1 Clonmel Road, , Callan, KilkennyR95A9N7
€175,000
2 Bed~1 Bath~60 m²~BER G
What you'll like:
- Accessible Location: Situated within comfortable walking distance of Callan town centre, providing convenient access to local shops, schools, and community amenities without requiring a car for daily essentials.
- Short Commute: Located approximately fifteen minutes drive from Kilkenny City, offering buyers easy access to major employment hubs, extensive retail services, and cultural attractions.
- Attractive Asking Price: Listed at one hundred seventy five thousand euros, presenting an accessible entry point for first-time buyers, downsizers, or property investors looking for affordable housing.
- Traditional Character: Features appealing cottage-style architectural elements and charming historic aesthetic touches that reflect the vernacular heritage typical of the established local streetscape.
- Generous Living Space: Includes a particularly spacious secondary living room measuring over thirteen by seventeen feet, providing excellent room for everyday relaxation and family entertaining.
- Dual Reception Areas: Offers two distinct reception rooms, giving new owners flexible layout options to create separate formal sitting rooms, informal family spaces, or functional multi-use zones.
- Characterful Details: The main living room incorporates attractive decorative timber wall panelling and a distinctive exposed timber beam, adding considerable rustic warmth and visual interest.
- Cozy Fireplace Feature: Equipped with a functional fireplace featuring a stove-style inset in the main reception space, creating a natural focal point for winter heating and comfort.
- Practical Kitchen Area: Features a generously sized kitchen space equipped with traditional fitted timber cabinetry, built-in cooking appliances, and ample workspace for daily meal preparation.
- Bright Sunroom Addition: Includes a delightful rear sunroom with extensive glazing on two sides, flooding the adjoining interior spaces with natural daylight and enhancing the overall living experience.
- Private Rear Courtyard: Benefits from an enclosed, paved rear courtyard that delivers a secure, sheltered, and low-maintenance outdoor living environment for relaxation or warm-weather dining.
- External Storage Shed: Equipped with a useful timber garden shed positioned within the rear courtyard, providing convenient secure storage for bicycles, tools, and outdoor equipment.
- Rear Service Access: Features a substantial timber gate at the rear of the courtyard, offering separate access for maintenance, waste bins, or bringing in garden supplies.
- Refurbishment Potential: Represents an ideal renovation project for purchasers eager to modernise finishes and stamp their own personal style on a traditional property asset.
- Flexible Accommodation: Provides two versatile bedrooms suitable for various buyer needs, whether configured as primary sleeping quarters, guest rooms, or dedicated home office spaces.
- Compact Footprint: Single-storey layout avoids internal stairs, making the residence highly suitable for downsizers or individuals seeking accessible single-level living arrangements.
- Stable Asking Price: Recorded asking price has remained firm at one hundred seventy five thousand euros with no reductions, indicating steady initial vendor expectations in the current market.
- Established Neighborhood: Positioned within a long-standing residential area of Callan, offering prospective buyers a settled community atmosphere close to essential local infrastructure.
- Independent Connection: Rear sunroom and courtyard provide a direct physical link between indoor living areas and private outdoor space, maximizing the utility of the compact footprint.
- Investment Viability: Lower purchase threshold combined with rental demand in Kilkenny county creates a strong foundation for a viable buy-to-let investment after necessary upgrades.
But keep in mind:
- Extremely Poor BER: Holds a G energy rating, which is the lowest possible efficiency band and indicates that extensive insulation and heating upgrades are urgently required.
- High Retrofit Costs: Bringing the dwelling up to modern energy standards will likely require substantial capital investment in wall insulation, windows, and heating systems.
- Direct Footpath Frontage: Positioned directly onto the pavement with no front setback, resulting in potential street noise and a complete lack of private front outdoor space.
- Modest Floor Area: Total accommodation extends to approximately sixty square meters or eight hundred fifty four square feet, which may feel compact for growing families.
- Small Bedroom Sizing: Both bedrooms are relatively compact, measuring around seven and a half by ten and a half feet, limiting furniture layout options.
- Bathroom Modernisation Needed: The sole bathroom features dated finishes combining tiles and timber panelling, requiring complete renovation to meet modern hygiene and aesthetic preferences.
- Awaiting Cosmetic Overhaul: Virtually all interior surfaces, floor coverings, and decorative elements require updating, which will add significantly to the initial purchase budget.
- Electric Shower Installation: The bathroom shower relies on an electric heating unit, which can be less powerful and less energy-efficient than plumbed central heating systems.
- Parking Constraints: Fronting directly onto Clonmel Road without a dedicated driveway suggests that residents may need to rely entirely on on-street public parking availability.
- Single Bathroom Limit: With only one bathroom servicing both bedrooms, larger households or visiting guests may experience daily congestion and scheduling inconvenience.
- Historic Fabric Dilapidation: Traditional cottage-style construction methods may harbor hidden dampness, timber rot, or outdated wiring that a thorough building survey should uncover.
- Uncertain Structural Integrity: Buyers must verify the condition of the roof structure, ceiling beams, and boundary walls to ensure no costly structural defects are masked by cosmetic paint.
- Heating System Efficiency: The reliance on individual room stoves or older setups rather than a modern central heating network should be carefully inspected by a qualified plumber.
- Ventilation Concerns: The enclosed sunroom and traditional single-storey layout require careful assessment to prevent condensation and moisture buildup in colder months.
- Boundary Clarification: The legal extent of the rear courtyard and the exact right-of-way associated with the rear timber gate must be verified by the buyer's legal representative.
- Planning Restrictions: Given the traditional streetscape context, any exterior alterations or window replacements might be subject to local planning guidelines or heritage considerations.
- Resale Value Ceiling: Properties of this size and vintage in Callan may have a localized price ceiling, meaning heavy renovation spending might not yield a direct financial return.
- Limited Expansion Options: The enclosed nature of the site and terraced configuration severely restrict any potential for outward physical extension of the dwelling footprint.
- Utility Services Verification: Buyers should check the capacity and condition of incoming water, electricity, and sewage connections to ensure they meet modern domestic demands.
- Renovation Disruption: Undertaking the necessary thermal upgrades and cosmetic overhauls will cause significant lifestyle disruption or require temporary alternative accommodation during works.
Price positioning
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- The asking price of €175,000 appears relatively fair and reasonably positioned when compared against historical transactions for similar traditional residences along the same road, reflecting realistic expectations for a property requiring substantial modernization.
- Valuation signals are influenced by the poor G energy rating, which indicates that significant capital expenditure will be immediately required by any prospective buyer to upgrade insulation, heating systems, and overall energy efficiency standards.
- Support for this asking price is reinforced by the persistent demand for compact, town-centre homes suitable for first-time buyers or downsizers, though the necessary renovation work could potentially undermine aggressive bidding competition.
- Relevant market dynamics include the property's advantageous proximity to local amenities and Kilkenny City, providing underlying value that balances out the considerable refurbishment costs associated with bringing the dwelling up to modern standards.
Build Analysis
What we know from similar construction types
- The property is a traditional single-storey terraced cottage-style residence extending to approximately 60 m² (854 sq. ft.), positioned directly onto the footpath, which is typical of older streetscapes in the area.
- Features traditional elements such as a fireplace with a stove-style inset, exposed timber beams, decorative timber wall panelling, and a rear sunroom extension with extensive glazing.
- As a traditional older home with a G BER rating, a buyer should investigate the thermal performance, insulation levels, and heating systems.
- A buyer should verify the condition of the roof, the integrity of the boundary walls around the private rear courtyard, and check for any potential rising damp or ventilation issues commonly associated with older structures of this type.
- Compliance and structural integrity of the rear sunroom addition and any alterations over time should be verified by a qualified surveyor.
Retrofit Cost*
Possible renovating / insulating expenditure
- Estimated deep-retrofit cost: €45,000 to €65,000.
- Reasoning: The property has a G BER rating, indicating very poor energy efficiency. Bringing the home up to a modern energy standard will likely require substantial works including comprehensive external or internal wall insulation, roof insulation, window and door replacement with high-performance double or triple glazing, upgrading the heating system to a heat pump or high-efficiency boiler, and addressing airtightness and ventilation.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €2,200 to €2,800
- Explanation: Given the G energy rating, smaller 60 square metre footprint, and presence of a fireplace with stove-style inset, the property likely suffers from poor thermal efficiency and high heat loss, leading to above-average heating costs.
Environmental checks
Area-level evidence and things to investigate
Air quality
Nearby sites
Landfills
None foundWaste facilities
None foundIndustrial facilities
None foundNearby infrastructure
Underground electricity cables
None foundFlood Safe
8/10Water overflow reports to follow up
- The property is located within an established town-centre setting along Clonmel Road in Callan, where local topography generally mitigates severe coastal or major tidal flood risks.
- Deterministic map findings show no immediate mapped flood areas directly affecting this specific location, suggesting a lower baseline exposure to fluvial hazards.
- As a traditional single-storey cottage positioned directly onto the streetscape, any localized accumulation of surface water during extreme rainfall events should be carefully considered by prospective buyers.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
CLONMEL ROAD, CALLAN, CO KILKENNY
- Sale date
- Declared sale price
- €310,000.00
12 CLONMEL RD, CALLAN, KILKENNY
- Sale date
- Declared sale price
- €160,000.00
CLONMEL ROAD, CALLAN, CO KILKENNY
- Sale date
- Declared sale price
- €159,000.00
Recent sales in the wider Callan area
62 ROSELAWN, BOLTON WOODS, CALLAN
- Sale date
- Declared sale price
- €300,500.00
11 PARKVIEW, BOLTON WOODS, CALLAN
- Sale date
- Declared sale price
- €396,000.00
9 WEST STREET, CALLAN, CO KILKENNY
- Sale date
- Declared sale price
- €221,000.00
NO 2 CHALET, NEWMARKET LANE, CALLAN
- Sale date
- Declared sale price
- €134,000.00
BALLYLINE, CALLAN, CO KILKENNY
- Sale date
- Declared sale price
- €90,000.00
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: €1,750 — 1% of €175,000.
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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: €1,500 to €3,000
- Land registration fees: €400 to €800
- Property valuation fees: €150 to €300
- Surveyor fees: €400 to €900
- Annual home insurance: €350 to €700
Forum Talk
What people are saying about this area
- Local community discussions in Callan frequently highlight the growing appeal of the town as an accessible and more affordable alternative to living directly in Kilkenny City, drawing interest from first-time buyers and commuters.
- Residents in local forums often discuss ongoing regeneration and community-led initiatives aimed at enhancing Callan's town centre streetscape and supporting local businesses along the main thoroughfares.
- Property-focused discussion boards note an active demand for traditional cottage-style homes and renovation projects in County Kilkenny, particularly properties offering potential for energy efficiency upgrades given the increasing focus on sustainable retrofitting.
- Commentary regarding the local housing market frequently emphasizes the convenience of Callan's amenities, schools, and regular transport links to Kilkenny City, making central locations highly desirable for downsizers and investors alike.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The property offers single-storey living and an enclosed rear courtyard, which can be safe for young children, though the close proximity to the road and the need for modernization require careful oversight.
- Teenagers4/10
With two bedrooms and approximately 60 m² of living space, accommodation is relatively compact for teenagers who typically require more personal space.
- Multi-generational Living2/10
The single-storey, two-bedroom layout lacks the independent zones or space necessary to comfortably accommodate multiple generations under one roof.
- Single Buyers9/10
An affordable asking price of €175,000 makes this a realistic and appealing entry-level purchase for single buyers looking to renovate.
- Couples8/10
The two reception rooms and private courtyard provide a manageable layout for a couple, especially those interested in a cosmetic upgrade project.
- Empty Nesters8/10
Single-storey living minimizes stairs, making it practical for empty nesters downsizing from larger family homes, though some refurbishment will be needed.
- Retirees7/10
The lack of stairs is ideal for aging in place, but prospective buyers should verify the extent of modernization required for heating and insulation given the G BER rating.
Work
3 areas- Remote Working7/10
With a flexible second bedroom or reception room that can double as a home office, it supports remote work, though high-speed broadband availability should be verified.
- Hybrid Commuting7/10
Being approximately 15 minutes' drive from Kilkenny City makes hybrid commuting manageable for those working in the urban center.
- Retired8/10
Single-level accommodation and proximity to town amenities suit retirement living well, provided necessary upgrades are carried out.
Practical
8 areas- Ageing in Place8/10
The single-storey layout avoids internal stairs, making it structurally well-suited for aging in place once any required accessibility updates are made.
- Low Maintenance7/10
The small footprint and paved rear courtyard keep ongoing outdoor maintenance low, though the property's G BER rating indicates that energy-efficiency upgrades will require initial effort.
- Secure Gated Entry5/10
The property features a substantial timber gate at the rear providing separate access, but fronting directly onto the public footpath limits front-boundary security.
- Minimalist Design4/10
The layout features traditional cottage-style characteristics and established finishes rather than sleek, minimalist architectural lines.
- Flexible Floor Plans6/10
Two reception rooms and flexible bedroom configurations offer options to adapt the living spaces to individual needs.
- Heritage Home7/10
The traditional cottage-style appearance and street-facing orientation reflect historic local architectural character.
- Ecological Setup2/10
A BER rating of G highlights significant energy inefficiency, meaning substantial thermal and ecological upgrades are needed.
- Outdoor areas5/10
An enclosed private rear courtyard provides a sheltered, paved outdoor space with a storage shed, compensating for the lack of a large garden.
Interests
9 areas- Gardening4/10
The private rear courtyard is predominantly paved and enclosed, offering limited space for traditional gardening outside of potted plants.
- Walking8/10
Its position within walking distance of Callan town centre makes it very convenient for daily strolls and accessing local shops.
- Gym4/10
There is no dedicated home gym space, and buyers should investigate the availability of commercial fitness facilities in the immediate area.
- Cycling6/10
The flat topography of the town setting is generally favorable for cycling, though local road traffic conditions should be factored in.
- Golf5/10
Proximity to golf facilities depends on regional amenities, but the location provides a reasonable base for regional travel.
- Fishing4/10
While Kilkenny features river systems, buyers interested in fishing will need to investigate local angling spots and permissions nearby.
- Horse Riding3/10
The town-centre setting does not accommodate equestrian pursuits on-site, requiring travel to nearby rural stables.
- Water Sports2/10
Inland County Kilkenny offers limited opportunities for water sports unless traveling to major lakes or coastal areas.
- Entertaining6/10
The property features a spacious main living room and a bright sunroom connecting to the courtyard, offering decent spaces for casual gatherings.
Lifestyle
5 areas- Quiet Living6/10
Located along an established streetscape in Callan, it offers a traditional town setting, though some street noise should be expected compared to a purely rural location.
- Rural Living3/10
This is a town-centre property rather than a rural retreat, meaning neighbours are close by and the immediate environment is urban-adjacent.
- Village Living9/10
Situated within walking distance of Callan town centre, the location provides excellent access to local amenities and a strong community feel.
- Coastal Living1/10
The property is located inland in County Kilkenny, far from any coastal amenities.
- Urban Living5/10
While located in a recognized residential town with services nearby, it offers a small-town atmosphere rather than a bustling city lifestyle.
Social
6 areas- Community Involvement8/10
Callan is a well-established residential town offering strong opportunities for local community integration and participation.
- Café Culture6/10
Walking distance to the town centre provides access to local cafes and social hubs within the community.
- Nightlife4/10
Nightlife options are modest in a town of Callan's size, with more extensive entertainment venues requiring a trip to Kilkenny City.
- Health/Wellness groups5/10
Local wellness groups and classes can typically be found within the town or nearby Kilkenny, though specific options should be checked.
- Networking Opportunities4/10
Professional networking is more limited in a small town setting, making regional centers more suitable for active networkers.
- Tech-Hub Connectivity4/10
Direct access to dedicated tech hubs is minimal locally, though remote connectivity can support tech-based roles subject to broadband speeds.
Listing information
- Agent
- Fran Grincell Properties
- Phone
- 056 - 7715000
- Current status
- active
- Published on HouseDelve
- 10 November 2026
- Correction
- Report an issue
HD-1C738DHouseDelve · Republic of IrelandReport 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.