26 Pococke Lower, Johnswell Road, KilkennyR95DT23
SALE AGREED
Last asking price: €355,000
3 Bed~3 Bath~97 m²~BER B3
What you'll like:
- Energy efficient rating: The property boasts a strong B3 energy rating, which should ensure lower monthly utility bills and potentially qualifies the buyer for favorable green mortgage interest rates.
- Convenient M9 access: The location offers exceptionally fast access to the M9 motorway, significantly streamlining daily commuting routines toward Dublin, Waterford, and surrounding regional business hubs.
- Walkable local shopping: Having a Lidl supermarket within easy walking distance makes daily grocery shopping remarkably convenient and reduces reliance on using a car for quick errands.
- Shopping centre proximity: MacDonagh Junction Shopping Centre is just a short drive away, providing the buyer with immediate access to a wide variety of retail stores, dining, and leisure options.
- Onsite estate creche: The development features an onsite creche facility, which represents an immense time-saving convenience for young families with toddlers or infants needing daily childcare arrangements.
- Private rear garden: The back garden is described as a decent size and not overlooked, granting a high level of privacy that is perfect for outdoor dining and safe children's play.
- Bright living room: The main living room features generous natural light and a charming built-in stove, creating an inviting focal point for cozy family evenings during colder winter months.
- Ground floor WC: The inclusion of a convenient downstairs guest WC improves daily household functionality and avoids guests needing to go upstairs during gatherings or social events.
- En-suite master bedroom: The primary bedroom includes a private fully tiled floor-to-ceiling en-suite shower room, adding an extra layer of daily comfort and privacy for the new homeowners.
- Ample wardrobe storage: Multiple bedrooms benefit from built-in wardrobe spaces, reducing the immediate need for the buyer to purchase freestanding storage furniture upon moving into the home.
- Mature residential setting: Situated in a well-established and highly sought-after development, the home offers a stable community atmosphere that historically appeals strongly to future resale buyers.
- Stable asking price: The tracked listing history shows a consistent asking price of €355,000 without erratic upward adjustments, indicating a potentially straightforward and transparent vendor pricing strategy.
- Direct garden access: The kitchen and dining area provides direct access to the rear outdoor space, facilitating seamless alfresco dining and easy supervision of children playing outside.
- Versatile third bedroom: The single bedroom can easily double as a dedicated home office or a quiet nursery, catering flexibly to remote workers or growing modern family needs.
- Well-proportioned layout: The functional 97 square meter layout maximizes interior space across three bedrooms and three bathrooms, ensuring practical daily living without wasted awkward corridors.
- Public transport links: The neighborhood is well-serviced by local bus routes and nearby transport connections, offering viable commuting alternatives for non-drivers or secondary household members.
- Family-oriented appeal: The combination of three bedrooms, a private garden, and nearby schools or childcare makes this an exceptionally marketable asset for first-time buyers and families alike.
- Functional main bathroom: The upstairs family bathroom is fully equipped with both a bath and shower facility, accommodating different bathing preferences for children or guests.
- Move-in ready feel: The bright interior finishes and wooden flooring throughout create a clean, contemporary canvas that allows the buyer to move in with minimal immediate redecoration work.
- Strong rental demand: Given the mature location and proximity to employment hubs, this property holds robust potential for long-term investors seeking reliable rental yields and tenant interest.
But keep in mind:
- Asking price stability: The price has remained completely static at €355,000 since tracking began, which could mean the seller is firm on value or that initial market interest has been slow.
- Compact floor area: Measuring 97 square meters across three bedrooms, buyers should inspect the actual room sizes to ensure furniture fits comfortably without feeling cramped over time.
- Single bedroom size: Bedroom one is designated as a single room, which might limit long-term utility as children grow older and require larger double bedrooms for study and storage.
- Potential garden maintenance: Buyers should inspect the private rear garden boundaries and landscaping condition to budget for any immediate fencing repairs or overdue lawn maintenance work.
- Urban traffic congestion: While M9 access is good, buyers should verify local peak-hour traffic bottlenecks around Johnswell Road and approach roads to the city center during morning commutes.
- Lack of floor plan: The untrusted listing data omits a detailed architectural floor plan, meaning buyers must independently verify room dimensions and exact spatial flow during physical viewings.
- Missing property type: The listing description fails to explicitly state the exact construction era or precise legal tenure type, requiring your solicitor to confirm freehold boundaries and covenants.
- Parking provision unclear: The listing does not detail dedicated off-street parking bays, so buyers must verify whether parking is communal, driveway-based, or subject to local congestion restrictions.
- Stove compliance check: The built-in living room stove should be inspected by a certified professional to ensure it complies with current local building regulations and safety standards.
- Insulation verification: Despite the B3 rating, buyers should review the specific BER assessor recommendations report to check which specific upgrades were assumed to achieve this energy score.
- Future development risks: Buyers should check local county development plans to ensure nearby agricultural or commercial land around Johnswell Road is not zoned for disruptive high-density construction.
- Management company fees: If the estate features communal green spaces managed by a homeowners association, the buyer's solicitor must verify if annual service charges apply to residents.
- Proximity to amenities: While Lidl is within walking distance, buyers should walk the route themselves to evaluate pedestrian safety, lighting, and footpath conditions along the approach roads.
- Creche capacity checks: The presence of an onsite creche is convenient, but buyers should independently verify local enrollment waitlists and operating hours to ensure it meets their specific needs.
- Water pressure test: During physical viewings, buyers should test all taps and shower facilities simultaneously to verify adequate water pressure supplied to the upstairs en-suite and main bathroom.
- Window and door seals: The buyer should inspect double-glazed window seals and exterior door weatherproofing to check for any hidden drafts or condensation that could signal failing units.
- Attic insulation check: A thorough surveyor inspection should examine the attic space to confirm proper roof ventilation, adequate insulation depth, and the absence of any historical water leaks.
- External render condition: The exterior walls should be checked by a qualified surveyor for any hairline cracking, damp ingress, or maintenance requirements typical of semi-detached housing stock.
- Soundproofing verification: As a semi-detached property, buyers should assess party wall acoustic insulation levels during viewings to ensure household noise from adjoining neighbors remains minimal.
- Broadband speed limitations: Buyers working from home should independently verify available fiber broadband speeds in this specific estate to ensure connectivity supports remote employment demands.
Price positioning
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- The asking price of 355000 euros appears moderately valued when analyzing historical values achieved on the same street, reflecting a strong upward trajectory in the wider residential market and general inflationary pressures over recent years.
- Under-valuation signals are absent given that recent local transactions point to lower historical baselines, whereas over-valuation signals are also constrained because buyer demand remains robust for three-bedroom semi-detached homes in this established suburban area.
- Support for this price point is provided by the efficient B3 energy rating and convenient proximity to retail amenities and commuter routes, while potential market slowdowns or rising interest rates could undermine achieving a quick sale at this level.
- The recorded asking-price history shows a stable posture with zero movement since initial tracking, indicating a firm seller strategy that relies on matching current neighborhood norms rather than aggressive over-pricing or reactive discounting tactics.
Build Analysis
What we know from similar construction types
- The property is a semi-detached residence extending to approximately 97 square metres, featuring three bedrooms and three bathrooms.
- The BER rating is B3, which indicates a relatively energy-efficient build that should benefit from lower heating costs compared to older properties.
- A buyer should investigate the condition of the built-in stove in the living room and ensure all relevant compliance certificates, such as for fireplace or stove installations, are in order.
- Given the semi-detached nature of the home, a purchaser may wish to check for any sound insulation considerations between adjoining properties.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €900 to €1,200
- Based on a 97 square metre semi-detached property with a B3 BER rating, indicating a good level of energy efficiency and lower than average heat loss compared to older stock.
Environmental checks
Area-level evidence and things to investigate
Air quality
Nearby sites
Landfills
None foundWaste facilities
None foundIndustrial facilities
None foundNearby infrastructure
Overhead electricity lines
None foundUnderground electricity cables
None foundFlood Safe
8/10Water overflow reports to follow up
- The surrounding residential development is generally situated away from major coastal flood zones, though regional weather extremes should always be independently checked.
- Prospective buyers should consult official OPW flood maps to confirm the precise local flood risk profile for this specific plot.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
30 POCOCKE LOWER, JOHNSWELL RD, KILKENNY
- Sale date
- Declared sale price
- €335,000.00
62 POCOCKE LOWER, JOHNSWELL RD, KILKENNY
- Sale date
- Declared sale price
- €346,000.00
29 POCOCKE LOWER, JOHNSWELL RD, KILKENNY
- Sale date
- Declared sale price
- €300,000.00
32 POCOCKE LOWER, JOHNSWELL RD, KILKENNY
- Sale date
- Declared sale price
- €250,000.00
43 POCOCKE LOWER, JOHNSWELL RD, KILKENNY
- Sale date
- Declared sale price
- €255,000.00
Recent sales in the wider local 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
No confidently matched previous sale was found in the Property Price Register.
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €3,550 — 1% of €355,000.
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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: €1,500 to €3,000
- Land registration fees: €400 to €800
- Property valuation fees: €150 to €300
- Surveyor fees: €400 to €1,000
- Annual home insurance: €350 to €600
Forum Talk
What people are saying about this area
- Locals in the Johnswell Road area often highlight the strong sense of community and the convenience of having a crèche directly within the development.
- Residents frequently discuss the benefits of proximity to MacDonagh Junction Shopping Centre and local retail options like Lidl for day-to-day convenience.
- Commuters in local forums often note the ease of access to the M9 motorway, though peak traffic around junctions into Kilkenny city can sometimes be a point of discussion.
- Buyers in the area generally view developments along Johnswell Road as stable and well-suited for families and first-time buyers due to balanced amenities.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The development features an on-site crèche and the 3-bedroom, 3-bathroom semi-detached layout provides practical family accommodation with a private rear garden.
- Teenagers7/10
With three well-proportioned bedrooms and good overall living space, growing teenagers will have adequate room, though proximity to local amenities and transport links helps with independence.
- Multi-generational Living5/10
At 97 square metres across three bedrooms, the floor area is relatively standard for a semi-detached home, offering limited scope for extended multi-generational living without adaptation.
- Single Buyers8/10
The 3-bedroom layout offers excellent potential for first-time buyers looking for space to grow into, alongside a manageable asking price of €355,000.
- Couples8/10
Provides a comfortable and well-proportioned space with a dedicated living room, kitchen-dining area, and en-suite facilities that suit couples planning for the future.
- Empty Nesters6/10
A three-bedroom semi-detached home offers manageable space, but stairs and a multi-level layout might be less appealing for those looking to downsize permanently.
- Retirees6/10
While convenient to local supermarkets and shopping centres, the two-story layout with stairs may require future consideration for ageing in place.
Work
3 areas- Remote Working7/10
The inclusion of a smaller third bedroom or single room offers a practical option for setting up a home office environment.
- Hybrid Commuting8/10
Enjoys exceptionally convenient access to the M9 motorway, providing strong connectivity for commuters traveling to Dublin, Waterford, and surrounding areas.
- Retired6/10
Well-suited for retirees wanting a manageable property size close to retail amenities, though maintenance of two stories should be noted.
Practical
8 areas- Secure Gated Entry2/10
The listing does not indicate a gated entry or private security gate for the development.
- Ageing in Place5/10
Features a ground-floor guest WC and practical layout, but the two-story configuration and stairs mean modifications may be needed for long-term ageing in place.
- Low Maintenance7/10
A modern semi-detached property with a B3 BER rating indicates good energy efficiency and manageable upkeep.
- Minimalist Design6/10
Bright, well-proportioned rooms with wood flooring offer a clean aesthetic that can easily accommodate a minimalist style.
- Flexible Floor Plans6/10
A standard 3-bed semi-detached layout where the third bedroom can easily transition between a child's room, nursery, or home office.
- Heritage Home1/10
This is a modern residential development home rather than a period or heritage property.
- Ecological Setup8/10
Achieves a strong B3 BER rating, reflecting modern energy efficiency standards that help lower environmental impact and heating costs.
- Outdoor areas7/10
Benefits from a decent-sized private rear garden that is not overlooked, providing an excellent setting for outdoor dining and family use.
Interests
9 areas- Gardening6/10
Features a decent-sized private rear garden that is not overlooked, offering a solid blank canvas for gardening enthusiasts.
- Walking7/10
Proximity to local supermarkets and walkable routes into nearby shopping and city amenities supports regular daily walks.
- Gym6/10
Located within reach of Kilkenny city's leisure and fitness amenities, though specific gym facilities should be verified locally.
- Cycling6/10
The residential setting provides manageable routes for cycling, with reasonable connections into the wider local area.
- Golf6/10
Kilkenny offers established golf courses within a short driving distance from the property's location.
- Fishing5/10
While general regional angling opportunities exist in County Kilkenny, buyers should verify proximity to specific fishing spots.
- Horse Riding5/10
Regional equestrian facilities are available across County Kilkenny, though local stables require independent verification.
- Water Sports2/10
Inland location means water sports facilities are limited compared to coastal or major river-hub locations.
- Entertaining7/10
The property includes a bright living room with a built-in stove and a kitchen opening directly to a private, not-overlooked rear garden suitable for outdoor hosting.
Lifestyle
5 areas- Quiet Living7/10
Situated within a mature residential development, offering a generally peaceful neighbourhood setting while remaining close to urban conveniences.
- Rural Living3/10
This is an established suburban development rather than a rural location, positioned close to Kilkenny amenities and major transport links.
- Village Living6/10
The development feels like a self-contained community with local facilities like a crèche, though it is closely linked to Kilkenny city amenities.
- Coastal Living1/10
Located inland in Kilkenny with no proximity to the coast or marine environments.
- Urban Living7/10
Enjoys convenient access to supermarkets, shopping centres, and local bus routes, combining suburban calm with urban accessibility.
Social
6 areas- Community Involvement7/10
Located in a mature, sought-after development with an established community feel and an on-site crèche.
- Café Culture7/10
Proximity to MacDonagh Junction Shopping Centre and Kilkenny city provides ready access to a vibrant café and dining scene.
- Nightlife6/10
Easy access to Kilkenny city centre ensures a wide variety of pubs, restaurants, and entertainment venues nearby.
- Health/Wellness groups6/10
Proximity to local urban amenities supports access to health and wellness classes, pilates & stretching groups, and fitness centres.
- Networking Opportunities6/10
Good transport links via the M9 and proximity to Kilkenny city provide reasonable access to professional networks and business hubs.
- Tech-Hub Connectivity5/10
While commuting links are strong, buyers should independently verify local broadband speeds and fiber availability for high-tech remote roles.
Listing information
- Agent
- DNG Ella Dunphy
- Phone
- 056 7786000
- Current status
- sale agreed
- Published on HouseDelve
- 26 September 2026
- Correction
- Report an issue
HD-B8FF7AHouseDelve · 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.