The Manse, Coolfinn, Portlaw, Co. WaterfordX91HE48
€300,000
BER G
What you'll like:
- Historic Period Architecture: Dating from circa 1843, the main residence retains a wealth of original features that provide authentic character and timeless appeal for buyers who appreciate heritage homes.
- Adjoining Former Church: The property includes an attached former church from circa 1845, offering a rare architectural asset and a unique standalone structure for creative projects.
- Impressive Riverside Setting: Occupying an expansive c. 1.75-acre site with the Clodagh River forming the northern boundary, the property delivers exceptional natural scenery and a tranquil environment.
- Generous Floor Area: The main house extends to approximately 175 square meters or 1,884 square feet, providing substantial living space suitable for comfortable family accommodation.
- Excellent Presentation Standard: The residence is presented in wonderful condition throughout, allowing new owners to move in immediately without undertaking mandatory initial redecoration works.
- Modern Interior Upgrades: Thoughtful contemporary enhancements have been integrated alongside period features, ensuring that daily living meets modern standards of comfort and convenience.
- Mature Landscaped Grounds: The surrounding gardens are well-established and mature, offering absolute privacy, seclusion, and attractive outdoor recreational spaces right in town.
- Significant Development Potential: The extensive grounds and adjoining church structure present substantial future redevelopment opportunities, subject to acquiring the necessary planning permissions.
- Alternative Use Options: The unique combination of a historic manse and church opens up possibilities for artistic, commercial, or community-focused projects depending on local council approval.
- Vacant Possession Available: The property is offered with vacant possession upon completion of the sale, ensuring a straightforward timeline for the incoming buyer to take physical control.
- Central Town Location: Situated conveniently in the centre of Portlaw, residents enjoy easy access to local amenities while retaining a private sanctuary behind mature boundaries.
- Unique Architectural Pairing: Owning both a historic manse and an adjoining church represents a truly rare acquisition opportunity in the local real estate market.
- Robust Structural Character: Period buildings of this mid-nineteenth-century vintage often feature solid masonry construction that imparts a sense of permanence and enduring structural stability.
- Private Grounds Atmosphere: Despite its central location, the mature site layout creates an isolated country estate feel that completely shields the main house from surrounding streets.
- Charming Riverside Boundary: Having the Clodagh River as a direct property boundary enhances wildlife viewing opportunities and provides a soothing natural soundtrack for residents.
- Flexible Layout Potential: The scale of the 1,884 square foot interior allows for various reconfiguration options to suit changing family dynamics or specialized living arrangements.
- Investment Upside: The combination of substantial land size and the church structure suggests strong long-term capital appreciation potential for astute real estate investors.
- Heritage Appeal: Preserving and living in a designated or character-rich period structure allows owners to become custodians of local architectural history for future generations.
- Established Garden Privacy: Tall perimeter trees and mature plantings mean buyers will not have to wait decades for landscaping to mature and provide effective screening.
- Clear Sale Process: Being offered via an established online auction platform provides a transparent transaction mechanism with defined closing dates for serious market participants.
But keep in mind:
- Extremely Poor Energy Rating: The property carries a disastrous BER rating of G, indicating severe thermal inefficiency and high heating costs that will necessitate major insulation upgrades.
- High Energy Consumption: The energy audit records an exceptionally high consumption rate of 450.62 kWh/m2/yr, which will translate into burdensome utility bills until thoroughly retrofitted.
- Protected Structure Status: Given the 1840s heritage of both the manse and church, buyers should investigate whether local preservation orders restrict exterior and interior alterations.
- Uncertain Planning Permissions: Future redevelopment of the adjoining church is entirely subject to planning permission, meaning buyers carry the risk of council rejection for ambitious proposals.
- Church Structural Condition: Prospective buyers must thoroughly inspect the former church for hidden roof rot, damp, and masonry decay before committing significant capital to its reuse.
- Unquantified Room Counts: The listing fails to state the exact number of bedrooms and bathrooms, requiring buyers to verify internal layouts prior to placing binding bids.
- Undefined Floor Plan Details: The exact room-by-room layout is not detailed in the listing data, creating uncertainty regarding whether the internal configuration suits modern living preferences.
- Flood Risk Proximity: Because the Clodagh River forms the northern boundary, buyers should commission a comprehensive flood risk assessment to check for potential high-water inundation issues.
- Listed Building Maintenance Costs: Maintaining historic lime mortar, timber sash windows, and aging stonework typically requires specialist craftsmanship and significantly higher ongoing maintenance budgets.
- Online Auction Pressure: Purchasing through an online auction platform usually requires unconditional exchange of contracts upon winning, eliminating standard cooling-off and survey contingencies.
- Non-Standard Financing Hurdles: Securing a mortgage on a G-rated property with an adjoining deconsecrated church can prove difficult, and lenders may demand retention funds for urgent upgrades.
- Conservation Architect Fees: Any renovation work on structures dating from the 1840s often mandates hiring specialist conservation architects, driving up professional fees significantly.
- Potential Heating System Replacement: To overcome the G rating, the entire heating infrastructure may need replacement with modern heat pumps or high-efficiency biomass boilers.
- Roof and Timber Integrity: Historic timbers in both the manse and the church should be carefully checked by a timber specialist for historic woodworm and dry rot infestations.
- Plumbing and Electrical Age: Buyers must verify whether the modern upgrades mentioned in the description include a full rewiring and replumbing, or if aging hidden services remain.
- Boundary and Title Verification: The unusual 1.75-acre riverside plot configuration requires careful legal verification of riparian rights and exact property boundary markers along the river.
- Asbestos and Hazardous Materials: Older period properties occasionally contain hazardous materials such as asbestos in outbuildings or old insulation layers that require safe professional removal.
- Sewerage and Drainage Inspection: Buyers should verify whether the property connects to public mains sewerage or relies on a private septic tank that might need costly replacement.
- Access and Right of Way: The driveway and access points from the town centre should be checked for shared usage rights, maintenance liabilities, or tight turning radiuses.
- Restricted Commercial Viability: Transforming the adjoining church for commercial use may face strict zoning limitations and local opposition regarding parking and traffic congestion.
Price positioning
?
Not enough reliable market evidence is available to position this asking price.
Build Analysis
What we know from similar construction types
- The property is a period residence dating from c. 1843 of approximately 175 sq. m. (1,884 sq. ft), which means traditional construction methods were used, typically involving solid stone or brick walls without modern cavity insulation. Buyers should investigate the condition of the original structure, damp levels, and ventilation.
- The building adjoins a former church dating from c. 1845, presenting unique architectural elements but also potential structural and maintenance challenges associated with historical buildings of this age.
- The listing notes significant redevelopment or alternative use potential subject to planning permission, so buyers must verify the legal and planning status of any alterations or the adjoining structure.
- The property sits on a riverside site bounded by the Clodagh River, meaning buyers should investigate flood risk history and insurance availability.
- Given the c. 1843 construction date, a comprehensive structural survey by a professional experienced in period properties is strongly recommended.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a G BER rating, indicating very poor energy efficiency with high heat loss through walls, windows, and roof spaces.
- A deep retrofit for a property of approximately 175 sq. m. with a G rating typically requires comprehensive interventions including external or internal wall insulation, roof insulation, window upgrades, and the installation of a renewable heating system such as a heat pump.
- Estimated deep retrofit costs for a period home of this size generally range between EUR 70,000 and EUR 110,000, though specialized conservation requirements for period features may increase these costs further.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €3,500 to €5,000.
- Explanation: Given the poor BER rating of G and a floor area of approximately 175 sq. m., heating a period property of this scale will likely incur very high energy demands, which the buyer should investigate further.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
6/10Water overflow reports to follow up
- The property description notes that the Clodagh River forms the northern boundary, suggesting riverside proximity that warrants standard flood risk assessment.
- Prospective buyers should consult national flood mapping and local authority reports to investigate historical flood resilience for this specific river frontage.
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
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
4 MARKET SQUARE, PORTLAW, CO WATERFORD
- Sale date
- Declared sale price
- €210,000.00
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
THE MANSE, COOLFIN, PORTLAW
- Sale date
- Declared sale price
- €290,000.00
Buyer fees*
Associated expenses guide
- Stamp duty: Approximately €3,000 based on 1% of the €300,000 asking price for residential property.
- Solicitor legal fees: Estimated between €1,500 and €3,000 plus VAT and outlays.
- Land registration fees: Approximately €175 to €700 depending on the property value and registration type.
- Property valuation fees: Around €150 to €300 for mortgage or purchase valuation.
- Surveyor fees: Estimated between €500 and €1,500 depending on the depth of the survey required for a period property.
- Annual home insurance: Approximately €500 to €1,200, which should be verified carefully due to the age and structure of the property.
Forum Talk
What people are saying about this area
- Locals in Portlaw frequently discuss the heritage and historical significance of older period buildings in the town centre.
- Community groups on social media highlight the scenic appeal and recreational use of the Clodagh River walking areas.
- Residents often note the peaceful and private atmosphere of residential pockets situated close to the village centre.
- Discussions regarding local property developments usually emphasize the potential for sympathetic restorations of historic structures.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The c. 1.75-acre riverside site offers fantastic outdoor space for children to play, though buyers should verify safety measures near the Clodagh River boundary.
- Teenagers5/10
The property provides generous space with a 175 sq. m. footprint and extensive grounds, but the rural-adjacent village setting offers limited local teenage entertainment.
- Multi-generational Living8/10
The combination of the c. 1.75-acre site, a substantial period residence, and the adjoining former church building offers exceptional potential for multi-generational accommodation arrangements.
- Single Buyers4/10
Managing a historic c. 1843 period property and 1.75 acres alone may demand significant time, maintenance, and financial investment.
- Couples7/10
Offers a romantic, character-filled period home with private landscaped grounds and riverside charm, ideal for couples seeking space and tranquility.
- Empty Nesters6/10
Provides beautiful mature grounds and character, though the upkeep of a 1884 sq. ft. period home and large grounds may require ongoing maintenance effort.
- Retirees6/10
A peaceful retreat with private landscaped grounds, though buyers should assess the practicalities of maintaining a historic property and the poor G energy rating.
Work
3 areas- Remote Working7/10
The spacious 175 sq. m. interior provides plenty of room for home office setups, though buyers should verify local broadband speeds.
- Hybrid Commuting4/10
The Portlaw location is somewhat remote from major urban employment centers, making regular commuting less convenient.
- Retired8/10
A tranquil, characterful property with mature gardens ideal for a peaceful retirement, provided maintenance is managed.
Practical
8 areas- Ageing in Place5/10
A historic multi-story period home may present accessibility challenges for older occupants without modifications.
- Low Maintenance2/10
A c. 1843 period residence with a G energy rating and c. 1.75 acres of mature grounds requires ongoing, intensive upkeep.
- Secure Gated Entry4/10
Offers privacy and seclusion within mature grounds, but specific security gates would need to be verified or installed.
- Minimalist Design1/10
The property is defined by a wealth of original period features and historic character rather than minimalist aesthetics.
- Flexible Floor Plans7/10
Comprises a 175 sq. m. home alongside an adjoining former church with significant redevelopment potential, subject to planning.
- Heritage Home10/10
An exceptional period residence dating from c. 1843 with an adjoining former church from c. 1845, retaining abundant historic character.
- Ecological Setup2/10
The property carries a G BER rating (450.62 kWh/m2/yr), indicating significant energy efficiency upgrades are required.
- Outdoor areas10/10
Features an impressive c. 1.75-acre riverside site with mature landscaped grounds, privacy, and the Clodagh River as a boundary.
Interests
9 areas- Gardening9/10
Features impressive mature landscaped grounds spanning c. 1.75 acres, offering wonderful opportunities for keen gardeners.
- Walking8/10
The scenic riverside setting and local village environment provide lovely pastoral walking routes nearby.
- Gym3/10
Dedicated fitness and gym facilities are not mentioned on-site, requiring travel to nearby towns for specialized fitness centers.
- Cycling6/10
The surrounding Co. Waterford countryside offers scenic cycling routes, though local rural roads may lack dedicated cycle lanes.
- Golf4/10
While regional courses exist in Co. Waterford, dedicated golfing facilities are not immediately on the doorstep.
- Fishing9/10
The Clodagh River forms the property's northern boundary, presenting fantastic potential for fishing enthusiasts.
- Horse Riding6/10
The generous 1.75-acre site and rural surroundings could potentially suit equine interests, subject to setting up appropriate infrastructure.
- Water Sports5/10
The riverside frontage on the Clodagh River suits light waterside activities, though major water sports require heading closer to the coast or larger rivers.
- Entertaining9/10
Exceptional potential for hosting guests, featuring a historic period home, extensive mature grounds, and a unique adjoining former church.
Lifestyle
5 areas- Quiet Living9/10
Occupies a private c. 1.75-acre riverside site offering high levels of seclusion and mature landscaped surroundings.
- Rural Living8/10
Set within a scenic riverside environment in Co. Waterford with extensive grounds and natural boundaries formed by the Clodagh River.
- Village Living8/10
Located in the centre of Portlaw, blending village convenience with the privacy of a substantial independent site.
- Coastal Living3/10
The location is inland along a river rather than coastal, offering freshwater riverside views instead of marine settings.
- Urban Living2/10
Situated in a traditional village environment far removed from city amenities, high-rise living, or urban hustle.
Social
6 areas- Community Involvement7/10
Being positioned in the centre of Portlaw allows for strong integration into the local village community and events.
- Café Culture4/10
Village living offers limited local café options, requiring travel to larger nearby towns for a vibrant café scene.
- Nightlife2/10
The immediate area is quiet and residential, offering virtually no nightlife or late-night entertainment venues.
- Health/Wellness groups4/10
Local wellness classes or groups are likely sparse in the immediate village, requiring travel for specialized classes.
- Networking Opportunities2/10
Not positioned in a commercial or business district, offering very minimal professional networking prospects locally.
- Tech-Hub Connectivity2/10
Located in a traditional village setting rather than a technology cluster or urban innovation hub.
Listing information
- Agent
- BidX1 Ireland Ltd
- Phone
- 01 6673388
- Published on HouseDelve
- 6 September 2026
- Correction
- Report an issue
HD-982B4EHouseDelve · 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.