later extensions or renovations.
- Given the substantial floor area of 214 square metres and a poor BER rating of E, a buyer should investigate the construction type, insulation levels, and the condition of windows and heating systems.
- Buyers should verify planning compliance and building regulations for any past extensions or modifications, particularly given the blend of traditional cottage charm and modern scale.
- A thorough structural survey is recommended to check for dampness, roof integrity, and the general condition of the older portions of the cottage.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a BER rating of E, indicating poor energy efficiency with high heat loss.
- A deep retrofit to bring this 214 m² home up to a modern B2 or A rating would likely cost between €75,000 and €110,000.
- Estimated costs would cover external wall insulation, upgrading windows and external doors, installing a renewable heating system such as a heat pump, and improving attic insulation.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 3,500 euro to 4,500 euro.
- Explanation: Given the 214 square metre floor area and a low BER rating of E indicating higher energy inefficiency, the property is expected to have substantial heating demands requiring verification by the buyer.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a predominantly rural and coastal setting, appearing largely free from major industrial pollution sources or active landfills.
- Any historical or localized environmental concerns are not immediately evident, though standard due diligence is advised to verify local water and soil quality.
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
THE ORPHAN GIRL, BALLYMONEY, GOREY
- Sale date
- Declared sale price
- €400,000.00
PROSPECT, BALLYMONEY, GOREY
- Sale date
- Declared sale price
- €450,000.00
BALLYCOMCLONE HOUSE, BALLYMONEY, GOREY
- Sale date
- Declared sale price
- €898,000.00
ASHGROVE, BALLYMONEY, GOREY
- Sale date
- Declared sale price
- €450,000.00
THE OLD FARMHOUSE, BALLYMONEY, GOREY
- Sale date
- Declared sale price
- €324,000.00
Recent sales in the wider Gorey area
49 WOODLANDS DRIVE, GOREY, CO WEXFORD
- Sale date
- Declared sale price
- €335,000.00
6 THE AVENUE, CLONATTIN VILLAGE, GOREY
- Sale date
- Declared sale price
- €295,000.00
RIVERCHAPEL, COURTOWN, GOREY
- Sale date
- Declared sale price
- €160,000.00
8 CLUAIN OIR, MONAMOLIN, GOREY
- Sale date
- Declared sale price
- €300,000.00
9 RIVERCHAPEL DR, COURTTOWN, GOREY
- Sale date
- Declared sale price
- €285,000.00
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 percent on the first million euro, equating to 5,700 euro for this property
- Solicitor legal fees: generally range from 1,500 euro to 3,000 euro plus VAT and outlays
- Land registration fees: typically around 600 euro to 800 euro depending on the registry type
- Property valuation fees: roughly 150 euro to 300 euro required by mortgage lenders
- Surveyor fees: approximately 500 euro to 1,000 euro depending on the depth of the building survey
- Annual home insurance: estimated between 500 euro and 1,000 euro per year depending on the policy coverage
Forum Talk
What people are saying about this area
- Residents frequently highlight Ballymoney Village as a highly desirable coastal location due to its proximity to the beach and scenic views towards Tara Hill.
- Community discussions often note the convenience of being just a 10-minute drive from Gorey Town while maintaining a peaceful rural atmosphere.
- Local forums mention that the area experiences increased visitor traffic during the summer months due to holidaymakers accessing the nearby beach.
- Transport links are discussed positively, with locals noting school bus access nearby and a relatively easy commute to South Dublin.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
With five bedrooms, ample space, and school bus access nearby, this property provides a fantastic environment for young children, though parents should note the BER rating of E may require energy efficiency upgrades.
- Teenagers8/10
The generous 214 m² floor area and two large reception rooms offer plenty of independent space for teenagers, and the proximity to the beach adds great lifestyle appeal.
- Multi-generational Living7/10
The five-bedroom, four-bathroom layout accommodates larger family units well, though the traditional cottage style may require checks regarding internal accessibility for older relatives.
- Single Buyers4/10
At €570,000 and with a substantial five-bedroom layout, this property is likely too large and costly for a typical single buyer.
- Couples7/10
Couples looking for a spacious country retreat near the coast will love the character and two reception rooms, though the upkeep of a 214 m² home and grounds is considerable.
- Empty Nesters6/10
While the single-level flexibility and coastal village setting are appealing, the five-bedroom size and E BER rating mean higher maintenance and heating costs for empty nesters.
- Retirees6/10
The peaceful village and coastal setting suit retirement, but retirees should investigate potential maintenance requirements associated with an older country home and an E energy rating.
Work
3 areas- Remote Working7/10
The spacious layout provides ample rooms to set up home offices, though buyers should verify local broadband speeds for remote work reliability.
- Hybrid Commuting7/10
With South Dublin less than an hour away and Gorey Town 10 minutes away, hybrid commuting is entirely feasible.
- Retired7/10
An idyllic setting for retirement, though the scale of the property and garden maintenance should be factored in.
Practical
8 areas- Ageing in Place6/10
While the spacious layout can accommodate long-term living, potential buyers should check the feasibility of ground-floor bathroom and bedroom accessibility.
- Low Maintenance4/10
A 214 m² home with mature gardens, a substantial garage, and an E BER rating will require regular upkeep and energy improvement works.
- Secure Gated Entry9/10
The property features electric gates, providing an enhanced sense of security and privacy.
- Minimalist Design3/10
The home is defined by old-world country character, rich atmosphere, and traditional details rather than minimalist aesthetics.
- Flexible Floor Plans8/10
With five bedrooms, four bathrooms, and two large reception rooms, the layout offers excellent flexibility for various family configurations.
- Heritage Home8/10
Oozing with old-world country character and timeless charm, the property has a distinct historic feel while remaining highly liveable.
- Ecological Setup3/10
The current BER rating of E indicates poor energy efficiency, meaning buyers should budget for significant eco-friendly upgrades.
- Outdoor areas9/10
Features a delightful garden and patio accessed by double patio doors, offering a sun-drenched retreat for outdoor living.
Interests
9 areas- Gardening8/10
The delightful garden and patio areas offer a sun-drenched retreat for gardening enthusiasts to develop and enjoy.
- Walking9/10
Being just a stroll from Ballymoney Village and the beach makes this an ideal location for avid walkers.
- Gym4/10
There is no dedicated fitness facility on-site, and buyers would need to travel toward Gorey Town for commercial gym amenities.
- Cycling7/10
The scenic local country roads and coastal routes offer good cycling opportunities, though rural traffic conditions should be verified.
- Golf7/10
The coastal Wexford region is well known for nearby golf courses, making this a convenient base for golfers.
- Fishing8/10
The coastal location provides great proximity to local angling and seaside fishing spots.
- Horse Riding7/10
The rural surroundings and country character lend themselves well to equestrian interests, subject to local stable availability.
- Water Sports9/10
Its proximity to Ballymoney Beach makes this an outstanding location for enthusiasts of swimming, surfing, and other water sports.
- Entertaining9/10
With two large reception rooms, a charming country kitchen, and a sun-drenched patio accessed via double doors, the home is exceptionally well-suited for hosting guests.
Lifestyle
5 areas- Quiet Living9/10
Set in a sought-after country village with a peaceful coastal atmosphere, this property offers an exceptional retreat from urban noise.
- Rural Living8/10
Combining a traditional country home feel with views toward Tara Hill, it delivers an authentic rural living experience just minutes from the coast.
- Village Living9/10
Located in highly sought-after Ballymoney Village, residents can enjoy a tight-knit community feel with local amenities within easy reach.
- Coastal Living10/10
Just a stroll from Ballymoney Beach with views toward Tara Hill, this home epitomizes desirable coastal living.
- Urban Living3/10
This is a rural and village setting, though Gorey Town is a 10-minute drive away for broader urban conveniences.
Social
6 areas- Community Involvement8/10
Ballymoney Village offers a strong sense of community and local engagement for residents.
- Café Culture6/10
Local village amenities support a relaxed coastal lifestyle, with more extensive café options available a short drive away in Gorey Town.
- Nightlife3/10
This is a quiet residential and coastal village area, meaning extensive nightlife options will require travel to larger nearby towns.
- Health/Wellness groups5/10
Local wellness classes or groups would likely be found in nearby Gorey Town rather than directly within the immediate village.
- Networking Opportunities4/10
Being a rural coastal village, professional networking events are minimal locally and better accessed towards Dublin or Gorey.
- Tech-Hub Connectivity4/10
The rural location lacks immediate proximity to physical tech hubs, relying heavily on home internet quality.
Listing information
- Agent
- Kavanagh Estates
- Phone
- 0539480149
- Published on HouseDelve
- 15 September 2026
- Correction
- Report an issue
HD-8FAA1DHouseDelve · 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.