26 Beechpark, Kilkenny, KilkennyR95WKX2
€520,000
3 Bed~2 Bath~BER B
What you'll like:
- Castle adjacent location: Situated right beside Kilkenny Castle and its walled gardens, providing exceptional lifestyle convenience and long-term asset value in a prestigious city-centre setting.
- B energy rating: Achieving a strong B rating indicates excellent thermal efficiency, which will help keep heating bills lower and ensures eligibility for potential green mortgage interest rates.
- Extensive modernisation completed: The property has been fully updated internally, meaning buyers can move in immediately without facing the substantial immediate stress and expense of major renovations.
- Extended kitchen area: Features a large open-plan kitchen and dining extension across the rear, creating the ideal contemporary family hub and modern entertaining space.
- Dedicated home office: Includes a separate ground-floor study room, perfectly suited for remote working professionals who require a quiet and private workspace away from main living areas.
- Ground floor shower room: Having a fully finished shower room downstairs adds immense practical convenience for guests and daily family routines, enhancing overall accessibility.
- Spacious front lounge: The main front living room benefits from an oversized picture window that floods the space with abundant natural light throughout the day.
- Contemporary family bathroom: The main upstairs bathroom features elegant marble-effect tiling and a modern floating vanity unit, offering a luxurious hotel-like feel.
- South facing garden: The private enclosed rear garden enjoys a favourable sunny orientation, maximising natural sunlight for outdoor dining and relaxing on the raised timber decking.
- Mature residential setting: Located within a well-established and peaceful neighbourhood known for its stability, ensuring a quiet environment while remaining close to all urban amenities.
- Walking distance amenities: Positioned close to local schools, boutique shops, and sporting facilities like the nearby tennis club, reducing reliance on car journeys for daily needs.
- Ring road access: The city ring road is only minutes away by car, offering seamless commuting connections to the surrounding regional road network and major employment hubs.
- Off street parking: Features a dedicated landscaped front garden with private off-street parking, providing secure and convenient vehicle accommodation right outside your front door.
- Quality interior finishes: Equipped with contemporary timber flooring, stylish fitted kitchen units, and premium carpets that elevate the aesthetic appeal of every single room.
- Attic development potential: Mentions potential for further development in the roof space, giving future owners a clear avenue to expand accommodation as their family grows.
- Glazed entrance porch: A welcoming front porch provides a practical buffer zone for wet coats and shoes before stepping directly into the bright main entrance hallway.
- Private outdoor space: The rear garden is fully enclosed by mature trees and established planting, ensuring a safe play area for children and a high degree of privacy.
- Stable asking price: The listed asking price of five hundred twenty thousand euros has remained completely unchanged during tracked history, suggesting firm vendor pricing expectations.
- Turnkey presentation: The meticulous upkeep and stylish neutral décor mean buyers will not need to spend extra capital on redecoration upon taking up residence.
- Strong rental appeal: Given its prime location near the castle and city amenities, the property holds exceptional long-term potential as a high-yield executive rental investment.
But keep in mind:
- Missing floor area: The total square footage is not provided in the listing details, requiring buyers to independently verify the exact room dimensions and overall property size.
- Unknown property classification: The exact structural type or official classification is missing from the listing data, so buyers should confirm exact boundary lines and legal titles.
- Decking maintenance costs: The raised timber decking in the south-facing garden will require regular annual cleaning, staining, and weatherproofing to prevent rotting and slippery surfaces.
- Proximity traffic congestion: Being located adjacent to a major tourist landmark and central amenity area could lead to seasonal traffic congestion and limited parking for visitors.
- Upstairs bedroom sizes: While the primary bedroom is spacious, secondary bedrooms are compact, which might feel restrictive for growing teenagers requiring larger double beds and desks.
- Unverified attic structure: Any future conversion of the roof space must be thoroughly investigated by a structural engineer to confirm roof timber integrity and ceiling height clearances.
- Garden boundary checks: Buyers should instruct their solicitor to verify all boundary walls and fences match the official land registry map to prevent future neighbor disputes.
- Plumbing upgrade verification: Although bathrooms appear modern, buyers should commission a thorough home inspection to ensure hidden behind-the-wall plumbing and electrical wiring were fully replaced.
- Pricing firmness indicator: The lack of any price reductions since tracking began might indicate an optimistic vendor, meaning aggressive negotiating below the asking price could prove difficult.
- Energy insulation gaps: Even with a strong energy rating, buyers should review the specific assessor report to identify any minor heat loss areas in older parts of the structure.
- Window glazing age: The seals and double glazing across all window frames should be inspected for condensation or drafts to determine if replacements are needed soon.
- Surface water drainage: The extensive rear patio and lawn should be checked for proper sloping and drainage capacity to ensure heavy rainfall does not cause pooling near the foundations.
- Potential parking limits: While off-street parking is available, the front driveway may only accommodate a single vehicle comfortably, limiting multi-car households.
- Storage limitation risks: Aside from standard fitted wardrobes, the modern minimalist aesthetic may lack deep utilitarian storage cupboards for bulky household equipment.
- Future extension limits: Given the existing ground-floor rear extension, further structural additions to the footprint might be severely restricted by planning regulations or garden space.
- Roof condition inspection: Buyers must verify the condition of the roof tiles, flashing, and gutters, as these external elements are costly to repair if neglected by previous owners.
- Local noise levels: The proximity to popular tourist spots and town access routes could occasionally expose residents to higher ambient noise levels during peak daytime hours.
- Heating system efficiency: The boiler and heating controls should be professionally serviced and tested to ensure they operate efficiently throughout colder winter months.
- Ventilation adequacy: Modernised properties with high sealing standards can occasionally suffer from indoor humidity issues, making proper extractor fan operation critical in bathrooms and kitchens.
- Title and covenant review: Buyers' legal representatives must carefully examine local development covenants and title deeds to ensure no unexpected restrictions apply to future home alterations.
Price positioning
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- The asking price of €520,000 appears notably elevated when compared directly against the historical transaction recorded for the exact same subject address at €395,000, indicating a significant upward valuation trajectory by the vendor.
- Valuation signals are heavily driven by extensive modernisations, an attractive B energy rating, a rear extension creating an open-plan kitchen, and the inclusion of a dedicated ground-floor home office in a prime urban location.
- Market support for this ambitious price point relies heavily on sustained buyer demand for turnkey properties near Kilkenny Castle, though potential buyers might be deterred by the steep appreciation relative to past neighborhood benchmarks.
- Additional factors supporting the premium valuation include the full south-facing rear garden, high-specification bathroom finishes, and off-street parking, which collectively justify a competitive positioning within the current housing market.
Build Analysis
What we know from similar construction types
- The property is an extensively modernised three-bedroom semi-detached residence featuring a rear extension and a glazed entrance porch.
- A buyer should investigate the structural integrity and planning compliance of the rear kitchen extension and the ground-floor shower room conversion.
- The listing mentions development potential in the attic space; a surveyor should verify roof truss configuration and whether any conversion complies with current building regulations.
- The home features a B BER rating, indicating good energy efficiency, which is supported by modernised finishes, double glazing, and an upgraded heating system that should be inspected by a professional.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,200 to €1,600.
- Explanation: Given the property has a BER rating of B, it indicates good energy efficiency and modern insulation standards, which helps keep space heating requirements moderate despite the extended ground-floor area.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a mature, residential suburban setting in Kilkenny City, appearing well removed from major heavy industrial zones, modern landfills, or large-scale waste-to-energy incinerators.
- Any historical or legacy industrial concerns in the wider urban area are typically localized and distant from this established residential enclave, though prospective buyers should verify local environmental records as part of standard due diligence.
Flood Safe
8/10Water overflow reports to follow up
- The property is situated in an established residential area of Kilkenny City, generally considered to have a low apparent likelihood of direct flooding based on regional topography.
- Buyers should review local Office of Public Works (OPW) flood maps to confirm specific surface water or historical fluvial flood risks associated with the wider locality.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
26 BEECHPARK, CASTLE RD, KILKENNY
- Sale date
- Declared sale price
- €395,000.00
20 BEECHPARK, CASTLE RD, KILKENNY
- Sale date
- Declared sale price
- €420,000.00
Recent sales in the wider Kilkenny area
4 CIRCULAR RD, KILKENNY, KILKENNY
- Sale date
- Declared sale price
- €390,000.00
14 COLLEGE RD, KILKENNY, KILKENNY
- Sale date
- Declared sale price
- €600,000.00
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
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
26 BEECHPARK, CASTLE RD, KILKENNY
- Sale date
- Declared sale price
- €395,000.00
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €5,200 — 1% of €520,000.
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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 €3,000 plus VAT and outlays.
- Land registration fees: approximately €400 to €800 depending on the property value and registration type.
- Property valuation fee: approximately €150 to €300 for mortgage or insurance purposes.
- Surveyor fees: approximately €400 to €1,000 depending on the level of detailed structural survey required.
- Annual home insurance: approximately €400 to €800 per year depending on the chosen level of buildings and contents cover.
Forum Talk
What people are saying about this area
- Residents in the Beechpark and surrounding areas frequently highlight the exceptional convenience of living adjacent to Kilkenny Castle and its walled gardens, making it a highly sought-after, mature neighbourhood.
- Local community discussions often praise the area for its peaceful, family-friendly atmosphere combined with the advantage of being within comfortable walking distance of Kilkenny City Centre.
- Transport and commuting discussions regularly note that the proximity to the city's Ring Road provides efficient connections to the wider regional road network.
- Local forums frequently mention the high demand for properties in well-established developments like Beechpark due to the strong sense of community and excellent access to nearby schools and sporting amenities.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features three well-proportioned bedrooms and a private enclosed rear garden laid to lawn, making it very suitable for young families.
- Teenagers7/10
Three bedrooms offer adequate private space for teenagers, and the close proximity to Kilkenny City amenities provides good independence.
- Multi-generational Living5/10
While there is a ground-floor home office and shower room providing flexibility, the three-bedroom semi-detached layout is generally geared toward standard family living rather than extended multi-generational households.
- Single Buyers7/10
An extensively modernised home with a separate home office for remote working, though the three-bedroom size and asking price of €520,000 represent a higher entry point for single purchasers.
- Couples8/10
Offers contemporary open-plan living, a dedicated home office, and a convenient location within walking distance of Kilkenny City Centre.
- Empty Nesters8/10
Extensively modernised with low-maintenance features and easy access to local amenities, though stairs remain between the ground floor and bedrooms.
- Retirees7/10
Benefits from a convenient ground-floor shower room and proximity to city facilities, though buyers should verify the long-term suitability of the stairs for ageing in place.
Work
3 areas- Hybrid Commuting8/10
Offers easy access to Kilkenny's Ring Road and surrounding transport routes for commuters.
- Remote Working10/10
Includes a dedicated separate ground-floor home office positioned to the front of the property, ideal for remote professionals.
- Retired8/10
Well-suited for retirees seeking a modernised city home with a ground-floor shower room and manageable outdoor space.
Practical
8 areas- Ageing in Place6/10
Includes a convenient ground-floor shower room, though buyers should verify if bedrooms upstairs present long-term accessibility challenges.
- Low Maintenance8/10
Extensively modernised with contemporary finishes, double glazing, and a manageable garden size.
- Secure Gated Entry2/10
Features private off-street parking in a front driveway rather than a gated security entry system.
- Minimalist Design7/10
Features bright neutral colour schemes, contemporary fittings, and clean modern lines throughout.
- Flexible Floor Plans8/10
Benefits from an extended open-plan kitchen and dining area alongside a versatile ground-floor home office.
- Heritage Home3/10
Located in a mature residential development but represents an extensively modernised contemporary home rather than a period property.
- Ecological Setup7/10
Achieves a strong BER rating of B, indicating good energy efficiency.
- Outdoor areas9/10
Features a landscaped front garden with off-street parking and a full south-facing enclosed rear garden with a raised timber decking area.
Interests
9 areas- Gardening7/10
Features a landscaped front garden with off-street parking and a private south-facing rear garden with mature trees and established planting.
- Walking9/10
Excellent walkability to Kilkenny City Centre, local parks, and adjacent to Kilkenny Castle's walled garden.
- Gym7/10
Proximity to Kilkenny City allows good access to local fitness facilities and clubs.
- Cycling7/10
The city location makes cycling a viable option for local transport and leisure.
- Golf6/10
Kilkenny features local golf amenities within reasonable driving distance from the property.
- Fishing5/10
Proximity to regional waterways provides general opportunities for fishing enthusiasts.
- Horse Riding4/10
Equestrian facilities would typically require travel to rural areas outside the immediate city centre.
- Water Sports3/10
Limited direct water sports opportunities given the inland city location.
- Entertaining9/10
The extended open-plan kitchen and dining area opening directly onto a raised timber decking and rear garden is exceptionally well-suited for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Situated in a mature and well-established residential development known for offering a peaceful neighbourhood setting.
- Rural Living3/10
This is an urban residential setting adjacent to Kilkenny Castle rather than a rural location.
- Village Living6/10
Provides a community-focused neighbourhood feel while remaining right on the edge of Kilkenny City.
- Coastal Living1/10
Located inland in Kilkenny City with no coastal proximity.
- Urban Living9/10
Within walking distance of Kilkenny City Centre, local schools, shopping facilities, and cultural attractions.
Social
6 areas- Community Involvement8/10
Located in a mature, established residential neighbourhood with active local community structures.
- Café Culture9/10
Walking distance to Kilkenny City Centre provides immediate access to a vibrant selection of local cafés and restaurants.
- Nightlife8/10
Close proximity to city centre pubs, restaurants, and entertainment venues.
- Health/Wellness groups8/10
Proximity to Kilkenny Tennis Club and city wellness amenities supports active group participation.
- Networking Opportunities7/10
Urban location facilitates professional and social networking within Kilkenny City.
- Tech-Hub Connectivity6/10
Good regional connectivity, though major tech hubs are primarily located in larger cities.
Listing information
- Agent
- Fran Grincell Properties
- Phone
- 056 - 7715000
- Current status
- active
- Published on HouseDelve
- 21 October 2026
- Correction
- Report an issue
HD-6409C3HouseDelve · 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.