26 Pococke Lower, Johnswell Road, KilkennyR95DT23
€355,000
3 Bed~3 Bath~88 m²~BER B3
What you'll like:
- Energy efficient rating: The property boasts a strong B3 energy rating, which can help lower utility bills and may qualify the buyer for green mortgage rates.
- Convenient motorway access: Excellent proximity to the M9 motorway ensures smooth connectivity for commuters travelling to Dublin, Waterford, and surrounding regional hubs.
- Private rear garden: The back garden is not overlooked, offering an exceptional degree of privacy that is ideal for outdoor dining and family relaxation.
- Onsite crèche facility: A crèche located directly within the mature residential estate provides unmatched daily convenience for young families with small children.
- Walking distance shopping: Having a Lidl supermarket within walking distance makes routine grocery shopping exceptionally convenient without needing to drive.
- Close to shopping centre: The popular MacDonagh Junction Shopping Centre is just a short drive away, offering a wide array of retail, dining, and leisure options.
- Spacious layout: The accommodation extends across a functional 88 square metre footprint, providing well-proportioned rooms designed for modern family living.
- Built-in stove feature: The bright living room includes a charming built-in stove that creates a cosy focal point and enhances heating efficiency.
- Master en-suite bathroom: Bedroom three benefits from a fully tiled floor-to-ceiling en-suite shower room, adding privacy and reducing morning congestion.
- Generous wardrobe space: Multiple bedrooms feature built-in wardrobe storage, helping buyers save on furniture costs and keeping rooms clutter-free.
- Ground floor WC: A convenient guest WC on the ground floor provides practical sanitary facilities for visitors without needing to go upstairs.
- Direct garden access: The kitchen and dining area features direct access to the rear garden, facilitating seamless indoor-outdoor living during warmer months.
- Abundant natural light: The interior spaces are designed to capture natural light effectively, creating a warm, bright, and inviting atmosphere throughout the home.
- Mature residential setting: Situated in a well-established and highly sought-after development, the location offers a stable and desirable community environment.
- Public transport links: The area is well-serviced by local bus routes and nearby transport links, making it accessible for non-motorised commuters.
- First-time buyer appeal: With three bedrooms and practical amenities, the property represents an ideal starter home for young couples entering the housing market.
- Investment potential: Given the high demand in this thriving residential location, the property holds strong potential for future rental income and capital growth.
- Tiled wet areas: Both the main bathroom and the en-suite feature practical tiling, which simplifies daily cleaning and protects against moisture damage.
- Welcoming entrance hall: The entrance hall features attractive wood flooring that sets a positive tone and makes a strong first impression on guests.
- Turnkey readiness: The internal condition appears well-maintained and ready for immediate occupation, allowing buyers to move in without undertaking major renovations.
But keep in mind:
- Compact floor area: Measuring 88 square metres, the property is relatively compact, so buyers should verify if the storage capacity meets their long-term lifestyle needs.
- Single bedroom size: Bedroom one is described as a single room, which may limit flexibility if a larger third double bedroom is required for growing families.
- Missing property type: The listing omits the specific property structure details, so buyers should confirm the legal boundary definitions and party wall agreements.
- Traffic noise potential: Proximity to major access routes and retail hubs may lead to increased local traffic noise during peak morning and evening commuting hours.
- Parking availability unverified: The listing does not detail dedicated parking spaces, so buyers must verify the exact parking arrangements and vehicle capacity available.
- Management company fees: Buyers should investigate whether the estate is managed by a homeowners association and check for any annual maintenance or service charges.
- BER verification needed: While listed as a B3, buyers should inspect the advisory report to identify any recommended upgrades required to maintain this energy efficiency.
- Extension limitations: Due to the semi-detached layout and garden size, buyers planning future extensions should verify local planning restrictions and boundary constraints.
- Heating system efficiency: The specifics of the central heating system are not detailed, so buyers should commission a thorough inspection of the boiler and radiators.
- Water pressure check: Prospective buyers should test the hot water pressure and flow rates across the en-suite and main bathroom during a physical viewing.
- Ventilation in bathrooms: Buyers should check the main bathroom and en-suite for adequate mechanical ventilation to prevent potential dampness and mould issues.
- Window glazing quality: The thermal and acoustic performance of the windows should be inspected to ensure adequate insulation against external weather and street noise.
- Attic insulation levels: Buyers should arrange for a surveyor to inspect the attic space to verify the depth and quality of current insulation materials installed.
- Electrical compliance check: Given modern power demands, a qualified electrician should test the fuse board and wiring to ensure compliance with current safety standards.
- Boundary line clarity: Buyers must request their legal representative to carefully examine the title maps to confirm the exact boundaries of the private rear garden.
- Future development surround: Buyers should check local county development plans to ensure no disruptive construction projects are slated for surrounding undeveloped land.
- Waste management arrangements: Prospective purchasers should verify the local refuse collection services and recycling provisions available for this specific estate address.
- Broadband speed availability: Buyers working from home should verify the maximum fibre broadband speeds obtainable at this specific location prior to completing contracts.
- Insurance risk assessment: Purchasers should check with insurance providers regarding historical flood risks or storm vulnerabilities in this specific part of Kilkenny.
- Stove compliance certification: The built-in living room stove should be checked by a professional to ensure it complies with current solid fuel regulations and fire safety.
Price positioning
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- The asking price appears slightly elevated compared to recent transactions on the same estate, signaling an ambitious valuation relative to historical norms.
- Upward pricing signals are driven by the modern energy rating and convenient location near local amenities and commuter routes.
- Strong market demand and a lack of similar housing stock in the immediate area could support this premium asking price.
- Higher interest rates or buyer resistance to escalating property costs might undermine the feasibility of achieving this specific financial target.
Build Analysis
What we know from similar construction types
- The property is a semi-detached residence extending to approximately 88 square metres, featuring a three-bedroom and three-bathroom layout across two floors.
- The BER rating is B3, which indicates a relatively modern or energy-efficient construction standard that typically benefits from lower heating demands compared to older housing stock.
- Buyers should investigate the standard of insulation, window glazing, and heating systems to confirm how the B3 rating was achieved and whether any minor upgrades can enhance energy performance further.
- It is advisable to check the condition of the built-in stove in the living room, ensuring compliance with local fire and ventilation regulations.
- A structural survey should be carried out to inspect the boundaries, roof space, and general maintenance condition of the mature development.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately €900 to €1,200 for an 88 square meter semi-detached home with a B3 BER rating.
- The B3 energy rating indicates good thermal efficiency and insulation standards, and the presence of a built-in stove in the living room helps supplement heating requirements.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a mature residential suburban setting away from heavy industrial zones or major manufacturing plants.
- There are no prominent local concerns regarding legacy landfills or waste incinerators in the immediate vicinity, though buyers should verify local authority environmental records.
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
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
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 €3,550 to €4,260 based on 1% to 1.2% of the asking price
- Solicitor legal fees: roughly €1,500 to €2,500 plus outlay and VAT
- Land registration fees: around €170 to €400 depending on the registry type
- Property valuation fees: about €150 to €300
- Surveyor fees: approximately €400 to €800 depending on the level of survey detail
- Annual home insurance: roughly €350 to €650 depending on the policy and coverage level
Forum Talk
What people are saying about this area
- Locals frequently highlight the Johnswell Road area in Kilkenny for its strong sense of community and family-friendly atmosphere.
- Residents often discuss the convenience of having retail amenities like Lidl and MacDonagh Junction Shopping Centre within easy reach.
- Commuters in local forums frequently praise the area's smooth connectivity to the M9 motorway for travel toward Dublin and Waterford.
- Discussions around the development often note the benefit of having local creche facilities and schools within close proximity.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The development features a creche within the estate, making it exceptionally convenient for families with young children.
- Teenagers7/10
With three bedrooms and a decent-sized private garden, there is adequate space for growing teenagers, though overall square footage is 88 m².
- Multi-generational Living4/10
An 88 m² semi-detached layout provides limited space and privacy for multi-generational living arrangements.
- Single Buyers8/10
An affordable asking price of €355,000 and good proximity to retail amenities make this an appealing option for single first-time buyers.
- Couples8/10
The three-bedroom layout provides plenty of room for couples looking to start a family or needing a dedicated home office.
- Empty Nesters6/10
The property offers manageable upkeep, but stairs and a semi-detached setup may not appeal to all empty nesters looking to downsize.
- Retirees5/10
While convenient to local shopping amenities, the two-story layout may be less suitable for long-term retirement living without modifications.
Work
3 areas- Remote Working7/10
One of the bedrooms can easily double as a home office for remote working arrangements.
- Hybrid Commuting8/10
Exceptional connectivity to the M9 Motorway makes hybrid commuting to Dublin, Waterford, and surrounding areas very feasible.
- Retired5/10
Suitable for active retirees, though multi-level living may become less practical over time.
Practical
8 areas- Ageing in Place5/10
The two-story layout with stairs to all bedrooms is less ideal for long-term ageing in place without future adaptations.
- Low Maintenance8/10
A modern B3 BER rating and manageable semi-detached footprint point towards efficient day-to-day upkeep.
- Secure Gated Entry2/10
The property is situated in a standard open residential development rather than a secure gated community.
- Minimalist Design6/10
Bright and well-proportioned rooms offer a clean layout, though buyers may update decor to achieve a true minimalist aesthetic.
- Flexible Floor Plans6/10
Standard three-bedroom semi-detached layout with traditional room divisions rather than open-plan flexibility.
- Heritage Home2/10
This is a modern residential development home rather than a period or heritage property.
- Ecological Setup7/10
The property benefits from an efficient B3 BER rating, indicating good energy performance.
- Outdoor areas7/10
Includes a decent-sized private rear garden that is not overlooked, ideal for outdoor dining and family use.
Interests
9 areas- Gardening6/10
Features a decent-sized private rear garden that is not overlooked, offering a great blank canvas for gardening enthusiasts.
- Walking7/10
Supermarkets and local amenities are within walking distance, supporting daily strolls in a residential neighborhood.
- Gym6/10
Proximity to Kilkenny amenities provides access to local fitness centers and leisure facilities.
- Cycling6/10
The suburban location allows for relatively straightforward cycling access into nearby areas.
- Golf5/10
While general recreational facilities are nearby, buyers should verify the distance to the nearest golf course.
- Fishing4/10
Inland location means fishing opportunities will require travel to nearby rivers or lakes.
- Horse Riding4/10
Equestrian facilities are generally located further out in the surrounding countryside.
- Water Sports2/10
Inland Kilkenny offers very limited opportunities for water sports.
- Entertaining7/10
The bright living room with a built-in stove and the private rear garden provide a lovely setting for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Situated in a mature and highly sought-after residential development with a private rear garden that is not overlooked.
- Rural Living3/10
This is a suburban residential setting close to supermarkets and urban amenities rather than a rural environment.
- Village Living6/10
The location offers a neighborhood community feel with a creche and local shops within walking distance.
- Coastal Living1/10
The property is located inland in Kilkenny with no immediate proximity to coastal areas.
- Urban Living7/10
Close proximity to Lidl and MacDonagh Junction Shopping Centre provides good access to urban conveniences.
Social
6 areas- Community Involvement7/10
Located in a mature, well-established residential development with a strong neighborhood community feel.
- Café Culture6/10
Nearby shopping centers and local amenities offer access to coffee shops and casual dining.
- Nightlife5/10
Local amenities are available, though vibrant nightlife options would typically require heading closer to the center of Kilkenny.
- Health/Wellness groups6/10
Good access to local infrastructure makes joining nearby health and wellness groups straightforward.
- Networking Opportunities6/10
Convenient transport links to major hubs support professional networking.
- Tech-Hub Connectivity6/10
Proximity to the M9 motorway helps connect commuters to broader regional economic hubs.
Listing information
- Agent
- DNG Ella Dunphy
- Phone
- 056 7786000
- 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.