Ouvane House, Blackstoops, Enniscorthy, WexfordY21V2H6
€450,000
6 Bed~4 Bath~225 m²~BER E
What you'll like:
- Substantial site area: The property sits on approximately 1.75 acres of elevated land, providing an unusually large land bank within the town boundary for future potential.
- Prominent town location: Positioned in the highly regarded Blackstoops area of Enniscorthy, offering excellent visibility, accessibility, and proximity to all local amenities.
- Significant development potential: The extensive grounds and existing footprint create a rare opportunity for developers and investors to pursue residential or alternative projects, subject to planning.
- Large detached residence: Features a spacious physical structure spanning approximately 225 square meters, offering plenty of room for large families or multi-functional commercial configurations.
- Six or seven bedrooms: Exceptional accommodation capacity with multiple bedrooms that can easily cater to large family living, guest rooms, or specialized home office setups.
- Four bathrooms: Includes multiple bathrooms and two en-suite facilities, greatly reducing morning queues and enhancing convenience for occupants or visiting patients/clients.
- Former medical surgery: Comes with an integrated former surgery featuring three separate rooms and own-door access, perfectly suited for healthcare professionals or remote workers.
- Elevated position and outlook: The elevated site setting delivers an attractive outlook over the surrounding area, enhancing the overall aesthetic and long-term desirability of the residence.
- Strategic regional connectivity: Enjoys convenient access to the N11 and M11 road corridors, providing direct and efficient travel links toward Dublin and Rosslare.
- Comprehensive utility services: Connected to essential municipal infrastructure including mains water, mains electricity, and mains sewerage, ensuring straightforward everyday functionality.
- High-speed fibre broadband: Fibre broadband availability in the immediate local area supports modern remote working, digital businesses, and seamless streaming entertainment.
- Granite kitchen worktops: The kitchen features fully fitted cabinetry complemented by durable granite worktops, adding a touch of quality and longevity to the food preparation space.
- Dual window glazing: Incorporates a mix of uPVC double-glazed and timber windows, contributing positively to natural light penetration and general internal thermal comfort.
- Integrated home security: Outfitted with a burglar alarm system already in place, offering immediate peace of mind regarding property safety and asset protection.
- Established residential surroundings: Nestled within a well-regarded and established neighborhood context, ensuring a stable community environment for future residential occupiers.
- Flexible accommodation layouts: The combination of main residence and independent surgery rooms allows for diverse usage options, from rental income generation to multi-generational living.
- Vacant since October 2023: The property is currently unoccupied, which can streamline the acquisition process and allow for immediate access upon closing without tenant delays.
- Potential grant eligibility: Purchasers can investigate potential eligibility for vacant or derelict property refurbishment grant schemes depending on current criteria and intended future use.
- Strong road frontage: Prominent road frontage enhances commercial visibility and pedestrian accessibility, which is particularly beneficial if retaining any form of professional practice.
- Proximity to town amenities: Walking distance or a very short drive to local schools, shops, supermarkets, restaurants, and public transport connections in Enniscorthy.
But keep in mind:
- Poor energy rating: The property holds a low BER rating of E, which indicates significant thermal inefficiency and will likely require substantial insulation and heating upgrades.
- High energy upgrade costs: Achieving a modern energy standard for a 225 square meter building with an E rating will demand considerable capital investment in retrofitting.
- Planning permission uncertainty: Any major redevelopment, extension, or change of use is entirely dependent on securing successful planning permission from the local council.
- Strict zoning verification needed: Buyers must independently verify the exact municipal zoning designation and local development plan policies to ensure their intended project is permissible.
- Substantial refurbishment required: Having served partly as a commercial surgery, the interior layout and finishes will likely need comprehensive modernization to suit standard residential living.
- Mixed window materials: The combination of uPVC and timber windows suggests varying ages and conditions, meaning some joinery may require imminent repair or full replacement.
- Oil-fired central heating: Relies on oil for heating rather than natural gas, which can involve higher fuel volatility and requires regular manual tank monitoring and refills.
- Open fire maintenance: Features traditional open fires that demand regular chimney cleaning, present lower heating efficiency, and can contribute to heat loss when not in use.
- Commercial use heritage: The former medical surgery use may involve specific commercial layout quirks or compliance standards that require professional architectural reconfiguration.
- Vacancy weathering risks: Having stood vacant since late 2023, the building should be carefully inspected for hidden damp, plumbing leaks, or deferred maintenance issues.
- Grant scheme uncertainties: Eligibility for vacant property refurbishment grants is subject to strict criteria and official approval, so buyers should not rely on them unconditionally.
- Potential asbestos or archaic wiring: Older sections or commercial fit-outs may contain legacy building materials like outdated electrical wiring that require professional remediation.
- Traffic and access management: Increased traffic from any future development on the prominent Blackstoops road frontage will require careful civil engineering and council approval.
- Development delay risks: Navigating the local planning system and appeal processes can introduce lengthy delays before any commercial or residential project can break ground.
- Professional fees overhead: Pursuing major architectural changes or zoning submissions will incur substantial upfront costs for engineers, planning consultants, and legal advice.
- Landscaping and site clearance: A 1.75-acre site with extensive grounds will require ongoing grounds maintenance, clearance, or professional landscaping investment to manage overgrowth.
- Boundary verification needed: Buyers must instruct their legal representatives to carefully inspect title deeds and maps to confirm exact boundaries across the 1.75-acre holding.
- Surface water drainage: Given the elevated site and large landholding, prospective buyers should verify that surface water management and drainage systems are adequate.
- Local market valuation risk: Investing heavily in a major commercial or residential redevelopment in this specific micro-market requires thorough financial modeling against local exit values.
- Potential local objections: Large-scale residential development proposals within established neighborhoods can sometimes attract observations or third-party appeals from local residents.
Price positioning
?
- The asking price appears somewhat elevated relative to baseline residential benchmarks in the immediate vicinity, largely driven by the inclusion of a substantial landholding and commercial potential rather than pure living space value alone.
- Upward valuation signals stem from the extensive 1.75-acre site footprint, former medical surgery accommodation, and clear long-term redevelopment possibilities within an established town boundary setting near major commuter transport routes.
- Such a premium price could be heavily supported by strong developer interest or prospective buyers seeking strategic infill opportunities, though it is simultaneously undermined by a weak energy rating requiring capital expenditure.
- Additional market relevance is provided by the property's prolonged vacancy status, which might introduce renovation challenges or alternatively open pathways toward potential state-backed derelict property grant schemes.
Build Analysis
What we know from similar construction types
- The property is a substantial detached residence extending to approximately 225 square metres, featuring a mix of uPVC double glazed and timber windows, oil-fired central heating, open fires, and an integrated former medical surgery with its own door access.
- Given the former commercial use as a doctor's surgery and the extensive c. 1.75-acre site with development potential, buyers should investigate the exact structural condition, compliance of past commercial alterations, and any implications for future residential or mixed-use planning applications.
- The house holds an E BER rating, indicating poor energy efficiency that will likely require substantial insulation, heating system upgrades, and draught-proofing to achieve modern comfort standards.
- Buyers should verify the exact boundary lines of the 1.75-acre landholding, check local zoning designations and planning history with the local authority, and investigate potential vacant property grant eligibility given the recorded vacancy period.
Retrofit Cost*
Possible renovating / insulating expenditure
- Estimated deep-retrofit cost: €75,000 to €110,000.
- Reasoning: The property has a floor area of approximately 225 m² and a poor BER rating of E. Bringing a house of this size up to a B2 or A energy rating will require extensive works including external wall insulation or internal dry-lining, attic insulation, upgrading the heating system to a heat pump or modern condensing boiler, replacing older timber windows, and installing mechanical ventilation.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately €2,800 to €3,500. Explanation: The property has a large floor area of 225 m², features an E energy rating, and relies on oil-fired central heating combined with open fires, resulting in higher energy consumption.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in an established residential and suburban setting in Enniscorthy, appearing well removed from major heavy industrial sites, incinerators, or active large-scale landfills.
- Any historical or localized environmental concerns should be independently verified by prospective purchasers through local environmental searches.
Flood Safe
8/10Water overflow reports to follow up
- The property occupies an elevated site position within the Blackstoops area, which generally reduces the likelihood of direct surface flooding compared to low-lying riverside locations.
- Buyers are advised to consult official local authority flood maps and carry out due diligence regarding local drainage and watercourses.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
2207 BLACKSTOOPS, ENNISCORTHY, CO WEXFORD
- Sale date
- Declared sale price
- €330,000.00
Recent sales in the wider Enniscorthy area
BALLYBAWN, RATHNURE, ENNISCORTHY
- Sale date
- Declared sale price
- €435,000.00
5 RADHARC NA BHFANAITHE, KILLANNE, ENNISCORTHY
- Sale date
- Declared sale price
- €315,000.00
BALLYBEG, FERNS, ENNISCORTHY
- Sale date
- Declared sale price
- €545,000.00
ABBEY COTTAGE, TEMPLESHANNON, ENNISCORTHY
- Sale date
- Declared sale price
- €420,000.00
3 WHEATFIELDS, KILCONIB, ENNISCORTHY
- Sale date
- Declared sale price
- €490,000.00
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 €4,500 based on 1% of the €450,000 asking price for residential property up to €1 million
- Solicitor legal fees: approximately €2,000 to €4,000 excluding outlay and VAT
- Land registration fees: approximately €600 to €800 depending on the registry and mapping requirements
- Property valuation fees: approximately €150 to €300
- Surveyor fees: approximately €800 to €1,500 given the large 225 m² floor area and extensive site
- Annual home insurance: approximately €600 to €1,200 depending on the level of coverage and property specifics
Forum Talk
What people are saying about this area
- Local community discussions often focus on the ongoing demand for well-located residential development land within the Enniscorthy town boundary.
- Residents frequently highlight the convenience of the Blackstoops area for commuting, noting its strategic proximity to the N11/M11 corridor.
- Local forums note that properties with significant site areas and established access points in this neighborhood attract considerable interest from both developers and families.
- Discussions in the area occasionally touch upon local infrastructural updates, public transport links, and amenities provided by Wexford County Council.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The substantial 6-bedroom accommodation and large c. 1.75-acre site provide ample room for young children to play safely outdoors, though the property's former commercial use and current need for modernization should be factored in by families.
- Teenagers7/10
With 6 bedrooms and generous indoor space, teenagers will appreciate the independence offered by the layout, including the former surgery space which could potentially be adapted as a study or recreation room.
- Multi-generational Living8/10
The inclusion of a former medical surgery with own-door access and separate rooms offers exceptional potential for multi-generational living arrangements or a home office suite, subject to planning.
- Single Buyers3/10
At 225 square metres with 6 bedrooms and a large site, the property represents significant maintenance and scale for a single buyer, unless they are specifically looking for a large renovation or development project.
- Couples5/10
Couples seeking a standard home might find the 6-bedroom scale excessive, but those interested in a substantial renovation project or mixed-use potential will find plenty of scope here.
- Empty Nesters5/10
The property offers plenty of space for visiting family, but the extensive 1.75-acre grounds and large residence mean maintenance could be demanding without significant upkeep.
- Retirees4/10
While the property is in an established area close to Enniscorthy town, the BER rating of E and the sheer scale of the 6-bedroom house and 1.75-acre site mean retirees should consider future adaptation and maintenance requirements carefully.
Work
3 areas- Remote Working9/10
With 6 bedrooms, fibre broadband availability in the area, and a separate former medical surgery with own-door access, this property is exceptionally well-suited for remote working or running a home-based business.
- Hybrid Commuting8/10
Excellent connectivity to the N11/M11 corridor provides direct links toward Dublin and Rosslare, making hybrid commuting practical.
- Retired5/10
While close to town amenities, the size of the 6-bedroom residence and 1.75-acre grounds may require more maintenance than typical retirees seek, unless downsized living spaces are created.
Practical
8 areas- Ageing in Place5/10
The multi-level or sprawling layout of a large detached house requires careful evaluation for accessibility, though ground-floor rooms offer potential for modification.
- Low Maintenance3/10
A 225 m² residence on a c. 1.75-acre site with a BER rating of E and vacant status since October 2023 requires significant modernization and ongoing grounds maintenance.
- Secure Gated Entry4/10
The property features prominent road frontage and an elevated setting, but buyers would likely need to install secure gates for private entry.
- Minimalist Design3/10
The property is a substantial traditional detached residence with former surgery rooms and multiple reception areas rather than a minimalist architectural build.
- Flexible Floor Plans9/10
Featuring 6/7 bedrooms, two formal reception rooms, and a separate former surgery wing with three rooms and own-door access, the floor plan offers immense flexibility for various uses.
- Heritage Home4/10
While a substantial and established landmark property in Blackstoops, it is not explicitly classified as a protected heritage structure, though buyers should verify.
- Ecological Setup3/10
The current BER rating of E indicates that significant energy efficiency upgrades will be required to achieve a modern ecological standard.
- Outdoor areas10/10
An exceptional c. 1.75-acre elevated site with prominent road frontage, extensive grounds, and an attractive outlook provides unmatched outdoor potential.
Interests
9 areas- Gardening9/10
The extensive c. 1.75-acre elevated site provides an exceptional canvas for keen gardeners to landscape, cultivate, and develop extensive outdoor grounds.
- Walking7/10
The location on the outskirts of Enniscorthy offers good access to local routes, with the town's amenities and surrounding countryside within reach.
- Gym5/10
There is no built-in gym facility, but the generous footprint and former surgery rooms offer ample space to set up a home fitness studio.
- Cycling6/10
Good regional connectivity via the N11/M11 corridor provides access to wider routes, though local cycling depends on comfort with regional road traffic.
- Golf6/10
Enniscorthy and the surrounding Wexford region offer access to established golf courses within a reasonable driving distance.
- Fishing7/10
The proximity to the River Slaney running through Enniscorthy provides good local opportunities for fishing enthusiasts.
- Horse Riding6/10
The large 1.75-acre site offers potential space for equestrian-related storage or uses, subject to local planning and suitable layout adaptations.
- Water Sports4/10
While river activities are accessible nearby, dedicated marine water sports require traveling further towards the Wexford coast.
- Entertaining8/10
Two formal reception rooms, a kitchen with granite worktops, and extensive outdoor grounds make this property well-suited for hosting large gatherings and entertaining guests.
Lifestyle
5 areas- Quiet Living7/10
Occupying an elevated site in Blackstoops on the outskirts of Enniscorthy, the property enjoys an attractive outlook and a relatively private setting while remaining accessible.
- Rural Living6/10
The large c. 1.75-acre landholding gives a distinctly green, spacious feel, though it is located within the town boundary rather than a strictly rural area.
- Village Living7/10
Positioned close to Enniscorthy town, residents benefit from close proximity to local amenities, schools, and services typical of a vibrant regional hub.
- Coastal Living3/10
Enniscorthy is an inland town in County Wexford, meaning coastal amenities require a drive toward the county's eastern coastline.
- Urban Living6/10
The property sits right within the town boundary of Enniscorthy with excellent road connectivity, combining town convenience with a large private footprint.
Social
6 areas- Community Involvement7/10
Being situated within the established Blackstoops area on the edge of Enniscorthy allows for active participation in local community and civic life.
- Café Culture6/10
Enniscorthy town offers a selection of local cafés, restaurants, and shops within easy reach of the property.
- Nightlife5/10
Local pubs and social venues are available in Enniscorthy town, though residents seeking extensive nightlife will look toward larger urban centres.
- Health/Wellness groups6/10
The town provides access to local health services, pharmacies, and wellness classes, complemented by the property's own former medical surgery rooms.
- Networking Opportunities5/10
Professional networking is typical of a regional town, bolstered by the property's commercial zoning potential and former professional use.
- Tech-Hub Connectivity6/10
Fibre broadband availability in the area supports digital connectivity, though major tech hubs are primarily located in larger cities.
Listing information
- Agent
- Paula Treacy Estates
- Phone
- 053 924 2140
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-A8AC2CHouseDelve · 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.