10 Clarnwood, Freshford Road, Kilkenny
€550,000
4 Bed~3 Bath~148 m²~BER C
What you'll like:
- Desirable Detached Layout: This four-bedroom detached family home provides exceptional layout flexibility and privacy compared to semi-detached alternatives in the immediate area. Buyers will appreciate the lack of shared walls and improved natural light distribution throughout.
- Quiet Cul-De-Sac Setting: Positioned within a peaceful cul-de-sac to the rear of the development, the property experiences minimal through-traffic. This creates a safer, quieter environment for families with children or pets.
- Hospital Proximity Advantage: Being situated directly opposite St. Luke's General Hospital offers incredible convenience for healthcare workers. It also ensures strong long-term rental demand should the property ever be used as an investment.
- Generous Floor Area: Extending to 148 square metres, the accommodation offers well-proportioned rooms across both levels. This generous footprint easily accommodates modern family living without feeling cramped or constrained.
- Southeast Garden Orientation: The private rear garden enjoys a desirable southeast aspect, capturing morning and midday sun. This orientation is ideal for natural light enthusiasts and supports vibrant plant growth.
- Limestone Patio Feature: A charming limestone patio provides an established, low-maintenance outdoor space for al fresco dining. It connects the indoor living areas seamlessly to the enclosed rear garden.
- Ample Off-Street Parking: The spacious tarmac driveway at the front provides generous parking capacity for multiple vehicles. This eliminates common street-parking hassles for busy households and visiting guests.
- Dual Side Access: Two independent side entrances provide convenient, practical movement between the front and rear of the house. This makes garden maintenance, waste management, and bicycle storage significantly easier.
- Versatile Second Reception: The dedicated second reception room offers fantastic flexibility for use as a home office, playroom, or den. This extra ground-floor space is crucial for modern remote working arrangements.
- Open-Plan Potential: The large open-plan kitchen and breakfast room provides a sociable core for daily family life. Buyers can easily visualize updating or reconfiguring this space to create a contemporary culinary hub.
- Master En-Suite Accommodation: The principal bedroom benefits from a private en-suite shower room for added convenience. This reduces morning congestion around the main family bathroom on the upper level.
- Four Double Bedrooms: Unlike many houses featuring small box rooms, all four bedrooms are comfortably sized doubles. Every family member gets a spacious room with adequate storage capabilities.
- Understairs Storage Utility: The welcoming entrance hall includes practical understairs storage to keep household clutter hidden away. This clever use of space enhances daily organizational efficiency for the household.
- Open Fireplace Feature: The spacious living room features a classic cast-iron open fireplace with an attractive timber surround. This creates a cozy focal point for winter evenings and traditional living aesthetics.
- Concrete Garden Shed: A solid concrete-built garden shed stands ready in the rear yard for secure tool storage. Buyers might also explore converting this sturdy structure into a home gym or studio.
- Mature Neighbourhood Appeal: Clarnwood is a well-established, leafy residential development known for its tranquil environment and kerb appeal. Mature planting throughout the estate creates an inviting, settled community atmosphere.
- Educational Proximity: The location offers close proximity to a choice of excellent primary and secondary schools in Kilkenny. This saves considerable commuting time for families with school-aged children.
- Walking Distance Amenities: Both St. Luke's and Aut Even hospitals, plus local shops, are within easy walking distance. This reduces reliance on cars for daily appointments and local errands.
- City Centre Proximity: The property sits less than ten minutes' walk from Kilkenny city centre and its vibrant amenities. Residents can effortlessly enjoy restaurants, cinemas, and cultural spots on foot.
- Commuter Accessibility: The M9 motorway is approximately a ten-minute drive away, offering straightforward access to Dublin and Waterford. Regular rail services from MacDonagh Station further enhance regional connectivity.
But keep in mind:
- C-Rated Energy Efficiency: The current C BER rating indicates moderate energy performance that falls short of modern standards. Buyers should budget for potential upgrades like improved attic insulation or heat pumps to reduce heating costs.
- Oil Fired Central Heating: The property relies on oil-fired central heating rather than a more modern natural gas system. Buyers should inspect the age and condition of the oil boiler and factor in fluctuating fuel prices.
- Linoleum Flooring Replacement: The kitchen area currently features linoleum flooring, which may look dated to modern tastes. Replacing this with tile or engineered wood will require an immediate cosmetic investment upon purchase.
- En-Suite Size Constraints: The en-suite shower room measures a compact 2.64m by 0.79m, offering very limited floor space. Buyers might find this narrow layout restrictive during daily use or future modernization efforts.
- Outdated Kitchen Cabinetry: The shaker-style kitchen cabinetry appears functional but potentially dated for contemporary buyers. Replacing the units and countertops will likely form part of a comprehensive interior renovation plan.
- Carpeted Wet-Adjacent Areas: Several main rooms and the hallway feature carpet flooring that may show wear in high-traffic zones. Replacing these with hard floors throughout will increase overall maintenance and installation costs.
- Shed Conversion Permissions: While the concrete shed offers conversion potential, buyers must verify local planning guidelines before undertaking any structural projects. Unauthorized works could lead to costly retention applications or compliance issues.
- Traffic and Parking Proximity: Being located directly opposite a major general hospital may bring ambulance sirens and visitor parking pressures. Buyers should visit during peak hospital hours to evaluate potential noise and congestion impacts.
- Shared Cul-De-Sac Turning: While the cul-de-sac setting is peaceful, turnaround space for larger vehicles might be restricted. Visitors or delivery trucks could occasionally find parking or maneuvering slightly challenging.
- Boundary Hedge Maintenance: Mature boundary hedging and established shrubbery provide lovely privacy but require ongoing seasonal trimming. Buyers should assess the physical condition of these hedges to ensure they do not encroach on neighboring properties.
- Single Glazing Checks: Buyers should thoroughly inspect all windows and external doors to verify their double-glazing efficiency and sealing. Drafty windows can significantly worsen the home's overall heat retention and energy bills.
- Attic Insulation Verification: The listing does not detail the exact depth or quality of current attic insulation layers. An independent survey should confirm whether the roof space meets modern thermal retention standards.
- Plumbing System Age: With an established property of this vintage, original copper piping or bathroom fixtures may require preventative maintenance. Buyers should commission a detailed plumbing survey to rule out hidden leaks or failing joints.
- Electrical Safety Inspection: The home's fuse board and wiring setup should be professionally evaluated to ensure compliance with current safety regulations. Older electrical systems may need upgrading to safely support modern household appliance loads.
- Surface Water Drainage: Buyers should inspect the driveway and rear patio slopes to ensure effective surface water run-off during heavy rain. Inadequate drainage around the tarmac or patio areas could lead to pooling near the foundations.
- Roof Tile Condition: A professional inspection should check the ridge tiles, flashing, and overall slate or tile integrity. Weathered or slipped roof tiles could cause silent water ingress into the attic space over time.
- External Wall Insulation: The exterior walls lack modern external insulation upgrades, which is typical for homes of this era. Adding external wrap or cavity insulation would greatly improve comfort but requires substantial capital outlay.
- Internal Door Clearances: Older internal joinery may feature non-standard door heights or widths that limit furniture maneuverability. Buyers should measure up carefully if bringing large, bulky bedroom suites from a previous home.
- Ventilation in Bathrooms: The guest WC and main bathroom rely on specific window configurations for ventilation rather than mechanical extractor fans. Buyers should check for any lingering dampness or condensation issues in these wet areas.
- Garden Boundary Ownership: The legal ownership and repair responsibilities for all dividing fences and boundary hedges must be verified. Clarifying these details with the title deeds prevents future boundary disputes with immediate neighbors.
Price positioning
?
- The asking price appears moderately positioned given the generous square footage, mature development setting, and proximity to essential local amenities and hospitals.
- Signals supporting this valuation include four spacious double bedrooms, multiple reception areas, and a private southeast-facing rear garden with a concrete shed.
- Potential factors that could undermine this pricing level include the C energy rating, which might necessitate future retrofit investments for optimal efficiency.
- Overall market demand for detached family homes in established leafy neighborhoods nearby remains a primary driver supporting this price point.
Build Analysis
What we know from similar construction types
- The property is a detached four-bedroom family home extending to approximately 148 square metres, located within a mature residential cul-de-sac.
- Construction features a traditional concrete build with a tarmac driveway, double-glazed windows, and two side entrances leading to a southeast-facing rear garden.
- The heating system is oil-fired central heating, which a buyer may wish to inspect for efficiency and consider upgrading to a heat pump system to improve overall energy performance.
- The listing notes a concrete-built garden shed suitable for conversion, and a buyer should verify whether any intended conversion complies with local planning permissions and building regulations.
- A general structural survey is recommended to assess the condition of the roof, walls, windows, and internal finishes given the property's maturity.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,800 to €2,400.
- Explanation: The property features oil-fired central heating and a C energy rating for a floor area of 148 square metres, meaning moderate energy consumption typical for a detached family home of this size.
Pollution Safe
8/10Environmental situation to investigate
- The property is located in a mature suburban residential development with no apparent major industrial facilities, incinerators, or active landfills in immediate proximity.
- As with any urban or suburban area, buyers should verify local authority records for any historical or legacy waste disposal sites in the wider district.
Flood Safe
8/10Water overflow reports to follow up
- The general area along the Freshford Road sits at a remove from the main river channels, though lower-lying parts of Kilkenny near the River Nore have experienced historical flood alerts.
- Buyers should review official Office of Public Works (OPW) flood maps to confirm the specific local risk profile for this particular cul-de-sac.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
No verified results were found for this group in the previous five years.
Recent sales in the wider local area
No verified results were found for this group in the previous five years.
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
- Stamp duty: approximately €5,500 based on 1% of the asking price for properties up to €1 million.
- Solicitor legal fees: roughly €1,500 to €2,500 excluding outlay and VAT.
- Land registration fees: around €600 to €800 depending on the property value and registration type.
- Property valuation fees: about €150 to €300.
- Surveyor fees: approximately €400 to €800 for a standard structural survey.
- Annual home insurance: estimated between €400 and €800 per year depending on the policy and coverage level.
Forum Talk
What people are saying about this area
- Residents frequently highlight the Freshford Road area in Kilkenny as a quiet, mature, and highly desirable residential location.
- Local discussions often emphasize the exceptional convenience of living within walking distance of both St. Luke's General Hospital and Aut Even Hospital.
- Commenters on community forums note the strong appeal of the neighbourhood for families due to its proximity to well-regarded primary and secondary schools.
- Locals frequently mention the ease of access to Kilkenny city centre amenities, including shopping, parks, and transport links like MacDonagh Railway Station.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The four-bedroom detached layout and enclosed southeast-facing rear garden offer plenty of safe play space for young children in a quiet cul-de-sac setting.
- Teenagers8/10
Four spacious double bedrooms and multiple reception rooms provide older children with their own space and privacy within a well-regarded neighbourhood.
- Multi-generational Living6/10
The generous 148 m² floor area and separate reception room offer good flexibility, though ground-floor sleeping quarters are limited.
- Single Buyers5/10
A large four-bedroom detached home may exceed space and maintenance needs for a single buyer, though the proximity to the city centre is appealing.
- Couples8/10
Provides ample room for couples planning for the future, with great entertaining spaces and close access to local amenities and healthcare facilities.
- Empty Nesters7/10
The single-level layout upstairs with manageable garden maintenance suits downsizers wanting extra rooms for visiting family, though stairs are present.
- Retirees6/10
The peaceful cul-de-sac location near St. Luke's and Aut Even hospitals is ideal, though buyers should note the two-story layout.
Work
3 areas- Remote Working8/10
A versatile second reception room and four bedrooms offer excellent potential for multiple home office setups.
- Hybrid Commuting8/10
Roughly a 10-minute drive to the M9 motorway and close to MacDonagh Railway Station for links to Dublin and Waterford.
- Retired8/10
A quiet, secure environment with great healthcare access nearby makes this well-suited for retirement living.
Practical
8 areas- Ageing in Place6/10
Close proximity to hospitals is a major plus, though the presence of stairs and a two-story layout requires future consideration.
- Low Maintenance7/10
Features a tarmac driveway for off-street parking and a manageable lawn, though mature gardens require upkeep.
- Secure Gated Entry3/10
The property is located in an open cul-de-sac development without private secure gated entry.
- Minimalist Design4/10
The home features traditional detached family styling with coving and conventional room divisions rather than minimalist architecture.
- Flexible Floor Plans8/10
Includes a versatile second reception room, open-plan kitchen/dining spaces, and a concrete-built garden shed suitable for conversion.
- Heritage Home2/10
A modern mature detached family home rather than a protected heritage property.
- Ecological Setup5/10
Comes with a C BER rating, indicating potential room for energy-efficiency upgrades.
- Outdoor areas9/10
Boasts a generous private southeast-facing rear garden with a limestone patio, mature hedging, and a tarmac front driveway.
Interests
9 areas- Gardening7/10
Features a generous southeast-facing rear garden with mature hedging, established shrubbery, and planted borders.
- Walking9/10
In close proximity to the Linear Park along the River Nore and within walking distance of the city centre.
- Gym7/10
Good access to local fitness facilities and amenities within Kilkenny city.
- Cycling7/10
The location allows for straightforward cycling access into the city centre and surrounding residential roads.
- Golf6/10
Kilkenny offers local golfing facilities within a short drive of the property.
- Fishing6/10
Proximity to the River Nore provides good opportunities for local angling enthusiasts.
- Horse Riding5/10
Equestrian facilities are available in the wider County Kilkenny region, though not directly adjacent.
- Water Sports3/10
Limited immediate water sports facilities locally aside from river amenities.
- Entertaining9/10
Features a large open-plan kitchen/breakfast room, a separate dining room, and a limestone patio in the private rear garden for al fresco dining.
Lifestyle
5 areas- Coastal Living1/10
Located inland in Kilkenny, far from any coastal amenities.
- Quiet Living9/10
Situated in a peaceful setting within a quaint cul-de-sac to the rear of a leafy residential development.
- Rural Living4/10
While mature and leafy, the property is located in an established residential area close to the city centre and hospitals rather than a rural environment.
- Village Living7/10
Clarnwood provides a community-focused neighbourhood feel while remaining right on the edge of urban conveniences.
- Urban Living8/10
Less than a 10-minute walk to Kilkenny city centre with easy access to shops, restaurants, and transport links.
Social
6 areas- Community Involvement7/10
A mature, leafy residential development with an established community atmosphere.
- Café Culture8/10
An easy walk into Kilkenny city centre brings you to a wide selection of local cafes and boutique spots.
- Nightlife7/10
Close to the vibrant selection of pubs, restaurants, and entertainment venues in Kilkenny city.
- Health/Wellness groups8/10
Proximity to hospitals and local wellness networks supports an active, health-conscious routine.
- Networking Opportunities6/10
Good access to local business and social networks within Kilkenny city.
- Tech-Hub Connectivity6/10
Standard residential connectivity applies; buyers should verify specific broadband speeds for remote tech roles.
Listing information
- Agent
- Sherry FitzGerald McCreery
- Phone
- 056 772 1904
- Published on HouseDelve
- 9 September 2026
- Correction
- Report an issue
HD-4E4134HouseDelve · Republic of Ireland* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.