2 The Sycamores, Freshford Road, Kilkenny, KilkennyR95W02F
€485,000
4 Bed~3 Bath~BER C1
What you'll like:
- Desirable residential location: The property is positioned on the popular Freshford Road, offering convenient access to Kilkenny city centre and local amenities.
- Detached family home: Enjoying a detached design, the house provides valuable side access, privacy, and flexibility for growing families.
- Generous floor area: Extending to approximately 1,349 square feet, the accommodation offers well-proportioned rooms across two comfortable floors.
- Spacious main living room: Measuring over twenty feet long, the primary reception features a large front window creating abundant natural light.
- Versatile second reception: An additional ground-floor room provides ideal space for a home office, playroom, or optional fifth bedroom.
- Expressive kitchen diner: The impressive kitchen and dining area spans over twenty-four feet, offering excellent everyday functionality and storage.
- Shaker-style kitchen units: Fitted with extensive storage and dark worktops, the kitchen delivers a practical workspace for modern family cooking.
- Open-plan potential: A wide opening connects the kitchen and living spaces, offering great potential for a contemporary open-plan arrangement.
- Principal bedroom en suite: The main bedroom includes fitted wardrobes and a private en suite shower room for added convenience.
- Four well-proportioned bedrooms: Upstairs features four comfortable bedrooms, accommodating larger family requirements or visiting guests successfully.
- Ground floor guest WC: A convenient downstairs guest toilet enhances day-to-day practicality and is especially useful when entertaining visitors.
- Ample off-street parking: The generous cobblelock front driveway provides secure private parking space for multiple vehicles off the main road.
- Attractive front presence: A traditional appearance with a painted exterior and broad frontage gives the home strong kerb appeal.
- Proximity to healthcare: The residence sits within easy reach of both St. Luke's and Aut Even hospitals, ideal for medical professionals.
- Nearby river walks: Residents can easily access the Nore River Walk and boardwalk leading directly toward the city's Abbey Quarter.
- Convenient school access: Both primary and secondary educational institutions are located within a short distance of this mature residential setting.
- Attic storage space: A pull-down ladder grants convenient access to the attic area, providing valuable additional storage for household items.
- Natural light throughout: Generous window openings across both levels ensure bright interiors and a pleasant living atmosphere daily.
- Owner-occupied history: Having been owner-occupied, the property has typically enjoyed careful maintenance and attention compared to standard rentals.
- Established mature setting: Located within a quiet and established neighbourhood, buyers benefit from a settled community feel close to the city.
But keep in mind:
- C1 energy rating: The current C1 BER rating indicates potential energy inefficiencies, meaning a buyer may want to upgrade insulation or heating.
- Digitally dressed images: Some listing photographs use virtual staging, so buyers must verify actual room sizes and current interior finishes.
- Kitchen and bathroom upgrades: While functional, the kitchen and bathrooms may require cosmetic modernization to suit contemporary design preferences.
- Traffic and commuter congestion: The Freshford Road can experience heavy peak-time traffic due to nearby schools and hospitals, impacting travel times.
- Energy improvement costs: Achieving a higher BER rating could require significant capital investment in double glazing, heating controls, or renewable tech.
- Potential boundary queries: Buyers should instruct their solicitor to carefully verify exact property boundaries and title maps during conveyancing.
- Parking maneuvering space: While cobblelock provides parking, buyers should test vehicle turnaround space given the specific driveway configuration.
- Attic insulation standards: The buyer should inspect the attic space to confirm adequate modern insulation depth and check for potential ventilation issues.
- Plumbing and wiring age: As a mature property, a thorough structural and services survey should be conducted to check electrical and plumbing integrity.
- Future extension limits: Due to site constraints common in mature estates, obtaining planning permission for major rear extensions should be verified.
- Surface water drainage: Buyers should check external drainage around the cobblelock driveway to ensure proper run-off during heavy rainfall events.
- Window and door seals: Older double-glazed windows may require seal replacements or upgrades to prevent draughts and improve thermal efficiency.
- Boiler efficiency check: The existing central heating boiler should be professionally inspected to determine its remaining lifespan and operational efficiency.
- Storage limitation realities: While storage exists, families with heavy equipment may find the lack of a garage a minor inconvenience.
- Sound insulation levels: Semi-detached or detached properties in mature estates can sometimes experience road noise that buyers should personally assess.
- Internal door clearances: Buyers planning accessibility modifications should measure doorways to ensure wheelchairs or mobility aids can pass comfortably.
- Garden landscaping required: The rear garden condition should be inspected to determine if immediate landscaping or fencing repairs are necessary.
- Local development plans: Buyers should check local council development plans to ensure no disruptive upcoming infrastructural projects are planned nearby.
- Ventilation in bathrooms: Internal bathrooms or en suites should be checked for adequate mechanical extraction to prevent dampness and mold risks.
- Management or residents association: Buyers must confirm if any informal residents association exists that collects voluntary maintenance fees for estate upkeep.
Price positioning
?
- The asking price appears somewhat elevated compared to historical transaction evidence on the same street, reflecting general market inflation and heightened demand for established detached family housing in this desirable urban location.
- Upward valuation signals include the spacious detached footprint, multiple reception rooms, flexible family accommodation, and a prime position near schools, hospitals, and the city center along a sought-after route.
- Such a pricing strategy could be supported by strong competitive bidding in a supply-constrained market, though it might be undermined by the C1 energy rating requiring potential future efficiency upgrades.
- Overall price-positioning reflects premium positioning for a well-maintained mature property, balancing generous interior square footage against broader regional price trends and recent comparator sales across the wider local area.
Build Analysis
What we know from similar construction types
- The property is an attractive four-bedroom detached residence extending to approximately 1,349 sq. ft. over two floors.
- Features a traditional detached layout with a generous cobblelock frontage providing ample off-street parking.
- Includes a versatile second ground-floor reception room suitable for use as a home office, playroom, or optional fifth bedroom.
- Features an open-plan connection between the kitchen/dining area and the main living room, with potential for further customisation into a contemporary open-plan arrangement.
- A buyer should investigate the general condition of the roof, windows, and heating systems, and verify attic insulation levels associated with the C1 BER rating.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately one thousand eight hundred to two thousand two hundred euro.
- Explanation: Given the C1 BER rating and a floor area of approximately 1,349 square feet, standard space heating and hot water demands for a detached four-bedroom home of this size and energy efficiency will require moderate energy consumption.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The property is located along the Freshford Road area, which generally benefits from elevated positioning relative to immediate river levels, though localized surface water accumulation should be checked.
- Buyers should consult official local authority flood maps to verify precise flood risk zonings for the specific plot.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
30 THE SYCAMORES, KILKENNY, KILKENNY
- Sale date
- Declared sale price
- €325,000.00
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 1 percent on the first one million euro of the purchase price, amounting to four thousand eight hundred and fifty euro for a property priced at four hundred and eighty-five thousand euro.
- Solicitor legal fees: generally ranging from one thousand five hundred euro to three thousand euro plus value-added tax and outlays.
- Land registration fees: approximately six hundred to eight hundred euro depending on the registry office filings.
- Property valuation fees: typically between one hundred and fifty to three hundred euro for mortgage valuation purposes.
- Surveyor fees: generally ranging from four hundred to eight hundred euro depending on the level of detailed building inspection required.
- Annual home insurance: estimated between four hundred and eight hundred euro per year depending on the policy coverage and reinstatement value.
Forum Talk
What people are saying about this area
- Residents on the Freshford Road frequently highlight the convenience of being within walking distance of Kilkenny city centre and local hospitals.
- Community discussions often mention the appeal of the nearby Nore River Walk and the boardwalk leading to the Abbey Quarter.
- Local forums note that the established residential setting remains peaceful while offering good access to primary and secondary schools.
- Traffic management during peak school and hospital commuting times is a frequent topic of conversation among local residents.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property offers four bedrooms and a safe, enclosed environment with a private cobblelock front and easy access to local schools and amenities in Kilkenny.
- Teenagers8/10
Four well-proportioned bedrooms and a second reception room provide plenty of independent space for growing teenagers.
- Multi-generational Living7/10
The extra ground-floor reception room offers potential for a downstairs bedroom or playroom, though living space is spread over two floors.
- Single Buyers6/10
A four-bedroom detached home might be larger and more costly to maintain than a typical single buyer requires, but it offers great long-term potential.
- Couples8/10
Provides ample room for couples planning for the future or requiring dedicated home office and entertaining spaces.
- Empty Nesters7/10
Spacious detached layout close to city amenities, though managing four bedrooms might feel excessive once children leave.
- Retirees7/10
Proximity to medical facilities like St. Luke's and Aut Even Hospital is a major plus, though stairs and garden upkeep should be considered.
Work
3 areas- Remote Working9/10
The second ground-floor reception room is ideal for use as a dedicated home office or study.
- Hybrid Commuting8/10
Provides excellent access to Kilkenny's main road network and public transport links for hybrid workers.
- Retired7/10
Well-suited for retirees seeking a comfortable home close to healthcare facilities and city conveniences.
Practical
8 areas- Ageing in Place7/10
Features a ground-floor guest WC and a versatile second reception room that could serve as a ground-floor bedroom, though upper-floor bedrooms require stairs.
- Low Maintenance7/10
Cobblelock frontage provides low-maintenance off-street parking, though a detached four-bedroom home requires standard upkeep.
- Secure Gated Entry5/10
Features a private cobblelock driveway, but does not include a gated entrance.
- Minimalist Design6/10
Traditional detached layout with well-proportioned rooms rather than an ultra-minimalist open-plan shell.
- Flexible Floor Plans9/10
Includes a versatile second reception room and potential to further enhance the connection between the kitchen and living areas.
- Heritage Home4/10
A mature residential property with a traditional appearance, though not classified as a historic heritage home.
- Ecological Setup6/10
Has a C1 BER rating, meaning buyers might want to investigate potential energy-efficiency upgrades.
- Outdoor areas7/10
Offers a generous cobblelock frontage for parking and direct access to the rear, alongside nearby river walks.
Interests
9 areas- Gardening6/10
Features a generous driveway and outdoor areas, though buyers should verify the specific rear garden dimensions and layout.
- Walking9/10
Benefits from being close to the Nore River Walk and its boardwalk that leads directly to the Abbey Quarter.
- Gym7/10
Good proximity to Kilkenny City amenities where various fitness facilities and local clubs are accessible.
- Cycling7/10
The location allows for manageable cycling routes into the city centre and surrounding residential roads.
- Golf7/10
Kilkenny boasts reputable golf courses within a short drive from this established residential area.
- Fishing7/10
Proximity to the Nore River provides good opportunities for local angling enthusiasts.
- Horse Riding6/10
Rural areas surrounding Kilkenny offer equestrian facilities, though you will need transport to reach them.
- Water Sports4/10
Limited local water sports opportunities directly nearby, aside from river-based activities.
- Entertaining9/10
Features an impressive 24'3" kitchen/dining area and a large main living room, perfect for hosting family and guests.
Lifestyle
5 areas- Quiet Living8/10
Situated in a mature, established residential setting just off the Freshford Road, offering a peaceful environment.
- Rural Living5/10
While the area retains a country appeal, it is closely connected to Kilkenny City Centre rather than being truly rural.
- Village Living7/10
Combines a community-focused neighbourhood feel with convenient access to nearby city amenities.
- Coastal Living1/10
The property is located inland in Kilkenny and is not near the coast.
- Urban Living7/10
Within easy reach of Kilkenny City Centre, schools, shops, and the Abbey Quarter via the Nore River Walk.
Social
6 areas- Community Involvement8/10
Located in a mature and established residential setting with an active local community.
- Café Culture8/10
Easy access to Kilkenny City Centre ensures plenty of local cafés, restaurants, and social spots.
- Nightlife7/10
Proximity to the city centre makes pubs, entertainment venues, and restaurants easily reachable.
- Health/Wellness groups8/10
Close to medical facilities and local wellness groups operating within Kilkenny.
- Networking Opportunities7/10
Good connectivity to the city allows professionals to engage in local business and social networks.
- Tech-Hub Connectivity6/10
While standard broadband availability should be verified, the home office space supports remote tech work.
Listing information
- Agent
- Fran Grincell Properties
- Phone
- 056 - 7715000
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-943048HouseDelve · 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.