22 Roselawn, Bolton Woods, Callan, Co. KilkennyR95HD25
€300,000
3 Bed~3 Bath~103 m²~BER B
What you'll like:
- Energy efficient rating: The property achieves a strong B rating, which should translate to lower heating bills and enhanced comfort for the household all year round.
- Show home condition: The interior is presented in immaculate order, allowing the buyer to move in immediately without needing to undertake any costly or disruptive renovations.
- Bespoke fitted cabinetry: Custom built-in furniture throughout adds exceptional storage capacity and a high-end aesthetic that standard developer-finish houses typically lack.
- Feature wall paneling: Tasteful architectural wall paneling in the entrance hall, sitting room, and dining room creates a sophisticated and cohesive modern interior style.
- Solid oak doors: Premium solid oak internal doors provide superior durability, enhanced acoustic insulation, and a luxurious feel compared to hollow standard doors.
- Polished porcelain flooring: Durable polished porcelain tiles in the entrance hall and kitchen offer a sleek, reflective surface that is exceptionally easy to clean and maintain.
- Solid wood sitting room: The main living room features genuine solid wood flooring, adding natural warmth and character to the primary relaxation space in the home.
- Built-in bedroom storage: Every single bedroom comes equipped with integrated wardrobes, maximizing floor space and saving the buyer money on freestanding furniture purchases.
- Generous floor area: Providing 103 square metres of well-designed living space, this layout easily accommodates comfortable modern family life across three distinct bedrooms.
- Convenient three bathrooms: Featuring a guest WC downstairs, an ensuite, and a main family bathroom, morning routines will run smoothly without unnecessary household bottlenecks.
- Modern corner plot: Being positioned on a corner plot provides a unique external layout and potentially more breathing room compared to standard mid-terrace properties.
- Landscaped rear garden: The professionally landscaped back garden features a quality cobble-lock patio, creating an inviting outdoor entertainment area for summer dining and relaxing.
- Wide side entrance: A practical side gate and wide side entrance make it easy to move garden waste, bicycles, and outdoor equipment without traversing the house.
- Practical exterior utilities: The back garden is well-equipped with external lighting, electrical sockets, and an outside tap, enhancing the functionality of the outdoor space.
- Ample private parking: The front garden is bordered by laurel hedging and includes a wide driveway providing generous off-street parking for multiple vehicles.
- Solid fuel stove: The sitting room boasts a cozy solid fuel stove, offering an efficient secondary heat source and a wonderful focal point for winter evenings.
- Integrated kitchen appliances: The open-plan kitchen comes loaded with integrated appliances and clever concealment for the washing machine and tumble dryer, maintaining clean lines.
- Water softener installed: An existing water softener system protects appliances from limescale buildup and provides treated water throughout the entire property infrastructure.
- Whirlpool family bathroom: The main upstairs bathroom includes a relaxing whirlpool bathtub, offering a spa-like retreat for unwinding after a long busy day.
- Established residential setting: Located in a mid-sized development built roughly 20 years ago, the estate benefits from mature open green spaces and an active residents association.
- Walkable town location: Situated within easy walking distance of Callan town centre, residents have convenient daily access to local schools, shops, and sporting facilities.
But keep in mind:
- Oil fired heating system: The property relies on oil for central heating rather than natural gas, which requires manual fuel ordering and potentially higher ongoing fuel costs.
- Development age maintenance: At approximately 20 years old, the estate is reaching an age where buyers should budget for eventual replacement of communal or external estate infrastructure.
- Corner plot exposure: Corner properties often experience higher wind exposure and increased boundary maintenance responsibilities compared to sheltered mid-terrace houses in a row.
- Stira attic access: The attic relies on a Stira folding stair rather than a permanent staircase, which limits safe access if you plan to use the loft for heavy storage.
- Potential boundary verification: Buyers must carefully verify the exact legal site boundaries against the aerial photography provided, as garden lines can occasionally differ from title deeds.
- Broadband speed qualification: While fibre is advertised up to 5gb, actual speeds are subject to a physical survey and provider connection availability at this exact address.
- Terraced acoustic considerations: As an end-terrace home, noise transmission from the adjoining neighbor is reduced compared to mid-terrace, but party wall soundproofing should still be evaluated.
- Floor plan disclaimer: The selling agent explicitly states that floor plans are for illustrative purposes only, meaning room dimensions should be independently verified prior to bidding.
Price positioning
?
- The asking price appears slightly positioned above the baseline established by recent local transactions, reflecting a premium for its turnkey condition and extensive decorative upgrades.
- Upward valuation signals stem from high-end bespoke finishes, solid internal doors, and a landscaped rear patio, whereas comparable historical data points suggest standard properties trade modestly lower.
- Market support relies entirely on continued buyer demand for energy-efficient homes requiring zero immediate capital expenditure, though broader regional affordability constraints could ultimately limit competitive bidding.
- Relevant market dynamics indicate that corner plots within established developments consistently attract heightened interest, balancing out the slightly elevated cost per square metre relative to older local sales.
Build Analysis
What we know from similar construction types
- The property is approximately 20 years old and located within an established residential development, featuring a three-bedroom end-terrace layout on a corner plot.
- Internal finishes include bespoke cabinetry, wall paneling, solid oak internal doors, and tiled or wood flooring, indicating a high standard of maintenance and presentation by the current owners.
- The heating system is oil-fired, complemented by a solid fuel stove in the sitting room.
- A buyer should investigate the boundary lines and legal title relating to the corner plot layout, and verify the condition of external elements such as the laurel hedging, wider side entrance, and cobble-lock patio.
- Potential buyers should also verify compliance of any internal alterations with local planning and building regulations, particularly regarding the fitted furniture and integration of appliances.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is around €1,200 to €1,600.
- The property uses oil-fired central heating and has a B BER rating, indicating good energy efficiency for a 103 m² home built approximately 20 years ago.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a residential suburban development in Callan, well away from heavy industrial sites, incinerators, or major active landfills.
- Any legacy industrial or environmental concerns in the broader Kilkenny region are minimal for this specific residential pocket, though standard local searches are advised to confirm no minor historical uses nearby.
Flood Safe
8/10Water overflow reports to follow up
- The Bolton Woods development is generally situated on elevated ground within Callan, reducing the immediate risk of surface water flooding.
- Buyers should review national flood mapping and consult local authority records to verify historical drainage performance across the wider area during extreme weather events.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
62 ROSELAWN, BOLTON WOODS, CALLAN
- Sale date
- Declared sale price
- €300,500.00
11 PARKVIEW, BOLTON WOODS, CALLAN
- Sale date
- Declared sale price
- €396,000.00
33 ROSELAWN, BOLTON WOODS, CALLAN
- Sale date
- Declared sale price
- €275,000.00
17 ROSELAWN, BOLTON WOODS, CALLAN
- Sale date
- Declared sale price
- €290,000.00
12 ROSELAWN, BOLTON WOODS, CALLAN
- Sale date
- Declared sale price
- €225,000.00
Recent sales in the wider Callan area
9 WEST STREET, CALLAN, CO KILKENNY
- Sale date
- Declared sale price
- €221,000.00
NO 2 CHALET, NEWMARKET LANE, CALLAN
- Sale date
- Declared sale price
- €134,000.00
BALLYLINE, CALLAN, CO KILKENNY
- Sale date
- Declared sale price
- €90,000.00
PROLOGUE, CALLAN, CO KILKENNY
- Sale date
- Declared sale price
- €140,000.00
4 LOWER BRIDGE STREET, CALLAN, CO. KILKENNY
- Sale date
- Declared sale price
- €148,000.00
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% of the purchase price up to €1,000,000 (€3,000 for a €300,000 property).
- Solicitor legal fees: roughly €1,500 to €2,500 plus VAT and outlay costs.
- Land registration fees: around €130 to €200 depending on the registration type.
- Property valuation fees: typically €150 to €300 for mortgage purposes.
- Surveyor fees: generally between €400 and €800 depending on the level of detail required.
- Annual home insurance: estimated at €400 to €700 per year depending on the policy coverage.
Forum Talk
What people are saying about this area
- Locals in Callan note that Bolton Woods is a well-established, mid-sized development with active resident associations and plenty of green spaces.
- Residents frequently highlight the convenience of living within walking distance of local schools, shops, and sporting facilities in Callan town.
- Community discussions often mention the approximately 20-minute commute to Kilkenny City, making it a popular choice for commuters.
- Property forums and local groups generally view residential areas in Callan as quiet and family-friendly.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features three bedrooms, a secure landscaped back garden with a patio, and is within walking distance of local schools and green open spaces in the development, making it very suitable for young families.
- Teenagers6/10
With three bedrooms and good overall space, it can accommodate growing children, though the 103 m² floor area provides somewhat limited independent living areas for teenagers.
- Multi-generational Living4/10
The three-bedroom layout and standard terraced configuration do not lend themselves easily to independent multi-generational living without significant adaptation.
- Single Buyers8/10
A well-finished three-bedroom home in show condition offers comfortable living space with room for a home office or guests, though at 103 m² it represents a solid commitment for a single occupant.
- Couples9/10
Excellent option for couples looking for high-end finishings, bespoke cabinetry, and low-maintenance modern living within walking distance of Callan town amenities.
- Empty Nesters7/10
The manageable size, landscaped low-maintenance garden, and modern interior make it appealing for empty nesters wanting to downsize locally.
- Retirees7/10
The property offers manageable single-level living potential on the ground floor with a bathroom, though stairs are required to access the bedrooms and upper bathroom.
Work
3 areas- Remote Working8/10
Fibre broadband with speeds up to 5gb (subject to survey) is available according to Eir, making this home highly viable for remote work.
- Hybrid Commuting6/10
Convenient for hybrid workers needing access to local areas, though commuting to Dublin or major employment hubs would require significant travel from Callan.
- Retired7/10
A comfortable, well-appointed home with local amenities nearby, suiting those looking for a manageable retirement property.
Practical
8 areas- Ageing in Place6/10
Includes a ground-floor bathroom, but buyers should verify if upper-floor access could pose challenges over the long term.
- Low Maintenance8/10
Presented in show home condition with modern finishes, a B energy rating, and paved low-maintenance outdoor areas.
- Secure Gated Entry3/10
The property features an alarm and private driveway parking, but is part of an open residential development rather than a gated community.
- Minimalist Design5/10
The home currently features bespoke cabinetry, extensive wall paneling, and detailed fitted furniture, which leans more toward traditional fitted elegance than stark minimalism.
- Flexible Floor Plans5/10
A standard three-bedroom end-terrace layout with defined rooms and an open-plan kitchen-dining area.
- Heritage Home2/10
Built approximately 20 years ago in a modern suburban development, so it lacks period heritage features.
- Ecological Setup7/10
Benefiting from a strong B energy rating and oil-fired central heating, indicating good thermal efficiency.
- Outdoor areas7/10
Features a wide driveway with ample parking at the front and a landscaped rear garden with a cobble lock patio, external lighting, sockets, and an outside tap.
Interests
9 areas- Gardening6/10
The property includes a landscaped back garden with a cobble lock paving patio, perimeter hedging, and external water and lighting, ideal for modest garden enthusiasts.
- Walking8/10
The location is within walking distance of Callan town center, local schools, and shops, offering good opportunities for daily neighborhood walks.
- Gym5/10
Local sporting facilities are available in Callan, though dedicated commercial gym facilities may require travel towards Kilkenny City.
- Cycling6/10
The surrounding area and town location offer manageable local cycling conditions, though buyers should verify local cycling infrastructure.
- Golf6/10
Callan and the wider Kilkenny region offer access to golf courses within a reasonable driving distance.
- Fishing5/10
Proximity to local rivers in the Kilkenny region provides options for fishing enthusiasts, to be verified locally.
- Horse Riding5/10
The rural surroundings of County Kilkenny offer general equestrian opportunities, though local stable proximity should be checked.
- Water Sports2/10
Inland location with limited immediate access to dedicated water sports facilities.
- Entertaining8/10
Features an open-plan kitchen and dining area with patio doors leading to a paved cobble lock patio and landscaped garden, well-suited for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Located in a well-established residential development with open green spaces, offering a relatively peaceful environment while remaining close to town.
- Rural Living5/10
Situated in a town setting in Callan rather than the open countryside, though it provides easy access to the wider rural Kilkenny landscape.
- Village Living9/10
Callan provides a vibrant town and community feel with local shops, schools, and sporting facilities all within walking distance.
- Coastal Living1/10
Co. Kilkenny is a landlocked county with no immediate proximity to the coast.
- Urban Living4/10
Callan is a smaller town rather than a bustling urban center, though Kilkenny City is roughly 20 minutes away by car.
Social
6 areas- Community Involvement8/10
Bolton Woods benefits from an active residents association and a well-established community atmosphere.
- Café Culture6/10
Callan town offers local spots and cafes, with a wider selection available 20 minutes away in Kilkenny City.
- Nightlife4/10
Nightlife options within Callan are limited to local town pubs, requiring travel to Kilkenny City for a broader entertainment scene.
- Health/Wellness groups6/10
Local community facilities and sports clubs provide avenues for health and wellness activities.
- Networking Opportunities4/10
Primarily a residential town setting, meaning professional networking will mostly lean towards remote channels or nearby Kilkenny City.
- Tech-Hub Connectivity7/10
High-speed fibre broadband availability supports tech-focused remote roles, despite the town setting.
Listing information
- Agent
- Dee Gibney Properties
- Phone
- 056 770 5070
- Published on HouseDelve
- 18 September 2026
- Correction
- Report an issue
HD-AE979EHouseDelve · 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.