23 Troys Gate, KilkennyR95PX7F
€280,000
3 Bed~1 Bath~78 m²~BER B3
What you'll like:
- Prime Central Location: Situated within a short walk of Kilkenny City Centre, ensuring effortless access to shops, cafes, and cultural attractions. This exceptional convenience strongly supports daily commuting and vibrant urban lifestyle demands for residents.
- Excellent School Proximity: Located less than a five-minute walk from both highly regarded primary and secondary schools. This remarkable closeness significantly reduces morning school run stress and proves ideal for growing family households.
- Strong Energy Rating: Features an impressive B3 building energy rating, which indicates good thermal efficiency and lower heating costs. This rating may also qualify the buyer for more competitive green mortgage interest rates from major lenders.
- Commuter Connectivity: Positioned within easy reach of the MacDonagh Train Station and the nearby M9 motorway. These robust transport links ensure seamless travel accessibility to Dublin, Waterford, Carlow, and surrounding regional employment hubs.
- Shopping Convenience: Positioned close to MacDonagh Junction Shopping Centre and major local supermarkets. This exceptional proximity to retail amenities ensures everyday grocery shopping and lifestyle errands are exceptionally quick and convenient.
- Mature Residential Setting: Situated within a well-established and highly convenient residential area known for enduring community appeal. Buyers can benefit from a settled neighbourhood environment with reliable long-term residential desirability.
- Inviting Entrance Hall: Includes a bright, welcoming entrance hallway featuring durable tiled flooring and highly practical understairs storage. This dedicated storage area helps keep coats, shoes, and household items neatly organized out of sight.
- Comfortable Living Room: Features a spacious living room complete with laminated wooden flooring and a feature fireplace mantelpiece. This warm focal point creates a cosy and relaxing atmosphere for evening family relaxation and hosting guests.
- Well-Appointed Kitchen: Offers a functional kitchen equipped with tiled flooring, fitted cupboards, and integrated appliances. The generous worktop space allows for efficient meal preparation and meets the daily demands of family catering.
- Open Plan Dining: Includes an open-plan dining area featuring laminated wooden flooring and a practical breakfast bar. This layout provides an inviting space for casual family dining and social interaction during meal preparation.
- Generous Double Bedroom: The primary bedroom is bright and well-proportioned, complete with built-in wardrobes. This dedicated storage solution maximizes usable floor space and offers excellent organization potential for clothing and personal belongings.
- Modern Main Bathroom: The bathroom is fully tiled from floor to ceiling and includes a bath and electric shower. Additional contemporary touches like a heated towel rail enhance daily comfort and ease of maintenance.
- Versatile Second Bedroom: Offers a generously proportioned second double bedroom with laminated wooden flooring and ample natural light. This flexible space can easily accommodate guests, family members, or future bedroom layout needs.
- Flexible Third Bedroom: Features a single bedroom equipped with built-in wardrobes, serving ideally as a child room. Alternatively, this bright room functions exceptionally well as a dedicated home office or guest accommodation space.
- First-Time Buyer Appeal: Presents an affordable entry point into the Kilkenny property market for aspiring homeowners. The manageable scale and desirable location make it a classic starter home with enduring future resale potential.
- Investor Opportunity: Highly attractive to property investors due to strong rental demand in central Kilkenny locations. The proximity to transport hubs and amenities ensures a consistent pool of prospective professional or family tenants.
- Scope for Personalization: Offers buyers a wonderful opportunity to put their own stamp on the interior cosmetic finishes. This allows new owners to gradually upgrade and customize decor details to match their personal aesthetic preferences.
- Natural Light Exposure: Rooms throughout the accommodation benefit from bright and well-proportioned layouts that maximize daylight. This pleasant ambient light contributes significantly to an uplifting and cheerful everyday living environment.
- Leisure Facility Access: Located near local sporting facilities, parks, and the famous Medieval Mile attractions. Residents can easily maintain an active lifestyle and enjoy rich cultural amenities right on their doorstep.
- Established Neighborhood Demand: Properties in this mature corridor historically hold their value well due to persistent buyer demand. Purchasing here represents a secure, liquid asset position within a thriving regional urban center.
But keep in mind:
- Compact Floor Area: Offers a total floor area of 78 square metres, which is relatively modest for growing families. Buyers should carefully evaluate whether the room dimensions will comfortably accommodate their long-term storage and lifestyle needs.
- Single Bathroom Constraint: Features only one bathroom to service all three bedrooms within the home. This single-facility setup may create morning bottlenecks and inconvenience for busy households or when hosting overnight guests.
- Mid-Terrace Configuration: As a mid-terrace dwelling, the property shares both side walls with neighboring homes. This structural layout can potentially increase noise transmission, requiring purchasers to investigate acoustic privacy levels thoroughly.
- Upgrading Potential Required: While well-presented, the interior offers an opportunity to put your own stamp on the home. Buyers should budget additional capital for potential cosmetic updates, modernization, or energy efficiency enhancements over time.
- Limited Parking Details: The marketing particulars do not explicitly detail dedicated off-street parking or driveway arrangements. Prospective buyers must verify parking availability, permit requirements, or space constraints along the street frontage.
- Garden Space Omission: The listing description omits specific details regarding the size, orientation, or privacy of a back garden. Purchasers should inspect the outdoor plot carefully to ensure it meets their gardening or recreational expectations.
- Electric Shower Reliance: The primary bathroom relies on an electric shower unit for hot water delivery. Buyers should inspect the unit age and water pressure capacity to ensure reliable performance during peak household usage times.
- Single Third Bedroom: The third bedroom is configured as a single room with restricted floor space. This limits its long-term versatility if required to function as a permanent double bedroom for growing teenagers.
- Staircase Storage Limits: Understairs storage is convenient, but the home lacks a dedicated utility room or attic conversion. Buyers should check attic insulation levels and storage accessibility for bulky seasonal items and luggage.
- Traffic and Noise Risks: Situated within a mature residential location close to the city center and main routes. Buyers should investigate local traffic volumes during peak commuting hours to assess potential road noise impacts.
- Management and Maintenance: Mid-terrace homes require coordinated maintenance with neighbors regarding shared boundary walls and roofs. Purchasers should verify the condition of party walls and any historical maintenance agreements in place.
- Boundary Clarity Needed: The exact legal boundaries and garden extents should be verified by the legal representative. Buyers must ensure that title maps accurately reflect the physical fences and access paths on the ground.
- Heating System Efficiency: While the BER is B3, buyers should verify the specific age and type of boiler installed. An older heating system might soon require costly replacement despite a favorable overall energy performance certificate.
- Ventilation and Damp Check: Due to the mature nature of the housing stock, buyers should commission a thorough survey. This is essential to check for adequate sub-floor ventilation and potential hidden dampness in walls.
- Future Expansion Limits: The modest 78 square metre footprint may offer limited potential for significant rear or attic extensions. Buyers planning for future family expansion should consult an architect regarding structural expansion options.
- Rental Cap Regulations: Investors should verify if the property is subject to local Rent Pressure Zone restrictions. This legislation limits the amount of annual rent increases, impacting projected gross rental yield calculations.
- Local Development Plans: Buyers should inspect local county council planning registers for nearby proposed infrastructure projects. Unforeseen commercial or residential developments could alter the immediate neighborhood character and traffic patterns.
- Broadband Infrastructure: High-speed fibre broadband availability should be independently verified for remote working suitability. Confirming maximum data speeds is crucial for modern professionals relying on stable home office connections.
- Waste Management Logistics: Verify how residential bin collections and recycling services operate for this specific street address. Understanding local waste collection arrangements prevents unexpected logistical hurdles upon moving into the area.
- Insurance Premium Factors: Older mid-terrace properties in urban settings can sometimes attract higher home insurance premiums. Buyers should obtain preliminary buildings insurance quotes to factor ongoing policy costs into their affordability assessment.
Price positioning
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- The asking price appears somewhat elevated relative to typical regional mid-terrace benchmarks given the relatively compact floor area of seventy-eight square meters and single bathroom configuration, reflecting a premium for its highly convenient urban location.
- Upward valuation signals stem from the strong energy rating of B3, which reduces future utility outlays, alongside close proximity to established schools, local shopping hubs, and the city center that heavily drives demand among commuters.
- Potential factors supporting such a valuation include robust rental yields appealing to investors and steady interest from first-time buyers, whereas limited off-street parking or restricted expansion potential could undermine aggressive pricing.
- Additional market relevance comes from the general scarcity of well-maintained city-center residential options in Kilkenny, sustaining strong competitive tension despite a modest footprint and single bathroom layout.
Build Analysis
What we know from similar construction types
- The property is a three-bedroom mid-terrace home spanning approximately 78 square metres, situated in a mature residential area.
- A buyer should verify the construction era, insulation levels, and any previous extension or renovation works.
- Investigate the condition of the roof, windows, and heating system, and ensure that all internal alterations comply with building regulations and planning permissions.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately €900 to €1,200.
- This estimate reflects a B3 BER rating for a 78 square metre mid-terrace home, indicating relatively good energy efficiency that helps lower overall heating consumption compared to older, unrated properties.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
7/10Water overflow reports to follow up
- Map evidence indicates that the property is located in close proximity to modelled river flood zones, warranting careful review during periods of prolonged or heavy rainfall.
- The 0.1% annual probability boundary comes closest to the property, highlighting that extreme or rare weather events could bring flood waters notably near the site.
- While the home is situated just outside mapped flood areas, local topography and drainage capacity remain important factors in how quickly surface water disperses during heavy downpours.
The property is outside the mapped flood area. But the nearest mapped area is approximately 16 metres away.
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 local area
No verified results were found for this group in the previous five years.
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: €2,800 — 1% of €280,000.
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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: approximately €1,500 to €2,500 excluding VAT and outlays.
- Land registration fees: approximately €130 to €700 depending on the registration type and mortgage involvement.
- Property valuation fees: approximately €150 to €250 required by lending institutions.
- Surveyor fees: approximately €500 to €1,000 depending on the level of detail in the structural survey.
- Annual home insurance: approximately €400 to €700 depending on the level of coverage chosen.
Forum Talk
What people are saying about this area
- Residents in the area frequently discuss the convenience of living within walking distance of Kilkenny City Centre and local amenities.
- Community forums often highlight the area's strong appeal for families due to the short walk to both primary and secondary schools.
- Local transport updates regularly mention good connectivity via the nearby M9 motorway and the accessibility of Kilkenny train station.
- Discussions regarding residential areas near Troys Gate generally focus on the quiet, mature neighborhood feel combined with urban accessibility.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
Being within a five-minute walk of both a primary and secondary school makes this location exceptionally convenient for families with young children.
- Teenagers8/10
Proximity to secondary schools and the city centre provides teenagers with good independence and easy access to local amenities and public transport.
- Multi-generational Living4/10
With three bedrooms and a floor area of 78 m², space is relatively compact for multi-generational living arrangements.
- Single Buyers9/10
The property offers an affordable entry point for single buyers looking for a well-located home with easy access to city centre amenities.
- Couples8/10
The layout provides comfortable accommodation for couples, with extra rooms that can be adapted as a home office or guest room.
- Empty Nesters7/10
Convenient access to city amenities appeals to empty nesters, though stairs in a mid-terrace home should be considered for long-term living.
- Retirees6/10
While close to urban facilities and transport, retirees should verify the suitability of the mid-terrace stairs and garden maintenance.
Work
3 areas- Hybrid Commuting8/10
Convenient access to Kilkenny Train Station and the M9 motorway supports hybrid commuting patterns.
- Remote Working7/10
The third bedroom can easily function as a dedicated home office for remote workers.
- Retired6/10
Well-suited for retirees seeking proximity to healthcare, shops, and social amenities.
Practical
8 areas- Ageing in Place5/10
While local amenities are accessible, multi-level living with stairs requires consideration for long-term mobility.
- Low Maintenance8/10
A 78 m² mid-terrace footprint with a B3 BER rating indicates manageable upkeep and energy efficiency.
- Secure Gated Entry2/10
The property is an open-access residential home rather than a gated development.
- Minimalist Design6/10
Traditional room layouts offer functional spaces rather than purely minimalist open-plan expanses.
- Flexible Floor Plans7/10
Bedrooms can double as guest spaces or home offices to suit changing lifestyle needs.
- Heritage Home4/10
Located in a mature residential area, though the building itself presents standard contemporary features rather than historic architecture.
- Ecological Setup8/10
The B3 BER rating reflects a good standard of energy efficiency and lower environmental impact.
- Outdoor areas5/10
Features a practical rear outdoor space typical of a mid-terrace property.
Interests
9 areas- Gardening5/10
A mid-terrace home typically features a compact rear outdoor space rather than an extensive garden.
- Walking9/10
The central location allows for easy walking access to schools, shops, parks, and city centre attractions.
- Gym7/10
Sporting facilities and local fitness options are within easy reach of the property.
- Cycling8/10
The flat urban geography and proximity to the city centre make cycling a viable option for daily errands.
- Golf6/10
Kilkenny offers local golfing facilities within a reasonable driving or transport distance.
- Fishing5/10
River access exists in the wider Kilkenny area, though buyers should verify specific local angling spots.
- Horse Riding4/10
Equestrian facilities are generally located in the surrounding countryside rather than directly in the city.
- Water Sports3/10
Water sports opportunities are limited locally given the inland city location.
- Entertaining7/10
An open-plan dining area and a functional kitchen provide a good space for hosting family and friends.
Lifestyle
5 areas- Quiet Living6/10
Situated in a mature residential location near the city centre, offering a generally settled environment with typical urban sounds.
- Rural Living2/10
The property is located in an established urban setting within Kilkenny City rather than a rural environment.
- Village Living5/10
It combines the feel of a mature neighborhood with close proximity to local conveniences reminiscent of village life.
- Coastal Living1/10
Kilkenny is an inland city with no immediate proximity to coastal areas.
- Urban Living9/10
Excellent proximity to Kilkenny City Centre, shops, restaurants, and transport links provides a true urban lifestyle.
Social
6 areas- Community Involvement8/10
Mature residential settings in Kilkenny typically feature active local community networks.
- Café Culture9/10
A short distance from Kilkenny City Centre ensures immediate access to numerous local cafés and restaurants.
- Nightlife8/10
Proximity to the city centre places traditional pubs, entertainment venues, and restaurants within easy reach.
- Health/Wellness groups7/10
Local wellness classes, pharmacies, and medical services are readily accessible in the surrounding area.
- Networking Opportunities7/10
City living provides good opportunities for professional and social networking.
- Tech-Hub Connectivity6/10
Buyers should verify local broadband speeds, though urban infrastructure generally supports remote connectivity well.
Listing information
- Agent
- DNG Ella Dunphy
- Phone
- 056 7786000
- Current status
- active
- Published on HouseDelve
- 24 September 2026
- Correction
- Report an issue
HD-76C6B1HouseDelve · 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.