WiW: Providence, 8 Ferndale Glen, Rathmichael

Providence, 8 Ferndale Glen, Rathmichael, Dublin
€1,285,000 - 6 Bed Detached House 319.6 m² / 3440 ft² For Sale
On 0.425 acres.

myhome.ie/residential/brochu … in/2900416
ganlywalters.ie/577340/Provi … ael-Dublin

Passed this at the weekend, good location and the courtyard looks lovely, but a bit of cognitive dissonance from:

(a) Built in 1999 to the highest of standards
(b) BER F

I suspect the culprit (from the ad) is: “Electric under floor central heating with electric ceiling heating”. I’ve never heard of electric ceiling heating but it seems like a great way to attract stray heat-seeking missiles.

I can’t find any references to that in the BER report…

BER advisory report: (PDF)
ndber.seai.ie/pass/Download/Pas … =106741812

…which like all of them seems to mostly be a copy/paste of general recommendations with specific assessments thin on the ground.

Taking the BER numbers (420.02 (kWh/m2/yr)) at face value gives 134400kWh/year, or €20k per annum at 15c/kWh. I wonder if you’d get planning for a wind farm?