Abbey Lane, Castleworkhouse, Saltmills, New Ross, Y34TN23

House - Abbey Lane, Castleworkhouse

The house is dormer style set well back from the road and is approached via a winding drive through large
lawns. The property is sheltered on all sides by established trees and hedging.
Downstairs

Entrance Hall
Entering the property through the uPVC front door you are greeted by a generously sized hallway with open
staircase to the left up to the galleried landing. Radiator and mains sockets.
Hot Press
Straight ahead from the hallway there is a double hot press with an insulated hot water tank. The water is
heated by the oil fired central heating but also has the option of both an immersion heater and a separate
Willis heater giving plenty of options for hot water. This also contains the heating control system and solar
control system.
Dining Room
Proceeding left from the hot press along the central tiled hallway you reach the dining room. This room has
windows to the front of the house looking out over the lawns to fields and trees. Radiator. Electric sockets
and dimmable lights.
Double Bedroom
This bedroom is situated to the rear of the house and looks out over the rear lawn and garden. Electricity
sockets and radiator.
Sitting Room
This large room has an open fire with ornate stone/marble surround. To the front there is a large window
again looking out over the lawns and fields. Two radiators keep it warm when the fire isn't lit. Dimmable
lights and electrical sockets. There is also a satellite point.
Office
Turning right from the hot press along the central hallway there is an office with high speed fiber internet
connection courtesy of National Broadband Ireland. Window with front views. Radiator.

Main Bathroom
To the left there is the main bathroom. This generously proportioned room has tiled floor and walls. There is
a corner shower fed from the hot water system, a corner jacuzzi bath, W.C. and sink. A frosted window to
the rear aspect lets in plenty of natural light. Radiator.

Master Bedroom #1
This generously proportioned bedroom looks out over the front lawns to the fields beyond. The large
window gets the morning sun. Electrical sockets. Radiator. Built in wardrobes line one wall.
En-Suite
This en-suite is fully tiled and contains a newly installed corner shower cubicle with electric shower.
WC and wash basin. Radiator. Frosted window to the side of the house.
Kitchen
The kitchen has extensive work surfaces to both sides with fitted units under including a dishwasher. A free
standing range style cooker with extraction multiple ovens and induction hob is a cooks delight. Matching
eye level units provide further storage. Over counter lighting and a central fluorescent light make it a very
pleasant place to work. A bowl and a half stainless steel sink unit with mixer taps and filtered water
complete the equipment.
Snug
Through an arch from the kitchen is the snug. 6KW multi-fuel stove provides a focal point and is powerful
enough to heat the whole open plan area. Windows to side aspect over fields. Spotlight downlighting.
Radiator.
Sun Room
This area is surrounded by glass to provide a bright sunny sitting area throughout the day. High ceiling with
circulating fan and light. Inset spotlights. Radiator. Double doors to the outdoor room.

Utility
The utility room has more storage units under a wrap around work surface with stainless steel sink with
mixer taps. Plumbing for washing machine and dryer. Door to the outdoor room.
Pantry
This pantry is lined with shelves providing additional kitchen storage. This was formerly a
downstairs washroom and could easily be reverted to this function.
Outdoor Room
This large covered area is open on one side with UV stable Perspex to two sides.
Upstairs
Landing
The galleried landing overlooks the hallway and front door. Window to the front aspect with views over
fields towards Tintern Abbey. Radiator.

Master Bedroom #2
Large bedroom with window to front. Velux window with rear views over the garden. Radiator. Eaves
storage access. Radiator x 2.
Changing Room
Fitted storage and velux window to rear.
En-Suite
Velux window to rear. W.C. Washbasin. Large walk in shower with electric shower.
Bathroom #2
Bathroom with bath, W.C. washbasin. Velux window to the side. Radiator.

Double Bedroom #2
Double bedroom with window to front aspect with views over fields towards Tintern Abbey. Radiator.
Single Bedroom
Velux window with rear views over the garden. Radiator. Eaves storage access.

Grounds

Gates and driveway
The property is approached via an automated security gate which can be opened by code, key fob or
remote control. A secondary gate (with its own eircode) is also available leading to the workshop area. The
gates are controlled by an exit button and induction loop system for easy exit.
The house itself is set back from the road along an illuminated winding concrete driveway. The house
stands on a large concreted area which allows for vehicle maneuvering and parking.
A second, tree lined, hardcore driveway leads to the rear of the property where the workshop and barn
stand. This has previously been used as a business premises and could provide an additional income
stream (subject to appropriate regulations).
Front Lawns
To the left and right of the driveway are two extensive lawns which provide an impressive entrance and
wonderful peaceful views from the house. The Waste management and soak away are located under the
lawns.

Rear Lawn
To the rear of the property there is a large lawn with established beds and rose hedge. In the far corner
there is a paved patio area. Protected on three sides it provides a wonderful place to take your breakfast in
the morning sun.
Garage/Games Room
This large former double garage is currently in use as a games room and music studio. It has an insulated
wooden ceiling and mezzanine level (ladder access but could easily have stairs added). A slate bed pool
table with overhead lighting occupies the centre of the room while a large (12KW?) A multifuel stove
occupies the corner providing a focal point and plenty of warmth.
Windows to the side and rear provide natural light as does a uPVC door.
A powered roller shutter door provides access for large items. This has been covered cosmetically
internally but still has double doors which can be opened.
Power and light available including 16A & 32A sockets for welding or other high power uses.
Parking
To the rear of the garage there is a concrete area which is currently used for parking two cars out of view of
the road.
Vegetable Garden
A concrete drive connects the house to the workshop area dividing the garden into two sections.
The first area to the right contains a vegetable garden with raised beds and fruit netting. Various ornamental
shrubs are also planted to provide colour and protection.
Orchard
Next to the vegetable garden there is the orchard containing mature apple, pear and plum trees. The
ground is covered with weedstop and bark for ease of maintenance.
Cabin
Sitting in pride of place with wonderful views of the garden and fish ponds is a 5m x 4m log cabin. To the
front there is a decking area with hand rail which is a beautiful place to sit in the summer for lunch. A double
glass door leads inside which again provides good garden views evern in inclement weather. Opening
windows on three sides provide further light and air. This is a place of relaxation. Somewhere to sit and
read, listen or play music or just listen to the birdsong.
To the side there is a flagged and covered area which not only provides protection from the elements for
human and cabin alike but also provides the best view of the main ornamental fish pond.
Mature trees to the rear of the cabin provide another quiet hideaway. For the hotter days of summer.

Main Fish Pond
This deep rectangular pond is surrounded by decking with shelved internal for aquatic plants. It is
maintained with a Oase Screenmatic filter and pump providing a feed to the waterfall.
Currently stocked with mature Koi carp and goldfish it provides another relaxing spot to sip a few drinks in
the evening.
The area surrounding the pond has a weedstop barrier and decorative pebbles to provide a low
maintenance setting. A raised net protects the fish from predators. Herons can often be seen perched
waiting for a chance.
Hot Tub Cabin
This log cabin is well sheltered by the workshop and boundary hedge. It has a high power feed from the
workshop for the hot tub with an isolation switch to the rear. Again the cabin is surrounded with weedstop
and decorative pebbles for ease of maintenance.
Hot Tub
A 7 person hot tub with two pumps feeding multiple high power jets. It has bluetooth speakers,
mood lighting and an ozone system. It comes with steps and an insulated cover. (Installed in 2020).
Seating Area
A seating area is provided to the front of the cabin separated from the hot tub by a glass screen.
This was formally used as a gym area.
Fire Pit and outdoor kitchen
Summer evenings are catered for with a fire pit. Steps down to a concrete base with drainage and a central
steel fire pit. Seating all around provides plenty of space for entertaining. A large wood fired pizza oven and
work surfaces form a simple but effective area for outdoor dining. Wheel in a BBQ and get the party started!
The surrounding area is covered in weedstop and decorative stones or artificial grass.
Decking Area
To the other side of the driveway you find an expansive decking area. Artificial grass paths make it sae for
walking in all weathers. Surrounding this is a large rock garden and decorative stones. In one corner there
is a BBQ area with work surfaces.
Gazebo
In the center of the decking area there is a gazebo and feature providing a focal point and
somewhere for climbing plants to grow.
Seating Area
To one side there is a covered seating area with a built-in bench seat. This is a warm and cozy spot
in most weathers, catching the sun and protecting from the wind - known locally as “the bus shelter”
this is a great place to sit and read.

Sunken Garden
Steps from the decking area lead down into the sunken garden. This is surrounded by rocks and mature
beds currently home to shrubs and a tree fern. A paved area provides access to the far side and back onto
the rear lawn. A curved seating area is provided from which to watch the smaller fish pond. A sump pump
ensures that it doesn't flood during rains.
Small Fish Pond
This pond has an Oase filter system and is currently stocked with goldfish and similar cold water
fish. And sports aquatic plants for shelter and shade. A net protects the fish from predators.
Workshop
This large sheet metal on a block wall building sits on a large concrete pad. Power, light and water
connections. A log burner and foam insulation keeps the building warmer than similar structures for year
round use. Stairs up to a mezzanine level provide a large storage boost.
A huge roller door provides access to the workshop for large vehicles while a smaller personnel door is also
provided.
Windows to the side and rear provide additional natural light.
This workshop was formally used as a business (tyre fitting) and is serviced by separate drive and gates
providing a business or revenue opportunity (subject to regulations).
Well House
Between the workshop and the art room sits the well house that contains the on site well, pump and
treatment system. The structure is foam insulated to prevent frost damage.
Art Room/Studio
This wooden built structure features large sliding doors to the front covering almost the entire front aspect.
This allows for an abundance of natural light to flood in. To the front a covered area provides further seating
and an outdoor space to sit and draw or paint.
Caravan
To the side of the decking area is a small, self contained, area which could be used for holiday rental or
visitor area. A 4 berth caravan with toilet and cooking facilities face inwards to a decked seating area
surrounded by raised beds.
Decking
The decking are is covered by an arbor for climbing plants and covered with artificial grass for
comfort and safety. Steps lead down to a weedstop/pebble/artificial grass area that could easily be
fenced off from the rest of the garden and workshop.
Pool
Central to the area is a small pool with surrounding decking and seating. Screened from the road it
provided an excellent place to cool off in the hotter months.

Swing
In the corner sits a substantial wooden swing seat designed for two.
Open Barn
Proceeding along the gravel path there is what we call the “open barn” or “pole barn”. This tall open
structure provides shelter for large vehicles or boats while allowing covered working during inclement
weather.
Polytunnel
A substantial polly tunnel sits to one side with a gravel floor; it provides a warm retreat for gardening
enthusiasts and excellent crops of tomatoes.

Cabin/Railway
Across a concrete yard formally used as a paddock for horses and donkeys there is what we call the
railway. This is 2⁄3 of a 40 foot container lined and insulated and extended to form a wonderful seating area
and haven tucked away from the rest of the property. Views over the trees to the rear of the property often
finds birds and animals not glimpsed elsewhere. The area is currently home to a OO scale railway.
Storage/Stable
The final 1⁄3 of the container is currently used for storage but could easily be converted back to a stable.
Wild Garden
To the far side of the second drive is a wilderness area planted with a few ornamental trees but mostly
various varieties of willow. This area provides a natural barrier to the next property but is also a haven for
wildlife.

Services
● Electricity: Mains with smart meter
● Water: Well on site - water treatment recently replaced
● Waste : Waste treatment plant with soak away on site
● Internet: NBI fiber to house connection (currently running at 1Gb/s)
● Solar PV System: 4.8KW panels with Solis inverter and 2 x Batteries
● Gas: Bottled
● Mobile: Vodafone/An Post

Amenities:
● Shops/Post Office : Ramsgrange, Fethard on Sea, Wellington Bridge
● Pub: Vine Cottage (20 minute walk)
● Beaches: Saltmills (20 minute walk)
● Local Attractions: Colough Walled Garden and Tintern Abbey are both within walking distance (10 minutes)

BER Details

BER Rating: B2

BER No.: 105142368

Energy Performance Indicator: Not provided