BER: B3

Kehoe & Assoc. are proud to present this impeccable detached Georgian style property built in 2007 to exacting standards. This family home has the benefit of a B3 energy rating with scope to further improve with grant aided renewable solutions.

This wonderfully appointed home extends to c. 236 sq.m. / 2,540 sq.ft.  and is approached via  electric timber gates with granite stone piers, a stone and kerb driveway set back the impressive house from the public road. The gardens include multiple south facing patios, mature hedging and ornate trees all set on c. 1.13 acres. The landscaping truly enhances the peace and seclusion on offer here.  There is a detached single garage with potential to develop a single dwelling.

The high standards continue internally with a large welcoming reception hallway, quality tiles throughout and bespoke kitchen.

The residence is free-flowing and has well-appointed accommodation which has been tastefully decorated and very well maintained.  There are 4 bedrooms, 4 bathrooms and plenty of reception space. The open plan kitchen, dining and living room is south facing, surrounded by the wonderful gardens and offers patio access from the sunroom.

Location:  The property is situated minutes from the N30 Enniscorthy to New Ross road network, approximately 14 minutes’ drive from Enniscorthy Town, 20 minutes’ drive from New Ross and 25 minutes’ drive from Wexford Town.  This is a wonderful countryside setting with a host of village amenities on your doorstep. For sporting families, the Cloughbawn GAA Club is only 450mtrs walk away with multiple playing grounds, a hurling wall and walk track. For those who enjoy immersing themselves in nature The Castleboro Forrest walk tracks along the river Boro and Castleboro ruins. All amenities are close to hand in Clonroche & Davidstown including a choice of primary Courtnacuddy N.S., Clonroche N.S. and Pollpeasty St. Josephs N.S  and bus service passing the house gate serving both national and secondary schools. The village of Clonroche offers grocery store, a draper store, Home Hardware store, Agri store, take away, gastro pubs, hair dresser, pharmacy, beauty salon, a GP Clinic and churches. The community centre supports many extracurricular activities from music, to dancing. Pre-school and after school services are available nearby, only 1.8km, at Killegney Early Years . For those with an equestrian interest in mind, the Bree Hunt Stables are nearby and the water sports on offer is easy accessed at Edermine Bridge.

The Tominearly location offers privacy and peaceful countryside living with easy access to Dublin, Waterford, Cork or indeed Europe via the Rosslare Europort.

All in all, this is a superb family home and has a lot to offer any family wishing to move to this sought-after countryside location.  A must view – to arrange a suitable viewing time contact the sole selling agents Kehoe & Assoc. on 053 9144393.

Accommodation
Entrance Hallway	6.46m x 2.97m	Tiled flooring, coving, ceiling rose, dual aspect lighting at the front door, alarm, gate telecom, ample space for storage under staircase.
Sitting Room	4.58m x 4.37m	Solid timber oak flooring, large window overlooking front gardens  Open fireplace, coving, ceiling rose and picture rail.  Electrical and t.v. points.
Living Room	4.87m x 4.37m	Solid timber flooring, large window overlooking front gardens.  Feature fireplace with red brick surround, solid fuel stove, tiled hearth, oak timber edging and mantlepiece.  Electrical & t.v. points, coving, ceiling rose and picture rail.  Door leading to:
Sun Room	3.89m x 3.86m	Marble tiled flooring, south-westerly facing sun room, with French doors leading out to patio, timber cladded ceiling, electrical points, cast-iron radiator.  Double doors to:
Kitchen	7.46m x 6.32m (max)	Marble tiled flooring throughout, feature bay window, ideally positioned in the direct south facing rear garden.  Coving throughout, with recessed lights.  Fully fitted kitchen, floor & eye level cabinets, solid timber painted, with an oak trim.  Centre island with breakfast bar counter.  Black granite worktop throughout.  Stainless steel sink with granite bevelled drainer, tiled splashback.  Large window overlooking rear garden.  Siemens 4-ring electric hob with extractor fan overhead.  Belling double oven, Belling dishwasher, Electrolux fridge-freezer.  Door to:
Utility Room	2.77m x 2.75m	Marble tiled flooring, floor level cabinets with space for washing machine, counter worktop space, electrical points.   Door to rear garden.
Hotpress		With dual fuel immersion and ample storage.
Shower Room	2.75m x 1.48m	Tiled flooring, coving, enclosed corner Supajet power shower, floor to ceiling tiling, w.h.b. with tiled splashback, mirror & lighting overhead, w.c.
Timber staircase leading to first floor

Landing	7.40m (max) x 2.96 (max)	Solid timber flooring, coving, ceiling rose, large bay window overlooking front gardens.
Inner Corridor	3.37m x 1.07m	Solid timber flooring.
Master Bedroom	4.65m x 4.13m	Carpeted flooring, two windows overlooking rear garden.  Coving, ceiling rose, electrical points.
Walk-in Wardrobe	2.07m x 1.60m	Carpeted flooring, open selves and rails, Stira access to attic.  Door to:
Primary Bathroom	3.27m x 2.66m	Fully tiled, coving, large Jacuzzi bath with chrome faucets & showerhead.  Large enclosed Supajet power shower with curved glass doors.  Wash hand basin, mirror & lighting overhead, w.c.  Door leading back to inner corridor towards landing.
Bedroom 2	4.37m x 3.82m	Carpeted flooring, large window overlooking rear gardens, coving, ceiling rose.  Electrical points.
En-suite	2.37m x 0.88m	Tiled flooring, enclosed floor to ceiling tiled Supajet power shower, coving, w.h.b. with tiled splachback, mirror & lighting overhead, w.c.
Bedroom 3	4.37m x 3.56m	Carpeted flooring, large window overlooking front gardens, coving, ceiling, electrical points.
En-suite	2.11m x 1.65m	Tiled floor, enclosed floor to ceiling tiled Triton T90xr power shower, w.h.b with cabinets underneath, Mosaic tiled splashback, mirror cabinet overhead, w.c.
Bedroom 4	4.38m x 3.63m	Carpeted flooring, large window overlooking front gardens, coving, ceiling rose, electrical points.
Total Floor Area: c. 236 sq.m. / 2,540 sq.ft.
Detached Garage	5.85m x 4.46m	Concrete floors, large window overlooking side garden, open shelves, double door access & pedestrian door access.  Water pump system servicing private well.

Services

Private Well

Bio Crete Treatment Plant Centre

OFCH

Fibre Broadband available

Alarm

Outside

Situated on c. 1.13 acres

Gardens in lawn

Mature boundaries offering privacy & shelter

Large garage

Granite stone features

Electric gated entrance

Please Note:  All appliances, blinds and curtains remain in the sale. The kitchen free standing dresser is not included.

Kehoe & Assoc. are proud to present this splendid 4-bedroom family home to market.

Constructed in 2009 and extending to c. 188 sq.m. / 2,024 sq.ft., this two-storey property is perfect for families seeking space, style and serenity. Impeccable taste is demonstrated throughout this property. The interior is adorned with contemporary décor. A warm and welcoming entrance hallway greets you upon arrival. This bright, airy and homely property benefits from 9ft high ceilings. The ground floor features a comfortable family living room with an open fireplace and a large bay window. The adjoining south-westerly facing sunroom with vaulted ceiling and adjacent Indian sandstone patio offers another tranquil spot for unwinding. The kitchen / dining area is also accessible from the sunroom creating an ideal space for entertaining guests. For those seeking modern elegance, this home won’t disappoint. Modern finishes embellish the interior which features a solid oak kitchen with striking black granite countertops. A spacious utility room, guest w.c. and ensuite master bedroom complete the ground floor accommodation.

The first floor comprises 3 further double bedrooms including a second ensuite bedroom and a family bathroom.

Step outside and you’ll be greeted by a garden paradise. The c. 1.50 acre site boasts exceptionally well manicured and maintained garden areas with a large lawn surrounding the property. An inviting firepit and seating area, nestled under a charming pergola, beckon for outdoor relaxation. Adding to the property’s appeal, a tranquil stream runs alongside the rear boundary hedge, supplying a soothing natural soundtrack and enhancing the overall ambiance. The garden also showcases various apple trees within an enclosed orchard, ensuring a private oasis for nature lovers.The garden is beautifully landscaped with mature foliage and shrubbery throughout providing a tranquil and peaceful setting to relax in. Take pleasure in the sweeping countryside scenery that extends to the horizon, enhanced by the captivating view of Tinnacarrick Wood. You can enjoy the peace and tranquility of rural living while still being within easy reach of all the amenities that County Wexford has to offer.

Don’t miss this opportunity to make this fabulous property tucked amidst the tranquil beauty of the Wexford countryside your forever home, contact us today to arrange a viewing on 053-9144393

Location

The property’s location is a true highlight being just 2 km from the N25 at Ballinaboola and equally close to Newbawn village. Newbawn is a charming village offering an excellent national school, thriving pub, church, post office, fitness classes, creche and a takeaway. In Ballinaboola there is a fantastic service station, bus stop, The Horse & Hound Inn Hotel, yoga classes, barbers, auto repairs and Rathgarogue Cushinstown GAA Club. Nature enthusiasts will delight in the proximity to nearby scenic walks, including the JFK Memorial Park & Arboretum and Carrickbyrne Hill. New Ross is less than 15 minutes’ drive away while Wexford Town and Waterford City are only 25 minutes and 30 minutes away respectively. The stunning Duncannon Beach awaits just 20 minutes from this tranquil abode. With daily bus services from Ballinaboola to New Ross, Wexford and Waterford, accessing the region has never been more convenient.

 

Convenience

• 2km from Ballinaboola and Newbawn
• Less than 10 minutes to Carrickbyrne Hill
• Less than 15 minutes to New Ross and JFK Memorial Park
• 20 minutes from the beautiful Duncannon Beach
• Only 25 minutes from Wexford Town
• Just 30 minutes from Waterford City

Local amenities between Newbawn and Ballinaboola include:

•             National school •             Church •             Post office •             Pub •             Horse & Hound Inn Hotel •             Takeaways

•     Yoga classes •     Fitness classes •     Creche •     Barbers •     Auto repairs

Accommodation

Ground Floor

Entrance Hallway

4.15m x 2.95m

Porcelain tiled floor and Mahogany staircase to first floor.

Living Room

5.04m x 4.54m

Solid timber floor, open fireplace with black granite hearth and surround, large bay window with garden views. Door to:

Sunroom

3.98m x 3.67m

Porcelain tiled floor, vaulted ceiling, triple aspect windows, double doors to Indian sandstone patio area, and garden views. Doors to:

Kitchen / Dining area

7.62m x 3.89m

Porcelain tiles, bespoke solid oak kitchen and island unit with black granite counter tops. Extensive floor and eye level units with integrated Belling double oven, integrated fridge freezer, integrated Bosch dishwasher, Whirlpool electric hob with extractor fan.

Utility

3.80m x 2.27m

Tiled floor, solid oak floor and eye level storage units with countertop, stainless steel sink, plumbed for washing machine and dryer, fitted mini freezer and door to rear garden.

Guest W.C.

1.52m x 1.47m

Tiled floor, w.c. and w.h.b.

Bedroom 2

4.17m x 3.79m

Carpet floor, dual windows and garden views and ensuite.

Ensuite

2.18m x 1.46m

Tiled floor w.c., w.h.b. with tiled splashback, shower stall with pump shower and tiled surround.

First Floor

Landing

4.31m (max) x 4.10m (max)

Hotpress

With dual immersion.

Family Bathroom

3.05m x 2.48m

Lino flooring, part tiled walls, w.c., w.h.b. with vanity unit, freestanding bath, shower stall with Mira Vigour electric shower and tiled surround.

Bedroom 4

4.41m x 3.03m

Carpet floor.

Bedroom 3

5.20m x 3.79m (max)

Carpet floor, extensive built-in wardrobe units and dual aspect windows with countryside views.

Master Bedroom

4.41m x 4.45m (max)

Carpet floor, dual windows with country side views and ensuite.

Ensuite

1.98m x 1.98m (max)

Tiled floor w.c., w.h.b., with tiled splashback, shower stall with Triton t90xr electric shower.

Total Floor Area: c. 188 sq.m. (c. 2,024 sq.ft.)

Garage

6.53m x 3.82m

Roller door, side door access and loft.

Services

Private well.

Septic tank drainage.

O.F.C.H.

High speed fibre broadband available.

Outside

Extensive garden and lawn areas.

Mature foliage and shrubbery.

Indian sandstone patio area.

Fire pit with surrounding pergola & seating area.

Enclosed orchard.

Stream bordering rear lawn.

Site extending to c. 1.50 acres.

Garage extending to c. 25 sq.m. / 269 sq.ft

Substantial architect designed family home in a peaceful country setting overlooking the River Slaney.  Conveniently located less than 10 minutes from Wexford Town, and less than 5 minutes off the N11.

This fabulous family home was constructed in 2006 and finished to an exceptionally high standard with an impressive B3 energy rating, ground source heat pump, underfloor heating both downstairs and upstairs, concrete first floor providing excellent sound proofing, natural slate roof, bespoke ironworks circular staircase, solid oak internal doors, solid oak and marble tiled floors throughout, hand crafted contemporary kitchen units, fully tiled wet-rooms, extensive built-in storage, Cat 5 wired network around the entire house.  The property has been well maintained, tastefully decorated in a neutral pallet and is presented to the market in mint condition throughout.

The design and layout of this property is sure to fulfil the needs of any growing family.  The grand entrance foyer with bespoke ironworks circular staircase is surrounded by the reception rooms with double doors to open up the space for entertaining and family occasions.  The sitting room has a solid oak floor, solid fuel stove and fabulous floor to ceiling bow window overlooking the river.  The open plan kitchen/dining/family room also has a bow window overlooking the front garden and French doors opening onto the patio area.  Bathroom/wet-room, boot room, utility room, plant room, music/games room and double garage complete the ground floor accommodation.  The double garage has been designed suitable for conversion to a self-contained granny flat (SPP).  Upstairs there is a spacious landing/reading nook overlooking the front garden, master bedroom suite with extensive built-in storage, bathroom/wet-room and floor to ceiling bow window overlooking the river and 4 additional double bedrooms all with access to Jack and Jill wet-rooms.

Tarmacadamed avenue wired for pillar lighting, extensive tarmacadam drive around the house offering ample parking and excellent hard surface play area to develop basketball, cycling, rollerblading and go-carting skills. The gardens are professionally landscaped and designed working with the slope on the site to maximise the views of the River Slaney and the natural forestry adjacent.  Planted with a lovely collection of flowering shrubs and ornamental trees, sheltered patio with water feature and an extensive westerly facing semi-circular sandstone patio the perfect spot for an evening barbeque.  Lawns to the front, ample space for a kitchen garden and lower lawn completely level and just the right size for ball games.

Early viewing of this substantial family home comes highly recommended, for viewing arrangements contact Wexford Auctioneers Kehoe & Associates Kehoe & Associates 053-9144393.

 

Accommodation
Entrance Hallway	4.79m x 5.32m	With marble tiled floor and skirting, bespoke ironworks circular staircase to first floor level, double doors to kitchen and double doors to:
Sitting Room	9.64m x 5.07m	Feature open fireplace with solid fuel stove, timber floor, 2.9m high ceiling, with coving, recessed lighting and feature bow windows and French doors overlooking the garden and fabulous views over the River Slaney.
Dining room / Study	5.65m x 3.29m	With timber floor and built-in storage presses.
Open Plan Kitchen/Dining/ Family Room	5.95m x 9.97m	Exceptionally bright and spacious room with feature bow window to front and French doors to outside, marble tiled floor and skirting, granite breakfast bar and worktops, solid oak bespoke kitchen units with two corner larder presses, double sink, dishwasher, 5 ring electric hob, microwave, double oven, larder fridge, island unit with food preparation sink and breakfast bar. Recessed ceiling lighting (2.52m high.
Bootroom	3.58m x 1.14m	With shoe cupboards and cloaks closet.
Bathroom	3.98m x 3.25m	Fully tiled with free standing roll top bath with mixer taps, vanity w.h.b., w.c. and wet room style shower.
Utility Room	4.33m x 3.14m (max)	Excellent range of built-in storage presses, plumbing for washing machine, stainless steel sink, marble tiled floor and door to outside.
Plant Room
Music / Games Room	5.37m x 4.37m	With laminate floor, solid fuel stove double doors to front garden and door to:
Garage	6.72m x 6.35m	With motorised door, pedestrian doors front and rear, lights and power sockets.

 

First Floor
Landing/Reading Nook	2.93m x 6.84m (max)	Marble tiled floor, marble skirting, vaulted ceiling and lovely views over the front garden
Master Bedroom	9.39m x 4.70m	With vaulted ceiling, exposed beams, excellent range of built-in wardrobes, and feature bow window overlooking the front garden with fabulous views of the River Slaney.
Ensuite	3.80m x 3.39m	Fully tiled, wet room style shower, jacuzzi bath, w.c., vanity w.h.b. and heated towel rail.
Bedroom 2	3.79m x 3.76m	With built-in wardrobes and door to Jack & Jill wet room.
Wet Room	3.19m x 1.98m	Fully tiled with shower, w.c. and w.h.b.
Bedroom 3	4.08m x 2.74m	With built-in wardrobes, laminate floor and door to Jack & Jill wet room.
Walk-in Airing Cupboard
Bedroom 4	3.26m x 3.15m	With laminate floor, built-in wardrobes and door to “Jack & Jill” wet room.
Wet room	3.14m x 2.18m	Fully tiled with shower w.c., w.h.b., built-in shelving and heated towel rail.
Bedroom 5	3.51m x 3.29m (average)	With built-in wardrobes and laminate floor.
Attic		Fully floored for storage.

 

Services

Mains electricity and water

Septic tank drainage

Geothermal heating

Alarm + Broadband

Cat 5 wired network throughout

Upgraded wall insulation

Outside

Tarmacadamed avenue wired for pillar lighting

Tarmacadam drive around the house

Extensive sandstone patio area

Double garage

Lawns with mature planting

NOTE: All curtains, blinds, light fittings, dishwasher, 5 ring electric hob, microwave, double oven, larder fridge, washing machine and tumble dryer are included in the sale.

 

No. 77 Woodview is a semi-detached three-bedroom property, well positioned in a cul de sac.  The property takes full advantage of the directly south facing rear garden and has the benefit of 15 PV solar panels mounted to the south facing roof. A new triple glazed door and the installation of electric PV has resulted in a BER rating of B3. To the front is a low maintenance garden in lawn with a concrete parking area. There is a beautiful laid out south  facing rear garden with a separate cabin ideal for a home gym / office or recreational use. Accommodation is well laid out, bright, spacious and exceptionally configured with garden access from both the sitting room and the dining room.

This sought-after development was built in 2003. The property is close to all village services and amenities which Castlebridge has to offer. Just 6km from Wexford town and 6km from Curracloe Beach. This location offers convenience to Oilgate and the N11/M11 Motorway while Gorey is 35km north via the R741. A beautiful family home which would suit owner occupiers or investors seeking home with such strong rental demand as Castlebridge currently commands.

Viewing comes highly recommended and is by prior appointment with the sole selling agents only.  Contact Kehoe & Assoc. on 053 9144393.

Accommodation
Entrance Hallway	2.63m x 1.47m	Tiled flooring.
Sitting Room	5.96m x 3.57m	Timber laminate flooring, t.v & electrical points, feature electric insert fire with solid stone surround.  Sliding patio doors leading to directly south facing concrete patio area.
Open Plan Kitchen/ Dining Area	8.00m x 3.57m	Tiled flooring throughout, dual aspect windows overlooking front garden and French doors leading to south facing rear garden.  Fully fitted kitchen, newly installed, with marble counter tops,  stainless steel sink in the large island unit.  Hotpoint dishwasher, ample counter space surrounding the Whirlpool  4-ring induction hob and extractor fan overhead.  Integrated Candy microwave, combi-oven, integrated Belling double oven.  American style fridge-freezer with pantry surround and wine rack area.  Pantry space.  Solid oak kitchen bench with storage drawers underneath.  Electrical and t.v. points.  Velux window overhead allowing for ample light.
Utility Space	2.96m x 1.66m	Tiled flooring, fitted floor & eye level cabinets, worktops  with space for washing machine underneath.  Door to rear garden.
Hotpress		With dual fuel immersion and storage shelves.
Guest W.C.	2.16m x 0.97m	Tiled flooring, w.h.b. and w.c.
Carpeted timber staircase to first floor

Landing	3.15m x 2.10m	Carpeted flooring, electrical points, Stira attic access, large storage cabinet with open shelves.
Master Bedroom	3.72m (max) x 3.57m	Carpeted flooring, window overlooking front garden, electric points.
Walk-in Wardrobe	2.19m x 0.96m	Carpeted flooring, open shelves & rails.
Bedroom 2	3.68m (max) x 3.58m	Carpeted flooring, fully fitted double bay wardrobes with ample space and drawers.  Large window overlooking front driveway.  Electrical and t.v. points.
Bedroom 3	2.49m x 2.30m	Carpeted flooring, fully fitted double bay wardrobes allowing ample storage space.  Window overlooking rear garden.
Newly Refurbished Family Bathroom	2.83m x 2.43m	Fully tiled, step-up with recessed lights to freestanding bath,  chrome faucets and separate showerhead.  Chrome towel rail.  Large shower stall with Triton T90sr shower.  ‘His & Her’s w.h.b. with storage drawers underneath.  Wall-mounted mirror & lighting, w.c.  Second chrome towel rail.
Garage Storage Space	2.80m x 0.85m
Cabin	4.10m x 2.80m	French doors, windows right & left of doors.  Carpeted flooring, fully insulate, electrics.  This recreational space is currently in use for a home bar, served with an electric heating system.  Multi-functional use to include a home office, home gym or indeed recreational space as seen today.
Total Floor Area: c. 116 sq.m. / 1,250 sq.ft.

 

Recreational Cabin

Garage Storage Space	2.80m x 0.85m
Cabin	4.10m x 2.80m	French doors, windows right & left of doors.  Carpeted flooring, fully insulate, electrics.  This recreational space is currently in use for a home bar, served with an electric heating system.  Multi-functional use to include a home office, home gym or indeed recreational space as seen today.
Total Floor Area: c. 14 sq.m. / 150 sq.ft.

Services

Mains Water

Mains Drainage

Electric PV panels (15) – 5kw system with 4.5kw of batteries in the attic

Electric car point – Zappi

OFCH

Fibre Broadband

Outside

Quiet cul-de-sac location

Directly south facing garden accessed from sitting room and dining area.

Recreational cabin with separate garage storage.

Off-street parking

Outside tap

‘Laurel Lodge’ is situated minutes from the M11 Motorway, approximately 5 minutes’ drive from Enniscorthy Town and 15 minutes’ drive from Wexford Town.  This is a wonderful countryside setting on one of the most sought after addresses in this general area.  All amenities are close to hand including a choice of primary and secondary schools.  For those with an equestrian interest in mind, it is situated close to the Bree Hunt Stables and the water sports on offer is easy accessed around the corner at Edermine Bridge.  This is a superb location for those seeking easy access to Dublin or indeed Europe via the Rosslare Europort.

Kehoe & Assoc are delighted to offer this truly magnificent, detached country house. This wonderfully appointed home extends to c. 265 sq.m. / 2,850 sq.ft.  ‘Laurel Lodge’ is approached via an electric cast iron gate with pebble and kerb driveway set back from the public road. The fabulous gardens include multiple patios, a pond, mature hedging and ornate trees all set on c. 0.69 acres. The landscaping truly enhances the peace and seclusion on offer here. The arable land to the rear falls away offering superb views of the rolling countryside hills, forests and extend to Vinegar Hill.

There is a detached two storey garage, built to exacting standards, extending to c. 640 sq.ft. This structure has the possibility for conversion to a self-contained unit.

The high standards and impeccable charter continue from the moment you enter, crossing the granite steps through the bright yellow door, into the wonderfully welcoming reception hallway. The quality of finish is clearly evident from the bespoke Andrew Ryan Kitchen, quality tiling, bathrooms etc. The residence is free-flowing and has well-appointed accommodation which has been tastefully decorated and very well maintained.  There are 4 bedrooms, 3 bathrooms and plenty of reception space. The open plan kitchen, dining and living room is south facing, surrounded by the wonderful gardens and offers patio access points to the east, south and west.

All in all, ‘Laurel Lodge’ is a superb family home and has a lot to offer any family wishing to move to this sought-after location.  A must view – to arrange a suitable viewing time contact the sole selling agents Kehoe & Assoc. on 053 9144393.

Accommodation
Entrance Hallway	5.77m x 3.98m	Solid timber flooring, coving, ceiling rose, brass light fittings, cast iron radiators and impressive staircase leading to first floor.
Sitting Room	6.69m x 5.06m	Solid timber flooring, dual aspect with large feature sliding sash windows overlooking front garden and French doors leading to the raised east facing Liscannor patio.  Coving, ceiling rose, feature fireplace with cast iron insert & marble surround.  Brass dimmer light fittings, t.v & electrical  points.
Study/Home Office /Second Sitting Room	3.98m x 3.94m	Solid timber floor, coving, ceiling rose, dual aspect with large sash windows & architrave splays overlooking westerly raised patio area.  Cast iron feature fireplace with stained-glass arched windows either side.  Brass dimmer  controls, brass electrical points, t.v. point.
Kitchen/Dining Room	8.68m x 4.90m	Natural stone flooring, bespoke fitted kitchen, handmade by Andrew Ryan.  Victoriana  De Luxe leisure electric range cooker with 4-ring, hotplate & simmer plate, red brick surround & tiled splashback, ample granite worktops with Belfast sink and design cut granite draining board. Integrated Siemens dishwasher and integrated Powerpoint fridge. Dual aspect with sash splayed window overlooking feature pond in garden and double French doors with fitted blinds leading out to westerly sandstone patio.  The dining area has the added advantage of double Velux windows benefiting from the south facing natural light.  Open plan design to:
Living Room	4.82m x 4.80m	Solid timber flooring, vaulted ceiling with feature timber beams.  Stanley stove with natural stone chimney breast, dual aspect lighting with beautiful views of the surrounding gardens, forest and rolling countryside views.  Sliding patio doors leading to the pond area.
Utility Room	3.78m (max) x 3.64m (max)	Tiled flooring, built-in pantry, separate built-in cloakroom, plumbed for washing machine & dryer under counter space.  Door to rear garden.  Hotpress with dual fuel immersion and ample shelving.
Guest W.C.	1.41.m x 1.03m	Tiled flooring, half-wall tiled surround, w.h.b. with mirror overhead, w.c.
Solid timber staircase with Mahogany monkey tail & carpet runner leading to first floor

Landing	3.99m (max) x 3.66m (max)	Solid timber flooring, radiator cover, sash window overlooking front gardens, coving and ceiling rose.
Master Bedroom	5.08m x 4.76m	Solid timber flooring, feature double sash bay window,  with splay reveals overlooking front gardens.
Walk-in Closet	1.77m x 1.69m	Solid timber flooring, open shelves and rails.
En-suite	3.25m x 1.77m	Recently refurbished to a modern standard including underfloor heating, large vanity area with Adelphi antique wash hand basin inbuilt and storage space underneath.  Large glass shower with pressure pump showerheads including a rainwater showerhead.  Antique style w.c.  Large window overlooking rear gardens, adjoining arable field, forestry and rolling countryside hills, including Vinegar Hill.
Central Corridor	3.36m x 1.05m	Solid timber flooring, coving, recessed lights.
Bedroom 2	5.08m x 3.13m	Solid timber flooring, dual aspect sash windows, radiator cover, attic access.
Walk-in Closet	1.84m x 1.76m	Solid timber flooring, open shelves and rails.
Bedroom 3	4.07m x 3.79m	Solid timber flooring, large window overlooking rear gardens, rolling countryside hills, forests & view of Vinegar Hill.
Walk-in Wardrobe	1.84m x 1.83m	Solid timber flooring, open shelves and rails.
Bedroom 4	3.77m x 3.64m (max)	Carpeted flooring, window overlooking rear garden, rolling countryside hills, forests & view of Vinegar Hill.
Family Bathroom	3.89m x 2.80m	Tiled flooring, free-standing cast iron bath on ornate legs, neatly positioned under sash window, overlooking front gardens, ‘His & Hers’ w.h.b.’s with drawers and cabinets underneath.  Enclosed tiled shower stall with Triton T90z shower, radiator cover, w.c.

Services

Private well.

Septic tank

Alarm & sensor lights

OFCH – zoned and controlled  remotely.

Outside

Peaceful and secluded landscaping

Site extends to c. 0.69 acres.

Extensive south-west facing Indian sandstone patio

Cast Iron Electric Gates

Please Note:  The curtains, the staircase brass carpet runner bars and light fittings in both the office and master bedroom are not included in the sale

LOCATION:  This family home is situated just off the main N30 road, less than a minutes’ drive from the main road linking Enniscorthy town to New Ross town and beyond. It is also only a 90 minutes’ drive from Dublin. This is a wonderful countryside location with rolling hill views and on the most sought after addresses in this general area.

All amenities are close to hand including a choice of primary schools with the excellent Raheen primary school within a few minutes’ drive, Clonroche N.S and Donard Poulpeasty N.S.  Secondary schools are very well catered for in nearby New Ross with Good Counsel, CBS and The Mercy and also to the Enniscorthy schools.

GENERAL DESCRIPTION: Kehoe & Assoc are delighted to offer this truly magnificent, detached country house built in 2007 with a timber frame.  This wonderfully appointed home extends to c. 179 sq.m. / 1,926 sq.ft.  This home is approached via a gated entranced driveway which leads to the rear of the house upon cobble lock style matcrete concrete finish offering ample parking.  The welcoming al fresco dining area is perfectly position in the garden to make the most of the sunny southeast weather conditions and admire the wonderful blossoms across the gardens. Overall, the property is set on approximately 0.64 acres. The large garage c. 53 sq.m. with roller door and side door access hosts a w.c and w.h.b., a stair to loft space offers plenty of storage – built to exacting standards and certainly this structure has the possibility for conversion to a guest lodge house.

Within the residence there is free-flowing and well-appointed accommodation.  There are 4 bedrooms (one located on the ground floor) and plenty of reception space.  From the moment you enter over the threshold, the hallway is wonderfully welcoming and bright showcasing the beautiful staircase, one realises this is a home of impeccable standards.  The property enjoys gracious and well-proportioned accommodation which has been tastefully decorated and very well maintained.  All in all, this is a superb family home and has a lot to offer any family wishing to move to this sought-after location.

To arrange a suitable viewing time contact the sole selling agents, Kehoe & Assoc. at 053 9144393 or by email at sales@kehoeproperty.com

Accommodation
Entrance Hallway	4.14m x 3.03m	Tiled flooring, double height ceilings,  with impressive staircase to landing, brightly lit with daylight hours as well
Sitting Room	5.26m x 4.84m	Timber laminate flooring with feature fireplace and stone wall surrounding, solid fuel stove, Liscannor stone hearth and timber mantlepiece, large bay window with window seat, coving, recess lights, dual aspect windows..
Kitchen/Dining/Living  Area	11.45m x 3.74m	Tiled flooring throughout, solid fuel Living Area – stove with stone surround and timber mantlepiece, Liscannor stone hearth.  Kitchen area with breakfast counter and island centred, floor and wall cabinets throughout, Belfast sink and display spaces.  Sunroom area with double doors leading out to south south-westerly facing patio for alfresco dining.
Utility Room	3.74m x 2.24m	Tiled flooring, built-in cabinets, and storage, plumbed for  washing machine and dryer.
Gust W.C. (Jack & Jill to GF Bedroom)	2.00m x 1.45m	Tiled flooring, w.c., w.h.b., cabinet. Half-wall panelling.
Hotpress	1.45m x 1.22m	Tiled flooring, hanging and shelving space.  Door leading to rear garden and courtyard..
Bedroom 4	3.96m x 3.58m	Timber laminate flooring.
Timber staircase to first floor
Landing	2.44m x 1.10m
Master Bedroom	4.31m (max) x 3.59m	Timber laminate flooring.  ‘His & Hers’ walk-in wardrobe
Walk-in Wardrobe (His)	1.53m x 1.00m
Walk-in Wardrobe (Her)	3.17m x 1.00m
Family Bathroom	4.04m (max) x 2.67m (max)	Tiled flooring, fully tiled, recess lights, Velux window, jacuzzi bath built-in with tiled surround, large corner shower unit with a Triton T90si, w.h.b., w.c.
Bedroom 2	4.88m x 3.57m	Timber flooring, large window overlooking front garden.
Bedroom 3	3.93m x 2.88m	Timber laminate flooring.

 

Outside Mature splendid gardens Purpose-built patio dining Cobblelock style matcrete Garage with roller door access, w.c.  and stairs to loft storage

Gated entrance

Services Mains  water Blackstairs Water Group – €60 p.a. Septic tank OFCH Wired for an alarm

Broadband

This spacious 3 bedroomed mid-terrace property is situated in Laurel Grove a mature residential development in the village of Tagoat.  Conveniently located just off the N25 with local amenities including primary school, church, pub, community centre and bus stop all within easy walking distance.  The village of Rosslare Harbour is only a couple of minutes’ drive and has a host of amenities on offer including supermarket, pharmacy, medical centre, rail services and the International Ferry Port.  Wexford town is about 15 minutes’ drive and there is a regular bus service from Tagoat village.

The property has been recently upgraded and modernised with wall and attic insulation, solid fuel stove, modern fitted kitchen, fully tiled contemporary bathrooms, porcelain floor tiling throughout the ground floor, Komandor fitted wardrobes, attic storage rooms, brick drive, granite patio area and decking.  The property is tastefully decorated in a neutral pallet and is presented in pristine condition with bright open-plan living space and three double bedrooms.

Cobble-lock drive to the front offer ample off-street parking.  Large, enclosed garden to the rear with granite patio area, extensive decking the perfect spot for alfresco dining or an evening barbeque, fuel store and garden shed.

This area has a lot to offer a growing family with a vast array of sporting clubs, athletics, scouts, drama/tops groups etc. to choose from.  The fabulous sandy beach at St. Helens Bay, numerous other sandy beaches and coastal walks are all within easy reach.  For further details and appointment to view contact the sole selling agents Wexford Auctioneers, Kehoe & Assoc. 053 9144393.

Accommodation 

Entrance Hallway

3.73m x 1.75m

With porcelain tiled floor.

Kitchen

5.07m x 2.60m

With excellent range of fitted units, integrated induction hob, double oven, plumbing for dishwasher, washing machine, space for tumble dryer, breakfast bar, part tiled walls, procelain tiled floor and sliding pocket doors to:

Sitting/Dining Room

6.12m x 4.97m

With feature fireplace with inset solid fuel stove, porcelain tiled floor and two sets of sliding doors to rear garden.

Guest W.C.

1.65m x 1.49m

With w.c., w.h.b. and tiled floor.

First Floor

Bedroom 1

3.87m x 2.77m

With Komandor sliding door wardrobe and shower room ensuite.

Ensuite

2.10m x 1.45m

Fully tiled, shower stall with electric shower, w.c. and vanity w.h.b.

Bathroom

2.43m x 2.10m

Bath with power shower over, fully tiled, w.c. and w.h.b.

Hotpress

With dual immersion.

Bedroom 2

3.28m x 3.34m

With Komandor sliding door wardrobe.

Bedroom 3

4.94m x 2.69m

With Komandor sliding door wardrobe and built-in shelving.

Attic Level – With built-in Bookshelves

Storage Room 1

4.96m x 2.91m

With access to eve’s storage.

Storage Room 2

2.77m x 2.90m

With access to eve’s storage.

Outside

Cobble-lock drive

Enclosed rear garden

Granite patio area

Extensive decking

Garden shed

Fuel store

Services

Mains water, electricity and drainage

OFCH

Solid Fuel Stove

PhoneWatch Alarm

Fibre Broadband

Water softner

NOTE: The sale is inclusive of all carpets, blinds, light fittings, induction hob, extractor and double oven.