14 Hollybank Way, Clongowen, Kilkenny, KilkennyR95K8P5
€350,000
3 Bed~3 Bath~BER C
What you'll like:
- Pristine turnkey condition: The property is presented in immaculate, owner-occupied condition throughout, which allows the incoming buyer to move in immediately without incurring any initial repair or major refurbishment costs.
- Owner-occupied history: Having never been let to tenants, the dwelling has experienced lower wear and tear, suggesting better overall maintenance and care from the sole occupants over time.
- Generous floor area: Spanning approximately 1,004 square feet over two well-designed floors, the home provides a highly practical layout well-suited for first-time buyers, growing families, or investors.
- Convenient city proximity: Situated within easy reach of Kilkenny City Centre and Kilkenny Castle, residents enjoy excellent walkability to a wide selection of everyday urban amenities and entertainment.
- Established local schools: An excellent selection of schools is located nearby, making this address exceptionally practical and attractive for families with children of various educational ages.
- Off-street parking: The front driveway provides convenient off-street parking, eliminating the daily hassle of searching for public space on busy residential streets.
- Gated side access: A secure gated side entrance connects the front directly to the rear garden, facilitating easy movement for bicycles, bins, and gardening equipment.
- Low-maintenance exterior: The combination of a quality red brick facade and a pillared porch delivers classic curb appeal while minimizing exterior upkeep demands for the future owner.
- Bright front living room: Positioned at the front, the reception space features a large bay window and timber flooring that maximizes natural daylight and creates a comfortable atmosphere.
- Feature living room fireplace: An attractive fireplace with a decorative surround serves as a strong focal point, offering a cozy aesthetic element for cold winter evenings.
- Flexible double doors: Connecting the living room to the kitchen via double doors allows for an open-plan feel when entertaining or a segmented layout for privacy.
- Spacious kitchen diner: Measuring approximately 12 feet by 17 feet, the kitchen and dining area easily accommodates a full-size family table and substantial daily meal preparation.
- Solid-fuel stove: The inclusion of a solid-fuel stove in the kitchen-dining zone adds rustic warmth, character, and an alternative heating source during colder months.
- Direct garden connection: Glazed sliding doors seamlessly link the indoor dining space to the rear patio and lawn, supporting effortless outdoor dining and summer entertaining.
- Convenient guest WC: A practical ground-floor guest toilet positioned off the main hallway enhances everyday family convenience and privacy when hosting visitors.
- Generous master suite: The master bedroom benefits from fitted wardrobes and a private en suite bathroom, providing a comfortable and self-contained private retreat upstairs.
- Bright second bedroom: The second bedroom features a lovely bay window, built-in storage units, and ample square footage, creating a wonderfully luminous space for family members or guests.
- Versatile third bedroom: The smaller box room is ideally proportioned to serve as a cozy single bedroom, a nursery, or a dedicated home office for remote working.
- Enclosed rear garden: The private rear outdoor space features a lawn, patio area, and timber shed, providing a secure area for children to play and for secure storage.
- Popular development: Located within the established and consistently sought-after Clongowen development, properties here historically maintain strong community appeal and solid long-term demand.
But keep in mind:
- Moderate BER rating: The property holds a C energy rating, which means the buyer should budget for potential future upgrades like insulation or heat pumps to improve efficiency.
- Solid fuel reliance: The kitchen features a solid-fuel stove, so buyers accustomed to fully automated central heating systems should verify their comfort level with solid fuel management.
- Compact third bedroom: The third box room is relatively small, meaning furniture layout is restricted if used as a permanent double bedroom rather than a nursery or office.
- Potential parking limits: While off-street parking is available, the driveway appears sized for a single vehicle, which could prove restrictive for multi-car households or visitors.
- Garden maintenance needs: The enclosed rear garden includes a lawn and patio that will require regular seasonal upkeep, mowing, and weeding to maintain its current presentation.
- Shed condition check: The inclusion of a timber garden shed is convenient, but buyers should inspect its structural integrity and weatherproofing for any hidden rot or damp issues.
- Unchanged asking price: The recorded asking price has remained stable at 350,000 euros without reductions, suggesting the seller may currently hold firm expectations during initial negotiations.
- Lack of floor plan specifics: Official architectural floor plans detailing exact room dimensions beyond rough descriptions were not provided, so buyers should measure rooms independently during viewings.
- Property type ambiguity: The exact legal property type classification within the development deeds should be verified by the solicitor to ensure clear title boundaries and rights.
- Future retrofit costs: Upgrading the C-rated dwelling to a higher energy efficiency tier could involve significant capital expenditure for external wall insulation or window replacements.
- Local traffic patterns: Proximity to Kilkenny City Centre and local schools means the surrounding access roads may experience peak-hour congestion during term times.
- Stove emissions regulations: Buyers should verify that the installed solid-fuel stove complies with local air quality and smokeless fuel regulations applicable in the area.
- Potential boundary overlaps: The gated side access and shared party boundaries should be carefully checked against the folio map by the legal representative to prevent disputes.
- Surface water drainage: Prospective buyers should inspect the patio and garden areas during wet weather to confirm adequate surface water drainage away from the foundations.
- Attic insulation levels: The listing does not specify attic insulation thickness, requiring the buyer to verify insulation depth during a pre-purchase structural survey.
- Window glazing age: The condition and thermal performance of the double-glazed windows throughout the two floors should be professionally assessed for seal failures or drafts.
- Boiler lifespan review: The age and servicing history of the primary heating boiler were not disclosed, making it prudent to test the heating system thoroughly prior to closing.
- Contents inclusion clarity: The listing notes that extra contents can be included in the sale, so a detailed inventory list must be agreed upon to avoid contractual misunderstandings.
- Development management fees: Buyers should check whether the Clongowen estate involves any residents association, estate management company, or recurring communal maintenance charges.
- Future extension limits: The size of the rear garden may restrict future ground-floor extensions unless careful planning permission and spatial allowances are successfully secured.
Price positioning
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- The asking price of three hundred fifty thousand euros appears broadly in line with recent verified local transactions on the same street, aligning closely with previous sales figures recorded for similar properties in this established development.
- Valuation signals are reinforced by the property's pristine turnkey condition, owner-occupied history, and desirable proximity to Kilkenny City Centre, which typically attract strong competitive interest from prospective buyers in the current market.
- This pricing strategy could be supported by continued high demand for well-maintained suburban family homes, though broader economic headwinds or potential mortgage interest rate fluctuations might undermine aggressive competitive bidding beyond the initial guide price.
- Additional factors such as off-street parking, a solid-fuel stove, and an efficient layout enhance the home's market appeal, ensuring it compares favorably against other residential listings within the wider urban fringe area.
Build Analysis
What we know from similar construction types
- The property is a three-bedroom semi-detached family home extending to approximately 1,004 sq. ft. (93 sq. m.) over two floors, featuring a red brick facade with a rendered finish and pillared porch.
- Ground floor accommodation includes a spacious front living room with a feature fireplace and bay window, double doors leading to a large kitchen/dining room with a solid-fuel stove, and a guest WC.
- First-floor layout comprises three bedrooms, including a master bedroom with an en-suite and built-in wardrobes, a second bedroom with a bay window, and a main family bathroom.
- External features include off-street parking to the front, gated side access, and an enclosed rear garden with a lawn, patio area, and timber garden shed.
- The buyer should investigate the condition of the solid-fuel stove and associated flue, verify compliance for any alterations, and check the functionality of the double-glazed windows and heating systems.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,200 to €1,600.
- This estimate reflects the approximate 93 square metre floor area and a BER rating of C, combined with the use of the solid-fuel stove in the kitchen/dining area supplementing the main heating system.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in an established residential suburb well removed from major heavy industrial sites, large-scale incinerators, or active landfills.
- Any historical or localized environmental concerns are minimal, though prospective buyers should carry out standard local environmental and title searches to confirm.
Flood Safe
8/10Water overflow reports to follow up
- Based on general topographical data and regional mapping, the Clongowen residential area is generally not highlighted as being at high risk of regular flooding.
- Buyers are advised to verify local drainage networks and consult official flood risk maps to ensure complete peace of mind regarding extreme weather events.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
19 HOLLYBANK WAY, WATERFORD RD, KILKENNY
- Sale date
- Declared sale price
- €329,000.00
30 HOLLYBANK WAY, CLONGOWEN, KILKENNY
- Sale date
- Declared sale price
- €410,000.00
33 HOLLYBANK WAY, CLONGOWEN, KILKENNY
- Sale date
- Declared sale price
- €350,000.00
7 HOLLYBANK WAY, CLONGOWEN, CO KILKENNY
- Sale date
- Declared sale price
- €320,000.00
10 HOLLYBANK WAY, CLONGOWEN, WATERFORD RD
- Sale date
- Declared sale price
- €325,000.00
Recent sales in the wider Clongowen 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
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
23 HOLLYBANK DR, CLONGOWEN, WATERFORD RD
- Sale date
- Declared sale price
- €370,000.00
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: €3,500 — 1% of €350,000.
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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 €2,500 plus VAT and outlays.
- Land registration fees: €400 to €800 depending on property value and registration type.
- Property valuation fees: €150 to €300 for a standard mortgage valuation.
- Surveyor fees: €300 to €600 depending on the level of detail required.
- Annual home insurance: €350 to €700 depending on the policy and level of contents coverage.
Forum Talk
What people are saying about this area
- Residents in the Clongowen area frequently highlight the convenience of being within walking distance of Kilkenny City Centre and Kilkenny Castle.
- Local community discussions often praise the development for its family-friendly environment and proximity to a good selection of schools and everyday amenities.
- Transport links are a common topic, with residents noting the easy access to the M9 motorway for commuters traveling to Dublin or Waterford.
- Homeowners in the estate appreciate the quiet, established neighborhood feel, noting that properties in this development are consistently in high demand.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features three bedrooms and an enclosed rear garden with a lawn and patio, making it suitable for young children, alongside a selection of schools nearby.
- Teenagers7/10
With three bedrooms and proximity to Kilkenny City Centre and local amenities, teenagers will appreciate the accessibility, though living space is compact at roughly 1,004 sq. ft.
- Multi-generational Living4/10
At approximately 1,004 sq. ft. across three bedrooms, the home offers limited space for multi-generational living without significant adaptation.
- Single Buyers8/10
A turnkey three-bedroom semi-detached home in a popular development close to the city centre provides a very manageable option for single buyers.
- Couples8/10
The property provides comfortable accommodation with a spacious living room and open plan kitchen/dining layout ideal for couples starting out.
- Empty Nesters7/10
Low-maintenance exterior features and a manageable layout make this an option to investigate for empty nesters looking to downsize near the city.
- Retirees6/10
While the low-maintenance exterior and close proximity to city amenities appeal to retirees, stairs are required as it is a two-story home.
Work
3 areas- Remote Working7/10
The third bedroom or box room functions well as a dedicated home office for remote working.
- Hybrid Commuting7/10
Conveniently located within a short drive to M9 motorway access, facilitating hybrid commuting arrangements.
- Retired6/10
Suitable for retirees seeking a manageable home close to urban conveniences, subject to comfort with stairs.
Practical
8 areas- Ageing in Place5/10
The home features a ground floor WC and manageable footprint, though the presence of stairs requires consideration for long-term ageing in place.
- Low Maintenance8/10
Pristine turnkey condition throughout, featuring a quality red brick facade and a manageable enclosed rear garden.
- Secure Gated Entry6/10
Includes gated side access leading to the enclosed rear garden, though the front is an open off-street parking setup.
- Minimalist Design6/10
Features a practical layout with timber flooring and clean presentation, though traditional elements like the feature fireplace remain.
- Flexible Floor Plans6/10
Double doors connect the living room and kitchen/dining space, providing some flexibility between open-plan and separate zones.
- Heritage Home2/10
This is a modern suburban semi-detached property rather than a traditional heritage home.
- Ecological Setup5/10
Features a solid-fuel stove in the kitchen/dining area and carries a C BER rating, suggesting standard efficiency levels to investigate.
- Outdoor areas7/10
Benefits from off-street parking to the front, gated side access, and an enclosed rear garden with a lawn, patio, and timber shed.
Interests
9 areas- Gardening5/10
Features an enclosed rear garden with a lawn, patio, and timber shed, offering modest potential for keen gardeners.
- Walking9/10
The property is within walking distance of Kilkenny City Centre, local schools, shops, and Kilkenny Castle.
- Gym6/10
Proximity to Kilkenny City Centre ensures reasonable access to local fitness facilities and commercial gyms.
- Cycling7/10
The suburban location close to the city centre allows for straightforward cycling to local amenities.
- Golf6/10
Kilkenny boasts local golf facilities within a short drive from the city suburbs.
- Fishing5/10
Proximity to the River Nore in Kilkenny provides general angling opportunities nearby.
- Horse Riding4/10
Equestrian facilities would typically require travel to the surrounding countryside outside the immediate city suburbs.
- Water Sports3/10
Inland Kilkenny has limited options for extensive water sports compared to coastal regions.
- Entertaining7/10
Connected living and kitchen/dining areas with double doors and a solid-fuel stove create a functional space for hosting guests.
Lifestyle
5 areas- Quiet Living6/10
Situated in an established suburban development with off-street parking, offering a relatively peaceful residential environment.
- Rural Living2/10
This is a suburban residential property located within easy reach of Kilkenny City Centre, far removed from rural isolation.
- Village Living5/10
Located in a popular suburban development rather than a traditional village setting, though everyday amenities are nearby.
- Coastal Living1/10
Kilkenny is an inland city with no coastal proximity.
- Urban Living8/10
Within walking distance of Kilkenny City Centre and Kilkenny Castle, offering excellent access to urban amenities and services.
Social
6 areas- Community Involvement7/10
An established development close to the city fosters a strong sense of local community engagement.
- Café Culture8/10
Proximity to Kilkenny City Centre places numerous local cafes, restaurants, and social spots within walking distance.
- Nightlife8/10
Easy access to Kilkenny City Centre provides ample pubs, entertainment venues, and nightlife options.
- Health/Wellness groups7/10
City amenities nearby support participation in various wellness groups, pilates, and stretching classes.
- Networking Opportunities7/10
The urban proximity makes it easy to attend local business and community networking events.
- Tech-Hub Connectivity6/10
Standard residential connectivity applies, with remote work feasibility supported by a dedicated office space.
Listing information
- Agent
- Fran Grincell Properties
- Phone
- 056 - 7715000
- Current status
- active
- Published on HouseDelve
- 13 October 2026
- Correction
- Report an issue
HD-411592HouseDelve · 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.