129 Ashfield East, Old Golf Links Road, Kilkenny, KilkennyR95R1X3
€320,000
3 Bed~3 Bath~101 m²~BER D1
What you'll like:
- Cul-de-sac privacy: The property is situated in a quiet one-sided cul-de-sac, meaning there are no houses directly opposite and passing traffic is minimal.
- West-facing garden: The gated rear garden features a desirable west-facing aspect with a patio, capturing afternoon and evening sunlight effectively.
- Off-street parking: A private driveway at the front provides convenient off-street parking alongside a small lawned garden area.
- Side pedestrian access: Independent side access links the front driveway directly to the rear garden, enhancing convenience for bins and maintenance.
- Principal ensuite: The main bedroom includes a private ensuite bathroom equipped with a tiled shower cubicle and an electric shower.
- Built-in storage: Two of the bedrooms feature practical double built-in wardrobes, maximizing floor space and providing immediate storage solutions.
- Proximity to ring road: Located just a stone's throw from the city ring road, ensuring fast and easy commuting around Kilkenny.
- Convenient shopping: Newpark Shopping Centre and a local Lidl supermarket are situated nearby, making daily grocery shopping exceptionally straightforward.
- Public transport access: A city bus stop is conveniently positioned on the Golf Links Road, offering reliable transit alternatives into the city centre.
- Local amenities: The area benefits from nearby local conveniences including a crèche and a local pub within easy reach.
- Open plan flow: Double doors connect the bright living room with its open fireplace directly to the kitchen, creating an adaptable layout.
- Understairs storage: The entrance hall includes useful built-in understairs storage space, helping to keep household items neatly tucked away.
- Ready-to-walk-in condition: The house is presented in an orderly state ready for immediate occupation by first-time buyers or investors.
- Natural light: The front living room incorporates a bright bay window that enhances natural illumination and frames the open aspect outside.
- Bathroom facilities: The accommodation totals three bathrooms including a downstairs guest WC, an ensuite, and a main family bathroom upstairs.
- Family bathroom features: The upstairs family bathroom is equipped with a functional mains-powered shower over the bath and an Enviroclad surround.
- Included fixtures: The sale includes existing fixtures, fittings, and window blinds, reducing immediate setup costs for the new owner.
- Manageable floor area: Extending to approximately 101 square metres, the home offers a well-proportioned footprint that is easy to heat and maintain.
- Established neighborhood: Built in 2003, the development is mature and well-established, offering a stable residential community environment.
- Short city drive: Kilkenny city centre is only a short drive away, allowing quick access to a wide range of retail, dining, and cultural options.
But keep in mind:
- Subpar energy rating: The property holds a D1 BER rating, which indicates poor energy efficiency and suggests that substantial upgrades are needed to reduce heating bills.
- Heating efficiency concerns: A D1 energy rating often points to inadequate insulation or older windows, meaning buyers should budget for energy-efficiency retrofits.
- Untested appliances: The listing explicitly notes that services, systems, and appliances have not been tested, requiring buyers to verify their working order independently.
- Potential boiler age: Heating is provided by gas-fired central heating dating back to earlier construction standards, meaning the boiler may soon require replacement.
- Bath surround material: The family bathroom uses an Enviroclad surround rather than traditional tiling, which some buyers might view as less durable or aesthetically appealing.
- Limited third bedroom: The third bedroom is relatively compact, making it tight if used simultaneously as a permanent double bedroom and a home office.
- Single ensuite limitation: Only the principal bedroom has an ensuite, forcing the occupants of the other two bedrooms to share the main family bathroom.
- Cul-de-sac turnaround constraints: One-sided cul-de-sacs can sometimes experience restricted turning or parking space when visitors arrive simultaneously.
- Open fireplace emissions: The living room features a traditional open fireplace, which is less thermally efficient and produces higher emissions than a closed-stove alternative.
- Immersion water heating: The hot press incorporates an immersion heater for water backup, which can lead to higher electricity costs if not managed carefully.
- Proximity to high-traffic routes: While close to the ring road for commuting, properties near major link roads can occasionally be susceptible to ambient traffic noise.
- Garden privacy fencing: Buyers should inspect the physical condition and height of the rear garden boundary fencing to ensure adequate privacy from neighbors.
- Potential maintenance backlog: Built in 2003, the property is over two decades old and may require hidden maintenance updates like roof flashing or gutter checks.
- Measurement discrepancies: Sales particulars carry standard disclaimers stating dimensions are for illustration only, meaning buyers must independently verify floor areas.
- No structural warranties: Because the property is secondhand, there are no builder warranties remaining, placing the full financial onus of structural defects on the buyer.
- Parking capacity limit: The front driveway appears sized for a single vehicle, which could present parking inconveniences for multi-car households or guests.
- Lack of integrated kitchen appliances: The description mentions standard fitted units and plumbing for appliances, but buyers should check if the cooker and hob require updating.
- Window glazing type: Given the 2003 construction date, the original double glazing units may have lost their seal over time, leading to internal condensation risks.
- Attic insulation status: Buyers should perform a thorough attic survey to verify that current insulation depths meet modern energy conservation standards.
- resale market competition: Similar semi-detached estates around Kilkenny can experience high supply fluctuations, which could impact short-term capital growth potential.
Price positioning
?
- Recent historical sales data for three-bedroom semi-detached houses within the same residential development indicate transactional values that align closely with the current asking price level.
- Comparable properties on the street have achieved recorded transaction prices ranging from approximately €290,000 to €325,000 in recent years, supporting this market entry figure.
- Current competing listings for similar three-bedroom layouts in the immediate vicinity show active asking figures that match or exceed this property's quoted guide price.
- The asking price reflects appropriate adjustment for the property size of 101 square meters and its established residential location close to the city ring road.
Build Analysis
What we know from similar construction types
- The property is a 3-bedroom semi-detached house built in 2003, extending to approximately 101 m².
- The building sits in a quiet, one-sided cul-de-sac position with no houses directly opposite, reducing potential traffic and privacy concerns.
- The presence of a gas-fired central heating system and an open fireplace should be checked for operational efficiency and compliance with current ventilation standards.
- A buyer should investigate the existing cavity wall and attic insulation levels to determine how efficiently the 2003-built fabric retains heat, given the D1 BER rating.
- Inspect the condition of the windows, exterior doors, and the bathroom's Enviroclad shower surround for signs of wear, moisture retention, or necessary maintenance.
Retrofit Cost*
Possible renovating / insulating expenditure
- A deep retrofit for a 101 m² home with a D1 BER rating to achieve a higher energy efficiency rating (such as a B or A grade) typically costs between €30,000 and €60,000 gross before available SEAI grants.
- The total investment will depend on the extent of fabric upgrades required, such as upgrading attic insulation, enhancing wall insulation, replacing or improving windows and doors, and potentially installing a heat pump or solar PV system.
- Substantial SEAI grants through a One Stop Shop service can significantly reduce the net out-of-pocket expenditure, frequently lowering the net cost for a home of this size to between €15,000 and €35,000 depending on the specific measures chosen.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: Approximately €2,500 to €3,000.
- Explanation: Given the property's floor area of roughly 101 m² and a Building Energy Rating (BER) of D1, energy efficiency is moderate. Heating expenses will depend heavily on individual lifestyle, thermostat settings, and future fuel price fluctuations.
Pollution Safe
8/10Environmental situation to investigate
- The property is located in an established suburban residential neighborhood well away from major heavy industrial zones or large waste facilities.
- Buyers should independently verify local environmental reports for any minor historical commercial uses or localized legacy queries in the wider environs.
Flood Safe
8/10Water overflow reports to follow up
- The general area sits at a comfortable elevation relative to major regional watercourses, suggesting a lower baseline risk of widespread fluvial flooding.
- Prospective purchasers are advised to consult detailed local OPW flood maps to verify surface water or pluvial drainage behavior during extreme weather events.
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 Kilkenny area
5 RIOCH ST, KILKENNY, KILKENNY
- Sale date
- Declared sale price
- €255,000.00
92 UPPER PATRICK ST, KILKENNY, KILKENNY
- Sale date
- Declared sale price
- €480,000.00
17 MICHAEL ST, KILKENNY, KILKENNY
- Sale date
- Declared sale price
- €630,000.00
33 MICHAEL ST, KILKENNY, KILKENNY
- Sale date
- Declared sale price
- €120,800.00
7 SHANDON PARK, KILKENNY, KILKENNY
- Sale date
- Declared sale price
- €380,000.00
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
- Stamp duty: Approximately €3,200, calculated as 1% of the asking price of €320,000 for a residential property.
- Solicitor legal fees: Generally range from €1,500 to €2,500 plus 23% VAT, plus standard conveyancing outlays.
- Land registration fees: Typically between €600 and €800 payable to Tailte Éireann depending on the exact property value and registration type.
- Property valuation fees: Usually range from €150 to €300 for an approved bank valuation.
- Surveyor fees: Expect around €350 to €600 or more depending on whether you opt for a basic snag list or a comprehensive structural survey.
- Annual home insurance: Buildings and contents insurance typically ranges from €400 to €800 per year, though buyers should verify individual quotes based on coverage and claims history.
Forum Talk
What people are saying about this area
- Residents highlight Ashfield East as a quiet, family-friendly development with minimal passing traffic due to its cul-de-sac layouts.
- Locals frequently mention the convenience of the nearby city ring road, Newpark Shopping Centre, and local amenities within walking distance.
- Community discussions often note the regular public bus connectivity along the Golf Links Road into Kilkenny city centre.
- Buyers in the area often evaluate the energy ratings of homes built in the early 2000s, noting that upgrades can significantly improve comfort and efficiency.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property features three bedrooms and a safe, private west-facing rear garden, alongside a nearby crèche and local amenities, making it well-suited for young families.
- Teenagers7/10
Three well-proportioned bedrooms provide adequate space, and the cul-de-sac setting offers safe outdoor areas away from heavy traffic, though overall space is standard for a 101 m² semi-detached home.
- Multi-generational Living4/10
With a floor area of 101 m² and three bedrooms, the home lacks the extensive footprint, separate living spaces, or additional annexes typically required for comfortable multi-generational living.
- Single Buyers8/10
At an asking price of €320,000, this walk-in ready home offers a great opportunity for single buyers looking for a manageable property close to Kilkenny city conveniences.
- Couples8/10
Provides an ideal amount of space with a comfortable living room, master ensuite, and spare bedrooms for guests or a home office, located in a quiet residential development.
- Empty Nesters8/10
Manageable size with low-maintenance front and rear garden spaces, perfect for downsizers looking to stay close to city amenities without excessive upkeep.
- Retirees7/10
The property offers single-level living potential on the ground floor and a quiet cul-de-sac environment, though buyers should verify internal accessibility features like stairs and bathroom layouts for ageing in place.
Work
3 areas- Remote Working8/10
The third bedroom offers flexible space that can readily serve as a dedicated home office or study for remote professionals.
- Hybrid Commuting8/10
Conveniently positioned a stone's throw from the city ring road and near a city bus stop, making hybrid commuting highly accessible.
- Retired8/10
Quiet neighborhood setting combined with easy access to city healthcare, shopping, and social amenities makes it an appealing retirement option.
Practical
8 areas- Ageing in Place6/10
Features a ground-floor guest WC and manageable proportions, though buyers should verify the suitability of the upstairs bathroom and bedroom configuration for long-term mobility.
- Low Maintenance8/10
A modern build from 2003 with compact front and rear gardens requiring minimal upkeep, presented in walk-in condition.
- Secure Gated Entry4/10
Features a private driveway and side pedestrian gate access, but lacks a secure community gated entry system.
- Minimalist Design6/10
Standard semi-detached layout with traditional room divisions rather than ultra-minimalist open-plan structural design.
- Flexible Floor Plans7/10
Double doors connecting the living room and kitchen create a semi-open layout, and the third bedroom offers versatile use as a study or nursery.
- Heritage Home2/10
Built in 2003, this is a modern suburban property rather than a traditional period or heritage home.
- Ecological Setup5/10
Has a BER rating of D1, meaning energy efficiency improvements or retrofitting may be worth investigating for optimal ecological performance.
- Outdoor areas7/10
Benefits from a private front driveway/garden and a desirable west-facing rear garden and patio that captures afternoon and evening sunshine.
Interests
9 areas- Gardening6/10
Includes a small lawned front garden and a private west-facing rear garden with a patio, offering a pleasant setup for domestic gardening enthusiasts.
- Walking7/10
The location provides easy access to local roads and is a short distance from Kilkenny city center, facilitating enjoyable urban and suburban walks.
- Gym6/10
Proximity to Kilkenny city ensures reasonable access to local fitness centers and leisure facilities via a short drive or public transit.
- Cycling7/10
The nearby city ring road and relatively manageable distances to the city center make cycling a viable option for commuting or leisure.
- Golf8/10
Positioned just off the Old Golf Links Road, offering convenient proximity to local golf amenities.
- Fishing5/10
While Kilkenny features regional river systems, buyers interested in fishing will need to travel slightly further afield to access specific angling spots.
- Horse Riding4/10
Urban-edge setting means equestrian facilities are not immediately adjacent, requiring travel to surrounding rural areas.
- Water Sports3/10
Inland location limits immediate access to major water sports, though local river activities may be found elsewhere in the county.
- Entertaining7/10
Features an open-plan flow from the living room through double doors into the kitchen, alongside a west-facing rear patio and garden ideal for hosting guests.
Lifestyle
5 areas- Coastal Living1/10
Kilkenny is an inland county with no proximity to coastal areas or beaches.
- Quiet Living9/10
Situated in a one-sided cul-de-sac with no houses directly opposite and very little passing traffic, ensuring an exceptionally quiet and private environment.
- Rural Living3/10
This is an established urban-fringe residential development close to Kilkenny city rather than a rural location, though it does enjoy a peaceful cul-de-sac position.
- Village Living5/10
Combines a community-focused residential feel with close proximity to local urban amenities, shopping centers, and transport links.
- Urban Living8/10
Located just a short drive from Kilkenny city centre with nearby shopping, bus stops, and ring road access providing great urban convenience.
Social
6 areas- Community Involvement7/10
Located in an established residential development with a strong sense of community and neighborhood stability.
- Café Culture7/10
A short drive to Kilkenny city center places a wide variety of local cafes, restaurants, and social venues within easy reach.
- Nightlife6/10
While the immediate cul-de-sac is quiet, Kilkenny city center offers vibrant nightlife options just a short drive or taxi ride away.
- Health/Wellness groups6/10
Proximity to Kilkenny city ensures accessibility to local wellness classes, sports clubs, and healthcare networks.
- Networking Opportunities6/10
Good connectivity to the city ring road and urban center supports professional networking within the wider Kilkenny area.
- Tech-Hub Connectivity5/10
Standard residential broadband availability applies, though buyers should verify specific high-speed fiber internet speeds for remote tech roles.
Listing information
- Agent
- Agent details not available.
- Published on HouseDelve
- 4 September 2026
- Correction
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HD-9D3CF7HouseDelve · 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.