No. 18 Manor View, Roxborough Manor, Wexford, Wexford Town, WexfordY35DC9Y
€425,000
4 Bed~3 Bath~147 m²~BER A2
What you'll like:
- Exceptional Energy Efficiency: The property boasts an impressive A2 BER rating, ensuring minimal heating costs and a comfortable indoor climate year-round through modern insulation and efficient technology.
- Stunning Coastal Vistas: Enjoy panoramic views stretching toward Wexford Bay and Rosslare Harbour from the elevated front aspect, adding daily visual appeal and long-term desirability.
- Generous Floor Area: Providing approximately 147 square meters of well-proportioned living space, this home accommodates growing families comfortably with plenty of room for daily activities and storage.
- Modern Air Heating: Equipped with an advanced air-to-water heating system, the house benefits from renewable energy integration and reliable temperature control throughout every season.
- Triple Glazed Windows: All windows feature triple glazing, significantly enhancing thermal retention while effectively minimizing outside noise for a quieter, more peaceful interior environment.
- Versatile Ground Floor: A flexible multi-purpose ground-floor room easily adapts to serve as a fourth bedroom, a dedicated home office, a children's playroom, or a private home gym.
- Contemporary Kitchen Design: The stylish kitchen features a central island and breakfast bar, creating a highly functional social hub for casual family dining, meal preparation, and entertaining guests.
- Dedicated Pantry Space: A useful storage cupboard off the kitchen provides excellent additional pantry capacity, helping keep countertops clear and maintaining an organized, tidy culinary workspace.
- Seamless Indoor-Outdoor Flow: Double doors connect the living room to the kitchen-diner, while French doors open directly onto the patio, facilitating effortless movement during warm weather entertaining.
- Private Rear Garden: The enclosed rear garden offers excellent privacy and the distinct advantage of not being directly overlooked by neighboring properties, perfect for outdoor relaxation and family activities.
- Dedicated Off-Street Parking: The front driveway provides convenient private parking space for two cars directly outside the front door, removing any daily street parking hassle.
- Master Bedroom Ensuite: The primary bedroom includes a private ensuite bathroom featuring a double power shower and built-in storage, offering a comfortable and convenient personal retreat.
- Ample Built-In Wardrobes: Built-in wardrobes are included across the bedrooms, providing practical storage solutions from day one and saving buyers the expense of purchasing fitted furniture.
- Convenient Utility Room: A separate utility room provides dedicated space for laundry appliances and keeps noisy machinery out of the main kitchen and living areas.
- Desirable Development: Situated in a sought-after modern development renowned for contemporary design and beautifully maintained surroundings, ensuring a pleasant and welcoming neighborhood atmosphere.
- Excellent Town Proximity: The location places residents just moments away from Wexford Town Centre, ensuring effortless access to local shops, schools, restaurants, and essential daily services.
- Strong Transport Links: Proximity to local bus routes and major road connections facilitates smooth daily commuting and travel throughout the surrounding region.
- Immaculate Presentation: The interior is tastefully decorated and beautifully maintained, allowing new owners to move in immediately without needing to undertake costly or time-consuming renovations.
- Secure Side Access: A gated side entrance provides practical, direct access to the rear garden for moving bins, bicycles, or gardening equipment without entering the main house.
- Family-Friendly Layout: Thoughtfully zoned accommodation with a generous family bathroom, guest WC, and multiple storage presses creates a practical and harmonious environment for family living.
But keep in mind:
- Elevated Site Exposure: The elevated position offering coastal views may also expose the property to stronger winds and harsher weather conditions, potentially increasing wear on exterior finishes.
- Management Company Fees: Modern developments frequently involve annual management fees for estate upkeep; buyers should verify whether such charges apply and confirm their exact annual cost.
- High Demand Competition: Properties with strong energy ratings in desirable locations often attract competitive bidding, meaning buyers should be prepared for potential market pressure on the asking price.
- Staircase Configuration: The carpeted staircase from the entrance hallway requires regular maintenance and may show wear quickly in a busy household with children or pets.
- Open Plan Acoustics: The direct double-door connection between the living room and kitchen-diner might allow noise to travel easily between zones, impacting quiet relaxation times.
- Garden Maintenance Requirements: The large landscaped rear garden will require ongoing gardening effort and time to keep planting beds, lawns, and boundaries in pristine condition.
- Parking Capacity Limits: While two spaces are provided, growing households with multiple older driving children or visiting guests might find street parking constraints challenging.
- Attic Storage Limitations: Although attic access is available, buyers should inspect the space to determine if it is floored for storage or requires additional insulation work for safe use.
- Air-to-Water Servicing Costs: Advanced heating systems require specialist annual servicing by qualified technicians, which can occasionally entail higher maintenance expenses than traditional gas boilers.
- Triple Glazing Weight: The heavy triple-glazed windows place extra stress on hinges and frames, meaning hinges should be checked periodically to ensure smooth long-term operation.
- Potential Boundary Responsibilities: Buyers should carefully review legal title documents to confirm exact boundary maintenance responsibilities for the shared or adjoining garden fences.
- Traffic and Access Junctions: Proximity to major road connections could introduce peak-hour traffic noise or congestion points near the development entrance during busy morning commutes.
- Ensuite Ventilation Check: The internal ensuite and main bathroom rely on mechanical extraction; buyers should verify that ventilation fans operate correctly to prevent moisture buildup.
- Development Completion Status: If parts of the wider residential development are still ongoing, buyers should check for potential construction noise, heavy machinery traffic, or unfinished communal areas.
- Eircode Verification Needed: Buyers must verify that utility providers and postal services correctly index the specific Eircode to avoid delivery delays upon moving into the property.
- Floor Plan Flexibility Trade-offs: Utilizing the ground-floor flexible room as a fourth bedroom reduces available daytime reception space, requiring careful consideration of family lifestyle needs.
- Storage Press Distribution: While storage presses are available on the landing and kitchen, buyers with extensive belongings might find built-in closet space limited without adding wardrobes.
- Exterior Render Upkeep: Modern rendered facades require periodic washing and eventual repainting to maintain aesthetic appeal and prevent moisture ingress in coastal environments.
- Pantry Ventilation Review: The designated kitchen storage cupboard should be checked for adequate airflow and humidity control to ensure food items store safely without spoilage.
- Legal Title and Covenants: Buyers must instruct their solicitor to thoroughly investigate any restrictive covenants or development rules governing modifications to the front garden or exterior.
Price positioning
?
- The asking price appears somewhat elevated because recent local register entries within the same development show comparable homes changing hands at noticeably lower price points, suggesting a premium is being sought by the vendor above historical figures.
- Valuation upward signals include the property's exceptional energy rating, modern aesthetic, generous floor area, and an elevated position offering panoramic coastal views that naturally command higher buyer interest in the current housing market.
- Factors that could support such an ambitious quoting figure involve ongoing demand for turnkey energy-efficient housing coupled with low supply, whereas potential undercutting factors include broader macroeconomic pressures and borrowing constraint limits.
- Additional relevance comes from the flexibility offered by a ground floor multi-use room, off-street parking, and a private landscaped garden, all of which enhance lifestyle appeal and justify a competitive positioning relative to older housing stock nearby.
Build Analysis
What we know from similar construction types
- The property is a modern semi-detached home benefiting from an A2 BER rating, which indicates high energy efficiency and lower running costs.
- Key energy-saving features include an air-to-water heating system and triple-glazed windows throughout.
- The buyer should investigate compliance documentation such as the structural guarantee scheme (e.g., HomeBond) and planning permission records for the development.
- It is advisable to check the operation and maintenance records of the air-to-water heat pump system.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately €600 to €900.
- This home benefits from an A2 BER rating, an air-to-water heating system, and triple-glazed windows, ensuring high energy efficiency and low relative heating demands for its 147 m² floor area.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a modern suburban residential development with no apparent close proximity to heavy industrial plants, major incinerators, or active landfills.
- Any historical or legacy industrial pollution concerns in the broader Wexford Town area appear distant, though standard environmental due diligence is always advised for local soil and water conditions.
Flood Safe
8/10Water overflow reports to follow up
- The property benefits from an elevated position within the development, which generally reduces surface water flood risks compared to low-lying areas.
- While general flood risk appears low based on topography, buyers should review official OPW flood maps and local data to verify historical drainage patterns in the wider area.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estateExtra effort was used to find nearby sales here
4 MANOR VIEW, ROXBOROUGH MANOR, MULGANNON
- Sale date
- Declared sale price
- €328,000.00
6 MANOR VIEW, ROXBOROUGH MANOR, MULGANNON
- Sale date
- Declared sale price
- €365,000.00
2 MANOR VIEW, ROXBOROUGH MANOR, MULGANNON
- Sale date
- Declared sale price
- €335,000.00
19 MANOR VIEW, ROXBOROUGH MANOR, MULGANNON
- Sale date
- Declared sale price
- €395,000.00
8 MANOR VIEW, ROXBOROUGH MANOR, MULGANNON
- Sale date
- Declared sale price
- €400,000.00
Recent sales in the wider Wexford area
34 CARRIGEEN ST, WEXFORD, WEXFORD
- Sale date
- Declared sale price
- €180,000.00
6 SKEFFINGTON ST, WEXFORD, WEXFORD
- Sale date
- Declared sale price
- €114,000.00
38 PARNELL ST, WEXFORD, WEXFORD
- Sale date
- Declared sale price
- €187,000.00
3 OCONNELL AVE, WEXFORD, WEXFORD
- Sale date
- Declared sale price
- €144,000.00
11 SKEFFINGTON ST, WEXFORD, WEXFORD
- Sale date
- Declared sale price
- €152,900.00
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 €4,250 to €42,500 depending on whether the property is a primary residence or subject to higher tier rates.
- Solicitor legal fees: roughly €1,500 to €3,000 excluding outlay and VAT.
- Land registration fees: around €175 to €700 depending on the application type and value.
- Property valuation fees: approximately €150 to €300.
- Surveyor fees: roughly €400 to €800 depending on the level of detail required.
- Annual home insurance: approximately €400 to €800 depending on the policy and coverage level.
Forum Talk
What people are saying about this area
- Residents frequently praise the Roxborough Manor development for its modern build quality, high energy efficiency, and peaceful suburban atmosphere.
- Local community forums highlight the convenience of the location, offering easy access to Wexford Town Centre while maintaining a quiet residential feel.
- Discussions on local transport links note good connectivity via regional bus routes and major road networks connecting to Rosslare and beyond.
- Homeowners in the area often mention the stunning elevated coastal views and proximity to local schools and shopping amenities as major lifestyle benefits.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features four bedrooms, a secure landscaped rear garden that is not overlooked, and a versatile playroom, making it an excellent environment for young families.
- Teenagers8/10
With four well-proportioned bedrooms and close proximity to schools and Wexford Town Centre, teenagers will find plenty of space and independence here.
- Multi-generational Living6/10
The ground-floor flexible room and separate utility offer good accessibility options, though the home is structured as a standard semi-detached layout rather than a dual-living setup.
- Single Buyers7/10
An A2 BER rating and modern finishes mean very low running costs, though the four-bedroom size might exceed the space needs of a single occupant unless a home office is a priority.
- Couples9/10
A beautifully presented, modern home with a spacious kitchen-diner and stunning coastal views, perfect for couples looking for high-end contemporary living.
- Empty Nesters8/10
Low maintenance thanks to modern construction and an A2 energy rating, while offering plenty of guest rooms when family visits.
- Retirees7/10
The ground-floor room could serve as a downstairs bedroom if needed, and the property is easily accessible, though stairs are required for the main sleeping quarters.
Work
3 areas- Remote Working9/10
The ground-floor room is ideally proportioned for a dedicated home office, complemented by an A2 energy rating and modern build quality.
- Hybrid Commuting8/10
Conveniently located near major road connections and local bus routes for regular commuting needs.
- Retired8/10
Low-maintenance A2-rated home that allows for easy locking up and leaving or relaxed retirement living.
Practical
8 areas- Ageing in Place7/10
Includes a versatile ground-floor room that could double as a bedroom, though full single-level living would require modifications to the bathroom facilities.
- Low Maintenance9/10
Boasts an exceptional A2 BER rating, triple-glazed windows, an air-to-water heating system, and modern construction standards.
- Secure Gated Entry5/10
Features a gated side entrance and private parking for two cars, though the development itself is open rather than gated.
- Minimalist Design8/10
Fresh, contemporary styling with clean lines, neutral decor, and excellent built-in storage solutions.
- Flexible Floor Plans9/10
The ground-floor room can easily function as a fourth bedroom, playroom, home office, or gym depending on household needs.
- Heritage Home1/10
This is a modern, recently constructed development rather than a period or heritage property.
- Ecological Setup9/10
Equipped with an A2 energy rating, air-to-water heating system, and triple-glazed windows throughout for high energy efficiency.
- Outdoor areas8/10
Benefits from a smart front garden, private parking for two cars, and a generous, landscaped rear garden that is not overlooked.
Interests
9 areas- Gardening7/10
Features a landscaped enclosed rear garden and a smart front garden, offering plenty of scope for keen gardeners.
- Walking8/10
Close to town amenities and coastal paths, making it easy to enjoy regular walks and outdoor strolls.
- Gym7/10
The versatile ground-floor room is ideally suited to be set up as a private home gym.
- Cycling7/10
The location provides good access to local roads and the nearby town centre for cycling enthusiasts.
- Golf6/10
Wexford features nearby golf courses, though buyers should verify the exact driving distance to the nearest club.
- Fishing6/10
Proximity to the coast and Wexford Bay offers good access to local marine environments for fishing enthusiasts.
- Horse Riding5/10
Equestrian facilities are generally found further out in the surrounding countryside rather than directly on the doorstep.
- Water Sports8/10
Stunning views of Wexford Bay and Rosslare Harbour highlight the close proximity to coastal and water-based activities.
- Entertaining9/10
The contemporary kitchen with a central island and French doors opening onto the patio and rear garden creates a fantastic hosting space.
Lifestyle
5 areas- Quiet Living8/10
Situated in a desirable modern development with an elevated position providing peaceful views and a private rear garden.
- Rural Living3/10
This is a suburban development close to Wexford Town Centre, so it lacks a truly rural or agricultural feel.
- Village Living6/10
While not a country village, the development offers a distinct community feel with well-maintained surroundings close to local amenities.
- Coastal Living9/10
Enjoys stunning elevated coastal views stretching towards Wexford Bay and Rosslare Harbour from the front of the property.
- Urban Living7/10
Moments from Wexford Town Centre, bus routes, shops, and schools, providing great convenience to urban facilities.
Social
6 areas- Community Involvement7/10
Located in a renowned modern development with a strong sense of community and well-maintained shared surroundings.
- Café Culture7/10
Just moments from Wexford Town Centre, which offers a variety of local cafes and dining spots.
- Nightlife6/10
Town centre pubs and entertainment venues are easily reachable, though the immediate development itself is quiet and residential.
- Health/Wellness groups7/10
Proximity to Wexford Town ensures easy access to local wellness clubs, gyms, and pilates & stretching classes.
- Networking Opportunities6/10
Primarily a residential area, though professional networking is accessible via nearby town amenities and transport links.
- Tech-Hub Connectivity7/10
Modern construction and layout support high-speed broadband setups, ideal for remote tech professionals.
Listing information
- Agent
- Keane Auctioneers
- Phone
- 053 912 3072 / 086 813 9819
- Published on HouseDelve
- 26 September 2026
- Correction
- Report an issue
HD-F7CD8AHouseDelve · 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.