1A and 1B Saint Riochs, Terrace, Kilkenny City, Co. KilkennyR95C3F8
€450,000
7 Bed~3 Bath~BER D1
What you'll like:
- Multi unit investment: Comprising two separate residential dwellings under a single acquisition, offering immediate portfolio diversification and multiple rental income streams for savvy residential investors.
- Central city location: Situated within easy walking distance of Kilkenny city centre amenities, ensuring strong tenant demand and consistently high rental yields over time.
- Off street parking: Both dwellings benefit from dedicated off-street parking spaces, a rare and highly desirable feature for properties located close to urban centres.
- Vacant possession offered: Sold with vacant possession, allowing the new owner to immediately renovate, set current market rents, and handpick high-quality tenants without delays.
- Dual property portfolio: Includes both a four-bedroom unit and a three-bedroom unit, providing versatile accommodation options for large families or shared student rentals.
- Sought after neighbourhood: Located in a well-established Kilkenny terrace known for steady property appreciation and long-term residential stability for homeowners.
- Strong rental demand: The university and tourist hub of Kilkenny ensures continuous demand for multi-bedroom rental properties throughout the academic and calendar year.
- Flexible configuration: The independent structures allow an investor to live in one unit while renting out the other to help subsidize mortgage payments.
- Manageable floor areas: Ranging from approximately 75 to 115 square meters, the units offer practical living spaces that appeal to modern working professionals.
- Clear title potential: Purchasing two distinct homes on a single plot streamlines future estate planning and property management for growing real estate portfolios.
- Renovation upside: Properties requiring cosmetic updates allow investors to add significant capital value through targeted interior refurbishments and modern upgrades.
- Independent structures: Comprising a detached house and a semi-detached apartment, reducing party-wall noise issues and enhancing privacy for occupants.
- Established infrastructure: Connected to established municipal water, sewage, and electricity networks without the risks associated with undeveloped greenfield sites.
- Local employment hubs: Proximity to regional employment centers makes these homes attractive to commuting professionals and local healthcare workers.
- Public transport access: Close proximity to local bus routes and the train station facilitates easy commuting for tenants without private vehicles.
- Recreational amenities: Within walking distance of local parks, riverside walks, and cultural attractions, enhancing the overall quality of tenant life.
- Educational facilities: Proximity to local primary and secondary schools makes the larger four-bedroom unit particularly attractive to growing families.
- Retail convenience: Walking distance to local convenience stores and supermarkets ensures daily shopping needs are easily met without driving.
- Healthcare access: Close to local medical clinics and pharmacies, which is a major selling point for older tenants and families with children.
- Future growth prospects: Kilkenny city centre development plans suggest positive long-term capital growth prospects for well-located residential investments.
But keep in mind:
- D1 BER rating: The poor energy efficiency rating requires immediate capital investment to upgrade insulation and heating systems to meet modern standards.
- High retrofit costs: Upgrading two older residential units from a D1 energy rating to a sustainable B rating will require substantial upfront financial outlay.
- Conflicting descriptions: Listing details contain contradictory descriptions regarding whether the units are houses or apartments, requiring careful legal verification of deeds.
- Unknown exact floor areas: Exact property sizes are estimated rather than confirmed, so buyers should commission an independent surveyor to measure the precise square footage.
- Potential maintenance backlog: Vacant multi-unit properties often harbor hidden maintenance issues, damp, or deferred repairs that must be uncovered during structural surveys.
- Compliance verification needed: Buyers must verify that all structural alterations and past extensions comply fully with local planning permissions and building regulations.
- Boundary clarity required: Legal title must be thoroughly checked to confirm exact boundary lines and shared access arrangements between the two dwellings.
- Rental cap rules: Investors must check whether local Rent Pressure Zone regulations restrict the initial rental income that can be charged to new tenants.
- Fire safety standards: Multi-unit configurations may need upgraded fire doors and alarm systems to comply with current letting regulations for rented properties.
- Insurance costs: Insuring older vacant properties can be significantly more expensive until occupied, impacting holding costs during the initial renovation period.
- Service meter separation: Verify that electricity, gas, and water supplies are separately metered to avoid tenant disputes over utility bill allocations.
- Wastewater infrastructure: Inspect older drainage pipes for potential root intrusion, cracks, or blockages common in established urban residential terraces.
- Roof condition check: Slate roofs on older buildings require careful inspection by a roofing professional to identify missing tiles or failing timber structures.
- Window efficiency review: Existing windows may be single-glazed or thermally inefficient, necessitating costly replacements to improve the overall energy rating.
- Heating system age: Boilers and radiators may be obsolete or inefficient, requiring complete replacement before new tenants move into the properties.
- Local property tax: Buyers should calculate the exact Local Property Tax band implications for acquiring two distinct residential properties simultaneously.
- Auction purchase risks: Buying via an online auction platform typically requires non-refundable deposits and unconditional exchange of contracts upon winning.
- Legal title complexities: Check for any historical rights of way, easements, or restrictive covenants registered on the property folios prior to bidding.
- Ventilation issues: Older properties often suffer from inadequate ventilation leading to condensation, meaning mechanical extractors may need to be installed.
- Security upgrades: Vacant properties frequently require immediate lock changes and security lighting installations to protect the asset prior to new occupation.
Price positioning
?
- The asking price appears attractively positioned because acquiring a multi-unit residential investment comprising two separate properties for this total sum represents a surprisingly low cost per individual dwelling within a sought-after city location.
- Strong under-valuation signals stem from the inclusion of both a four-bedroom apartment and a detached three-bedroom house offering vacant possession, off-street parking, and a combined floor area up to two thousand three hundred square feet.
- Such a competitive price could be supported by the current D1 building energy rating which signals immediate capital expenditure requirements to upgrade heating efficiency and tenant comfort before maximizing rental income yields.
- Additional relevant factors include the flexibility of holding a multi-unit residential portfolio under a single acquisition, allowing investors to diversify rental streams or simultaneously occupy one dwelling while letting the other.
Build Analysis
What we know from similar construction types
- The offering consists of a multi-unit residential investment opportunity comprising a semi-detached four-bedroom property and a detached three-bedroom property.
- Floor areas are noted in ranges between approximately 75 sq. m and 115 sq. m (797 sq. ft to 1,238 sq. ft), and a buyer should verify the exact individual measurements for both units.
- As this is a multi-unit holding offered with vacant possession, a buyer should investigate the planning history, compliance records, and individual utility connections for both dwellings.
- Both properties feature off-street parking, which should be checked for clear title boundaries and proper access rights.
Retrofit Cost*
Possible renovating / insulating expenditure
- The BER rating for the properties is D1, falling into the D to G bracket which typically indicates a need for a deep retrofit to achieve a modern energy efficiency standard (such as a BER of B2 or A).
- A comprehensive deep retrofit for two separate residential units involving external wall insulation, upgraded heating systems, heat pumps, and window replacements could range significantly, potentially between EUR 50,000 and EUR 90,000 or more depending on the exact sizes, layout configurations, and initial fabric condition of each house.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is €3,200 to €4,500.
- Explanation: The portfolio comprises two separate residential units with a D1 BER rating, indicating moderate to high energy inefficiency, which will result in elevated heating and energy consumption across both properties.
Pollution Safe
8/10Environmental situation to investigate
- The location is primarily residential, showing minimal apparent proximity to major heavy industrial sites, modern landfills, or active incinerators.
- Any historical urban industrial use in the wider city area should be independently verified by the prospective buyer as a matter of standard due diligence.
Flood Safe
7/10Water 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 Kilkenny City area
16 ST FRANCIS TERRACE, KILKENNY CITY, CO. KILKENNY
- Sale date
- Declared sale price
- €230,000.00
4 NEW RD, KILKENNY CITY, KILKENNY
- Sale date
- Declared sale price
- €358,000.00
19 CASTLECOMER ROAD LOWER, KILKENNY CITY, CO KILKENNY
- Sale date
- Declared sale price
- €185,000.00
1 GREENSBRIDGE, KILKENNY CITY, CO KILKENNY
- Sale date
- Declared sale price
- €222,500.00
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: €45,000, calculated at 10 percent for non-residential or multi-unit investment purchases over one million or standard residential rates depending on classification, assuming standard residential 1 percent up to 1 million and 2 percent thereafter resulting in €4,500 if treated as two separate residential properties, but buyers must verify the correct commercial or residential classification with a solicitor.
- Solicitor legal fees: €3,500 to €6,000 plus VAT and outlays for handling the purchase of two separate residential units.
- Land registration fees: Approximately €400 to €800 for registering multiple property titles with the Property Registration Authority.
- Property valuation fees: €300 to €500 per property for mortgage or asset valuation purposes.
- Surveyor fees: €1,000 to €1,800 for a comprehensive structural survey covering both the detached and semi-detached units.
- Annual home insurance: €800 to €1,500 combined for insuring both structures against standard risks.
Forum Talk
What people are saying about this area
- Locals often discuss the high demand for multi-unit residential investments and rental properties within walking distance of Kilkenny city centre.
- Residents highlight the convenience of living near Saint Riochs Terrace for accessing local amenities and public transport.
- Traffic congestion and parking management during peak hours are frequent topics of conversation among neighborhood forums.
- Community groups frequently note ongoing improvements and local council initiatives aimed at upgrading urban pathways and green spaces.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property comprises multiple units with a total of seven bedrooms, providing ample space for young children, though buyers should verify the safety and layout of the outdoor areas.
- Teenagers8/10
With two separate properties (a 4-bed and a 3-bed), teenagers can enjoy a degree of independent living or study space, and the city-centre proximity is very convenient.
- Multi-generational Living9/10
The multi-unit setup (comprising a semi-detached four-bedroom and a detached three-bedroom house) is exceptionally well-suited for extended families living together yet independently.
- Single Buyers4/10
As an investment opportunity comprising two separate houses with an asking price of €450,000, this is likely too large and costly for a standard single buyer unless purchasing as a co-living arrangement or investment.
- Couples5/10
The scale of seven total bedrooms across two units might be excessive for a couple, though it offers great potential for hosting guests or renting out the extra unit.
- Empty Nesters6/10
Offers great flexibility to downsize into one unit while renting out the other, though overall maintenance of two separate structures should be considered.
- Retirees6/10
Being within walking distance of Kilkenny city centre amenities is a strong advantage, but managing a multi-unit property may require more effort than a typical single retirement home.
Work
3 areas- Remote Working8/10
With multiple bedrooms and two distinct properties, setting up dedicated home offices is exceptionally easy.
- Hybrid Commuting7/10
Kilkenny offers good transport connections via road and rail for hybrid workers commuting to major hubs.
- Retired6/10
City-centre convenience suits retirement well, though the multi-property setup is better suited to those seeking rental income or multi-generational living.
Practical
8 areas- Ageing in Place6/10
Proximity to city amenities is great for ageing in place, but multi-level properties and managing two separate homes may present challenges over time.
- Low Maintenance4/10
As a multi-unit investment comprising a 4-bed house and a 3-bed house with a D1 BER rating, ongoing maintenance and energy upgrades should be expected and investigated.
- Secure Gated Entry3/10
The listing notes off-street parking, but buyers should verify if gated or private security features are present.
- Minimalist Design4/10
Traditional multi-unit residential layout offers standard rooms rather than open-plan minimalist architecture.
- Flexible Floor Plans10/10
Having two distinct properties (a semi-detached 4-bed and a detached 3-bed) provides ultimate layout flexibility for living and renting.
- Heritage Home5/10
Buyers should verify the exact age and structural history of the properties in this Kilkenny location.
- Ecological Setup3/10
The D1 BER rating indicates that energy efficiency improvements would be beneficial to enhance the ecological setup.
- Outdoor areas5/10
Properties benefit from off-street parking, but buyers should verify the size and privacy of any accompanying garden spaces.
Interests
9 areas- Gardening4/10
Off-street parking is provided, but buyers should check the exact garden and green space allocations for both the semi-detached and detached units.
- Walking9/10
The location is within walking distance of amenities in Kilkenny city centre, making daily walks and errands very accessible.
- Gym7/10
Proximity to Kilkenny city centre ensures good access to local fitness facilities and gyms.
- Cycling7/10
Flat and accessible city streets make cycling a viable option for getting around Kilkenny.
- Golf6/10
Kilkenny features well-regarded golf courses within a short drive from the city centre.
- Fishing6/10
The River Nore runs through Kilkenny, offering local angling opportunities nearby.
- Horse Riding5/10
Equestrian facilities are typically found in the surrounding County Kilkenny countryside rather than directly in the city centre.
- Water Sports3/10
Limited water sports opportunities locally, aside from occasional river activities.
- Entertaining8/10
The multi-unit configuration with a total of seven bedrooms provides brilliant space for hosting guests, family, and social gatherings.
Lifestyle
5 areas- Quiet Living5/10
Located within walking distance of Kilkenny city centre, residents will experience typical urban sounds rather than complete rural quiet.
- Rural Living2/10
This is a city-centre residential investment opportunity rather than a rural setting.
- Village Living5/10
While not a rural village, the walkable neighbourhood feel near the city centre offers a close-knit community atmosphere.
- Coastal Living1/10
Kilkenny is an inland city with no coastal proximity.
- Urban Living8/10
Situated within walking distance of amenities in Kilkenny city centre, making it ideal for those who enjoy urban convenience.
Social
6 areas- Nightlife8/10
Pubs, live music venues, and restaurants in the city centre are easily accessible on foot.
- Community Involvement7/10
Being close to Kilkenny city centre offers numerous local clubs, volunteer organisations, and community groups to join.
- Café Culture8/10
Kilkenny city centre boasts a vibrant café and restaurant scene within easy walking distance.
- Health/Wellness groups7/10
Proximity to the city centre provides access to various pilates & stretching studios, gyms, and wellness classes.
- Networking Opportunities7/10
Urban location facilitates professional networking and local business community engagement.
- Tech-Hub Connectivity6/10
Buyers should verify broadband speeds locally, though regional connectivity in Kilkenny is generally adequate for digital needs.
Listing information
- Agent
- BidX1 Ireland Ltd
- Phone
- 01 6673388
- Published on HouseDelve
- 30 September 2026
- Correction
- Report an issue
HD-99A622HouseDelve · 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.