The Manse, Coolfinn, Portlaw, Co. WaterfordX91HE48
€220,000
BER G
What you'll like:
- Historic period character: The residence dates back to circa 1843 and retains numerous original features, offering a unique aesthetic that appeals to buyers seeking traditional charm and heritage.
- Adjoining former church: Includes a c. 1845 former church structure which provides rare architectural versatility and unique spatial options for the new owner.
- Generous site area: Occupies a substantial 1.75-acre plot, delivering exceptional outdoor space, privacy, and extensive mature landscaped grounds in a central location.
- Riverside boundary: Features the Clodagh River forming its northern boundary, enhancing the natural setting, scenic views, and overall tranquility of the property.
- Modern internal upgrades: Presented in excellent condition throughout having been enhanced with modern updates, blending historic integrity with contemporary living standards.
- Substantial floor space: Extends to approximately 175 square meters or 1,884 square feet, providing well-proportioned rooms suitable for comfortable family living.
- Redevelopment potential: Offers significant scope for alternative uses or future expansion projects, subject to obtaining the necessary local planning permissions.
- Vacant possession: Available immediately upon the completion of the sale, allowing the buyer to move in or commence works without tenancy delays.
- Central village location: Situated conveniently in the centre of Portlaw, ensuring easy access to local amenities while maintaining a private sanctuary feel.
- Mature landscaped grounds: Features established trees and greenery that immediately create a mature, private, and secluded environment around the historic structures.
- Rare market opportunity: Represents an uncommon chance to acquire a combined period home and church complex with considerable character and future upside.
- Attractive asking price: Priced at €220,000, presenting a potentially compelling entry point relative to the expansive site size and floor area provided.
- Strong architectural presence: The combination of the mid-nineteenth-century manse and church creates a striking local landmark with distinct visual appeal.
- Privacy and seclusion: Despite its central location, the extensive grounds and natural boundaries offer a high degree of seclusion from surrounding properties.
- Flexible configuration: The combination of main house and adjoining building allows for versatile future layouts, such as live-work spaces or guest quarters.
- Natural wildlife habitat: The riverfront location fosters a rich natural environment, appealing to buyers who value biodiversity and waterside surroundings.
- Investment potential: The scale of the site and structures offers multiple avenues for value-add strategies over the medium to long term.
- Well-maintained presentation: The property is described as being in excellent condition, potentially reducing immediate repair outlay for the primary residence.
- Distinctive heritage asset: Owning a property from the 1840s allows the buyer to act as a custodian of local architectural history.
- Clear boundary definition: The Clodagh River provides a natural, unmistakable northern boundary line, simplifying future site management and security.
But keep in mind:
- Extremely poor BER rating: The property carries a G energy rating with an energy use of 450.62 kWh/m2/yr, indicating severe thermal inefficiency and high heating costs.
- Substantial insulation upgrades needed: Due to the G rating and historic fabric, the buyer should budget significantly for energy-efficiency retrofits to achieve comfortable living standards.
- Planning permission hurdles: Any redevelopment or alternative use of the adjoining former church will require complex planning consent from local authorities, carrying inherent approval risks.
- Protected structure considerations: Given the 1840s construction date, the buildings may be subject to heritage protections, potentially restricting certain renovation methods and materials.
- High maintenance liabilities: Historic period homes often require specialist trades and costly ongoing upkeep for original stonework, roofing, and timber features.
- Unquantified room count: Bed and bathroom numbers are not provided in the listing data, requiring urgent verification of the internal layout and functional capacity.
- Flood risk evaluation required: The northern boundary is formed by the Clodagh River, meaning the buyer must investigate potential riverine flood risks and associated insurance costs.
- Heating system unknown: The efficiency and type of the modern upgrades mentioned remain unclear, necessitating a thorough engineering survey before bidding.
- Structural integrity of church: The former church dating from 1845 may require significant structural remediation to make it safely usable for alternative purposes.
- Specialist insurance costs: Insuring a historic residence with an adjoining period church structure can be considerably more expensive than standard residential policies.
- Uncertain utility capacity: The ability of existing water, electricity, and sewage connections to support any future redevelopment of the church must be professionally verified.
- Restricted window efficiency: Original period features often include single-glazed windows that cannot be easily replaced without impacting the historic character.
- Ongoing preservation costs: Exterior lime mortar, stone work, and historic roof slates demand specialized and costly maintenance schedules over time.
- Future resale liquidity: Niche properties combining historic homes and former churches appeal to a specialized buyer pool, potentially affecting future resale timelines.
- Boundary and title checks: Buyers must instruct legal counsel to carefully examine exact land registry boundaries along the riverside to prevent any riparian disputes.
- Access and parking review: The adequacy of existing vehicular access and parking arrangements for a 1.75-acre site with multi-use potential needs careful assessment.
- Uncertain drainage systems: The property may rely on older septic or local drainage infrastructure that requires upgrading to meet current environmental standards.
- Unverified square footage: While stated at approximately 175 sq. m., a professional measured survey should be conducted to confirm the exact usable floor area.
- Potential damp issues: Historic buildings without modern damp-proof courses often suffer from moisture ingress, which should be checked during a structural survey.
- Renovation cost overruns: Historic and church conversions are notoriously prone to unexpected construction challenges and budget overruns that require financial contingency.
Price positioning
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- The asking price appears attractively positioned relative to market norms because it offers a substantial period residence and an adjoining historic church structure across a large site for a surprisingly modest overall capital outlay.
- Valuation signals are heavily influenced by the exceptionally poor energy rating which will necessitate immediate and substantial capital expenditure to bring the historic fabric up to modern comfortable living standards.
- Potential upside or support for this price level comes from the significant redevelopment scope offered by the extensive grounds and former church building, though this remains entirely dependent on securing complex planning permissions.
- Additional relevant factors include the unique riverside setting and mature grounds which add considerable lifestyle appeal, counterbalancing the high thermal upgrade costs required for this distinctive nineteenth century architectural asset.
Build Analysis
What we know from similar construction types
- The property is a period residence dating from c. 1843 with an adjoining former church dating from c. 1845, meaning a buyer should investigate the structural integrity, damp levels, roof condition, and maintenance history typical of historic buildings.
- The presence of the adjoining former church and a c. 1.75-acre riverside site offers significant redevelopment or alternative use potential, which a buyer should verify regarding local planning constraints, protected structure status, and zoning regulations.
- The Clodagh River forms the property's northern boundary, so a buyer should investigate potential flood risk and insurance availability.
- Original period features are present alongside modern upgrades, and a structural survey is recommended to assess the quality and compliance of past renovation works.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a G BER rating, indicating poor energy efficiency and high heat loss.
- A comprehensive deep retrofit for a 175 sq. m. period property typically costs between 60,000 and 90,000 euros or more.
- Costs would include external or internal wall insulation suitable for a period structure, upgraded heating systems such as a heat pump, window refurbishment or replacement, and roof and floor insulation.
- Special care and specialist materials may be required to preserve original period features while improving energy performance, which could increase overall project costs.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 2500 euro to 3500 euro.
- Explanation: Given the G energy rating and a floor area of approximately 175 square meters, the property has high thermal inefficiency and energy loss, resulting in significantly elevated heating expenses that the buyer should investigate.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
6/10Water 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 Portlaw area
40 CUL RUA, PORTLAW, CO. WATERFORD
- Sale date
- Declared sale price
- €250,000.00
KNOCKANE, PORTLAW, WATERFORD
- Sale date
- Declared sale price
- €150,000.00
GLENSIDE KNOCKSCROHY, SALLYHENE, PORTLAW
- Sale date
- Declared sale price
- €350,000.00
53 CULRUA, QUEEN ST, PORTLAW
- Sale date
- Declared sale price
- €315,000.00
WOODGRANGE, CARRICK RD, PORTLAW
- Sale date
- Declared sale price
- €385,000.00
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: €2,200 — 1% of €220,000.
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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: estimated between 1500 euro and 3000 euro plus outlay.
- Land registration fees: roughly 175 euro to 700 euro depending on the property value and registration type.
- Property valuation fees: typically between 150 euro and 300 euro.
- Surveyor fees: estimated between 500 euro and 1200 euro depending on the depth of the survey for this period property.
- Annual home insurance: approximately 400 euro to 800 euro depending on the coverage and replacement cost of a period home.
Forum Talk
What people are saying about this area
- Locals in Portlaw often discuss the vibrant community spirit and the historic charm of the village's heritage buildings.
- Residents frequently share updates regarding local amenities, community events, and village upkeep on regional forums.
- Discussion on rural Waterford platforms often highlights the scenic beauty and recreational opportunities along the Clodagh River.
- Community groups note the ongoing interest in preserving local architectural heritage and historical properties in the area.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The c. 1.75-acre riverside site offers vast outdoor space for children to play, though the presence of the Clodagh River as the northern boundary means safety and supervision near the water should be investigated by the buyer.
- Teenagers7/10
Generous floor space of approximately 175 sq. m. and substantial grounds provide plenty of independent living and recreational areas for teenagers, though local public transport and amenities in Portlaw should be verified.
- Multi-generational Living8/10
The unique inclusion of an adjoining former church dating from c. 1845 alongside the main period residence offers significant potential for alternative use or extra accommodation, subject to planning permission.
- Single Buyers4/10
Managing a c. 1.75-acre historic property and a 175 sq. m. period home alone could involve substantial ongoing maintenance and heating costs, especially given the G BER rating.
- Couples7/10
Offers a charming, character-filled period lifestyle with mature landscaped grounds providing privacy and seclusion, ideal for couples seeking a distinctive countryside or village home.
- Empty Nesters6/10
Provides beautiful mature grounds and character, but the substantial size and historic nature of the property mean upkeep could be demanding for empty nesters as they age.
- Retirees5/10
While the riverside setting and privacy are appealing for retirement, the historic nature of the building, potential maintenance demands, and a G energy rating suggest buyers should carefully evaluate future comfort and running costs.
Work
3 areas- Remote Working7/10
The spacious interior offers plenty of room to set up a home office, though broadband speed and reliability at this specific historic address should be verified.
- Hybrid Commuting5/10
Portlaw's location in Co. Waterford means commuting to major employment hubs like Waterford city is feasible, but travel times depend on local road connections.
- Retired6/10
Charming and private for retirement, though the upkeep of a historic home and extensive grounds requires consideration regarding long-term maintenance.
Practical
8 areas- Ageing in Place4/10
As a period home dating from 1843 with multi-level or historic layouts, modifications for accessibility may be challenging, and the G BER rating raises thermal comfort concerns for older occupants.
- Low Maintenance2/10
A c. 1.75-acre landscaped site, an adjoining 19th-century former church, and a period residence require ongoing, specialist maintenance.
- Secure Gated Entry5/10
The property offers privacy and seclusion within mature grounds, though specific security gates or entry systems should be inspected on-site.
- Minimalist Design2/10
The home is defined by original period features, character, and historic charm rather than clean, modern minimalist lines.
- Flexible Floor Plans6/10
Spanning approximately 175 sq. m. with an adjoining former church offering redevelopment potential subject to planning, the footprint provides various layout possibilities.
- Heritage Home10/10
An authentic period residence dating from c. 1843, retaining a wealth of original features alongside an adjoining former church from c. 1845.
- Ecological Setup3/10
The property currently carries a G BER rating (450.62 kWh/m2/yr), indicating that significant energy upgrades would be needed to achieve modern ecological and efficiency standards.
- Outdoor areas10/10
Features an impressive c. 1.75-acre riverside site with mature landscaped grounds, high privacy, and the Clodagh River as its northern boundary.
Interests
9 areas- Gardening9/10
The c. 1.75-acre site features mature landscaped grounds, presenting an exceptional canvas for keen gardeners and horticultural enthusiasts.
- Walking8/10
The scenic riverside setting along the Clodagh River and the surrounding Co. Waterford countryside offer great opportunities for local walks and outdoor exploration.
- Gym3/10
There is no dedicated fitness facility on-site, and local commercial gym options in the immediate rural-village area are likely limited.
- Cycling6/10
Quiet local country roads around Portlaw can be suitable for cycling, though connectivity to major regional cycle networks should be verified.
- Golf5/10
While rural Co. Waterford has regional golf courses, players should investigate the distance to the nearest clubs from Portlaw.
- Fishing8/10
With the Clodagh River forming the property's northern boundary, angling enthusiasts have immediate proximity to potential fishing waters.
- Horse Riding6/10
The extensive grounds and rural surroundings offer potential space, but equestrian buyers should check for nearby stables and riding infrastructure.
- Water Sports4/10
The Clodagh River frontage provides a picturesque setting, though water sports would generally be limited to non-motorized activities like kayaking depending on water levels.
- Entertaining8/10
The impressive c. 1.75-acre grounds, historic character, and 175 sq. m. of living space provide a wonderful backdrop for hosting guests both indoors and outdoors.
Lifestyle
5 areas- Quiet Living9/10
Occupying a mature landscaped site with the Clodagh River forming the northern boundary, the property offers a high degree of privacy and a tranquil environment.
- Rural Living8/10
Set on c. 1.75 acres with mature grounds and a riverside location in Co. Waterford, delivering a strong sense of country living despite being centrally located in Portlaw.
- Village Living8/10
Located in the centre of Portlaw, providing convenient access to local village amenities while retaining a private, secluded feel on its substantial plot.
- Coastal Living3/10
The property is situated by a river inland in Co. Waterford rather than near the coast, offering freshwater rather than marine environments.
- Urban Living2/10
Portlaw is a small village rather than an urban center, offering a quiet rural-village pace far removed from city life.
Social
6 areas- Community Involvement7/10
Being situated in the centre of Portlaw encourages participation in local village life and community events.
- Café Culture4/10
Café options directly in Portlaw are likely limited compared to larger urban centers, requiring travel to nearby towns for an extensive café scene.
- Nightlife2/10
Portlaw is a quiet village with minimal nightlife offerings, meaning residents seeking entertainment will need to head towards Waterford city.
- Health/Wellness groups5/10
Local wellness activities would typically rely on community-led groups in the village or standard amenities in nearby larger towns.
- Networking Opportunities3/10
Rural village settings offer limited professional networking events, making this more suitable for remote workers independent of local business hubs.
- Tech-Hub Connectivity3/10
Proximity to formal tech hubs is low, as the property is located in a traditional rural-village setting.
Listing information
- Agent
- BidX1 Ireland Ltd
- Phone
- 01 6673388
- Current status
- active
- Published on HouseDelve
- 6 September 2026
- Correction
- Report an issue
HD-982B4EHouseDelve · 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.