23 Long Meadows, Sion Road, Kilkenny, Co. KilkennyR95HXW2
€870,000
5 Bed~3 Bath~227 m²~BER A2
What you'll like:
- Exceptional energy rating: The property achieves an impressive A2 BER rating, which helps ensure low annual energy bills and excellent thermal comfort throughout all seasons.
- Spacious detached layout: Offering 227 square metres of floor area, this generous five-bedroom home provides abundant room for growing families and modern lifestyles.
- Prime estate location: Situated in the highly sought-after Long Meadows development, the house enjoys a peaceful and mature neighbourhood environment known for family appeal.
- Excellent commuter links: The property is located within walking distance of MacDonagh Train Station, offering convenient rail access to Dublin and other major centres.
- Walking distance to city: Kilkenny city centre is easily accessible on foot, allowing buyers to enjoy local shops, cafes, and restaurants without needing a car.
- Immaculate turnkey condition: The residence has been maintained to a high standard with stylish, high-end interiors, meaning a new owner can move in without undertaking immediate renovations.
- Bespoke kitchen design: At the heart of the home is a stunning contemporary kitchen featuring a waterfall quartz island and quality appliances, ideal for cooking and entertaining.
- High-end cabinetry included: Custom built-in cabinetry crafted by Sinnott is featured in multiple rooms, adding a bespoke aesthetic and practical storage solutions throughout the house.
- Luxurious master suite: The expansive master bedroom features an impressive ensuite bathroom and generous proportions, creating a private retreat for the homeowners.
- Flexible fifth bedroom: The fifth bedroom is currently incorporated into the master suite as a walk-in wardrobe, but can easily be converted back into a separate bedroom or office.
- Modern heating technology: The property benefits from an advanced air-to-water heating system coupled with a mechanical heat recovery system for efficient climate control.
- Low-maintenance rear garden: The back garden features premium astroturf and a patio area, reducing ongoing garden upkeep while providing an attractive outdoor entertainment space.
- Stylish boundary treatment: The rear block wall is finished with contemporary wood panelling, enhancing privacy and creating a modern aesthetic in the outdoor living area.
- Quality flooring finishes: Laminate herringbone wood flooring runs throughout the main living areas, offering a durable, cohesive, and elegant surface finish underfoot.
- Guest washroom convenience: A tastefully decorated downstairs guest water closet provides added practicality for visitors without requiring access to upstairs family bathrooms.
- Dedicated utility room: A separate utility space with fitted units and laundry appliances keeps everyday chores organized and separate from the primary kitchen zone.
- Ample off-street parking: The front driveway features cobblelock paving, providing secure and convenient parking space directly outside the main entrance porch.
- Family-friendly green areas: The surrounding residential estate is renowned for its well-maintained green spaces, making it a secure and pleasant environment for children.
- Proximity to education: Highly regarded local primary and secondary schools are located close by, simplifying daily school runs for families with children.
- Recreational amenities nearby: Nearby sporting clubs, scenic walks, and recreational facilities support an active and healthy lifestyle for all residents in the local area.
But keep in mind:
- Substantial asking price: At €870,000, buyers should verify local comparable sales to ensure the property represents fair market value for the Kilkenny area.
- Fifth bedroom conversion: The current layout incorporates the fifth bedroom into the master dressing room, so buyers needing five distinct bedrooms should factor in the cost of reinstatement.
- Maintenance of astroturf: While the artificial grass in the rear garden reduces mowing, buyers should investigate potential replacement costs and cleaning requirements over the long term.
- Open-plan sound transfer: The large open kitchen and dining spaces with hard flooring surfaces may create echo or sound reverberation issues during busy family gatherings.
- Air-to-water servicing: The specialized air-to-water heating and heat recovery system requires regular professional servicing, which buyers should budget for in annual maintenance costs.
- Potential boundary responsibilities: Buyers should inspect legal title documents to clarify maintenance responsibilities regarding the wood panelling attached to the rear block wall.
- Herringbone flooring wear: While the laminate herringbone flooring is currently in superb condition, buyers should check the warranty and durability against heavy furniture or pet claws.
- Quartz countertop care: The stunning waterfall quartz island requires specific cleaning products to prevent staining, which buyers should note for daily kitchen maintenance.
- Storage limitations upstairs: With one bedroom converted into a wardrobe, standard built-in wardrobe capacity in the remaining auxiliary bedrooms should be inspected for adequacy.
- Traffic and parking density: Although the estate is peaceful, buyers should observe evening parking conditions and traffic flow within the development during peak commuting times.
- BER compliance verification: Buyers should review the specific BER advisory report to identify any minor recommendations for maintaining the A2 rating over time.
- Attic insulation checks: Although the house has an A2 rating, buyers should verify the attic insulation depth and access hatches during a structural survey.
- Drainage and surface water: Given the extensive hard landscaping and astroturf in the rear garden, buyers should ensure adequate surface water drainage is installed.
- Gold hardware maintenance: The trendy gold hardware and taps featured throughout the kitchen and bathrooms may require careful cleaning to prevent tarnishing or water spot damage.
- Window and door seals: Bifolding doors leading to the garden should be checked for proper alignment and weather sealing to prevent heat loss or drafts in winter.
- Appliance warranty status: Buyers should confirm whether the integrated Neff and Bosch kitchen appliances are still covered under manufacturer warranties upon purchase.
- Broadband speed availability: Buyers working from home should verify maximum broadband speeds and fiber availability at this specific address before finalizing contracts.
- Property tax banding: The Local Property Tax band for a home of this asking price should be checked to ensure accurate budgeting for annual property levies.
- Future extension limits: Due to existing property layout and boundary constraints, buyers planning future major extensions should consult local planning guidelines.
- Title and covenant review: Buyers' legal representatives should carefully examine the estate covenants to ensure no restrictions exist regarding home alterations or commercial use.
Price positioning
?
Not enough reliable market evidence is available to position this asking price.
Build Analysis
What we know from similar construction types
- The property benefits from modern energy-efficient construction features, notably an A2 BER rating, an Ecodan renewable technology Air to Water heating system, and a mechanical heat recovery system.
- The fifth bedroom is currently incorporated into the main bedroom as a walk-in wardrobe; a buyer should verify if converting this back to a standalone bedroom is straightforward if needed.
- A buyer should check planning compliance for any internal modifications, bespoke cabinetry, or external boundary treatments such as the wood panelling over the rear block wall.
- As with any detached modern build, a structural survey should investigate the quality of insulation installation, airtightness detailing, and potential snagging items consistent with high-spec turnkey properties.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €800 to €1,200
- Explanation: The property has an A2 BER rating and features an efficient air-to-water heating system with a mechanical heat recovery system, which significantly reduces energy consumption for a 227 m² home.
Pollution Safe
9/10Environmental situation to investigate
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 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 €8,700 for properties valued between €1 million and €870,000 (calculated at 1% up to €1 million on the asking price of €870,000)
- Solicitor legal fees: €1,500 to €3,000 plus VAT and outlay expenses
- Land registration fees: Approximately €400 to €800 depending on property mapping and registry types
- Property valuation fees: €150 to €300 typically required by mortgage lenders
- Surveyor fees: €500 to €1,200 depending on the level of detailed structural survey chosen
- Annual home insurance: €500 to €1,000 depending on policy coverage and contents value
Forum Talk
What people are saying about this area
- Locals in Long Meadows praise the peaceful and family-friendly atmosphere of the estate, noting its strong sense of community.
- Residents frequently highlight the convenience of walking to MacDonagh Train Station and Kilkenny city centre for daily commuters.
- Discussions on local forums often mention high demand for properties in this mature development due to its proximity to well-regarded schools.
- Homeowners in the area appreciate the ongoing maintenance of green spaces, which adds to the neighborhood's overall appeal.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
Located in a mature, family-friendly estate with well-maintained green areas, close to highly regarded primary and secondary schools and various amenities.
- Teenagers9/10
Generous 227 m² floor area providing plenty of independent space, with proximity to local schools, shops, and transport links.
- Multi-generational Living8/10
A spacious 5-bedroom detached layout (with one currently used as a walk-in wardrobe) offers great flexibility to accommodate different generations.
- Single Buyers6/10
An asking price of €870,000 for a large 5-bedroom detached home is a substantial investment typically suited to multi-person households rather than sole purchasers.
- Couples9/10
Turnkey condition with high-end, stylish interiors and a contemporary kitchen and dining space ideal for couples who enjoy modern living.
- Empty Nesters8/10
Low-maintenance astroturf garden and high energy efficiency (BER A2) make this manageable, though the 5-bedroom size offers more space than empty nesters might need.
- Retirees8/10
Situated within walking distance of Kilkenny city centre and amenities, though a two-story home with multiple bedrooms may require managing stairs.
Work
3 areas- Remote Working9/10
The 5-bedroom configuration provides excellent potential for dedicated home office setups.
- Hybrid Commuting9/10
Located within walking distance of MacDonagh Train Station, providing excellent commuter links to Dublin and other major centres.
- Retired8/10
Close proximity to city amenities and healthcare facilities, combined with a peaceful neighbourhood, suits retirement well.
Practical
8 areas- Flexible Floor Plans9/10
The fifth bedroom is currently configured as a walk-in wardrobe with a centre island but can easily be converted back into a bedroom or office.
- Ageing in Place6/10
While the neighbourhood is quiet and accessible, the property features a standard two-story layout with stairs that may need adaptation over time.
- Low Maintenance9/10
Turnkey condition throughout, featuring premium astroturf, a patio, and high-end modern finishes requiring minimal upkeep.
- Secure Gated Entry3/10
The listing does not indicate a gated entry or private security gate for the estate.
- Minimalist Design7/10
Features sleek contemporary elements like herringbone wood flooring and a waterfall quartz island, though paired with bold colour-drenched walls.
- Heritage Home2/10
This is a modern, high-spec detached home with an A2 BER rating rather than an older heritage property.
- Ecological Setup9/10
Boasts an impressive A2 BER rating, complete with an Ecodan renewable technology Air to Water heating unit and a mechanical heat recovery system.
- Outdoor areas8/10
Includes a well-finished rear patio, astroturf lawn, stylish wood panelling on the boundary wall, and a cobblelock front driveway.
Interests
9 areas- Gardening5/10
The rear garden is finished with premium astroturf and a patio for low maintenance, meaning traditional gardening space is minimal.
- Walking9/10
Conveniently located within walking distance of Kilkenny city centre, local shops, and nearby scenic walks.
- Gym7/10
Proximity to Kilkenny city centre ensures good access to local fitness facilities and sports clubs.
- Cycling8/10
Flat suburban and urban layout in and around Kilkenny makes local cycling accessible and practical.
- Golf7/10
Kilkenny features well-regarded local sporting clubs and golf courses within reasonable driving distance.
- Fishing6/10
Proximity to the River Nore and regional waterways offers general opportunities for angling enthusiasts.
- Horse Riding6/10
County Kilkenny features various equestrian facilities and riding centres in the wider rural surrounds.
- Water Sports5/10
Limited immediate water sports infrastructure locally, though river activities exist nearby.
- Entertaining10/10
Features a stunning contemporary kitchen with a waterfall quartz island, a large dining area with bifolding doors, and a low-maintenance patio garden.
Lifestyle
5 areas- Quiet Living9/10
Set within the renowned, peaceful surroundings of the Long Meadows estate with low traffic and mature green areas.
- Rural Living4/10
This is a suburban residential estate setting rather than a rural countryside location, though it enjoys pleasant surroundings.
- Village Living7/10
Provides a close-knit community feel within a prestigious neighbourhood while remaining close to city amenities.
- Coastal Living1/10
Located inland in Kilkenny, far away from any coastal areas.
- Urban Living8/10
Within walking distance of Kilkenny city centre, shops, cafes, restaurants, and MacDonagh Train Station.
Social
6 areas- Community Involvement8/10
A mature, established estate known for its friendly neighbourhood atmosphere and active local groups.
- Café Culture9/10
A wide range of local cafes, restaurants, and shops are close at hand in Kilkenny city centre.
- Nightlife8/10
Easy access to Kilkenny city centre ensures a vibrant selection of pubs, venues, and evening entertainment.
- Health/Wellness groups8/10
Proximity to local recreational facilities, sporting clubs, and wellness services in Kilkenny.
- Networking Opportunities7/10
Good connectivity to Dublin and regional hubs supports professional networking and hybrid work arrangements.
- Tech-Hub Connectivity7/10
Modern property build with strong remote working potential, though primary tech hubs remain based in larger cities like Dublin.
Listing information
- Agent
- Donohoe Properties
- Phone
- 056 777 0400
- Published on HouseDelve
- 5 September 2026
- Correction
- Report an issue
HD-A078FEHouseDelve · 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.