10, The Abbey Woods, Douglas, Isle Of Man
Description
Occupying a generous plot within the prestigious cul-de-sac of The Abbey Woods on Ballanard Road, this beautifully extended family home offers over 2,500 sq ft of versatile accommodation in one of Douglas’ most desirable residential locations. Just a short drive from the town centre, the property combines spacious living with a peaceful setting and stunning countryside views. The welcoming entrance hall features a staircase to the first floor, useful storage and a convenient cloakroom/WC. The impressive living room is centred around a feature fireplace and enjoys fully glazed sliding doors opening onto the rear garden, filling the room with natural light. A large opening leads into the dining room, where a bay window provides an attractive focal point and creates the perfect space for entertaining. The spacious kitchen is fitted with a comprehensive range of wall and base units, integrated appliances and a dining area, extending the full depth of the house. Beyond the kitchen, the thoughtfully designed extension offers exceptional flexibility and is currently arranged as a family room with direct garden access, a home office, utility room and integral garage, making it ideal for modern family life or multi-generational living. To the first floor are four generous double bedrooms, all bright and airy with excellent natural light. The principal bedroom benefits from a modern en-suite shower room, while the remaining bedrooms are served by a well-appointed family bathroom. Externally, the property enjoys a large private driveway to the front. The beautifully landscaped rear garden is undoubtedly a standout feature, offering a patio seating area, generous lawn, raised terraced seating, mature shrubs and colourful planting, all complemented by attractive countryside views an
Not marked as sole agency on the original listing, so this property may also be marketed by other agents not captured in this data.
Nearby
- SchoolWillaston School0.44 mi · 10 min walk · 1 min drive
- GP surgeryHailwood Medical Practice0.93 mi · 20 min walk · 3 min drive
- Dentist65 Woodbourne Dental Surgery1.2 mi · 25 min walk · 4 min drive
- SupermarketSpar0.29 mi · 6 min walk · 1 min drive
- PubThe Manor0.39 mi · 8 min walk · 1 min drive
- RestaurantTalk of the Town0.76 mi · 16 min walk · 2 min drive
- CaféNoble's Park Café0.82 mi · 18 min walk · 3 min drive
- Petrol stationUnnamed petrol0.59 mi · 13 min walk · 2 min drive
- AirportIsle of Man Airport10.6 mi · 34 min drive
Nearest match in each category, from a fixed list of Isle of Man amenities — not every pub, café or shop on the island, so treat this as a useful sample, not a complete picture. Distances are straight-line ("as the crow flies"), multiplied by 1.3 to approximate real road-network distance — this is an estimate, not turn-by-turn routing, and actual walking/driving routes may differ. Times assume constant average speeds appropriate to the Isle of Man's roads and 25/35mph limits: walking 4.5 km/h, cycling 14 km/h, driving 30 km/h — not open-road speeds, and they don't account for traffic, parking or terrain.
Masts nearby
- Mobile phone mastUnnamed on the map0.77 miles away
- Mobile phone mastManx Telecom1.1 miles away
- Mobile phone mastSure1.4 miles away
- Mobile phone mastManx Telecom1.4 miles away
Read this before drawing a conclusion. These are masts mapped by OpenStreetMap contributors — 38 communication structures for the whole island, 29 of them tagged as carrying a mobile network. The operators run considerably more sites than that, so a mast not shown here is not evidence there isn't one. There is no official Isle of Man mast register to check against: Ofcom's Sitefinder never covered the island and the Communications Commission publishes no list. Nothing in this data says which generation a mast carries, so none of it can tell you whether a site is 5G.
Price per square metre
£790,000 over 232.3 m² is £3,401 per m². Compared with other properties currently for sale that publish a floor area — the percentage is this property against that group's midpoint:
Floor area comes from the Isle of Man Land Registry's transaction register via the agent's own listing, and covers the whole property. Comparisons are drawn from asking prices of properties currently for sale, not achieved sale prices — the Isle of Man sold register records no floor areas at all, so a sold £/m² cannot be calculated from it. Sample sizes are shown in brackets; small groups move a lot. This is context for a conversation with an agent, not a valuation.
What the numbers on this listing say
- New to this site 2 days ago. Little negotiating history has built up yet.
- Freehold. The most straightforward tenure to buy and to lend against. Tenure is as declared by the agent; have your advocate confirm it against the register.
Assembled from this site's own record of the listing and the Isle of Man Government sold-price register. It deliberately makes no recommendation and no valuation — it reports what is measurable and leaves the judgement to you.
What this purchase costs beyond the asking price
Duty is charged in slices, so each rate applies only to the part of the price inside its band. Three categories exist: owner-occupier (nothing on the first £230,000, 1% to £500,000, 2% above) — £8,500 here; resident but not owner-occupier, a second home or a let (2%, 2.5% above £3m) — £15,800; and non-resident (4%, 4.5% above £3m) — £31,600. Which one you fall into is a question about you, not about the property, and the Registry decides it. Scale set by the Land, Deeds and Probate Registries (Fees and Duties) Order 2023, in force 1 May 2023 — check the Central Registry's own calculator or ask your advocate for the figure that actually applies. This site is not a tax adviser and takes no fee from anyone named on this page.
What it would cost each month
The interest rate above is a placeholder you should replace with a real quote — this site holds no lender rates, is paid nothing by any lender, and is not advice. Land Registry duty is calculated from the published band scale; everything else follows from the numbers you type.
Getting connected
Four providers sell residential broadband on the island: Manx Telecom, Sure, Wi-Manx, BlueWave Communications. Manx Telecom owns and operates the fixed network the others largely resell, so what is physically available at an address is usually a Manx Telecom question whoever ends up billing you.
This site has no per-address availability feed and makes no claim about the speed, technology or price at this property — a "fibre available here" badge that turned out to be wrong on completion day would be worse than no badge at all. Check with a provider against the actual address before you rely on it. No provider pays this site anything, and these are ordinary links, not referrals.
What would improving it be worth?
Value added is the extra floor area priced at £3,229/m² — the midpoint asking price per m² among 6 Douglas properties currently for sale that publish a floor area. Cost uses real Isle of Man build rates: £4,000–£6,000/m² new build and £2,000–£4,000/m² refurbishment, depending on quality. Net is against the mid rate. The last column is how often Isle of Man actually grants that kind of application.
| Improvement | Value it might add | Likely cost | Net | Granted |
|---|---|---|---|---|
| Add a bedroom (single-storey extension) A modest double plus circulation, built new. ~14 m² |
£45,207 | £52,500 14 m² · mid spec new build range £42,000–£63,000 |
−£7,293 | 0% (314) |
| Loft conversion with a bedroom Works inside an existing roof, so it prices as refurbishment rather than new build — which is why it usually wins. ~20 m² |
£64,582 | £41,000 20 m² · mid spec refurb range £33,000–£50,000 |
+£23,582 | 0% (46) |
| Two-storey extension Roughly 14 m² on each of two floors. ~28 m² |
£90,415 | £105,000 28 m² · mid spec new build range £84,000–£126,000 |
−£14,585 | 0% (66) |
| Garage, annexe or outbuilding Detached space is worth less per m² than main-house floor area. ~18 m² |
£34,874 | £67,500 18 m² · mid spec new build range £54,000–£81,000 |
−£32,626 | 0% (199) |
Two things it cannot see. First, it prices floor area at the local average rate — it doesn't know your plot, your roof, your outlook, or whether an extension is physically possible; nor whether your street has a ceiling price that no amount of extending beats. Second, the rate comes from asking prices of other properties currently for sale, because the Isle of Man's sold register records no floor areas at all — so it reflects what sellers ask, not what buyers paid.
The obvious alternative method is worse, which is why it isn't used here: comparing a typical 3-bed with a typical 4-bed suggests a bedroom is worth around £430,000 island-wide. It isn't — a 4-bed is generally a bigger house on a bigger plot, so that figure measures the mix of what's for sale, not the value of adding a room.
Before spending anything, get a builder's quote and talk to an architect — what work of this kind actually gets approved here shows how often applications like yours succeed, and on what grounds the refusals go.
Building work on this property
Same estimate model this site uses on its planning pages (UK cost ranges with the Isle of Man's 18% uplift) — a rough starting point, not a quote. Always get quotes from an Isle of Man builder before budgeting.
See also all Isle of Man property professionals — architects, surveyors, mortgage brokers and trades.
Sale history
No prior sale found in the Isle of Man property register for this address.
Planning history
No planning application found in this site's planning dataset for this address.
Search the official register for anything since 2023
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