HouseDelve
Photograph 1 of 19 of Three Lights Cottage, Blackwater, Co. Wexford
1 / 19

Three Lights Cottage, Blackwater, Co. WexfordY21CV99

€350,000

3 Bed~2 Bath~105 m²~BER G

What you'll like:

  • Spectacular coastal setting: Enjoy breathtaking 180-degree sea views from an elevated site located just above Ballyconnigar Beach, offering rare natural beauty and immediate proximity to the shoreline.
  • Generous land holding: The property includes over two acres of land surrounding the cottage, providing exceptional privacy, abundant outdoor space, and excellent long-term development or landscaping potential.
  • Dual vehicular entrances: Benefit from both front and rear vehicular access points, which significantly enhance convenience, parking capacity, and future site maneuverability for larger vehicles.
  • Independent studio space: A detached self-contained studio measuring twenty square metres offers versatile accommodation suitable for a home office, creative workspace, or visiting guest overflow.
  • Traditional charm potential: The classic Irish coastal cottage aesthetic provides a characterful shell that allows a visionary buyer to modernize and stamp their personal taste throughout the interior.
  • Desirable village proximity: Situated just a short drive from the picturesque rural village of Blackwater, ensuring easy access to local amenities while maintaining a tranquil countryside atmosphere.
  • Established asking price stability: The asking price has remained stable at three hundred and fifty thousand euros since initial tracking, suggesting a firm vendor stance without sudden inflationary adjustments.
  • Substantial floor area: Offering one hundred and five square metres of internal living space, the main residence provides a solid functional footprint for family living or a coastal retreat.
  • Multiple reception rooms: The layout features distinct kitchen, dining, and living rooms, allowing for comfortable daily separation of living spaces rather than relying entirely on open-plan arrangements.
  • Dual bathroom facilities: The inclusion of both a shower room and a separate main bathroom reduces morning congestion and adds practical convenience for a three-bedroom coastal property.
  • Flexible bedroom configuration: Three bedrooms provide adequate space for family members, guests, or the conversion of a smaller room into a dedicated home study or dressing area.
  • Private elevated position: The elevated topography shields the dwelling from immediate passing traffic views, enhancing seclusion and creating a peaceful sanctuary overlooking the surrounding coastline.
  • Outdoor lifestyle opportunities: The expansive grounds easily accommodate gardening, outdoor dining, or coastal recreation, making it an ideal haven for nature lovers and weekend retreat seekers.
  • Refresh opportunity: Because the cottage requires a comprehensive refresh, buyers can upgrade thermal performance and finishes to modern standards tailored entirely to their own preferences.
  • Strong rental appeal: Properties featuring dramatic sea views and independent studios near popular beaches frequently attract lucrative holiday rental demand or lucrative short-term accommodation income.
  • Dual folio title setup: The land is held under two separate property folios, which might offer future structural flexibility or clear delineation for estate planning and asset management.
  • Convenient regional access: The location in County Wexford provides straightforward driving routes to nearby towns, coastal attractions, and main national transport corridors for commuting convenience.
  • Established local reputation: Blackwater is a highly sought-after coastal community renowned for its scenic beauty and friendly community vibe, supporting strong long-term property desirability.
  • Clear project scope: The clearly defined requirement for modernization allows budgeting and architectural planning to begin immediately without guessing the extent of updating needed.
  • Endless customization: The combination of a coastal cottage, detached studio, and large plot represents a rare canvas for creating a bespoke dream seaside estate.

But keep in mind:

  • Extremely poor BER rating: The property holds a G energy rating, indicating severe thermal inefficiency that will likely require substantial insulation and heating system upgrades before comfortable living.
  • Heavy modernization required: The listing explicitly states the cottage needs a complete refresh, meaning buyers must budget significantly for extensive renovations across all structural and decorative elements.
  • Exposed coastal location: Being situated on an elevated coastal site exposes the building elements to harsh marine weather, potentially accelerating wear and tear on roofs, windows, and exterior finishes.
  • Potential structural dampness: Traditional coastal cottages often suffer from moisture ingress and rising damp, requiring a thorough professional survey to assess walls, foundations, and damp-proofing measures.
  • Wastewater treatment verification: Buyers must verify the condition and compliance of the private septic tank or sewage treatment system, as older rural properties often require expensive upgrades to meet current standards.
  • Water supply independence: It is crucial to investigate whether the property relies on a private well or public mains, and to test water quality and pressure prior to finalizing any purchase.
  • Fencing and boundary clarity: Given the large plot size spanning over two acres, a buyer should verify exact boundary lines and legal ownership of all enclosing walls or hedging against the folios.
  • Folio legal complexity: Holding the property under two separate folios may introduce legal complexities during conveyancing, requiring your solicitor to carefully review title deeds and access rights.
  • Studio planning compliance: Buyers should investigate whether the detached self-contained studio has full planning permission and building control compliance for residential or habitable use.
  • Heating system obsolescence: A G-rated cottage likely features outdated or inefficient heating infrastructure, necessitating a complete overhaul to modern heat pumps or compliant eco-friendly alternatives.
  • Window and door replacement: The existing joinery may be drafty and uninsulated, adding considerable capital expense to replace all windows and exterior doors for proper weatherproofing.
  • Electrical wiring overhaul: Older cottages that have not been recently updated often feature obsolete electrical wiring that must be completely replaced to meet current safety regulations.
  • Roof integrity inspection: The roof structure, slates, and flashing require rigorous professional inspection to ensure there are no hidden timber rots or storm vulnerabilities from coastal winds.
  • Stagnant price dynamics: The lack of any recorded price movement during the tracking period provides no immediate indication of vendor flexibility, suggesting negotiations may require strong initial evidence.
  • Renovation financing hurdles: Securing mortgage lending on a G-rated property needing extensive refurbishment can be challenging, often requiring specialized renovation loans or retention loan structures.
  • Restricted local infrastructure: Rural coastal locations can occasionally experience limitations with high-speed broadband availability, mobile signal coverage, or local utility maintenance response times.
  • Access and erosion checks: Buyers should investigate local coastal erosion risks and ensure the vehicular access routes are secure, stable, and not subject to future public right-of-way disputes.
  • Ventilation and mold risks: Without modern ventilation systems, older modernized cottages can trap interior humidity, making a thorough check for hidden mold and timber decay essential.
  • Insulation cost escalation: Retrofitting insulation to traditional stone or early block walls without compromising breathability can be technically complex and expensive for a G-rated home.
  • High contingency budgeting: Unforeseen structural issues discovered during the refurbishment of an old coastal cottage mean buyers must maintain a substantial financial buffer well beyond the purchase price.

Price positioning

?
This comparison depends on limited public and listing evidence, which may be incomplete, outdated or not directly comparable. The score is not a percentage, professional valuation or guaranteed estimate. Ask an independent qualified valuer before relying on a property value.
The asking price looks slightly overvalued compared with the available evidence.
  • The asking price appears somewhat elevated given the poor G energy rating, which will necessitate substantial capital investment immediately to achieve acceptable modern efficiency standards and livability across the three-bedroom layout.
  • Upward valuation signals stem primarily from the rare coastal site advantage, featuring panoramic sea views, two vehicular entrances, and over two acres of land near the beach, which strongly drives speculative interest.
  • This pricing level could be supported by sustained high demand for coastal retreats in Wexford, whereas it might be undermined by the heavy renovation costs required to refresh the dated traditional cottage structure.
  • The stable asking-price history observed at three hundred fifty thousand euros indicates a firm vendor stance, suggesting limited immediate willingness to negotiate despite the extensive modernization work needed on the property.

Build Analysis

What we know from similar construction types

  • The property is a traditional Irish coastal cottage that has been previously modernised but now requires significant refurbishment and a refresh.
  • Given the traditional nature of the cottage and its coastal location, a buyer should investigate the structural integrity of the older building fabric, damp levels, roof condition, and the adequacy of existing insulation.
  • The listing includes a self-contained studio structure outside, which the buyer should verify has appropriate planning permission and building compliance for its current layout and use.
  • The property spans over two acres and holds two separate property folios (WX 7096F and WX 22380F), meaning a legal investigation into title boundaries, folio integration, and access rights is recommended.

Retrofit Cost*

Possible renovating / insulating expenditure

  • The property has a BER rating of G, which indicates that the building fabric and energy systems are extremely inefficient and require a comprehensive deep retrofit.
  • For a detached cottage of approximately 105 square metres with a G rating, a deep retrofit to bring it up to a modern B2 or A standard would typically cost between €60,000 and €90,000, depending on the extent of internal insulation, window replacements, heating system upgrades (such as the installation of a heat pump), and potential renewable energy integration.
  • Grants from the Sustainable Energy Authority of Ireland (SEAI) may help offset a portion of these costs, though significant upfront capital expenditure will be required.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost: 2,500 to 3,500 euro.
  • Explanation: With a poor BER rating of G and a floor area of approximately 105 square metres, energy efficiency is likely very low, resulting in high heating consumption during colder months.

Pollution Safe

9/10

Environmental situation to investigate

  • The property is situated in a rural coastal setting away from heavy industrial zones, major manufacturing plants, and large-scale waste facilities.
  • Any historical or localized agricultural runoff is typical of rural areas and should be verified through standard environmental and water quality checks.

Flood Safe

7/10

Water overflow reports to follow up

  • The listing highlights an elevated coastal site position above Ballyconnigar Beach, which generally mitigates low-lying flood risks, though coastal exposure should be assessed.
  • Buyers should consult local flood maps and carry out a comprehensive environmental survey to fully understand any potential weather or sea-storm vulnerabilities.

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 Blackwater area

  • MARYVILLE, BLACKWATER, WEXFORD

    Sale date
    Declared sale price
    €227,000.00

  • KNOCKNASILLOGUE, BLACKWATER, CO WEXFORD

    Sale date
    Declared sale price
    €780,000.00

  • ARD NA MARA, BALLYCONNIGAR UPR, BLACKWATER

    Sale date
    Declared sale price
    €342,000.00

  • KILLAVILL HOUSE, INCH, BLACKWATER

    Sale date
    Declared sale price
    €450,000.00

  • 10 RIVERSIDE, BLACKWATER, WEXFORD

    Sale date
    Declared sale price
    €305,000.00

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: €3,500 — 1% of €350,000.
    ?
    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: approximately 1,500 to 3,000 euro plus VAT and outlays.
  • Land registration fees: approximately 400 to 800 euro depending on the value and property type.
  • Property valuation fees: approximately 150 to 300 euro for a standard mortgage valuation.
  • Surveyor fees: approximately 500 to 1,200 euro depending on the depth of the structural survey required for a cottage of this size and age.
  • Annual home insurance: approximately 450 to 900 euro, though given the coastal location and BER G rating, premiums should be verified with insurers.

Forum Talk

What people are saying about this area

  • Locals in the Blackwater and Ballyconnigar areas frequently discuss the appeal of coastal living and the strong demand for traditional properties requiring refurbishment.
  • Community discussions often highlight the scenic amenities of Ballyconnigar Beach and the popularity of the coastal walking routes among residents and visitors alike.
  • Residents note that rural properties near the coast can experience seasonal population fluctuations due to holiday homes and tourism.
  • Traffic and road maintenance in the rural lanes leading to coastal viewpoints are occasional topics of local conversation during peak summer months.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The property offers over two acres of outdoor space and proximity to the beach, which is fantastic for young children. However, the internal layout and the need for renovation require careful child-proofing and planning.

    6/10
  • Teenagers

    Teenagers will appreciate the coastal setting, outdoor space, and the detached self-contained studio which can serve as a den or hangout area. The somewhat remote rural location means they will rely heavily on transport for activities.

    6/10
  • Multi-generational Living

    The presence of a detached self-contained studio alongside the main three-bedroom cottage provides a great opportunity for independent multi-generational living arrangements, though modernisation is needed.

    7/10
  • Single Buyers

    A single buyer looking for a project could find great potential here, but maintaining over two acres of land and undertaking necessary renovations on a G-rated home can be demanding for one person.

    5/10
  • Couples

    An idyllic coastal cottage setting with 180-degree sea views offers a wonderful lifestyle for couples willing to take on a modernisation project and enjoy the outdoors.

    8/10
  • Empty Nesters

    The single-level traditional layout offers convenience, and the scenic location is ideal for retirement or semi-retirement, provided they are prepared for ongoing property maintenance and renovations.

    7/10
  • Retirees

    The property provides a peaceful, elevated coastal retreat suitable for retirees, though the low BER rating and grounds upkeep mean that energy upgrades and maintenance should be factored in.

    7/10

Work

3 areas
  • Remote Working

    The detached self-contained studio offers an excellent dedicated space for a home office or remote working setup, away from the main living quarters.

    7/10
  • Hybrid Commuting

    The rural Co. Wexford location means hybrid commuting to major employment hubs like Dublin or even regional centers will involve significant driving time.

    4/10
  • Retired

    An ideal setup for retirees looking for a scenic, peaceful project home with plenty of space for hobbies and visiting family.

    9/10

Practical

8 areas
  • Ageing in Place

    While the cottage layout is single-story, which aids accessibility, the property requires substantial modernisation and retrofitting to be comfortably adapted for ageing in place.

    6/10
  • Low Maintenance

    With a G BER rating, a requirement for modernisation, and over two acres of grounds to manage, this property demands active and ongoing maintenance.

    2/10
  • Secure Gated Entry

    The property benefits from dual vehicular access points, but buyers may want to install gates or fencing to enhance security.

    5/10
  • Minimalist Design

    This is a traditional Irish cottage with historic character and partitioned rooms, rather than an open-plan minimalist architectural home.

    3/10
  • Flexible Floor Plans

    The main three-bedroom cottage combined with a separate detached studio offers flexible accommodation options, though internal reconfiguration would require renovation work.

    6/10
  • Heritage Home

    A traditional Irish coastal cottage with authentic character, presenting a classic heritage aesthetic that requires a sensitive modernization approach.

    8/10
  • Ecological Setup

    A G-rated energy rating indicates poor thermal efficiency, meaning significant eco-retrofitting (insulation, heating systems, renewable energy) will be necessary to improve environmental performance.

    2/10
  • Outdoor areas

    An exceptional asset with over two acres of elevated grounds, dual vehicular access, and panoramic 180-degree sea views overlooking Ballyconnigar Beach.

    10/10

Interests

9 areas
  • Gardening

    With over two acres of land in a coastal setting, there is immense potential for enthusiastic gardeners to create bespoke landscaping or coastal planting schemes.

    9/10
  • Walking

    Proximity to Ballyconnigar Beach and scenic local rural roads provides fantastic opportunities for daily walks and coastal hiking.

    9/10
  • Gym

    There are no commercial gym facilities within immediate walking distance, meaning residents must travel towards nearby towns or set up a home gym, potentially in the detached studio.

    2/10
  • Cycling

    The surrounding scenic coastal and rural roads offer pleasant cycling routes, though local roads can be narrow and unlit.

    6/10
  • Golf

    While local golf courses are present in County Wexford, none are immediately adjacent, requiring a short drive.

    5/10
  • Fishing

    The direct coastal setting and proximity to the beach make this an exceptional location for sea fishing enthusiasts.

    9/10
  • Horse Riding

    The expansive plot size and rural setting offer good potential for equestrian pursuits, subject to adding suitable stables or facilities.

    7/10
  • Water Sports

    Direct access to the coast and Ballyconnigar Beach makes this an ideal spot for water sports such as swimming, surfing, and paddleboarding.

    9/10
  • Entertaining

    The combination of sea views, extensive grounds, and a separate studio provides wonderful hosting potential once the property is refreshed.

    8/10

Lifestyle

5 areas
  • Quiet Living

    Located in an elevated, private position above Ballyconnigar Beach near Blackwater, the property offers exceptional peace, privacy, and quiet surroundings.

    9/10
  • Rural Living

    Set within over two acres of land just minutes from a picturesque rural village, this property delivers an authentic rural and coastal hybrid lifestyle.

    8/10
  • Village Living

    The cottage is located just a short drive from the picturesque village of Blackwater, offering easy access to local community amenities while maintaining a secluded feel.

    7/10
  • Coastal Living

    Featuring 180-degree sea views and an elevated position directly above Ballyconnigar Beach, this property epitomises traditional coastal living.

    10/10
  • Urban Living

    The location is entirely rural and coastal, far removed from urban centers, city conveniences, and public transport networks.

    1/10

Social

6 areas
  • Community Involvement

    Proximity to Blackwater village encourages participation in local community events, clubs, and rural village life.

    7/10
  • Café Culture

    Local café options are limited to the immediate village amenities, requiring trips to larger nearby towns for a broader café culture.

    4/10
  • Nightlife

    Nightlife is minimal in this rural coastal area, consisting mainly of local village pubs rather than clubs or extensive evening venues.

    2/10
  • Health/Wellness groups

    Structured wellness classes or pilates & stretching groups will likely require travel into nearby towns or community centers.

    4/10
  • Networking Opportunities

    The rural and residential nature of the location provides very limited local professional networking opportunities.

    2/10
  • Tech-Hub Connectivity

    Buyers should investigate local broadband speeds and tech infrastructure carefully, as traditional rural cottages can sometimes suffer from connectivity limitations.

    2/10

Listing information

Agent
Crawford's
Phone
01 285 9441
Current status
active
Published on HouseDelve
19 October 2026
Correction
Report an issue
Property reference: HD-1E9BA5HouseDelve · Republic of Ireland

Report 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.