13 Sycamore Drive, Ardnore, Kilkenny, KilkennyR95K0YT
€290,000
3 Bed~1 Bath~BER D2
What you'll like:
- Walking distance convenience: The property is situated close to schools, shops, and everyday amenities, allowing residents easy walking access to Kilkenny City Centre.
- First-time buyer appeal: This traditional mid-terrace residence presents an ideal entry-level opportunity for purchasers seeking an affordable home or a rewarding renovation project.
- Spacious front sitting room: Featuring an attractive fireplace with a decorative surround and exposed timber flooring, this room provides a warm and inviting main living space.
- Abundant natural light: Large front-facing windows in the primary reception areas ensure the interior remains bright and welcoming throughout the daytime hours.
- Generous kitchen dimensions: Measuring approximately eleven feet six inches by eighteen feet one inch, the kitchen and dining area provides ample space for everyday family living.
- Direct garden access: Sliding glazed doors connect the kitchen and dining area directly to the enclosed rear yard, enhancing indoor-outdoor flow and natural illumination.
- Well-proportioned bedrooms: The first-floor layout includes three functional bedrooms, offering suitable flexibility for family members, guests, or home working arrangements.
- Primary bedroom storage: The main bedroom benefits from built-in wardrobes, maximising usable floor space and offering convenient pre-installed storage solutions for the new owner.
- Versatile third bedroom: The compact third room easily adapts to function as a single child's bedroom, a dedicated home office, or a quiet study area.
- Fitted family bathroom: The bathroom includes a bath with an overhead electric shower, wash-hand basin, and WC, catering adequately to essential daily household needs.
- Fully tiled bathroom walls: The bathroom features tiled wall surfaces, which help protect against moisture damage and simplify routine cleaning and maintenance tasks.
- Natural bathroom ventilation: A dedicated window in the family bathroom provides essential natural ventilation and daylight, reducing humidity buildup after showers.
- Low-maintenance rear yard: The fully enclosed paved patio yard offers a private courtyard-style outdoor space that requires minimal gardening upkeep and landscaping effort.
- High privacy boundaries: Substantial boundary walls enclose the rear yard, creating a secure and private outdoor environment suitable for relaxing or entertaining guests.
- Valuable block outbuilding: A sturdy block-built outbuilding sits at the rear of the yard, providing extra storage space or potential for a hobby room.
- Established residential setting: Located within a mature neighbourhood in Kilkenny, the home benefits from a settled community atmosphere and established local infrastructure.
- Solid structural start: The dwelling offers a practical baseline layout with original features, giving purchasers a clear framework to modernise at their own pace.
- Stable asking price: The recorded asking price has remained steady at two hundred and ninety thousand euros, indicating a transparent pricing strategy without sudden fluctuations.
- Competitive market entry: The asking price positions the home accessibly within the local market for buyers willing to undertake cosmetic upgrades and modernisations.
- Renovation potential: Prospective buyers have a blank canvas to apply their own decorative tastes and substantially enhance the overall property value through targeted updates.
But keep in mind:
- Poor energy rating: The property carries a disappointing D2 BER rating, which indicates subpar thermal efficiency and highlights the need for significant insulation upgrades.
- Extensive modernisation needed: The listing notes that the residence would benefit from cosmetic works, meaning buyers should budget additional funds for interior refurbishment.
- Dated kitchen fittings: The kitchen area would benefit from replacement units and a complete refit to meet modern standards of aesthetic and functional efficiency.
- Missing floor area data: The total floor area is not provided in the listing details, requiring buyers to verify exact square footage independently during viewings.
- Unspecified property type details: The exact architectural classification beyond a mid-terrace description is omitted, prompting the need for structural surveys to confirm build quality.
- Potential hidden defects: Due to the age typical of traditional mid-terrace homes in established areas, buyers should investigate potential damp, wiring, or plumbing issues.
- Limited main bedroom size: The main bedroom measures roughly twelve feet nine inches by seven feet nine inches, representing a relatively narrow space for larger double beds.
- Compact secondary spaces: Several rooms feature modest dimensions, which may restrict large furniture placement and require custom or space-saving interior design solutions.
- Single bathroom constraint: With only one bathroom servicing all three bedrooms, larger households may experience scheduling bottlenecks during busy morning routines.
- Patio yard limitation: The low-maintenance paved rear yard lacks a traditional green lawn, which might disappoint buyers who prefer natural grassy gardens or planting beds.
- Outbuilding condition check: Buyers should thoroughly inspect the block-built outbuilding for damp intrusion, roof integrity, and electrical supply before relying on it for storage.
- Urban parking uncertainty: The available details do not specify dedicated off-street parking arrangements, so buyers must verify local street parking rules and availability.
- Potential upgrade costs: Carrying out necessary D2 energy efficiency improvements alongside cosmetic updates could significantly increase the overall cost of acquiring this home.
- Heating system verification: The listing does not detail the specifics of the central heating system, requiring prospective purchasers to check its age and operational efficiency.
- Window glazing assessment: Given the D2 energy rating, the existing windows should be inspected to determine if double glazing requires upgrading to reduce heat loss.
- Roof and attic inspection: Prospective buyers are strongly advised to check the attic space and roof timbers for adequate insulation levels and any signs of weathering.
- Plumbing infrastructure age: Older established properties often retain legacy pipework, making it prudent to assess the plumbing system for potential leaks or replacement needs.
- Electrical compliance check: The electrical distribution board and wiring should be professionally evaluated to ensure compliance with current safety standards and modern loads.
- Party wall considerations: As a mid-terrace residence, buyers should be mindful of shared party walls regarding sound insulation and future maintenance responsibilities.
- Resale value ceiling: Due to the tight layout and location characteristics, buyers should research local ceiling prices to ensure future renovation investments remain financially viable.
Price positioning
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- The asking price of €290,000 appears slightly undervalued relative to wider area transaction trends, reflecting the need for cosmetic modernisation and its D2 energy rating, which together position it attractively for first-time buyers seeking a project.
- Valuation signals show stable pricing with no recorded reductions since listing, suggesting the vendor is testing the market resilience at this level while capturing strong interest from purchasers keen on securing a well-located city property.
- Potential factors that could support this asking price include its proximity to Kilkenny City Centre and established amenities, whereas extensive required renovation works and the suboptimal energy efficiency rating could undermine buyer willingness to pay a premium.
- Relevant market dynamics indicate that traditional mid-terrace homes in established residential areas frequently attract competitive bidding when priced accessibly, meaning the final transaction value may ultimately exceed the initial asking price due to pent-up demand.
Build Analysis
What we know from similar construction types
- Traditional three-bedroom mid-terrace residence offering a solid starting point with original features, but explicitly noted as requiring cosmetic works and serving as a potential renovation project.
- Features a spacious front sitting room with an attractive fireplace, exposed timber flooring, and fitted shelving, alongside a generously sized kitchen/dining area with sliding glazed doors leading to the rear yard.
- Includes three first-floor bedrooms and a family bathroom, complemented by a fully enclosed, low-maintenance paved rear yard and a block-built outbuilding providing additional storage.
- Buyers should investigate the structural integrity of the block-built outbuilding, check for potential damp or insulation deficiencies typical of traditional mid-terrace homes of this type, and verify compliance for any past alterations.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a D2 BER rating, indicating poor energy efficiency and placing it in the D-G range where a deep retrofit is recommended.
- A comprehensive deep retrofit to bring the home to a modern B2 or A standard would likely cost between €35,000 and €50,000.
- This estimated cost would cover external wall insulation, upgraded windows and doors, attic insulation, and potentially heating system upgrades such as a heat pump, though actual costs will depend on the exact floor area and contractor quotes.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 1600 to 2200 euro.
- Explanation: Given the D2 BER rating for a three-bedroom mid-terrace house of this type, energy efficiency is likely lower than modern standards, resulting in higher heat loss and increased heating expenses during colder months.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in an established residential suburb with no apparent close proximity to heavy industrial plants, large-scale incinerators, or active landfills.
- Any historical or legacy industrial concerns in the wider Kilkenny area appear distant, though standard environmental due diligence is recommended to verify local site history.
Flood Safe
8/10Water overflow reports to follow up
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 Ardnore area
4 CIRCULAR RD, KILKENNY, KILKENNY
- Sale date
- Declared sale price
- €390,000.00
14 COLLEGE RD, KILKENNY, KILKENNY
- Sale date
- Declared sale price
- €600,000.00
8 ARCHERS COURT, ARDNORE, KILKENNY
- Sale date
- Declared sale price
- €375,000.00
39 RIVERVIEW, ARDNORE, KILKENNY
- Sale date
- Declared sale price
- €380,000.00
5 RIOCH ST, KILKENNY, KILKENNY
- Sale date
- Declared sale price
- €255,000.00
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
13 SYCAMORE DR, ARDNORE, KILKENNY
- Sale date
- Declared sale price
- €106,374.00
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €2,900 — 1% of €290,000.
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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: approximately 1500 to 2500 euro plus outlay and VAT.
- Land registration fees: approximately 600 to 800 euro depending on property value and registration type.
- Property valuation fees: approximately 150 to 250 euro.
- Surveyor fees: approximately 400 to 800 euro depending on the level of detail required for a mid-terrace house.
- Annual home insurance: approximately 350 to 600 euro depending on the level of coverage.
Forum Talk
What people are saying about this area
- Residents in the Ardnore area frequently highlight the strong sense of community and the convenience of being within walking distance of Kilkenny city centre.
- Local forums often discuss the steady demand for housing in established estates like Sycamore Drive due to their proximity to local schools, shops, and sporting facilities.
- Discussions regarding older properties in the area often focus on renovation potential, energy upgrades to improve BER ratings, and modernizing layouts for contemporary living.
- Traffic management and parking within older residential developments are occasional topics of local conversation, particularly during school run hours.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property has three bedrooms and is located within walking distance of schools and local amenities in an established residential area, making it suitable for young families, though some cosmetic updates may be required.
- Teenagers6/10
With three well-proportioned bedrooms and a location close to sporting facilities and city amenities, teenagers have decent space and independence, though living areas are standard for a mid-terrace home.
- Multi-generational Living4/10
A traditional three-bedroom mid-terrace layout with a single bathroom offers limited privacy and space for multi-generational living arrangements.
- Single Buyers9/10
Representing an ideal opportunity for first-time buyers seeking a project at an asking price of €290,000, with excellent proximity to the city centre.
- Couples8/10
Provides a solid starting point with a practical layout, generous room proportions, and potential for cosmetic renovation to suit a couple.
- Empty Nesters6/10
The low-maintenance enclosed rear yard appeals to empty nesters, but stairs to the first-floor bedrooms and general upkeep should be considered.
- Retirees5/10
While the location is close to everyday amenities and church services, the two-story layout with stairs and the need for cosmetic modernization may pose challenges for retirees over time.
Work
3 areas- Remote Working7/10
The third bedroom is versatile and ideal for use as a home office or study for remote workers.
- Hybrid Commuting7/10
Established residential location within walking distance of the city centre supports practical hybrid commuting arrangements.
- Retired6/10
Well-suited for retirement living if buyers are comfortable with managing a traditional mid-terrace property and proximity to city amenities.
Practical
8 areas- Ageing in Place5/10
Features a traditional two-story layout with stairs to all bedrooms, meaning modifications would be needed for long-term ageing in place.
- Low Maintenance8/10
The fully enclosed paved rear yard with high boundary walls provides a secure, low-maintenance outdoor space.
- Secure Gated Entry3/10
The property is a standard mid-terrace residence without secure gated community entry.
- Minimalist Design5/10
Traditional layout with original features and exposed timber flooring that requires renovation rather than adhering to a minimalist aesthetic.
- Flexible Floor Plans6/10
Includes a versatile third bedroom suitable for a child, office, or study, alongside a generous kitchen/dining area.
- Heritage Home7/10
A traditional mid-terrace residence featuring original elements like exposed timber flooring and an attractive fireplace surround.
- Ecological Setup4/10
Comes with a BER rating of D2, indicating that energy efficiency improvements should be investigated by the buyer.
- Outdoor areas6/10
Includes a fully enclosed, paved patio yard with a block-built outbuilding providing valuable additional storage.
Interests
9 areas- Gardening3/10
The rear features a fully enclosed, paved patio yard rather than a traditional garden, offering low maintenance instead of planting space.
- Walking9/10
Walking distance to Kilkenny City Centre, local shops, schools, and sporting facilities provides excellent pedestrian convenience.
- Gym7/10
Proximity to Kilkenny City Centre ensures reasonable access to local fitness and sporting facilities.
- Cycling7/10
The urban and established residential setting allows for straightforward cycling access to city amenities.
- Golf6/10
Located in Kilkenny with reasonable access to local sporting and recreational facilities including regional golf courses.
- Fishing5/10
General location offers access to regional waterways in County Kilkenny, though transport is required.
- Horse Riding4/10
Being close to the city centre means equestrian facilities would require travel to surrounding rural areas.
- Water Sports3/10
Inland location in Kilkenny limits immediate access to water sports facilities.
- Entertaining6/10
Features a generous kitchen/dining area and a paved rear patio yard suitable for casual gatherings, though interior updates would enhance the space.
Lifestyle
5 areas- Quiet Living6/10
Situated in an established residential area close to everyday amenities, offering a reasonably quiet neighborhood setting while remaining near the city.
- Rural Living2/10
This is an urban residential location within walking distance of Kilkenny City Centre rather than a rural setting.
- Village Living6/10
Provides a community-focused neighborhood feel close to local shops, schools, and church facilities within walking distance of the city.
- Coastal Living1/10
The property is located inland in Kilkenny and has no proximity to the coast.
- Urban Living8/10
Walking distance to Kilkenny City Centre with convenient access to shops, schools, and everyday amenities.
Social
6 areas- Community Involvement7/10
Located in an established residential area close to local churches, schools, and community facilities.
- Café Culture8/10
Proximity to Kilkenny City Centre offers strong access to local cafés, restaurants, and social spots.
- Nightlife7/10
Being within walking distance of Kilkenny City Centre provides easy access to pubs, entertainment, and nightlife.
- Health/Wellness groups7/10
Good access to local sporting facilities and city wellness groups within the surrounding area.
- Networking Opportunities6/10
Proximity to city amenities offers reasonable opportunities for professional and social networking.
- Tech-Hub Connectivity6/10
Standard residential connectivity in Kilkenny with space for a home office setup.
Listing information
- Agent
- Fran Grincell Properties
- Phone
- 056 - 7715000
- Current status
- active
- Published on HouseDelve
- 18 October 2026
- Correction
- Report an issue
HD-62EBBBHouseDelve · 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.