
28 Michael Street, KilkennyR95V5XY
€365,000
3 Bed~3 Bath~105 m²~BER C3
What you'll like:
- Prime city centre location: Situated in a highly desirable residential area within walking distance of all local amenities, offering exceptional convenience for daily urban living.
- Scenic River Nore views: The property enjoys a particularly attractive setting overlooking the river, providing pleasant natural vistas rarely found in such central urban locations.
- Thoughtful two-storey extension: Features a substantial rear addition that successfully creates an improved kitchen dining space and enhances the overall bedroom accommodation overhead.
- Generous floor area: Provides a practical one hundred and five square metres of living space, ensuring well-balanced and comfortable accommodation for a growing household.
- Spacious open-plan living: The original reception rooms have been combined into a large unified zone featuring timber flooring and a cozy solid fuel stove.
- Exceptional urban garden: Benefits from a remarkably long rear garden providing rare outdoor space in the city centre for recreation, gardening, or future landscaping projects.
- Convenient vehicular rear access: A shared rear laneway provides direct vehicular access into the garden, significantly enhancing practical utility and parking options.
- Practical utility room: Includes a dedicated ground floor utility space plumbed for a washing machine and tumble dryer to keep laundry out of the main kitchen.
- Ground floor guest WC: Features a wheelchair-accessible downstairs toilet with a wash hand basin, adding everyday convenience for residents and visiting guests.
- Comfortable master suite: Bedroom one includes a private walk-in wardrobe and a well-appointed en-suite shower room for enhanced privacy and luxury.
- Solid fuel stove focal point: The living room incorporates a Stanley stove that acts as an attractive centerpiece and supplies supplementary heating during colder months.
- Abundant natural light: The kitchen and dining area features a PVC door with glazed panels and side glazing, flooding the space with bright daylight.
- Established residential setting: Located within a mature and established neighbourhood in Kilkenny City, ensuring lasting neighborhood appeal and community stability.
- Close to national school: Positioned within easy reach of local educational facilities, making the residence highly convenient for families with young children.
- Mains utility services: Connected directly to reliable mains water and mains drainage networks, avoiding the complexities of private wells or septic tanks.
- Understairs storage utility: The entrance hall includes useful built-in storage beneath the staircase, helping to maintain a clutter-free and organized living environment.
- Quality flooring finishes: Main living areas and bedrooms feature durable combinations of timber flooring, tiling, and comfortable carpets throughout.
- Triton pumped shower: The en-suite is equipped with a reliable Triton AS2000XT pumped electric shower unit ensuring consistent water pressure.
- Bright welcoming hallway: Access is gained through a traditional timber front door featuring an attractive glazed fanlight overhead to maximize daylight.
- Walkable lifestyle convenience: Residents can easily walk to local shops, restaurants, and cultural attractions, reducing reliance on private motor vehicles.
But keep in mind:
- Moderate energy rating: The home holds a C3 building energy rating, which means a buyer should investigate potential insulation upgrades to improve future thermal efficiency.
- Oil-fired central heating reliance: The property depends on an oil-fired heating system, requiring a buyer to budget for oil tank maintenance and volatile fuel price fluctuations.
- Shared rear access dependency: Vehicular access relies on a shared laneway, so buyers must verify legal rights of way, maintenance obligations, and clear boundary definitions.
- Combined original layout: The open-plan living area was formed by merging two rooms, meaning structural steel supports should be professionally surveyed for compliance.
- Small third bedroom: The third bedroom is relatively compact at two and a half meters square, limiting its flexibility primarily to a home office or nursery.
- Potential rear extension upkeep: A two-storey extension introduces additional roof and wall junctions that require thorough building surveyor inspection for damp and weathering.
- Urban traffic and parking: Central city-centre positioning may bring occasional traffic congestion, noise, and restricted street parking outside the immediate boundary.
- Solid fuel stove emissions: Utilizing the Stanley solid fuel stove requires regular chimney sweeping, fuel storage space, and adherence to local clean air regulations.
- Limited front boundary depth: The front opens directly onto Michael Street without a front garden buffer, which could impact street-level privacy and road noise.
- Wall cladding in en-suite: The en-suite features wall cladding instead of full tile work, and a buyer should check behind panels for hidden moisture accumulation.
- Shared laneway security: Rear access via a shared laneway could potentially introduce security vulnerabilities that require robust gates and boundary fencing.
- Proximity to water body: Overlooking the River Nore is picturesque, but a buyer should verify historical flood risks and check home insurance premium availability.
- Basement and drainage checks: Given the riverside proximity, a thorough inspection of surface water drainage and damp proofing systems is strongly recommended.
- Potential retrofit capital costs: Upgrading the C3 energy profile to a modern standard will require dedicated financial investment in windows, heating controls, or insulation.
- Compact guest WC sizing: The downstairs guest bathroom is modest in footprint, which might feel slightly cramped despite being wheelchair accessible.
- Lack of off-street front parking: There is no designated front driveway, meaning residents rely entirely on the rear laneway or public street parking arrangements.
- Older extension structural check: Buyers should engage a qualified engineer to inspect the structural integrity and foundation depth of the historical rear extension.
- Maintenance of long garden: The exceptionally long rear garden offers great space but will require significant ongoing gardening effort and landscaping upkeep.
- Upstairs hot press storage: The primary hot press is located on the central landing, which limits general linen storage capacity compared to a dedicated walk-in closet.
- Windows and glazing age: A surveyor should check the exact age and thermal performance of all external doors and PVC window seals to plan for future replacements.
Price positioning
?
- The asking price of €365,000 appears slightly high relative to historical norms on the same street, though it reflects significant previous renovation work and an extended floor area compared to smaller unmodernised terraced houses nearby.
- Upward valuation signals include the central location overlooking the River Nore, three well-proportioned bedrooms with an en-suite, a two-storey rear extension, and an unusually long urban garden with rare rear vehicular access.
- The pricing could be supported by continued high demand for central Kilkenny homes, whereas factors such as the C3 BER rating and potential future upgrade costs could undermine buyer enthusiasm at this level.
- Overall, the valuation sits reasonably close to recent recorded transactions for similar houses on the street, aligning closely with prevailing market averages for properties offering comparable space and urban positioning.
Build Analysis
What we know from similar construction types
- The property is a traditional terraced house that has been thoughtfully maintained and extended over the years, including a two-storey rear extension that adds a kitchen/dining room and enhanced bedroom accommodation.
- A buyer should investigate the structural integrity and building compliance of the two-storey rear extension and the removal of walls in the original reception rooms to create the open-plan living area.
- The property features oil-fired central heating and a solid fuel stove; a buyer should check the age and efficiency of the boiler and heating system.
- Shared vehicular rear access via a laneway is present, so a buyer should verify rights of way, maintenance obligations, and any planning or boundary implications regarding the shared access.
- Given its central location overlooking the River Nore and city setting, a buyer should check for any historical flood risks or drainage considerations.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately €1,400 to €1,800. This estimate is based on the property having a C3 BER rating, a floor area of 105 square metres, and utilizing oil-fired central heating alongside a solid fuel stove.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
7/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
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
44 MICHAEL ST, KILKENNY, KILKENNY
- Sale date
- Declared sale price
- €340,000.00
49 MICHAEL ST, KILKENNY, KILKENNY
- Sale date
- Declared sale price
- €345,000.00
9 MICHAEL ST, KILKENNY, KILKENNY
- Sale date
- Declared sale price
- €475,000.00
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
7 SHANDON PARK, KILKENNY, KILKENNY
- Sale date
- Declared sale price
- €380,000.00
3 ROSE INN ST, KILKENNY, KILKENNY
- Sale date
- Declared sale price
- €100,000.00
30 WOLFE TONE ST, KILKENNY, KILKENNY
- Sale date
- Declared sale price
- €282,000.00
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
28 MICHAEL ST, KILKENNY, KILKENNY
- Sale date
- Declared sale price
- €210,000.00
Buyer fees*
Associated expenses guide
- Stamp duty: approximately €3,650 based on 1% of the asking price for residential properties under €1 million.
- Solicitor legal fees: roughly €1,500 to €2,500 excluding outlay and VAT.
- Land registration fees: around €175 to €700 depending on the property value and registration type.
- Property valuation fee: approximately €150 to €300 for mortgage purposes.
- Surveyor fees: roughly €400 to €800 depending on the level of detail required for a structural survey.
- Annual home insurance: approximately €400 to €700 depending on the policy coverage and provider.
Forum Talk
What people are saying about this area
- Residents frequently discuss the convenience of living within walking distance of Kilkenny city centre and local amenities.
- Discussion on local forums often highlights the desirability and established nature of residential pockets close to the River Nore.
- Traffic management and parking availability in central Kilkenny streets are common topics among local community groups.
- Property improvements, extensions, and maintaining older homes in central locations are frequently shared topics of interest.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
With three bedrooms and a long rear garden, families with young children will appreciate the space, though buyers should verify safety features and proximity to local traffic given the city-centre setting.
- Teenagers7/10
The central location offers great independence for teenagers with easy access to amenities, and the three-bedroom layout provides adequate personal space.
- Multi-generational Living4/10
The terraced layout with three bedrooms offers limited separation for multi-generational households compared to detached properties with annexes.
- Single Buyers8/10
An appealing option for single buyers wanting a central city lifestyle with extra rooms for a home office or guests.
- Couples9/10
Spacious living accommodation, three bedrooms, and a prime urban location make this an excellent fit for couples.
- Empty Nesters8/10
Downsizers will enjoy the manageable size, central amenities within walking distance, and a long garden without excessive interior upkeep.
- Retirees7/10
Proximity to city amenities is a major plus, though retirees should assess the multi-level layout and stairs for long-term accessibility.
Work
3 areas- Remote Working8/10
Provides adequate bedroom space to set up a dedicated home office, though buyers should verify broadband speeds.
- Hybrid Commuting8/10
Conveniently positioned for commuting from Kilkenny City with good access to local transport links.
- Retired7/10
Well-suited for retirees seeking low-maintenance urban living close to medical and social amenities.
Practical
8 areas- Ageing in Place6/10
Includes a ground floor WC and accessible features, though the two-storey layout requires stair navigation.
- Low Maintenance7/10
Well-maintained property with modern extensions and mains services, though the long garden requires upkeep.
- Secure Gated Entry3/10
Traditional terraced street front with shared rear vehicular access rather than a gated security perimeter.
- Minimalist Design6/10
Features functional open-plan living areas, though the property retains traditional terraced characteristics.
- Flexible Floor Plans7/10
Benefited from thoughtful past extensions and combined reception rooms offering adaptable living spaces.
- Heritage Home6/10
Located in an established historic city setting with a charming character, though largely modernised internally.
- Ecological Setup5/10
Assessed at BER C3 with oil-fired central heating; buyers may wish to investigate energy efficiency upgrades.
- Outdoor areas9/10
A standout feature is the exceptionally long rear garden with shared vehicular rear access, rarely found centrally.
Interests
9 areas- Gardening8/10
Features an exceptionally long rear garden offering fantastic potential for keen gardeners right in the city centre.
- Walking10/10
The property is within walking distance of the city centre, local amenities, and scenic spots along the River Nore.
- Gym7/10
Proximity to the city centre makes accessing local fitness facilities straightforward.
- Cycling7/10
Central location facilitates urban cycling, though buyers should verify secure bike storage options.
- Golf6/10
Reasonable access to local golf courses given the central Kilkenny location.
- Fishing7/10
The property enjoys a setting overlooking the River Nore, which may appeal to angling enthusiasts.
- Horse Riding4/10
Equestrian facilities will require travel outside the immediate city centre.
- Water Sports4/10
Limited water sports opportunities directly on-site, though the adjacent River Nore allows for basic river activities.
- Entertaining8/10
The open-plan living area and exceptionally long rear garden provide wonderful spaces for hosting guests.
Lifestyle
5 areas- Quiet Living5/10
Situated in an established residential city location overlooking the River Nore, offering some scenic calm despite being central.
- Rural Living2/10
This is a distinctly urban, city-centre property with minimal rural characteristics aside from river views.
- Village Living6/10
The central Kilkenny location provides a community-focused, walkable feel akin to village life.
- Coastal Living1/10
Located inland in Kilkenny City with no coastal access.
- Urban Living10/10
Ideally positioned within walking distance of Kilkenny City centre and all local amenities.
Social
6 areas- Nightlife8/10
Close proximity to pubs, restaurants, and entertainment venues in the city centre.
- Community Involvement7/10
Located in an established residential community with easy integration into local city groups.
- Café Culture9/10
Being within walking distance of Kilkenny City centre puts numerous local cafes and eateries right on the doorstep.
- Health/Wellness groups7/10
Good access to pilates & stretching studios, gyms, and wellness classes in the surrounding urban area.
- Networking Opportunities7/10
Central location aids in attending local business and community networking events.
- Tech-Hub Connectivity6/10
Urban location offers standard connectivity, though specific high-speed fiber availability should be verified by the buyer.
Listing information
- Agent
- REA Grace
- Phone
- 056 772 5163
- Published on HouseDelve
- 26 September 2026
- Correction
- Report an issue
HD-6F7AF8HouseDelve · 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.